Document:

EXECUTION COPY

         THIRD WAIVER AND CONSENT, dated as of June 15, 2007 (this "WAIVER"), to
the Credit Agreement, dated as of December 29, 2005 (as amended to the date
hereof, the "CREDIT AGREEMENT"), among DLI Holding II Corp., DEL Laboratories,
Inc., the Lenders party thereto, J.P. Morgan Securities Inc. and JPMorgan Chase
Bank, N.A., as Administrative Agent.

         The parties hereto hereby agree as follows:

         1. DEFINED TERMS. Unless otherwise defined herein, capitalized terms
which are defined in the Credit Agreement are used herein as therein defined.

         2. WAIVER AND CONSENT. (a) Subject to and in reliance on the
representation and warranty set forth in paragraph 2(b) below, the Lenders
hereby waive any Default or Event of Default under any of the provisions of the
Credit Agreement or any provision of any other Loan Document, except under
Section 8(b) of the Credit Agreement in respect only of any statement in any
Borrowing Base Certificate, in each case arising prior to the date of this
Waiver and consisting of, resulting from or relating in any respect to (i) the
re-audit, revision or restatement of any financial statement delivered prior to
the date of this Waiver by the Borrower or any of its Subsidiaries (including,
without limitation, any misstatement therein or in any certificate,
representation or warranty relating thereto and any error, defect or deficiency
in accounting procedures, maintenance of books of records and accounts or the
application of accounting principles reflected thereby or relating thereto),
(ii) any default under either Indenture in respect of any financial report,
information, management discussion and analysis, report, certificate, statement,
notice or other document filed, provided or delivered prior to the date of this
Waiver or required to be filed, provided or delivered prior to the date of this
Waiver thereunder, but (in each case) only if and for as long as such default
does not constitute an "Event of Default" as defined in such Indenture, (iii)
any request for or extension of credit under the Credit Agreement during the
pendency of any such Default or Event of Default, (iv) any failure to comply
with any obligation that became required to be performed or observed under any
of such provisions by reason of the occurrence of any such Default or Event of
Default or (v) any misstatement as to the absence of any such Default or Event
of Default.

         (b) The Borrower hereby represents and warrants that, after giving
effect to all re-audits, revisions and restatements that are the subject of the
waiver set forth in paragraph 2(a)(i) above, no Event of Default exists on the
date of this Waiver under Section 8(b) of the Credit Agreement in respect of any
statement in any Borrowing Base Certificate.

         (c) The Lenders hereby agree that, notwithstanding the provisions of
Sections 6.1(b) and 6.2(b) of the Credit Agreement, the unaudited financial
statements required to be delivered under Section 6.1(b) for the Borrower's
quarterly period ended March 31, 2007 and the documents required by Section
6.2(b) to be delivered concurrently therewith need not be delivered prior to
July 10, 2007.

         3. EFFECTIVENESS. This Waiver shall become effective as of the date
hereof once the Administrative Agent has received this Waiver, executed and
delivered by the Administrative Agent, the Loan Parties and the Required
Lenders.

         4. REPRESENTATIONS AND WARRANTIES. Each of the Loan Parties hereby
represents and warrants that, after giving effect to the provisions of this
Waiver, (a) each of the representations and warranties made by any Loan Party in
or pursuant to the Loan Documents are true and correct in all material respects
on and as of the date hereof as if made on and as of such date, except to the
extent that such representations and warranties refer to an earlier date, in
which case they were true and correct in all material respects as of such
earlier date, and (b) no Default or Event of Default has occurred and is
continuing.
<PAGE>

         5. CONTINUING EFFECT OF THE CREDIT AGREEMENT. This Waiver is limited
solely to the matters set forth herein and shall not constitute an amendment or
waiver of any other provision of the Credit Agreement not expressly referred to
herein or be construed as a waiver or consent to any further or future action on
the part of any Loan Party that would require the consent of the Lenders or the
Administrative Agent. Except as expressly waived hereby, the provisions of the
Credit Agreement are and shall remain in full force and effect. This Waiver is a
Loan Document.

         6. MISCELLANEOUS PROVISIONS. The provisions of Sections 10.3 through
10.5, Sections 10.8 through 10.13 and Section 10.16 shall apply with like effect
as to this Waiver.

            [THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK.]

<PAGE>

         IN WITNESS WHEREOF, the parties hereto have caused this Waiver to be
duly executed and delivered by their proper and duly authorized officers as of
the day and year first above written.

                                            DLI HOLDING II CORP.

                                            By:
                                                 Name:
                                                 Title:

                                            DEL LABORATORIES, INC.,

                                            By:
                                                 Name:
                                                 Title:

                                            DEL PHARMACEUTICALS, INC.

                                            By:
                                                 Name:
                                                 Title:

                                            DEL PROFESSIONAL PRODUCTS, INC.

                                            By:
                                                 Name:
                                                 Title:

<PAGE>

                                            565 BROAD HOLLOW REALTY CORP.

                                            By:
                                                 Name:
                                                 Title:

                                            JPMORGAN CHASE BANK, N.A.,
                                            as Administrative Agent
                                            and as a Lender

                                            By:
                                                 Name:
                                                 Title:

                                            WACHOVIA BANK, NATIONAL ASSOCIATION

                                             By:
                                                  Name:
                                                  Title:EXHIBIT 10.24
         THIS LEASE, dated the 8th day of May, 2007

Between             WALTER ZIMMER & SON (732) 842-9595
                    P.O. Box O
                    157 Broad Street, Suite #203
                    Red Bank, NJ  07701

Parties             herein referred to as the Landlord, and

                    BigString Corporation
                    3 Harding Rd., Ste. E
                    Red Bank, NJ  07701

                    herein referred to as Tenant,

WITNESSETH:         That the Landlord hereby demises and leases unto the Tenant,
                    and the Tenant  hereby hires and takes from the Landlord for
                    the term and upon the  rentals  hereinafter  specified,  the
                    premises  described as follows,  situated in the Boro of Red
                    Bank, County of Monmouth and State of New Jersey

Premises            Being known as Suite E, 2,556 square feet of office space on
                    the first floor of the southeast side, together with the use
                    in common with other  tenants of  lavatories,  corridors and
                    elevators,  in the  building  known as 3 Harding  Road,  Red
                    Bank, New Jersey.

Term                The term of this demise shall be for One Year

                    Beginning June 1, 2007 and ending May 31, 2008

                    The rent for the demised  term shall be Forty Five  Thousand
                    Three Hundred Sixty Dollars and 00/100 ($45,360.00).

                    The said rent is to be  payable  monthly  in  advance on the
                    first day of each  calendar  month for the term  hereof,  in
                    installments as follows:

Payment             6/1/07 - 5/31/08 $3,780.00
of Rent

                    at the  office of Walter  Zimmerer  & Son,  P.O.  Box O, Red
                    Bank,  NJ 07701 or as may be otherwise  directed by Landlord
                    in writing.

                    THE ABOVE LETTING IS UPON THE FOLLOWING CONDITIONS:
Peaceful            First.  - The Landlord  covenants  that the Tenant on paying
Possession          the said rental and  performing the covenants and conditions
                    in this Lease contained, shall and may peaceably and quietly
                    have,  hold and  enjoy  the  demised  premises  for the term
                    aforesaid.

Purpose             Second. - The Tenant covenants and agrees to use the demised
                    premises as a

                                            General Office

                    And agrees not to use or permit the  premises to be used for
                    any other purpose  without the prior written  consent of the
                    landlord endorsed hereon.

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Default in          Third.  - The Tenant  shall,  without  any  previous  demand
Payment of          therefore,  pay to the Landlord, or its agent, the said rent
Rent                at the times and in the manner above provided.  In the event
                    of the non-payment of said rent, or any installment thereof,
                    at the times and in the manner  above  provided,  and if the
                    same  shall  remain in default  for ten days after  becoming
                    due, or if the Tenant shall be dispossessed  for non-payment
                    of rent,  or if the leased  premises  shall be  deserted  or
                    vacated,  the Landlord or its agents shall have the right to
                    and may enter the said  premises as the agent of the Tenant,
Abandonment         either by force or  otherwise,  without being liable for any
Of Premises         prosecution or damages therefore, and may relet the premises
                    as the agent of the Tenant,  and receive the rent therefore,
                    upon such terms as shall be  satisfactory  to the  Landlord,
                    and all rights of the Tenant to repossess the premises under
                    this lease shall be forfeited. Such re-entry by the Landlord
                    shall not  operate to release the Tenant from any rent to be
                    paid or covenants to be performed  hereunder during the full
Re-entry and        term of  this  lease.  For the  purpose  of  reletting,  the
Reletting by        Landlord   shall  be  authorize  to  make  such  repairs  or
Landlord            alterations in or to the leased premises as may be necessary
                    to place the same in good  order and  condition.  The Tenant
                    shall be liable to the Landlord for the cost of such repairs
                    or alterations,  and all expenses of such reletting.  If the
                    sum  realized  or to  be  realized  from  the  reletting  is
                    insufficient to satisfy the monthly or term rent provided in
                    this lease,  the  Landlord,  at its option,  may require the
Tenant Liable       Tenant to pay such  deficiency  month by month,  or may hold
for Deficiency      the  Tenant  in  advance  for the  entire  deficiency  to be
                    realized during the term of the reletting.  The Tenant shall
                    not be entitled  to any surplus  accruing as a result of the
                    reletting.  The  Landlord  is  hereby  granted  a  lien,  in
                    addition to any statutory lien or right to distrain that may
                    exist on all personal  property of the Tenant in or upon the
                    demised  premises,   to  secure  payment  of  the  rent  and
Lien of             performance  of the covenants and  conditions of this lease.
Landlord to         The Landlord shall have the right as agent of the Tenant, to
Secure              take possession of any furniture, fixtures or other personal
                    property of the Tenant found in or about the  premises,  and
                    sell the same at  public  or  private  sale and to apply the
                    proceeds  thereof to the payment of any monies  becoming due
                    under this lease,  the Tenant hereby  waiving the benefit of
                    all laws exempting property from execution, levy and sale on
                    distress  or  judgment.   The  Tenant   agrees  to  pay,  as
Performance         additional  rent,  all  attorney's  fees and other  expenses
Attorney's          incurred by the Landlord in enforcing any of the obligations
Fees                under this lease.

Sub-letting         Fourth.  - The Tenant shall not sub-let the demised premises
and  Assignment     nor any portion thereof, nor shall this lease be assigned by
                    the Tenant without the prior written consent of the Landlord
                    endorsed  hereon.  If tenant needs to sublet,  landlord must
                    first be consulted and any sub-let will be  considered  only
                    at current market rates. Administrative costs of $250.00 and
                    brokerage  commission  will be  charged  for  re-letting  by
                    Landlord.

Conditions          Fifth. - The Tenant has examined the demised  premises,  and
of Premises         accepts them in their present condition (except as otherwise
                    expressly  provided herein) and without any  representations
                    on the part of the  Landlord  or its agent as to the present
                    or future  condition of the said premises.  The Tenant shall
                    keep the  demised  premises  in good  condition,  and  shall
                    redecorate,  paint and renovate the said  premises as may be
                    necessary  to keep them in repair and good  appearance.  The
                    Tenant shall quit and  surrender  the premises at the end of
                    the demised term in as good  condition as the reasonable use
                    thereof  will   permit.   The  Tenant  shall  not  make  any
                    alterations,  additions,  or  improvements  to said premises
Alterations         without  the prior  written  consent  of the  Landlord.  All
    And             erections, alterations,  additions and improvements, whether
Improvements        temporary or permanent in character,  which may be made upon
                    the premises  either by the  Landlord or the Tenant,  except
                    furniture or movable trade fixtures installed at the expense
                    of the Tenant,  shall be the  property of the  Landlord  and
                    shall remain upon and be surrendered  with the premises as a
                    part thereof at the termination of this Lease, without

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Termination         compensation  to the Tenant.  The Tenant  further  agrees to
Inflammable         keep  said  premises  and all parts  thereof  in a clean and
Materials           sanitary condition and free from trash, inflammable material
                    and other objectionable matter.

Mechanics'          Sixth.  - In the  event  that any  mechanics'  lien is filed
Liens               against the premises as a result of  alterations,  additions
                    or  improvements  made by the Tenant,  the Landlord,  at its
                    option,  after thirty days notice to Tenant,  may  terminate
                    this lease and may pay the said lien, without inquiring into
                    the  validity  thereof,   and  the  Tenant  shall  forthwith
                    reimburse  the  Landlord the total  expense  incurred by the
                    Landlord in  discharging  the said lien, as additional  rent
                    hereunder.

Insurance           Seventh. - Tenant shall obtain, pay for, and keep in effect,
                    for the  benefit  of the  Landlord  and the  Tenant,  Public
                    Liability  Insurance  on the  Rental  space.  The  insurance
                    company  must  be  acceptable  to  the  Landlord,   provided
                    Landlord  shall act  reasonable  in judging  such  company's
                    acceptability.  The  coverage  must be at least the  minimum
                    amount of $1,000,000.00 under this Lease.  Landlord shall be
                    named as an  additional  insured  on such  policy.  All such
                    policies  shall  state  that the  insurance  company  cannot
                    cancel  or refuse  to renew  without  at least ten (10) days
                    written  notice  to the  Landlord.  Tenant  shall  deliver a
                    certificate of insurance to the Landlord, with proof of full
                    payment  of the  first  year's  premium  prior  to  Landlord
                    granting access to the premises to the Tenant.  Tenant shall
                    deliver a renewal  certificate  of insurance to Landlord not
                    less than 15 days before the expiration date of each policy.
                    Landlord and Tenant  shall each obtain  their own  insurance
                    for fire and other  casualty  as to that  property  in which
                    that party has an insurable interest.

Glass               The Tenant agrees to replace at the Tenant's expense any and
                    all  glass  that may  become  broken  in and on the  demised
                    premises.  Plate glass and mirrors, if any, shall be insured
                    by the  Tenant at their  full  insurable  value in a company
                    satisfactory to the Landlord.

Liability           Eighth. - The Landlord shall not be responsible for the loss
of Landlord         of or damage to property, or injury to persons, occurring in
                    or about the demised  premises,  by reason of an existing or
                    future  condition,  defect,  matter or thing in said demised
                    premises or the  property of which the  premises are a part,
                    or for the acts, omissions or negligence of other persons or
                    tenants in and about the said property. The Tenant agrees to
                    indemnify and save the Landlord harmless from all claims and
                    liability  for losses of or damage to property,  or injuries
                    to persons occurring in or about the demised  premises.  The
                    tenant at his own expense shall supply a business  liability
                    insurance  certificate  stating  landlord  as an  additional
                    insured to the landlord,  with minimum liability coverage in
                    the amount of  $1,000,000.00.  All policies shall state that
                    the  insurance  company  cannot  cancel  or  refuse to renew
                    without at least 10 days written notice to the Landlord.

Services            Ninth.  - Utilities  and  services  furnished to the demised
and  Utilities      premises for the benefit of the Tenant shall be provided and
                    paid for as follows:  water by the Landlord;  electricity by
                    the Tenant;  heat by the  Tenant;  air  conditioning  by the
                    Tenant; hot water by the Landlord;

                    Tenants  shall be  responsible  directly to the Landlord for
                    their share of the electrical  usage from the Jersey Central
                    Power  &  Light  Co.  ("JCP&L")  for  Meter  No.  G28725665.
                    Supplemental   individual  usage  meters  are  read  by  the
                    landlord  each  month in each  suite the same day as JCP&L's
                    meter is read.  From this reading,  the Landlord  calculates
                    Tenant's  individual  portion of the bill.  JCP&L's meter is
                    and  shall  remain  in  the  name  of  the  Landlord  and is
                    understood to service only suites A and E.

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                    The  Landlord  shall not be liable for any  interruption  or
                    delay in any of the above services for any reason.

                    It is  understood  that the trash is picked up each  evening
                    from a container  provided by Landlord in designated area of
                    parking lot. Tenant shall deposit their office trash in said
                    container. *See paragraph #29.

Right               Tenth. - The Landlord,  or its agents,  shall have the right
to Inspect and      to enter the demised premises at reasonable hours in the day
Exhibit             or night,  to examine the same, or to run telephone or other
                    wires, or to make such repairs,  additions or alterations as
                    it shall deem  necessary  for the  safety,  preservation  or
                    restoration  of the  improvements,  or  for  the  safety  or
                    convenience  of the occupants or users thereof  (there being
                    no obligation,  however, on the part of the Landlord or make
                    any such repairs,  additions or alterations),  or to exhibit
                    the same to prospective purchasers and put upon the premises
                    a suitable  "For Sale" sign.  For three  months prior to the
                    expiration of the demised term,  the Landlord or its agents,
                    may similarly  exhibit the premises to prospective  tenants,
                    and may place the usual "To Let" signs thereon.

Damage by           Eleventh.  - In the event of the  destruction of the demised
Fire,               premises or the  building  containing  the said  premises by
Explosion, the      fire,   explosion,  the  elements  or otherwise  during  the
Elements or         term hereby created,  or previous  thereto,  or such partial
Otherwise           destruction   thereof  as  to  render  the  premises  wholly
                    untenantable  or unfit for  occupancy,  or shall the demised
                    premises  be so  badly  injured  that  the  same  cannot  be
                    repaired  within  ninety  days  from the  happening  of such
                    injury, then and in such case the term hereby created shall,
                    at the option of the  Landlord,  cease and  become  null and
                    void from the date of such  damage or  destruction,  and the
                    Tenant shall immediately surrender said premises and all the
                    Tenant's  interest  therein to the  Landlord,  and shall pay
                    rent only to the time of such surrender,  in which event the
                    Landlord  may  reenter  and  re-possess  the  premises  thus
                    discharge  from  this  lease  and  may  remove  all  parties
                    therefrom.   Should  the   demised   premises   be  rendered
                    untenantable and unfit for occupancy,  but yet be repairable
                    within  ninety  days from the  happening  of said  injury or
                    while   repairs  are  being  made,   but  shall   recommence
                    immediately  after said repairs shall be  completed.  But if
                    the  premises  shall  be so  slightly  injured  as not to be
                    rendered  untenantable  and  unfit for  occupancy,  then the
                    Landlord   agrees  to  repair   the  same  with   reasonable
                    promptness  and in that case the rent  accrued and  accruing
                    shall not cease or determine.  The Tenant shall  immediately
                    notify the  Landlord in case of fire or other  damage to the
                    premises.

Observation         Twelfth.  - The Tenant agrees to observe and comply with all
Of Laws,            laws,  ordinances,  rules and  regulations  of the  Federal,
Ordinances,         State,  County and Municipal  authorities  applicable to the
Rules and           business  to to be  conducted  by the Tenant in the  demised
Regulations         premises.  The Tenant agrees not to do or permit anything to
                    be done in said premises,  or keep anything  therein,  which
                    will  increase  the rate of fire  insurance  premiums on the
                    improvements  or  any  part  thereof,  or on  property  kept
                    therein, or which will obstruct or interfere with the rights
                    of other  tenants,  or conflict with the  regulations of the
                    Fire  Department  or with any  insurance  policy  upon  said
                    improvements  or  any  part  thereof.  In the  event  of any
                    increase in insurance  premiums  resulting from the Tenant's
                    occupancy  of the  premises,  or from any act or omission on
                    the  part of the  Tenant,  the  Tenant  agrees  to pay  said
                    increase  in  insurance  premiums  on  the  improvements  or
                    contents thereof as additional rent.

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Signs               Thirteenth.  - No sign,  advertisement  or  notice  shall be
                    affixed to or placed upon any part of the  demised  premises
                    by the  Tenant,  except in such  manner,  and of such  size,
                    design and color as shall be  approved in advance in writing
                    by the Landlord.

Subordination       Fourteenth.   -  This  lease  is   subject   and  is  hereby
of Mortgages        subordinated to all present and future  mortgages,  deeds of
and Deeds           trust or other  encumbrances  affecting the demised premises
of Trust            or the property of which the premises are a part. The Tenant
                    agrees  to  execute,  at no  expense  to the  Landlord,  any
                    instrument which may be deemed necessary or desirable by the
                    Landlord to further effect the  subordination  of this lease
                    to any such mortgage, deed of trust encumbrance.

Sale of             Fifteenth.  - In event of the  sale by the  Landlord  of the
Premises            demised premises, or the property of which said premises are
                    a part,  the Landlord or the purchaser  may  terminate  this
                    lease on the  thirtieth day of April in any year upon giving
                    the Tenant notice of such termination prior to the first day
                    of January in the same year.

Rules and           Sixteenth. - The rules and regulations regarding the demised
Regulations of      premises,  affixed  to this  lease,  if any,  as well as any
Landlord            other and further  reasonable  rules and  regulations  which
                    shall  be made by the  Landlord,  shall be  observed  by the
                    Tenant and by the Tenant's employees,  agents and customers.
                    The  Landlord  reserves  the right to rescind any  presently
                    existing rules  applicable to the demised  premises,  and to
                    make such other and further reasonable rules and regulations
                    as, in its judgment,  may from time to time be desirable for
                    the safety,  care and  cleanliness of the premises,  and for
                    the preservation of good order therein, which rules, when so
                    made and notice thereof given to the Tenant,  shall have the
                    same force and effect as if  originally  made a part of this
                    lease. Such other and further rules shall not,  however,  be
                    inconsistent  with the proper and rightful  enjoyment by the
                    Tenant of the demised premises.

Violation of        Seventeenth.  - In case of violation by the Tenant of any of
Covenants,          the covenants,  agreements and conditions of this lease,  or
Forfeiture of       of  the  rules  and  regulations  now  or  hereafter  to  be
Lease, Re-          reasonably  established by the Landlord, and upon failure to
entry of            discontinue  such  violation  within ten days  after  notice
Landlord            thereof given to the Tenant,  this lease shall  thenceforce,
                    at the option of the Landlord, become null and void, and the
                    Landlord may re-enter without further notice of demand.  The
                    rent in such case shall become due, be apportioned  and paid
                    on and up to the day of such re-entry,  and the Tenant shall
                    be  liable  for  all  loss or  damage  resulting  from  such
                    violation  as  aforesaid.  No waiver by the  Landlord of any
                    violation  or  breach  of  condition  by  the  Tenant  shall
                    constitute  or  be  construed  as  a  waiver  of  any  other
                    violation  or breach of  condition,  nor shall lapse of time
                    after breach of condition by the Tenant  before the Landlord
                    shall  exercise its option under this  paragraph  operate to
Non-waiver or       defeat the right of the  Landlord to declare this lease null
Breach              and void and to re-enter upon the demised premises after the
                    said breach or violation.

Notices             Eighteenth.  - All notices and demands,  legal or otherwise,
                    incidental to this lease,  or the  occupation of the demised
                    premises,  shall be in writing. If the Landlord or its agent
                    desires  to give or serve  upon the  Tenant  any  notice  or
                    demand,  it shall be  sufficient  to send a copy  thereof by
                    registered  mail,  addressed  to the  Tenant at the  demised
                    premises,  or to  lease  a copy  thereof  with a  person  of
                    suitable  age  found  on  the  premises,  or to  pose a copy
                    thereof  upon the door to said  premises.  Notices  from the
                    Tenant to the Landlord  shall be sent by registered  mail or
                    delivered  to  the   Landlord  at  the  place   hereinbefore
                    designated  for the  payment  of rent,  or to such  party or
                    place as the  Landlord  may from time to time  designate  in
                    writing.

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Bankruptcy,         Nineteenth.  - It is  further  agreed  that  if at any  time
Insolvency,         during  the term of this  lease the  Tenant  shall  make any
Assignment for      assignment  for the  benefit  of  creditors,  or be  decreed
Benefit of          insolvent  or  bankrupt  according  to law, or if a receiver
Creditors           shall be appointed for the Tenant, then the Landlord may, at
                    its option, terminate this lease, exercise of such option to
                    be  evidenced  by  notice  to that  effect  served  upon the
                    assignee, receiver, trustee or other person in charge of the
                    liquidation  of the  property of the Tenant or the  Tenant's
                    estate,  but such termination shall not release or discharge
                    any payment of rent payable  hereunder and then accrued,  or
                    any  liability  then  accrued by reason of any  agreement or
                    covenant herein contained on the part of the Tenant,  or the
                    Tenant's legal representatives.

Holding over        Twentieth.  - In the event that the Tenant  shall  remain in
by Tenant           the demised  premises  after the  expiration  of the term of
                    this lease without having  executed a new written lease with
                    the  Landlord,  such  holding  over shall not  constitute  a
                    renewal or extension of this lease. The Landlord may, at its
                    option, elect to treat the Tenant as one who has not removed
                    at the end of his term, and thereupon be entitled to all the
                    remedies   against  the  Tenant  provided  by  law  in  that
                    situation,  or the  Landlord  may elect,  at its option,  to
                    construe such holding over as a tenancy from month to month,
                    subject  to all the  terms  and  conditions  of this  lease,
                    except as to duration thereof,  and in that event the Tenant
                    shall pay monthly  rent in advance at the rate of  $7,560.00
                    per month.

Eminent             Twenty-first.  - If the property or any part thereof wherein
Domain,             the demised premises are located shall be taken by public or
Condemnation        quasi-public  authority under any power of eminent domain or
                    condemnation,  this  lease,  at the option of the  Landlord,
                    shall forthwith terminate and the Tenant shall have no claim
                    or interest in or to any award of damages for such taking.

Security            Twenty-second.  - The Tenant has this day deposited with the
                    Landlord  the sum of  $5,670.00 as security for the full and
                    faithful  performance  by  the  Tenant  of  all  the  terms,
                    covenants  and  conditions  of this lease upon the  Tenant's
                    part to be  performed,  which said sum shall be  returned to
                    the  Tenant  after the time fixed as the  expiration  of the
                    term herein,  provided  the Tenant has fully and  faithfully
                    carried out all the said terms,  covenants and conditions on
                    Tenant's part to be  performed.  In the event of a bona fide
                    sale,  subject to this lease,  the  Landlord  shall have the
                    right to transfer the security to the vendor for the benefit
                    of the Tenant and the Landlord shall be considered  released
                    by the  Tenant  from all  liability  for the  return of such
                    security,  and the Tenant agrees to look to the new Landlord
                    solely for the return of the said security, and it is agreed
                    that this shall apply to every  transfer or assignment  made
                    of the security to a new  Landlord.  The security  deposited
                    under  this  lease  shall  not  be  mortgaged,  assigned  or
                    encumbered by the Tenant without the written  consent of the
                    Landlord. No portion of the security deposit, deposited here
                    under  $5,670.00 may be applied by tenant against any rental
                    obligation  due  hereunder.  A sum of  $5,272.50  is on hand
                    under prior lease.  A balance of $397.50 is due upon signing
                    this lease.

Arbitration         Twenty-third.  - Any dispute  arising under this lease shall
                    be settled by  arbitration.  Then  Landlord and Tenant shall
                    each  choose  an  arbitrator  and the two  arbitrators  thus
                    chosen  shall  select a third  arbitrator.  The findings and
                    award of the three  arbitrators  thus chosen  shall be final
                    and binding on the parties hereto.

Delivery            Twenty-fourth.  - No  rights  are to be  conferred  upon the
of Lease            Tenant until this lease has been signed by the Landlord, and
                    an  executed  copy of the  lease has been  delivered  to the
                    Tenant.

                                       6
<page>

Lease               Twenty-fifth.  - The  foregoing  rights and remedies are not
Provisions          intended to be exclusive  but  additional  to all rights and
Not Exclusive       remedies the Landlord would otherwise have by law.

Leasing
Binding On          Twenty-sixth.  - All of the terms,  covenants and conditions
Heirs,              of this lease  shall  inure to the benefit of and be binding
Successors,         upon  the  respective  heirs,   executors,   administrators,
Etc.                successors and assigns of the parties  hereto.  However,  in
                    the event of the death of the Tenant, if an individual,  the
                    Landlord  may,  at  its  option,  terminate  this  lease  by
                    notifying the executor or administrator of the Tenant at the
                    demised premises.

Tenant              Twenty-seventh. - This lease and the obligation of Tenant to
Obligation          pay rent  hereunder  and perform all of the other  covenants
                    and  agreements  hereunder on part of Tenant to be performed
                    shall in nowise be  affected,  impaired  or excused  because
                    Landlord is unable to supply or is delayed in supplying  any
                    service  expressly or implied to be supplied or is unable to
                    make,  or is  delayed  in  making  any  repairs,  additions,
                    alterations  or  decorations  or is  unable  to supply or is
                    delayed in supplying  any  equipment or fixtures if Landlord
                    is   prevented  or  delayed  from  so  doing  by  reason  of
                    governmental  preemption  in  connection  with the  National
                    Emergency  declared by the President of the United States or
                    in  connection  with any rule,  order or  regulation  of any
                    department or subdivision thereof of any governmental agency
                    or by reason of the  conditions  of supply and demand  which
                    have been or are affected by the war.

No Oral             Twenty-eighth. - This instrument may not be changed orally.
Changes

Trash and           Twenty-ninth.  - It is  understood  that Tenant shall comply
Recycle             with  the  trash  and  recycling  program  as  outlined  and
                    enforced by the Boro of Red Bank and by the Landlord.  It is
                    understood  that  trash is  picked  up each  evening  by the
                    Borough  of Red Bank from a deposit  container  provided  by
                    Landlord in  designated  area of parking  lot.  Tenant shall
                    deposit his office trash in said container.

Late Payment        Thirtieth.  - In every case in which  Tenant is  required by
                    the terms of this  lease to pay  Landlord a sum of money and
                    payment  is not made  within  ten (10)  days  after the same
                    becomes  due,  a penalty  of 5% shall be paid as  additional
                    rent  along  with the sum of money  owed.  Interest  on Late
                    Payment  - If any sum of money is not paid  within  30 days,
                    interest  shall also be  payable  from the first due date at
                    the rate of (18%) per annum  calculated  on a per diem basis
                    until paid.  However,  if the amount of interest  payable to
                    the foregoing  exceeds the maximum rate allowed by law, then
                    interest  on said  unpaid  sums shall  accrue at the maximum
                    rate allowed by law. Landlord may at its option,  cause such
                    late  charge  to be added  to and  become a part of the next
                    succeeding  monthly  installments  of fixed  rent to be made
                    pursuant  hereto.  Any payment  made shall 1st be applied to
                    late fees, interest and other charges then to current rents.

Chair Pads          Thirty-first.  - Chair  desk pads must be used on the carpet
                    under all rolling type chairs to preserve carpets.

Bulb                Thirty-second. - Tenant shall be responsible for the cost of
Replacement         replacement  of all standard lamps and bulbs and all ballast
                    used  by  tenant  in  the  Demised  Premises.  The  building
                    management  does not provide such service and tenant will be
                    billed appropriately when service is used.

                                       7
<page>

Smoke-Free          Thirty-third.  - This building is a SMOKE FREE building. All
Building            Tenants are required to comply.

Parking             Thirty-fourth.  - It is  understood  that 4  parking  spaces
                    shall  be  made  available  for  Tenant  in  the  3  Harding
                    Rd./Hudson  St.  parking  lot  and her  employees  on an "as
                    available"  basis in the lot known as 195 Broad Street,  Red
                    Bank, only.

Lock Changes        Thirty-fifth.  - Landlord shall have a key for access to the
                    entire subject premises at all times. Landlord may enter the
                    premises at all times. If Tenant changes locks, the new keys
                    must be keyed to the Landlord's master key.

Notification At     Thirty-sixth.  -  Tenant  shall  notify  Landlord  4  months
End Of Lease        (2/1/08)  prior to expiration of this Lease if he intends to
Term                vacate premises at the expiration of this Lease.

Signatures          The landlord and the tenant agree to the terms of this Lease
                    by signing below. If a party is a corporation, this Lease is
                    signed by its proper  corporate  officers and its  corporate
                    seal is affixed.

IN WITNESS  WHEREOF,  Landlord and Tenant have executed this Lease as of the day
and year aforesaid.

                                             Walter Zimmerer & Son
                                             Landlord
Witness:

/s/ Debra Elmore-Harsell                     /s/ Hans P. Zimmerer
---------------------------------            -----------------------------------
As to Landlord                               Hans P. Zimmerer
                                             Managing General Partner

                                             Tenant

                                             /s/ Darin M. Myman
---------------------------------            -----------------------------------
As to Tenant                                 Darin M. Myman
                                             Chief Executive Officer
                                             BigString.com

                                       8

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