Document:

<PAGE>

                                                                   EXHIBIT 10.12

                                 LEASE AGREEMENT

BY THIS LEASE AGREEMENT (hereinafter referred to as the "Lease") made and
entered into as of the 31st day of December, 2002, by and between LATEL, LLC, an
Illinois limited liability company, of 1200 Network Centre Drive, Suite 3,
Effingham, Illinois 62401 (hereinafter referred to as "Lessor"), and Illinois
Consolidated Telephone Company, of 121 South Seventeenth Street, Mattoon,
Illinois 61938, (hereinafter referred to as "Lessee"), and in consideration of
the mutual covenants, terms, conditions and benefits contained herein, IT IS
HEREBY AGREED THAT:

1. PROPERTY LEASED:

      (a) Lessor hereby leases and conveys to the Lessee on an absolute triple
net basis and Lessee hereby leases and accepts on an absolute triple net basis
from Lessor certain real estate legally described at Article 1(b) below,
together with the buildings and improvements located thereon (hereinafter
referred to as the "Premises").

      (b) The Premises is legally described as:

            TRACT 1: (General Office Building) Lot Eight (8) and the South
            Eighty (80) Feet of Lots Nine (9) and Ten (10) in Block One Hundred
            Forty - One (141), in the Original Town, now City of Mattoon, Coles
            County, Illinois, commonly known as 121 South 17th Street, Mattoon,
            Illinois; and, Parking Lot) Lot Seven (7) in Block One Hundred
            Forty-One (141) in the Original Town, now City of Mattoon, Coles
            County, Illinois, commonly known as 1712 Charleston Avenue, Mattoon,
            Illinois; and, (Parking Lot) Lot Five (5) and Six (6) in Block One
            Hundred Forty-One (141) in the Original Town, now City of Mattoon,
            Coles County, Illinois.

            TRACT 2: (Sales and Admin. Building) Lot Four (4), Five (5) and Six
            (6) in Block One Hundred Fifty (150) in the Original Town, now City
            of Mattoon, Coles County, Illinois, commonly known as 1421
            Charleston Avenue, Mattoon, Illinois; and, (Parking Lot) The West
            Thirty-Four (34) feet of Lot Three (3) in Block One Hundred Fifty
            (150) in the Original Town, now City of Mattoon, Coles

                                       1
<PAGE>

            County, Illinois; and, (Parking Lot) Lot Seven (7) and Eight (8) in
            Block One Hundred Thirty-Eight (138) in the Original Town, now City
            of Mattoon, Coles County, Illinois, commonly known as 1416-1420
            Charleston Avenue, Mattoon, Illinois; and,(Parking Lot) Lot Five (5)
            and Six (6) in Block One Hundred Thirty-Eight (138) in the Original
            Town, now City of Mattoon, Coles County, Illinois, and the North
            Half (N1/2) of a vacated alley lying South of and adjacent to the
            aforementioned lots, said alley having been vacated by special
            ordinance #96-807 and filed for record in the Office of the Recorder
            of Coles County, Illinois on August 23, 1996 as Document #588072
            commonly known as 1417-1421 Broadway Avenue, Mattoon, Illinois.

            TRACT 3: (Field Operations Building) Lot Six (6) of Rutledge
            Subdivision 1991, situated in the City of Mattoon, Coles County,
            Illinois, reference being made to the Plat thereof filed for Record
            in Plat Book 5, Page 111 in the Coles County Recorder's Office
            commonly known as 2116 South 17th Street, Mattoon, Illinois.

            TRACT 4: (Taylorville Property) The North 200 Feet of Lot Fifteen
            (15) in Taylorville Industrial Park, Third (3rd) Addition, situated
            in part of the Southwest Quarter (SW1/4) of Section Twenty-eight
            (28) and the Northwest Quarter (NW1/4) of Section Thirty-three (33),
            all in Township Thirteen (13) North, Range Two (2) West of the Third
            (3rd) Principal Meridian, Christian County, Illinois (reference made
            to the Plat thereof recorded September 9, 1976, in Plat Book 5, Page
            237, Document No. 76-1007), except all coal and coal rights; having
            a common address of 1000 South Spresser, Taylorville, Illinois.

2. TERM: The initial term of this Lease shall be one (1) year, beginning on the
31st day of December, 2002 (hereinafter referred to as the "Commencement Date")
and ending at 12 o'clock midnight on a date Three Hundred Sixty Five (365) Days
thereafter (hereinafter referred

                                       2
<PAGE>

to as the "Term"); provided, however, that this Lease shall renew, at the option
of the Lessee, and extend for additional successive terms of one (1) year each
(hereinafter referred to as the "Renewal Term"), provided that there shall not
be more than ten (10) Renewal Terms so that these Leases shall not extend beyond
December 30, 2013, unless Lessee serves Lessor with written notice of Lessee's
intent to terminate this Lease not less than one (1) year before the expiration
of the Term, or any subsequent Renewal Term thereafter. Notwithstanding anything
in this paragraph 2 to the contrary. Lessee shall have the right to terminate
this Lease at any time during the Term or any Renewal Term(s) of this Lease
(hereinafter referred to as the "Lessee's Early Termination Right") by giving
Lessor one (1) year prior written notice. If Lessee gives Lessor written notice
of Lessee's exercise of Lessee's Early Termination Right, then this Lease shall
terminate one (1) year after the date of said Notice.

3. RENTAL: Lessee shall pay to Lessor as rent for the Premises an annual rent of
One Million Three Thousand Eight Hundred Ninety Nine and 60/100 Dollars
($1,003,899.60) in twelve monthly installments of Eighty Three Thousand Six
Hundred Fifty Eight and 30/100 Dollars ($83,658.30) for the first year of the
Lease (hereinafter referred to as the "Rent"), the first monthly installment
(including the last two calendar days of December, 2002) of the Rent shall be
paid on the 2nd day of January, 2003, and each monthly installment thereafter
being due and payable in advance on the 1st day of each month thereafter. Rent,
on an annual basis, shall be allocated as stated in Exhibit B. If this Lease is
renewed and extended as provided for in Paragraph 2 above, then the Rent payable
for each such Renewal Term shall be increased by two and one-half percent
(2-1/2%).

4. USE OF PREMISES: The Tracts 1 and tract 2 of the Premises are leased for the
exclusive purpose of an office facility and parking lot facilities, and Tract 3
and Tract 4 of the Premises are leased for the exclusive purpose of
office/warehouse and parking lot facilities, and are not to be used for any
other purpose without first having secured the written consent of the Lessor,
which consent shall not be unreasonably withheld. No use of the building shall
be made which would increase the insurable risk of the building for fire and
extended coverage insurance.

                                       3
<PAGE>

5. PUBLIC REQUIREMENTS: Lessee, at Lessee's sole expense, shall comply with all
laws, regulations, rules, ordinances, governmental orders and other public
requirements now and hereafter affecting the Premises or the use thereof,
including but not limited to all recorded covenants and restrictions, if any.
Lessee shall save and hold Lessor harmless from any and all loss, liability,
demand, cost, expense, damage, suit, cause of action, claim, or attorney fee
arising out of Lessee's failure to comply with all laws, regulations, rules,
ordinances, governmental orders and other public requirements now and hereafter
affecting the Premises or the use thereof, including but not limited to all
recorded covenants and restrictions, if any. In the furtherance of, and not in
limitation of, Lessee's obligations under the foregoing paragraph, throughout
the terms of this Lease, Lessee shall do or cause to be done all things
necessary to preserve and keep in full force and effect any and all permits
required for the conduct of its business and operations during the Term and any
subsequent Renewal Term(s).

6. ASSIGNING AND SUBLEASING: Lessee shall not sublet the Premises or any part
thereof and Lessee shall not assign, transfer, pledge, mortgage or otherwise
encumber the Premises or this Lease, or any portion of the Term or Renewal
Term(s) thereof, without the prior written consent in each instance of Lessor,
and Lessee shall furnish to Lessor with each request a copy of such proposed
instrument, which such consent shall not be unreasonably withheld. The
withholding of consent shall be deemed reasonable if the requested assignment or
sublease that is likely to be detrimental to the Premises or adjacent property,
or occupants thereof, or is likely to be more hazardous on account of fire or
otherwise, or creates wear and tear to the Premises in excess of the business
purpose for which the Premises is leased hereunder, shall be are herein leased.

7. INSURANCE--LESSEE:

      (a)   Lessee shall, throughout the term of this Lease, maintain fire and
            extended coverage insurance with owners, landlords and tenants
            endorsement on the Premises leased in an amount equal to the full
            insurable value thereof, in a company or companies rated Best A

                                       4
<PAGE>

            or better, and naming Lessor and Lessor's mortgagee or mortgagees as
            additional insureds.

      (b)   Lessee shall, at its expense, during the term hereof, maintain and
            deliver to Lessor general liability insurance policy with owners,
            landlords and tenants endorsement with respect to the premises
            naming Lessor and Lessor's mortgagee or mortgagees as additional
            insureds, with limits of at least $2,000,000 for injury or death to
            any one person and $2,000,000 for any one accident, and $1,000,000
            with respect to damage to property.

      (c)   Said policies of insurance shall be in whatever form and with such
            insurance companies as are reasonably satisfactory to Lessor, and
            shall provide for at least ten days' prior notice to Lessor of
            cancellation. At least ten days before any such policy expires,
            Lessee shall supply Lessor with a substitute therefore, together
            with evidence that the premiums therefore have been paid. If Lessee
            fails to do so, Lessor may procure such policies or pay such
            premiums. In such case, all amounts so paid by Lessor, with interest
            thereon at the rate of 4% over Wall Street Journal's published prime
            rate as published from time to time per annum, shall be added to the
            next monthly Rent installment coming due, and shall be collected as
            additional Rent.

      (d)   Lessee shall be solely responsible for its equipment, furniture,
            fixtures, inventory and other personal property located on the
            Premises and shall be solely responsible for carrying whatever
            insurance it desires with respect to such property.

      (e)   Lessor and Lessor's mortgagee, if any, shall at all times be named
            as an additional insured on all policies of insurance required by
            this Lease and Lessee shall provide to Lessor and Lessor's
            mortgagee, if any, a current certificate showing compliance with
            this covenant, provided that Lessor shall have notified Lessee in
            writing of the name and address of such mortgagee. Each policy of
            insurance shall require notice to Lessor and Lessor's mortgagee
            prior to cancellation.

                                       5
<PAGE>

8. TAXES: Lessee shall pay all real property taxes, personal property taxes and
special assessments lawfully levied against the Premises during the Term or any
Renewal Term of this Lease. In the event of termination of this Lease, taxes
shall be prorated between Lessor and Lessee, based on number of days the Lessee
is in possession of the Premises. Lessee shall have the right to contest the
amount or validity, in whole or in part, of any tax by appropriate proceedings
diligently conducted in good faith. If the provisions of any law or regulation
then in effect so require, Lessor shall join in such proceedings.

9. MAINTENANCE BY LESSEE: Lessee shall, at its expense, maintain, repair, clean,
and keep in good care and condition the entire Premises and appurtenances
thereto, including but not limited to, the interior of the Premises, the
exterior of the Premises, the roof of the Premises, all doors and windows of the
Premises, all heating, ventilating, plumbing, air conditioning, electrical
systems, communication and data transfer systems, and mechanical systems, all
structural aspects of the Premises, interior and exterior walls, parking lots,
sidewalks, landscaping, and shall keep the same in good repair free from filth,
mold, overloading, danger of fire, nuisance, or infestation of pests or vermin.
Lessee shall maintain and replace any plate glass, windows, glass doors, or
other glass in the building. Lessee shall conduct a continuing program of
preventive maintenance covering the walls, roof, doors, windows, interior and
exterior of the Premises, and all heating, ventilating, plumbing, air
conditioning, electrical systems, communication and data transfer systems, and
mechanical systems in the Premises, including but not limited to regular service
and maintenance by competent tradesmen. Lessee shall be solely responsible for
the care, control and maintenance of inside air quality in the Premises. Lessee
shall not permit any waste of the Premises. At the expiration or other
termination of this Lease, Lessee shall return the premises to Lessor in a clean
condition and in as good condition as when received by Lessee, except only for
normal wear and use, damage by fire, explosion or other insured casualty. Lessee
shall, at its expense, keep the sidewalks, parking lots, and lawns and
landscaped areas of the Premises in a clean condition from debris. Lessee shall,
at its expense, maintain in good repair the parking lot and sidewalk areas.
Lessee shall, at

                                       6
<PAGE>

its expense, provide for snow and ice removal, grass mowing, and landscaping
maintenance. If Lessee fails to do anything required of Lessee in this paragraph
within a reasonable time, Lessor may, at Lessor's option, perform the same at
Lessee's expense.

10. ALTERATIONS AND ADDITIONS: With the prior, written consent of the Lessor,
which such consent shall not be unreasonably withheld, the Lessee may, at its
sole expense, make non-structural additions, improvements, or modifications to
the interior of the building on the premises for the convenient conduct of its
business. All such changes shall be made in a good and workmanlike manner and in
accordance with applicable codes and regulations, including but not limited to
applicable municipal building codes, fire codes, and the American's With
Disabilities Act. Lessee shall have the right to install such machinery,
equipment, and business and trade fixtures as it deems necessary, and such items
shall remain the property of Lessee and shall be removed at the termination of
this Lease; provided, however, that the Lessee shall repair any damage caused by
the installation, use or removal of any such machinery, equipment, and business
and trade fixtures within thirty (30) days after termination of this Lease. If
any such machinery, equipment, and business and trade fixtures remain on the
Premises after said thirty (30) day period, Lessor may (a) deem all or a portion
of such property abandoned by Lessee and title to such property shall thereupon
transfer to Lessor; or, (b) remove all or a portion of such property from the
Premises at the Lessee's expense and the Lessee shall pay to Lessor the expenses
incurred by Lessor in removing, storing, and disposing of such property with ten
(10) days after notice as provided herein.

11. LESSOR'S RIGHT OF ENTRY: Lessor, or Lessor's Agent, may enter upon the
Premises at reasonable hours upon reasonable notice to Lessee to examine and
inspect the Premises and to do anything required of Lessor hereunder or which
Lessor may deem necessary for the protection of the Premises. Lessor may, during
the last 90 days of this Lease, display a sign offering the Premises for sale or
for lease, which sign may be affixed in a conspicuous place on the Premises.
Neither Lessor nor any of Lessor's agents who enters upon the Premises shall

                                       7
<PAGE>

disclose to any person or entity any information, observations, data, or visual
impressions regarding the trade secrets or other confidential business
information of Lessee.

12. SIGNS AND ADVERTISEMENTS: Lessee is hereby granted the privilege of erecting
signs on the front of the Premises, including in the front and side yards of the
Premises, subject to applicable laws, ordinances, and regulations, including but
not limited to ordinances of the municipality in which the Premises are located
and restrictive covenants on the Premises relating to signs, if applicable. All
such signs may advertise the Lessee's business only. No revenue producing signs
shall be permitted on the Premises, and Lessee shall not allow, assign, lease or
convey any right to any third person to place any sign or advertisement on the
Premises. Lessee shall not paint any messages, signs or advertising directly on
the improvements located on the Premises, or otherwise deface, damage or
overload the Premises. Lessee shall remove all signs at the termination of this
Lease, and shall repair any damage to the Premises caused by signs or the
removal of the signs at Lessee's sole cost and expense. Anything contained
herein to the contrary notwithstanding, Lessor expressly reserves the right and
privilege to lease a portion of the Premises for the purposes of erecting signs
or advertisements which did not unreasonably impair or interfere with the right
of the Lessee to use the Premises, and which do not compete with the business of
the Lessee.

13. LIABILITY: Lessee hereby releases, waives and relinquishes all claims
against the Lessor, and Lessee hereby assumes all risks and agrees to indemnify
and hold Lessor harmless from and against any loss, liability, claim, demand,
cause of action, costs, damage or expense done or occasioned by or from any
plumbing, wiring, gas, water, steam, sprinkler system, equipment or other pipes,
or the bursting, leaking roof, door or window, leaking or running of any tank,
washstand, water closet, waste pipe or other articles in, above, upon or about
the Premises, or for damage occasioned from or by water, snow, or ice being upon
or about the Premises. Lessor and Lessee hereby expressly waive any cause of
action or right of recovery which either may have hereafter against the other
for any loss or damage to the premises, or to the contents thereof, from all
claims and liabilities arising from or caused by any hazard that are

                                       8
<PAGE>

covered by a standard fire insurance policy with extended coverage and "all
risk" endorsement on the Premises or on the contents thereof, to the extent of
any amounts actually received. Lessee agrees to save and hold Lessor harmless
from any and all loss, liability, claim, damage, suit, cause of action, demand,
or expense arising from any injury (including death) to persons or damage to
property occurring in, on or about the Premises, except to the extent caused by
the negligence of the Lessor, its agents and employees.

14. DAMAGE BY CASUALTY: If, during the Term or any Renewal Term(s) or this Lease
and in the sole judgment of Lessor, the Premises suffer damage by fire,
explosion, or any other casualty (a) to the extent that the Premises cannot
reasonably be repaired within 180 days after date of such damage; or, (b) to the
extent the Premises cannot be economically repaired, then this Lease shall, at
the option of Lessor, terminate as to that portion of the Premises so damaged
without penalty to Lessor as of the date of such damage and the Rent allocated
to that portion of the Premises so damaged shall cease as of the date of such
damage, and Lessee shall forthwith surrender that portion of the damaged
Premises to Lessor; provided, however, that this Lease shall continue in full
force and effect as to the remainder of the Premises. If this Lease is not so
terminated, then Lessee shall repair the Premises as soon as reasonably
practicable, and Lessor shall assign any insurance proceeds to Lessee for the
purpose of paying for such repairs. It is further agreed that the period for
reconstruction shall be extended for such time during which strikes, riots,
civil commotion, governmental intervention, acts of God, or any other
contingency beyond Lessee's control shall delay the construction. In case of
such damage, whether this Lease is thereby terminated or not, Lessor shall not
do anything to hinder or delay Lessee's work or repair, and will cooperate with
Lessee in the performance of such repair or work. Lessor shall not be liable to
Lessee for any business interruption, loss, liability, property damage, personal
injury or inconvenience to Lessee, or Lessee's employees, agents or contractors
by making repairs to any part of the Premises, or for any restoration to the
Premises made by Lessee. Notwithstanding anything herein to the contrary, in the
event the holder of any indebtedness secured by a mortgage or deed of trust
covering the Premises requires that any or all of the

                                       9
<PAGE>

insurance proceeds be applied to such indebtedness, then Lessor shall have the
right to terminate this Lease without penalty by delivering written notice of
termination to Lessee, whereupon all rights and obligations hereunder shall
cease and terminate. Any allocation of Rent required under this Lease shall be
made in accordance with the Allocation Schedule in Exhibit B, as adjusted on a
pro rata basis for subsequent increases of rent.

15. DEFAULT:

      A.    Any of the following shall constitute a default by Lessee:

            1. Failure to cure any breach or violation of any covenant, term,
            obligation or condition of this Lease within twenty (20) days after
            being notified of such breach or violation by Lessor.

            2. The filing of a bankruptcy petition by Lessee.

            3. The appointment of a receiver for Lessee.

            4. The filing of an involuntary petition in bankruptcy, or for
            reorganization, against the Lessee.

            5. Execution by the Lessee of an assignment for the benefit of
            creditors.

            6. The actual or threatened sale, conveyance or assignment of
            Lessee's leasehold interest hereunder.

      B.    If Lessee commits an event of default, Landlord may, at its
            election:

            1. Declare a forfeiture, terminate this Lease, accelerate the entire
            balance of unpaid Rent and declare same immediately due and payable;

            2. Immediately and without delay re-enter and take possession of the
            Premises, using such force as may be necessary without the same
            being deemed a trespass or forcible entry;

                                       10
<PAGE>

            3. Remove all Lessee's personal property and fixtures from the
            Premises without liability for damage thereto, and may sell the same
            and apply the proceeds thereof, first, against the cost and expenses
            of such removal or sale, next to the costs of cleaning and restoring
            of the Premises and, next against the unpaid Rent due hereunder; or

            4. Relet the premises, without such action being deemed an
            acceptance of a surrender of this Lease or a termination of Tenant's
            liability hereunder, upon such terms as it may see fit, and apply
            the proceeds thereof, first, against the cost and expenses, legal or
            otherwise, incurred as a result of the default, next against the
            retaking of possession and the cleaning and restoring of the
            Premises, next against the costs of reletting the Premises, and then
            against the unpaid Rent due hereunder.

      C. The rights and remedies provided herein shall be cumulative, and
      Lessor's election of one shall not exclude the exercise any other provided
      herein. Furthermore, the Lessor may proceed and file an action at law or
      in equity to enforce this Lease, and the Lessor expressly reserves any and
      all rights and remedies afforded the Lessor at law or in equity. No
      failure by Lessee to insist upon the strict performance of any term or
      condition of this Lease or to exercise any right or remedy available on a
      breach or default thereunder, and no acceptance of full or partial Rent
      during the continuance of any such breach or default shall constitute a
      waiver of any such breach or default of any such term or condition. No
      term or condition of this Lease required to be performed by Tenant, and no
      breach or default thereof, shall be waived, altered, or modified, except
      by a written instrument executed by Lessor. No waiver of any breach or
      default shall affect or alter

                                       11
<PAGE>

      any term or condition in this Lease, and each such term or condition shall
      continue in full force and effect with respect to any other then existing
      or subsequent breach or default thereof.

16. EMINENT DOMAIN: If eminent domain proceedings result in the partial
condemnation of the Premises thereby leaving part of Premises usable by Lessee
for the purposes of its business, then this Lease shall not terminate and the
Rent for the remainder of the Term or Renewal Term(s) of this Lease shall be
reduced by the amount that the usefulness of the Premises has been reduced, if
any, for the business purposes of Lessee. If eminent domain proceedings
resulting in the total condemnation of the Premises, then this Lease shall
terminate and the Rent shall be prorated as of the date of such termination and
Lessee shall pay such prorated sum immediately and Lessee shall have no claim
against Lessor, and the Lessee hereby waives and releases the Lessor from any
such claim, loss or liability, for any damages resulting from the condemnation
of the Premises and the Lessee shall have no claim against Lessor for the value
of any unexpired term of this Lease. Lessee hereby assigns and transfers to
Lessor any and all claims it may have to compensation for damages as a result of
any condemnation by eminent domain.

17. UTILITIES: Lessee (a) shall contract in its own name; (b) shall pay for all
deposits, fees, costs, expenses and charges for; and, (c) shall be solely
responsible for any and all water, sewer, gas, heat, oil, electricity, fuel,
telephone and other utilities used in or serving the Premises during the Term or
any Renewal Term(s) of this Lease.

18. MECHANIC'S LIENS: Lessee shall not permit any mechanic's liens, or other
liens, to be placed upon the Premises or any building or improvement thereon
during the term hereof as a result of Lessee's actions, and in case of the
filing of any such lien, Lessee shall promptly pay same; provided, however, that
Lessee shall have the right to contest the validity or amount of any such lien
upon posting security in the form or a surety bond or letter of credit with
Lessor which in Lessor's sole discretion and judgment is adequate to pay and
discharge any such lien in full if

                                       12
<PAGE>

held valid. Lessee shall have sixty (60) days after filing of any such lien to
pay the lien or post security as provided for above. If default in payment of
the lien shall continue for thirty (30) days after notice thereof from Lessor to
Lessee, Lessor shall have the right and privilege at Lessor's option of paying
the lien or any portion thereof without inquiry as to the validity thereof, and
any amounts so paid, including expenses and interest, shall be immediately due
and payable by Lessee to Lessor and shall be paid promptly upon presentation of
bill therefore.

19. MORTGAGES AND ESTOPPEL CERTIFICATES: This Lease shall be subject and
subordinate to any mortgage or deed of trust now or at any time hereafter
constituting a lien or charge upon the Premises or the improvements situated
thereon; provided that Lessee and the holder of such mortgage or deed of trust
shall have entered into a non-disturbance and attornment agreement in form and
content reasonably acceptable to such parties. Subject to the foregoing, Lessee
shall at any time hereafter on demand execute any instruments, releases or other
documents which may be required by any such mortgagee for the purpose of
subjecting and subordinating this Lease to the lien of any such mortgage. Lessee
shall at any time and from time to time, upon not less than thirty (30) days'
prior request by Lessor, execute, acknowledge and deliver to Lessor, a statement
in writing certifying that (i) this Lease is unmodified and in full force and
effect (or if there have been modifications that the same is in full force and
effect as modified and identifying the modifications), (ii) the dates to which
the Rent and other charges have been paid, and (iii) so far as the person making
the certificate knows, Lessor is not in default under any provisions of this
Lease (or if there are defaults, specifying the defaults). It is intended that
any such statement may be relied upon by any person proposing to acquire
Lessor's interest in this Lease or the Premises, or any prospective mortgagee
of, or assignee of any mortgage upon such interest or the premises.

20. ENVIRONMENTAL COVENANTS AND WARRANTIES: Lessee, at Lessee's sole expense,
shall comply with all applicable federal, state and local laws, regulations, or
ordinances pertaining to air and water quality, special waste, hazardous waste
or hazardous materials, waste disposal, air emissions, and other environmental
matters, and with any direction

                                       13
<PAGE>

of any public officer or officers, pursuant to law, which shall impose any duty
upon Lessor or Lessee with respect to any of the foregoing.

21. INDEMNIFICATION: Lessee shall indemnify, defend, and hold Lessor harmless
from any and all loss, liability, claims, suits, causes of action, expenses,
costs, judgments, damages, penalties, or fines (including, without limitation,
diminution in value of the premises, damages for the loss or restriction on use
of rentable or usable space or of any amenity of the premises and reasonable
sums paid in settlement of claims, reasonable attorney's fees, reasonable
consultant fees, and reasonable expert fees) arising out of Lessee's or Lessee's
employees, agents or contractors, use or activities on the Premises. Lessee
shall indemnify, defend, and hold Lessor harmless from any and all loss,
liability, claims, suits, causes of action, expenses, costs, judgments, damages,
penalties, or fines (including, without limitation, diminution in value of the
premises, damages for the loss or restriction on use of rentable or usable space
or of any amenity of the premises and reasonable sums paid in settlement of
claims, reasonable attorney's fees, reasonable consultant fees, and reasonable
expert fees) arising out of air quality, existence of mold or other airborne
condition, or arising out of any deficiency arising out of heating, ventilation
and air conditioning causing abnormal or harmful air quality, mold or other
airborne condition in the Premises. This indemnification of Lessor by Lessee
includes, without limitation, costs incurred in connection with any
investigation of site conditions or any cleanup, remedial, removal, or
restoration work required by any federal, state, or local government agency or
political subdivision because of release of or existence of any special waste,
hazardous waste, or hazardous material in, on, or under the Premises or
groundwater in, on, under, or migrating to or from the Premises. Without
limiting the foregoing, if the release or presence of any special waste,
hazardous waste, or hazardous material on the Premises is caused or permitted by
Lessee or its employees, agents or contractors, Lessee shall promptly take all
actions at its sole expenses as are necessary to return the Premises to the
condition existing prior to the release of any such special waste, hazardous
waste or hazardous material to the premises; provided, however, that

                                       14
<PAGE>

Lessor's approval of such actions shall first be obtained. The foregoing
indemnity shall survive the expiration or termination of this Lease.

22. The submission of this Lease to Lessee shall not be construed as an offer
and Lessee shall not have any rights with respect thereto unless Lessor executes
a copy of this Lease and delivers the same to Lessee.

23. Lessee shall agree to amend this Lease to conform to any reasonable requests
of Lessor's lender or lenders so long as such amendment or amendments do not
adversely affect Lessee's rights pursuant hereto or increase Lessee's duties
with respect hereto.

24. WAIVER: A waiver by Lessor or Lessee of any default or breach hereunder
shall not be construed to be a continuing waiver of such default or breach, nor
as a waiver or permission, expressed or implied, of any other or subsequent
default or breach.

25. NOTICES: All notices required under this Lease shall be sent by registered
or certified mail or by express overnight delivery as follows:

         To Lessor:   LATEL, LLC
                      C/O Agracel
                      1200 Network Centre, Suite 3
                      Effingham, IL 62401

         To Lessee:   Illinois Consolidated Telephone Company
                      Attn: Chief Financial Officer
                      121 South Seventeenth Street
                      Mattoon, Illinois 62401

Notices so mailed or delivered shall be deemed duly served and given upon
deposit with the U.S. Postal service or overnight courier, as applicable,
postage or delivery fee prepaid, addressed as above indicated.

26. SUCCESSORS: All of the terms, covenants and conditions of this Lease shall
apply and inure to the benefit of, and be binding upon the parties hereto, and
upon their respective successors in interest and legal representatives, except
as otherwise provided herein.

27. QUIET POSSESSION: Lessor covenants with Lessee that said Lessee, on paying
the Rent herein required to be paid and upon the full, faithful and timely
performance of each and

                                       15
<PAGE>

every covenants herein contained, shall and may peaceably and quietly have, hold
and enjoy the premises during the term of this Lease, except for those existing
tenant's in possession of part of the Premises under certain lease agreements
held by Lessor and identified in Exhibit A, which the Lessor shall assign to
Lessee contemporaneous with the execution of this Lease.

28. PROCUREMENT OF THIS LEASE: Each of the parties hereto certifies that no
broker or leasing agent independent of the parties has been involved in the
negotiation of this Lease.

29. ATTORNEY'S FEES: If any action at law or in equity shall be brought to
enforce any of the covenants, terms or conditions of this Lease, the prevailing
party shall be entitled to recover from the non-prevailing party the prevailing
party's costs, expenses and reasonable attorney's fees, the amount of which
shall be fixed by the court, and shall be made a part of any judgment or decree
rendered incurred in such enforcement of this Lease.

30. LEASE CONSTITUTES ENTIRE CONTRACT: This Lease shall constitute the entire
agreement between the parties. Any prior understandings, agreements,
negotiations or representations of any kind preceding the date of this Lease and
not contained herein are hereby discharged and shall not be binding upon either
party except to the extent incorporated in this Lease by a written modification
agreement signed by each party or an authorized representative of each party and
attached hereto. Lessor and Lessee agree that this Lease shall not be recorded
in the public records; provided, however, that a "Memorandum of Lease" in usual
and customary form shall be executed and acknowledged by the Lessor and Lessee,
and the Lessee may record same in the public records.

31. LESSOR'S OPTION TO EXTEND LEASE. In the event that during the Term or any
Renewal Term of this Lease (i) Lessee or an entity that directly or indirectly
controls Lessee engages in an public offering of its common equity securities;
or (ii) there is a change of control of Lessee or an entity that directly or
indirectly controls Lessee; or (iii) there is a Board Shift Event or Put Breach
Event under the Homebase Acquisition LLC Limited Liability Company Agreement,
then Lessor

                                       16
<PAGE>

shall have the option to convert the term of this Lease to a fixed term of six
(6) years commencing on the date the option is exercised. Except as otherwise
provided in this section, upon Lessor's conversion to a fixed term, all terms,
conditions and covenants of the Lease shall remain in full force and effect;
provided that Lessee's Early Termination Right shall be suspended for said six
(6) year term. The term "control" or "controlling" as used herein shall mean the
ownership of fifty percent (50%) or more of the voting securities of an entity.
The term "change of control" as used herein shall mean the acquisition after the
date hereof, directly or indirectly, by one or more persons or group of persons
(other than one or more affiliates of Richard Lumpkin or Lessor) of "control" of
Lessee.

IN WITNESS WHEREOF, Lessor and Lessee have executed this Lease or have caused it
to be executed by its respective authorized representatives that affixed below
next to their respective signatures. Each of the persons executing this Lease
represent that they are authorized to execute the same on behalf of the party
for whom they have executed hereafter.

LESSEE:  ILLINOIS CONSOLIDATED TELEPHONE COMPANY

BY: /s/ JOSEPH R. DIVELY                                    DATE: 12/31/2002
    --------------------
    JOSEPH R. DIVELY, ITS SECRETARY

ATTEST: /s/ STEVEN L. GRISSOM                               DATE: 12/31/2002
        ---------------------
        STEVEN L. GRISSOM, ITS ASSISTANT SECRETARY

LESSOR: LATEL, LLC, AN ILLINOIS LIMITED LIABILITY COMPANY

BY: /s/ JOHN M. SCHULTZ                                     DATE: 12/31/2002
    -------------------
    JOHN M. SCHULTZ, PRESIDENT, AGRACEL, INC., MANAGING MEMBER

                                       17
<PAGE>

                                 LESSEE'S NOTARY

STATE OF ILLINOIS )
                       ) ss.

COUNTY OF COLES   )

      I, the undersigned, a Notary Public, in and for said county, in the state
aforesaid, DO HEREBY CERTIFY that JOSEPH R. DIVELY, personally known to me to be
the Secretary of Illinois Consolidated Telephone Company, and STEVEN L. GRISSOM,
personally known to me to be the Assistant Secretary of Illinois Consolidated
Telephone Company, and personally known to me to be the same persons whose names
are subscribed to the foregoing instrument, appeared before me this day in
person and acknowledged that as such Secretary and Assistant Secretary they
signed and delivered the said instrument as Secretary and Assistant Secretary of
said corporation, pursuant to authority given by the Board of Directors of said
Corporation as their free and voluntary act and as the free and voluntary act
and deed of said Corporation for the uses and purposes therein set forth.

      Given under my hand and notarial seal this 31st day of December, 2002.

                                                     /s/ Sandra K. Oye
                                                     ------------------
                                                     Notary Public

                                 LESSOR'S NOTARY

STATE OF ILLINOIS )
                        ) ss.
COUNTY OF COLES   )

      I, the undersigned, a Notary Public, in and for said county, in the state
aforesaid, DO HEREBY CERTIFY that JOHN M. SHULTZ, personally known to me to be
the President of Agracel, Inc., Managing Member of Latel, LLC., an Illinois
limited liability company, and personally known to me to be the same person
whose name is subscribed to the foregoing instrument, appeared before me this
day in person and acknowledged that as such President he signed and delivered
the said instrument as President of said company, pursuant to authority given by
the Board of Directors of said Corporation , as their free and voluntary act and
as the free and voluntary act and deed of said company for the uses and purposes
therein set forth.

      Given under my hand and notarial seal this 31st day of December, 2002.

                                                     /s/ Robert G. Grierson
                                                    -----------------------
                                                    Notary Public

THIS INSTRUMENT PREPARED BY:

Taylor Law Offices, P.C.
Matthew R. Hortenstine
122 East Washington Avenue
Effingham, Illinois 62401
217-342-3925

                                       18
<PAGE>

                                    EXHIBIT A

        LIST OF EXISTING LEASES OF PART OF THE PREMISES TO BE ASSIGNED BY
                                LESSOR TO LESSEE

      Unwritten Lease Agreement by Illinois Consolidated Telephone Company, and
      Verisign, Inc. covering that part of Tract 1 commonly known as 121 South
      17th Street, Mattoon, Illinois.

                                       19
<PAGE>

                                    EXHIBIT B
                               ALLOCATION SCHEDULE

<TABLE>
<S>                                                     <C>
TRACT #1:   MATTOON GENERAL OFFICE         '            $  534,285.00

TRACT #2:   MATTOON SALES AND ADMINISTRATION            $  304,094.70
TRACT #3:   MATTOON FIELD OPERATIONS                    $  137,291.70
TRACT #4:   TAYLORVILLE GARAGE                          $   28,228.20
                                                        -------------

                                 TOTAL                  $1,003,899.60
</TABLE>

                                       20<PAGE>
                                                                   Exhibit 10.13

                             MASTER LEASE AGREEMENT

                   dated as of FEBRUARY 25, 2002 ("AGREEMENT")

      THIS AGREEMENT is between GENERAL ELECTRIC CAPITAL CORPORATION (together
with its successors and assigns, if any, "LESSOR") and TXU COMMUNICATIONS
VENTURES COMPANY ("LESSEE"). Lessor has an office at 16479 Dallas Parkway #300,
Addison, TX 75001-2512. Lessee is a corporation organized and existing under the
laws of the state of Delaware. Lessee's mailing address and chief place of
business is 300 Decker Dr., Irving, TX 75062. This Agreement contains the
general terms that apply to the leasing of Equipment from Lessor to Lessee.
Additional terms that apply to the Equipment (term, rent, options, etc.) shall
be contained on a schedule ("SCHEDULE").

1. LEASING:

      (a) Lessor agrees to lease to Lessee, and Lessee agrees to lease from
Lessor, the equipment and the property ("EQUIPMENT") described in any Schedule
signed by both parties.

      (b) Lessor shall purchase Equipment from the manufacturer or supplier
("SUPPLIER") and lease it to Lessee if on or before the Last Delivery Date
Lessor receives (i) a Schedule for the Equipment, (ii) evidence of insurance
which complies with the requirements of Section 9, and (iii) such other
documents as Lessor may reasonably request. Each of the documents required above
must be in form and substance satisfactory to Lessor. Lessor hereby appoints
Lessee its agent for inspection and acceptance of the Equipment from the
Supplier. Once the Schedule is signed, the Lessee may not cancel the Schedule.

2. TERM, RENT AND PAYMENT:

      (a) The rent payable for the Equipment and Lessee's right to use the
Equipment shall begin on the earlier of (i) the date when the Lessee signs the
Schedule and accepts the Equipment or (ii) when Lessee has accepted the
Equipment under a Certificate of Acceptance ("LEASE COMMENCEMENT DATE"). The
term of this Agreement shall be the period specified in the applicable Schedule.
The word "term" shall include all basic and any renewal terms.

      (b) Lessee shall pay rent to Lessor at its address stated above, except as
otherwise directed by Lessor. Rent payments shall be in the amount set forth in,
and due as stated in the applicable Schedule. If any Advance Rent (as stated in
the Schedule) is payable, it shall be due when the Lessee signs the Schedule.
Advance Rent shall be applied to the first rent payment and the balance, if any,
to the final rent payment(s) under such Schedule. In no event shall any Advance
Rent or any other rent payments be refunded to Lessee. If rent is not paid
within ten (10) days of its due date. Lessee agrees to pay a late charge of five
cents ($.05) per dollar on, and in addition to, the amount of such rent but not
exceeding the lawful maximum, if any.

3. RENT ADJUSTMENT:

      (a) If, solely as a result of Congressional enactment of any law
(including, without limitation, any modification of, or amendment or addition
to, the Internal Revenue Code of 1986, as amended, ("CODE")), the maximum
effective corporate income tax rate (exclusive of any minimum tax rate) for
calendar-year taxpayers ("EFFECTIVE RATE") is higher than thirty-five percent
(35%) for any year during the lease term, then Lessor shall have the right to
increase such rent payments by requiring payment of a single additional sum. The
additional sum shall be equal to the product of (i) the Effective Rate
(expressed as a decimal) for such year less .35 (or, in the event that any
adjustment has been made hereunder for any previous year, the Effective Rate
(expressed as a decimal) used in calculating the next previous adjustment) times
(ii) the adjusted Termination Value (defined below), divided by (iii) the
difference between the new Effective Rate (expressed as a decimal) and one (1).
The adjusted Termination Value shall be the Termination Value (calculated as of
the first rent due in the year for which the adjustment is being made) minus the
Tax Benefits that would be allowable under Section 168 of the Code (as of the
first day of the year for which such adjustment is being made and all future
years of the lease term). The Termination Values and Tax Benefits are defined on
the Schedule. Lessee shall pay to Lessor the full amount of the additional rent
payment on the later of (i) receipt of notice or (ii) the first day of the year
for which such adjustment is being made.

      (b) Lessee's obligations under this Section 3 shall survive any expiration
or termination of this Agreement.

4. TAXES:

      (a) If permitted by law, Lessee shall report and pay promptly all taxes,
fees and assessments due, imposed, assessed or levied against any Equipment (or
purchase, ownership, delivery, leasing, possession, use or operation thereof),
this Agreement (or any rents or receipts hereunder), any Schedule, Lessor or
Lessee by any

<PAGE>

governmental entity or taxing authority during or related to the term of this
Agreement, including, without limitation, all license and registration fees, and
all sales, use personal property, excise, gross receipts, franchise, stamp or
other taxes, imposts, duties and charges, together with any penalties, fines or
interest thereon (collectively "TAXES"). Lessee shall have no liability for
Taxes imposed by the United States of America or any state or political
subdivision thereof which are on or measured by the net income of Lessor except
as provided in Sections 3 and 14(c). Lessee shall promptly reimburse Lessor (on
an after tax basis) for any Taxes charged to or assessed against Lessor. Lessee
shall show Lessor as the owner of the Equipment on all tax reports or returns,
and send Lessor a copy of each report or return and evidence of Lessee's payment
of Taxes upon request.

      (b) Lessee's obligations, and Lessor's rights and priviledges, contained
in this Section 4 shall survive the expiration or other termination of this
Agreement.

5. REPORTS:

      (a) If any tax or other lien shall attach to any Equipment, Lessee will
notify Lessor in writing, within ten (10) days after Lessee becomes aware of the
tax or lien. The notice shall include the full particulars of the tax or lien
and the location of such Equipment on the date of the notice.

      (b) Lessee will deliver to Lessor, Lessee's complete financial statements,
certified by a recognized firm of certified public accountants within ninety
(90) days of the close of each fiscal year of Lessee. Lessee will deliver to
Lessor copies of Lessee's quarterly financial report certified by the chief
financial officer of Lessee, within ninety (90) days of the close of each fiscal
quarter of Lessee. Lessee will deliver to Lessor all Forms 10-K and 10-Q, if
any, filed with the Securities and Exchange Commission within thirty (30) days
after the date on which they are filed.

      (c) Lessor may inspect any Equipment during normal business hours after
giving Lessee reasonable prior notice.

      (d) Lessee will keep the Equipment at the Equipment Location (specified in
the applicable Schedule) and will give Lessor prior written notice of any
relocation of Equipment. If Lessor asks, Lessee will promptly notify Lessor in
writing of the location of any Equipment.

      (e) If any Equipment is lost or damaged (where the estimated repair costs
would exceed the greater of ten percent (10%) of the original Equipment cost or
ten thousand and 00/100 dollars ($10,000)), or is otherwise involved in an
accident causing personal injury or property damage, Lessee will promptly and
fully report the event to Lessor in writing.

      (f) Lessee will furnish a certificate of an authorized officer of Lessee
stating that he has reviewed the activities of Lessee and that, to the best of
his knowledge, there exists no default or event which with notice or lapse of
time (or both) would become such a default within thirty (30) days after any
request by Lessor.

      (g) Lessee will promptly notify Lessor of any change in Lessee's state of
incorporation or organization.

6. DELIVERY, USE AND OPERATION:

      (a) All Equipment shall be shipped directly from the Supplier to Lessee.

      (b) Lessee agrees that the Equipment will be used by Lessee solely in the
conduct of its business and in a manner complying with all applicable laws,
regulations and insurance policies and Lessee shall not discontinue use of the
Equipment.

      (c) Lessee will not move any equipment from the location specified on the
Schedule, without the prior written consent of Lessor.

      (d) Lessee will keep the Equipment free and clear of all liens and
encumbrances other than those which result from acts of Lessor.

      (e) Lessor shall not disturb Lessee's quiet enjoyment of the Equipment
during the term of the Agreement unless a default has occurred and is continuing
under this Agreement.

7. MAINTENANCE:

      (a) Lessee will, at its sole expense, maintain each unit of Equipment in
good operating order and repair, normal wear and tear excepted. The Lessee shall
also maintain the Equipment in accordance with manufacturer's recommendations.
Lessee shall make all alterations or modifications required to comply with any
applicable law, rule or regulation during the term of this Agreement. If Lessor
requests, Lessee shall affix plates, tags or other identifying labels showing
ownership thereof by Lessor. The tags or labels shall be placed in a prominent
position on each unit of Equipment.

      (b) Lessee will not attach or install anything of any Equipment that will
impair the originally intended function or use of such Equipment without the
prior written consent of Lessor. All additions, parts, supplies, accessories,
and equipment ("ADDITIONS") furnished or attached to any Equipment that are not
readily removable

<PAGE>

shall become the property of Lessor. All Additions shall be made only in
compliance with applicable law. Lessee will not attach or install any Equipment
to or in any other personal or real property without the prior written consent
of Lessor.

8. STIPULATED LOSS VALUE: If for any reason any unit of Equipment becomes worn
out, lost, stolen, destroyed, irreparably damaged or unusable ("CASUALTY
OCCURRENCES") Lessee shall promptly and fully notify Lessor in writing. Lessee
shall pay Lessor the sum of (i) the Stipulated Loss Value (see Schedule) of the
affected unit determined as of the rent payment date prior to the Casualty
Occurrence; and (ii) all rent and other amounts which are then due under this
Agreement on the Payment Date (defined below) for the affected unit. The Payment
Date shall be the next rent payment date after the Casualty Occurrence. Upon
Payment of all sums due hereunder, the term of this lease as to such unit shall
terminate.

9. INSURANCE:

      (a) Lessee shall bear the entire risk of any loss, theft, damage to, or
destruction of, any unit of Equipment from any cause whatsoever from the time
the Equipment is shipped to Lessee.

      (b) Lessee agrees, at its own expense, to keep all Equipment insured for
such amounts and against such hazards as Lessor may reasonably require. All such
policies shall be with companies, and on terms, reasonably satisfactory to
Lessor. The insurance shall include coverage for damage to or loss of the
Equipment, liability for personal injuries, death or property damage. Lessor
shall be named as additional insured with a loss payable clause in favor of
Lessor, as its interest may appear, irrespective of any breach of warranty or
other act or omission of Lessee. The insurance shall provide for liability
coverage in an amount equal to at least ONE MILLION U.S. DOLLARS ($1,000,000.00)
total liability per occurrence, unless otherwise stated in any Schedule. The
casualty/property damage coverage shall be in an amount equal to the higher of
the Stipulated Loss Value or the full replacement cost of the Equipment. No
insurance shall be subject to any co-insurance clause. The insurance policies
shall provide that the insurance may not be altered or canceled by the insurer
until after thirty (30) days written notice to Lessor. Lessee agrees to deliver
to Lessor evidence of insurance reasonably satisfactory to Lessor.

      (c) Lessee hereby appoints Lessor as Lessee's attorney-in-fact to make
proof of loss and claim for insurance, and to make adjustments with insurers and
to receive payment of and execute or endorse all documents, checks or drafts in
connection with insurance payments. Lessor shall not act as Lessee's
attorney-in-fact unless Lessee is in default. Lessee shall pay any reasonable
expenses of Lessor in adjusting or collecting insurance. Lessee will not make
adjustments with insurers except with respect to claims for damage to any unit
of Equipment where the repair costs are less than the lesser of ten percent
(10%) of the original Equipment cost or ten thousand and 00/100 dollars
($10,000). Lessor may, at its option, apply proceeds of insurance, in whole or
in part, to (i) repair or replace Equipment or any portion thereof, or (ii)
satisfy any obligation of Lessee to Lessor under this Agreement.

10. RETURN OF EQUIPMENT:

      (a) At the expiration or termination of this Agreement or any Schedule,
Lessee shall perform any testing and repairs required to place the units of
Equipment in the same condition and appearance as when received by Lessee
(reasonable wear and tear excepted) and in good working order for the original
intended purpose of the Equipment. If required the units of Equipment shall be
deinstalled, disassembled and crated by an authorized manufacturer's
representative or such other service person as is reasonably satisfactory to
Lessor. Lessee shall remove installed markings that are not necessary for the
operation, maintenance or repair of the Equipment. All Equipment will be
cleaned, cosmetically acceptable, and in such condition as to be immediately
installed into use in a similar environment for which the Equipment was
originally intended to be used. All waste material and fluid must be removed
from the Equipment and disposed of in accordance with then current waste
disposal laws. Lessee shall return the units of Equipment to a location within
the continental United States as Lessor shall direct. Lessee shall obtain and
pay for a policy of transit insurance for the redelivery period in an amount
equal to the replacement value of the Equipment. The transit insurance must name
Lessor as the loss payee. The Lessee shall pay for all costs to comply with this
section (a).

      (b) Until Lessee has fully complied with the requirements of Section 10(a)
above, Lessee's rent payment obligation and all other obligations under this
Agreement shall continue from month to month notwithstanding any expiration or
termination of the lease term. Lessor may terminate the Lessee's right to use
the Equipment upon ten (10) days notice to Lessee.

      (c) Lessee shall provide to Lessor a detailed inventory of all components
of the Equipment including model and serial numbers. Lessee shall also provide
an up-to-date copy of all other documentation pertaining to the Equipment. All
service manuals, blue prints, process flow diagrams, operating manuals,
inventory and maintenance records shall be given to Lessor at least ninety (90)
days and not more than one hundred twenty (120) days prior to lease termination.

      (d) Lessee shall make the Equipment available for on-site operational
inspections by potential purchasers at least one hundred twenty (120) days prior
to and continuing up to lease termination. Lessor shall provide Lessee with
reasonable notice prior to any inspection. Lessee shall provide personnel, power
and other requirements necessary to demonstrate electrical, hydraulic and
mechanical systems for each item of Equipment.

<PAGE>

11. DEFAULT AND REMEDIES:

      (a) Lessor may in writing declare this Agreement in default if: (i) Lessee
breaches its obligation to pay rent or any other sum when due and fails to cure
the breach within ten (10) days; (ii) Lessee breaches any of its insurance
obligations under Section 9; (iii) Lessee breaches any of its other obligations
and fails to cure that breach within thirty (30) days after written notice from
Lessor; (iv) any representation or warranty made by Lessee in connection with
this Agreement shall be false or misleading in any material respect; (v) Lessee
or any guarantor or other obligor for the Lessee's obligations hereunder
("GUARANTOR") becomes insolvent or ceases to do business as a going concern;
(vi) any Equipment is illegally used; (vii) if Lessee or any Guarantor is a
natural person, any death or incompetency of Lessee or such Guarantor; (viii) a
petition is filed by or against Lessee or any Guarantor under any bankruptcy or
insolvency laws and in the event of an involuntary petition, the petition is not
dismissed within forty-five (45) days of the filing date; or (iv) the debt
rating of Pinnacle One Partners, L.P. by Standard & Poor's, a division of McGraw
Hill Companies, Inc., falls below BB+.. The default declaration shall apply to
all Schedules unless specifically excepted by Lessor.

      (b) After a default, at the request of Lessor, Lessee shall comply with
the provisions of Section 10(a). Lessee hereby authorizes Lessor to peacefully
enter any premises where any Equipment may be and take possession of the
Equipment. Lessee shall immediately pay to Lessor without further demand as
liquidated damages for loss of a bargain and not as a penalty, the Stipulated
Loss Value of the Equipment (calculated as of the rent payment date prior to the
declaration of default), and all rents and other sums then due under this
Agreement and all Schedules. Lessor may terminate this Agreement as to any or
all of the Equipment. A termination shall occur only upon written notice by
Lessor to Lessee and only as to the units of Equipment specified in any such
notice. Lessor may, but shall not be required to, sell Equipment at private or
public sale, in bulk or in parcels, with or without notice, and without having
the Equipment present at the place of sale. Lessor may also, but shall not be
required to, lease, otherwise dispose of or keep idle all or part of the
Equipment. Lessor may use Lessee's premises for a reasonable period of time for
any or all of the purposes stated above without liability for rent, costs,
damages or otherwise. The proceeds of sale, lease or other disposition, if any,
shall be applied in the following order of priorities: (i) to pay all of
Lessor's costs, charges and expenses incurred in taking, removing, holding,
repairing and selling, leasing or otherwise disposing of Equipment; then, (ii)
to the extent not previously paid by Lessee, to pay Lessor all sums due from
Lessee under this Agreement; then (iii) to reimburse to Lessee any sums
previously paid by Lessee as liquidated damages; and (iv) any surplus shall be
retained by Lessor. Lessee shall immediately pay any deficiency in (i) and (ii)
above.

      (c) The foregoing remedies are cumulative, and any or all thereof may be
exercised instead of or in addition to each other or any remedies at law, in
equity, or under statute. Lessee waives notice of sale or other disposition (and
the time and place thereof), and the manner and place of any advertising. Lessee
shall pay Lessor's actual attorney's fees incurred in connection with the
enforcement, assertion, defense or preservation of Lessor's rights and remedies
under this Agreement, or if prohibited by law, such lesser sum as may be
permitted. Waiver of any default shall not be a waiver of any other or
subsequent default.

      (d) Any default under the terms of this or any other agreement between
Lessor and Lessee may be declared by Lessor a default under this and any such
other agreement.

12. ASSIGNMENT: LESSEE SHALL NOT SELL, TRANSFER, ASSIGN, ENCUMBER OR SUBLET ANY
EQUIPMENT OR THE INTEREST OF LESSEE IN THE EQUIPMENT WITHOUT THE PRIOR WRITTEN
CONSENT OF LESSOR. Lessor may, without the consent of Lessee, assign this
Agreement, any Schedule or the right to enter into a Schedule. Lessee agrees
that if Lessee receives written notice of an assignment from Lessor, Lessee will
pay all rent and all other amounts payable under any assigned Schedule to such
assignee or as instructed by Lessor. Lessee also agrees to confirm in writing
receipt of the notice of assignment as may be reasonably requested by assignee.
Lessee hereby waives and agrees not to assert against any such assignee any
defense, set-off, recoupment claim or counterclaim which Lessee has or may at
any time have against Lessor for any reason whatsoever.

13. NET LEASE: Lessee is unconditionally obligated to pay all rent and other
amounts due for the entire lease term no matter what happens, even if the
Equipment is damaged or destroyed, if it is defective or if Lessee no longer can
use it. Lessee is not entitled to reduce or set-off against rent or other
amounts due to Lessor or to anyone to whom Lessor assigns this Agreement or any
Schedule whether Lessee's claim arises out of this Agreement, any Schedule, any
statement by Lessor, Lessor's liability or any manufacturer's liability, strict
liability, negligence or otherwise.

14. INDEMNIFICATION:

      (a) Lessee hereby agrees to indemnify Lessor, its agents, employees,
successors and assigns (on an after tax basis) from and against any and all
losses, damages, penalties, injuries, claims, actions and suits, including legal
expenses, of whatsoever kind and nature arising out of or relating to the
Equipment or this Agreement, except to the extent the losses, damages,
penalties, injuries, claims, actions, suits or expenses result from Lessor's
gross negligence or willful misconduct ("CLAIMS"). This indemnity shall include,
but is not limited to, Lessor's strict liability in tort and Claims, arising out
of (i) the selection, manufacture, purchase, acceptance or rejection of
Equipment, the ownership of Equipment during the term of this Agreement, and the
delivery, lease, possession, maintenance, uses, condition, return or operation
of Equipment (including, without limitation, latent and other defects, whether
or not discoverable by Lessor or Lessee and any claim for patent, trademark or
copyright infringement or environmental damage) or (ii) the condition of
Equipment sold or disposed of after use by Lessee, any sublessee or employees of
Lessee. Lessee shall, upon request, defend any actions based on, or arising out
of, any of the foregoing.

<PAGE>

      (b) Lessee hereby represents, warrants and covenants that (i) on the Lease
Commencement Date for any unit of Equipment, such unit will qualify for all of
the items of deduction and credit specified in Section C of the applicable
Schedule ("TAX BENEFITS") in the hands of Lessor, and (ii) at no time during the
term of this Agreement will Lessee take or omit to take, nor will it permit any
sublessee or assignee to take or omit to take, any action (whether or not such
act or omission is otherwise permitted by Lessor or by this Agreement), which
will result in the disqualification of any Equipment for, or recapture of, all
or any portion of such Tax Benefits.

      (c) If as a result of a breach of any representation, warranty or covenant
of the Lessee contained in this Agreement or any Schedule (i) tax counsel of
Lessor shall determine that Lessor is not entitled to claim on its Federal
income tax return all or any portion of the Tax Benefits with respect to any
Equipment, or (ii) any Tax Benefit claimed on the Federal income tax return of
Lessor is disallowed or adjusted by the Internal Revenue Service, or (iii) any
Tax Benefit is recalculated or recaptured (any determination, disallowance,
adjustment, recalculation or recapture being a "LOSS"), then Lessee shall pay to
Lessor, as an indemnity and as additional rent, an amount that shall, in the
reasonable opinion of Lessor, cause Lessor's after-tax economic yields and cash
flows to equal the Net Economic Return that would have been realized by Lessor
if such Loss had not occurred. Such amount shall be payable upon demand
accompanied by a statement describing in reasonable detail such Loss and the
computation of such amount. The economic yields and cash flows shall be computed
on the same assumptions, including tax rates as were used by Lessor in
originally evaluating the transaction ("NET ECONOMIC RETURN"). If an adjustment
has been made under Section 3 then the Effective Rate used in the next preceding
adjustment shall be substituted.

      (d) All references to Lessor in this Section 14 include Lessor and the
consolidated taxpayer group of which Lessor is a member. All of Lessor's rights,
privileges and indemnities contained in this Section 14 shall survive the
expiration or other termination of this Agreement. The rights, privileges and
indemnities contained herein are expressly made for the benefit of, and shall be
enforceable by Lessor, its successors and assigns.

15. DISCLAIMER: LESSEE ACKNOWLEDGES THAT IT HAS SELECTED THE EQUIPMENT WITHOUT
ANY ASSISTANCE FROM LESSOR, ITS AGENTS OR EMPLOYEES. LESSOR DOES NOT MAKE, HAS
NOT MADE, NOR SHALL BE DEEMED TO MAKE OR HAVE MADE, ANY WARRANTY OR
REPRESENTATION, EITHER EXPRESS OR IMPLIED, WRITTEN OR ORAL, WITH RESPECT TO THE
EQUIPMENT LEASED UNDER THIS AGREEMENT OR ANY COMPONENT THEREOF, INCLUDING,
WITHOUT LIMITATION, ANY WARRANTY AS TO DESIGN, COMPLIANCE WITH SPECIFICATIONS,
QUALITY OF MATERIALS OR WORKMANSHIP, MERCHANTABILITY, FITNESS FOR ANY PURPOSE,
USE OR OPERATION, SAFETY, PATENT, TRADEMARK OR COPYRIGHT INFRINGEMENT, OR TITLE.
All such risks, as between Lessor and Lessee, are to be borne by Lessee. Without
limiting the foregoing, Lessor shall have no responsibility or liability to
Lessee or any other person with respect to any of the following; (i) any
liability, loss or damage caused or alleged to be caused directly or indirectly
by any Equipment, any inadequacy thereof, any deficiency or defect (latent or
otherwise) of the Equipment, or any other circumstance in connection with the
Equipment; (ii) the use, operation or performance of any Equipment or any risks
relating to it; (iii) any interruption of service, loss of business or
anticipated profits or consequential damages; or (iv) the delivery, operation,
servicing, maintenance, repair, improvement or replacement of any Equipment. If,
and so long as, no default exists under this Agreement, Lessee shall be, and
hereby is, authorized during the term of this Agreement to assert and enforce
whatever claims and rights Lessor may have against any Supplier of the Equipment
at Lessee's sole cost and expense, in the name of and for the account of Lessor
and/or Lessee, as their interests may appear.

16. REPRESENTATIONS AND WARRANTIES OF LESSEE: Lessee makes each of the following
representations and warranties to Lessor on the date hereof and on the date of
execution of each Schedule.

      (a) Lessee has adequate power and capacity to enter into, and perform
under, this Agreement and all related documents (together, the "DOCUMENTS").
Lessee is duly qualified to do business wherever necessary to carry on its
present business and operations, including the jurisdiction(s) where the
Equipment is or is to be located.

      (b) The Documents have been duly authorized, executed and delivered by
Lessee and constitute valid, legal and binding agreements, enforceable in
accordance with their terms, except to the extent that the enforcement of
remedies may be limited under applicable bankruptcy and insolvency laws.

      (c) No approval, consent or withholding of objections is required from any
governmental authority or entity with respect to the entry into or performance
by Lessee of the Documents except such as have already been obtained.

      (d) The entry into and performance by Lessee of the Documents will not:
(i) violate any judgment, order, law or regulation applicable to Lessee or any
provision of Lessee's Certificate of Incorporation or bylaws; or (ii) result in
any breach of, constitute a default under or result in the creation of any lien,
charge, security interest or other encumbrance upon any Equipment pursuant to
any indenture, mortgage, deed of trust, bank loan or credit agreement or other
instrument (other than this Agreement) to which Lessee is a party.

      (e) There are no suits or proceedings pending or threatened in court or
before any commission, board or other administrative agency against or affecting
Lessee, which if decided against Lessee will have a material adverse effect on
the ability of Lessee to fulfill its obligations under this Agreement.

      (f) The Equipment accepted under any Certificate of Acceptance is and will
remain tangible personal property.

<PAGE>

      (g) Each financial statement delivered to Lessor has been prepared in
accordance with generally accepted accounting principles consistently applied.
Since the date of the most recent financial statement, there has been no
material adverse change.

      (h) Lessee's exact legal name is as set forth in the first sentence of
this Agreement and Lessee is and will be at all times validly existing and in
good standing under the laws of the State of its incorporation (specified in the
first sentence of this Agreement).

      (i) The Equipment will at all times be used for commercial or business
purposes.

17. EARLY TERMINATION:

      (a) On or after the First Termination Date (specified in the applicable
Schedule), Lessee may, so long as no default exists hereunder, terminate this
Agreement as to all (but not less than all) of the Equipment on such Schedule as
of a rent payment date ("TERMINATION DATE"). Lessee must give Lessor at least
ninety (90) days prior written notice of the termination.

      (b) Lessee shall, and Lessor may, solicit cash bids for the Equipment on
an AS IS, WHERE IS BASIS without recourse to or warranty from Lessor, express or
implied ("AS IS BASIS"). Prior to the Termination Date, Lessee shall (i) certify
to Lessor any bids received by Lessee and (ii) pay to Lessor (A) the Termination
Value (calculated as of the rent due on the Termination Date) for the Equipment,
and (B) all rent and other sums due and unpaid as of the Termination Date.

      (c) If all amounts due hereunder have been paid on the Termination Date,
Lessor shall (i) sell the Equipment on an AS IS BASIS for cash to the highest
bidder and (ii) refund the proceeds of such sale (net of any related expenses)
to Lessee up to the amount of the Termination Value. If such sale is not
consummated, no termination shall occur and Lessor shall refund the Termination
Value (less any expenses incurred by Lessor) to Lessee.

      (d) Notwithstanding the foregoing, Lessor may elect by written notice, at
any time prior to the Termination Date, not to sell the Equipment. In that
event, on the Termination Date Lessee shall (i) return the Equipment (in
accordance with Section 10) and (ii) pay to Lessor all amounts required under
Section 17(b) less the amount of the highest bid certified by Lessee to Lessor.

18. PURCHASE OPTION:

      (a) Lessee may at lease expiration purchase all (but not less than all) of
the Equipment in any Schedule on an AS IS BASIS for cash equal to its then Fair
Market Value (plus all applicable sales taxes). Lessee must notify Lessor of its
intent to purchase the Equipment in writing at least one hundred eighty (180)
days in advance. If Lessee is in default or if the Lease has already been
terminated Lessee may not purchase the Equipment.

      (b) "Fair Market Value" shall mean the price that a willing buyer (who is
neither a lessee in possession nor a used equipment dealer) would pay for the
Equipment in an arm's-length transaction to a willing seller under no compulsion
to sell. In determining the Fair Market Value the Equipment shall be assumed to
be in the condition in which it is required to be maintained and returned under
this Agreement. If the Equipment is installed it shall be valued on an installed
basis. The costs of removal from current location shall not be a deduction from
the value of the Equipment. If Lessor and Lessee are unable to agree an the Fair
Market Value at least one hundred thirty-five (135) days before lease
expiration, Lessor shall appoint an independent appraiser (reasonably acceptable
to Lessee) to determine Fair Market Value. The independent appraiser's
determination shall be final, binding and conclusive. Lessee shall bear all
costs associated with any such appraisal.

      (c) Lessee shall be deemed to have waived this option unless it provides
Lessor with written notice of its irrevocable election to exercise the same
within fifteen (15) days after Fair Market Value is told to Lessee.

19. MISCELLANEOUS:

      (a) LESSEE AND LESSOR UNCONDITIONALLY WAIVE THEIR RIGHTS TO A JURY TRIAL
OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS AGREEMENT, ANY
OF THE RELATED DOCUMENTS, ANY DEALINGS BETWEEN LESSEE AND LESSOR RELATING TO THE
SUBJECT MATTER OF THIS TRANSACTION OR ANY RELATED TRANSACTIONS, AND/OR THE
RELATIONSHIP THAT IS BEING ESTABLISHED BETWEEN LESSEE AND LESSOR. THE SCOPE OF
THIS WAIVER IS INTENDED TO BE ALL ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY
BE FILED IN ANY COURT. THIS WAIVER IS IRREVOCABLE. THIS WAIVER MAY NOT BE
MODIFIED EITHER ORALLY OR IN WRITING. THE WAIVER ALSO SHALL APPLY TO ANY
SUBSEQUENT AMENDMENTS, RENEWALS, SUPPLEMENTS OR MODIFICATIONS TO THIS AGREEMENT,
ANY RELATED DOCUMENTS, OR TO ANY OTHER DOCUMENTS OR AGREEMENTS RELATING TO THIS
TRANSACTION OR ANY RELATED TRANSACTION. THIS AGREEMENT MAY BE FILED AS A WRITTEN
CONSENT TO A TRIAL BY THE COURT.

      (b) The Equipment shall remain Lessor's property unless Lessee purchases
the Equipment from Lessor and until such time Lessee shall only have the right
to use the Equipment as a lessee. Any cancellation or termination by Lessor of
this Agreement, any Schedule, supplement or amendment hereto, or the lease of
any Equipment hereunder shall not release Lessee from any then outstanding
obligations to Lessor hereunder. All Equipment shall at all limes remain
personal property of

<PAGE>

Lessor even though it may be attached to real property. The Equipment shall not
become part of any other property by reason of any installation in, or
attachment to other real or personal property.

      (c) Time is of the essence of this Agreement. Lessor's failure at any time
to require strict performance by Lessee of any of the provisions hereof shall
not waive or diminish Lessor's right at any other time to demand strict
compliance with this Agreement. Lessee agrees, upon Lessor's request, to
execute, or otherwise authenticate, any document, record or instrument necessary
or expedient for filing, recording or perfecting the interest of Lessor or to
carry out the intent of this Agreement. In addition, Lessee hereby authorizes
Lessor to file a financing statement and amendments thereto describing the
Equipment described in any and all Schedules now and hereafter executed pursuant
hereto and adding any other collateral described therein and containing any
other information required by the applicable Uniform Commercial Code. Lessee
irrevocably grants to Lessor the power to sign Lessee's name and generally to
act on behalf of Lessee to execute and file financing statements and other
documents pertaining to any or all of the Equipment. All notices required to be
given hereunder shall be deemed adequately given if sent by registered or
certified mail to the addressee at its address stated herein, or at such other
place as such addressee may have specified in writing. This Agreement and any
Schedule and Annexes thereto constitute the entire agreement of the parties with
respect to the subject matter hereof. NO VARIATION OR MODIFICATION OF THIS
AGREEMENT OR ANY WAIVER OF ANY OF ITS PROVISIONS OR CONDITIONS, SHALL BE VALID
UNLESS IN WRITING AND SIGNED BY AN AUTHORIZED REPRESENTATIVE OF THE PARTIES
HERETO.

      (d) If Lessee does not comply with any provision of this Agreement, Lessor
shall have the right, but shall not be obligated, to effect such compliance, in
whole or in part. All reasonable amounts spent and obligations incurred or
assumed by Lessor in effecting such compliance shall constitute additional rent
due to Lessor. Lessee shall pay the additional rent within five days after the
date Lessor sends notice to Lessee requesting payment. Lessor's effecting such
compliance shall not be a waiver of Lessee's default.

      (e) Any rent or other amount not paid to Lessor when due shall bear
interest, from the due date until paid, at the lesser of eighteen percent (18%)
per annum or the maximum rate allowed by law. Any provisions in this Agreement
and any Schedule that are in conflict with any statute, law or applicable rule
shall be deemed omitted, modified or altered to conform thereto.

      (f) Lessee hereby irrevocably authorizes Lessor to adjust the Capitalized
Lessor's Cost up or down by no more than ten percent (10%) within each Schedule
to account for equipment change orders, equipment returns, invoicing errors, and
similar matters. Lessee acknowledges and agrees that the rent shall be adjusted
as a result of the change in the Capitalized Lessor's Cost. Lessor shall send
Lessee a written notice stating the final Capitalized Lessor's Cost, if it has
changed.

      (g) THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER
SHALL IN ALL RESPECTS BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH, THE
INTERNAL LAWS OF THE STATE OF CONNECTICUT (WITHOUT REGARD TO THE CONFLICT OF
LAWS PRINCIPLES OF SUCH STATE), INCLUDING ALL MATTERS OF CONSTRUCTION, VALIDITY
AND PERFORMANCE, REGARDLESS OF THE LOCATION OF THE EQUIPMENT.

      (h) Any cancellation or termination by Lessor, pursuant to the provisions
of this Agreement, any Schedule, supplement or amendment hereto, of the lease of
any Equipment hereunder, shall not release Lessee from any then outstanding
obligations to Lessor hereunder.

      (i) To the extent that any Schedule would constitute chattel paper, as
such term is defined in the Uniform Commercial Code as in effect in any
applicable jurisdiction, no security interest therein may be created through the
transfer or possession of this Agreement in and of itself without the transfer
or possession of the original of a Schedule executed pursuant to this Agreement
and incorporating this Agreement by reference; and no security interest in this
Agreement and a Schedule may be created by the transfer or possession of any
counterpart of the Schedule other than the original thereof, which shall be
identified as the document marked "Original" and all other counterparts shall be
marked "Duplicate".

      IN WITNESS WHEREOF, Lessee and Lessor have caused this Agreement to be
      executed by their duly authorized representatives as of the date first
      above written.

      LESSOR:                               LESSEE:
      GENERAL ELECTRIC CAPITAL CORPORATION  TXU COMMUNICATIONS VENTURES COMPANY

      BY: /s/ William S. Anderson           By: /s/ Leslie Nolen
          ---------------------------           -------------------------------

      Name: WILLIAM S. ANDERSON             Name: LESLIE NOLEN

      Title: RISK ANALYST                   Title: VICE PRESIDENT-FINANCE AND
                                                    ADMINISTRATION

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00073-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00073-of-00352.parquet"}]]