Document:

Exhibit 10.6

    LEASE

    BETWEEN

    BOCA
      TOWN
      PARTNERS, LLC,

    a
      Florida
      limited liability company

     

    AS
      LANDLORD

     

    AND

     

    ANCHOR
      FUNDING SERVICES, LLC

     

    AS
      TENANT

     

    FOR
      APPROXIMATELY 2,875 RENTABLE SQUARE FEET

     

    LOCATED
      IN

     

    800
      Yamato Road, Boca Raton, Florida 33431

     

    April
      16,
      2007

    

    
      
        
          
             

          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    LEASE
      INDEX

     

    

    
 

    
 

    
      	 	 	
               Page

            	 
	 SECTION
              1. BASIC
              DATA.	 	 	1	 
	 SECTION
2.
              PREMISES.	 	 	5	 
	 SECTION
              3. TERM.	 	 	6	 
	 SECTION
              4. PERMITTED
              USE .	 	 	6	 
	 SECTION
              5. FIXED
              ANNUAL RENT.	 	 	7	 
	 SECTION
              6. SALES
              AND USE TAX	 	 	7	 
	 SECTION
7.
              REAL ESTATE TAXES AND ASSESSMENTS.	 	 	7	 
	 SECTION
              8. TENANT
              TO BEAR PROPORTIONATE SHARE OF OPERATING COSTS	 	 	8	 
	 SECTION
              9. USE
              OF COMMON AREAS.	 	 	10	 
	 SECTION
              10. WASTE
              OR NUISANCE.	 	 	10	 
	 SECTION
              11. CONSTRUCTION
              OF LANDLORD'S WORK AND TENANT'S WORK.	 	 	10	 
	 SECTION
              12. CONDITION
              OF PREMISES .	 	 	12	 
	 SECTION
              13. ALTERATIONS	 	 	12	 
	 SECTION
              14. LIENS.	 	 	13	 
	 SECTION
              15. NEGATIVE
              COVENANTS.	 	 	13	 
	 SECTION
              16. REPAIRS.	 	 	13	 
	 SECTION
              17. EMINENT
              DOMAIN	 	 	14	 
	 SECTION
              18. DAMAGE
              AND DESTRUCTION.	 	 	15	 
	 SECTION
              19. QUIET
              ENJOYMENT 	 	 	17	 
	 SECTION
              20. RIGHT
              OF ENTRY	 	 	17	 
	 SECTION
21.
              SERVICES.	 	 	17	 
	 SECTION
              22. ASSIGNMENT
              AND SUBLETTING 	 	 	19	 
	 SECTION
              23. DEFAULT.	 	 	19	 
	 SECTION
              24. LEGAL EXPENSES.	 	 	21	 
	 SECTION
              25.
              INSURANCE.	 	 	21	 

    

     

    
      
        
        

      

      
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      	 SECTION
26.
              INDEMNIFICATION. 	 	 	22	 
	 SECTION
              27. LOSS AND
              DAMAGE.	 	 	23	 
	
               SECTION
                28. END OF TERM
                

            	 	 	23	 
	 SECTION
              29. SIGNS
              	 	 	24	 
	 SECTION
              30. NOTICES.	 	 	24	 
	 SECTION
              31. LANDLORD'S
              REPRESENTATIONS	 	 	24	 
	 SECTION
              32.
              NON-WAIVER.	 	 	25	 
	 SECTION
              33. SUBORDINATION
              NON-DISTURBANCE AND ATTORNMENT	 	 	25	 
	 SECTION
              34. ESTOPPEL
              CERTIFICATES 	 	 	25	 
	
               SECTION
                35. SATELLITE DISH
                

            	 	 	26	 
	 SECTION
              36. RULES AND
              REGULATIONS 	 	 	26	 
	 SECTION
              37.
              PARKING.	 	 	26	 
	 SECTION
              38. BROKERS 	 	 	27	 
	 SECTION
              39. NO
              RECORDING 	 	 	27	 
	 SECTION
              40. MOLD.	 	 	27	 
	 SECTION
              41. PATRIOT
              ACT.	 	 	28	 
	 SECTION
              42. CONSTRUCTION
              OF LANGUAGE.	 	 	28	 
	 SECTION
              43. LIABILITY OF
              LANDLORD	 	 	28	 
	 SECTION
              44. GOVERNING
              LAW.	 	 	29	 
	 SECTION
              45. TIME
              OF ESSENCE.	 	 	29	 
	 SECTION
              46. ACCORD
              AND SATISFACTION	 	 	29	 
	 SECTION
              47. ENTIRE
              AGREEMENT.	 	 	29	 
	 SECTION
              48.
              SEVERABILITY	 	 	29	 
	 SECTION
              49. INTEREST
              ON PAST DUE OBLIGATIONS.	 	 	29	 
	 SECTION
              50. LANDLORD'S
              LIEN.	 	 	30	 
	 SECTION
              51. RADON
              DISCLOSURE.	 	 	30	 
	 SECTION
              52. WAIVER OF JURY
              TRIAL	 	 	30	 
	 SECTION
53.
              SECURITY DEPOSIT.	 	 	30	 

    

     

     

     

     

    
 

    
      
        
          
            
               

            

          

          
          

        

        
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        	 SECTION
54.
                NAME OF BUILDING AND PROJECT	 	 	31	 
	 SECTION
55.
                EXCUSE OF PERFORMANCE	 	 	31	 
	 SECTION
                56. TENANT'S
                REPRESENTATIONS.	 	 	31	 
	 SECTION57.
                LAWS AND ORDINANCES	 	 	31	 
	 SECTION
58.
                SUCCESSORS AND ASSIGNS	 	 	32	 

      

    

    .

     

    SCHEDULE
      OF EXHIBITS

     

    

      
        	
                EXHIBIT
                  "A"

              	
                BUILDING
                  LAND LEGAL DESCRIPTION

              
	
                EXHIBIT
                  "B" 

              	
                PREMISES
                  FLOOR PLAN

              
	
                EXHIBIT
                  "C" 

              	
                PROJECT
                  SITE PLAN

              
	
                EXHIBIT
                  "D"

              	
                EXCLUSIONS
                  TO OPERATING EXPENSES

              
	
                EXHIBIT
                  "E"

              	
                LANDLORD'S
                  WORK 

              
	
                EXHIBIT
                  "F" 

              	
                TENANT'S
                  WORK 

              
	
                EXHIBIT
                  "G"

              	
                NOT
                  APPLICABLE 

              
	
                EXHIBIT
                  "H"

              	
                NOT
                  APPLICABLE

              
	
                EXHIBIT
                  "I"

              	
                SUBORDINATION,
                  NON-DISTURBANCE AND ATTORNMENT AGREEMENT

              
	
                EXHIBIT
                  "J"

              	
                RULES
                  AND REGULATIONS

              
	
                EXHIBIT
                  "K 

              	
                COMMENCEMENT
                  DATE MEMORANDUM AND CONFIRMATION OF LEASE
                  TERMS

              

      

    

     

     

     

    

    
      
        
          
            
              ii

            

          

          iii

        

        
          
          

          
            

          

        

        
          
          

        

      

    

    
 

    LEASE

     

    THIS
      LEASE ("Lease")
      is
      made
      as of the 16 day
      of
      April, 2007, between Boca Town Partners,
      LLC, a Florida limited liability company ("Landlord"),
      and
      Anchor Funding Services, LLC, a North
      Carolina limited liability company ("Tenant").

     

    WITNESSETH:

     

    SUMMARY
      OF LEASE PROVISIONS 

     

    SECTION
      I. BASIC
      DATA.

     

    Certain
      fundamental provisions of this Lease are presented in this summary format in
      this Section
      I
      to facilitate convenient reference by the parties hereto. All references in
      this
      Lease to the following terms shall be accorded the meanings or definitions
      given
      in this Section, as though such meaning
      or definition were fully set forth throughout the text hereof, unless such
      meanings are expressly modified,
      limited or expanded elsewhere in this Lease. This Section, together with the
      terms herein referenced,
      shall constitute an
      integral part of this Lease.

     

    1.1"Alteration"
      shall
      mean any improvements, changes or alterations in or about the Premises.

     

    1.2
      "Approvals"
      shall
      mean any and all approvals, permits and variances required for Tenant's
      occupancy and use of the Premises for the Usc (as defined herein)permitted
      hereunder
      from all governmental or quasi-governmental authorities and third parties
(whether
      private or public) having authority pursuant to law or otherwise to approve
      Tenant's
      use and occupancy of the Premises.

     

    1.3"B.O.M.A."
      shall mean the standard method of floor measurement as published by the
      Builders, Owners and Managers Association International Reprint, May 1981,
      ANSIZ
65,1-1980,
      and approved July 31, 1980 by the American National Standards Institute,
Inc,

     

    1.4
      "Building"
      shall
      mean the building located on the Building Land. The current address of
the
      Building is 800
      Yamato Road, Boca Raton, Florida 33431.
      The
      Building consists of approximately
      49,890
      S.F.

     

    1.5"Building
      Land" shall
      mean that certain real property more particularly described on Exhibit
      "A"attached
      hereto and made a part hereof.

     

    1.6"Building
      Permit" shall
      mean all necessary building permits and other governmental approvals
      for the performance of Tenant's Work.

     

    1.7"Business
      Days" shall
      mean all days, except Sundays, New Year's Day, President's Day, Memorial
      Day, Independence Day, Christmas Day, Labor Day and Thanksgiving.

     

    1.8
      "Commencement
      Date" shall
      mean the date upon which Landlord tenders exclusive possession
      of the Premises to Tenant upon completion of interior improvements and issuance
      of all necessary governmental approvals and permits have been obtained and
      issued
      for Landlord's Work including a Certificate of Occupancy or Certificate of
      Completion.
      Tenant shall be able to enter the Premises no less than 30 days prior to
Commencement
      Date to complete Tenant fit up and set up. Except if caused by Tenant
change
      orders to Landlord's Work or by Tenant's negligence or intentional interference
      with
      the
      completion of Landlord's Work, in the event Landlord is unable to tender
possession
      of the Premises to Tenant in accordance with the terms of this Lease on or
      before
      June
      1, 2007 (the
      "Outside
      Delivery
      Date"), then
      Tenant shall have the right to cancel
      this Lease upon thirty (30) days prior written notice to Landlord. Upon receipt
      of Tenant's written notice, Landlord shall thereafter have thirty (30) days
      from
      receipt of Tenant's
      written notice to deliver the Premises to Tenant with Landlord's Work
substantially
      completed. In the event the Landlord fails to deliver the Premises to Tenant
      with
      Landlord's Work substantially completed within such thirty (30) day period,
      then
this
      Lease shall terminate on the thirty (30th)
      day
      from receipt of Tenant's written notice.

     

     

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

     

    1.9
      "Common
      Areas" shall
      mean the following areas: (i) any areas in the Building devoted to
      lobbies, hallways, elevators, rest rooms, janitorial closets, mailrooms, vending
      areas and
      other
      similar facilities provided for the common use or benefit of tenants generally
      and/or
      for the public located in the Building; (ii) portions of the Building used
      for
mechanical
      rooms, electrical facilities, telephone closets, fire towers and building
      stairs; (iii)
      elevator shafts, vents, stacks, pipe shafts and vertical ducts, provided Tenant
      is not granted
      a
      license to utilize such areas; and (iv) those portions of the Building and/or
      the Building Land which arc provided and maintained for the common use and
      benefit of Landlord and tenants of the Building only and employees and invitees
      and licensees of Landlord
      and such tenants; including, without limitation, all atriums, walkways, parking
      areas,
      and all streets, sidewalks and landscaped areas comprising the Building
      Land.

     

    1.10
      Fixed
      Annual Rent" shall
      mean the base rent to be paid each and every Lease Year during
      the initial term which shall be as follows:

     

    Lease
      Year 1- the sum of $24.00 times the Rentable Square Footage (2,875) of the
      Premises per Lease Year less the first months rent which shall be zero (S0.00)
      or a credit to the Tenant of $5,750.00; for a remaining amount due which equals
      $63,250.00
      per
      annum, payable in eleven equal monthly payments of $5,750.00,
      plus
      applicable Florida sales tax.

     

    Lease
      Year 2 - the sum of 51.00
      times
      the
      Rentable Square Footage (2,875) of the Premises
      per Lease Year; which equals $69,000.00
      per
      annum, payable in twelve equal
      monthly payments of $5,750.00
      plus
      applicable Florida sales tax.

     

    Lease
      Year 3 - the sum of 523.00 times the Rentable Square Footage (2,875) of the
      Premises
      per Lease Year; which equals $71,875.00
      per
      annum, payable in twelve equal
      monthly payments of $5,989.59,
      plus
      applicable Florida sales tax.

     

    Lease
      Year 4 - the sum of 121.00
      times
      the
      Rentable Square Footage (2,875) of the Premises
      per Lease Year; which equals $71,875.00
      per
      annum, payable in twelve equal
      monthly payments of $5,
      989.58
      plus
      applicable Florida sales tax.

     

    Lease
      Year 5 - the sum of M.50
      times
      the
      Rentable Square Footage (2,875) of the Premises
      per Lease Year; which equals $73,312.50
      per
      annum, payable in twelve equal
      monthly payments of $6,109.38
      plus
      applicable Florida sales tax.

     

    Lease
      Month 61 subsequent to Lease Year 5 — the sum of $26.00 times the Rentable
      Square Footage (2,875) of the Premises per Lease Month; which equals
$6.229.17,
      payable
      in one monthly payment of S 6,229.17
      plus
      applicable Florida sales
      tax

     

    1.11
      "Hazardous Substance"shall
      mean any flammables, explosives, radioactive material, hazardous wastes,
      hazardous or toxic substances or related materials, asbestos or any material
      containing asbestos, or any other substance or material as defined in any
      federal, state
      or
      local environmental law, ordinance, rule or regulation, including, without
      limitation,
      the Comprehensive Environmental Response Compensation and Liability Act of
      1980,
      as amended, the Hazardous Material Transportation Act, as amended, the
Resource
      Conservation and Transportation Act, as amended, the Resource Conservation
      and
      Recovery Act, as amended, and in the regulations adopted in publications
promulgated
      pursuant to each of the foregoing.

    

    
      
        
          
          

        

        
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    1.12 "Landlord"
      shall
      mean BOCA TOWN PARTNERS, LLC its grantees, successors and assigns.

     

    1.13
      "Landlord's
      Work"
      shall
      mean all work to be performed by Landlord to complete the Premises
      in substantial accordance with the approved interior space plans as delineated
      on
      Exhibit
      "E".

     

    1.14
      "Lease
      Year" shall
      mean each twelve (12)-month period beginning on the Rent Commencement
      Date and each anniversary thereof, provided the Rent Commencement Date
      is
      on the first day of a month. If the Rent Commencement Date falls on a day other
      than
      the
      first day of a month, then the first Lease Year shall begin on the first day
      of
      the calendar
      month next following the Rent Commencement Date. If the Rent Commencement
      Date falls on a day other than the first day of a month, then the Term
shall
      be
      extended by the period of time ("Partial
      Lease Year") from
      such
      Rent Commencement
      Date through the end of the calendar month in which the Rent Commencement
      Date falls.

     

    1.15 "Lease
      Month" shall
      mean thirty days commencing on the first day after the last day of the
      last
      Lease Year and ending on the thirtieth day thereafter.

     

    1.16
      "Material
      Alterations" shall
      mean any alteration which: (i) is not limited solely to the interior
      of the Premises or in any other way affects the exterior of the Premises; or
      (ii) is structural
      or affects the strength of the Building; or (iii) affects the use of the
      mechanical, electrical,
      sanitary, heating, ventilating, air-conditioning or other services of the
      Building; or
      (iv)
      has an aggregate cost greater than Thirty Thousand Dollars
      ($30,000).

     

    1.17
      "Normal
      Business Hours" shall
      mean from 7:00 a.m. to 7:00 p.m. during all Business Days
      except Saturdays, and from 8:00 a.m. to 1:00 p.m. on Saturdays. Tenant to have
      access
      to
      Premises 24/7/365. Landlord shall provide a Key Card front door access
system
      to
      the Common Area west entrance.

     

    1.18 "Notice
      Address":

     

    
      	 To Landlord at:	 Boca Town Partners, LLC
	 	 800 Yamato Road, Suite 100

	 	 Boca Raton, Florida 33431
	 	 Attention: Lisa Clark , Senior V.P.
              of
              Finance
	 	 Telephone: 561-226-3600 Fax:
              561-226-3623
	 	 Email: lisa(a),nationsafedrivers.com
	 	 
	 with a required
              simultaneous
              copy to:	 SARAGA & LIPSHY, P.A.
	 	 201 N.E. First Avenue
	 	 Delray Beach, Florida 33444
              
	 	 Attention: Robert S. Saraga, Esq.
              
	 	 Telephone: 561- 330-0660
	 	
               Fax: 561-330-0610

            
	 	 E-mail saraga@slpalaw.com
	 	 
	 	 
	 To Tenant at:	 Anchor Funding Services,
              LLC
	 	 2201-E Crown Point Executive
              Drive
	 	 Charlotte, North Carolina 28227
              
	 	
               Telephone: 866-789-3863

                Fax:
                704-847-2259

            

    

     

    

    
      
        
          
          

          
          

        

        
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    1.19
      "Premises"
      shall
      mean a portion of the first (1st) floor containing approximately 2,875
      Rentable
      Square Feet, (subject to verification by Landlord's architect) substantially
      identified
      by labeling on the floor plans attached hereto and made a part hereof as
Exhibit
      "B", containing
      a total of approximately 2,500 usable square feet and having an approximate
      common area loss factor of 15.0%
      The
      Premises are designated as Suite 102.

     

    1.20
      "Project" means the Building Land, together with all improvements constructed
      thereon from
      time
      to time including, but not limited to, the Building and Common Areas. The
Project
      is an office building referred to as "BOCA
      TOWN PARTNERS PLAZA".

     

    1.21
      "Rentable
      Area"
      or
      "Rentable
      Square Footage" shall
      mean the total rentable area (as it exists
      from time to time) based on the B.O.M.A. method. Rentable Area of the Premises
      means
      approximately 2,875 square feet and Rentable Area of the Building means
approximately
      49,890
      square feet.

     

    1.22 "Rent
      Commencement Date" shall
      mean the date which is the same date as the Commencement
      Date.

     

    1.23 "Rent
      Payment Location" shall
      mean 800 Yamato Road Suite 100 Boca Raton, Florida 33431
      or
      such other location as Landlord may designate in writing from time to
      time.

     

    1.24
      "Security
      Deposit" The
      sum
      of SEVENTEEN THOUSAND TWO HUNDRED FIFTY ($17.250.M
      DOLLARS
      representing two months gross rent which shall be paid by Tenant
      to
      Landlord upon execution of this Lease by Tenant, and which Landlord shall
hold
      as
      Security Deposit herein. There are no personal guaranties under this Lease
      as
      the Tenant
      is
      a Public Company.

     

    1.25 "Site
      Plan" shall
      mean the diagram of the land and improvements which will comprise the
      Project attached hereto and made a part hereof as Exhibit
      "C".

     

    1.26
      "Specified
      Brokers" shall
      mean Butters Realty and Management, LLC, representing the Landlord
      and Commet Realty representing the Tenant with commission to each to be
paid
      by
      Landlord by separate agreement.

     

    1.27
      "Stipulated
      Rate" means
      interest at the rate of two percent (2%) per annum over the prime
      rate published from time to time by Bank of America (or similar institution
      if
      such rate
      ceases to be published) (which prime rate shall be its published prime rate
      and
      not necessarily
      the lowest rate charged to its most creditworthy customers).

     

    1.28 "Tenant"
      shall
      mean Anchor
      Funding Services, LLC.
      and
      its
      permitted successors and permitted
      assigns.

     

    1.29
      "Tenant
      Property" shall
      mean all movable partitions, business and trade fixtures, machinery
      and equipment, computers, furniture, satellite dish(es), signage, communications
      equipment and office equipment, whether or not attached to or built into
the
      Premises which are installed in the Premises by or for the account of Tenant
      and
      can be
      removed without structural damage to the Building and all furniture, furnishings
      and other
      articles of movable personal property owned by Tenant and located in the
      Premises.

    

    
      
        
          
            
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    1.30
      "Tenant's
      Proportionate Share" shall
      mean approximately 5.7611/0
      which
      is
      comprised of
      the
      rentable area (as defined in B.O.M.A.) of the Premises, divided by the total
      rentable
      area (as defined in B.O.M.A.) which is constructed in the Building.

     

    1.31"Tenant's
      Work" shall
      mean all work to be performed by Tenant to complete the Premises
      in substantial accordance with the Tenant's Plans attached hereto as
      Exhibit

     

    1.32
      "Term"shall
      mean five (5) Lease Years plus one (1) Lease Month plus Partial Lease
Year
      (if
      applicable) commencing on the Rent Commencement Date and ending at 11:59
p.m.
      on
      the last day of the Lease Month subsequent to the last Lease Year ("Expiration
      Date")
      or
      on such earlier date in which the Term of this Lease shall expire or be
cancelled
      or terminated pursuant to any of the conditions or covenants of this Lease
      or
pursuant
      to law.

     

     1.33
      "Usable
      Area" or
      "Usable
      Square
      Footage" shall
      mean the total usable area (as it exists from
      time
      to time) based on the B.O.M.A. method. Usable Area of the Premises means
approximately
      2,500
      square
      feet, subject to adjustment as provided in Section 2 hereof.

     

    1.34
      "Use"shall
      mean general business office use which may include, but not be limited to,
      administrative office uses and all uses incidental thereto and for any other
      lawful use or purpose
      consistent with the character of a first-class office building. Tenant shall
      be
permitted
      to use the Premises 24 hours per day, 365 days a year.

     

    STANDARD
      PROVISIONS OF LEASE

     

    SECTION
      2. PREMISES.

     

    Subject
      to the rent, terms and conditions herein set forth, Landlord hereby leases
      to
Tenant
      and Tenant hereby rents from Landlord the Premises, subject to the terms and
      provisions of this Lease,
      to
      have and to hold for the Term, unless the Term shall be sooner terminated as
      hereinafter provided.

     

    No
      less
      than thirty (30) days Prior to the Commencement Date, Tenant shall have the
      right,
      upon written notice to Landlord, to enter the Premises for purposes of preparing
      the Premises for the installation
      of furniture systems, telephone equipment and similar functions to facilitate
      Tenant's move in and
      start
      up of its business operations. The indemnification and hold harmless provisions
      provided for herein
      shall apply during such pre- move in period.

     

    In
      addition, if prior to the Commencement Date Tenant shall determine that rentable
      square footage of the Premises is not large enough to accommodate Tenant's
      space
      planning needs, Tenant shall
      be
      permitted to request that additional contiguous space be added to the Premises.
      Any such expansion
      of the Premises shall be upon the same terms and conditions applicable to the
      Premises initially demised
      hereunder (including the Fixed Annual Rent and the Allowance) and the term
      of
      any such expansion
      space shall be coterminous with the term of the Premises initially demised
      hereunder. Any such expansion
      of the Premises pursuant to the terms of this paragraph shall be on the first
      (1st) floor only. In the
      event
      of any such expansion of the Premises pursuant to the terms of this paragraph,
      the parties shall enter
      into an amendment to this Lease adding such space to the Premises and the
      appropriate increases shall be
      made
      to the rentable square footage of the Premises, the Tenant's Proportionate
      Share
      and any other matter
      under this Lease that is a function of square footage shall also be adjusted
      accordingly.

     

     

    

    

    
      
        
          
          

        

        
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    Promptly
      upon the Commencement Date, Landlord shall,
      at Landlord's own expense, direct
      its architect (or engineer) to determine the actual Usable Area of the Premises
      and the Rentable Areas of
      the
      Premises and the Building and the Tenant's Proportionate Share (based on
      B.O.M.A. and showing in detail
      the method of calculation thereof) as actually constructed and certify the
      same
      to Tenant. In the event
      that the foregoing measurements as determined in good faith by Landlord's
      architect (or engineer) are greater
      or less than the square footage specified in Section
      1 of
      this
      Lease, the Usable and Rentable Areas of
      the
      Premises and Tenant's Proportionate Share shall be adjusted to equal the amount
      so determined, and the
      Fixed
      Annual Rent and all other amounts specified in this Lease which are a function
      of the Usable Area
      or
      Rentable Area of the Premises and/or Building shall be adjusted
      accordingly.

    In
      the
      event Tenant disagrees with the Landlord's architect's (or engineer's)
      determination of
      the
      Usable or Rentable Areas of the Premises or Building, Tenant shall have the
      right to obtain a good faith
      determination of the measurement in question by an architect (or engineer)
      of
      its choosing. If' the determinations
      of the measurement in question by the architects (or engineers) of the
      respective parties differ,
      the architects (or engineers) shall each be provided with a copy of the other
      party's architect's (or engineer's)
      determination. The two (2) architects (or engineers) shall have fourteen (14)
      days from delivery of
      the
      other party's architect's (or engineer's) determination to agree or to select
      a
      mutually agreeable third architect
      (or engineer). Such third architect (or engineer) shall have thirty (30) days
      from the date he is selected
      to make such independent measurements and investigation as he deems reasonable
      and necessary and
      to
      deliver to the parties a written determination. The determination of such third
      architect or engineer will
      be
      final, binding and non-appealable. Each party shall bear the cost and fees
      of
      its architect (or engineer),
      and both parties shall equally divide the costs and fees of the third architect
      (or engineer). If the architects
      (or engineers) of the respective parties fail to agree yet do not appoint a
      third architect (or engineer)
      within the time provided, then either party may request that the then President
      of Palm Beach County
      Institute of Architects (or its successor organization) appoint such third
      architect (or engineer). If Palm
      Beach County does not have a chapter of the American Institute of Architects,
      then either party may request the Chief Judge of the Circuit Court of Palm
      Beach
      County, Florida appoint such third architect or engineer. If the parties have
      not agreed upon the Rentable Area of the Premises, prior to the Rent
Commencement
      Date, Tenant shall pay Fixed Annual Rent during the period prior to the final
      determination
      in an amount calculated using the Landlord's architect's (or engineer's)
      determination of the Rentable
      Area of the Premises. Upon the final determination of the Rentable Area of
      the
      Premises, Tenant shall
      immediately pay any amounts which were due and not paid, or Landlord shall
      credit Tenant's account for
      any
      excess amounts previously paid, as the case may require. In addition, upon
      the
      final determination of
      the
      Rentable Area of the Premises, Landlord and Tenant shall enter into a
      Commencement Date Memorandum
      and Confirmation of Lease Terms. The form of which is attached hereto as
Exhibit
      "K".

     

     

    SECTION
      3. TERM.

     

    The
      Term
      shall commence on the Rent Commencement Date. Landlord shall deliver
exclusive
      possession of the Premises to the Tenant on the Commencement Date.

     

    SECTION
      4. PERMITTED
      USE .

     

    It
      is
      understood that the Premises are to he used solely for the purposes set forth
      in
Section
      1 and
      for
      no other purposes. If any governmental license or permit shall be required
      for
      the proper and
      lawful conduct of Tenant's business in the Premises, Tenant shall, at its
      expense, duly procure and thereafter
      maintain such license or permit and shall at all times comply with the terms
      and
      conditions of same. Tenant shall not at any time suffer the Premises to be
      used
      or occupied (a) in violation of (i) the Certificate of Occupancy for the
      Premises or for the Building, (ii) any of the provisions of this Lease, or
      (iii)
      zoning ordinances, and rules and regulations of governmental and quasi
      governmental authorities having
      jurisdiction. Landlord shall not lease any part of the Building for, or suffer
      or permit any part of the Building
      to be used for, any use other than uses which are consistent with and
      appropriate for a first-class office
      building. Landlord confirms that Tenant's indented use as a corporate office
      is
      an accepted use permitted
      by local governmental authorities.

    

    

    
      
        
          
          

        

        
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    SECTION5.FIXED
      ANNUAL RENT.

     

    A. Tenant
      hereby covenants and agrees to pay to Landlord in lawful United States
funds,
      together with any and all applicable sales and use taxes levied upon the use
      and
      occupancy of the Premises as set forth in Section
      6 the
      Fixed
      Annual Rent specified in Section
      1 payable
      in equal monthly installments
      in advance, beginning on the Rent Commencement Date and continuing on the first
      day of each
      and
      every calendar month thereafter during said Term. All forms of rent due under
      this Lease shall be paid to Landlord, without demand, setoff or deduction
      whatsoever, unless otherwise set forth herein, at the Rent
      Payment Location specified in Section
      1 or
      at
      such other place as Landlord shall designate in writing to
      Tenant.

     

    Promptly
      upon the occurrence of the Rent Commencement Date, the parties shall
      execute an instrument confirming the Rent Commencement Date and the expiration
      date of the initial Term
      hereof, but the failure of any party to do so shall not release any of the
      parties from any of their obligations
      hereunder.

     

    B. Any
      and
      all sums of money or charges, other than Fixed Annual Rent, required
to
      be
      paid by Tenant under this Lease, whether or not the same be so designated,
      shall
      be considered "additional
      rent." Landlord shall have the same rights and remedies with respect to
      additional rent as with respect
      to Fixed Annual Rent. The term "Rent" is hereby defined to mean the Fixed Annual
      Rent and any additional
      rent payable by Tenant to Landlord under this Lease.

     

    C.
      In the
      event any rental or other payment due Landlord hereunder shall not be
paid
      within ten (10) days after the due date two (2) or more times in any Lease
      Year
      (or Partial Lease Year), on the third and each subsequent occasion in such
      Lease
      Year Tenant shall pay Landlord a late payment
      fee of three percent (3%) of the unpaid past due amount.

     

    SECTION
      6. SALES
      AND USE TAX .

     

    Tenant
      hereby covenants and agrees to pay monthly to Landlord, as additional rent,
      any
sales
      and
      use tax now or hereafter imposed upon the rents, use or occupancy of the
      Premises by the United States
      of
      America, the State of Florida, the County of Palm Beach or any political
      subdivision thereof, notwithstanding
      the fact that such statute, ordinance or enactment imposing the same may
      endeavor to impose
      the tax on Landlord.

     

    SECTION
      7.
      REAL
      ESTATE TAXES AND ASSESSMENTS.

     

    (a) The
      term
      "Taxes" shall mean and include all ad valorem real estate taxes and general
      and special assessments which shall, beginning on the Commencement Date and
      continuing during the
      Lease
      Term, become due and payable with respect to the Project, other than any fine,
      penalty, cost or interest for any tax or assessment or part thereof which
      Landlord failed to timely pay (except if same are imposed by reason of Tenant's
      default hereunder).Landlord shall pay, prior to delinquency, all Taxes levied
      or
      assessed against the Project. Nothing contained in this Lease shall require
      Tenant to pay any estate, inheritance,
      succession, capital levy, corporate franchise, gross receipts, transfer or
      income tax of Landlord. References
      is made to the fact that, under the present system of real estate taxation
      in
      the State of Florida, the
      amount of real estate tax payable is discounted in varying amounts depending
      upon how soon after receipt
      of the tax bill such tax bill is paid. Tenant's share of the Taxes shall be
      calculated and paid based upon
      the
      highest available discount allowed under applicable law for early payment,
      except if Tenant fails to
      timely
      pay its share of such Taxes as required hereunder.

     

    (b) The
      term
      "Taxes Applicable to the Premises" shall mean Tenant's Proportionate Share
      of
      all Taxes becoming due and payable in any tax year during the Term.

     

    (c) Beginning
      on the Commencement Date and throughout the Term of this Lease, Tenant
      shall pay to Landlord, as additional rent, an amount equal to Tenant's
      Proportionate Share of Taxes Applicable
      to the Premises as reasonably estimated by Landlord annually. Landlord shalt
      provide Tenant prior
      to
      execution of this Lease a cost breakdown of the current operating expenses
      (see
Section
      8) and
      real
estate
      taxes for the fiscal year 2006. Such payments shall be made in equal monthly
      installments along with
      Tenant's Proportionate Share of Operating Costs, as herein defined. Also, upon
      request of Tenant, Landlord
      shall provide Tenant with a copy of the receipted tax bill(s) for the
      immediately preceding calendar
      year.

    

    
      
        
          
            

          

          
          

        

        
          7

          
            

          

        

        
          
          

          
            

          

        

      

    

     

    (d) In
      the
      event that taxing authorities in the locality in which the Premises arc
located
      include or calculate, in Taxes, the value of Tenant's machinery, equipment,
      trade fixtures, tools, stock
      in
      trade, inventory or other assets of Tenant, then, and in that event, Tenant
      shall pay all taxes on such items if such taxes are separately
      stated.

     

    (e) Tenant
      shall also pay to Landlord as additional rent, Tenant's Proportionate
Share
      of
      the reasonable costs and expenses paid or
      incurred
      by Landlord during each calendar year of the Lease
      Term for professional and other services (including, but not limited to,
      reasonable fees and expenses of
      consultants, attorneys, appraisers and experts) in connection with efforts
      which
      successfully lowered Taxes
      or
      successfully resisted increased Taxes; provided, however, in no event shall
      Tenant's Proportionate share
      of
      such costs and expenses exceed the amount of the savings. Such costs and
      expenses shall be determined
      in accordance with generally-accepted accounting principles and allocated to
      any
      particular calendar
      year on the accrual method of accounting. Tenant shall pay its Proportionate
      Share of such costs and
      expenses annually within thirty (30) days following receipt by Tenant of a
      statement therefor, and Tenant's
      Proportionate Share shall be prorated in the event Tenant is required to make
      such payment for a Partial
      Lease Year.

     

    (t)
      With
      respect to any special assessments for Taxes which may be evidenced by
improvement
      or other bonds, or may be paid in installments, only the amount of such
      installment (with appropriate
      proration for any partial calendar year) which become due during the Lease
      Term
      shall be included
      in Tenant's annual pro rata portion of the Taxes Applicable to the
      Premises.

     

    Any
      rebates, refunds or abatements of Taxes received by Landlord subsequent to
      payment
      of Taxes by Tenant shall be refunded to Tenant on a pro rata basis within thirty
      (30) days of receipt
      thereof by Landlord. Any such rebate, refund or abatement realized by Landlord
      prior to payment by
      Tenant
      shall result in an immediate reduction in Tenant's pro rata portion of the
      Taxes
      then due to Landlord.

     

    SECTION
      8. TENANT
      TO BEAR PROPORTIONATE SHARE OF OPERATING COSTS.

     

    A.
      For
      the purpose of this Lease, the term "Operating
      Costs" shall
      mean the total cost
      and
      expense (as hereinafter defined), incurred by Landlord in operating, managing,
      and maintaining and repairing the Project. The items and charges comprising
      Operating Costs shall specifically include, without
      limitation, gardening and landscaping, the cost of public liability, property
      damage, wind storm, flood and other insurance as is customary for similar
      projects located in Boca Raton, Florida, repairs, line painting,
      lighting, utilities, electricity, (including
      electricity and water consumed in the Premises, it being
      expressly agreed upon by the parties hereto that the there shall be no separate
      electric or water meter
      for the Premises) sewer
      and
      water allocable to the leasable areas of the Building and to the Common
      Areas, sign maintenance, music systems, sanitary control, removal of trash,
      rubbish, garbage and other
      refuse from the leasable areas of the Building and the Common Areas, janitorial
      services for the leasable
      areas of the Building and to the Common Areas, service and maintenance
      agreements for the Common
      Areas, and the cost of personnel (including a property manager and employees
      supervised and reporting to such manager, but not including any employees above
      the grade of property manager nor any executives,
      principals, partners, investors or related or affiliated parties of Landlord
      or
      the property manager
      and the salary of the property manager shall be equitably apportioned among
      other portions of the Project
      and any other properties which such manager is responsible for) necessary or
      convenient to implement
      the services specified in this Lease, with all customary employment and normal
      retirement benefits
      incident thereto, including without limitation, pension and medical and life
      insurance benefits, and security personnel, if such personnel are employed.
      Landlord shall have the right with regard to any and all management and
      maintenance obligations of Landlord under this Lease, to contract with such
      person(s) or entity
      or
      entities for the performance and accomplishment of such of the obligations
      as
      Landlord shall deem proper,
      including entities in which Landlord may hold an ownership or other interest.
      In
      all events, Operating
      Costs are to be at competitive market rates and are not to exceed those which
      will be payable generally
      to an "independent contractor," which term is hereby defined as a person or
      firm
      having no direct or
      indirect financial or other business interest in, or relationship with, Landlord
      or Landlord's management agent
      or
      any of their respective principals, agents, servants, employees, stockholders,
      officers or directors. No
      Operating Costs shall be commingled with any other property or building or
      with
      those of any other person
      or
      entity unless such expenses are bona fide expenses which are incurred in
      connection with the Project
      and provided such commingling does not result in greater Operating Costs being
      allocated to Tenant
      and that Operating Costs applicable to the Project are susceptible to audit.
      Notwithstanding anything
      to the contrary contained in this Lease, Operating Cost shall not include those
      costs and expenses set
      forth
      in Exhibit
      "D" attached
      hereto and made a part hereof.

    

    

    
      
        
          
          

        

        
          8

          
            

          

        

        
          
          

        

      

    

    
 

    B. Beginning
      on the Commencement Date, Tenant shall pay to Landlord, as additional
      rent, an amount equal to Tenant's Proportionate Share of Operating Costs as
      reasonably estimated
      by Landlord annually. Landlord estimates Tenant's initial Proportionate Share
      of
      Operating Costs and
      Taxes
      during the first Lease Year shall be approximately 112..00
      per
      rentable square foot per year and payable
      in twelve (12) equal monthly installments; however this is intended only to
      be
      an estimate and is subject
      to adjustment by Landlord. Such payments shall be made in monthly installments,
      commencing on the
      Commencement Date and continuing until the first day of the month following
      the
      month in which Landlord
      gives Tenant a new notice of estimated expenses. It is the intention hereunder
      to estimate after the
      end
      of each calendar year the amount of the actual expenses for each calendar year
      and Tenant's Proportionate
      Share thereof, and then to make an adjustment in the following year based solely
      on the actual
      expenses incurred in the previous year. Landlord shall provide Tenant prior
      to
      execution of this Lease
      a
      cost breakdown of current operating expenses and real estate taxes (see
Section
      7)
      for
      fiscal year 2006.

     

    On
      or
      before approximately April
      1 of
      each
      calendar year, Landlord shall deliver
      to Tenant a statement certified by Landlord in reasonable detail setting forth
      the total Operating Costs
      and
      Taxes actually incurred for the preceding calendar year and the method of
      calculation thereof. If Tenant's Proportionate Share of the actual expenses
      for
      the previous calendar year as determined above exceeds
      the total of the estimated monthly payments made by Tenant for such year, Tenant
      shall pay Landlord
      the amount of the deficiency within thirty (30) days of the receipt of the
      statement, If such total of
      the
      estimated monthly payments made by Tenant exceeds Tenant's Proportionate Share
      of the actual expenses
      for such previous year as determined above, then Landlord shall pay Tenant
      the
      amount of the credit
      within thirty (30) days of the receipt of the statement. The obligations of
      Tenant and Landlord to make
      payment adjustment required under this Section shall survive the termination
      of
      this Lease.

     

    C. At
      reasonable times and on reasonable notice, Tenant shall have the right, not
      more
      frequently than once in any calendar year, to audit all of Landlord's (or
      Landlord's agent's) records pertaining
      to Operating Costs with a representative of its choice, which is not compensated
      on a contingency
      basis. In the event the overstatement of charges exceeds five percent (5%)
      of
      the sum previously
      billed to Tenant, Landlord shall refund Tenant the cost of such audit. In the
      event such audit shall
      reveal that Tenant was over charged Operating Costs, then any overcharges billed
      to Tenant shall be refunded
      by Landlord to Tenant within thirty (30) days after Tenant's completion of
      such
      audit. Landlord shall
      retain its records regarding Operating Costs for a period of at least one (1)
      year following the final billing
      for the calendar year in question and shall make same available to Tenant for
      review at the Building or
      at the
      office of Landlord's property manager in Boca Raton, Florida. The failure of
      Tenant to elect to examine
      Landlord's records pertaining to Operating Costs within one hundred twenty
      (120)
      days of receiving
      a reconciliation of Operating Costs for the previous calendar year shall be
      deemed to be a waiver of
      Tenant
      with respect to such examination or auditing and the acceptance by Tenant of
      the
      annual statement
      for the particular calendar year to which the annual statement
      relates.

     

    D. Special
      Allocation of
      Operating Costs - Prior to the date on which ninety-five percent
      (95%) of the total rentable area of the Building is occupied by tenants, those
      components of Operating Costs which vary with the level of occupancy of the
      Building shall be allocated as if the Building had
      been
      at least 95% leased and occupied. All allocations shall be made in accordance
      with generally accepted accounting principles consistently applied. Operating
      Costs which do not vary with the level of occupancy,
      such as insurance and all expenses related to the Common Areas, will continue
      to
      be allocated on
      a pro
      rata basis over the total rentable area of the Building, whether or not
      occupied.

    

    

    
      
        
          
            
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          9

          
            

          

        

        
          
          

          
            

          

        

      

    

    
 

    SECTION
      9. USE
      OF COMMON AREAS.

     

    The
      use
      and occupation by Tenant of the Premises shall include the nonexclusive use,
      in
      common
      with others entitled thereto, of the Common Areas including, without limitation,
      the lobbies, waiting
      areas and other areas for the nonexclusive use of tenants, and agents,
      employees, customers and invitees
      of Tenants, within the Building as such Common Areas now exist or
      as
      may
      hereafter be constructed
      for the benefit of or as a part of the Building, and other facilities as may
      be
      designated from time
      to
      time by Landlord, subject, however, to the terms and conditions of this Lease
      and the reasonable nondiscriminatory rules and regulations for the use thereof
      as prescribed from time to time by the Landlord. (The elevators and stairwells
      to
      the
      second floor are for the exclusive use of other tenants.) Subject to the
terms
      of
      this Lease, all Common Areas shall at all times be subject to
      the
      exclusive control and management
      of Landlord, and Landlord shall have the full right and authority to employ
      all
      personnel and to
      make
      all
      reasonable nondiscriminatory rules
      and
      regulations as Landlord may in its
      reasonable
      discretion deem
      proper, pertaining to the proper operation and maintenance of the Building
      Common Areas. Landlord
      shall have the right to temporarily close all or any portion of the Common
      Areas
      to such extent as may,
      in
      the
      reasonable opinion of Landlord's counsel, be legally sufficient to prevent
      a
      dedication thereof or the
      accrual of any rights to any person or
      the
      public therein; and to close temporarily any portion thereof in connection
      with the completion of necessary repairs thereto, and except as otherwise
      expressly provided herein, Tenant shall not
      be
      entitled to
      any
      compensation, damages, or diminution or abatement of rent, nor shall
      same be deemed a constructive or actual eviction; provided, however, in
no
      event
      shall any such closure
      prohibit Tenant from accessing the Premises, otherwise, all Fixed Annual Rent
      and additional rent payable
      by Tenant hereunder shall abate during the period in which Tenant shall be
      prohibited from accessing
      the Premises as a result of such closure.

     

    SECTION
      10. WASTE
      OR NUISANCE

     

    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
      Project.

     

    SECTION
      11. CONSTRUCTION
      OF LANDLORD'S WORK AND TENANT'S WORK. 

     

    A. Landlord's
      Work.

     

    Landlord
      agrees, at the sole cost and expense of Landlord, to perform any and
all
      work
      necessary to deliver exclusive possession of the Premises to Tenant in the
      following condition ("Landlord's
      Work"):

     

    (1)
      The
      Premises shall be delivered to
      Tenant
      by
      Landlord in a turn-key build
      out
      equal to a standard office finish and in a neat and clean condition, free of
      any
      Hazardous Substance (including, without limitation, any asbestos or
      asbestos-containing material). Landlord shall construct such demising partitions
      as
      shall
      be necessary to
      separate
      the Premises from the
      balance
      of the Building which
      contains the Premises in
      substantial
      accordance with the Tenant's approved
      floor plan. Such demising walls and partitions shall be metal studs covered
      with
      drywall (to
      have
      a
      minimum one hour rating) which are taped, bedded
      and sanded smooth, in a condition ready for final finish to be applied by
Tenant.
      Landlord shall insure that the demising walls and partitions meet or
exceed
      all applicable fire codes and insurance regulations.

    

    

    
      
        
          
          

        

        
          10

          
            

          

        

        
          
          

        

      

    

    

    (2)
      The
      Premises shall be delivered in a structurally sound condition and with a
      completely watertight roof; and all plumbing, sprinkler system, HVAC
system
      and utilities shall be in good working order.

     

    (3) Landlord
      agrees, to fully cooperate with Tenant and to assist Tenant in obtaining
      the Building Permit required for Tenant's Work, and in obtaining an
      unconditional permanent Certificate of Occupancy for the Premises, or the local
      equivalent
      thereof.

     

    (4) The
      Premises shall be delivered in accordance with Landlord's Work requirements
      as set forth in Exhibit
      "E".

     

    (5) The
      Project and exterior Common Areas (parking areas, drives and landscape
      areas) shall be completed by Landlord.

     

    (6)
      Landlord warrants and guarantees Landlord's Work to have been accomplished
      in a first class manner with good workmanship and materials for a period
      of
      twelve (12) months from the Rent Commencement Date. After expiration
      of said twelve (12) month warranty period, Landlord shall assign to Tenant
      any
      and all warranties and guaranties of third parties held by Landlord relating
      to matters which will be the Tenant's maintenance responsibility hereunder,
      except in the event same are unassignable, in which event Landlord shall
      enforce same for the benefit of Tenant. Landlord warrants that upon completion
      of Landlord's Work, the Premises and Building will meet with all present
      laws, codes, regulations and ordinances.

     

    Prior
      to
      Tenant taking possession of the Premises, Tenant shall be given an opportunity
      to inspect the Premises
      with Landlord's representative to confirm that Landlord's Work has been properly
      completed. At that
      time, Tenant shall execute an inspection statement listing any deficiencies
      in
      Landlord's Work; which statement is to be mutually agreed upon by Landlord
      and
      Tenant at the time of Tenant's inspection. In the event
      there are any deficiencies in the Landlord's Work, Landlord will be obligated
      to
      correct those items at
      its
      sole cost within a reasonable period of time, not to exceed sixty (60) days
      from
      the date of such inspection. The Landlord's obligation to correct any
      deficiencies as provided for in this Section
      11
      A,
shall
      not
      be
      grounds for deferring the Commencement Date. If Tenant fails to take advantage
      of the right to a pre-possession
      inspection on the date and time scheduled, Landlord will not be obligated to
      reschedule an inspection prior to Tenant taking possession of the Premises
      and
      Tenant shall be deemed to have accepted possession
      of the Premises in its "AS IS" condition.

     

    B.
      Tenant's
      Work. Prior
      to
      the commencement of construction by Tenant, Tenant shall
      supply Landlord with its proposed floor plan layout and scope of work for the
      Premises (the "Preliminary
      Plans") and
      shall
      hereinafter be referred to as "Tenant
      Work". Landlord
      shall have three (3)
      business days from its receipt of the Preliminary Plans to approve or disapprove
      same, which approval shall not be unreasonably withheld. In the event Landlord
      fails to disapprove said Preliminary Plans within such
      three (3) business days, the Preliminary Plans shall be deemed approved. Prior
      to the commencement of
      construction by Tenant, Tenant shall supply Landlord with the final plans and
      specifications for Tenant's Work.
      Tenant's Work shall be compatible with Landlord's Work and must comply with
      all
      applicable laws, ordinances
      and building codes and must be approved by Landlord, which approval shall not
      be
unreasonably
      withheld. Landlord shall have seven (7) days from its receipt of the final
      plans
      and specifications
      for Tenant's Work to approve or disapprove same, which approval shall not be
      unreasonably withheld.
      In the event that Landlord has failed to approve the final plans and
      specifications for Tenant's Work
      within said seven (7) day period, Tenant's Work shall be deemed approved. Such
      plans and specifications,
      as finally approved by Landlord, are referred to herein from the time to time
      as
"Tenant's
      Plans".
      Any
      upgrades or improvements made to the Premises in addition to Landlord's Work
      made either simultaneously
      or subsequent to such work shall be an additional cost to Tenant.

    

    

    
      
        
          
          

        

        
          11

          
            

          

        

        
          
          

        

      

    

    

     

    Tenant
      shall have the right to undertake all of the Tenant's Work through its own
      contractor.
      There shall be no fees charged by Landlord to Tenant for management or
      supervision by Landlord of Tenant's Work. Tenant shall be permitted to enter
      and
      have prior access to Premises along with its agents, contractors and architects.
      Such right of access shall include access to and use of the loading
      dock, elevators, electrical systems, air conditioning and related facilities.
      There shall be no charge for
      the
      use of said facilities.

     

    Tenant
      shall obtain Landlords prior written approval to any material revisions to
      the
      Tenant's Plans requested by Tenant, which approval shall not be unreasonably
      withheld or delayed. Notwithstanding
      anything to the contrary herein contained, Tenant's Work may vary from the
      requirements of
      the
      Tenant's Plans if the variances are required by the circumstances or good
      construction practices, the building
      permit or applicable legal requirements, or if the variance is not
      material.

     

    Prior
      to
      Tenant commencing any portion of the Tenant's Work, Tenant shall: (i)
obtain
      the Building Permit, (ii) advise Landlord of the name of the general contractor
      to be engaged by Tenant
      to
      perform the Tenant's Work, the selection of such contractor to be subject to
      the
      reasonable prior approval of Landlord (which approval shall not be unreasonably
      withheld or delayed), and (iii) furnish Landlord
      with proof that Tenant has obtained public liability insurance covering the
      Premises as required by
      Section
      26A
      hereof
      and that the general contractor has in effect a policy of liability insurance,
      builder's risk
      insurance and workers' compensation insurance in such amounts and in such form
      as is customarily maintained
      in connection with similar construction in the vicinity of the Building. Tenant
      shall perform Tenant's
      Work in a good and workmanlike manner in compliance with the building and zoning
      laws applicable to the Premises. Tenant shall complete Tenant's Work free and
      clear of all liens and encumbrances
      for work, labor and services.

     

    C.
      HVAC
      Systems. Tenant
      shall have the ability to control the Premises' temperature
      and humidity on a constant (24 hours per day) basis. Tenant, at its expense,
      shall have the right
      during the term of this Lease, to install its own package air-conditioning
      unit(s) within the Premises or on the roof of the Building. Prior to installing
      any such package air-conditioning unit, Tenant shall obtain Landlord's
      approval of the plans and specifications thereof, which approval shall not
      be
      unreasonably withheld
      or delayed. In the event Tenant installs its own package air-conditioning
      unit(s) on the roof of the Building, Tenant shall be solely responsible for
      any
      roof damage caused by the installation of the air conditioning
      units or caused by the operation of such units throughout the Term of this
      Lease.

     

    SECTION
      12. CONDITION
      OF PREMISES .

     

    Tenant
      acknowledges that Landlord has made no representations or promises as to the
      condition
      of the Premises, nor shall Landlord be required to construct any alterations
      or
      improvements to the
      Premises, except as expressly set forth in this Lease.

     

    SECTION
      13. ALTERATIONS.

     

    All
      Alterations by Tenant must be in accordance with the requirements of this Lease.
      The
      Tenant may, provided the Tenant is in compliance with all applicable provisions
      of this Section
      13 make
      at
      its sole cost and expense Alterations which are not Material Alterations without
      the consent of Landlord. Tenant shall be required to obtain Landlord's prior
      written consent (which consent shall not be unreasonably
      withheld or delayed) with regard to Material Alterations. Before proceeding
      with
      any Material Alteration, Tenant shall submit to Landlord for Landlord's approval
      (which approval or disapproval
      (with reasons for such disapproval) Landlord shall provide to Tenant within
      seven (7) days after receipt of such plans and specifications), the name of
      the
      contractor and plans and specifications for the
      work
      to be done and Tenant shall not proceed with such work until it obtains
      Landlord's approval, which
      approval shall not be unreasonably withheld or delayed. In the event that
      Landlord has failed to approve such plans and specifications within said seven
      (7) day period, such plans and specifications shall be
      deemed
      approved. Tenant, at its expense, shall obtain all necessary governmental
      permits and certificates
      for the commencement and prosecution of the Alterations and for final approval
      thereof upon completion
      and shall cause the Alterations to be performed in a good and workmanlike manner
      in

    

    

    
      
        
          
            
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accordance
      with the requirements of all applicable governmental authorities. All
      Alterations shall be diligently
      performed in a good and workmanlike manner, using materials and equipment at
      least equal in quality
      and class to the original installations of the Premises. All decorations,
      additions, improvements or other
      alterations to the Premises, except for the Tenant's Property, shall, unless
      Landlord elects otherwise in writing,
      become the property of Landlord upon the expiration of this Lease, and shall
      be
      surrendered with the
      Premises at the expiration of this Lease. Landlord shall have the right to
      designate at the time of its approval
      of any request by Tenant for permission to make Material Alterations to the
      Premises those items for
      which
      Landlord reasonably reserves the right to require Tenant to remove upon the
      expiration or sooner termination
      of the term of this Lease. Any such designation shall be in Landlord's
      reasonable discretion, based
      upon sound business judgment as to the probable effect of such Material
      Alteration upon Landlord's ability
      to re-let the Premises upon the expiration or sooner termination of the Term
      of
      this Lease. If required
      by Landlord in accordance with the foregoing, any such Material Alteration
      to
      the Premises shall be
      removed at Tenant's expense upon the expiration or sooner termination of the
      Term of this Lease and Tenant,
      at its expense, shall also repair any damage to the Premises caused by such
      removal, reasonable wear
      and
      tear, casualty, condemnation and Acts of God excepted.

     

    SECTION
      14. LIENS.

     

    Nothing
      contained in this Lease shall be construed as a consent on the part of the
      Landlord
      to subject the estate of Landlord to liability under the Mechanic's Lien Law
      of
      the State of Florida, it being expressly understood that the Landlord's estate
      shall not be subject to such liability. Tenant
      shall strictly comply with the Mechanic's Lien law of the State of Florida,
      as
      set forth in Chapter
      713, Florida Statutes. Notwithstanding the foregoing, Tenant, at its expense,
      shall cause any lien filed
      against the Tenant's interest under this Lease, the Premises, the Building
      or
      the Project Common Areas
      for
      work, services or materials claimed to have been furnished to or for the benefit
      of Tenant (other than
      on
      account of the Landlord's Work) to be satisfied or transferred to bond within
      twenty (20) days after Tenant's
      having received notice thereof. In the event that Tenant fails to satisfy or
      transfer to bond such Claim of Lien within said twenty (20) day period, the
      Landlord may do so and thereafter charge the Tenant as
      additional rent, all reasonable costs incurred by the Landlord in connection
      with the satisfaction or transfer
      of such claim, including attorneys' fees plus interest thereon at the Stipulated
      Rate.

     

    SECTION
      15. NEGATIVE
      COVENANTS.

     

    Landlord
      covenants at all times during the Term:

     

    A. Except
      as
      required by law, not to make any material change, alteration, or addition
      to the Project including, but not limited to, the Building, the configuration
      of
      the Common Areas, methods
      of pedestrian or vehicular ingress and egress, lighting, curbing, building
      heights and stories, which change, alteration or addition would have a material
      and adverse affect on Tenant.

     

    B. Except
      as
      required by law, not to maintain or permit any construction, barricades
or
      obstructions in the Project which would have the effect of materially impeding
      pedestrian or vehicular access
      between the Premises and the public roadways adjacent to the
      Project.

     

    SECTION
      16. REPAIRS.

     

    A.
      Landlord will keep: (a) the roof, structure, columns, exterior walls and
      exterior windows,
      foundation, interior load-bearing walls and demising walls and floors, in sound,
      watertight condition
      and good state of repair; and (b) the elevators, and all Building systems and
      facilities including, but
      not
      limited to, the base building electrical, water, gas, sewer, life safety,
      mechanical and HVAC (including
      the Premises' air handling equipment, but excluding separate package
      air-conditioning systems specially
      installed by or for Tenant for Tenant's sole use, if any) supplied to the
      Premises in good operating condition,
      maintenance and repair; and (c) the sidewalks, curbs, driveways, parking areas
      (if any) and landscaping
      in good condition and repair, open and free of debris or other obstruction.
      The
      Landlord will also
      keep
      the public portions of the Building, toilets and Common Areas in clean, sightly,
      good operating condition
      and repair as well as any Building systems which penetrate into or pass through
      the Premises or upon
      which the Premises are dependent. Landlord agrees, at its expense, upon request
      of Tenant, to remedy
      any latent defects in Landlord's Work. All repairs, replacements and
      restorations made by Landlord
      shall be equal in quality and class to the originals thereof and shall be
      completed in compliance with
      applicable law. The Landlord covenants that any repairs or replacements (as
      the
      case may be) required
      by the terms of this Lease to be made by Landlord shall be commenced and
      completed expeditiously.
      All repair obligations of Landlord hereunder with respect to the Project, other
      than structural repairs
      and except as expressly set forth in Exhibit
      "D" hereof,
      shall be deemed a component of Operating Costs.

    

    

    
      
        
          
          

        

        
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    B. Tenant
      shall not suffer any damage, waste or deterioration to occur to the Premises
      and shall maintain the interior non-structural portions of the Premises and
      the
      fixtures and appurtenances
      therein in good and sightly condition, and shall make all repairs necessary
      to
      keep them in good
      working order and condition (including structural repairs when those are
      necessitated by the negligence
      or willful misconduct of Tenant or its agents, employees or invitees) ordinary
      wear and tear and Acts
      of
      God excepted, and subject to the provisions of Sections
      17and 18 hereof.
      All repairs, replacements and restorations made by Tenant shall be equal in
      quality and class to the originals thereof and shall be completed
      in compliance with applicable law. The Tenant covenants that any repairs or
      replacements (as the case may be) required by the terms of this Lease to be
      made
      by Tenant shall be commenced and completed expeditiously. The exterior walls
      of
      the Building, the windows and the portions of all window sills
      outside same are not part of the Premises and Landlord hereby reserves all
      rights to such parts of the Building
      (subject to the terms and provisions of this Lease). Landlord shall assign
      to
      Tenant all guaranties, warranties
      and service agreements and any other items relating to any and all parts of
      the
      Premises for which
      Tenant bears any responsibility during the Term.

     

    C. Landlord
      agrees that it shall during the Term of this Lease; to maintain the Building,
      the Common Areas and the Project in a safe, good and clean condition. Landlord
      shall be responsible for remedying or repairing any work performed by Landlord
      at the Premises or the Project to the
      extent such work was not constructed in accordance with all applicable
      governmental laws, codes and ordinances.

     

    D. Landlord
      covenants and agrees, at its expense without reimbursement or contribution
      by
      Tenant, to keep, maintain, alter and replace, if necessary, all Common Areas
      (including, without limitation, access to the Building and Premises) and
      structural components of the Building so as to maintain
      compliance of same with the Americans with Disabilities Act of 1990, 42 U.S.C.
      12101 et seq. (the
      "Act"), as amended from time to time, and all rules and regulations promulgated
      to further the purpose of
      and to
      enforce the Act (the "ADA").

     

    E. Landlord
      covenants and agrees, at its expense without reimbursement or contribution
      by Tenant, to keep, maintain, alter and replace, if necessary, the air
      conditioning equipment (other than any package units installed by Tenant) so
      as
      to maintain compliance of same with regard to the use
      of
      chlorofluorocarbons ("CFCs") under all laws, rules, regulations and orders
      now
      or hereafter in effect (the
      "Laws")
      including,
      without limiting the generality of the foregoing, all Laws issued under the
      authority
      of the Clean Air Act Amendment of 1990 (the "Act").

     

    SECTION
      17.
      EMINENT
      DOMAIN.

     

    A.
      If,
      after the execution and before the termination of this Lease: (i) any portion
      of
      the
      Premises is taken by eminent domain or conveyed in lieu thereof; or (ii) as
      a
      result of a taking by eminent domain or the action of any public or quasi-public
      authority or a conveyance in lieu thereof, the means of ingress or egress to
      and
      from the Building is so permanently altered as to materially and adversely
      affect the flow of traffic in, to, from or about the Building; then, in any
      of
      the foregoing events, the Lease Term
      shall, at the option of Tenant, cease and terminate as of the day possession
      shall be taken by the acting
      governmental or quasi-governmental authority (the "Date
      of Taking"). Such
      option to terminate shall
      be
      exercisable by Tenant giving written notice to Landlord on or before thirty
      (30)
      days after the Date of
      Taking, which notice shall provide for a termination date (the "Termination
      Date") not later than ninety (90)
      days
      after the Date of Taking and Tenant shall pay Rent up to the Termination Date,
      and Landlord

    

    

    
      
        
          
          

        

        
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    SECTION
      19. OUIET
      ENJOYMENT.

     

    Landlord
      covenants and agrees that, upon Tenant's paying on a monthly installment basis
      the
      Fixed
      Annual Rent and any additional rent required hereunder and performing all of
      the
      other covenants herein
      on
      its part to be performed, Tenant shall and may peaceably and quietly hold and
      enjoy the Premises without
      hindrance by Landlord or persons claiming through or under Landlord (including,
      without limitation,
      any mortgagee of Landlord), subject to the terms, covenants and conditions
      of
      this Lease.

     

    SECTION
      20. RIGHT
      OF ENTRY .

     

    Upon
      reasonable prior notice, Landlord and Landlord's agents shall have the right
      during Normal
      Business Hours (and at all times in the case of emergency) to enter the
      Premises, to examine the same,
      and
      to show them to prospective purchasers or lenders of the Building. Upon
      reasonable prior notice (except
      in the case of an emergency), Landlord and Landlord's agents shall have the
      right outside of Normal
      Business Hours to enter the Premises to make such repairs, alterations,
      improvements or additions as
      required under this Lease or as Landlord may reasonably deem necessary or
      desirable, and Landlord shall
      be
      allowed to take all material into and upon the 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 wise abate while
      said repairs, alterations, improvements, or additions are being made unless
      Tenant is prevented from operating
      in the Premises in whole or in part, in which event Fixed Annual Rent and all
      other charges shall be
      proportionately abated during said period. Upon reasonable prior notice, during
      the six (6) months prior to
      the
      expiration of the term of this Lease or any renewal term, Landlord may during
      Normal Business Hours
      exhibit the Premises to prospective tenants. 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 the Building or any part thereof, except as
      otherwise herein specifically
      provided.

     

    SECTION
      21.
      SERVICES.

     

    Landlord
      covenants that it will furnish to the Premises and Building the following
services
      on all days during the Term:

     

    (a) Water
      to
      the floors in which the Premises are located for lavatory, lavatory wash
basins
      and cleaning purposes twenty four hours per day, three hundred sixty five days
      per year.

     

    (b) Elevator
      service to each floor of the Building twenty four hours per day, three
hundred
      sixty five days per year; provided, however, Landlord may reasonably limit
      the
      number of elevators
      in operation during times outside of Normal Business Hours. Landlord shall
      without charge provide
      freight elevator service in the Building during Normal Business Hours subject
      to
      Landlord's reasonable
      scheduling procedure, if any.

     

    (c) Fluorescent,
      incandescent and other bulb replacement in the Common Areas and service
      areas of the Building.

     

    (d) Janitorial
      services for the Premises and Building as performed in other comparable
      buildings in Boca Raton, Florida which shall be furnished five (5) days per
      week, exclusive of normal
      business holidays and Saturdays.

     

    (e)
      Security in the form of limited access to the Building during times outside
      of
Normal
      Business Hours shall be provided by means of a central management system with
      electronic readers
      custom-designed for the Building. Tenant shall have access to the Premises
      24
      hours per day, 365 days
      per
      year. Each employee of Tenant shall have access cards and codes for Building
      access outside of

     

    Normal
      Business Hours. In the event that Landlord in its sole and absolute discretion,
      determines that guards
      or
      extra security is required for the Building, the cost of such guards or extra
      security shall not be borne
      by
      the tenants in their Proportionate Share and shall be included as an Operating
      Expense.

    

    

    
      
        
          
          

          
          

        

        
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    (f)
      Landlord
      shall provide electricity of up to 10 watts per square foot (slab to slab)
      of
      useable area of the Premises. Tenant shall reimburse Landlord for all electrical
      service rendered or furnished to the Premises by way of Operating Expenses.
      The
      foregoing notwithstanding, Landlord reserves
      the right at anytime to install a sub-meter for utility service and bill Tenant
      directly for electricity. if
      in
      Landlord's sole discretion, Tenant's consumption of electricity is overly
      excessive in relation to Tenant's
      Proportionate Share of Operating Expenses.

     

    (g) The
      Building shall have a complete heat-activated sprinkler system, smoke
detectors,
      speaker/strobe fire alarm and remote monitoring generator.

     

    (h) Trash
      removal,

     

    (i) Electrical
      lighting service for the Common Areas.

     

    (i) A
      building directory in the lobby of the Building and Tenant shall be entitled
      to

     

    at
      least
      Tenant's Proportionate Share of space thereon.

     

    (k)
      Heating and air-conditioning in season at such temperatures and in such
amounts
      as shall provide comfortable working conditions throughout the Premises and
      in
      the lobby, hallways
      and bathrooms during Normal Business Hours (i.e., sufficient capacity to
      maintain an inside base building
      temperature within the Premises of 75 degrees Fahrenheit dry bulb in the summer
      when the outside
      temperature is 92 degrees Fahrenheit dry bulb, 80 degrees Fahrenheit wet bulb,
      and an inside base building
      temperature of 72 degrees Fahrenheit dry bulb in the winter when the outside
      temperature is 42 degrees
      Fahrenheit). Said HVAC system shall provide the proper outside make-up air
      in
      accordance with the
      latest indoor air quality standards and/or local mechanical code, whichever
      is
      more stringent. Landlord shall
      furnish heating and air-conditioning service to the Premises at times other
      than
      Normal Business Hours
      upon request of Tenant. Tenant shall bear the cost of such additional service
      as
      incurred, or its Proportionate
      Share of such cost, in the event any tenant or occupant of the Building other
      than Tenant shall
      contemporaneously request such after-hours service, which cost shall be the
      actual cost to Landlord charged
      by the applicable supplier thereof. Tenant may, at its expense, install
      supplementary air-conditioning
      systems to service the Premises. All costs in connection with such supplementary
      systems shall be at Tenant's sole cost and expense and shall otherwise comply
      with the other provisions of this Lease
      in
      connection with any improvements or alterations to the Premises. The Building
      heating and air-conditioning
      system shall have sufficient capacity and operating efficiency and shall be
      run
      long enough in the evening and started early enough in the morning, to provide
      the proper temperature, humidity and air flow
      for
      comfortable working conditions during Normal Business Hours.

     

    (l)Waste
      water and sewer services.

     

    (m)
      Landlord's failure to furnish, or the interruption or termination of, the
      services described
      in this Section in whole or in part resulting from causes beyond the reasonable
      control of Landlord,
      its agents, or employees, shall not render Landlord liable in any respect,
      shall
      not be construed as an
      eviction of Tenant, nor entitle Tenant to any abatement of any Rent under this
      Lease, except as expressly provided
      herein; provided, however, that Landlord shall use its best efforts diligently
      and continuously to restore such service in the least amount of time. Tenant
      shall be provided no less in quantity or quality of the above described services
      than shall be provided any other tenant in the Building or in similar buildings
      in
      the
      Boca Raton area. Landlord represents that the Building currently has a back-up
      gas generator which has
      been
      installed for the purpose of providing back up electrical service for key
      mechanical components located
      within the Building. In the event of a temporary power outage on account of
      adverse weather conditions,
      Landlord will use commercially reasonable efforts to provide limited electrical
      service to the Premises
      using the back up generator in order to run Tenant's key mechanical, cooling
      and
      computer systems. Notwithstanding the foregoing, if any of the aforementioned
      services are not provided to Tenant (i)
      as a
      result of causes within the reasonable control of Landlord or the negligence
      or
      willful misconduct of Landlord
      or Landlord's employees or agents, or (ii) in any event for a period of more
      than three (3) consecutive
      business days following Landlord's receipt of written notice from Tenant of
      the
      absence of such
      service(s), and if a material adverse effect on Tenant's ability to conduct
      its
      business in the Premises results from the absence of such service(s), then
      Fixed
      Annual Rent and all additional rent under this Lease shall
      abate during the period such service(s) is not provided and shall continue
      until
      such date and time as such
      service(s) is re-established.

    

    

    
      
        
          
          

          
          

        

        
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    SECTION
      22.
      ASSIGNMENT
      AND SUBLETTING .

     

    A. Tenant
      may not assign this Lease in whole or in part, nor sublet all or any
portion
      of the Premises, without the prior written consent of Landlord in each instance,
      which consent shall not
      be
      unreasonably withheld, delayed or conditioned. If Tenant shall be in default
      of
      this Lease (beyond any
      applicable notice and grace period), Landlord may, until such default is cured,
      withhold its consent to any
      proposed assignment or subletting. In the event that Landlord fails to
      disapprove the proposed assignment or subletting of the Premises within fifteen
      (15) days from and after the date that Landlord receives
      Tenant's request to assign or sublet the Premises, then such assignment or
      subletting of the Premises
      shall be deemed to have been approved by Landlord without condition. If Tenant
      requests Landlord's
      consent to a specific assignment or sublease, Tenant will simultaneously with
      such requests give Landlord
      (i) the name and address of the proposed assignee or subtenant, (ii) the terms
      of the proposed assignment
      or sublease, and (iii) reasonably satisfactory and complete information about
      the nature, financial
      condition, business and business history of the proposed assignee or subtenant,
      and its proposed initial
      use of the Premises. 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.
      If
      this Lease be assigned,
      or if the Premises or any part thereof be underlet or occupied by any party
      other than Tenant, Landlord
      may collect Rent from the assignee, subtenant or occupant, and apply the net
      amount collected to the
      Rent
      herein reserved, but no such assignment, underletting, occupancy or collection
      shall be deemed a waiver
      of
      this covenant, or the acceptance of the assignee, subtenant or occupant as
      Tenant, or a release of Tenant
      from the further performance by Tenant of the covenants on the part of Tenant
      herein contained. This
      prohibition against assignment or subletting shall be construed to include
      prohibition against any assignment
      or subleasing by operation of law. Tenant shall deliver to Landlord within
      twenty (20) days after
      any
      assignment or subletting a copy of the executed assignment or sublease
      agreement. Any assignment
      or sublease shall provide that the assignee or subtenant shall comply with
      all
      applicable terms and conditions of this Lease to be performed by Tenant
      hereunder. The permitted use of the Premises shall not
      change in connection with any assignment or sublease without Landlord's consent.
      Notwithstanding any
      assignment or sublease, 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 Rent or other sums
      to
      be paid hereunder.

     

    B. Notwithstanding
      the foregoing, Tenant may, without the approval of Landlord, assign
      this Lease, or sublease the Premises, in whole or in part, to: (a) any
      corporation which has the power to
      direct
      Tenant's management and operation, or any corporation whose management and
      operation is controlled by Tenant; or (b) any corporation a majority of whose
      voting stock is directly or indirectly owned
      by
      Tenant; or (c) any corporation in which or with which Tenant, its corporate
      successors or assigns, is
      merged
      or consolidated, in accordance with applicable statutory provisions for merger
      or consolidation of corporations,
      so long as the liabilities of the corporations participating in such merger
      or
      consolidation arc assumed
      by the corporation surviving such merger or created by such consolidation;
      or
      (d) any entity acquiring
      this Lease and a substantial portion of Tenant's assets; or (e) any successor
      to
      a successor entity becoming
      such by either of the methods described in Subsections
      (c) or (d) above.

     

    SECTION
      23. DEFAULT.

     

    A.
      Tenant's
      Default. (i)
      If
      Tenant shall default in the payment of the Fixed Annual Rent,
      any
      additional rent or any other sums payable by Tenant herein when due, and such
      default shall continue
      for a period of ten (10) days after written notice, or (ii) if Tenant shall
      default in the performance of
      any
      nonmonetary covenant or agreement of this Lease and said default shall continue
      for more than thirty
      (30) days after written notice thereof, or in the event that the default is
      of
      such a nature as cannot with diligent effort be cured within said thirty (30)
      day period, if Tenant shall not commence to cure within said period
      and diligently prosecute remedial efforts to completion within a reasonable
      time
      thereafter, or (iii) if Tenant should become bankrupt or insolvent or any debtor
      proceedings be taken by or against Tenant (provided,
      if same shall be involuntary on the part of Tenant, the event in question shall
      not be deemed a default
      within the meaning of this Lease if dismissed or vacated by Tenant within sixty
      [60] days thereof), or
      (iv)
      if Tenant shall assign this Lease in whole or in part or sublet all or any
      portion of the Premises in violation
      of Section
      22
      hereof,
      then Landlord may pursue any and all remedies and rights available to
Landlord
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      equity.
        Tenant covenants and agrees, notwithstanding any entry or reentry by
Landlord,
        whether by summary proceedings, termination or otherwise, to pay and be liable
        for on the days originally fixed herein for the payment thereof, amounts
        equal
        to the several installments of Rent and other charges
        reserved as they would, under the terms of this Lease, become due if this
        Lease
        had not been terminated,
        or if Landlord had not entered or
        reentered
        as aforesaid, and whether the Premises be relet or remain
        vacant, in whole or in part, or for the remainder of the Lease Term or a
        period
        less than the remainder
        of the Lease Term; but in the event the Premises is relet by Landlord, Tenant
        shall be entitled to a
        credit
        against its rental and other monetary obligations hereunder in the amount
        of the
        Rents and other sums
        received by Landlord from any such reletting of the Premises less any reasonable
        costs incurred by Landlord
        (not previously reimbursed by Tenant) in connection with the repossessing
        of the
        Premises, including,
        without limitation, reasonable attorneys' fees, brokerage commissions (prorated
        for the portion of the Lease Term remaining) and any costs of repairs or
        alterations. The Landlord shall not, in any event, be required
        to pay Tenant any surplus of any sums received by Landlord on a reletting
        of
        said Premises in excess
        of
        the Rent provided in this Lease. In no event shall Tenant's obligations
        hereunder exceed the amount of any such obligation that would have existed
        if
        the Premises had remained vacant and had not been relet. In the event of
        termination of Tenant's right of possession to the Premises by Landlord as
        aforesaid,
        Landlord shall use reasonable efforts to relet the Premises at a fair market
        rental or as near thereto
        as is then possible under all circumstances then existing so as to minimize
        the
        damages suffered by Landlord
        and payable by Tenant.

       

    

    B. If
      any
      event of default (after expiration of applicable notice and grace periods)
      occurs, the Landlord, in addition to other rights and remedies it may have,
      shall have the right to remove all or
      any
      part of the Tenant's property from the Premises and any property removed may
      be
      stored in any public
      warehouse or elsewhere at the cost of, and for the account of Tenant and the
      Landlord shall not be responsible
      for the care or safekeeping thereof whether in transport, storage or otherwise,
      and the Tenant hereby
      waives any and all claim against Landlord for loss, destruction and/or damage
      or
      injury which may be
      occasioned by any of the aforesaid acts, except if caused by the negligence
      or
      willful misconduct of Landlord,
      its agents or employees.

     

    C. No
      such
      re-entry or taking possession of the Premises by Landlord shall be construed
      as an election on Landlord's part to terminate this Lease unless a written
      notice of such intention is
      given
      to Tenant. Notwithstanding any such re-letting without termination, Landlord
      may
      at all times thereafter
      elect to terminate this Lease for such previous default. Any such reentry shall
      be allowed by Tenant
      without hindrance, and Landlord shall not be liable in damages for any such
      re-entry, or guilty of trespass
      or forcible entry, except if caused by the negligence or willful misconduct
      of
      Tenant.

     

    D. In
      the
      event of a breach of any covenant of this Lease, Landlord shall have the
right
      to
      apply for an injunction. Any and all rights, remedies and options given in
      this
      Lease to Landlord in the
      event
      of a default by Tenant shall be cumulative and in addition to and without waiver
      of, or in derogation
      of, any right or remedy given to it under any law now or hereafter in effect
      or
      in equity.

     

    E. If
      Tenant
      shall default in the performance of any provision of this Lease on Tenant's
      part to be performed, Landlord may, after the expiration of applicable notice
      and cure periods, perform
      the same for the account of Tenant and Tenant shall promptly reimburse Landlord
      for any reasonable
      expense incurred therefor plus interest thereon at the Stipulated Rate, which
      expenses shall be deemed
      to
      be additional rent.

     

    F.
      Landlord's
      Default. If
      Landlord shall violate, neglect or fail to perform or observe
      any of the representations, covenants, provisions, or conditions contained
      in
      this Lease on its part to
      be
      performed or observed, which default continues for a period of more than thirty
      (30) days after receipt of written notice from Tenant specifying such default
      or
      ten (10) days after notice in the case of a monetary default),
      or if such default is of a nature to require more than thirty (30) days for
      remedy and continues beyond
      the time reasonably necessary to cure (provided Landlord must have undertaken
      procedures to cure the
      default within such thirty (30) day period and thereafter diligently pursues
      such efforts to cure to completion),
      Tenant may, at its option (in addition to all other rights and remedies provided
      Tenant at law, in equity or hereunder), incur any reasonable expense necessary
      to perform the
      obligation of Landlord specified
      in such  notice and bill Landlord for the costs thereof. 
Notwithstanding the foregoing, if in Tenant's
      reasonable judgment, an emergency  shall exist,

     

    
 

    

    
      
        
          
            
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Tenant
      may cure such default without any prior
notice
      to
      Landlord. If Landlord has not reimbursed Tenant within thirty (30) days after
      receipt of Tenant's bill,
      Tenant may deduct the reasonable cost of such expense, plus interest thereon
      at
      the Stipulated Rate, from the Fixed Annual Rent and other payments next becoming
      due after the expiration of said thirty (30) day
      period. Nothing herein shall be construed as requiring Tenant to await the
      passage of thirty (30) days before
      seeking equitable relief (exclusive of the right of termination). The self-help
      option given in this Section is for the sole protection of Tenant, and its
      existence shall not release Landlord from its obligation to
      perform the terms, provisions, covenants and conditions herein provided to
      be
      performed by Landlord or deprive
      Tenant of any legal rights which it may have by reason of any such default
      by
      Landlord. Any and all
      rights, remedies and options given in this Lease to Tenant in the event of
      a
      default by Landlord shall be cumulative
      and in addition to and without waiver of or in derogation of, any right or
      remedy given to it under
      any
      law now or hereafter in effect or in equity.

     

     

    SECTION
      24. LEGAL
      EXPENSES.

     

    In
      the
      event that it shall become necessary for either Landlord or Tenant to employ
      the
services
      of attorneys to enforce any of their respective rights under this Lease or
      to
      collect any sums due to them under this Lease or to remedy the breach of any
      covenant of this Lease on the part of the other to be kept
      or
      performed, the nonprevailing party (Tenant or Landlord as the case may be)
      shall
      pay to the prevailing party such reasonable fees as shall be charged by the
      prevailing party's attorneys for such services
      at all trial and appellate levels and post judgment proceedings and such
      prevailing party shall also have and recover from the nonprevailing party
      (Landlord or Tenant as the case may be) all other costs and expenses
      of such suit and any appeal thereof or with respect to any postjudgment
      proceedings.

     

    SECTION
      25. INSURANCE.

     

    A. Tenant
      agrees to maintain, at Tenant's sole cost and expense, comprehensive
general
      public liability insurance in standard form against claims for bodily injury
      or
      death or property damage occurring in or upon the Premises, effective from
      the
      date Tenant enters into possession and during the
      term
      of this Lease. Such insurance shall afford minimum protection during the term
      of
      this Lease of not less
      than
      One Million Dollars ($1,000,000.00). Any insurance policies required under
      this
      Paragraph A shall
      name Landlord as an additional insured. Upon Tenant's default in obtaining
      or
      delivering the policy or
      certificate for any such insurance or Tenant's failure to pay the charges
      therefor, Landlord may, upon ten (10)
      days
      notice to Tenant, procure or pay the reasonable charges for any such policy
      or
      policies (for not more
      than
      a 12 month period) and charge the Tenant therefor plus interest thereon at
      the
      Stipulated Rate as additional
      rent.

     

    B. Tenant
      shall at all times during the term hereof and at its cost and expense,
maintain
      in effect policies of insurance covering all of Tenant's personal property,
      trade fixtures and equipment
      located in the Premises, in an amount equal to their full replacement value,
      providing protection against
      any peril included within the standard classification of "Fire and Extended
      Coverage", together with insurance
      against sprinkler damage, vandalism, theft and malicious mischief The proceeds
      of such insurance,
      so long as this Lease remains in effect, shall be used to repair or replace
      the
      personal property, trade
      fixtures and equipment so insured.

     

    C.
      Landlord and Tenant waive their right to recover damages against each other
      (and
      their respective officers, directors, shareholders, partners, joint venturers,
      employees, agents, customers,
      invitees or business visitors) for any loss or damage arising from any cause
      covered by any casualty
      insurance required to be carried by either party pursuant to this Lease. Any
      insurance policy procured
      by either Tenant or Landlord which does not name the other as an additional
      insured shall, if obtainable,
      contain an express waiver of any right of subrogation by the insurance
      company.

    

    

    
      
        
          
          

        

        
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    D. Tenant
      at
      its expense shall comply with all requirements of the Board of Fire Underwriters,
      or any other similar body affecting the use of the Premises, and shall not
      use
      the Premises in a
      manner
      which shall increase the rate of fire insurance or other insurance of Landlord
      or of any other tenant, over that in effect prior to this Lease. If Tenant's
      use
      of the Premises increases the fire insurance rate,
      Tenant shall reimburse Landlord for all such increased costs.

     

    E. Landlord
      shall, at its expense (as part of the Operating Costs), at all times during
      the
      Term
      hereof, maintain or cause to be maintained in effect coverage under a policy
      or
      policies of fire and extended
      coverage insurance covering the Building, in an amount not less than one hundred
      percent (100%) of
      the
      full replacement value (exclusive of the costs of excavations, foundations
      and
      footings) from time to time
      during the Term of this Lease, providing protection against any peril generally
      included within the classification "Fire and Extended Coverage," together with
      insurance against sprinkler damage, vandalism, malicious
      mischief and flood (if located within a designated flood zone).

     

    F. Landlord
      shall, at its expense (as part of the Operating Costs), at all times during
      the
      Term hereof, carry comprehensive public liability and property damage insurance
      against claims for injury
      to
      persons and property occurring in the Common Areas.

     

    G. All
      policies of insurance provided for herein shall be issued by insurance
companies
      qualified to do business in the State of Florida and rated A: VIII or better
      in
Best's
      Insurance Guide
      (or
      similar rating in an equivalent publication if no longer published). Executed
      copies of such policies
      of insurance as either party is required to carry hereunder or certificates
      thereof shall be delivered to
      the
      other party within thirty (30) days of receipt of a written request therefor.
      All policies of insurance required
      to be carried by either party hereunder must contain a provision that the
      company writing said policy
      will give the other party at least thirty (30) days notice in writing in advance
      of any cancellation or modification.

     

    Notwithstanding
      anything to the contrary contained with this Section
      25either
      party's obligations to carry the insurance provided for herein may be brought
      within the coverage of a so-called blanket
      policy or policies of insurance carried and maintained by them; provided,
      however, that the coverage
      afforded Landlord and Tenant will not be reduced or diminished by reason of
      the
      use of such blanket
      policy of insurance, and provided further that the requirements set forth herein
      are otherwise satisfied.
      Landlord and Tenant agree to permit the other at all reasonable times to inspect
      the policies of insurance
      of Landlord and Tenant covering risks upon the Premises or the Building for
      which policies or copies
      thereof are not required to be delivered to the other.

     

    H.
      Tenant
      may self-insure any of its insurance coverage obligations hereunder so
long
      as
      Tenant's net worth is in excess of One Hundred Million Dollars ($100,000,000)
      as
      evidenced by annual
      financial statements provided to Landlord by Tenant's accountants or by reports
      published in accordance
      with the Securities Exchange Commission's reporting requirements for publicly
      traded companies,
      as computed in accordance with generally-accepted accounting
      principles.

     

    SECTION
      26.INDEMNIFICATION.

     

    A.
      Subject to the waiver of subrogation provisions contained in Section
      25 hereof,
      Tenant
      shall indemnify, defend and save Landlord harmless (except for loss or damage
      resulting from the negligence of Landlord, its agents or employees), 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 Premises, or the
      occupancy or use by Tenant of the Premises or any part thereof, or occasioned
      wholly or in part by any act or omission of Tenant, its agents, contractors,
      employees, servants, subtenants or concessionaries. In case Landlord shall
      be
      made a
      party to any such litigation commenced by or against Tenant, then Tenant shall
      protect and hold Landlord
      harmless and pay all costs and attorney's fees incurred by Landlord in
      connection with such litigation,
      and any appeals thereof.

    

    

    
      
        
          
          

        

        
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    B. Subject
      to the waiver of subrogation provisions contained in Section
      25 hereof,
      Landlord shall indemnify, defend and save Tenant harmless (except for loss
      or
      damage resulting from the negligence
      of Tenant, its agents or employees) 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 Common Areas, or
      occasioned wholly in or
      part
      by any act or omission of Landlord, its agents, contractors, employees or
      servants. In case Tenant shall
      be
      made a party to any litigation commenced by or against Landlord, then Landlord
      shall protect and hold
      Tenant harmless and pay all costs and attorneys' fees incurred by Tenant in
      connection with such litigation,
      and any appeals thereof.

     

    C. Except
      for the negligence or intentional misconduct of Landlord or its agents,
employees
      or contractors, Tenant agrees Landlord shall not be liable in any manner, to
      Tenant, its agents, employees, guests or invitees, for damage or injury to
      persons and property caused by the criminal acts or intentional
      misconduct of third parties.

     

    D.
      Each
      party shall indemnify, protect, defend and hold the other harmless from
and
      against any and all claims, demands, losses, liabilities and penalties
      (including, without limitation, reasonable
      attorneys' fees at all trial and appellate levels, whether or not suit is
      brought) arising directly or indirectly
      from or out of, or in any way connected with: (a) the presence of any Hazardous
      Substance on the
      Project caused by the acts of such party, its agents or employees; or (b) any
      violation or alleged violation
      of any local, state or federal environmental law, regulation, ordinance or
      administrative or judicial order relating to any Hazardous Substance on the
      Project, caused by the acts of such party, its agents or employees.

     

    SECTION
      27. LOSS
      AND DAMAGE.

     

    Except
      if
      caused by the negligence or willful misconduct of Landlord, its agents,
contractors
      or employees, Landlord shall not be responsible for any damage to any property
      of Tenant (including
      without limitation appliances, equipment, machinery, stock, inventory, fixtures,
      furniture, improvements,
      displays, decorations, carpeting and painting) 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 Viable
      for any injury or damage to persons or property resulting from fire, smoke,
      explosion, falling plaster, steam,
      gas, electricity, water, rain, or leaks from any part of the Premises, or from
      the pipes, appliances or plumbing
      work or from the roof, street or subsurface or from any other place or by
      dampness or by any other
      cause of whatsoever nature, except if caused by the negligence or intentional
      act of Landlord, its agents,
      contractors or employees or by Landlord's failure to maintain as required under
      this Lease. Landlord
      shall not be Viable for any such damage caused by other tenants or persons
      on
      the Premises, occupants
      of the Building or of adjacent property, the public, or caused by operations
      or
      construction of any private,
      public or quasi-public works. All property of Tenant kept or stored on the
      Premises shall be so kept
      or
      stored at the sole risk of Tenant and Tenant shall hold Landlord harmless from
      any and all claims arising
      out of damage to same, including subrogation claims by Tenant's insurance
      carriers, except if caused
      by
      the negligence or intentional act of Landlord, its agents, contractors or
      employees.

     

    SECTION
      28. END
      OF TERM.

     

    Tenant
      shall surrender the Premises to Landlord at the expiration or sooner termination
      of this
      Lease in good order and condition, except for reasonable wear and tear and
      damage by Acts of God, condemnation, fire or other casualty. Tenant agrees
      that
      if possession of the Premises is not surrendered to Landlord
      on the date of the expiration or sooner termination of this Lease, then, unless
      Landlord shall have consented
      to Tenant's holding over, Tenant shall pay Landlord as liquidated damages for
      each month and for each portion of any month prorated on a daily basis, during
      which Tenant holds over in the Premises after
      expiration or termination of the term of this Lease without consent, a sum
      equal
      to (a) 2.00 times the Fixed
      Annual Rent, plus (b) all additional rent and other sums which were payable
      per
      month under this Lease
      during the last month of the term or renewal term, as the case may be. Any
      personal property remaining
      in
      the
      Premises after the expiration or sooner termination of the term of this Lease
      shall, after ten (10)
      days
      notice to Tenant and Tenant's failure to remove same, be deemed to be abandoned
      property at the

    

    

    
      
        
          
          

        

        
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    SECTION
      35.SATELLITE
      DISH .

     

    Landlord
      hereby grants Tenant the right, at Tenant's sole cost and expense, but without
      payment
      of any rent or fee to Landlord, to install, maintain and replace from time
      to
      time a satellite dish(s) or
      similar antennae devise(s) (hereinafter "Satellite
      Dish") on
      the
      Building Land or on the roof of the Building, subject to the following: (a)
      applicable governmental laws; (b) the right of Landlord to supervise any roof
      penetrations; (c) compliance with the conditions of any roof bond maintained
      by
      Landlord on the Building
      and (d) the right of Landlord to approve the location of the Satellite Dish,
      which approval shall not
      be
      unreasonably withheld. Tenant shall be responsible for the repair of any damage
      to any portion of the
      Building or Building Land caused by Tenant's installation, use or removal of
      the
      Satellite Dish. The Satellite
      Dish shall remain the exclusive property of Tenant, and Tenant shall have the
      right to remove same
      at
      any time during the term of the Lease. Tenant shall protect, defend, indemnify
      and hold harmless Landlord
      from and against any and all claims, damages, liabilities, costs or expenses
      of
      every kind and nature
      (including, without limitation, reasonable attorneys' fees) imposed upon or
      incurred by or asserted against
      Landlord arising out of Tenant's installation, maintenance, use or removal
      of
      the Satellite Dish. Tenant
      shall have access and the right to run telephone, CRT and other cables through
      the existing Building utility
      systems and areas with the prior consent of Landlord, which consent shall not
      be
      unreasonably withheld
      if same will not damage the Building or interfere with such utility systems.
      Tenant shall not be required
      to remove any of its cabling upon the termination of this Lease.

     

    Landlord
      shall not, and shall not suffer or permit any other person to, install or
      operate on the roof of the Building or elsewhere in the Building or on the
      Land
      any telecommunications or other equipment which interferes with the proper
      functioning of any telecommunications antenna or equipment installed
      by Tenant.

     

    SECTION
      36. RULES
      AND REGULATIONS .

     

    Subject
      to the last sentence of this Section
      36 Tenant
      agrees to fully comply with all current
      Rules and Regulations shown in Exhibit
      "J" attached
      hereto and by this reference incorporated herein.
      Landlord shall have the right from time to time to prescribe additional
      reasonable uniform rules and regulations,
      which in its judgment, may be desirable for the use, entry, operation and
      management of the Building
      and the Project, each of which additional rules and regulations shall, upon
      Tenant's receipt of written
      notice thereof, be deemed incorporated herein and made a part hereof by this
      reference. The Rules and
      Regulations shall not be applied in a discriminatory manner to Tenant, nor
      shall
      any of the Rules and Regulations
      be inconsistent with the rights of Tenant under this Lease.

     

    Tenant
      agrees that from time to time Landlord may institute certain voluntary hurricane
      preparation and other natural disaster readiness programs for the Project which
      Landlord believes will be in the
      best
      interest of the Project and its tenants. In connection with Landlord's hurricane
      preparation and other natural disaster readiness programs, Tenant agrees to
      as
      its sole cost and expense take all precautionary
      actions to secure and protect the interior of the Premises from such natural
      disasters.

     

    SECTION
      37.
      PARKING.

     

    Tenant
      is
      hereby granted the non-exclusive privilege to use the parking spaces in
common
      with other tenants not specifically allocated to other tenants in the parking
      lot of the Building in which the Premises is located for itself and its
      employees and clients. Tenant shall abide by all reasonable rules
      and
      regulations as may now exist or as may hereinafter be promulgated by the
      Landlord and enforced by
      Landlord, and a violation of this clause and/or the rules referred to above
      shall constitute a default by the Tenant
      in
      the terms, conditions and covenants of this Lease subject to temporary
      interruptions provided for herein.
      Landlord represents that through the term of this Lease, the Building shall
      maintain a minimum parking
      ratio of four (4) parking spaces per 1,000 usable square feet.

    

    

    
      
        
          
          

        

        
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    SECTION
      38. BROKERS.

     

    Except
      for the Specified Brokers described in Section
      1 hereof,
      Landlord and Tenant hereby
      represent and warrant, each to the other, that they have not disclosed this
      Lease or the subject matter hereof
      to, and have not otherwise dealt with, any broker, finder or any other person,
      firm, corporation or other
      legal entity so as to create any legal right or claim of whatsoever kind or
      nature for a commission or similar
      fee or compensation with respect to the Premises or this Lease. Landlord and
      Tenant hereby represent
      that no payment is due Specified Brokers or otherwise as a result of this Lease
      and that any amounts due have been settled and agreed to by a separate
      instrument setting forth those amounts. Landlord
      and Tenant hereby indemnify each other against, and agree to hold each other
      harmless from, any liability or claim (and all expenses, including attorneys'
      fees, incurred in defending any such claim or in enforcing
      this indemnity) for a real estate brokerage commission or similar fee or
      compensation arising out of or in any way connected with any claimed dealings
      with the indemnitor and relating to the Premises or this
      Lease. The provisions of this Section shall survive the expiration or sooner
      termination of this Lease. The
      provisions of this Section shall survive the expiration or sooner termination
      of
      this Lease.

     

    SECTION
      39. NO
      RECORDING .

     

    Tenant
      shall not record this Lease or any memorandum or short form hereof without
      the
      written consent and joinder of Landlord. Upon Tenant's request, Landlord shall
      execute a memorandum or short
      form of this Lease in form reasonably satisfactory to Landlord to be recorded
      in
      the land records of the county in which the Premises are located, at Tenant's
      sole cost and expense. In the event Tenant elects to
      record
      a memorandum or short form of this Lease, then upon the termination of this
      Lease and as a condition
      precedent to Landlord's obligation to return the Security Deposit as provided
      for in Section
      53 herein,
      Tenant shall provide Landlord with an executed Notice of Termination in
      recordable form of the recorded
      memorandum or short form of this Lease.

     

    SECTION40.MOLD.

     

    Given
      the
      climate and humid conditions in Florida, molds, mildew, spores, fungi and/or
      other
      toxins may exist and/or develop at and within the Premises in certain
      circumstances. Tenant is hereby
      advised that certain molds, mildew, spores, fungi and/or toxins may be, or
      if
      allowed to remain for a sufficient
      period may become, toxic and potentially pose a health risk. To the best of
      Landlord's knowledge,
      Landlord represents and warrants as of the date of the Lease that (i) no visible
      molds, mildew, spores,
      fungi and/or other toxins are present in or about the Premises ("Visible Mold"),
      (ii) no molds, mildew,
      spores, fungi and/or other toxins are present in or about the Premises or the
      Project in amounts that could
      or
      does present a hazard to human health ("Hazardous Mold"); and (iii) no leaks,
      moisture intrusion or
      other
      conditions are present in or about the Premises that have or could reasonably
      be
      expected to give rise
      to
      Visible Mold or Hazardous Mold.

     

    Subject
      to other terms and conditions of the Lease, Tenant shall provide appropriate
      climate
      control, keep the Premises clean, and take other reasonable measures to retard
      and prevent mold and
      mildew from accumulating in the Premises. Tenant agrees to clean and dust the
      Premises on a regular basis and to promptly remove visible moisture accumulation
      on windows, walls, floors, ceilings and other surfaces
      in the Premises upon gaining knowledge of same. Tenant agrees not to block
      or
      cover any of the heating, ventilation or air-conditioning ducts in the Premises.
      Tenant agrees to promptly report to Landlord in
      writing upon gaining knowledge of any of the following conditions: (i) any
      evidence of a water leak or excessive moisture in the Premises, as well as
      in
      any storage room, garage or other common area for which Tenant
      is
      responsible under the Lease; (ii) any evidence of visible mold or mildew like
      growth in the Premises
      that cannot be removed by simply applying a common household cleaner and wiping
      the area;

     

    (iii) any
      failure or malfunction in the heating, ventilation or air conditioning system
      in
      the Premises; and (iv) any
      inoperable doors or windows in the Premises. A default under the terms of this
      provision shall be deemed
      a
      default under the terms of this Lease which shall be governed by Section
      23hereof.

    

    

    
      
        
          
          

        

        
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SECTION
      41. PATRIOT
      ACT.

     

    A. Tenant
      represents to the best of Tenant's knowledge that neither Tenant nor its
      constituents or affiliates are in violation of any laws relating to terrorism
      or
      money laundering, including Executive Order No. 13224 on Terrorist Financing
      effective September 24, 2001 and relating to Blocking Property
      and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or
      Support Terrorism
      (the "Executive
      Order") and/or
      the Uniting and Strengthening America by Providing Appropriate
      Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law
      107-56, the "Patriot
      Act").

     

    B. Tenant
      represents to the best of Tenant's knowledge that neither Tenant nor any
of
      its
      constituents or affiliates is a "Prohibited
      Person" which
      is
      defined as follows (i) a person or entity that
      is
      listed in the Annex to, or is otherwise subject to the provisions of, the
      Executive Order; (ii) a person or
      entity
      owned or controlled by, or acting for or on behalf of, any person or entity
      that
      is listed in the Annex
      to,
      or is otherwise subject to the provisions of, the Executive Order; (iii) a
      person or entity with whom
      Landlord is prohibited from dealing or otherwise engaging in any transaction
      by
      any terrorism or money laundering Law, including the Executive Order and the
      Patriot Act; (9v) a defined in the Executive Order;
      (v) a person or entity that is names as a "specially designated national and
      blocked person" on the most
      current list published by the U.S. Treasury Department Office of Foreign Assets
      Control at its official website, htti://www.treas.gov/ofac/tllsdn.pdf or
      at any
      replacement website or other replacement official publication
      of such list; and (vi) a person or entity who is affiliated with a person or
      entity listed above.

     

    C. Tenant
      represents to the best of Tenant's knowledge that neither Tenant nor any of
      its
      affiliates or constituents is or will: (i) conduct any business or engage in
      any
      transaction or dealing with any Prohibited Person, including the making or
      receiving any contribution of funds, goods or services to
      or for
      the benefit of any Prohibited Person, (ii) deal in or otherwise engage in any
      transaction relating to, any
      property or interests in property blocked pursuant to the Executive Order;
      or
      (iii) engage in or conspire to
      engage
      in any transaction that evades or avoids, or has the purpose of evading or
      avoiding, or attempts to violate,
      any of the prohibitions set forth in the Executive Order or the Patriot
      Act.

     

    D. Tenant
      covenants and agrees to deliver to Landlord any certification or other
evidence
      requested from time to time by Landlord in its reasonable discretion, confirming
      Tenant's compliance
      with this Section.

     

    SECTION
      42. CONSTRUCTION
      OF LANGUAGE.

     

    The
      terms
      "Lease", "Lease Agreement" or "Agreement" shall be inclusive of each other,
      and
      shall
      include renewals, extensions or modifications of this Lease. The Section
      headings and titles are for
      convenience only and shall have no effect upon the construction or
      interpretation of any part of this Lease.

     

    This
      Lease has been prepared by Tenant and its professional advisors and reviewed
      and
revised
      by Landlord and its professional advisors. Landlord, Tenant and their separate
      advisors believe that this Lease is the product of their joint efforts, that
      it
      expresses their agreement, and that it should not be interpreted
      in favor of either Landlord or Tenant or against either Landlord or Tenant
      merely because of their
      efforts in its preparation.

     

    SECTION
      43. LIABILITY
      OF LANDLORD.

     

    Tenant
      shall look solely to (i) the estate and property of the Landlord in the Project,
      (ii)
      the
      rents and other income (including, without limitation, insurance proceeds
      payable to Landlord) from the
      Project receivable by Landlord, and (iii) the consideration received by Landlord
      from the sale of all or any
      part
      of the Project, 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. The provisions of this Section
      43 are
      not
      designed to relieve Landlord from the performance of any of its obligations
      hereunder, but rather to limit Landlord's
      liability in the case of a recovery of a money judgment against Landlord. The
      foregoing limitation
      shall not apply to or limit any injunctive or other equitable declaratory or
      other forms of relief which
      Tenant may be entitled to. The word "Landlord" as used in this Lease shall
      mean
      only the owner from
      time
      to time of Landlord's interest in this Lease. In the event of any assignment
      of
      Landlord's interest in
      this
      Lease, the assignor shall no longer be liable for the performance or observation
      of any agreements or conditions
      on the part of Landlord to be performed or observed or arising or accruing
      subsequent to the effective
      date of such assignment provided the assignee specifically assumes all such
      obligations.

    

    

    
      
        
          
          

        

        
          24

          
            

          

        

        
          
          

        

      

    

     

     

    SECTION
      44. GOVERNING
      LAW.

     

    This
      Lease shall be construed and interpreted according to the laws of the State
      of
      Florida and venue with respect to any litigation shall be in Palm Beach County,
      Florida, except as same may be in contravention
      of applicable law,

     

    SECTION
      45. 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.

     

    SECTION
      46. 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. No
      acceptance of any Rent by Landlord shall constitute a waiver by Landlord of
      any
      prior or subsequent default
      of Tenant, notwithstanding any knowledge of such default by Landlord at the
      time
      of receipt of such
      Rent.

     

    SECTION
      47. ENTIRE
      AGREEMENT.

     

    This
      Lease and the Exhibits
      "A"through
      "K" forming a part hereof as if fully set forth herein,
      constitute all covenants, promises, agreements, conditions and understandings
      between Landlord and
      Tenant concerning the Premise, and the Project and there are no covenants,
      promises, conditions or understandings,
      either oral or written, between them other than are herein set forth. In the
      event of any conflict
      between the terms of this Lease and the Exhibits attached hereto, the terms
      of
      the Exhibits shall control. Neither Landlord nor Landlord's agents have made
      nor
      shall be bound to any representations with respect to the Premises or the
      Project 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 both parties.

     

    SECTION
      48. SEVERABILITY.

     

    If
      one or
      more of the provisions of this Lease shall, for any reason, be held to be
unenforceable
      in any respect, such enforceability shall not affect any other provision of
      this
      Lease.

     

    SECTION
      49. INTEREST
      ON PAST DUE OBLIGATIONS.

     

    Any
      amount due from either party to the other party hereunder that is not paid
      within ten (10)
      days
      of written demand shall thereafter bear interest at the Stipulated Rate from
      the
      date due until paid.

    

    

    
      
        
          
          

        

        
          25

          
            

          

        

        
          
          

        

      

    

    

    SECTION50.LANDLORD'S
      LIEN.

     

    As
      additional security for the performance of Tenant's obligations herein, Tenant
      hereby pledges and assigns
      to Landlord all the furniture, fixtures and trade fixtures, such as built in
      furniture and alike and all window
      treatments, drapes, flooring systems and other items of personal property which
      are now or may hereafter
      be brought on or put in the Premises and further grants to Landlord a security
      interest therein under
      the
      Uniform Commercial Code. For the purpose of securing the performance of all
      the
      obligations of Tenant herein, and at the request of Landlord, Tenant hereby
      agrees to execute and deliver to Landlord all financing
      statements, amendments thereto or other similar statements which Landlord may
      request. Nothing herein contained shall be deemed to be a waiver by Landlord
      of
      its statuary lien against the property
      in which Landlord has been granted a security interest by Tenant, for Rent(s)
      and remedies, rights and
      privileges of Landlord in the case of default of Tenant as set forth herein
      and
      shall not be exclusive; and
      in
      addition thereto, Landlord may also exercise and enforce all its rights at
      law
      or in equity which it may
      otherwise have as a result of Tenant's default herein. Landlord is herein
      specifically granted all of the rights
      of
      secured creditor under the Uniform Commercial Code with respect to the property
      in which Landlord
      has been granted a security interest by Tenant, including but not limited to
      the
      right to take possession
      of the above-mentioned property and dispose of it by sale in a commercially
      reasonable manner. Notwithstanding
      the Landlord's aforementioned statutory or contractual lien rights, so long
      as
      Tenant is not in
      Default of this Lease, beyond any applicable grace period, if applicable,
      Landlord shall not unreasonably withhold
      consent to Tenant's request that Landlord subordinate in favor of Tenant's
      lender(s) (as applicable,
      the "Secured
      Party")any
      statutory and contractual lien it may now or hereafter have with respect
      to Tenant's trade fixtures, equipment, inventory and personal property.
      Landlord's lien rights shall only be subordinated in favor of the Secured Party
      for the duration of the security agreement consented to by
      Landlord. Nothing herein shall be construed to constitute a waiver of Landlord's
      lien rights. Any request
      for such subordination shall be accompanied by payment of Landlord's reasonable
      administrative and
      attorneys' fees relating thereto.

     

    SECTION
      51. RADON
      DISCLOSURE.

     

    In
      accordance with the requirements of Florida Statutes Section 404.056(8), the
      following notice
      is
      hereby given to Tenant:

     

    RADON
      GAS: Radon
      is
      a naturally occurring radioactive gas that, when it has accumulated
      in a building in sufficient quantities, may present health risks to persons
      who
      are exposed to it over time. Levels of radon that exceed federal and
state
      guidelines have been found in buildings in Florida. Additional information
      regarding
      radon and radon testing may be obtained from your County Public Health
      Unit.

     

    SECTION
      52. WAIVER
      OF JURY TRIAL.

     

    The
      parties hereto waive trial by jury in connection with any proceedings or
counterclaims
      brought by either of the parties hereto against the other.

     

    SECTION
      53. SECURITY
      DEPOSIT.

     

    Landlord
      acknowledges receipt from Tenant of the Security Deposit. The Security
Deposit
      shall be held as collateral security for the payment of rent and other sums
      of
      money payable by Tenant
      under this Lease, and for the faithful performance of all other terms, covenants
      and conditions of Tenant
      hereunder; the amount of the Security Deposit, without interest, shall be repaid
      to Tenant within thirty
      (30) days after the expiration of the Term, provided Tenant shall have made
      all
      payments and performed
      all terms, covenants and conditions required under this Lease. Upon any Event
      of
      Default by Tenant
      hereunder, all or part of the Security Deposit may, at Landlord's sole
      discretion, be applied on account
      of such default, and thereafter Tenant shall restore the resulting deficiency
      in
      the Security Deposit within
      ten (10) days after receipt from Landlord of an invoice therefore. Tenant hereby
      waives the benefit of
      any
      provisions of law requiring the Security Deposit to be held in escrow or in
      trust, and the Security Deposit shall be deemed to be the property of Landlord
      and may be co-mingled by Landlord with its own funds.
      Tenant further acknowledges that the Security Deposit is not be construed as
      Prepaid Rent by Tenant
      for the last rental period of the Term.

     

    
      
        
        

      

      
        26

        
          

        

      

      
        
        

      

    

     

    SECTION
      54. NAME
      OF BUILDING AND PROJECT.

     

    The
      name
      of the Project is "BOCA
      TOWN PARTNERS PLAZA". Landlord
      shall not have
      the
      right to change the name of the Project at anytime.

     

    SECTION
      55.
      EXCUSE
      OF PERFORMANCE.

     

    If
      either
      party to this Lease, as the result of any (i) strikes, lockouts or labor
      disputes, (ii) inability
      to obtain labor or materials or reasonable substitutes therefor, (iii) acts
      of
      God, governmental action,
      condemnation, civil commotion, fire or other casualty, or (iv) other conditions
      similar to those enumerated in this Section (other than inability to pay monies
      due under this Lease) beyond the reasonable control
      of the party obligated to perform, fails punctually to perform any non-monetary
      obligation on its part
      to
      be performed under this Lease, then such failure shall be excused and not be
      a
      breach of this Lease by
      the
      party in question, but only to the extent occasioned by such event. If any
      right
      or option of either party
      to
      take any action under or with respect to this Lease is conditioned upon the
      same
      being exercised within any prescribed period of time or at or before a named
      date, then such prescribed period of time and such
      named date shall be deemed to be extended or delayed, as the case may be, for
      a
      period equal to the period
      of
      the delay occasioned by any event described above.

     

    SECTION
      56. TENANT'S
      REPRESENTATIONS.

     

    Tenant,
      in order to induce Landlord to enter into this Lease, hereby
      represents:

     

    A. That
      Tenant has full power and authority to conduct its business as presently
conducted
      and to enter into this Lease. That this Lease has been duly authorized, executed
      and delivered by
      Tenant
      and constitutes and legal and binding obligation of Tenant.

     

    B. That
      the
      execution, delivery and performance of this Lease will not conflict with,
      be
      inconsistent with, or result in any breach or default of any of the terms,
      covenants, conditions or provisions of any indenture, mortgage, bank loan,
      credit agreement, deed of trust, instrument, document, agreement
      or contract of any kind or nature to which Tenant is a party or by which Tenant
      may be bound.

     

    C.
      That,
      to the best of Tenant's knowledge, no litigation or proceedings (or threatened
      litigation or proceeding or basis therefor) exists which could materially and
      adversely affect the ability of Tenant to perform its obligations under this
      Lease or which would constitute a default on the part of Tenant under this
      Lease, or which would constitute such a default with the giving of notice or
      lapse of time,
      or
      both.

     

    SECTION
      57.
      LAWS
      AND ORDINANCES.

     

    A. Tenant,
      at its expense, agrees to comply with all "Governmental
      Requirements"
      (as
      hereinafter defined) regarding Tenant's permitted use of the Premises or
      regarding the Tenant's
      Work or subsequent alterations to the Premises made by Tenant.

     

    B. Landlord,
      at its expense, shall comply with all Governmental Requirements with
respect
      to Landlord's operation of the Building and to that portion of the Project
      owned
      by Landlord.

    

    

    
      
        
          
          

        

        
          27

          
            

          

        

        
          
          

        

      

    

    
 

    
      IN
        WITNESS
        WHEREOF, Landlord
        and Tenant have executed this Lease, or have caused
        the same to be executed as of the day and year first above
        written.

    

    
       

       

       

      
        	
                Signed,
                  sealed and delivered in the presence of 

                 

              	 	 	
                LANDLORD:

                 

                BOCA TOWN PARTNERS, LLC.

                 

              
	/s/
                Thomas Hotz	 	 	/s/ Andres
                Smith
	
                
Thomas Hotz	 	 	
                
Andres
                Smith
	 	 	 	Vice
                President

      

       

       

      
        	 	 	 	
                TENANT:

                 

                 

                ANCHOR FUNDING SERVICES, LLC

                 

                 

              
	 	 	 	/s/
                Brad
                Bernstein 
	
              	 	 	
                
Brad
                Bernstein
	 	 	 	President

      

      
 

    

    

    
      
        
          
          

        

        
          28

          
            

          

        

        
          
          

          
            

          

        

      

    

     

    EXHIBIT
      A

    BUILDING
      LAND LEGAL DESCRIPTION

     

     

    Parcel
      E,
      of BOCA VILLAGE MASTER PLAT, according to the Plat thereof, as recorded in
      Plat
      Book 102, Page 80, of the of the Public Records of Palm Beach County.
      Florida.

     

    Together
      with:

     

    A
      non-exclusive easements for ingress and egress, utilities and drainage as
      established by that certain Declaration
      of Reciprocal Easements by and among Boca Village, LLC., Silver Finance Company,
      SBOC, LLC
      and
      South Florida Regional Transportation Authority, joined by mortgagee(s) of
      record, if any, dated the
      15th
      day of August, 2003 and recorded in Official Records Book 15711, Page 1080,
      together with First
      Amendment to Declaration of Reciprocal Easements recorded in Official Records
      Book 16641, Page 1933, both of the Public Records of Palm Beach County, Florida;
      and

     

    A
      non-exclusive easements for ingress and egress as established by that certain
      Declaration of Easements
      by Boca Technology Center, LLC., and City of Boca Ratan, joined by Mortgagee(s)
      of record, If
      any,
      dated the 15th day of August, 2003 and recorded in Official Records Book 15711,
      Page 838, of the Public
      Records of Palm Beach County, Florida; and

     

    A
      perpetual non-exclusive easement right(s) as contained in that certain
      Declaration of Covenants and Restrictions
      for T-Rex Corporate Center dated November 13, 2004 and recorded December 5,
      2004
      In Official
      Records Book 14478, Page 499 and amended In Official Records Book 14869, Page
      1796, of the Public Records of Palm Beach County, Florida.

     

    AND

     

    Parcel
      F,
      of BOCA VILLAGE MASTER PLAT, according to the Plat thereof, as recorded In
      Plat
      Book 102, Page 80, of the of the
      Public
      Records of Palm Beach County, Florida:

     

    Together
      with:

     

    A
      non-exclusive easements for Ingress and egress, utilities and drainage as
      established by that certain Declaration
      of Reciprocal Easements by and among Boca Village, LLC., Silver Finance Company,
      SOBC, LLC
      and
      South Florida Regional Transportation Authority, joined by mortgagee(s) of
      record, if any, dated the
      15th
      day of August, 2003 and recorded in Official Records Book 15711, Page 1080,
      together with First
      Amendment to Declaration of Reciprocal Easements recorded in Official Records
      Book 16641, Page 1933, both of the Public Records of Palm Beach County, Florida;
      and

     

    A
      non-exclusive easements for ingress and egress as established by that certain
      Declaration of Easements
      by Boca Technology Center, LLC., and City of Boca Raton, joined by Mortgagee(s)
      of record. if
      any,
      dated the 15th day of August, 2003 and recorded
      in
      Official Records Book 16711, Page 838, of the Public Records of Palm Beach
      County, Florida: and

     

    A
      perpetual non-exclusive easement right(s) as contained in that certain
      Declaration of Covenants and Restrictions
      for T-Rex Corporate Center dated November 13, 2004 and recorded December 5,
      2004
      in Official Records Book 14478, Page 499 and amended in Official Records Book
      14869, Page 1796, of the Public
      Records of Palm Beach County, Florida.

    

    

    
      
        
          
          

        

        
          
            Exhibit
              A-1

          

          
            

          

        

        
          
          

        

      

    

    

    
       

      EXHIBIT
        "B"

      PREMISES
        FLOOR PLAN

       

       

       

       

      

      ANCHOR
        FUNDING SERVICES

      FLOOR
        PLAN - SCHEME TWO

      
 

    

    

    
      
        
          
          

        

        
          
            Exhibit
              B-1

          

          
            

          

        

        
          
          

        

      

    

     

     

    EXHIBIT
      "C"
PROJECT SITE PLAN

     

     

     

     

    

    

    
      
        
          
          

        

        
          
            Exhibit
              C-1

          

          
            

          

        

        
          
          

        

      

    

    

    EXHIBIT
      "D"

    EXCLUSIONS
      TO OPERATING COSTS

     

    In
      calculating the Tenant's Proportionate Share of Operating Costs, the floor
      core
      area of
      the
Building,
      including the stairwells and elevators shall be not be included in the
      calculation.

     

    Notwithstanding
      anything to the contrary contained in the Lease in the definition of "Operating
      Costs," Operating Costs shall not include:

     

    
      	
              (i)

            	
              Any
                ground lease rental;

            

    

     

    
      	
              (ii)

            	
              Costs
                of capital improvements and equipment; except for those acquired
                to reduce
                common area operating expenses (amortized at an annual rate reasonably
                calculated to equal
                the amount of operating expenses to be saved in each calendar year
                throughout the Term
                (as determined at the time landlord elected to proceed with the capital
                improvement or
                acquisition of the capital equipment to reduce common area operating
                expenses)), together
                with interest at the actual interest rate incurred by
                Landlord;

            

    

     

    
      	
              (iii)

            	
              Rentals
                for items (except when needed in connection with normal repairs and
                maintenance
                of permanent systems) which if purchased, rather than rented, would
                constitute
                a capital improvement which is specifically excluded in Subsection
                (ii), above
                (excluding, however, equipment not affixed to the Building which
                is used
                in providing janitorial
                or similar services);

            

    

     

    
      	
              (iv)

            	
              Costs
                incurred by Landlord for the repair of damage to the building, to
                the
                extent that Landlord
                is reimbursed by insurance proceeds or would have been reimbursed
                by
                insurance
                proceeds had Landlord maintained the insurance coverage required
                under the
                Lease, or repairs or rebuilding necessitated by condemnation or conveyance
                in lieu thereof;

            

    

     

    
      	
              (v)

            	
              Costs,
                including permit, license and inspection costs, incurred with respect
                to
                the installation
                of tenant improvements made for tenants or other occupants in the
                Building
                or
                incurred in renovating or otherwise improving, decorating, painting
                or
                redecorating vacant
                space for tenants or other occupants of the
                Building;

            

    

     

    
      	
              (vi)

            	
              Depreciation,
                amortization and interest payments, except as provided herein and
                except
                on
                materials, tools, supplies and vendor-type equipment purchased by
                Landlord
                to enable Landlord
                to supply services Landlord might otherwise contract for with a third
                parry where
                such depreciation, amortization and interest payments would otherwise
                have
                been included
                in the charge for such third party's services, all as determined
                in
                accordance with generally
                accepted accounting principles, consistently applied, and when
                depreciation or amortization is permitted or required; the item shall
                be
                amortized over its reasonably anticipated
                useful life;

            

    

     

    
      	
              (vii)

            	
              Marketing
                costs including leasing commissions, attorneys' fees in connection
                with
                the negotiation
                and preparation of letters, deal memos, letters of intent, leases,
                subleases and/or
                assignments, space planning costs, and other costs and expenses incurred
                in connection
                with lease, sublease and/or assignment negotiations and transactions
                with
                present
                or prospective tenants or other occupants of the
                Building;

            

    

     

    
      	
              (viii)

            	
              Costs
                incurred by Landlord for alterations which are considered capital
                improvements and
                replacements under generally accepted accounting principles, consistently
                applied, except
                as permitted in (ii) and (iii)
                above;

            

    

    

    

    
      
        
          
          

        

        
          
            Exhibit
              D-1

          

          
            

          

        

        
          
          

        

      

    

    

    
      	
              (ix)

            	
              Costs
                of a capital nature, including, without limitation, capital improvements,
                capital repairs,
                capital equipment and capital tools, all as determined in accordance
                with
                generally
                accepted accounting principles, consistently applied, except as permitted
                in (ii) and
                (iii) above;

            

    

     

    
      	
              (x)

            	
              Expenses
                in connection with services or other benefits which are not offered
                to
                Tenant or for which Tenant is charged for directly but which are
                provided
                to
                another Tenant or occupant
                of the Building the cost of which is included as Operating
                Costs;

            

    

     

    
      	
              (xi)

            	
              Costs,
                including, without limitation, attorneys fees, incurred by Landlord
                due to
                the violation
                by Landlord of the terms and conditions of any lease of space in
                the
                Building;

            

    

     

    
      	
              (xii)

            	
              Overhead
                and profit increment paid to Landlord or to subsidiaries or affiliates
                of
                Landlord for goods and/or services in the Building to the extent
                the same
                exceeds the costs
                of such goods and/or services rendered by unaffiliated third parties
                on a
                competitive basis;

            

      	 	 

      	(xiii) 	Interest, principal, points and fees on debts or
              amortization on any mortgage or mortgages
              or any other debt instrument encumbering the Building or the
              site;

      	 	 

      	(xv)	Landlord's general corporate overhead and general
              and
              administrative expenses;

    

     

    
      	
              (xv)

            	
              Any
                compensation paid to clerks, attendants or other persons in commercial
                concessions operated
                by Landlord or in any parking lot or garage of the Building or wherever
                Tenant is
                granted its parking privileges and/or all fees paid to any parking
                facility operator (on or off site) (provided, however, if Landlord
                provides such parking free of charge to Tenant, these
                expenses may be included as Operating
                Expenses);

            

    

     

    
      	
              (xvi)

            	
              Except
                for making repairs or keeping permanent systems in operation while
                repairs
                are being
                made, rentals and other related expenses incurred in leasing air
                conditioning systems, elevators or other equipment ordinarily considered
                to be of a capital nature, except
                equipment not affixed to the Building which is used in providing
                janitorial or similar
                services;

            

    

     

    
      	
              (xvii)

            	
              Advertising
                and promotional expenditures, and costs of signs in or on the building
                identifying
                the owner of the building or other tenants'
                signs;

            

    

     

    
      	
              (xviii)

            	
              Electric
                power costs for which any tenant directly contracts with the local
                public
                service company;

            

    

     

    
      	
              (xix)

            	
              Intentionally
                Omitted;

            

    

     

    
      	
              (xx)

            	
              Costs
                incurred in connection with upgrading the Building to comply with
                handicap, life, fire
                and safety codes or any other governmental law, code, ordinance or
                regulation in effect
                prior to the Commencement Date;

            

    

     

    
      	
              (xxi)

            	
              Any
                other expenses which, in accordance with generally accepted accounting
                principles, consistently
                applied, would not normally be treated as Operating Costs by owners
                of
                comparable
                first-class buildings;

            

    

     

    
      	
              (xxii)

            	
              Tax
                penalties incurred as a result of Landlord's negligence, inability
                or
                unwillingness to make payments and/or to file any income tax or
                informational returns when due;

            

      	 	 

      	(xxiii)	
              All assessments and premiums
                which are not
                specifically charged to Tenant because of what
                Tenant has done, which can be paid by Landlord in installments, shall
                be
                paid by Landlord
                in the maximum number of installments permitted by law and not included
                as
                common area operating expenses except in the year in which the assessment
                or premium installment is actually paid; provided, however, that
                if the
                prevailing practice in other comparable office buildings in the vicinity
                of the building to pay such assessments or premiums
                on an earlier basis, such assessments or premiums shall be included
                in
                Operating
                Expenses as paid by Landlord; in no event, however, shall Landlord
                include
                any
                accrued interest (resulting from such assessments or premiums) in
                its
                computation of common
                area operating
                expenses;

            

    

     

     

    

    
      
        
          
          

        

        
          
            Exhibit
              D-2

          

          
            

          

        

        
          
          

        

      

    

    

     

    
      	
              (xxiv)

            	
              Costs
                for capital improvements to reduce common area operating expenses
                in
                excess of the
                amount reasonably anticipated to constitute cost
                savings;

            

      	 	 

      	
              (xxv)

            	
              Costs
                for capital improvements to reduce common area operating expenses
                performed by the
                Landlord during the last year of the lease
                term;

            

    

     

    
      	
              (xxvi)

            	
              Costs
                for which Landlord has been compensated by a management fee; any
                management or
                administrative fee which, in the aggregate, exceeds what is customarily
                charged to tenants
                of first class office buildings in Boca Raton, Florida
                area;

            

    

     

    
      	
              (xxvii)

            	
              Costs
                associated with the operation of the business of the partnership
                or entity
                which constitutes Lessor as the same are distinguished from the costs
                of
                the Building, including partnership
                accounting and legal matters, costs of defending any lawsuits with
                any
                mortgagee
                (except as the actions of Tenant may be in issue), costs of selling,
                syndicating, financing,
                mortgaging or hypothecating any of Landlord's interest in the Building,
                costs of
                any disputes between Landlord and its employees (if any) not engaged
                in
                Building operation,
                disputes of Landlord with Building management, or outside fees paid
                in
                connection
                with disputes with other tenants.

            

      	 	 

      	
              (xxviii)

            	
              Costs
                arising from the negligence of Landlord or its agents, or any vendors,
                contractors, or
                providers of materials or services selected, hired or engaged by
                Landlord
                or its agents including,
                without limitation, the selection of building
                materials;

            

      	 	 

      	
              (xxix)
 	Notwithstanding any contrary provision of this Lease,
              including, without limitation, any provision
              relating to capital expenditures, costs arising from the presence of
              hazardous materials
              or substances in or about the Building or Project including, without
              limitation, hazardous
              substances in the ground water or soil;

       

    

    
      	
              (xxx)

            	
              Costs
                arising from Landlord's or other tenant's negligence or intentional
                acts,
                unless caused
                by Tenant's construction of the tenant
                improvements;

            

    

     

    
      	
              (xxxi)

            	
              Costs
                arising from Landlord's charitable or political
                contributions;

            

    

     

    
      	
              (xxxii)

            	
              Costs
                arising from latent defects in the base, shell or core of the building
                or
                improvements
                installed by Landlord or repair
                thereof;

            

    

     

    
      	
              (xxxiii)

            	
              Costs
                of sculpture, paintings or other subjects of art;
                and

            

      	 	 

      	(xxxiv)	Costs (including in connection therewith all attorneys;
              fees and costs of settlement judgments
              and payments in lieu thereof) arising from claims, disputes or potential
              disputes
              in connection with potential or actual claims litigation or arbitrations
              pertaining to
              the Landlord and/or the Building and/or the
              Project.

    

     

     

    Each
      time
      Landlord provides Tenant with an actual and/or estimated statement of Operating
      Costs, such statement shall be itemized on a line item by line item basis,
      showing the applicable expense for the applicable
      year and the year prior to the applicable year.

    

    

    
      
        
          
          

        

        
          
            Exhibit
              D-3

          

          
            

          

        

        
          
          

        

      

    

    EXHIBIT
      "E"

    LANDLORD'S
      WORK

     

     

     

     

    Landlord
      is responsible for any and all costs and expense relating the Tenant's "turnkey"
      build out per
      plan
      above, which materials and style shall be per Building Standard which is
      substantially similar
      to present build out on 2nd floor. The outline of the specifications of the
      build out, per plan above
      are
      on the following Exhibit "E" pages.

    

    

    
      
        
          
          

        

        
          Exhibit
            D-4

          
            

          

        

        
          
          

        

      

    

     

    EXHIBIT
      "F"

    TENANT'S
      WORK

     

    All
      Tenant Improvement work is to be completed and overseen by the Landlord's
      contractors and staff. Tenant shall be responsible only for the cost of such
      items or extras that are not Building Standard
      materials or costs that are not included in Landlord's Work (Exhibit "E"),
      as
      per below.

     

    Tenant
      is
      responsible for the cost of the following:

    

    

    
      
        
          
            
              Exhibit
                E-1

            

          

          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

    

     

    
      EXHIBIT
        "F"

      NOT
        APPLICABLE

    

     

     

    

 

    
      
        
        

      

      
        
          Exhibit
            F-1

        

        
          

        

      

      
        
        

      

    

     

    

    
      EXHIBIT
        "G"

      NOT
        APPLICABLE

    

     

    
      

    

    
      
        
          
          

        

        
          
            Exhibit
              G-1

          

          
            

          

        

        
          
          

        

      

    

    

      EXHIBIT
        "H"

      NOT
        APPLICABLE

    

    
 

    

    
      
        
          
          

        

        
          
            Exhibit
              H-2

          

          
            

          

        

        
          
          

        

      

    

    

    EXHIBIT
      "1"

    SUBORDINATION,
      NON-DISTURBANCE AND ATTORNMENT AGREEMENT

     

    THIS
      SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT ("Agreement")
      executed between  ,
      a

     

    ("Mortgagee") and
      Anchor Funding Services, LLC
      ("Tenant").

     

    WITNESSETH:

     

    WHEREAS,
      Boca Town Partners, LLC, a Florida limited liability company ("Landlord")
      has
      entered
      into a certain lease ("Lease")
      with
      Tenant dated  ,
      20,
      relating to certain

     

    premises
      located in Palm Beach County, Florida ("Premises"), said Premises being more
      particularly described
      in said Lease and being situated on a portion of the real property described
      in
Exhibit
      "A" attached
      hereto and made a part hereof ("Property"); and

     

    WHEREAS,
      Mortgagee [has committed to make a] [has made a] mortgage loan to Landlord
      in
      the original principal amount of__________________________ THOUSAND
      DOLLARS AND NO/100 ($_________________________) secured
      by a Mortgage [dated________]  ("Mortgage")covering
      the Property
      [, which Mortgage is recorded in Book,
      Page____,
      of_______].

     

    
      NOW,
        THEREFORE, it is mutually agreed as follows:

    

     

     1.
      The Lease is and shall be subject and subordinate to the Mortgage and to all
      renewals, modifications, consolidations, replacements and extensions of the
      Mortgage.

     

    2,
      In the
      event of a foreclosure of the Mortgage or should Mortgagee obtain title by
      deed
      in lieu
      thereof, or otherwise, Mortgagee, for itself, its successors or assigns, agrees
      that Tenant may continue its
      occupancy of the Premises in accordance with the terms and provisions of the
      Lease, so long as Tenant continues
      to pay rent and otherwise to perform its obligations thereunder. Mortgagee
      agrees not to name Tenant
      as
      a party defendant in any foreclosure action.

     

    3. Tenant
      agrees to attorn to: (a) Mortgagee when in possession of the Property; (b)
      a
receiver
      appointed in an action or proceeding to foreclose the Mortgage or otherwise;
      or
      (c) to any party acquiring
      title to the Property as a result of foreclosure of the Mortgage or deed in
      lieu
      thereof. Tenant further
      covenants and agrees to execute and deliver, upon request of Mortgagee, or
      its
      assigns, an appropriate
      agreement of attornment with any subsequent titleholder of the
      Property.

     

    4. So
      long
      as the Mortgage on the Property remains outstanding and unsatisfied, Tenant
      will
      deliver to Mortgagee a copy of all notices permitted or required to be given
      to
      Landlord by Tenant pursuant to
      which
      Tenant proposes to terminate or cancel the Lease, and that no such notices
      to
      Landlord shall be effective,
      unless a copy of such notice is also delivered to Mortgagee. At any time before
      the rights of Landlord
      shall have been forfeited or any cure period(s) afforded to Landlord under
      the
      Lease shall have expired
      because of any default or failure of performance under the Lease as therein
      provided, Mortgagee shall
      have the right (but not the obligation) to cure such default or failure of
      performance within thirty (30) days
      from
      Mortgagee's receipt of such written notice from Tenant stating the nature of
      such default or failure
      of performance or such longer period of time as may be reasonably required
      to
      cure, provided Mortgagee
      commences to cure within such thirty (30) day period and thereafter diligently
      pursues such cure
      to
      completion.

     

    5.
      Tenant
      certifies that the Lease has been duty executed by Tenant; that no rent under
      the Lease
      has
      been paid more than thirty (30) days in advance of its due date; and that
      Tenant, as of this date, has
      no
      charge, lien or claim of offset under the Lease, or otherwise, against the
      rents
      or other charges due or to
      become
      due thereunder.

    

    

    
      
        
          
          

        

        
          
            Exhibit
              I-1

          

          
            

          

        

        
          
          

        

      

    

    

    6.
      If
      Mortgagee shall succeed to the interest of Landlord under the Lease, Mortgagee
      shall be
      bound
      to Tenant under all the terms, covenants and conditions of the Lease, and Tenant
      shall, from and after Mortgagee's succession to the interest of Landlord under
      the Lease, have the same remedies against Mortgagee
      for the breach of an agreement contained in the Lease that Tenant might have
      had
      under the Lease
      against Landlord if Mortgagee had not succeeded to the interest of Landlord;
      provided further, however,
      that Mortgagee shall not be:

     

    (a) liable
      for any warranty, act or omission of any prior landlord (including Landlord),
      although
      Mortgagee shall be subject to the offset rights of the Tenant under the Lease
      as
      contemplated in subparagraph
      (b) below; or

     

    (b) subject
      to any offsets or defense which Tenant might have against any prior landlord
      (including
      Landlord), except as specifically set forth in the Lease and except those which
      arose out of such landlord's
      default under the Lease and accrued after Tenant has notified Mortgagee and
      given Mortgagee an opportunity
      to cure as provided herein; or

     

    (c) bound
      by
      any rent or additional rent which Tenant might have paid for more than the
      current
      month to any prior landlord (including Landlord); or

     

    (d) bound
      by
      any material amendment or modification of the Lease or any collateral
agreement
      made without Mortgagee's consent (excluding any permitted assignments as
      provided by the terms
      of
      the Lease.

     

    7. Mortgagee
      consents to the application of casualty and condemnation proceeds
      in

     

    accordance
      with the terms and provisions of the Lease.

     

    8. This
      Agreement shall be binding upon and inure to the benefit of the heirs,
      successors

     

    and
      assigns of the parties.

     

    IN
      WITNESS WHEREOF, the parties have executed this Agreement as of the date
      indicated below
      their respective signatures.

     

    
      	 	 	 
	 	
              MORTGAGOR:

               

               

               

            
	 Signed,
              sealed and delivered in the presence of:
 	 
 	 
 
	 	By:  	/s/ 
	 	
              
                

              

              Print Name: 

              Its:  

            
	 	 

    

     

     

    

    
      
        
          
          

        

        
          
            Exhibit
              I-2

          

          
            

          

        

        
          
          

        

      

    

    

    STATE
      OF______________)

                     )
      SS:

    COUNTY
      OF_____________)

     

        The
      foregoing
      instrument was acknowledged before me this________ day
      of_______ ,
      20___
      by_____________________________________________________

    ____________________________________________as________________________________________________ of_____________________________________,

     

    a_________________________________
      on behalf
      of
      the company. He/she personally appeared before me, is personally known to me
      or
      produced_____________ as
      identification.

    
      

       

      
        	 	Notary:____________________________	 	 
	 	Print
                Name:_________________________	 	 
	[NOTARY SEAL]	Notary Public, State
                of_________________	 	 
	 	My
                commission expires:_______________  	 	 
	 	 	 	 

      

        

       
        
          	STATE
                  OF_______________________)	 	 	 
	                      )	 	 	 
	COUNTY OF	 	 	 

        

      

       

       

    

    The
      foregoing instrument was acknowledged before me this_______________________
       day
      of
      __________________, 20_
      by_______________________________________

    as___________________________________of
      Anchor
      Funding Services, LLC on behalf
      of
      the company. He/she personally appeared before me, is personally known to me
      or
      produced_____________ as
      identification.

     

    
       

      
        	 	Notary:____________________________	 	 
	 	Print
                Name:_________________________	 	 
	[NOTARY SEAL]	Notary Public, State
                of_________________	 	 
	 	My
                commission expires:_______________  	 	 
	 	 	 	 

      

    

     

    

    
      
        
          
             

          

          
            Exhibit
              I-3

          

        

        
          
          

          
            

          

        

        
          
          

          
            

          

        

      

    

    

    EXHIBIT
      "J"

    RULES
      AND REGULATIONS

     

    1. Landlord
      agrees to furnish Tenant with keys or key cards without charge. Additional
      keys
      or key cards shall be furnished at a nominal charge. Tenant shall not change
      locks or install additional locks on
      doors
      without the prior written consent of Landlord. Tenant shall not make or cause
      to
      be made duplicates of keys or key cards without the prior approval of Landlord.
      All keys or key cards to the Premises
      shall be surrendered to Landlord upon termination of this Lease.

     

    2. Tenant
      shall refer all contractor's representatives and installation technicians
      rendering any
      service for Tenant at the Premises to Landlord before performance of any
      contractual service. Tenant's contractors
      and installation technicians shall comply with Landlord's reasonable rules
      and
      regulations pertaining
      to construction and installation. This provision shall apply to all work
      performed on or about the Premises
      or Project including installation of telephones, equipment, electrical devices
      and attachments and installations of any nature affecting floors, walls,
      woodwork, trim, windows, ceilings and equipment or any other
      physical portion of the Premises or Project.

     

    3. Tenant
      shall not at any time occupy any part of the Premises or Project as sleeping
      or
lodging
      quarters.

     

    4. Tenant
      shall not place, install or operate on the Premises or in any part of the
      Building any
      engine, stove or machinery, conduct mechanical operations, cook thereon or
      therein or place or use in or
      about
      the Premises or Project any explosives, gasoline, kerosene, oil, acids,
      caustics, flammable explosives
      or hazardous material without the written consent of Landlord.

     

    5. Landlord
      shall not be responsible for lost or stolen personal property, equipment, money
      or
      jewelry from the Premises or the Project regardless of whether or not such
      loss
      occurs when the area is locked
      against entry.

     

    6. No
      dogs,
      cats, fowl or other animals (other than seeing-eye dogs or other such assistance
      animals) shall be brought into or kept in or about the Premises or
      Project.

     

    7. Employees
      of Landlord shall not receive or carry messages for or to any tenant or other
      person
      nor shall they render free or paid services to any tenant, its agents, employees
      or invitees.

     

    8. None
      of
      the parking plaza, recreation or lawn areas, entries, passages, doors,
      elevators, hallways or stairways shall be locked or obstructed with any rubbish,
      litter, trash or material of any nature which would be placed, emptied or thrown
      into these areas by Tenant's agents, employees or invitees at any time.

     

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

     

    I0.
      No
      person shall disturb occupants of the Building by the unreasonable use of any
      radios, cd
      players, tape recorders, musical instruments, the making of unseemly noises
      or
      any other unreasonable use.

     

    1
      1 Nothing
      shall be thrown out of the windows of the Building or down the stairways
      or

     

    other
      passages.

     

    12. Tenant,
      its employees, agents and invitees shall park their vehicles only in those
      parking areas
      designated by Landlord, which such areas are identified on the site plan
      attached to the Lease as

    

    

    
      
        
          
            
               

            

          

          
            Exhibit
              J-1

          

        

        
          
          

          
            

          

        

        
          
          

          
            

          

        

      

    

    

    "Exhibit
      C".
      Tenant shall furnish Landlord within five (5) days after Landlord's request
      therefor state automobile
      license numbers of all Tenant's vehicles. Tenant shall notify Landlord of any
      changes within five
      (5)
      days after such change occurs. Tenant shall not abandon any vehicle at the
      Project. If Tenant, its employees,
      agents or invitees park their vehicles in areas other than the designated
      parking areas or leave any vehicle in a state of disrepair, Landlord, after
      giving written notice to Tenant of such violation, shall have
      the
      right to remove such vehicle at the owner's expense.

     

    13. Parking
      in the parking lot shall be in compliance with all parking rules and regulations
      including
      any sticker or other identification system reasonably established by Landlord.
      Failure to observe the
      rules
      and regulations shall subject the vehicle in violation to removal and/or
      impoundment. Vehicles must
      be
      parked entirely within the stall lines and all directional signs, arrows and
      posted speed limits must be observed. Parking is prohibited in areas not striped
      for parking, in aisles, where "No Parking" signs are posted,
      on ramps in cross hatched areas and in other areas as may be designated by
      Landlord. Parking stickers
      or other forms of identification supplied by Landlord shall remain the property
      of Landlord and not the
      property of Tenant and are not transferable. All responsibility for damage
      to
      vehicles or persons is assumed
      by the owner of the vehicle or its driver.

     

    14. Movement
      of furniture or office supplies and equipment, in or out of the Building,
dispatch
      or receipt by Tenant of any merchandise or materials which requires use of
      elevators or stairways, or
      movement through the Building entrances or lobby shall be restricted to hours
      reasonably designated by Landlord.
      All such movement shall be under the supervision of Landlord and carried out
      in
      the manner agreed
      to
      between Tenant and Landlord by prearrangement. Such prearrangement will include
      reasonable determination
      by Landlord of time, method and routing of movement and limitations imposed
      by
      safety or other concerns which may prohibit any article, equipment or any other
      item from being brought into the Building.
      Tenant shall indemnify Landlord against all risks and claims of damage to person
      and property arising
      in connection with any said movement, except to the extent same result from
      the
      negligence or willful
      misconduct of Landlord or Landlord's employees or agents.

     

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

     

    16. Tenant
      shall not lay floor covering within the Premises without written reasonable
      approval
      of Landlord. The use of cement or other similar adhesive materials not easily
      removed with water is
      expressly prohibited without Landlord's prior consent.

     

    17. Tenant
      agrees to cooperate with and assist Landlord in the prevention of canvassing,
      soliciting
      and peddling within the Project.

     

    18. Landlord
      reserves the right to exclude from the Building or Project outside of Normal
      Business Hours (as defined in the Lease) all persons who are not known to the
      Building or Project security personnel
      and who do not present a pass signed by Tenant or arc otherwise authorized
      by
      Tenant pursuant to
      such
      procedures implemented by Landlord from time to time in Landlord's counterclaim
      - reasonable discretion.

     

    19. It
      is
      Landlord's desire to maintain in the Building or Project the highest standard
      of
dignity
      and good taste consistent with comfort and convenience for all Tenants. Any
      action or condition not meeting
      this high standard should be reported directly to Landlord. Your cooperation
      will be mutually beneficial
      and sincerely appreciated.

     

    20. Landlord
      reserves the right to make such other and further reasonable rules and
regulations
      as in its judgment may from time to time be necessary for the safety, care
      and
      cleanliness of the Premises
      and for the preservation of good order therein, provided, however, to the extent
      any such rules and
      regulations shall conflict with the terms of the Lease, the terms of the Lease
      shall control and prevail.

    

    

    
      
        
          
            
              -

            

          

          
            Exhibit
              J-2

          

        

        
          
          

          
            

          

        

        
          
          

          
            

          

        

      

    

    

    EXHIBIT
      "K"

     

    COMMENCEMENT
      DATE MEMORANDUM AND

     

    CONFIRMATION
      OF LEASE TERMS 

     

    Reference
      is made to that certain Lease Agreement ("Lease")
      dated
       ,
      2007,

     

    between
      Anchor Funding Services, LLC ("Tenant"),
      and
      Boca
      Town Partners, LLC, a Florida limited liability
      company ("Landlord"),
      whereby
      Landlord leased to Tenant and Tenant leased from Landlord certain
      premises in the shopping center located at 800
      Yamato Road, Suite 102, Boca Raton, Florida 33431
      ("Premises").

     

    Landlord
      and Tenant hereby acknowledge as follows:

     

    (1) Landlord
      delivered possession of the Premises to Tenant with Landlord's
      work complete
      on

     

    (2) Tenant
      has accepted possession of the Premises and now occupies the same;

     

        (3) The
      initial term of the Lease commenced on   ("Rent
      Commencement
      Date") and
      will
      expire on______________________________ ("Termination
      Date");

     

    (4) The
      Premises contain approximately 2,875 rentable square feet of space;

     

    (5) The
      building in which the Premises are located contains approximately 4,8111 
      rentable
      square feet of space; and

     

    IN
      WITNESS WHEREOF, this Commencement Date Memorandum and Confirmation of Lease
      Terms
      is
      executed this_________ day
      of_____________ ,
      20
      .

     

    
      	 TENANT 	 Anchor Funding Services,
              LLC
	 	 By:_______________________________
	 	 Name:_____________________________
	 	 Its:_______________________________
	 	 

    

     

     

    
      	 LANDLORD	
              Boca
                Town Partners, LLC,

              a
                Florida limited liability company

            
	 	 
	 	By:_______________________________
	 	Name:_____________________________
	 	Its:________________________________

    

     

     

     

     

    
      Exhibit
        K-1Unassociated Document

    Highland
      Realty &
      Development

    10801
      Johnston Road

    Suite
      116

    Charlotte,
      NC 28226

    Phone:
      704-542-8348, Fax: 704-542-8281

     

    
      

       

      REALTOR°
        North
        Carolina Association 

      of
        REALTORS*
COMMERCIAL
      LEASE AGREEMENT

    (Multi-Tenant
      Facility)

    THIS
      LEASE AGREEMENT, including
      any and all addenda attached hereto ("Lease"), is by and between 

     

    Whitewoods,
      LLC

     

    ,
      a(n)
Corporate
      ("Landlord"),

    (individual
      or
      State
      of
      formation and type of entity)

     

    whose
      address is 5516
      37th Street NW Gig Harbor WA 98335
      and
      Anchor
      Funding Services, LLC

     

    a(n)
      North
      Carolina Limited Liability("Tenant").

    (individual
      or
      State
      of
      formation and type of entity)

    whose
      address is 10801
      Johnston
      Road Suite 209-210
      Charlotte
      NC 28226

     

       
      o  if this box
      is checked, the obligations of Tenant under this Lease are secured by the
      guaranty ofn/a
      (name(s)
      of guarantor(s)) attached hereto and incorporated herein by
      reference.

    (Note:
      Any guaranty should be prepared by an attorney at law.)

     

    For
      and
      in consideration of the mutual promises set forth herein and other good and
      valuable consideration, the receipt and sufficiency of which are hereby
      acknowledged, the parties hereto agree as follows:

     

    PREMISES/PROPERTY

    (Note:
      In
      this paragraph, Premises is the actual space being leased and Property is the
      broader site/location of the Premises.)

     

    1.
      (a)
      Landlord leases unto Tenant, and Tenant hereby leases and takes upon the terms
      and conditions which hereinafter appear, those certain premises depicted on
      Exhibit
      A
      attached hereto and incorporated herein by reference (hereinafter called the
      "Premises"), which
      is
      a part of a building or buildings located at the Property (defined
      below).

     

    The
      address of the Premises is:

     

    (Address):

    10801
      Johnston Road Suite 209/210 
      Charlotte
      NC 28226

     

    (b)
      The
      Premises is located at the following described property
      ("Property"):

     

    (Address):

    10801
      Johnston Road Charlotte NC 28226

     

    
      xAll
q A
        portion
        of the property in Deed Reference: Book 16948
        ,
        Page
        No. 259,
        n/a
        County;
        consisting of approximately n/a
         acres.

       

      
        Plat
          Reference: Lot(s) n/a
           ,
          Block
          or Section n/a
           ,
          as
          shown on Plat Book or Slide n/a
          at
          Page(s) n/a
           n/a
           County,
          consisting of n/a
           acres.

      

    

     

    q If
      this
      box is checked, Property shall mean that property described on Exhibit
      B
      attached
      hereto and incorporated herewith by reference.

     

    
      (For
        information purposes only, the tax parcel number of the Property is:22145539
        

    

    

    
      

 

    

    
      
        
          

        

         

      

      
        1

        
          

        

      

      
         

        
        

      

    

    All
      facilities furnished at the Property and designated for the general use, in
      common, of occupants of the Property and their invitees, agents or
      employees, including Tenant hereunder, including but not limited to parking
      areas, streets, driveways, sidewalks, canopies, roadways, loading platforms,
      shelters, ramps, landscaped areas, exterior water faucets, irrigation systems,
      exterior lighting fixtures, signs and other facilities whether of a similar
      or
      dissimilar nature ("Common Areas") 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 change the area, level, location and arrangement of the
      Common Areas and
      to
      restrict parking by tenants and their employees to employee parking areas,
      to
      make Rules and Regulations (as herein defined) and do
      such
      things from time to time as in Landlord's reasonable discretion maybe necessary
      regarding the Common Areas.

     

    Tenant
      shall also have a non-exclusive right, in common with other tenants at the
      Property, to the use of the Common Areas at the Property. subject
      to the terms hereof.

     

    TERM

    2.  The
      term
      of this Lease shall commence on June
      01,
      2007 ("Lease
      Commencement Date"), and shall end at midnight on
      May
      30, 2009 , unless
      sooner terminated as herein provided. The first Lease Year Anniversary shall
      be
      the date twelve
      (12) calendar months after the first day of the first full month immediately
      following the Lease Commencement Date and successive Lease
      Year Anniversaries shall be the date twelve (12) calendar months from the
      previous Lease Year Anniversary.

     

    El
      If
      this
      box is checked, Tenant shall have the option of renewing this Lease, upon
      written notice given to Landlord at least 90
       days
      prior to the end of the then expiring term of this Lease, for One
       additional
      term(s) of Two
      years
      each.

     

    El Option
      to Lease- If
      this
      box is checked, Tenant, upon the payment of the sum of $ n/a
      (which
      sum is not rental

     

    or
      security deposit hereunder, but is consideration for this Option to Lease and
      is
      non-refundable under any circumstances) shall havea
      period
      of n/a
      days
      prior to the Lease Commencement Date ("Option Period") in which to inspect
      the
      Premises and make inquiry
      regarding such sign regulations, zoning regulations, utility availability,
      private restrictions or permits or other regulatory requirements
      as Tenant may deem appropriate to satisfy itself as to the use of the Premises
      for Tenant's intended purposes. Tenant shall conduct
      all such on-site inspections, examinations, inquiries and other review of the
      Premises in a good and workmanlike manner, shall repair
      any damage to the Premises caused by Tenant's entry and on-site inspections
      and
      shall conduct same in a manner that does not unreasonably interfere with
      Landlord's or any tenant's use and enjoyment of the Property. In that respect,
      Tenant shall make reasonable efforts to undertake on-site inspections outside
      of
      the hours any tenant's business is open to the public and shall give prior
      notice to the tenant at the Premises of any entry onto the Premises for the
      purpose of conducting inspections. Upon Landlord's request, Tenant shall provide
      to Landlord evidence of general liability insurance. Tenant shall also have
      a
      right to review and inspect all contracts or other agreements affecting or
      related directly to the Premises and shall be entitled to review such books
      and
      records of Landlord that relate directly
      to the operation and maintenance of the Premises, provided, however, that Tenant
      shall not disclose any information regarding the
      Property (or any tenant therein) unless required by law and the same shall
      be
      regarded as confidential, to any person, except to its attorneys, accountants,
      lenders and other professional advisors, in which case Tenant shall obtain
      their
      agreement to maintain such confidentiality.
      Tenant assumes all responsibility for the acts of itself, its agents or
      representatives in exercising its rights under this Option
      to
      Lease and agrees to indemnify and hold Seller harmless from any damages
      resulting therefrom. This indemnification obligation
      of Tenant shall survive the termination of this Option to Lease or this Lease.
      Tenant shall, at Tenant's expense, promptly repair
      any damage to the Premises or Property caused by Tenant's entry and on-site
      inspections. IF
      TENANT CHOOSES NOT TO LEASE THE PREMISES, FOR ANY REASON OR NO REASON, AND
      PROVIDES WRITTEN NOTICE TO LANDLORD THEREOF PRIOR TO THE EXPIRATION OF THE
      OPTION PERIOD, THEN THIS LEASE SHALL TERMINATE AND NEITHER
      PARTY SHALL HAVE ANY FURTHER OBLIGATIONS HEREUNDER AND LANDLORD SHALL RETURN
      TO
TENANT
      ANY RENTAL OR SECURITY DEPOSIT PAID TO LANDLORD HEREUNDER. Tenant
      shall be deemed to have exercised
      its Option to Lease and to be bound under the terms of this Lease if (i) Tenant
      shall occupy the Premises prior to the expiration of
      the
      Option Period, whereupon the date of occupancy shall be deemed the Lease
      Commencement Date, or (ii) Tenant shall not provide written
      notice to Landlord of its termination of this Lease prior to the expiration
      of
      the Option Period.

     

    RENTAL

    3.  Beginning
      on
      June
      01,
      2007
("Rent
      Commencement Date"), Tenant agrees to pay Landlord (or its Agent as directed
      by Landlord), without notice, demand, deduction or set off, an annual rental
      of
$18
      ,
      000  , payable
      in equal monthly installments
      of $
      1500.00, in
      advance on the first day of each calendar month during the term hereof. Upon
      execution of this
      Lease, Tenant shall pay to Landlord the first monthly installment of rent due
      hereunder. Rental for any period during the term hereof
      which is less than one month shall be the pro-rated portion of the monthly
      installment of rental due, based upon a 30 day month.

     

    x
      if this box is checked,
      the annual rental payable hereunder (and accordingly the monthly installments)
      shall be adjusted everyDne Lease
      Year Anniversary by 4%
      over
      the
      amount then payable hereunder. In the event renewal of this Lease is provided
      for in paragraph
      2 hereof and effectively exercised by Tenant, the rental adjustments provided
      herein shall apply to the term of the Lease so renewed,
      or

    PREPARED
      BY: Lynette R. Glenn, Broker In Charge

    STANDARD
      FORM 592 - T North Carolina Association of REALTORS®, Inc.

    gr 7/2006

    
       

       

       
RealFA$T®
      Software,
      02007, Version 6 17
      Beta.
      Software Registered to: Office Manager, Highlaid Realty & Development
      Tenant(s) 05117/07
      16:00:10

    

    
      
        
          

        

         

      

      
        2

        
          

        

      

      
         

        
        

      

    

    q If
      this
      box is checked, the annual rental payable hereunder (and accordingly the monthly
      installments) shall be adjusted everyn/a Lease
      Year Anniversary by $ n/a
       over
      the
      amount then payable hereunder. In the event renewal of this Lease is
      provided  for
      in
      paragraph 2 hereof and effectively exercised by Tenant, the rental adjustments
      provided herein shall apply to the term of the Lease so renewed,

     

    x If
      this
      box is checked, Tenant shall pay all rental to Landlord's Agent at the following
      address: Highland
      Realty & Development, Ltd. 10801 Johnston Road Suite 116 Charlotte NC
      28226

     

     

    LATE
      CHARGES

     

    4.  If
      Landlord fails to receive full rental payment within 10
      days
      after it becomes due, Tenant shall pay Landlord, as additional rental,
      a
      late charge equal to ten  percent 10
      (%)
      of
      the overdue amount or $ n/a
       whichever
      is
      greater, plus any actual bank fees incurred for dishonored payments. The parties
      agree that such a late charge represents a fair and reasonable estimate of
      the
      cost Landlord will incur by reason of such late payment.

     

    SECURITY
      DEPOSIT

    5.  Upon
      the
      execution of this Lease, Tenant shall deposit with Landlord the sum of $
1500.00
      as
      a
      security deposit which shall
      be
      held by Landlord as security for the full and faithful performance by Tenant
      of
      each and every term, covenant and condition of this
      Lease. The security deposit does not represent payment of and Tenant shall
      not
      presume application of same as payment of the last monthly
      installment of rental due under this Lease. Landlord shall have no obligation
      to
      segregate or otherwise account for the security deposit except as provided
      in
      this paragraph 5. If any of the rental or other charges or sums payable by
      Tenant shall be over-due and unpaid or
      should
      payments be made by Landlord on behalf of Tenant, or should Tenant fail to
      perform any of the terms of this Lease, then Landlord may,
      at
      its option, appropriate and apply the security deposit, or so much thereof
      as
      may be necessary, to compensate toward the payment of
      the
      rents, charges or other sums due from Tenant, or towards any loss, damage or
      expense sustained by Landlord resulting from such default
      on the part of the Tenant; and in such event Tenant upon demand shall restore
      the security deposit to the amount set forth above in
      this
      paragraph 5. In the event Tenant furnishes Landlord with proof that all utility
      bills and other bills of Tenant related to the Premises have been paid through
      the date of Lease termination, and performs all of Tenant's other obligations
      under this Lease, the security deposit shall
      be
      returned to Tenant within sixty (60) days after the date of the expiration
      or
      sooner termination of the term of this Lease and the surrender
      of the Premises by Tenant in compliance with the provisions of this
      Lease.

     

    q  If
      this
      box is checked, Agent shall hold the security deposit in trust and shall be
      entitled to the interest, if any, thereon.

     

    UTILITY
      BILLS/SERVICE CONTRACTS

    6.
      Landlord and Tenant agree that utility bills and service contracts ("Service
      Obligations") for the Premises shall be paid by the party indicated
      below as to each Service Obligation. In each instance, the party undertaking
      responsibility for payment of a Service Obligation covenants
      that they will pay the applicable bills prior to delinquency. The responsibility
      to pay for a Service Obligation shall include all metering,
      hook-up fees or other miscellaneous charges associated with establishing,
      installing and maintaining such utility or contract in said
      party's name. Within thirty (30) days of the Lease Commencement Date, Tenant
      shall provide Landlord with a copy of any requested Tenant
      Service Obligation information.

     

    

      
        	Service
                Obligation	
                
                  Landlord

                

              	
                 Tenant

              	
                 Not
                  Applicable

              
	
                 

              	
              	 	 
	
                Sewer/Septic
                  

              	
                x

              	
                o

              	
                o

              
	
                Water
                  

              	
                x

              	
                o

              	
                o

              
	
                Electric
                  

              	
                o

              	
                x

              	
                o

              
	
                Gas
                  

              	
                o

              	
                o 

              	
                x

              
	
                Telephone
                  

              	
                o

              	
                x

              	
                o

              
	
                HVAC
                  (maintenance/service contract) 

              	
                x

              	
                o

              	
                o

              
	
                Elevator
                  (including phone line) 

              	
                o

              	
                o

              	
                x

              
	
                Security
                  System 

              	
                o

              	
                o

              	
                x

              
	
                Fiber
                  Optic 

              	
                o

              	
                o

              	
                x

              
	
                Janitor/Cleaning
                  

              	
                o

              	
                o

              	
                x

              
	
                Trash/Dumpster
                  

              	
                x

              	
                o

              	
                o

              
	
                Landscaping/Maintenance
                  

              	
                x

              	
                o

              	
                o

              
	
                Sprinkler
                  System (including phone line) 

              	
                o

              	
                o

              	
                x

              
	
                Pest
                  Control 

              	
                o

              	
                o

              	
                x

              
	Install
                of a 220V	
                o

              	
                x 

              	
                o 

              
	 n/a	
                o

              	
                o

              	
                o

              
	 n/a	
                o

              	
                o 

              	
                o 

              
	 n/a	
                o

              	
                o 

              	
                o 

              

      

      
 

    

    
      
        
          

        

         

      

      
        3

        
          

        

      

      
         

        
        

      

    

     

    Landlord
      shall not be liable for injury to Tenant's business or loss of income therefrom
      or for damage that may be sustained by the person, merchandise
      or personal property of Tenant, its employees, agents, invitees or contractors
      or any other person in or about the Premises, caused
      by
      or resulting from fire, steam, electricity, gas, water or rain, which may leak
      or flow from or into any part of the Premises, or from
      the
      breakage, leakage, obstruction or other defects of any utility installations,
      air conditioning system or other components of the Premises or the Property,
      except to the extent that such damage or loss is caused by Landlord's gross
      negligence or willful misconduct. Landlord
      makes no representations or warranties with respect to the heating, ventilation
      and air conditioning system(s) or utility installation: existing
      as of the date hereof or in the future. Subject to the provisions of this
      paragraph 6, Landlord shall not be liable in damages or otherwise
      for any discontinuance, failure or interruption of service to the Premises
      of
      utilities or the heating, ventilation and air conditioning
      system(s) and Tenant shall have no right to terminate this Lease or withhold
      rental because of the same.

     

    RULES
      AND REGULATIONS

    7.  The
      rules
      and regulations, if any, attached hereto ("Rules and Regulations'') are made
      a
      part of this Lease. Tenant agrees to comply with any
      Rules
      and Regulations of Landlord in connection with the Premises which are in effect
      at the time of the execution of the Lease or which
      may
      be from time to time promulgated by Landlord in its reasonable discretion,
      provided such Rules and Regulations are in writing and
      are
      not in conflict with the terms and conditions of the Lease. Landlord shall
      use
      commercially reasonable efforts to enforce such Rules and
      Regulations at the Property, provided, however, in no event shall Landlord
      be
      obligated to make any material expenditures in connectio with
      the
      enforcement of such Rules and Regulations. Landlord shall not be liable for
      any
      damages arising from any use, act or failure to act
      of
      any other tenant or occupant (including such tenant's or occupant's invitees,
      agents or employees), if any, of the Property.

     

    PERMITTED
      USES

    8.  The
      permitted use of the Premises shall be: Professional
      Office use Only 

    ("Permitted
      Use"). The Premises shall be used and wholly occupied by Tenant solely for
      the
      purposes of conducting the Permitted Use, and the
      Premises shall not be used for any other purposes unless Tenant obtains
      Landlord's prior written approval of any change in use. Landlord makes
      no
      representation or warranty regarding the suitability of the Premises for or
      the
      legality (under zoning or other applicable ordinances of
      the
      Permitted Use for the Premises, provided however, that Landlord does represent
      that it has no contractual obligations with other parties
      which will materially interfere with or prohibit the Permitted Use of Tenant
      at
      the Premises. At Tenant's sole expense, Tenant shall procure,
      maintain and make available for Landlord's inspection from time to time any
      governmental license(s) or permit(s) required for the
      proper and lawful conduct of Tenant's business in the Premises. Tenant shall
      not
      cause or permit any waste to occur in the Premises and
      shall
      not overload the floor, or any mechanical, electrical, plumbing or utility
      systems serving the Premises. Tenant shall keep the Premises,
      and every part thereof, in a clean and wholesome condition, free from any
      objectionable noises, loud music, objectionable
      odors or nuisances.

     

    TAXES,
      INSURANCE AND COMMON AREA AND PROPERTY OPERATING EXPENSES

    9.
      Landlord shall pay all taxes (including but not limited to, ad valorem taxes,
      special assessments and any other governmental charges) on
      the
      Property, shall procure and pay for such commercial general liability, broad
      form fire and extended and special perils insurance with
      respect to the Property as Landlord in its reasonable discretion may deem
      appropriate and shall maintain and operate the Common Areas
      and
      the Property. Tenant shall reimburse Landlord for its proportionate share of
      all
      taxes, insurance and Common Areas and Property operating
      expenses as provided herein within fifteen (15) days after receipt of notice
      from Landlord as to the amount due. Tenant shall be
      solely
      responsible for insuring Tenant's personal and business property and for paying
      any taxes or governmental assessments levied thereon.
      Tenant shall reimburse Landlord for its proportionate share of taxes, insurance
      and Common Areas and Property operating expense: during the term of this Lease,
      and any extension or renewal thereof; as follows:

     

    Taxes

    o
      Its proportionate share
      of the amount by which all taxes (including but not limited to, ad valorem
      taxes, special assessments and
      any
      other governmental charges) on the Property for each tax year exceed all taxes
      on the Property for the tax year n/a
       ; or

     

    q
Its
      proportionate share of all taxes (including but not limited to, ad valorem
      taxes, special assessments and any other governmental charges)
      on the Property for each tax year.

     

    If
      the
      final Lease Year of the term fails to coincide with the tax year, then any
      excess for the tax year during which the term ends shall be
      reduced by the pro rata part of such tax year beyond the Lease term. If such
      taxes for the year in which the Lease terminates are not ascertainable
      before payment of the last month's rental, then the amount of such taxes
      assessed against the Property for the previous tax year
      shall be used as a basis for determining the pro rata share, if any, to be
      paid
      by Tenant for that portion of the last Lease Year.

     

    
      
        
          

        

         

      

      
        4

        
          

        

      

      
         

        
        

      

    

     

    
      	r	
              If
                this box is checked, Tenant shall reimburse Landlord for its proportionate
                share of taxes by paying to Landlord, beginning on
                the Rent Commencement Date and on the first day of each calendar
                month
                during the term hereof, an amount equal to one-twelfth
                (1/12) of its proportionate share of the then current tax payments
                for the
                Property. Upon receipt of bills, statements or
                other evidence of taxes due, Landlord shall pay or cause to be paid
                the
                taxes. If at any time the reimbursement payments by Tenant
                hereunder do not equal its proportionate share of the amount of taxes
                paid
                by Landlord, Tenant shall upon demand pay to
                Landlord an amount equal to the deficiency or Landlord shall
                ref-6nd
                to Tenant any overpayment (as applicable) as documented
                by Landlord. Landlord shall have no obligation to segregate or otherwise
                account for the tax reimbursements paid hereunder
                except as provided in this paragraph
                9.

            

    

     

    Insurance

    o  
Its
      proportionate share of the excess cost of commercial general liability, broad
      form fire and extended and special perils insurance with
      respect to the Property over the cost of the first year of the Lease term for
      each subsequent year during the term of this Lease; or

     

    o 
       Its
      proportionate share of the cost of all commercial general liability, broad
      form
      fire and extended and special perils insurance with respect
      to the Property.

     

    Provided,
      however, that in the event Tenant's use of the Premises results in an increase
      in the rate of insurance on the Property, Tenant also shall pay to Landlord,
      upon demand and as additional rental, the amount of any such
      increase.

     

    
      	o	
              If
                this
                box is checked, Tenant shall reimburse Landlord for its proportionate
                share of insurance by paying to Landlord, beginning on
                the Rent Commencement Date and on the first day of each calendar
                month
                during the term hereof, an amount equal to one-twelfth
                (1/12) of its proportionate share of the then current insurance premiums
                for the Property. Upon receipt of bills, statements
                or other evidence of insurance premiums due, Landlord shall pay or
                cause
                to be paid the insurance premiums. If at any
                time the reimbursement payments by Tenant hereunder do not equal
                its
                proportionate share of the amount of insurance premiums
                paid by Landlord, Tenant shall upon demand pay to Landlord an amount
                equal
                to the deficiency or Landlord shall refund
                to Tenant any overpayment (as applicable) as documented by Landlord.
                Landlord shall have no obligation to segregate or
                otherwise account for the insurance premium reimbursements paid hereunder
                except as provided in this paragraph
                9.

            

    

     

    Common
      Areas and Property Operating Expenses

    o 
Its
      proportionate
      share of all Common Areas and Property operating expenses.

     

    For
      the
      purpose of this Lease, Common Areas and Property operating expenses shall
      include: (a) the cost of water and sewer services for any
      exterior landscaping irrigation systems; (b) the cost of utilities to service
      the Property (not separately metered to tenants and regardless of
      their
      allocation to Landlord under paragraph 6 hereof) including but not limited
      to,
      electric service for any parking lot lighting, marquee signs,
      ground signs, pylon signs, time clocks, irrigation systems, common electric
      outlets used in connection with maintenance of the Proper and
      such
      other electric costs, including the replacement of light bulbs in Common Areas
      light fixtures as necessary to properly maintain and
      operate the Common Areas; (c) the cost of the removal of any trash, including
      the rental cost of dumpster units and fees for refuse removal; (d) the cost
      of
      exterior window washing of vacant spaces, cleaning of any building exterior,
      awnings, sidewalks, driveways and parking
      areas; (e) the cost of any grounds maintenance, including but not limited to
      charges for maintaining plant materials, fertilizer, pestic grass mowing,
      pruning of plants, planting of annual flowers, removal of debris and trash
      from
      Common Areas, cleaning supplies, and such other
      expenses necessary to maintain the Property; (f)
      the
      cost
      of service contracts with independent contractors to maintain on a regular
      basis
      the
      plumbing systems outside the rentable areas of each tenant, and to provide
      for
      pest control and exterminating services for the Common
      Areas; (g) the cost of maintaining the parking areas and driveways, including
      the re-striping of parking spaces, patching of deteriorated pavement,
      replacement of parking signs or directional signs; (h) the cost of Landlord's
      personnel when such personnel are engaged
      directly in the maintenance of the Common Areas of the Property, including
      the
      cost of employer taxes and a proration of employee benefits; (i) the cost of
      snow and ice removal from parking areas, driveways, walkways and service areas;
      (j) the cost of telephone, telegraph stationery,
      advertising, and mail or shipping costs related directly to the maintenance
      or
      operation of the Property, (k) the cost of all capital and
      structural repair maintenance for the Property and systems related thereto;
      and
(I)
      such
      other costs and expenses as are typically incurred
      in the maintenance and operation of a property of this type, inclusive of a
      management fee paid by Landlord to a property manager or
      property management company or organization for the management of the Property
      and any owner association dues or assessments. Within
      one hundred eighty (180) days following the end of each calendar year, Landlord
      shall cause a statement to be prepared of the actual
      cost of Common Areas and Property operating expenses for such calendar year
      and
      shall provide Tenant a copy of same. Tenant's proportionate
      share of Common Areas and Property operating expenses is presently estimated
      to
      be the sum of $n/a
      

    annually
      or $ 11/a
      per
      month.

     

    
      	o	
              If
                this box is checked, Tenant shall reimburse Landlord for its proportionate
                share of Common Areas and Property operating expenses
                by paying to Landlord, beginning on the Rent Commencement Date and
                on the
                first day of each calendar month during
                the term hereof, the amount set forth above as the presently estimated
                per
                month proportionate share of Common Areas
                and Property operating expenses for the Premises. Landlord shall
                pay or
                cause to be paid the Common Areas
                and

            

    

     

     

    

    
      
        
          

        

         

      

      
        5

        
          

        

      

      
         

        
        

      

    

     

    Property
      operating expenses. Within one hundred eighty (180) days following the end
      of
      each calendar year, Landlord shall: (i)
      cause
      a statement to be prepared of the actual cost of Common Areas and Property
      operating expenses for such calendar
      year and shall notiy Tenant of any overpayment or underpayment of Tenant's
      proportionate share of these items during
      such prior calendar year; and, (ii) establish an estimate of the cost of Common
      Areas and Property operating expenses for
      the
      then current calendar year. To the extent Tenant has overpaid Tenant's
      proportionate share of these items for the preceding
      calendar year, such overage shall be credited to Tenant's proportionate share
      of
      these items for the current calendar year.
      To
      the extent Tenant has underpaid Tenant's proportionate share of these items
      for
      the preceding calendar year, Tenant shall,
      on
      the first day of the calendar month following receipt of the statement from
      Landlord setting forth the amount of such underpayment,
      pay to Landlord the full amount of such underpayment for the preceding calendar
      year. In addition, beginning on
      the
      first day of the calendar month following the date upon which Landlord shall
      have delivered to Tenant the statement for
      the
      estimated Common Areas and Property operating expenses for the then current
      calendar year, Tenant shall pay to Landlord
      the product of one-twelfth (1112) of Tenant's proportionate share of the
      estimated Common Areas and Property operating
      expenses for the then current calendar year multiplied by the number of calendar
      months in the calendar year which shall
      have begun as of said first day, minus the aggregate amount of the monthly
      payments for Tenant's proportionate share of expenses theretofore paid by Tenant
      during such calendar year. The remainder of Tenant's proportionate share of
      such
      expenses for the then current calendar year shall be paid by Tenant to Landlord
      on the first day of each succeeding month in equal consecutive
      monthly installments of one-twelfth (1/12) of the total amount of Tenant's
      proportionate share of Common Areas and
      Property operating expenses as shown on the estimate thereof provided by
      Landlord. Landlord shall have no obligation to segregate
      or otherwise account for the insurance premium reimbursements paid hereunder
      except as provided in this paragraph 9.

     

    For
      purposes of this paragraph 9, "Tenant's proportionate share" shall mean
(check
      one):

     

    q n/a  %
      of
      the
      expenses above designated; or

     

    q $
      n/a payable
      monthly, in satisfaction of all reimbursements under this paragraph 9;
      or

     

    o 
None-
      Tenant
      shall have no responsibility to reimburse Landlord for taxes, insurance or
      Common Areas and Property

     

     

    operating
      expenses.

     

    INSURANCE;
      WAIVER; INDEMNITY

    10. (a)
      During the term of this Lease, Tenant shall maintain commercial general
      liability insurance coverage (occurrence coverage) with
      broad form contractual liability coverage and with coverage limits of not less
      than1,000,000.00
      combined
      single limit, per occurrence, specifically including liquor liability insurance
      covering consumption of alcoholic beverages by customers
      of Tenant should Tenant choose to sell alcoholic beverages. Such policy shall
      insure Tenant's performance of the indemnity provisions
      of this Lease, but the amount of such insurance shall not limit Tenant's
      liability nor relieve Tenant of any obligation hereunder. All
      policies of insurance provided for herein shall name as "additional insureds"
      Landlord, Landlord's Agent, all mortgagees of Landlord and such other
      individuals or entities as Landlord may from time to time designate upon written
      notice to Tenant. Tenant shall provide to
      Landlord, at least thirty (30) days prior to expiration, certificates of
      insurance to evidence any renewal or additional insurance procured by Tenant.
      Tenant shall provide evidence of all insurance required under this Lease to
      Landlord prior to the Lease Commencement Date.

     

    (b)  Landlord
      (for itself and its insurer) waives any rights, including rights of subrogation,
      and Tenant (for itself and its insurer waives
      any rights, including rights of subrogation, each may have against the other
      for
      compensation of any loss or damage occasioned to
      Landlord or Tenant arising from any risk generally covered by the "all risks"
      insurance required to be carried by Landlord and Tenant. The
      foregoing waivers of subrogation shall be operative only so long as available
      in
      the State of North Carolina. The foregoing waivers shall
      be
      effective whether or not the parties maintain the insurance required to be
      carried pursuant to this Lease.

     

    (c)  Except
      as
      otherwise provided in paragraph 10(b), Tenant indemnifies Landlord for damages
      proximately caused by the negligence
      or wrongful conduct of Tenant and Tenant's employees, agents, invitees or
      contractors. Except as otherwise provided in paragrap 10(b),
      Landlord indemnifies Tenant for damages proximately caused by the negligence
      or
      wrongful conduct of Landlord and Landlord's employees,
      agents, invitees or contractors. The indemnity provisions in this paragraph
      10
      cover personal injury and property damage and shall
      bind the employees, agents, invitees or contractors of Landlord and Tenant
      (as
      the case may be). The indemnity obligations in this paragraph
      10 shall survive the expiration or earlier termination of this
      Lease.

     

    REPAIRS
      BY LANDLORD

    11.
      Landlord agrees to keep in good repair the roof, foundation, structural
      supports, exterior walls (exclusive of all glass and exclusive of
      all
      exterior doors) and the Common Areas of the Property, except repairs rendered
      necessary by the negligence or intentional wrongful acts
      of
      Tenant, its employees, agents, invitees or contractors. Tenant shall promptly
      report in writing to Landlord any defective condition known
      to
      it which Landlord is required to repair and failure to report such conditions
      shall make Tenant responsible to Landlord for any liability
      incurred by Landlord by reason of such conditions.

     

    REPAIRS
      BY TENANT

     

    
      
        
          

        

         

      

      
        6

        
          

        

      

      
         

        
        

      

    

    12. (a)
      Tenant accepts the Premises in their present condition and as suited for the
      Permitted Use and Tenant's intended purposes.

    Tenant,
      throughout the initial term of this Lease, and any extension or renewal thereof,
      at its expense, shall maintain in good order and repair the Premises, except
      those repairs expressly required to be made by Landlord hereunder. Tenant shall
      use only licensed contractors for
      repairs where such license is required. Landlord shall have the right to approve
      the contractor as to any repairs in excess of $
      100.00
      

     

    (b)
      Tenant agrees to return the Premises to Landlord at the expiration or prior
      termination of this Lease, in as good condition and
      repair as on the Lease Commencement Date, natural wear and tear, damage by
      storm, fire, lightning, earthquake or other casualty alone excepted.
      Tenant, Tenant's employees, agents, invitees or contractors shall take no action
      which may void any manufacturers or installers warranty
      with relation to the Premises or the Property. Tenant shall indemnify and hold
      Landlord harmless from any liability, claim, demanc or cause of action arising
      on account of Tenant's breach of the provisions of this paragraph
      12.

     

    If
      this
      box is checked, there is heating, ventilation and air conditioning equipment
      exclusively serving the Premises. Tenant, at its expense, shall maintain in
      good
      order and repair, including but not limited to replacement of parts,
      compressors, air handling units
      and
      heating units; provided that, as to repair or replacement expenses for heating,
      ventilation and air conditioning equipment in excess as Iva
       (per
      occurrence) or $  
      (annually), Landlord shall reimburse Tenant for the amount in

     

    excess
      of
      the stated amount, provided that Tenant has obtained Landlord's prior written
      approval of the contractor and the repair or replacement.

     

    ALTERATIONS

    13.  Tenant
      shall not make any alterations, additions, or improvements to the Premises
      without Landlord's prior written consent, which consent
      shall not be unreasonably withheld, conditioned or delayed. Tenant shall
      promptly remove any alterations, additions, or improvemer constructed
      in violation of this paragraph 13 upon Landlord's written request. All approved
      alterations, additions, and improvements will be accomplished in a good and
      workmanlike manner, in conformity with all applicable laws and regulations,
      and
      by a contractor approved by
      Landlord, free of any liens or encumbrances. Landlord may require Tenant to
      remove any alterations, additions or improvements (whethe or
      not
      made with Landlord's consent) at the termination of the Lease and to restore
      the
      Premises to its prior condition, all at Tenant's expent
      All
      alterations, additions and improvements which Landlord has not required Tenant
      to remove shall become Landlord's property and shall be
      surrendered to Landlord upon the termination of this Lease, except that Tenant
      may remove any of Tenant's machinery, equipment or trade
      fixtures which can be removed without material damage to the Premises or the
      Property. Tenant shall repair, at Tenant's expense, any
      damage to the Premises or the Property caused by the removal of any such
      machinery, equipment or trade fixtures.

     

    DESTRUCTION
      OF OR DAMAGE TO PREMISES

    14.  (a)
      If
      the Premises are totally destroyed by storm, fire, lightning, earthquake or
      other casualty, Landlord shall have the right tc terminate
      this Lease on written notice to Tenant within thirty (30) days after such
      destruction and this Lease shall terminate as of the date of
      such
      destruction and rental shall be accounted for as between Landlord and Tenant
      as
      of that date.

     

    (b)  If
      the
      Premises are damaged but not wholly destroyed by any such casualties or if
      the
      Landlord does not elect to terminate the
      Lease
      under paragraph 14(a) above, Landlord shall commence (or shall cause to be
      commenced) reconstruction of the Premises within one hundred twenty (120) days
      after such occurrence and prosecute the same diligently to completion, not
      to
      exceed two hundred seventy (270) days from the date upon which Landlord receives
      applicable permits and insurance proceeds. In the event Landlord shall fail
      to
      substantially complete reconstruction of the Premises within said two hundred
      seventy (270) day period, Tenant's sole remedy shall be to terminate
      this Lease.

     

    (c)  In
      the
      event of any casualty at the Premises during the last one (1) year of the Lease
      Term, Landlord and Tenant each shall
      have the option to terminate this Lease on written notice to the other of
      exercise thereof within sixty (60) days after such occurrence.

     

    (d)
      In
      the event of reconstruction of the Premises, Tenant shall continue the operation
      of its business in the Premises during any
      such
      period to the extent reasonably practicable from the standpoint of prudent
      business management, and the obligation of Tenant to
      pay
      annual rental and any other sums due under this Lease shall remain in full
      force
      and effect during the period of reconstruction. The annual
      rental and other sums due under this Lease shall be abated proportionately
      with
      the degree to which Tenant's use of the Premises

    is
      impaired, commencing from the date of destruction and continuing during the
      period of such reconstruction. Tenant shall not be entitled to
      any
      compensation or damages from Landlord for loss of use of the whole or any part
      of the Premises, Tenant's personal property, or any
      inconvenience or annoyance occasioned by such damage, reconstruction or
      replacement.

     

    (c)
      In
      the event of the termination of this Lease under any of the provisions of this
      paragraph 14, both Landlord and Tenant shall be released from any liability
      or
      obligation under this Lease arising after the date of termination, except as
      otherwise provided for in
      this
      Lease.

     

    GOVERNMENTAL
      ORDERS

    15.
      Tenant, at its own expense, agrees to comply with: (a) any law, statute,
      ordinance, regulation, rule, requirement, order, court decision or
      procedural requirement of any governmental or quasi-governmental authority
      having jurisdiction over the Premises; (b) the rules and

     

     

    

    
      
        
          

        

         

      

      
        7

        
          

        

      

      
         

        
        

      

    

     

    regulations
      of any applicable governmental insurance authority or any similar body, relative
      to the Premises and Tenant's activities therein; (c)
      provisions of or rules enacted pursuant to any private use restrictions, as
      the
      same may be amended from time to time and (d) the Americ with
      Disabilities Act (42 U.S.C. S. § 12101, et seq.) and the regulations and
      accessibility guidelines enacted pursuant thereto, as the same may
      be
      amended from time to time. Landlord and Tenant agree, however, that if in order
      to comply with such requirements the cost to Tens shall
      exceed a sum equal to one (1) year's rent, then Tenant may terminate this Lease
      by giving written notice of termination to Landlord in
      accordance with the terms of this Lease, which termination shall become
      effective sixty (60) days after receipt of such notice and which notice
      shall eliminate the necessity of compliance with such requirements, unless,
      within thirty (30) days of receiving such notice, Landlord agrees
      in
      writing to be responsible for such compliance, at its own expense, and commences
      compliance activity, in which case Tenant's notice
      given hereunder shall not terminate this Lease.

     

    CONDEMNATION

    16. (a)
      If
      the entire Premises shall be appropriated or taken under the power of eminent
      domain by any governmental or

    quasi-governmental
      authority or under threat of and in lieu of condemnation (hereinafter, "taken"
      or ''taking"), this Lease shall terminate as
      of the
      date of such taking, and Landlord and Tenant shall have no further liability
      or
      obligation arising under this Lease after such date,
      except as otherwise provided for in this Lease.

     

    (b)  If
      more
      than twenty-five percent (25%) of the floor area of the Premises is taken,
      or if
      by reason of any taking of the Property or the Premises, regardless of the
      amount so taken, the remainder of the Premises is not one undivided space or
      is
      rendered unusab for
      the
      Permitted Use, either Landlord or Tenant shall have the right to terminate
      this
      Lease as of the date the portion of the Premises of taking
      of
      the portion of the Premises or Property so taken, upon giving notice of such
      election within thirty (30) days after receipt by Tenant from
      Landlord of written notice that said portion of the Premises or the Property
      have been or will be so taken. In the event of such termina both
      Landlord and Tenant shall be released from any liability or obligation under
      this Lease arising after the date of termination, except as
      otherwise provided for in this Lease.

     

    (c)  Landlord
      and Tenant, immediately after learning of any taking, shall give notice thereof
      to each other.

     

    (d)  If
      this
      Lease is not terminated on account of a taking as provided herein above, then
      Tenant shall continue to occupy that
      portion of the Premises not taken and the parties shall proceed as follows:
      (i)
      at Landlord's cost and expense and as soon as reasonably possible,
      Landlord shall restore (or shall cause to be restored) the Premises and/or
      Property remaining to a complete unit of like quality and
      character as existed prior to such appropriation or taking, and (ii) the annual
      rent provided for in paragraph 3 and other sums due under the
      Lease
      shall be reduced on an equitable basis, taking into account the relative values
      of the portion taken as compared to the portion remaining.
      Tenant waives any statutory rights of termination that may arise because of
      any
      partial taking of the Premises and/or the Property.

     

    (e)  Landlord
      shall be entitled to the entire condemnation award for any taking of the
      Premises and/or the Property or any part
      thereof. Tenant's right to receive any amounts separately awarded to Tenant
      directly from the condemning authority for the taking of its
      merchandise, personal property, relocation expenses and/or interests in other
      than the real property taken shall not be affected in any manner
      by
      the provisions of this paragraph 16, provided Tenant's award does not reduce
      or
      affect Landlord's award and provided further, Tenant shall have no claim for
      the
      loss of its leasehold estate.

     

    ASSIGNMENT
      AND SUBLETTING

    17.
      Tenant shall not assign this Lease or any interest hereunder or sublet the
      Premises or any part thereof; or permit the use of the Premises by any party
      other than the Tenant, without Landlord's prior written consent, which consent
      shall not be unreasonably withheld, conditioned or
      delayed. Consent to any assignment or sublease shall not impair this provision
      and all later assignments or subleases shall be made likewii only
      on
      the prior written consent of Landlord. No sublease or assignment by Tenant
      shall
      relieve Tenant of any liability hereunder.

     

    EVENTS
      OF DEFAULT

    18.  The
      happening of any one or more of the following events (hereinafter any one of
      which may be referred to as an "Event of Default") during
      the term of this Lease, or any renewal or extension thereof; shall constitute
      a
      breach of this Lease on the part of the Tenant: (a) Tenar fails
      to
      pay when due the rental as provided for herein; (b) Tenant abandons or vacates
      the Premises; (c) Tenant fails to comply with or abide
      by
      and perform any non-monetary obligation imposed upon Tenant under this Lease
      within thirty (30) days after written notice of such
      breach; (d) Tenant is adjudicated bankrupt; (e) A permanent receiver is
      appointed for Tenant's property and such receiver is not remov within
      sixty (60) days after written notice from Landlord to Tenant to obtain such
      removal; (1) Tenant, either voluntarily or involuntarily, takes
      advantage of any debt or relief proceedings under any present or future law,
      whereby the rent or any part thereof is, or is proposed to
      be,
      reduced or payment thereof deferred and such proceeding is not dismissed within
      sixty (60) days of the filing thereof; (g) Tenant makes an assignment for
      benefit of creditors; or (h) Tenant's effects are levied upon or attached under
      process against Tenant, which is not
      satisfied or dissolved within thirty (30) days after written notice from
      Landlord to Tenant to obtain satisfaction thereof.

     

    REMEDIES
      UPON DEFAULT

    19.  Upon
      the
      occurrence of Event of Default, Landlord may pursue any one or more of the
      following remedies separately or concurrently, without
      prejudice to any other remedy herein provided or provided by law: (a) Landlord
      may terminate this Lease by giving written notice

     

    
      
        
          

        

         

      

      
        8

        
          

        

      

      
         

        
        

      

    

     

    to
      Tenant
      and upon such termination shall be entitled to recover from Tenant damages
      as
      may be permitted under applicable law; or (b) Landlord
      may terminate this Lease by giving written notice to Tenant and, upon such
      termination, shall be entitled to recover from the Tena damages
      in an amount equal to all rental which is due and all rental which would
      otherwise have become due throughout the remaining term
      of
      this Lease, or any renewal or extension thereof (as if this Lease had not been
      terminated); or (c) Landlord, as Tenant's agent, withou terminating this Lease,
      may enter upon and rent the Premises, in whole or in part, at the best price
      obtainable by reasonable effort, without advertisement
      and by private negotiations and for any term Landlord deems proper, with Tenant
      being liable to Landlord for the deficiency, if
      any,
      between Tenant's rent hereunder and the price obtained by Landlord on reletting,
      provided however, that Landlord shall not be considered
      to be under any duty by reason of this provision to take any action to mitigate
      damages by reason of Tenant's default and expressly
      shall have no duty to mitigate Tenant's damages. No termination of this Lease
      prior to the normal ending thereof, by lapse of time
      or
      otherwise, shall affect Landlord's right to collect rent for the period prior
      to
      termination thereof.

     

    EXTERIOR
      SIGNS

    20.  Tenant
      shall place no signs upon the outside walls, doors or roof of the Premises
      or
      anywhere on the Property, except with the express written
      consent of the Landlord in Landlord's sole discretion. Any consent given by
      Landlord shall expressly not be a representation of or
      warranty of any legal entitlement to signage at the Premises or on the Property.
      Any and all signs placed on the Premises or the Property by Tenant shall be
      maintained in compliance with governmental rules and regulations governing
      such
      signs and Tenant shall be responsible to
      Landlord for any damage caused by installation, use or maintenance of said
      signs, and all damage incident to removal thereof.

     

    LANDLORD'S
      ENTRY OF PREMISES

    21.  Landlord
      may advertise the Premises "For Rent" or "For Sale"60
      days
      before the termination of this Lease. Landlord

    may
      enter
      the Premises upon prior notice at reasonable hours to exhibit same to
      prospective purchasers or tenants, to make repairs required of
      Landlord under the terms hereof, for reasonable business purposes and otherwise
      as may be agreed by Landlord and Tenant. Landlord may
      enter
      the Premises at any time without prior notice, in the event of an emergency
      or
      to make emergency repairs to the Premises. Upon request
      of Landlord, Tenant shall provide Landlord with a functioning key to the
      Premises and shall replace such key if the locks to the Premises
      are changed.

     

    QUIET
      ENJOYMENT

    22.  So
      long
      as Tenant observes and performs the covenants and agreements contained herein,
      it shall at all times during the Lease term peacefully and quietly have and
      enjoy possession of the Premises, subject to the terms hereof.

     

    HOLDING
      OVER

    23.  If
      Tenant
      remains in possession of the Premises after expiration of the term hereof,
      Tenant shall be a tenant at sufferance and there shall be no renewal of this
      Lease by operation of law. In such event, commencing on the date following
      the
      date of expiration of the term, the
      monthly rental payable under Paragraph 3 above shall for each month, or fraction
      thereof during which Tenant so remains in possession of the Premises, be twice
      the monthly rental otherwise payable under Paragraph 3 above.

     

    ENVIRONMENTAL
      LAWS

    24. (a)
      Tenant covenants that with respect to any Hazardous Materials (as defined below)
      it will comply with any and all federal,
      state or local laws, ordinances, rules, decrees, orders, regulations or court
      decisions relating to hazardous substances, hazardous materials,
      hazardous waste, toxic substances, environmental conditions on, under or about
      the Premises or the Property or soil and ground
      water conditions, including, but not limited to, the Comprehensive Environmental
      Response, Compensation and Liability Act of 1980,
      the
      Resource Conservation and Recovery Act, the Hazardous Materials Transportation
      Act, any other legal requirement concerning hazardous
      or toxic substances, and any amendments to the foregoing (collectively, all
      such
      matters being "Hazardous Materials Requirements").
      Tenant shall remove all Hazardous Materials from the Premises, either after
      their use by Tenant or upon the expiration or
      earlier termination of this Lease, in compliance with all Hazardous Materials
      Requirements.

     

    (b)  Tenant
      shall be responsible for obtaining all necessary permits in connection with
      its
      use, storage and disposal of Hazardou Materials,
      and shall develop and maintain, and where necessary file with the appropriate
      authorities, all reports, receipts, manifest, filings, lists and invoices
      covering those Hazardous Materials and Tenant shall provide Landlord with copies
      of all such items upon request. Tenant shall provide within five (5) days after
      receipt thereof, copies of all notices, orders, claims or other correspondence
      from any federal, state or
      local
      government or agency alleging any violation of any Hazardous Materials
      Requirements by Tenant, or related in any manner to Hazardous
      Materials. In addition, Tenant shall provide Landlord with copies of all
      responses to such correspondence at the time of the response.

     

            (c)  Tenant
      hereby indemnifies and holds harmless Landlord, its successors and assigns
      from
      and against any and all losses, liabilities,
      damages, injuries, penalties, fines, costs, expenses and claims of any and
      every
      kind whatsoever (including attorney's fees and costs) paid, incurred or suffered
      by, or asserted against Landlord as a result of any claim, demand or judicial
      or
      administrative action by any
      person or entity (including governmental or private entities) for, with respect
      to, or as a direct or indirect result of, the presence on or under or the
      escape, seepage, leakage, spillage, discharge, emission or release from the
      Premises or the Property of any Hazardous Materials caused by Tenant or Tenant's
      employees, agents, invitees or contractors. This indemnity shall also apply
      to
      any release of Hazardous
      Materials caused by a fire or other casualty to the Premises if such Hazardous
      Materials were stored on the Premises or the

    

    
      
         

      

      
        9

        
          

        

      

      
         

      

    

    Property
      by Tenant, its agents, employees, invitees or successors in
      interest.

     

            (d)  For
      purposes of this Lease, "Hazardous Materials" means any chemical, compound,
      material, substance or other matter that:
      (i)
      is defined as a hazardous substance, hazardous material or waste, or toxic
      substance pursuant to any Hazardous Materials Requireme (ii)
      is
      regulated, controlled or governed by any Hazardous Materials Requirements,
      (iii)
      is petroleum or a petroleum product, or (iv) is asbe formaldehyde,
      a radioactive material, drug, bacteria, virus, or other injurious or potentially
      injurious material (by itself or in combination with
      other materials).

     

            (e)  The
      warranties and indemnities contained in this paragraph 24 shall survive the
      termination of this Lease.

     

    SUBORDINATION;
      ATTORNMENT; ESTOPPEL

    25. (a)
      This
      Lease and all of Tenant's rights hereunder are and shall be subject and
      subordinate to all currently existing and future

    mortgages
      affecting the Premises. Within ten (10) days after the receipt of a written
      request from Landlord or any Landlord mortgagee, Tenant shall confirm such
      subordination by executing and delivering Landlord and Landlord's mortgagee
      a
      recordable subordination agreement
      and such other documents as may be reasonably requested, in form and content
      satisfactory to Landlord and Landlord's mortgagee.
      Provided, however, as a condition to Tenant's obligation to execute and deliver
      any such subordination agreement, the applicable
      mortgagee must agree that mortgagee shall not unilaterally, materially alter
      this Lease and this Lease shall not be divested by foreclosure or other default
      proceedings thereunder so long as Tenant shall not be in default under the
      terms
      of this Lease beyond any applicable
      cure period set forth herein. Tenant acknowledges that any Landlord mortgagee
      has the right to subordinate at any time its interest
      in this Lease and the leasehold estate to that of Tenant, without Tenant's
      consent.

     

            (b)  If
      Landlord
      sells, transfers, or conveys its interest in the Premises or this Lease, or
      if
      the same is foreclosed judicially or
      nonjudicially, or otherwise acquired, by a Landlord mortgagee, upon the request
      of Landlord or Landlord's successor, Tenant shall attorn to
      said
      successor, provided said successor accepts the Premises subject to this Lease.
      Tenant shall, upon the request of Landlord or Landlord' successor,
      execute an attornment agreement confirming the same, in form and substance
      acceptable to Landlord or Landlord's successor and
      Landlord shall thereupon be released and discharged from all its covenants
      and
      obligations under this Lease, except those obligations that have accrued prior
      to such sale, transfer or conveyance; and Tenant agrees to look solely to the
      successor in interest of Landlord for the
      performance of those covenants accruing after such sale, transfer or conveyance.
      Such agreement shall provide, among other things, that
      said
      successor shall not be bound by (a) any prepayment of more than one (1) month's
      rental (except the Security Deposit) or (b) any material
      amendment of this Lease made after the later of the Lease Commencement Date
      or
      the date that such successor's lien or interest first
      arose, unless said successor shall have consented to such
      amendment.

     

            (c)  Within
      ten (10) days after request from Landlord, Tenant shall execute and deliver
      to
      Landlord an estoppel certificate (to
      be
      prepared by Landlord and delivered to Tenant) with appropriate facts then in
      existence concerning the status of this Lease and Tenant' occupancy,
      and with any exceptions thereto noted in writing by Tenant. Tenant's failure
      to
      execute and deliver the Estoppel Certificate within
      said ten (10) day period shall be deemed to make conclusive and binding upon
      Tenant in favor of Landlord and any potential mortga or
      transferee the statements contained in such estoppel certificate without
      exception.

     

    ABANDONMENT

    26.
      Tenant shall not abandon the Premises at any time during the Lease term. If
      Tenant shall abandon the Premises or be dispossessed

    by
      process of law, any personal property belonging to Tenant and left on the
      Premises, at the option of Landlord, shall be deemed abandonei and available
      to
      Landlord to use or sell to offset any rent due or any expenses incurred by
      removing same and restoring the Premises.

     

    NOTICES

    27.  All
      notices required or permitted under this Lease shall be in writing and shall
      be
      personally delivered or sent by U.S. certified mail, return
      receipt requested, postage prepaid. Notices to Tenant shall be delivered or
      sent
      to the address shown at the beginning of this Lease, except
      that upon Tenant taking possession of the Premises, then the Premises shall
      be
      Tenant's address for such purposes. Notices to Landloi shall
      be
      delivered or sent to the address shown at the beginning of this Lease and
      notices to Agent, if any, shall be delivered or sent to the address
      set forth in Paragraph 3 hereof. All notices shall be effective upon delivery.
      Any party may change its notice address upon written notice
      to
      the other parties, given as provided herein.

     

    GENERAL
      TERMS

    28.  (a)
      "Landlord" as used in this Lease shall include the undersigned, its heirs,
      representatives, assigns and successors in title

    to
      the
      Premises. "Agent" as used in this Lease shall mean the party designated as
      same
      in Paragraph 3, its heirs, representatives, assigns

    and
      successors. "Tenant" shall include the undersigned and its heirs,
      representatives, assigns and successors, and if this Lease shall be validly
      assigned or sublet, shall include also Tenant's assignees or sublessees as
      to
      the Premises covered by such assignment or

    sublease.
      "Landlord", "Tenant", and "Agent" include male and female, singular and plural,
      corporation, partnership or individual, as may fit the
      particular parties.

     

        (b)
      No
      failure of Landlord to exercise any power given Landlord hereunder or to insist
      upon strict compliance by Tenant of
      its
      obligations hereunder and no custom or practice of the parties at variance
      with
      the terms hereof shall constitute a waiver of Landlord's

     

    
      
         

      

      
        10

        
          

        

      

      
         

      

    

    right
      to
      demand exact compliance with the terms hereof. All rights, powers and privileges
      conferred hereunder upon parties hereto shall be
      cumulative and not restrictive of those given by law.

     

            (c)  Time
      is of the essence in this Lease.

     

            (d)  This
      Lease constitutes the sole and entire agreement among the parties hereto and
      no
      modification of this Lease shall be binding unless in writing and signed by
      all
      parties hereto.

     

            (e)
      Each signatory to
      this Lease represents and warrants that he or she has full authority to sign
      this Lease and such instruments
      as may be necessary to effectuate any transaction contemplated by this Lease
      on
      behalf of the party for whom he or she signs
      and
      that his or her signature binds such party.

     

            (f)
      Upon request by
      either Landlord or Tenant, the parties hereto shall execute a short form lease
      (memorandum of lease) in
      recordable form, setting forth such provisions hereof (other than the amount
      of
      annual rental and other sums due) as either party may wish
      to
      incorporate. The cost of recording such memorandum of lease shall be borne
      by
      the party requesting execution of same.

     

    SPECIAL
      STIPULATIONS

    o    If
      this box is
      checked, additional terms of this Lease are set forth on Exhibit
      C
      attached
      hereto and incorporated herein by reference. (Note:
      Under North Carolina law, real estate
      agents are
      not permitted to draft lease provisions.)

     

    THIS
      DOCUMENT
      IS A LEGAL DOCUMENT. EXECUTION OF THIS DOCUMENT HAS LEGAL CONSEQUENCES THAT
      COULD
      BE
      ENFORCEABLE IN A COURT OF LAW. THE NORTH CAROLINA ASSOCIATION OF REALTORS® MAKES
      NO REPRESENTATIONS
      CONCERNING THE LEGAL SUFFICIENCY, LEGAL EFFECT OR TAX CONSEQUENCES OF THIS
      DOCUMENT
      OR THE TRANSACTION TO WHICH IT RELATES AND RECOMMENDS THAT YOU CONSULT YOUR
      ATTORNEY.

     

    IN
      WITNESS WHEREOF, the parties hereto have hereunto caused this Lease to be duly
      executed. LANDLORD:

    Individual

     

    
      Whitewoods,
        LLC

      Landlord
        /s/ Greg Baltmiskis, manager 
(Seal)

      By
        : Greg Baltmiskis

    

    Date
      May
      30, 2007

    Business Entity

    n/a

    _________________________________________
(Name
      of
      Firm)

     

    By:_________________________________(Seal)

    Title:
      n/a 

    Date:
      n/a

     

    TENANT:

     

    Anchor
      Funding Services, LLC  
(SEAL)

    By:
      Brad Bernstein,
      President

    Date:
      5/21/2007

     

     

    11

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