Document:

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                                                                 Exhibit 10.13

                                      LEASE

         THIS LEASE ("Lease") is made and entered into as of the 19th day of
November 2003, by and between, DESTIN RADIATION ENTERPRISES, LLC, ("LANDLORD")
CENTURY ONCOLOGY, INC., a Florida corporation, ("Tenant").

                              W I T N E S S E T H:

                                      TERMS

         Premises. Landlord hereby demises and leases to Tenant and Tenant
hereby hires and rents from Landlord the Premises upon the terms, covenants and
conditions set forth herein, which Premises has a Floor Area containing the
approximate square footage of 5,135 square feet. The address of the premises is
6879 US Highway 98 West, Santa Rosa Beach, FL 32459. The legal description of
the property is attached as Exhibit A.

         Use. The Premises are to be used for a medical office and radiation
therapy center.

         Commencement of Term. The commencement of the Term of this Lease under
which Tenant shall be obligated to commence payment of Minimum Rent and
Additional Rent shall be the Rent Commencement Date, on or about November 19,
2003.

         Landlord presently owns premises in Exhibit A. Landlord is obtaining a
loan which was approved for the construction of the Radiation Center on the
above land. Construction is estimated to be completed on or about November 19,
2003.

         Tenant will pay no rent or additional rent until certification of
occupancy for the building is issued by government authorities. The commencement
and ending of the term will be placed in the addendum to the lease after the
certificate of occupancy is issued.

         Length of the Term. The term of this lease period is for ten (10)
years. The starting date of this lease is on or about November 19, 2003, and the
ending date is on or about October 31, 2013.

                                      RENT

         Rent. Minimum Rent shall be $24,717.93 per month plus Florida sales
tax. Tenant shall pay to Landlord without previous demand thereof and without
any abatement, reduction, setoff or deduction whatsoever, the Minimum Rent
(together with

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any applicable sales tax and local taxes if the same are ever required by law),
payable in equal monthly installments, in advance, on the first day of each and
every calendar month throughout the Term of this Lease. The Minimum Rent shall
commence to accrue on the Commencement Date. The First such monthly installments
of Minimum Rent shall be due and payable to Landlord no later than the
Commencement Date and each subsequent monthly installment shall be due and
payable to Landlord on the first day of each and every month following the
Commencement Date during the Term hereof. If the Commencement Date is a date
other than the first day of the month, Minimum Rent and other charges for the
period commencing with and including the Commencement Date through the first day
of the following month shall be prorated at the rate of one-thirtieth (1/30) of
the monthly Minimum Rent per day.

         In addition, monthly payments will be made of the real estate taxes,
real estate assessments and insurance on the property. This amount will be of
1/12 of the bill for real estate and assessment taxes and 1/12 of the bill on
insurance. Estimated figures for taxes and insurance monthly rate will be
produced within ten (10) days after the signing of this Lease. Each year
Landlord will produce any insurance, real estate tax and assessment bills to the
Tenant to show how the estimated taxes and insurance were computed as additional
rent. This will be Additional Rent. Florida sales tax will be paid on the
Additional Rent.

         (2a) There will be an increase in the Minimum Rent starting on the
first anniversary of the lease if the Consumer Price Index increases. On or
about November 19, 2004, the minimum rent specified in this lease shall be
subject to increase in accordance with changes in the Consumer Price Index for
Urban Wage Earners and Clerical Workers (CPI-W) as promulgated by the Bureau of
Labor Statistics of the United States Department of Labor, using the year 1998
as a base of 100. On each anniversary date there will be a rent adjustment based
on the percentage increase in the Consumer Price Index. The minimum will never
be less than $24, 717.93. If the Consumer Price Index goes down the rent will
not change for that year. Consumer Price Index increases will apply on the
anniversary date of each year of the lease term or renewal term. The percentage
increase in the Consumer Price Index will increase the minimum rent for that
year.

         (2b) In the event that the Consumer Price Index ceases to incorporate
significant number of items, or if a substantial change is made in the method of
establishing such Consumer Price Index shall be adjusted to the figure that
would have resulted had no change occurred in the manner of computing such
Consumer Price Index, or a successor or substitute index, is not available, a
reliable governmental or other nonpartisan publication, evaluating the
information for use in determining the Consumer Price Index, shall be used in
lieu of such Consumer Price Index.

         (3) The annual minimum Rent is $296,615.13 for each year, unless
changed by the increase in the Consumer Price Index.

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         (4) Any increase in the Consumer Price Index after the first year of
the Lease and every year thereafter will be added to the Minimum Rent.

         (5) Real Estate tax and insurance will be included as Additional Rent
each And every month. 1/12 of real estate tax bill and assessments and 1/12 per
month of the insurance bill will be added as Additional Rent each and every
month. This must also include sales tax.

         Late Charge. Tenant shall pay to Landlord a late charge equal to five
percent (5%) of the monthly payment of Minimum Rent, Additional Rent and any
other payment or charge due hereunder if any such amount is received by Landlord
more than five (5) days after the same shall be due, such amount being the
agreed upon liquidated damages solely to defray the additional administrative
expenses incurred by Landlord in processing such payment.

         Interest on Past Due Rent. If Tenant shall fail to pay, when the same
is due and payable, Minimum Rent, or Additional Rent, such unpaid amounts shall
bear interest from the due date thereof to the date of payment, at the prime
interest rate of the Chase Manhattan Bank, N.A. as of such due date, plus three
percent (3%) ("Default Date").

         Definition of Rent. The term "Rent" shall refer collectively to Minimum
Rent and Additional Rent. The term "Additional Rent" is sometimes used herein to
refer to any and all other sums payable by Tenant hereunder, including, but not
limited to, parking charges and sums payable on account of default by Tenant.
All Rent shall be paid by Tenant without offset, demand or other credit, and
shall be payable only in lawful money of the United States of America which
shall be legal tender in payment of all debts and dues, public and private, at
the time of payment. All sums payable by Tenant hereunder by check shall be
obtained against a financial institution located in the United States of
America. The rent shall be paid by Tenant to 2234 Colonial Boulevard, Fort
Myers, Florida.

         Rent Taxes. In addition to Minimum Rent and Additional Rent, Tenant
shall and hereby agrees to pay to Landlord each month a sum equal to any sales
tax, tax on rentals and any other similar charges now existing or hereafter
imposed, based upon the privilege of leasing the space leased hereunder or based
upon the amount of rent collected therefore.

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                                    NET LEASE

         Net Lease. This Lease shall be deemed and construed to be a net, net,
net Lease and, except as herein otherwise expressly provided, the Landlord shall
receive the fixed Minimum Rent and Additional Rent and all other payments
hereunder to be made by the Tenant absolutely free from any charges,
assessments, imposition, expenses or deductions of any kind and every kind or
nature whatsoever. Tenant is to pay for all real estate tax and assessments on
any and all taxes of any We of nature. Tenant is to pay for all insurance and
any and all costs for repairs, replacements, maintenance and improvements.
Tenant will also pay any and all expenses for common areas, utilities, and
association fees required by the complex. Tenant will pay for any and all
condominium fees required by the Condominium Association. Tenant also is
responsible for:

         1)       To pay for parking lot repairs, maintenance and replacements.

         2)       To pay for and install outside and inside lighting for
                  parking.

         3)       To pay for any security, pest control or contrasts for air
                  conditioner and cleaning services, etc.

                                 OPTION TO RENEW

         Option to renew. Provided that Tenant is not, and at no time has been,
in default during the Term under any of the covenants, terms, conditions, and
provisions of this Lease, then Tenant shall have the option to renew this Lease,
for two separate five (5) year option periods, provided that, in order to
exercise this Option to Renew, Tenant is required to give to Landlord written
notice thereof not less than six (6) months before the date of expiration of the
Term of this Lease or during any option period. Any renewal pursuant to this
Option shall be on the same terms and conditions as are contained in this Lease.

                             INSURANCE AND INDEMNITY

         Liability Insurance. Tenant shall, during the entire term hereof, keep
in full force and effect bodily injury and public liability insurance in an
amount not less than FIVE HUNDRED THOUSAND DOLLARS ($500,000) / ONE MILLION
DOLLARS ($1,000,000) per injury and accident, respectively; property damage
insurance in an amount not less than ONE HUNDRED THOUSAND DOLLARS ($100,000);
and worker's compensation insurance in the maximum amount permitted under
Florida law.

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Landlord may require such insurance coverage to be increased after the first
five years of the term of this Lease, provided that such increase shall not
cause the required limits of coverage to exceed those then commonly prevailing
in the marketplace for similar situations. The policy(s) shall name Landlord,
any person, firms or corporations designated by Landlord, and Tenant as insured,
and shall contain a clause that the insurer will not cancel or change the
insurance without first giving the Landlord twenty (20) days prior notice. The
insurance shall be in an insurance company licensed by the State of Florida and
a copy of the policy or a certificate of insurance shall be delivered to
Landlord prior to the commencement of the term of this Lease. In no event shall
the limits of said insurance policies be considered as limiting the liability of
Tenant under this Lease. In the event that Tenant shall fail to obtain or
maintain in full force and effect any insurance coverage required to be obtained
by Tenant under this Lease, Landlord may procure same from insurance carriers as
Landlord may deem proper, irrespective that a lesser premium for such insurance
coverage may have been obtained from another insurance carrier, and Tenant shall
pay as additional rent, upon demand of Landlord, any and all premiums, costs,
charges and expenses incurred or expended by Landlord in obtaining such
insurance. Notwithstanding shall procure insurance coverage required of Tenant
hereunder, Landlord shall in no manner be liable to Tenant for any insufficiency
or failure of coverage with regard to such insurance or any loss to Tenant
occasioned thereby, and additionally, the procurement of such insurance by
Landlord shall not relieve Tenant of its obligations under this Lease to
maintain insurance coverage in the types and amounts herein specified, and
Tenant shall nevertheless hold Landlord harmless from any loss or damage
incurred or suffered by Landlord from Tenant's failure to maintain such
insurance.

         Plat Glass Insurance. The replacement of any plate glass damaged or
broken from any cause whatsoever in and about the Leased Premises shall be
Tenant's responsibility. Tenant shall, during the entire term hereof, keep in
full force and effect a policy of plate glass insurance covering all the plate
glass of the Leased Premises, in amounts satisfactory to Landlord. The policy
shall name Landlord as additional insured and shall contain a clause that the
insurer will not cancel or change the insurance without first giving the
Landlord twenty (20) days prior notice. A copy of the policy together with the
declarations page therefore shall be delivered to Landlord prior to the
commencement of the term of this Lease.

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         Increases in Fire Insurance Premium. Tenant agrees that it will not
keep, use or sell in or upon the Leased Premises any article, machinery or
equipment which may be prohibited by the standard form of fire and extended risk
insurance policy. Tenant agrees to pay any increase in premiums for fire and
extended coverage insurance that may be charged during the term of this Lease on
the amount of such insurance which may be carried by Landlord on the Leased
Premises or the building of which it is a part, resulting from the type of
merchandise, machinery or equipment sold or kept by Tenant in the Leased
Premises or resulting from Tenant's use of the leased Premises, whether or not
Landlord has consented to the same.

         Indemnification. Tenant shall indemnify, defend and save Landlord
harmless from and against any and all claims, actions, damages, liability and
expense in connection with loss of life, personal injury and/or damage to or
destruction of property arising from or out of any occurrence in, upon or at the
Leased Premises, or any part thereof, or the occupancy or use by Tenant of the
Leased Premises or any part thereof, or occasioned wholly or in part by any act
or omission of Tenant, its agents, contractors, employees, servants, lessees or
concessionaires. Landlord shall indemnify, defend and save Tenant harmless from
and against any and all claims, actions, damages, liability and expense in
connection with loss of life, personal injury and/or damage to or destruction of
property arising from or out of any occurrence in, upon or at the Leased
Premises or in the Center occasioned in whole or in part by any negligent act or
omission by Landlord, its agents, contractors, employees, servants or
concessionaires. In case the indemnifying party shall be made a party to any
litigation commenced by or against the other party, men such other party shall
protect and hold the indemnified party harmless and pay all costs and attorney's
fees incurred by the indemnified party in connection with such litigation, and
any appeals thereof. The defaulting party shall also pay all costs, expenses and
reasonable attorney's fees that may be incurred or paid by the other party in
enforcing the covenants and agreements in this Lease.

                                    UTILITIES

         Utilities. Tenant shall be solely responsible for and shall promptly
pay all charges for water, gas, electricity, garbage, and any other utility
used and consumed in the Leased Premises. In the event that such utilities
charges, or any portion thereof shall be separately metered for the Leased
Premises, tenant shall pay such meter charges directly to the utility company
supplying such service. In the event, however, that such utilities

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charges, or any portion thereof, shall not be separately metered for the Leased
Premises, tenant shall pay to Landlord its pro rata share of such non-metered
charges, which pro rata share shall be equal to Tenant's Proportionate Share of
Building Assessments. If any such charges are not paid when due, Landlord may,
at its option pay the same, and any amount so paid by Landlord shall thereupon
become due to Landlord from tenant as additional rent. In no event, however,
shall Landlord be liable for an interruption or failure in the supply of any
such utilities to the Leased Premises.

                          SUBORDINATION AND ATTORNMENT

         Subordination. Tenant hereby subordinates its rights hereunder to the
lien of any ground or underlying leases, any mortgage or mortgages, or the lien
resulting from any other method of financing or refinancing, now or hereafter in
force against the Property, the Center, and Building of which the Leased
Premises is a part of, and to all advances made or hereafter to be made upon the
security thereof. This Section shall be self-operative and no further instrument
of subordination shall be required by any mortgagee, but Tenant agrees upon
request of Landlord, from time to time, to promptly execute and deliver any and
all documents evidencing such subordination, and failure to do so shall
constitute a default under this Lease.

         Attornment. In the event any proceedings are brought for the
foreclosure of, or in the event of exercise of the power of sale under, any
mortgage covering the Leased Premises or in the event a deed is given in lieu of
foreclosure of any such mortgage, Tenant shall attorn to the purchaser, or
grantee in lieu of foreclosure, upon any such foreclosure or sale and recognize
such purchaser, or grantee in lieu of foreclosure, as the Landlord under this
Lease.

         Financing Agreements. Tenant shall not enter into, execute or deliver
any financing agreement that can be considered as having priority to any
mortgage or deed of trust that Landlord may have placed upon the Leased
Premises.

                            ASSIGNMENT AND SUBLETTING

         Tenant may not assign this lease in whole or in part, nor sublet all or
any portion of the Leased Premises, without the prior written consent of
Landlord in each instance. The consent by Landlord to any assignment or
subletting shall not constitute a waiver of the necessity for such consent to
any subsequent assignment or subletting. It is understood that Landlord may
refuse to grant consent to any assignment or subletting by

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Tenant with or without cause and without stating in its refusal to grant such
consent the reasons for which it refuses to grant such consent and may not,
under any circumstances, be required or compelled to grant such consent. No
assignment, under letting, occupancy or collection shall be deemed acceptance of
the assignee, subtenant or occupant as Tenant, or a release of Tenant from the
further performance by Tenant of the covenants on the part of Tenant herein
contained. This prohibition against any assignment or subleasing by operation of
law, legal process, receivership, bankruptcy or otherwise, whether voluntary or
involuntary and a prohibition against any encumbrance of all and any part of
Tenant's leasehold interest. Tenant shall remain fully liable on this Lease and
shall not be released from performing any of the terms, covenants and conditions
hereof or any rents or other sums to be paid hereunder. Tenant acknowledges and
agrees that any and all right and interest of the Landlord in and to the Leased
Premises, the Building and the Property, and all right and interest of the
Landlord in this Lease, may be conveyed, assigned or encumbered at the sole
discretion of the Landlord at any time.

                                   FACILITIES

         Control of Common Areas by Landlord. All automobile parking areas,
driveways, entrances and exits thereto, and other facilities furnished by
Landlord in or near the Center, including employee parking areas, the truck way
or ways, loading docks, package pick-up stations, pedestrian sidewalks and
ramps, landscaped areas, exterior stairways, and other areas and improvements
provided by Landlord for the general use, in common, of tenants, their officers,
agents, employees and customers, shall at all times be subject to the exclusive
control and management of Landlord, and Landlord shall have the right from time
to time to establish, modify and enforce reasonable rules and regulations with
respect to all facilities and areas mentioned in this Article, Landlord shall
have the right to construct, maintain and operate lighting facilities on all
said areas and improvements; from time to time to change the area, level,
location and arrangement of parking areas and other facilities hereinabove
referred to and to restrict parking by tenants, their officers, agents and
employees to employee parking areas. Landlord shall not have any duty to police
the traffic in the parking areas. There are about_________ parking spaces
available to Tenant. Tenant is to maintain and repair parking and at tenant's
expense.

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                       TENANT'S FIXTURES AND IMPROVEMENTS

         Alterations by Tenant. Tenant shall not make any alterations,
renovations, improvements or other installations (collectively "Alterations")
in, on or to any part of the Premises (including, without limitation, any
alterations of the front, signs, structural alterations, or any cutting or
drilling into any part of the Premises or any securing of any fixture,
apparatus, or equipment of any kind to any part of the Premises) unless and
until Tenant shall have caused plans and specifications therefore to have been
prepared, at Tenant's expense, by an architect or other duly qualified person
and shall have obtained Landlord's approval thereof. Tenant shall submit to
Landlord detailed drawings and plans of the proposed Alterations at the time
Landlord's approval is sought. If such approval is granted, Tenant shall cause
the work described in such plans and specifications to be performed, at its
expense, promptly, efficiently, competently and in a good and workmanlike manner
by duly qualified and licensed persons or entities approved by Landlord, using
first grade materials, without interference with or disruption to the operations
of tenants or other occupants of the Center. All such work shall comply with all
applicable codes, rules, regulations and ordinances. The Tenant shall at all
times maintain fire insurance with extended coverage in an amount adequate to
cover the cost of replacement of all alterations, decorations, additions or
improvements to the Premises by Tenant in the event of fire or extended coverage
loss. Tenant shall deliver to the Landlord certificates of such fire insurance
policies, which shall contain a clause requiring the insurer to give the
Landlord ten (10) days notice of cancellation of such policies.

         Mechanic's Liens. No work performed by Tenant pursuant to this Lease,
whether in the nature of erection, construction, alteration or repair, shall be
deemed to be for the immediate use and benefit of Landlord so that no mechanic's
or other lien shall be allowed against the estate of Landlord by reason of any
consent given by Landlord to Tenant to improve the Premises. Tenant shall place
such contractual provisions as Landlord may request in all contracts and
subcontracts for Tenant's improvements assuring Landlord that no mechanic's
liens will be asserted against Landlord's interest in the Premises or the
property of which the Premises are a part. Said contracts and subcontracts shall
provide, among other things, the following: That notwithstanding anything in
said contracts or subcontracts to the contrary, Tenant's contractors,
subcontractors, suppliers and materialmen (hereinafter collectively referred to
as "Contractors") will perform the work and/or furnish the required materials on
the sole credit of Tenant; that no lien for labor or materials will be filed or
claimed by the Contractors against Landlord's interest in the Premises or the
property of which the

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Premises are a part; that the Contractors will immediately discharge any such
lien filed by any of the Contractor's suppliers, laborers, materialmen or
subcontractors; and that the Contractors will indemnify and save Landlord
harmless from any and all costs and expenses, including reasonable attorney's
fees, suffered or incurred as a result of any such lien against Landlord's
interest that may be filed or claimed in connection with or arising out of work
undertaken by the Contractors, Tenant shall pay promptly all persons furnishing
labor or materials with respect to any work performed by Tenant or its
Contractors on or about the Premises. If any mechanic's or other liens shall at
any time be filed against the Premises or the property of which the Premises are
a part by reason of work, labor, services or materials performed of furnished,
or alleged to have been performed or furnished, to Tenant or to anyone holding
the Premises through or under Tenant, and regardless of whether any such lien is
asserted against the interest of Landlord or Tenant, Tenant shall cause the same
to be discharged of record or bonded to the satisfaction of Landlord within
thirty (30) days of notice of such lien. If Tenant shall fail to cause such lien
to be so discharged or bonded after being notified of the filing thereof, then,
in addition to being an Event of Default and any other right or remedy of
Landlord, Landlord may bond or discharge the same by paying the amount claimed
to be due, and the amount so paid by Landlord, including reasonable attorneys'
fees incurred by Landlord either in defending against such lien or in procuring
the bonding or discharge of such lien, together with interest thereon at the
Default Rate, shall be due and payable by Tenant to Landlord as Additional Rent.

         Tenant's Leasehold Improvements and Trade Fixtures. All leasehold
improvements as distinguished from trade fixtures and apparatus) installed in
the Premises at any time, whether by or on behalf of Tenant or by or on behalf
of Landlord, shall not be removed from the Premises at any time, unless such
removal is consented to in advance by Landlord; and at the expiration of this
Lease (either on the Expiration Date or upon such earlier termination as
provided in this Lease), all such leasehold improvements shall be deemed to be
part of the Premises, shall not be removed by Tenant when it vacates the
Premises, and title thereto shall vest solely in Landlord without payment of any
nature to Tenant.

         All trade fixtures and apparatus (as distinguished from leasehold
improvements) owned by Tenant and installed in the Premises shall remain the
property of Tenant and shall be removable at any time, including upon the
expiration of the Term; provided Tenant shall not at such time be in default of
any terms or covenants of this Lease, and provided further, that Tenant shall
repair any damage to the Premises caused by the removal of said trade fixtures
and apparatus and shall restore the Premises to

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substantially the same condition as existed prior to the installation of said
trade fixtures and apparatus and shall restore the Premises to substantially the
same condition as existed prior to the installation of said trade fixtures and
apparatus.

                       MAINTENANCE AND REPAIR OF PREMISES

         Maintenance by Tenant. Tenant shall at all times keep in good order,
condition and repair (which shall include the providing of replacements where
necessary) the entire Premises, including, without limitation, the roof, the
exterior and all glass and show window moldings; and all partitions, doors,
interior walls, fixtures, equipment and appurtenances thereto, including
lighting, heating and plumbing fixtures and any air conditioning system and
sprinkler system situated within and/or servicing the Premises. Said maintenance
by Tenant shall include, without limitation, periodic painting as is reasonably
necessary. All cutting and patching of the roof area required for any reason
whatsoever shall be performed by the Landlord's roofing subcontractor. In the
event that Tenant causes such work to be performed by anyone other than the
Landlord's roofing subcontractor, Landlord will have the right, at Tenant's sole
cost and expense and without notice to Tenant, to cause said work and the roof
area affected thereby to be inspected and/or repaired by Landlord's roofing
subcontractor, All repairs, replacements, or maintenance of any item or any type
of the Premises is the responsibility of the Tenant and to be paid for by
tenant.

                                      SIGNS

         On or before the Commencement Date, Tenant will at its sole cost and
expense purchase and cause to be installed upon the exterior of the Premises a
sign which in all respects conforms to the criteria established by Landlord.
However, Tenant will not install said sign without first obtaining Landlord's
written approval thereof. Thereafter, Tenant will not place or suffer to be
placed or maintain on any portion of the exterior (including windows) of the
Premises any sign, awning, canopy or advertising matter or other thing of any
kind, without first obtaining Landlord's written approval and consent. Without
limitation as to the foregoing, Landlord specifically reserves the right at any
time during the term of this Lease to require Tenant to remove from the Premises
any sign(s) situated thereon and to replace same with a sign or signs which in
all respects conform to a sign standard designated by Landlord, all of which
will be performed at Tenant's sole cost and expense. Tenant agrees to maintain
any such sign, awning, canopy, decoration, lettering, advertising matter or
other thing as may be approved in good condition and repair at all times and to
repaint or replace such signs from time to

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time when reasonably necessary and to illuminate such signs in accordance with
standards established by Landlord from time to time, including hours of
illumination. All signs in addition must be conform to code and local ordinances
rules, laws and regulations

                       WASTE AND GOVERNMENTAL REGULATIONS

         Nuisance or Waste. Tenant shall not commit or suffer to be committed
any waste upon the Premises or any nuisance or other act or thing which may
disturb the quiet enjoyment of any other tenant in the building in which the
Premises may be located, or in the Center.

         Compliance with Laws. Tenant, at its sole cost, will promptly comply
with all applicable laws, guidelines, rules, regulations and requirements,
whether of federal, state, or local origin, applicable to the Premises, and the
Center, including, but not limited to, the Americans with Disabilities Act, 42
U.S.C. Section 12101 et seq, and those for the correction, prevention and
abatement of nuisance, unsafe conditions, or other grievances arising from or
pertaining to the use or occupancy of the Premises or the Center. Tenant at its
sole cost and expense shall be solely responsible for taking any and all
measures which are required to comply with the requirements of the ADA within
the Premises. Any Alterations to the Premises made by or on behalf of Tenant for
the purpose of complying with the ADA or which otherwise require compliance with
the ADA shall be done in accordance with this Lease; provided, that Landlord's
consent to such Alterations shall not constitute either Landlord's assumption,
in whole or in part, of Tenant's responsibility for compliance with the ADA, or
representation or confirmation by Landlord that such Alterations comply with the
provisions of the ADA.

         Governmental Regulations. Tenant shall, at Tenant's sole costs and
expense, comply with all regulations of all county, municipal, state, federal
and other applicable governmental authorities, not in force or which may
hereafter be in force, pertaining to Tenant or its use of the Leased Premises,
and shall faithfully observe in the use of the Leased Premises all municipal and
county ordinances and state and federal statutes now in force or which may
hereinafter be in force. Tenant shall indemnify, defend and save Landlord
harmless from penalties, fines, costs, expenses suits, claims, or damages
resulting from Tenant's failure to perform its obligations in this Section.

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         Rules and Regulations. Landlord reserves the right from time to time to
make reasonable rules and regulations, governing loading of supplies, trash
collection, pest control, parking, noise, electrical overloads and similar
issues of general concern to all tenants in the event that the need therefore
should ever arise. Notice of such rules and regulations and amendments and
supplements thereto, if any, shall be given to the Tenant.

                               HAZARDOUS MATERIALS

         Hazardous Materials. Tenant shall not use or allow the Premises to be
used for the Release, storage, use, treatment, disposal or other handling of any
Hazardous Materials, without the prior consent of Landlord. The term "Release"
shall have the same meaning as is ascribed to it in the Comprehensive
Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601
et seq., as amended, ("CERCLA"). The term "Hazardous Materials" means (i) any
substance defined as a "hazardous substance" under CERCLA, (ii) petroleum,
petroleum products, natural gas, natural gas liquids, liquefied natural gas, and
synthetic gas, and (iii) any other substance or material deemed to be hazardous,
dangerous, toxic, or a pollutant under any federal, state, or local law, code,
ordinance or regulation ("Hazardous Materials Laws").

         Tenant shall: (a) give prior notice to Landlord of any activity or
operation to be conducted by Tenant at the Premises which involves the Release,
use, handling, generation, treatment, storage, or disposal of any Hazardous
Materials ("Tenant's Hazardous Materials Activity"), (b) comply with all
federal, state, and local laws, codes, ordinances, regulations, permits and
licensing conditions governing the Release, discharge, emission, or disposal of
any Hazardous Materials and prescribing methods for or other limitations on
storing, handling, or otherwise managing Hazardous Materials, (c) at its own
expense, promptly contain and remediate any Release of Hazardous Materials
arising from or related to Tenant's Hazardous Materials Activity in the Premises
or the Center and remediate and pay for any resultant damage to properly,
persons, and/or the environment, (d) give prompt notice to Landlord, and all
appropriate regulatory, authorities, of any Release of any Hazardous Materials
in the Premises, the Center the Center Common Area arising from or related to,
Tenant's Hazardous Materials Activity, which Release is not made pursuant to and
in conformance with the terms of any permit or license duly issued by
appropriate governmental authorities, any such notice to include a description
of "measures taken or proposed to be taken by Tenant to contain and remediate
the Release and any resultant damage to property, persons, or the environment,
(e) at Landlord's request, which shall not be more frequent than once per
calendar year,

                                       13

<PAGE>

retain an independent engineer or other qualified consultant or, expert
acceptable to Landlord, to conduct, at Tenant's expense, an environmental audit
of the Premises and immediate surrounding areas, and the scope of work to be
performed by such engineer, consultant, or expert shall be approved in advance
by Landlord, and all of the engineer's, consultant's or expert's work product
shall be made available to Landlord, (f) at Landlord's request from time to
time, executed affidavits, representations and the like concerning Tenant's best
knowledge, and belief regarding the presence of Hazardous Materials in the
Premises, (g) reimburse to Landlord, upon demand, the reasonable cost of any
testing for the purpose of ascertaining if there has been any Release of
Hazardous Materials in the Premises, if such testing is required by any
governmental agency or Landlord's Mortgagee, (h) upon expiration or termination
of this Lease, surrender the Premises to Landlord free from the presence and
contamination of any Hazardous Materials. Tenant shall indemnify, protect,
defend (by counsel reasonably acceptable to Landlord), and hold Landlord and
free and harmless from and against any and all claims, liabilities, penalties,
forfeitures, losses and expenses (including attorneys' fees) or death of or
injury to any person or damage to any property whatsoever, including, without
limitation, the Center Common Area, arising from or caused in whole or in part,
directly or indirectly, by the presence in or about the Center of any of
Tenant's Hazardous Materials Activity or by Tenant's failure to comply with any
Hazardous Materials Law regarding Tenant's Hazardous Materials Activity or in
connection with any removal, remediation, clean up, restoration and materials
required hereunder to return the Premises and any other property o whatever
nature to their condition existing prior to Tenant's Hazardous Materials
Activity.

         Disclosure Warning and Notice Obligations. Tenant shall comply with all
laws, ordinances and regulations in the State where the Premises is located
regarding the disclosure of the presence or danger of Tenant's Hazardous
Materials. Tenant acknowledges and agrees that all reporting and warning
obligations required under the Hazardous Materials Laws with respect to Tenant's
Hazardous Materials Activity are the sole responsibility of Tenant, whether or
not such Hazardous Materials Laws permit or require Landlord to provide such
reporting or warnings, and Tenant shall be solely responsible for complying with
such Hazardous Materials Laws regarding the disclosure of, the presence or
danger of Tenant's Hazardous Materials Activity. Tenant shall immediately notify
Landlord, in writing, of any complaints, notices, warnings, reports or asserted
violations of which Tenant becomes aware relating to Hazardous Materials on or
about the Premises. Tenant shall also immediately notify Landlord if Tenant
knows or has reason to believe Tenant's Hazardous Materials have or will be
released in or about the Center or the Premises.

                                       14

<PAGE>

         Environmental Tests and Audits. Tenant shall not perform or cause to be
performed, any Hazardous Materials surveys, studies, reports or inspection;
relating to the Premises without obtaining Landlord's advance written consent,
which consent may be withheld in Landlord's sole discretion. At any time prior
to the expiration of the Lease Term, Landlord shall have the right to enter upon
the Premises in order to conduct appropriate tests and to deliver to Tenant the
results of such tests to demonstrate that levels of any Hazardous Materials in
excess of permissible levels has occurred as a result of Tenant's use of the
Premises.

         Survival/Tenant's Obligations. The respective rights and obligations of
Landlord and Tenant under this Article shall survive the expiration or
termination of this Lease.

                             DESTRUCTION OF PREMISES

         Damage and Destruction. If all or any part of the Premises shall be
damaged or destroyed by fire or other casualty this Lease shall continue in full
force and effect, unless terminated as hereinafter provided, and Landlord shall
repair, restore or rebuild the Premises to the condition existing at the time of
the occurrence of the loss; provided, however, Landlord shall not be obligated
to commence such repair, restoration or rebuilding until insurance proceeds are
received by Landlord, and Landlord's obligation hereunder shall be limited to
the proceeds actually received by Landlord under any insurance policy or
policies, if any, less those amounts (i) which have been required to be applied
towards the reduction of any indebtedness secured by a mortgage covering the
Center or any portion thereof, and (ii) which are used to reimburse Landlord for
all costs and expenses, including but not limited to attorneys' fees, incurred
by Landlord to recover any such insurance proceeds.

         Tenant agrees to notify Landlord in writing not less than thirty (30)
days prior, to the date Tenant opens for business in the Premises of the actual
cost of all permanent leasehold improvements and betterments installed or to be
installed by Tenant in the Premises (whether same have been paid for entirely or
partially by Tenant), but exclusive of. Tenant Is personal property, movable
trade fixtures and inventory. Similar notifications shall be given to Landlord
not less than thirty (30) days prior to the commencement of any proposed
alterations, additions or improvements to the Premises. If Tenant fails to
comply, with the foregoing provisions, any loss or damage Landlord shall sustain
by reason thereof shall be borne by Tenant and shall be paid immediately by
Tenant upon receipt of a bill therefore and evidence of such loss, and in
addition to any other rights or remedies reserved by Landlord under this Lease,
Landlord's obligations

                                       15

<PAGE>

under this Article to repair, replace and/or rebuild the Premises shall be
deemed inapplicable, and in lieu thereof, Landlord may, at its election, either
restore or require Tenant to restore the Premises to the condition which existed
prior to such loss, and in either case Tenant shall pay the cost of such
restoration.

         Tenant covenants and agrees to repair or replace Tenant's fixtures,
furniture, furnishings, floor coverings, equipment and stock in trade and reopen
for business in the Premises within thirty (30) days after notice from Landlord
that the Premises are ready for re-occupancy.

         No damage or destruction to the Premises shall allow Tenant to
surrender possession of the Premises nor affect Tenant's liability for the
payment of rents or charges or any other covenant herein contained except as may
be specifically provided in this Lease.

         Notwithstanding anything to the contrary contained in this Section or
elsewhere in this Lease, Landlord, at its option, may terminate this Lease by
giving Tenant notice thereof within one hundred and eighty (180) days from the
date of the casualty if:

         (a) The Premises or the building in which the Premises are located
shall be damaged or destroyed as a result of an occurrence which is not covered
by Landlord's insurance; or

         (b) The Premises shall be damaged or destroyed during the last two (2)
years of the Term or any renewals thereof; or

         (c) If by fire or other casualty the Premises are damaged or destroyed
to the extent of twenty five-percent (25%) or more of the replacement cost
thereof, or the Center is damaged or destroyed to the extent of twenty-five per
cent (25%) or more of the replacement cost thereof, Landlord will have the
option of terminating this Lease or any renewal thereof by serving written
notice upon Tenant and any prepaid Rent or Additional Rent will be prorated as
of the date of destruction and the unearned portion of such Rent will be
refunded to Tenant without interest.

         (d) Any or all of the buildings or Common Areas of the Center are
damaged (whether or not the Premises are damaged) to such an extent that, in the
sole judgment of Landlord, the Center cannot be operated as an economically
viable unit.

                                       16

<PAGE>

         If the Premises shall be damaged or destroyed and in the event that
Landlord has elected to continue this Lease, Landlord and Tenant shall commence
their respective obligations under this Article as soon as is reasonably
possible and prosecute the same to completion with all due diligence.

         Except where the damage or destruction results from the wrongful or
negligent act or omission of Tenant, the Minimum Rent shall be abated
proportionately with the degree to which Tenant's use of the Premises is
impaired during the period of any damage, repair or restoration provided for in
this Article 20; provided further, that in the event Landlord elects to repair
any damages as herein contemplated, any abatement of Minimum Rent shall end ten
(10) days after notice by Landlord to Tenant that the Premises have been
repaired. Tenant shall continue the operation of its business on the Premises
during any such period to the extent reasonably practicable from the standpoint
of prudent business management, and any obligation of Tenant under the Lease to
apply charges reserved as Additional Rent or Percentage Rent shall remain in
full force and nothing in the Section shall be construed to abate Additional
Rent or Percentage Rent. Except for the abatement of Minimum Rent hereinabove
provided, Tenant shall not be entitled to any compensation or damage for loss in
the use of the whole or any part of the Premises and/or any inconvenience or
annoyance occasioned by any damage, destruction, repair or restoration, if
Minimum Rent is abated there shall be all corresponding and appropriate
reduction made to the Minimum Annual Volume.

         Unless this Lease is terminated by Landlord, Tenant shall repair,
restore and refixture all parts of the Premises not Insured under any insurance
policies insuring Landlord in a manner and to a condition equal to that existing
prior to its destruction or damage, including, without limitation, all exterior
signs, trade fixtures, equipment, display cases, furniture, furnishings and
other installations of personality of Tenant. The proceeds of all insurance
carried by Tenant on its properly and improvements shall be held in trust by
Tenant for the purpose of said repair and replacement. Tenant shall give to
Landlord prompt written notice of, any damage to or destruction of any portion
of the Premises resulting from fire or other casualty.

                                 EMINENT DOMAIN

         Total Condemnation of Premises. If the whole of the Premises shall be
acquired or condemned by eminent domain for any public or quasi-public use or
purpose, then the Term of this Lease shall cease and terminate as of the date of
title vesting in such proceeding and all rentals shall be paid up to that date.

                                       17

<PAGE>

         Partial Condemnation of Premises. A. If twenty (20%) percent or more of
the Premises shall be acquired or condemned by eminent domain for any public or
quasi-public use or purpose, then the Tenant shall have the option to cancel and
terminate this Lease upon notice thereof given to the Landlord within ninety
(90) days after the vesting of title in such proceeding.

                  B. In the event that less than ten (10%) percent of the
Premises shall be acquired or condemned by eminent domain for any public or
quasi-public use or purpose, or in the event ten (10%) percent or more of the
Premises shall have been so taken, and Tenant shall not elect to terminate this
Lease as set forth above, then the Landlord shall promptly restore the Premises
to a condition reasonably comparable under the circumstances to its condition at
the time of such condemnation, less the portion lost in the taking; and this
Lease shall thereafter continue in full force and effect. In such event of a
partial taking, described hereinabove, from the effective date that physical
possession is taken by the condemning authority through the end of the term of
this Lease, the annual Minimum Rent payable by Tenant to Landlord under Section
1.5 of this Lease shall be reduced by a fraction, the numerator of which shall
be the gross area of the premises so taken by the condemning authority and the
denominator of which shall be the gross area of the Premises on the date
immediately prior to the effective date of such taking.

         Total Condemnation of Parking. If the whole of the common parking areas
in the Center shall be acquired or condemned by eminent domain for any public or
quasipublic use or purpose, then the term of this Lease shall cease and
terminate as of the date of title vesting in such proceeding.

         Partial Condemnation of Parking Area. If twenty (20%) percent or more
of the common parking areas in the Center shall be acquired or condemned by
eminent domain for any public or quasi-public use or purpose, then the Tenant
shall have the option to cancel and terminate this Lease upon notice thereof
given to the Landlord within ninety (90) days after the vesting of title in such
proceeding.

         If less than twenty (20%) percent of the parking areas in the Center
shall be acquired or condemned by eminent domain for any public or quasi-public
use or purpose, or if more than twenty (20%) percent of the parking areas shall
be so acquired or condemned, but Tenant shall not elect to cancel and terminate
this Lease, then the Landlord shall restore the parking areas to a condition
reasonably comparable under the circumstances to its condition at the time of
such condemnation, less the portion lost in

                                       18

<PAGE>

the taking. In such event, this Lease shall be and remain in full force and
effect and no reduction of Minimum Rent. Percentage Rent or any Additional Rent
payable by Tenant under this Lease shall be allowed in such circumstances, but
Tenant shall continue to pay the full Minimum Rent, Percentage Rent, or any
Additional Rent payable under this Lease for the balance of the term hereof.

                                    DEFAULTS

         Events of Default By Tenant. If (1) Tenant vacates, abandons or
surrenders all or any part of the Premises prior to the expiration of the Term
of the Lease or (2) Tenant fails to fulfill any of the terms or conditions of
this Lease or any other lease heretofore made by Tenant for space in the Center
or (3) the appointment of a trustee or a receiver to take possession of all or
substantially all of Tenant's assets occurs, or if the attachment, execution or
other judicial seizure of all or substantially all of Tenant's assets located at
the Premises, or of Tenant's interest in this Lease, occurs, or (4) Tenant or
any of its successors or assigns or any guarantor of this Lease ("Guarantor")
should file any voluntary petition in bankruptcy, reorganization or arrangement,
or an assignment for the benefit of creditors or for similar relief under any
present or future statute, law or regulation relating to relief of debtors, or
(5) Tenant or any of its successors or assigns or any Guarantor should be
adjudicated bankrupt or have an involuntary petition in bankruptcy,
reorganization or arrangement filed against it, or (6) Tenant shall permit,
allow or suffer to exist any lien, judgment, writ, assessment, charge,
attachment or execution upon Landlord's or Tenant's interest in this Lease or to
the Premises, and/or the fixtures, improvements and furnishings located thereon;
then, Tenant shall be in default hereunder.

         Tenant's Grace Periods. If (1) Tenant fails to pay Rent or Additional
Rent within five (5) days after notice from Landlord of delinquency or (2)
Tenant fails to cure any other default within ten (10) days after notice faith),
then Landlord shall have such remedies as are provided under this Lease and/or
under the laws of the State in which the Center is located.

         Repeated Late Payment Regardless of the number of times of Landlord's
prior acceptance of late payments and/or late charges, (i) if Landlord notifies
Tenant twice in any 6-month period that Minimum Rent, Percentage Rent or any
Additional Rent has not been paid when due, then any other late payment within
such 6-month period shall automatically constitute a default hereunder without
the necessity of notice and (ii) the mere acceptance by Landlord of late
payments in the past shall not, regardless of any applicable laws to the
contrary, thereafter be deemed to waive Landlord's right to strictly enforce
this Lease, including Tenant's obligation to make payment of Rent on the exact
day same is due, against Tenant.

                                       19

<PAGE>

         Landlord's Default. If Tenant asserts that Landlord has failed to meet
any of its obligations under this Lease, Tenant shall provide written notice
("Notice of Default") to Landlord specifying the alleged failure to perform, and
Tenant shall send by certified mail, return receipt requested, a copy of such
Notice of Default to any and all mortgage holders, provided that Tenant has been
previously advised of the addresses) of such mortgage holder(s). Landlord shall
have a thirty (30) day period after receipt of the Notice of Default in which to
commence curing any non-performance by Landlord, and Landlord shall have as much
time thereafter to complete such cure as is necessary so long as Landlord's cure
efforts are diligent and continuous. if Landlord has not begun the cure within
thirty (30) days of receipt of the Notice of Default, or Landlord does not
thereafter diligently and continuously attempt to cure, then Landlord shall be
in default under this Lease. if Landlord is in default under this Lease, then
the mortgage holder(s) shall have an additional thirty (30) days, after receipt
of a second written notice from Tenant, within which to cure such default or, if
such default cannot be cured within that time, then such additional time as may
be necessary so long as their efforts are diligent and continuous.

                    LANDLORD'S REMEDIES FOR TENANT'S DEFAULT.

         Landlord's Options. If Tenant is in default of this Lease, Landlord
may, at its option, in addition to such other remedies as may be available under
the law of the State where the Center is located:

         1. Terminate this Lease and Tenant's right of possession; or

         2. Terminate Tenant's right to possession but not the Lease and/or
proceed in accordance with any and all provisions of paragraph B below.

         Landlord's Remedies. Landlord may without further notice reenter the
Premises either by force or otherwise and dispossess Tenant by summary
proceedings or otherwise, as well as the legal representatives) of Tenant and/or
other occupants) of the Premises, and remove their effects and hold the Premises
as if this Lease had not been made, and Tenant hereby waives the service of
notice of intention to re-enter or to institute legal proceedings to that end;
and/or at Landlord's option.

         All Rent and all Additional Rent for the balance of the Term will, at
the election of Landlord, be accelerated and the present worth of same for the
balance of the Lease Term, net of amounts actually collected by Landlord, shall
become immediately due thereupon and be paid, together with all expenses of
every nature which Landlord may incur such as (by way of illustration and not
limitation) those for attorneys' fees, brokerage, advertising, and refurbishing
the Premises in good order or preparing them

                                       20

<PAGE>

for re-rental. For purposes of this clause (2), "present worth" shall be
computed by discounting such amount to present worth at a discount rate equal to
one percentage point above the discount rate then in effect at the Federal
Reserve Bank nearest to the location of the Center. If such termination shall
take place after the expiration of two or more Lease Years, then, for purposes
of computing the accelerated Rent, the Annual Percentage Rent payable with
respect to each Lease Year following termination (including the Lease Year in
which such termination shall take place) shall be conclusively presumed to be
equal to the average Annual Percentage Rent payable with respect to each
complete Lease Year preceding termination. If such termination shall take place
before the expiration of two Lease Years, then, for purposes of computing the
accelerated Rent, the Annual Percentage Rent payable with respect to each Lease
Year following termination (including the Lease Year in which such the unexpired
Term shall be conclusively presumed to be a sum equal to twenty-five percent
(25%) of the annual Minimum Rent due and payable during such unexpired Term;
and/or at Landlord's option.

         Landlord may re-let the Premises or any part thereof, either in the
name of Landlord or otherwise, for a term or terms which may at Landlord's
option be less than or exceed the period which would otherwise have constituted
the balance of the Lease Term, and may grant concessions or free rent or charge
a higher rental than that reserved in this Lease; and/or at Landlord's option,

         Tenant or its legal representatives will also pay to Landlord as
liquidated damages any deficiency between the Rent and all Additional Rent
hereby reserved and/or agreed to be paid and the net amount, if any, of the
rents collected on account of the lease or leases of the Premises for each month
of the period which would otherwise have constituted the balance of the Lease
Term.

         If Landlord exercises the remedy above, and provided that Tenant has
paid Landlord the accelerated Rent as required by this paragraph, Landlord shall
remit to Tenant on a monthly basis until the Expiration Date any amounts
actually collected by Landlord as a result of are-letting remaining after
subtracting therefrom all reasonable costs paid by Landlord to secure a
replacement tenant including reasonable marketing/leasing costs, fees and
commissions, and costs of preparing improvements and refurbishment to the
Premises for the replacement tenant. In no event shall the total amount paid to
Tenant pursuant to the preceding sentence exceed the accelerated Rent paid by
Tenant to Landlord. If this Lease is terminated pursuant to Section 23.5(A) (2)
Landlord may re-let the Premises or any part thereof, alone or together with
other

                                       21

<PAGE>

premises, for such term or terms (which may be greater or less than the period
which otherwise would have constituted the balance of the Term) and on such
terms and conditions (which may include concessions or free rent and alterations
of the Premises) as Landlord, in its sole discretion, may determine, but
Landlord shall not be liable for nor shall Tenant's obligations hereunder be
diminished by reason of, any failure by Landlord to re-let the Premises or any
failure by Landlord to collect any rent due upon such re-letting.

         Waiver of Jury Trial. To the extent permitted by law, Tenant hereby
waives: (a) jury trial in any action or proceeding regarding a monetary default
by Tenant and/or Landlord's right to possession of the Premises, and (b) in any
action or proceeding by Landlord for eviction where Landlord has also filed a
separate action for damages, Tenant waives the right to interpose any
counterclaim in such eviction action. Moreover, Tenant agrees that it shall not
interpose or maintain any counterclaim in such damages action unless it pays and
continues to pay all Rent, as and when due, into the registry of the court in
which the damages action is filed.

         Waiver of Rights of Redemption. Tenant hereby expressly waives any and
all rights of redemption granted by or under any present or future laws in the
event of Tenant being evicted or dispossessed for any cause, or in the event of
Landlord obtaining possession of the Premises, by reason of the violation by
Tenant of any of the covenants or conditions of this Lease or Otherwise.

                              BANKRUPTCY PROVISIONS

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

                                       22

<PAGE>

        Additional Remedies. In addition to any rights or remedies hereinbefore
or hereinafter conferred upon Landlord under the terms of this Lease, the
following remedies and provisions shall specifically apply in the event Tenant
is in default of this Lease:

         (1)      In all events, any receiver or trustee in bankruptcy shall
either expressly assume or reject this Lease within sixty (60) days following
the entry of an "Order for Relief" or within such earlier time as may be
provided by applicable law.

         (2)      In the event of an assumption of this Lease- by a debtor or by
a trustee, such debtor or trustee shall within fifteen (15) days after such
assumption (i) cure any default or provide adequate assurance feat defaults will
be promptly cured; (ii) compensate Landlord for actual pecuniary loss or provide
adequate assurance that compensation will be made for actual monetary loss,
including, but not limited to, all attorneys' fees and costs incurred by
Landlord resulting from any such proceedings; and (iii) provide adequate
assurance of future performance.

         (3)      Where a default exists under this Lease, the trustee or debtor
assuming this Lease may not require Landlord to provide services or supplies
incidental to this Lease before its assumption by such trustee or debtor, unless
Landlord is compensated under the terms of this Lease for such services and
supplies provided before the assumption of such Lease.

         (4)      The debtor or trustee may only assign this Lease if (i) it is
assumed and the assignee agrees to be bound by this Lease, (ii) adequate
assurance of future performance by the assignee is provided, whether or not
there has been a default under this Lease, and (iii) the debtor or trustee has
received Landlord's prior written consent pursuant to the provisions of this
Lease. Any consideration paid by any assignee in excess of the rental reserved
in this Lease shall be the sole property of, and paid to, Landlord.

         (5)      Landlord shall be entitled to the fair market value for the
Premises and the services provided by Landlord (but in no event less than the
rental reserved in this Lease) subsequent to the commencement of a bankruptcy
event.

         (6)      Any security deposit given by Tenant to Landlord to secure the
future performance by Tenant of all or any of the terms and conditions of this
Lease shall be automatically transferred to Landlord upon the entry of an "Order
of Relief".

                                       23

<PAGE>

         (7)      The parties agree that Landlord is entitled to adequate
assurance of future performance of the terms and provisions of this Lease in
the event of an assignment under the provisions of the Bankruptcy Code. For
purposes of any such assumption or assignment of this Lease, the parties agree
that the term "adequate assurance" shall include, without limitation, at least
the following: (i) any proposed assignee must have, as demonstrated to
Landlord's satisfaction, a net worth (as defined in accordance with generally
accepted accounting principles consistently applied) in an amount sufficient to
assure that the proposed assignee will have the resources to meet the financial
responsibilities under this Lease, including the payment of all Rent; the
financial condition and resources of Tenant are material inducements to Landlord
entering into this Lease; (ii) any proposed assignee must have engaged in the
Use described in Section 1.11 for at least five (5) years prior to any such
proposed assignment, the parties hereby acknowledging that in entering into this
Lease, Landlord considered extensively Tenant's permitted use and determined
that such permitted business would add substantially to the tenant balance in
the Center, and were it not for Tenant's agreement to operate only Tenant's
permitted business on the Premises, Landlord would not have entered into this
Lease, and that Landlord's operation of the Center will be materially impaired
if a trustee in bankruptcy or any assignee of this Lease operates any business
other than Tenant's permitted business; (iii) any assumption of this Lease by a
proposed assignee shall not adversely affect Landlord's relationship with any of
the remaining tenants in the Center taking into consideration any and all other
"use" clauses and/or "exclusivity" clauses which may then exist under their
leases with Landlord; and (iv) any proposed assignee must not be engaged in any
business or activity which it will conduct on the Premises and which will
subject the Premises to contamination by any Hazardous Materials.

                       LIMITATIONS OF LANDLORD'S LIABILITY

The term "Landlord" as used in this Lease, so far as covenants or obligations on
the part of the Landlord are concerned shall be limited to mean and include only
a ground lessee if the named Landlord herein is holding the premises under a
ground lease for so long as the named Landlord is the holder of such ground
lease interest or the owner or owners of the fee simple of the Premises; and in
the event of transfer or transfers of either the ground leasehold interest to
any other person or the transfer of title to the fee premises to any person, the
Landlord herein named (and in the case of subsequent transfers or conveyances
the then grantor or assignor), shall be automatically freed and relieved from
and after the date of such transfer or conveyance or assignment of all liability
as respects the performance of any covenant or obligation on the part of the

                                       24

<PAGE>

Landlord contained in this Lease thereafter to be performed, it being the
intention of the parties that the covenants and obligations to be observed and
performed by the-Landlord shall be binding upon the Landlord only during and in
respect of its period of ownership of either a leasehold interest, or a fee
interest as the case may be. Anything in this Lease to the contrary
notwithstanding, Tenant agrees that Tenant shall, subject to prior rights of any
mortgagee of the Center, look solely to the estate and property of Landlord in
the Center for the collection of any judgment (or other judicial process)
requiring the payment of money by Landlord in the event of any default or breach
by Landlord with respect to any of the terms, covenants and conditions of this
Lease to be observed and/or performed by Landlord, and no other assets of
Landlord or any principal of Landlord shall be subject to levy, execution or
other procedures for the satisfaction of Tenant's remedies.

                               ACCESS BY LANDLORD

         Landlord or Landlord's agents shall have the right to enter the
Premises at all times to examine the same and to show them to prospective
purchasers of the building, and to make such repairs, alterations, improvements
or additions as Landlord may deem necessary or desirable, and Landlord shall be
allowed to take all material into and upon said premises that may be required
therefore, without the same constituting an eviction of Tenant in whole or in
part and the Rent reserved shall in no way abate while said repairs,
alterations, improvements, or additions are being made, by reason of loss or
interruption of business of Tenant or otherwise. During the six (6) month
period prior to the expiration of the term of this Lease or any renewal term,
Landlord may exhibit the Premises to prospective tenants or purchasers, and
place upon the premises the usual notices "To Let" or "For Sale" which notices
Tenant shall permit to remain thereon without molestation. Nothing herein
contained, however, shall be deemed or construed to impose upon Landlord any
obligation, responsibility or liability whatsoever, for the care, maintenance,
or repair of the Premises or any part thereof, except as otherwise herein
specifically provided. Landlord to give Tenant reasonable notice during business
hours prior to any entry.

                                 QUIET ENJOYMENT

         Landlord's Covenant. Upon payment by the Tenant of the rents and other
charges herein provided, and upon the observance and performance of all the
covenants, terms and conditions on Tenant's part to be observed and performed,
Tenant shall peaceably and quietly hold and enjoy the Leased Premises for the
term hereby demised without

                                       25

<PAGE>

hindrance or interruption by Landlord or any other person or persons lawfully or
equitably claiming by, through or under the Landlord, subject, nevertheless, to
the terms and conditions of this Lease.

                                  MISCELLANEOUS

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

         Entire Agreement. This lease and the Exhibits attached hereto and
forming a part thereof as if fully set forth herein, constitute all covenants,
promises, agreements, conditions and understandings between Landlord and Tenant
concerning the Leased Premises and the Building and there are no covenants,
promises, conditions or understandings, either oral or written, between them
other than are herein set forth. Neither Landlord nor Landlord's agents have
made nor shall be bound to any representations with respect to the Leased
Premises or the Building except as herein expressly set forth, and all
representations, either oral or written, shall be deemed to be merged into this
Lease Agreement. Except as herein otherwise provided, no subsequent alteration
change or addition to this lease shall be binding upon Landlord or Tenant unless
reduced to writing and signed by them.

         Notices. (a) Any notice by Tenant to Landlord must be served by
certified mail return requested, addressed to Landlord at the address first
hereinabove given or at such other address as Landlord may designate by written
notice. Tenant shall also provide copies of any notice given to Landlord to such
mortgagees, agents or attorneys of Landlord as Landlord may direct.

         (b) After commencement of the term hereof any notice by Landlord to
Tenant shall be served by certified mail, return receipt requested addressed to
Tenant at the Leased Premises or at such other address as Tenant shall designate
by written notice, or by delivery by Landlord to the Leased Premises or to such
other address.

                                       26

<PAGE>

        Landlord:                                   Tenant:
        Destin Radiation Enterprises, LLC           21st Century Oncology, Inc.
        2234 Colonial Blvd                          2234 Colonial Blvd.
        Fort Myers, FL 33907                        Fort Myers, FL 33907

         (c) All notices given hereunder shall be in writing, and shall be
effective and deemed to have been given only upon receipt by the party to which
notice is being given, said receipt being deemed to have occurred upon hand
delivery or posting, or upon such date as the postal authorities shall show the
notice to have been delivered, refused, or undeliverable, as evidenced by the
return receipt. Notwithstanding any other provision hereof. Landlord shall also
have the right to give notice to Tenant in any other manner provided by law.

         Successors. All rights and liabilities herein given to, or imposed
upon, the respective parties hereto shall extend to and bind the several
respective heirs, legal representatives, and permitted successors and assigns of
the said parties; and if there shall be more than one person or party
constituting the Tenant, they shall be bound jointly and severally by the terms,
covenants and agreements herein. No rights, however, shall inure to the benefit
of any assignee of Tenant unless the assignment to such has been approved by
Landlord in writing as provided herein. Nothing contained in this Lease shall in
any manner restrict Landlord's right to assign or encumber this Lease and, in
the event Landlord sells its interest in the Building and the purchaser assumes
Landlord's obligations and covenant, Landlord shall thereupon be relieved of all
further obligations hereunder.

         Captions and Section Numbers. The captions, section numbers, and
article numbers appearing in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe, or describe the scope or
intent of such sections or articles of this Lease nor in any way affect this
Lease.

         Broker's Commission. The Tenant represents and warrants to Landlord
that it has dealt with no real estate broker, agent, salesperson or finder in
connection with this Lease or the Leased Premises, other than CMA Marketing,
Inc., and the commission to said broker shall be borne by Landlord.
Notwithstanding the foregoing, Tenant agrees to indemnify, defend and save the
Landlord harmless from all liabilities arising from claims by any real estate
broker or agent claiming through Tenant. Such indemnity of Tenant shall include,
without limitation, all of attorneys, fees incurred in connection therewith.

                                       27

<PAGE>

        Partial Invalidity. If any term, covenant I or condition of this Lease
or the application thereof to any person or circumstances shall, to any extent,
be invalid or unenforceable, the remainder of this Lease the application of such
term, covenant or condition to persons or circumstances other than those as to
which it is held invalid or unenforceable, shall not be affected thereby and
each term, covenant or condition of this Lease shall be valid and enforceable to
the fullest extent permitted by law.

         Estoppel Certificate. Landlord and Tenant agree that each will, at any
time and from time to time, within ten (10) days following written notice by
the other party hereto specifying that it is given pursuant to this Section,
execute, acknowledge and deliver to the party who gave such notice, or its
designate, a statement in writing certifying that this Lease is unmodified and
in full force and effect (or if there have been modifications, that the same is
in full force and effect and stating the modifications), and the date to which
the annual rent and any other payments due hereunder from Tenant have been paid
in advance, if any, and stating whether or not there are defenses or offsets
claimed by the maker of the certificate and whether or not to the best of
knowledge of the signer of such certificate the other party is in default in
performance of any covenant agreement or condition contained in this Lease, and
if so, Specifying each such default of which the maker may have knowledge and if
requested, such financial information concerning Tenant and Tenant's business
operations (and the Guarantor of this Lease, if this Lease be guaranteed) as may
be reasonably requested by any Mortgagee or prospective mortgagee or purchaser.
The failure of either party to execute, acknowledge and deliver to the other a
statement in accordance with the provisions of this Section within said ten (10)
business day period shall constitute an acknowledgment, by the party given such
notice, which may be relied on by any person holding or proposing to acquire an
interest in the Building or any party thereof or the Leased Premises or this
Lease from or through the other party, that this Lease is unmodified and in full
force and effect and that such rents have been duly and fully paid to an
including the respective due dates immediately preceding the date of such notice
and shall constitute, as to any person entitled as aforesaid to rely upon such
statements, waiver of any defaults which may exist prior to the date of such
notice; provided, however that nothing contained in the provision of this
Section shall constitute waiver by Landlord of any default in payment of rent or
other charges existing as of the date of such notice and, unless expressly
consented to in writing by Landlord, and Tenant shall still remain liable for
the same.

                                       28

<PAGE>

         Liability of Landlord. Tenant shall look solely to the estate and
property of the Landlord in the Building for the collection of any judgment, or
in connection with any other judicial process, requiring the payment of money by
Landlord in the event of any default by Landlord with respect to any of the
terms, covenants and conditions of this Lease to be observed and performed by
Landlord, and no other property or estates of Landlord shall be subject to levy,
execution or other enforcement procedures for the satisfaction of Tenant's
remedies and rights under this Lease. Both parties waive a jury trial if any
litigation arises.

         Recordings. Tenant shall not record this Lease, or any memorandum or
short form thereof, without the written consent and joinder of Landlord.

         Time of Essence. Time is of the essence with respect to the performance
of every provision of this Lease in which time of performance is a factor.

                                TENANT'S PROPERTY

         Taxes on Leasehold. Tenant shall be responsible for and shall pay
before delinquency all municipal, county or state taxes assessed during the term
of this Lease against any leasehold interest or personal property of any kind,
owned by or placed in, upon or about the Premises by the Tenant.

         Personal Property. Landlord shall not be liable for any damage to
property of Tenant or of others located on the Premises, nor for the loss of or
damage to any property of Tenant or of others by theft or otherwise. Landlord
shall not be liable for any injury or damage to persons or property resulting
from fire, explosion, falling plaster, steam, gas, electricity, water, rain, or
snow or leaks from any part of the Premises or from the pipes, appliances or
plumbing works or from the roof, street or subsurface or from any other place or
by dampness or by any other cause of whatsoever nature. Landlord shall not be
liable for any such damage caused by other tenants or persons in the Premises,
occupants of adjacent property, of the Center, or the public, or caused by
operation in construction of any private, public or quasi-public work. All
property of Tenant kept or stored on the Premises shall be so kept or stored at
the sole risk of Tenant only.

         Notice by Tenant. Tenant shall give immediate notice to Landlord in
case of fire or accidents in the Premises or in the building of which the
Premises are a part or of defects therein or in any fixtures or equipment.

                                       29

<PAGE>

                             HOLDING OVER SUCCESSORS

         Surrender of Premises. At the expiration of the tenancy hereby created,
Tenant shall surrender the Premises in the same condition as the Premises were
in upon the Commencement Date, reasonable wear and tear excepted, and damage by
unavoidable casualty excepted, and shall surrender all keys for the Premises to
Landlord at the place then fixed for the payment of rent and shall inform
Landlord of all combinations on locks, safes and vaults, if any, in the
Premises. Tenant shall remove all its trade fixtures before surrendering the
premises as aforesaid and shall repair any damage to the Premises caused
thereby. Tenant's obligation to observe or perform this covenant shall survive
the expiration or other termination of the term of this Lease.

                             ATTORNEY FEES AND COSTS

         Attorney Fees and Costs. In the event of a lawsuit or litigation
concerning this Lease or enforcement of this Lease the prevailing party shall be
entitled to reasonable attorney fees and costs. This will also cover appellant
fees and appellant costs.

                                     VENUE

         Venue. In the event of a lawsuit, litigation or interpretation of this
Lease Agreement parties shall be governed by the laws of the State of Florida.

         IN WITNESS WHEREOF, the undersigned has hereunto set his hand and seal
on 19th day of November, 2003.

Signed, sealed and delivered
In the presence of:

/S/ Jennifer Hobaugh                    LANDLORD:
--------------------                    DESTIN RADIATION
Signature                               ENTERPRISES, LLC

/s/ Jennifer Hobaugh
--------------------
Print Name                              /s/ Daniel E. Dosoretz
                                        ---------------------------
                                        Daniel E. Dosoretz, Manager

                                        /S/ Howard M. Sheridan
                                        ---------------------------
                                        Howard M. Sheridan, Manager

<PAGE>

_____________________                   TENANT:
Signature                               21ST CENTURY ONCOLOGY, INC.
                                        A Florida Corporation
_____________________
Print Name                              /s/ David Koeninger
                                        ----------------------------------------
                                        David Koeninger, Chief Financial Officer

<PAGE>

                                   EXHIBIT "A"

THE WEST 175, OF LOT 33, SECTION 31, TOWNSHIP 2 SOUTH, RANGE 20 WEST, SANTA ROSA
PLANTATION COMPANY SUBDIVISION, AS RECORDED IN PLAT BOOK 2, AT PAGE 4, OF THE
PUBLIC RECORDS OF WALTON COUNTY, FLORIDA. LESS THAT PORTION FOR STATE ROAD 30
(U.S. HIGHWAY 98)<PAGE>
                                                                   EXHIBIT 10.14

                        ADMINISTRATIVE SERVICES AGREEMENT

                               "Yonkers/Briarcliff"

         This Administrative Services Agreement ("Agreement") is entered into as
of October 8, 2001 ("Effective Date") by and among NEW YORK RADIATION THERAPY
MANAGEMENT SERVICES, INCORPORATED, a New York corporation ("MANAGEMENT
SERVICES") and YONKERS RADIATION MEDICAL PRACTICE, P.C., a New York professional
corporation (the "PC").

                                    RECITALS

         A.       The PC is a New York professional corporation that engages in
the business of providing or arranging for the provision of health care services
at Briarcliff Manor (the "Practice"), The PC has entered into and throughout the
term of this Agreement may (if MANAGEMENT SERVICES does not do so itself as
provided herein) continue to enter into arrangements with insurers, HMOs and
other third-party payors ("Payors") to provide or arrange for the provision of
health care services to persons covered by those Payors ("Enrollees").

         B.       The PC has entered into written employment agreements with
physicians and other health care providers and health care professionals
("Employed Providers") licensed to practice in the State of New York. The PC may
also enter into independent contractor agreements with various physicians and
other health care providers and health care professionals ("Contracting
Providers") to assist the PC in providing or arranging for the provision of
health care services to Enrollees and other patients of the PC (collectively,
"Patients").

         C.       MANAGEMENT SERVICES engages in the business of providing
certain administrative and support services concerning the day-to-day affairs of
radiation therapy offices.

         D.       The PC desires to secure certain administrative and support
services from MANAGEMENT SERVICES in connection with its operation of the
Practice at Briarcliff Manor (the "Offices").

         E.       This Agreement shall be in addition to and have no effect on
the Administrative Services Agreement between PC and MANAGEMENT SERVICES at any
other location.

         NOW, THEREFORE, in consideration of the mutual covenants and conditions
contained herein, the parties agree as follows:

                          I. RESPONSIBILITIES OF THE PC

         1.1.     Sole Responsibility for All Medical and Professional Matters.
All medical and professional matters relating to the provision of radiation
therapy or oncology services at the Offices shall be the sole responsibility of
the PC.

<PAGE>

         1.2.     Patient Referrals. The parties agree that the benefits to the
PC hereunder do not require, are not payment for, and are not in any way
contingent upon the admission, referral or any other arrangements for the
provision of any item or service offered by MANAGEMENT SERVICES.

                   II. RESPONSIBILITIES OF MANAGEMENT SERVICES

         2.1.     General Responsibility. MANAGEMENT SERVICES shall have general
responsibility for providing fiscal services, administrative services, and other
strategic and tactical support services to the PC with respect to the Practice
at Briarcliff Manor. MANAGEMENT SERVICES shall perform all required functions in
accordance with sound management techniques. Notwithstanding MANAGEMENT
SERVICES's general and specific rights and responsibilities set forth in this
Agreement, the PC shall have full authority and control with respect to all
medical, professional and ethical determinations over the PC's Practice to the
extent required by federal, state and local laws, rules and regulations.
MANAGEMENT SERVICES shall not engage in activities which constitute the practice
of medicine under applicable laws. MANAGEMENT SERVICES shall neither exercise
control over nor interfere with the physician-patient relationship, which shall
be maintained strictly between the physicians employed by or contracting with
the PC and the PC's Patients.

         2.2.     Responsibilities with Regard to Selected Patient-Related
Matters.

                  (a)      MANAGEMENT SERVICES shall assist the PC, in
accordance with criteria established by the PC, in the development and
implementation of appropriate quality assurance programs, including development
of performance and utilization standards, sampling techniques for case review,
and preparation of appropriately documented studies. Notwithstanding the
foregoing, MANAGEMENT SERVICES shall not perform any duties that constitute the
corporate practice of medicine in New York and all other states in which an
Office at which the PC provides patient medical services is located.

                  (b)      MANAGEMENT SERVICES shall provide advice on the
establishment of fee schedules and coding services, consultation with PC with
respect to coding personnel in an effort to be mutually satisfied with the
selection of those personnel and consultation with PC on the establishment of
new procedures to implement the coding services with training and consultation
for ongoing performance.

                  (c)      MANAGEMENT SERVICES shall provide advice on business
strategy development including growth and development and the development of
performance objectives.

                  (d)      MANAGEMENT SERVICES shall provide services reasonably
necessary for enhancing public relations for the PC's health care services and
shall submit any public relations programs for prior review and revision, if
necessary, and approval by the PC. Such public relations shall comply with
applicable laws and regulations governing the use of promotional activities by
the medical profession and with applicable standards of medical ethics.

                                     - 2 -
<PAGE>

         2.3.     Responsibilities with Regard to Selected Financial Matters.

                  (a)      Billing. MANAGEMENT SERVICES shall submit on a timely
basis all bills and necessary documentation required by Patients and Payors in
order to obtain payment in connection with the PC's delivery of health care
services at the Practice or its arrangement for the delivery of such services.
In seeking such payment, MANAGEMENT SERVICES shall act as the PC's exclusive
agent in billing and collecting professional fees, charges and other amounts
owed to the PC. In this connection, the PC hereby appoints MANAGEMENT SERVICES,
during the term of this Agreement, as the PC's true and lawful attorney-in-fact,
with power of substitution, for the following purposes relating to the Practice:

                           (i)      To bill the PC's Patients on the PC's
                                    behalf.

                           (ii)     To collect accounts receivable generated by
such billings on the PC's behalf, including, where deemed appropriate by
MANAGEMENT SERVICES and approved in advance by the PC, settling and compromising
claims, assigning such accounts receivable to a collection agency or the
bringing of legal action against a Patient or Payor on the PC's behalf.

                           (iii)    To receive payments on behalf of the PC from
Patients and Payors, to cause such payments to be deposited into appropriate
depository accounts (each such depository account, a "Collections Account") and
to write checks against or otherwise withdraw such payments to pay the PC
Expenses (as hereinafter defined).

                  (b)      Accounting. MANAGEMENT SERVICES shall direct and
maintain the operation of an appropriate accounting system with respect to the
PC's operation of the Practice which shall perform all bookkeeping and
accounting services required for the operation of the Practice, including the
maintenance, custody and supervision of business records, ledgers and reports;
the establishment, administration and implementation of accounting procedures,
controls and systems. Such accounting system shall allow MANAGEMENT SERVICES to
prepare the reports specified in Section 2.3(c).

                  (c)      Reporting. MANAGEMENT SERVICES shall present to the
PC reports on the financial condition of the PC on the basis set forth below in
clauses (i) and (ii) and such other reports that the PC may reasonably request,
including daily activity reports, weekly analyses, alternative delivery system
reports, backlog reports and the like. MANAGEMENT SERVICES also shall provide
such reports as may be required by any regulatory agency having jurisdiction
over the operations of the PC.

                  The reports initially required to be delivered to the PC under
this Section 2.3(c) with respect to the Practice are as follows:

                           (i)      As soon as possible after the close of each
month, a balance sheet and a related statement of revenues and expenses showing
the results of the PC's operations

                                     - 3 -
<PAGE>

for the preceding month of the fiscal year and the year to date.

                           (ii)     As soon as possible after the close of each
fiscal year, a balance sheet and related statement of revenues and expenses
showing the results of the PC's operations during that fiscal year.

                  (d)      Malpractice Insurance. It is understood that the PC
and its Employed Providers shall, at the PC's cost, at all times be covered by
malpractice insurance with coverage in usual and customary amounts for
practitioners of the same profession and specialties in New York and, if
applicable, other states. The PC shall ensure that its written agreements with
Contracting Providers who are physicians require such Contracting Providers to
at all times be covered by malpractice insurance in amounts that are usual and
customary for practitioners of the same profession and specialty in New York
and, if applicable, other states. Such malpractice policies shall name
MANAGEMENT SERVICES as an additional insured.

                  (e)      Employed Providers. MANAGEMENT SERVICES shall assist
the PC in the administration of any employee benefit plans established by the
PC.

                  (f)      Managed Care Agreements. MANAGEMENT SERVICES shall
negotiate and administer all managed care agreements on behalf of the PC and
shall consult with the PC on all professional and clinical matters relating
thereto.

                           III. FINANCIAL ARRANGEMENTS

         3.1.     Service Fee. For the services to be provided hereunder by
MANAGEMENT SERVICES, the PC shall pay to MANAGEMENT SERVICES a monthly Service
Fee of $29,950. The parties agree that the Service Fee represents the fair
market value of the services provided by MANAGEMENT SERVICES hereunder and that
the parties shall meet annually to reevaluate the value of services provided by
MANAGEMENT SERVICES and shall establish the fair market value thereof for
purposes of this Section 3.1.

         3.2.     Security Agreement; the PC Expenses. To secure the PC's
payment obligations hereunder, the PC is concurrently herewith entering into a
security agreement, in form acceptable to MANAGEMENT SERVICES, to grant to
MANAGEMENT SERVICES a security interest in the accounts receivable of the PC and
all of the PC's rights to receive payments under managed care contracts. The PC
shall cooperate with MANAGEMENT SERVICES and execute all reasonably necessary
documents in connection with the granting of such security interest.

         All payments on behalf of the PC from Patients and Payers shall be
deposited into one or more Collection Accounts. To the extent the PC receives
any such payments, the PC shall direct such payments to MANAGEMENT SERVICES for
deposit in one or more Collection Accounts.

         3.3.     Arbitration. Any controversy or claim arising out of or
relating to this

                                     - 4 -
<PAGE>

Agreement or the transactions contemplated hereby, including any controversy or
claim arising out of or relating to the parties' decision to enter into this
Agreement or the transactions contemplated hereby, shall be settled by binding
arbitration. Each party shall select an arbitrator who has at least three (3)
years experience in health care or medical practice management or in health care
or medical practice dispute resolution. The arbitration proceedings shall be
confidential and the arbitrators may issue appropriate protective orders to
safeguard each party's confidential information. Such protective orders shall be
enforceable by any court of competent jurisdiction. Except as specifically
provided in this section, the arbitration shall be conducted in accordance with
the rules of conciliation and arbitration of the American Arbitration
Association. The two arbitrators shall agree upon any issue no later than thirty
(30) days after the date the second arbitrator has been engaged, and shall take
into account the principles and objectives set forth in paragraph (b) below. If
the two arbitrators cannot agree on a determination, then within five (5) days
thereafter the two arbitrators shall select a third arbitrator, who shall have
the same qualifications required for the first two arbitrators. No later than
thirty (30) days after the date the third arbitrator is engaged, he or she shall
determine which of the two positions best satisfies the provisions of the
contract and the intent of the parties, taking into account the principles and
objectives set forth in paragraph (b) below. The third arbitrator shall have no
right to propose a middle ground between the two or to make any modification of
the proposals of either party. The third arbitrator's determination shall be
final and binding on all parties. The cost and expense of the third arbitrator
shall be shared equally between the parties. If either party fails to engage an
arbitrator as required hereunder, the arbitrator selected by the other party
shall conduct the arbitration and make the final decision in accordance with
this Section 3.3.

                  IV. REPRESENTATIONS AND WARRANTIES; COVENANTS

         4.1.     Representations and Warranties and Covenants of the PC.

                  (a)      The PC hereby represents and warrants to MANAGEMENT
SERVICES as follows:

                           (i)      The PC is and shall remain during the term
of this Agreement a professional corporation duly organized, validly existing
and in good standing under the laws of the State of New York, actively engaged
in the practice of medicine, and possessing full corporate power and authority
to own its properties and to conduct the business in which it engages.

                           (ii)     The PC has full corporate power and
authority to execute and deliver this Agreement and to engage in the
transactions and obligations contemplated by this Agreement. Upon its execution,
this Agreement shall constitute a valid and binding obligation of the PC,
enforceable in accordance with its terms, except as limited by applicable
bankruptcy, insolvency, moratorium, or other similar laws affecting generally
the rights of creditors and by principles of equity. The party executing this
Agreement on behalf of the PC is duly authorized to do so.

                                     - 5 -
<PAGE>

                           (iii)    The consummation of the transactions
contemplated by this Agreement will not: result in a breach of the terms,
provisions, or conditions of or constitute a default under the Articles of
Incorporation, By-Laws or other enabling or governing instruments of the PC or
any agreement to which the PC is a party or by which it is bound; or, to the
best knowledge of the PC, constitute a violation of any applicable law or
regulation.

                  (b)      The PC hereby covenants to MANAGEMENT SERVICES that
it shall not, without the prior written consent of MANAGEMENT SERVICES, take any
action to terminate or nullify, or release any Employed Provider from the terms
of any noncompetition covenant set forth in any employment agreement between the
PC and such Employed Provider.

         4.2.     Covenants and Warranties of MANAGEMENT SERVICES. MANAGEMENT
SERVICES hereby represents and warrants to the PC as follows:

                  (a)      MANAGEMENT SERVICES is and shall remain during the
term of this Agreement a corporation which is duly organized, validly existing
and in good standing under the laws of the State of New York, possessing full
corporate power and authority to own its properties and to conduct the business
in which it engages.

                  (b)      MANAGEMENT SERVICES has full corporate power and
authority to execute and deliver this Agreement and to engage in the
transactions and obligations contemplated by this Agreement. Upon its execution,
this Agreement shall constitute a valid and binding obligation of MANAGEMENT
SERVICES, enforceable in accordance with its terms, except as limited by
applicable bankruptcy, insolvency, moratorium, or other similar laws affecting
generally the rights of creditors and by principles of equity. The party
executing this Agreement on behalf of MANAGEMENT SERVICES is duly authorized to
do so.

                  (c)      The consummation of the transactions contemplated by
this Agreement will not: result in any breach of the terms, provisions or
conditions of or constitute a default under the Certificate of Incorporation,
Bylaws or other enabling or governing instruments of MANAGEMENT SERVICES or any
agreement to which MANAGEMENT SERVICES is a party or by which it is bound; or,
to the best knowledge of MANAGEMENT SERVICES, constitute a violation of any
applicable law or regulation.

                             V. TERM AND TERMINATION

         5.1      Initial and Renewal Term. The term of this Agreement will be
for an initial period of five (5) years after the Effective Date, and shall be
automatically renewed for successive one (1) year periods thereafter
(collectively, the "Term"), provided that neither MANAGEMENT SERVICES nor the PC
shall have given notice of termination of this Agreement at least ninety (90)
days before the end of the initial term or any renewal term, or unless otherwise
terminated as provided in Section 5.2 of this Agreement.

         5.2      Termination.

                                     - 6 -
<PAGE>

                  (a)      Termination by the PC. The PC may immediately
terminate this Agreement at its discretion, upon written notice as follows:

                           (i)      If MANAGEMENT SERVICES becomes insolvent by
reason of its inability to pay its debts as they mature; is adjudicated bankrupt
or insolvent; files a petition in bankruptcy, reorganization or similar
proceeding under the bankruptcy laws of the United States or shall have such a
petition filed against it which is not discharged within thirty (30) days; has a
receiver or other custodian, permanent or temporary, appointed for its business,
assets or property; makes a general assignment for the benefit of creditors; has
its bank accounts, property or accounts attached; has execution levied against
its business or property; or voluntarily dissolved or liquidates or has a
petition filed for corporate dissolution and such petition is not dismissed with
thirty (30) days;

                           (ii)     If the MANAGEMENT SERVICES fails to comply
with any material provision of this Agreement, or any other agreement with the
PC, and does not correct such failure within sixty (60) days after written
notice of such failure to comply is delivered by the PC specifying the nature of
the breach in reasonable detail.

                  (b)      Termination by MANAGEMENT SERVICES. MANAGEMENT
SERVICES may terminate this Agreement without cause and solely in its discretion
for any reason whatsoever upon thirty (30) days written notice to PC and may
also immediately terminate this Agreement at its discretion upon written notice
as follows:

                           (i)      If the PC becomes insolvent by reason of its
inability to pay its debts as they mature; is adjudicated bankrupt or insolvent;
files a petition in bankruptcy, reorganization or similar proceeding under the
bankruptcy laws of the United States or shall have such a petition filed against
it which is not discharged within thirty (30) days; has a receiver or other
custodian, permanent or temporary, appointed for its business, assets or
property; makes a general assignment for the benefit of creditors; has its bank
accounts, property or accounts attached; has execution levied against its
business or property; or voluntarily dissolves or liquidates or has a petition
filed for corporate dissolution and such petition is not dismissed with thirty
(30) days; or

                           (ii)     If the PC fails to comply with any material
provision of this Agreement with MANAGEMENT SERVICES, and does not correct such
failure within sixty (60) days after written notice of such failure to comply is
delivered by MANAGEMENT SERVICES specifying the nature of the breach in
reasonable detail.

                  (c)      Termination by Agreement. In the event the PC and
MANAGEMENT SERVICES shall mutually agree in writing, this Agreement may be
terminated on the date specified in such written agreement.

                  (d)      Legislative, Regulatory or Administrative Change. In
the event there

                                     - 7 -
<PAGE>

shall be a change in the Medicare or Medicaid statutes, federal statutes, state
statutes, case laws, administrative interpretations, regulations or general
instructions, the adoption of new federal or state legislation, or a change in
any third-party reimbursement system, any of which are reasonably likely to
materially and adversely affect the manner in which either party may perform or
be compensated for its services under this Agreement or which shall make this
Agreement or any related agreements unlawful or unenforceable, or which would be
reasonably likely to subject either party to this Agreement, or any member,
shareholder, officer, director, employee, agent or affiliated organization to
any civil or criminal penalties or administrative sanctions, the parties shall
immediately use their best efforts to enter into a new service arrangement or
basis for compensation for the services furnished pursuant to this Agreement
that complies with the law, regulation, or policy, or which minimizes the
possibility of such penalties, sanctions or unenforceability, and that
approximates as closely as possible the economic position of the parties prior
to the change. If the parties are unable to reach a new agreement within a
reasonable time, then either party may submit the issue to arbitration pursuant
to Section 3.3 for the purpose of reaching an alternative arrangement that is
equitable under the circumstances.

         5.3      Effects of Termination. Upon termination of this Agreement, as
provided in this Article V, neither party shall have any further obligations
hereunder except for (i) obligations accruing prior to the date of termination,
including, without limitation, payment of the Service Fee relating to services
provided prior to the termination of this Agreement, (ii) obligations, promises,
or covenants set forth herein that are expressly made to extend beyond the Term,
including, without limitation, insurance, indemnities and non-competition
provisions, which provisions shall survive the expiration or termination of this
Agreement. In effectuating the provisions of this Section 5.3, the PC
specifically acknowledges and agrees that if this Agreement terminates pursuant
to Sections 5.2(b) or (d), MANAGEMENT SERVICES shall continue for a period not
to exceed ninety (90) days to collect and receive on behalf of the PC on an
exclusive basis all cash collections from accounts receivable in existence at
the time this Agreement is terminated, it being understood that (a) such cash
collections may be used to compensate MANAGEMENT SERVICES for services rendered
prior to the termination of this Agreement, (b) MANAGEMENT SERVICES shall not be
entitled to collect accounts receivable after the termination date of this
Agreement is terminated pursuant to Section 5.2(a), and (c) the MANAGEMENT
SERVICES shall deduct for such cash collections any other amounts owed to
MANAGEMENT SERVICES under this Agreement, including, without limitation, any
reasonable costs incurred by MANAGEMENT SERVICES in carrying out the
post-termination procedures and transactions contemplated herein. MANAGEMENT
SERVICES shall remit remaining amounts from such collection activities, if any,
to the PC. Upon the expiration or termination of this Agreement for any reason
or cause whatsoever, MANAGEMENT SERVICES shall surrender to the PC all books and
records pertaining to the PC's Patient medical records and PC Records (as
defined in Section 7.2).

                                     - 8 -
<PAGE>

                            VI. RESTRICTIVE COVENANTS

         6.1.     Covenant Regarding Proprietary Information. In the course of
the relationship created pursuant to this Agreement, the PC will have access to
certain methods, trade secrets, processes, ideas, systems, procedures,
inventions, discoveries, concepts, software in various stages of development,
designs, drawings, specifications, models, data, documents, diagrams, flow
charts, research, economic and financial analysis, developments, procedures,
know-how, policy manuals, financial data, form contracts, marketing ad other
techniques, plans, materials, forms, copyrightable materials and trade
information regarding the operations of MANAGEMENT SERVICES and/or of its
Affiliates (collectively, the "Protected Parties"). The foregoing, together with
the existence and terms of this Agreement, are referred to in this Agreement as
"Proprietary Information". The PC shall maintain all such Proprietary
Information in strict secrecy and shall not divulge such information to any
third parties, except as may be necessary for the discharge of its obligations
under this Agreement. The PC shall take all necessary and proper precautions
against disclosure of any Proprietary Information to unauthorized persons by any
of its officers, directors, employees or agents. All officers, directors,
employees and agents of the PC who will have access to all or any part of the
Proprietary Information may be required to execute an agreement, at the
reasonable request of MANAGEMENT SERVICES, valid under the law of the
jurisdiction in which such agreement is executed, and in a form acceptable to
MANAGEMENT SERVICES and its counsel, committing themselves to maintain the
Proprietary Information in strict confidence and not to disclose it to any
unauthorized person or entity. The Protected Parties not party to this Agreement
are hereby specifically made third party beneficiaries of this Section 6.1, with
the power to enforce the provisions hereof. Upon termination of this Agreement
for any reason, the PC and each of its Employed Providers and Contracting
Providers shall cease all use of any of the Proprietary Information and, at the
request of MANAGEMENT SERVICES, shall execute such documents as may be necessary
to evidence the PC's abandonment of any claim thereto. The parties recognize
that a breach of this Section 6.1 cannot be adequately compensated in money
damages and therefore agree that injunctive relief shall be available to the
Protected Parties as their respective interests may appear.

         The obligations of the PC under this Section 6.1 shall not apply to
information: (i) which is a matter of public knowledge on or becomes a matter of
public knowledge after the Effective Date of this Agreement, other than as a
breach of the confidentiality terms of this Agreement or as a breach of the
confidentiality terms of any other agreement between the PC and MANAGEMENT
SERVICES or its Affiliates; or (ii) was lawfully obtained by the PC on a
nonconfidential basis other than in the course of performance under this
Agreement and from some entity other than MANAGEMENT SERVICES or its Affiliates
or from some person other than one employed or engaged by MANAGEMENT SERVICES or
its Affiliates, which entity or person has no obligation of confidentiality to
MANAGEMENT SERVICES or its Affiliates.

         6.2.     Covenants Not to Compete During the Term. The parties
recognize that the services to be provided by MANAGEMENT SERVICES shall be
feasible only if the PC operates an active medical practice to which the PC and
Employed Providers devote full time

                                     - 9 -
<PAGE>

and attention. To that end:

                  (a)      Restrictive Covenants by the PC. During the term of
this Agreement, the PC shall not establish, operate or provide physician or
other health care services at any medical office, clinic or other health care
facility providing services substantially similar to those provided by the PC
pursuant to this Agreement anywhere other than at the Offices and as may be
approved in writing by MANAGEMENT SERVICES. The PC shall also not enter into any
management or administrative services agreement or arrangement with any person
or entity other than MANAGEMENT SERVICES without MANAGEMENT SERVICES's prior
written approval.

                  (b)      Restrictive Covenants by Employed Providers. All
employment contracts between the PC and its Employed Providers shall name
MANAGEMENT SERVICES as a third-party beneficiary to the contract and shall not
be revised without the prior written consent of MANAGEMENT SERVICES. The
contracts shall include noncompetition agreements with its Employed Providers
who are physicians, the substance and form of which is set forth as Exhibit A
hereto, and which the PC will enforce.

         6.3.     Covenant Not to Compete Following Termination. For three (3)
years following the termination of this Agreement by MANAGEMENT SERVICES
pursuant to Section 5.2, the PC shall not enter into any management or
administrative services agreement or any similar arrangement with any person or
entity for the provision of the same or similar services as MANAGEMENT SERVICES
provides to the PC under this Agreement.

         6.4.     Covenant Not to Solicit. During the term of this Agreement and
for three (3) years following the termination of this Agreement, the PC shall
not:

                  (a)      Directly or indirectly solicit, recruit or hire, or
induce any party to solicit, recruit or hire any person who is an employee of,
or who has entered into an independent contractor arrangement with, MANAGEMENT
SERVICES or any Affiliate of MANAGEMENT SERVICES (excluding any person who
performs patient services);

                  (b)      Directly or indirectly, whether for itself or for any
other person or entity, call upon, solicit, divert or take away, or attempt to
solicit, call upon, divert or take away any of MANAGEMENT SERVICES's customers,
business, or clients; or

                  (c)      Disrupt, damage, impair or interfere with the
business of MANAGEMENT SERVICES.

         6.5.     Enforcement. MANAGEMENT SERVICES and the PC acknowledge and
agree that since a remedy at law for any breach or attempted breach of the
provisions of this Article VI or of Article VII shall be inadequate, either
party shall be entitled to specific performance and injunctive or other
equitable relief in case of any such breach or attempted breach, in addition to
whatever other remedies may exist by law. All parties hereto also waive

                                     - 10 -
<PAGE>

any requirement for the securing or posting of any bond in connection with the
obtaining of any such injunctive or other equitable relief. If any provision of
Article VI or Article VII relating to the restrictive period, scope of activity
restricted and/or other provisions described therein shall be declared by a
court of competent jurisdiction to exceed the maximum time period, scope of
activity restricted or geographical area such court deems reasonable and
enforceable under applicable law, the time period, scope of activity restricted
and/or area of restriction held reasonable and enforceable by the court shall
thereafter be the restrictive period, scope of activity restricted and/or the
territory applicable to the restrictive covenant provisions in this Article VI
or Article VII. The invalidity or non-enforceability of this Article VI or
Article VII in any respect shall not affect the validity or enforceability of
the remainder of this Article VI or Article VII or of any other provisions of
this Agreement.

                          VII. INFORMATION AND RECORDS

         7.1.     Ownership of Records. At all times during and after the term
of this Agreement, including any extensions or renewals hereof, all business
records, including but not limited to, business agreements, books of account,
general administrative records and all information generated under or contained
in the management information system pertaining to MANAGEMENT SERVICES's
obligations hereunder, and other business information of any kind or nature,
except for Patient medical records and the PC's Records (as defined in Section
7.2), shall be and remain the sole property of MANAGEMENT SERVICES; provided
that after termination of this Agreement the PC shall be entitled to reasonable
access to such records and information, including the right to obtain copies
thereof, for any purpose related to patient care or the defense of any claim
relating to patient care or the business of MANAGEMENT SERVICES or the PC.

         7.2.     The PC's Business and Financial Records. At all times during
and after the term of this Agreement, the financial, corporate and personnel
records and information relating exclusively to the business and activities of
the PC, as distinguished from the business and activity of MANAGEMENT SERVICES,
hereinafter referred to as "the PC's Records," shall be and remain the sole
property of the PC.

         7.3.     Access to Records. Each party shall be entitled, upon request
and with reasonable advance notice, to obtain access to all records of the other
party directly related to the performance of such party's obligations pursuant
to this Agreement; provided, however, that such right shall not allow for access
to records that must necessarily be kept confidential. Either party, at its
expense, shall have the right to make copies of any records to which it has
access pursuant to this Section.

         7.4.     Confidentiality of Records. MANAGEMENT SERVICES and the PC
shall adopt procedures for maintaining the confidentiality of the records
relating to the operations of MANAGEMENT SERVICES and the PC which do not
constitute Proprietary Information, which information is not otherwise available
to third parties publicly or by law, and shall comply with all applicable
federal and state statutes and regulations relating to such records. Patient

                                     - 11 -
<PAGE>

medical records and other privileged Patient information shall not be disclosed
or utilized by the PC or MANAGEMENT SERVICES or their agents or employees except
as required or permitted by applicable laws and regulations.

                               VIII. MISCELLANEOUS

         8.1.     Independent Contractor Status of Parties. In the performance
of the work, duties and obligations under this Agreement, it is mutually
understood and agreed that each party is at all times acting and performing as
an independent contractor with respect to the other and that no relationship of
partnership joint venture or employment is created by this Agreement. Neither
party, nor any other person performing services on behalf of such party pursuant
to this Agreement, shall have any right or claim against the other party for
Social Security benefits, workers' compensation benefits, disability benefits,
unemployment insurance benefits, health benefits, vacation pay, sick leave or
any other employee benefits of any kind.

         8.2.     No Waiver. The waiver by any party to this Agreement of any
breach of any term or condition of this Agreement shall not constitute a waiver
of subsequent breaches. No waiver by any party of any provision of this
Agreement shall be deemed to constitute a waiver of any other provision.

         8.3.     Notices. If, at any time after the execution of this
Agreement, it shall become necessary or convenient for one of the parties to
serve any notice, demand or communication upon the other party, such notice,
demand, or communication shall be in writing and shall be served personally, by
nationally recognized overnight courier which provides confirmation of delivery,
or by depositing the same in the United States mail, registered or certified,
return receipt requested, postage prepaid and to such address as either party
may have furnished to the other party in writing as the place for the service of
notice. Any notice so mailed shall be deemed to have been given three (3) days
after the same has been deposited in the United States mall; when delivered if
the same has been given personally; or the next business day if the same has
been delivered to a nationally recognized overnight courier service.

         8.4.     Assignment. Neither party may sell, transfer, assign, or
otherwise convey its rights or obligations under this Agreement without the
prior written consent of the other, which consent shall not be unreasonably
withheld. Notwithstanding the foregoing, MANAGEMENT SERVICES shall have the
right to (a) assign its rights and/or delegate all or any of its obligations to
any of its Affiliates; and/or (b) subcontract some portion of its obligations
hereunder to a third party which is not an Affiliate of MANAGEMENT SERVICES, in
each case without the consent of the PC.

         8.5.     Successors and Assigns. Subject to the provisions of this
Agreement respecting assignment, the terms, covenants and conditions contained
herein shall be binding upon and inure to the benefit of the successors and
permitted assigns of the parties hereto.

         8.6.     Severability. Nothing contained in this Agreement shall be
construed to require

                                     - 12 -
<PAGE>

the commission of an act contrary to law, and whenever there is any conflict
between any provision of this Agreement and any statute, law, ordinance or
regulation, the latter shall prevail. In such event, and in any case in which
any provision of this Agreement is determined to be in violation of a statute,
law, ordinance or regulation, the affected provision(s) shall be limited only to
the extent necessary to bring it within the requirements of the law and, insofar
as possible under the circumstances, to carry out the purposes of this
Agreement. The other provisions of this Agreement shall remain in full force and
effect, and the invalidity or unenforceability of any provision hereof shall not
affect the validity and enforceability of the other provisions of this
Agreement, nor the availability of all remedies in law or equity to the parties
with respect to such other provisions.

         8.7.     Third Parties. Except as provided in Article VII, nothing in
this Agreement shall be construed to create any duty to, any standard of care
with reference to or any liability to anyone not a party to this Agreement.

         8.8.     Headings. The headings used in this Agreement are for
convenience of reference only and shall have no force or effect in the
construction or interpretation of the provisions of this Agreement.

         8.9.     Time of the Essence. Time is of the very essence of each and
all of the agreements, covenants and conditions of this Agreement.

         8.10.    Governing Law. This Agreement shall be deemed made, executed
and entered into and shall be governed by and construed in accordance with the
internal laws of the State of Florida.

         8.11.    Language Construction. The language in all parts of this
Agreement shall be construed, in all cases, according to its fair meaning, and
not for or against either party hereto. The parties acknowledge that each party
and its counsel have reviewed and revised this Agreement and that the normal
rule of construction to the effect that any ambiguities are to be resolved
against the drafting party shall not be employed in the interpretation of this
Agreement.

         8.12.    Indemnification. The PC shall indemnify, hold harmless and
defend MANAGEMENT SERVICES, its officers, directors, shareholders, employees,
agents and independent contractors (the "MANAGEMENT SERVICES Group") from and
against any and all liabilities, losses, damages, claims, causes of action, and
expenses (including reasonable attorneys' fees and disbursements (a "MANAGEMENT
SERVICES Loss")), caused or asserted to have been caused, directly or
indirectly, by or as a result of the performance of medical services or any
other acts or omissions by MANAGEMENT SERVICES and/or its partners, agents,
employees and/or subcontractors (other than MANAGEMENT SERVICES) during the term
hereof except with respect to any MANAGEMENT SERVICES Loss which is the result
of any gross negligence or willful misconduct by a member of the MANAGEMENT
SERVICES Group. MANAGEMENT SERVICES shall indemnify, hold harmless and defend
the PC, its

                                     - 13 -
<PAGE>

officers, directors, partners employees, agents and independent contractors (the
"the PC Group") from and against any and all liabilities, losses, damages,
claims, causes of action, and expenses (including reasonable judgment attorneys'
fees and disbursements) (a "the PC Loss"), caused or asserted to have been
caused, directly or indirectly, by or as a result of the performance of any acts
of omissions by MANAGEMENT SERVICES and/or its shareholders, agents, employees
and/or subcontractors during the term hereof except with respect to any the PC
Loss which is the result of any gross negligence or willful misconduct by a
member of the PC Group.

         8.13.    Entire Agreement. This Agreement constitutes the entire
agreement between the parties with respect to the subject matter hereof
(Briarcliff Manor) and supersedes all prior and contemporaneous agreements,
understandings, negotiations and discussions, whether written or oral, between
or among parties regarding the subject matter of this Agreement.

         8.14.    Incorporation by Reference. All exhibits and other attachments
to this Agreement are incorporated by reference into this Agreement by such
reference.

         8.15.    Amendments Only in Writing. This Agreement may not be amended
or modified in any respect whatsoever, except by an instrument in writing signed
by the parties hereto.

         8.16.    Counterparts. This Agreement may be executed in one or more
counterparts, each of which shall be considered an original and all of which
shall constitute one and the same agreement. This Agreement shall not become
effective until it has been executed by all of the parties hereto.

         8.17.    Commercial Impracticability. No party to this Agreement shall
be liable for any failure to perform its obligations hereunder where such
failure results from any cause beyond that party's reasonable control,
including, for example, an act of God, labor disturbance such as a strike or
walkout, war, riot, fire, storm, accident, government regulation or
interference, or mechanical, electronic or communications failure.

         8.18.    Election of Remedies. The respective rights of the parties to
this Agreement shall be cumulative. Each party shall have all other rights and
remedies consistent with this Agreement as law and equity may provide. No
exercise by any party of one right or remedy shall be deemed to be an exclusive
election of rights or remedies.

         8.19.    Survival. The provisions of Articles III, IV, V, VI, VII and
VIII shall survive any termination of this Agreement.

         8.20.    Third Party Beneficiaries. Except with respect to Affiliates
of MANAGEMENT SERVICES, nothing in this Agreement shall be construed to create
any duty to, any standard of care with reference to, or any liability to any
Person not a party to this Agreement. The Affiliates of MANAGEMENT SERVICES are
intended third party beneficiaries of this Agreement.

                                     - 14 -
<PAGE>

         8.21     Affiliate. An "Affiliate" of an entity means (i) any person or
entity directly or indirectly controlled by such entity; (ii) any person or
entity directly or indirectly controlling such entity; (iii) any subsidiary of
such entity if the entity has a fifty percent (50%) or greater ownership
interest in the subsidiary; or (iv) such entity's parent entity if the parent
has a fifty percent (50%) or greater ownership interest in the entity. For
purposes of this Agreement, the PC is not an Affiliate of MANAGEMENT SERVICES.

         IN WITNESS WHEREOF, MANAGEMENT SERVICES and the PC have caused this
Agreement to be executed by their duly authorized respective officers as of the
Effective Date.

Signed in
the presence of:

/s/ Kathy Tolentino                  NEW YORK RADIATION THERAPY
---------------------------          MANAGEMENT SERVICES,
Printed name: Kathy Tolentino        INCORPORATED
(witness 1)

/s/ MARIA M. SUAREZ                  By: /s/ David Koeninger
---------------------------              --------------------
Printed name:  MARIA M. SUAREZ           David Koeninger
(witness 2)                              Chief Financial Officer

/s/ DEANNA HEMINGER                  YONKERS RADIATION MEDICAL
---------------------------          PRACTICE, P.C.
Printed name: DEANNA HEMINGER
(witness 1)                          By: /s/ Daniel E. Dosoretz
                                         ----------------------
/s/ MARIA M. SUAREZ                      Daniel E. Dosoretz, M.D.
---------------------------              President
Printed name: MARIA M. SUAREZ
(witness 2)

STATE OF FLORIDA  )
                  )
COUNTY OF LEE     )

         The foregoing instrument was acknowledged before me this 29 day of
October, 2001 by David Koeninger, the Chief Financial Officer of New York
Radiation Therapy Management Services, Incorporated, a New York corporation
organized under the laws of the State of New

                                     - 15 -
<PAGE>

York, on behalf of the corporation, and by Daniel E. Dosoretz, M.D., the
President of Yonkers Radiation Medical Practice, P.C., a New York professional
corporation organized under the laws of the State of New York, on behalf of the
corporation.

                                     Signature: /s/ MARIA M. SUAREZ
                                               --------------------
                                     Printed name: MARIA M. SUAREZ
                                     Notary Public
                  [SEAL]
          MARIA MARGARITA SUAREZ
         MY COMMISSION # CC 883146
          EXPIRES: February 26, 2004
        Bonded Thru Notary Public Underwriters

AdministrativeServicesAgreementBriarcliff
 GDS 10/18/01

                                     - 16 -
<PAGE>

                                    EXHIBIT A

                            NONCOMPETITION AGREEMENT

                   NON-COMPETITIVE AND RESTRICTIVE AGREEMENTS.

                  A.       During the term of this Agreement and any renewal
period, Physician shall not undertake any professional service except as
directed and authorized by [Employer] and shall not engage in any profession
other than the rendition of the professional services as directed by [Employer].

                  B.       In the event of the termination of this Agreement for
any reason, Physician agrees not to directly or indirectly engage in the
practice of radiation therapy or oncology, or otherwise compete with [Employer],
or any of its physician providers, by practicing as a radiation therapist or
oncologist (i) at any hospital in which physician providers of [Employer]
regularly admit patients, or (ii) within any county in which [Employer] or any
of its Affiliates operate an Office, for a period of two (2) years after the
date of such actual termination of this Agreement. The purpose of this covenant
is to protect [Employer] from the irreparable harm it will suffer if Physician
competes with [Employer] after having been introduced to [Employer]'s personnel
and patients and after learning special medical procedures used by [Employer's
physician providers, [Employer]'s business procedures, office and practice
policies, and the special and confidential professional procedures developed by
[Employer].

                  C.       The parties agree that in the event of any breach or
attempted breach of any of the covenants set out in section B (the "Covenant Not
to Compete"), [Employer] will be entitled to equitable relief by way of
injunction or otherwise, in addition to any remedy at law which may be
available. The parties agree that any violation or threatened violation by
Physician of the Covenant Not to Compete will cause [Employer] to suffer
irreparable harm. The parties agree that [Employer]'s remedy of an injunction is
not the exclusive remedy for breach of the Covenant Not to Compete and that a
court may grant such additional relief as is reasonable.

                  D.       In the event Physician breaches the Covenant Not to
Compete, in addition to the injunctive relief to which [Employer] shall be
entitled under the law, Physician shall immediately repay to [Employer] any
amounts paid by [Employer] pursuant to section 3.B hereof after the termination
of this Agreement, and all severance or termination pay, if any, paid pursuant
to this Agreement. [Employer] may offset against any amounts owed Physician
pursuant to this Agreement any amounts Physician owes [Employer] pursuant to
paragraph E below for breach of the Covenant Not to Compete.

                  E.       In addition to the injunctive relief to which
[Employer] is entitled under the law and in addition to the payments provided
for in paragraph D above and in order to compensate [Employer] for the damages
it will incur in recruiting and compensating a

                                     - 17 -
<PAGE>

replacement radiation oncologist and for the lost business it will suffer, in
the event of a breach by Physician of the Covenant Not to Compete, Physician
shall also pay to [Employer], as liquidated damages, a sum equal to a percentage
of the gross billings of [Employer] for the twelve month period immediately
preceding the termination of this Agreement. The percentage shall be that formed
by dividing the number one by the number equal to the total number of physician
providers of [Employer], including Physician, on the date of termination of this
Agreement. The parties agree that, in the event of the breach by Physician of
the Covenant Not to Compete, the actual amount of damages which would be
incurred by [Employer] would be difficult to ascertain and prove, and that
therefore the liquidated damages sum set forth herein would be reasonable and
appropriate.

                  F.       In the event the Covenant Not to Compete shall be
determined by a court of competent jurisdiction to be unenforceable by reason of
its geographic or temporal restrictions being too great, or by reason that the
range of activities covered is too great, or for any other reason, section B
shall be interpreted to extend over the maximum geographic area, period of time,
range of activities or other restrictions as to which it may be enforceable.

AdministrativeServicesAgreementBriarcliff
GDS 10/18/01

                                     - 18 -

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