Document:

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                                                                    EXHIBIT 10.2

                                 LEASE AGREEMENT

         THIS AGREEMENT is made and entered into as of the 1st day of May, 2001,
by and between EASTGROUP PROPERTIES, L.P., A DELAWARE LIMITED PARTNERSHIP
("Lessor") and NEWSMAX.COM, INC., A NEVADA CORPORATION ("Lessee").

WITNESSETH:

1.       Premises. Lessor, in consideration of the payments to it by Lessee of
the rents herein contained, which Lessee agrees to promptly pay, and in
consideration of the performance by Lessee of the covenants hereinafter
provided, which Lessee agrees to fully and promptly perform, does hereby lease
to Lessee approximately 10,000 square feet of space, hereinafter referred to as
the "Leased Premises," as shown on the plan attached hereto as "EXHIBIT A" and
incorporated herein by reference, located within BLUE HERON DISTRIBUTION CENTER
(the "Center"). The address of the Leased Premises is 7950 CENTRAL INDUSTRIAL
DRIVE, SUITE 106, RIVIERA BEACH, FLORIDA 33407. For purposes of calculating sums
owed under this Lease, it is agreed that the Leased Premises constitutes 9.09%
of the total leasable area within [ ] the Building, or [X] the Center in which
it is located. Said percentage is hereinafter referred to as the Lessee's pro
rata share.

2.       Term. The term of this Lease shall be for a period of 36 months
beginning on the earlier of the date the of the following: (i) the date the
Premises are offered by Landlord for occupancy following substantial completion
of the Landlord's Work pursuant to Paragraph (7), as reasonably determined by
Landlord, or (ii) the date the Tenant enters in occupancy, or (iii) JUNE 1, 2001
(the "Commencement Date"), and ending on MAY 31, 2004. If Landlord is required
to construct Landlord's Work pursuant to Exhibit D, the dates upon which the
Term shall commence and end shall be confirmed in Landlord's Notice of Lease
Term Dates ("Notice"), Exhibit C. Landlord shall deliver Notice to Tenant after
Landlord offers possession of the Premises to Tenant, or Tenant enters into
occupancy of the Premises. Tenant shall promptly return to Landlord a
countersigned original of the Notice, provided that Landlord's failure to
deliver the Notice shall not delay the Commencement Date. This period (including
any renewals subsequently enacted pursuant to the terms of this Lease), shall be
referred to as the "Lease Term".

3.       Rental. During the first year of the Lease Term as Total Rental for the
use and occupancy of the Leased Premises, Lessee shall pay to Lessor in lawful
money of The United States of America the sum of $71,700 per year (the "Total
Rental") payable in twelve (12) equal payments of $5,975.00 per month, plus
Florida State sales tax, in advance on the first day of each and every month
during said Lease Term. As used herein, the term "Total Rental" includes the
estimated annual Operating Expense Factor of $19,200 described in Paragraph 6,
"Operating Expenses" of this Lease, an annual Base Rental of $52,500, and all
other sums anticipated to come due under this Lease, if any.

With respect to rentals, the parties also agree as follows:

         (a)      Lessee has deposited with Lessor simultaneously with Lessee's
         execution of this Lease, the sum of $23,900.00 plus Florida State sales
         tax for a total of $25,334.00 which

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         will be credited to Lessee FOR PAYMENT OF THE FIRST MONTH'S RENT, THE
         SIXTH MONTH'S RENT, THE NINTH MONTH'S RENT AND THE TWELFTH MONTH'S
         RENT.

         (b)      The Base Rental shall be increased by FOUR percent (4%)
         beginning on the first anniversary of the Commencement Date and
         continuing on the each anniversary thereafter.

         (c)      If this Lease commences on a day other than the first day of
         the month, the first monthly installment of rent shall be adjusted and
         prorated so that Lessee shall only pay rent for the actual number of
         days in the first month of said term, but for all other months Lessee
         shall pay the full monthly installment on the first day of each and
         every month.

         (d)      Rent shall be mailed or delivered by Lessee to Lessor at such
         place as Lessor may designate in writing and rent shall be payable
         promptly on the first day of each and every month without prior demand
         therefor by Lessor.

         (e)      Lessee hereby agrees with Lessor that in the event that
         rentals and other sums due hereunder are received after the tenth
         (10th) day of the month in which they are due, Lessee shall pay to
         Lessor, at Lessor's option, a late charge equal to five percent (5%) of
         the total sum due, plus applicable sales tax.

4.       Additional Rent. In addition to Total Rental set forth herein, all
other payments (if any) to be made by Lessee to Lessor shall be deemed to be and
shall become additional rent hereunder, whether or not the same be designated as
such; and shall be due and payable within thirty (30) days following demand by
Lessor or together with the next succeeding installment of rent, whichever shall
first occur, together with sales tax thereon. Lessor shall have the same
remedies for failure to pay the same as for a non-payment of rents.

5.       Security Deposit. Lessee shall, upon the execution of this Lease,
deposit with Lessor for the payment of rent and the performance of all other
covenants to be performed by Lessee, the sum of $6,333.50 (one months' Base Rent
if not filled in). Said security deposit shall be non-interest bearing. If
Lessee defaults in the payment of any monthly rental installment or fails to
perform any other covenant within ten (10) days after receipt of written demand
therefor, Lessor, at its option, may apply sufficient sums from the security
deposit towards payment thereof. If Lessor elects to so apply the security
deposit, or any part thereof, Lessee shall be obliged to immediately replenish
the security deposit for the amount so applied by Lessor. The total security
deposit shall be held by Lessor until expiration of the initial Lease Term or
until expiration of any renewal term if any renewal option which exists is
exercised, and the unused portion of the security deposit not having been used
to repair and/or restore any damage resulting from Lessee's actions or neglect
to the Leased Premises shall be refunded by Lessor to Lessee at the end of the
Lease Term. The security deposit shall not be applied to rent except upon
approval of Lessor.

6.       Operating Expenses. As noted above, the term "Total Rental" includes an
annual "Operating Expense Factor" equal to $1.92 square foot of the Leased
Premises, for the calendar year in which the lease commences, to cover Lessee's
pro rata share (see Paragraph 1) of the projected operating Expenses.

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With respect to Operating Expenses, the parties agree to the following:

         (a)      The term "Operating Expenses" used in this Lease Agreement
         represents the total annualized costs of operating the Building/Center
         including, but is not limited to, Owner's Association Costs and
         Assessments, Common Maintenance and Service Costs, Real Estate Taxes
         and Assessments, Insurance Premiums, accounting, management fees and
         other reasonable costs associated with the management and operation of
         the Building/Center. Said term shall not include depreciation on any
         improvement, any major capital expenses or improvements (particularly
         major re-roofing or pavement resurfacing work), moving or relocation
         costs, legal or collection costs and real estate commission.

         (b)      The term "Common Maintenance and Service Costs" shall include
         routine cleaning and maintenance of the exterior of the Lease Premises
         to include periodic window cleaning, the cleaning maintenance and
         sweeping of the parking lot and sidewalks; the care and maintenance of
         the landscaping and landscaped areas to include the retention pond
         areas and irrigation systems; common area exterior lighting and other
         power charges, if any, domestic and irrigation water and sanitary sewer
         charges and assessments; routine rubbish collection, if any; painting,
         and any other costs customarily considered as common repair,
         maintenance and service costs.

         (c)      The term "Real Estate Taxes and Assessments" shall include ad
         valorem real and personal property taxes and assessments or any new and
         different taxes, and assessments levied or charged against the entire
         Building (and/or the Center as a completed project). All sales tax on
         rents and personal property taxes charged or levied against Lessee's
         furniture, fixtures and equipment in the Leased Premises shall be paid
         by Lessee.

         (d)      The term "Insurance Premiums" shall include the costs of
         insuring against loss by fire or casualty with extended coverage,
         including insurance or rents, in an amount(s) determined by the Lessor.
         In the event the cost of premiums on said fire and extended insurance
         increases due to the hazardous nature of the use and occupancy by
         Lessee of the Leased Premises, then the entire increase in insurance
         cost shall be paid by Lessee in a lump sum within thirty (30) days
         following receipt of invoice from the Lessor.

On the first day of each calendar year falling after the Commencement Date
throughout the Lease Term, the Operating Expense Factor portion of the Total
Rental set forth in Paragraph 3 (and, as a result, the Total Rental) shall be
adjusted to reflect Lessee's pro rata share of actual or estimated decreases or
increases in Operating Expenses. Lessor shall provide the cost data upon which
the determination of costs, and any decreases or increases, are based in a
format it shall determine to be consistent with reasonable and customary
business practice. In the event that actual Operating Expenses for a preceding
period are less than the sum paid by the Lessee under this provision, Lessor
shall refund or credit such excess to the account of the Lessee. If the sum
collected is less than the actual Operating Expenses, Lessee shall reimburse
Lessor for such variation upon invoice therefor accompanied by supporting data.
The obligation to pay Lessee's pro rata share of Operating Expenses incurred
during the Lease Term shall survive the expiration or termination of this Lease.

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Lessee acknowledges that if the Building is part of a Center, the Center may
include not only the Building but other buildings either already existing or to
be constructed in the future. Lessee understands and agrees that, for the
purposes of administering the provisions of this Paragraph 6, so long as the
Building is owned and/or managed in conjunction with other buildings, Operating
Expenses and other costs reimbursable by the Lessee may be paid, recorded and
reported on a consolidated overall project basis.

Upon computation of the Operating Expenses and the corresponding adjustment of
the estimated monthly payments due from Lessee for the current lease year and
the communication of that adjustment by Lessor to Lessee, then Lessee shall pay,
with the monthly installment of Base Rent next due following communication of
such adjustment, the difference, if any, between the monthly estimated Operating
Expenses for the preceding year and the monthly estimated Operating Expenses for
the current year, multiplied by the number of months, if any, elapsed during the
then current year prior to such communication (i. e. the number of months
elapsed since the last anniversary of the Commencement Date). In no event shall
Lessor's delay in the estimated Operating Expenses each month during the Lease
Term.

7.       Construction. Lessee will be accepting the Leased Premises as follows:

                  [ ]      "As Is"

                  [X]      With the following improvements to be made by
                           Landlord: "AS IS" EXCEPTING, LANDLORD WILL PAINT,
                           PATCH AND CARPET THE EXISTING OFFICE AREA ONLY WITH
                           BUILDING STANDARD MATERIALS.

                  [ ]      With improvements to be constructed in accordance
                           with the attached Leasehold Improvement Addendum.

If none of the boxes in this paragraph are marked at the time of the execution
of this Lease, the Lessee shall be deemed to be accepting the Leased Premises on
an "as is" basis, with no representation or warranties from the Lessor of any
kind except as expressly provided in this Lease. LESSOR AGREES TO GRANT LESSEE
AND ITS AGENTS, EMPLOYEES, CONSTRUCTORS AND SUPPLIERS PERMISSION TO ENTER INTO
THE LEASED PREMISES PRIOR TO THE COMMENCEMENT DATE TO PERFORM THE LESSEE'S
LEASEHOLD IMPROVEMENTS AND MAKE ITS INSTALLATIONS, BUT SUCH POSSESSION SHALL BE
DEEMED TO BE UPON ALL THE TERMS, COVENANTS AND PROVISIONS OF THE LEASE, EXCEPT
FOR PAYMENT OF RENT.

         A)       8. Utilities. Lessee shall pay for electric power consumed at
                  the Leased Premises, which shall be separately metered. Lessor
                  shall furnish water and sewer services to the Leased Premises
                  and Lessee shall reimburse Lessor for these charges as part of
                  the "Operating Expense Factor" pursuant to Paragraph 6. Lessor
                  reserves the right to install, at Lessor's discretion,
                  separate meters (or submeters) for any public utility, and may
                  further require the Lessee to place service in Lessee's name,
                  whereupon Lessee shall pay any necessary deposits to the
                  applicable utility company, and thereafter pay for such
                  utilities directly. LESSOR SHALL FURNISH TRASH COLLECTION
                  SERVICES AT THE LEASED PREMISES AND LESSEE SHALL REIMBURSE
                  LESSOR FOR THESE CHARGES AS PART OF THE "OPERATING EXPENSE
                  FACTOR" PURSUANT TO PARAGRAPH 6.

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9.       Insurance. Lessor shall arrange to ding of which the Leased Premises
form a part against loss by fire or casualty with all risk coverage in an amount
determined by the Lessor.

Lessee shall at all times and at its costs maintain comprehensive public
liability insurance on the Leased Premises with limits of at least $1,000,000
for personal injury, and death, and property damage. Said public liability
policies shall name Lessor as an additional insured as its interest may appear.
Lessee shall provide Lessor with a copy thereof prior to the Commencement Date
and shall exhibit receipts showing payment of premiums on request from Lessor.
Such policy shall further provide that the insurer shall not cancel, alter or
allow expiration or other termination thereof without at least thirty (30) days'
prior written notice from such insurer to Lessor.

Lessee shall at all times and at its expense maintain insurance against loss by
fire and other casualty with extended coverage on its furniture, fixtures,
inventory, equipment, supplies and personal property, and said policies shall
include a standard waiver of subrogation clause against Lessor. In addition to
the public liability coverage required above, Lessee shall also carry Fire Legal
Liability coverage in the amount of (i) $1,000,000.00 if the Leased Premises
comprise the entire Building, or (ii) $200,000.00 if the Leased Premises
comprise only a portion of the Building.

10.      Use of Premises, Parking and Loading. Lessee shell we and occupy the
Leased Premises only for use as OFFICE/MANUFACTURING/WAREHOUSE DISTRIBUTION and
for no other purpose without Lessor's prior written consent. Lessor hereby
grants to Lessee, its employees, guests and invitees the right to use the
off-street auto parking lot and truck loading areas on the site upon which the
Building is situated. The auto parking lot shall be used by the Lessee, its
employees, guests and invitees, in common with other lessees of said Building,
their employees, guests and invitees, and in common with the Lessor and its
employees, guests and invitees. If the Lessor designates a portion of the
parking lot for employee parking, employees of the Lessee shall use that portion
of the lot thereby leaving the remaining parking spaces in the lot open for
guest in and out traffic. At all times in the absence of designated parking,
Lessee, its employees and guests, shall use those parking areas closest to
Lessee's premises to the extent possible. The exterior truck loading and trailer
parking areas immediate to the Lease Premises are reserved for the exclusive use
of the Lessee. Lessee shall not use, block or otherwise interfere with the
loading areas of other occupants in the Building or Center.

SEE PARAGRAPH 35 ADDITIONAL PROVISIONS REGARDING PARKING PROVISION.

No vehicle abandoned or disabled or in a state of non-operation or disrepair
shall be left upon the property of the Lessor, and Lessee shall enforce this
restriction against Lessee's employees, agents, visitors, licensees, invitees,
contractors and customers. Should Lessor determine that a violation of this
restriction has occurred, Lessor shall have the right to case the offending
vehicle, equipment, trailer or machinery to be removed from Lessor's property,
and all costs of such removal shall be the obligation of the Lessee responsible
for such vehicle under the terms of the lease and shall be reimbursed to the
Lessor by the Lessee within ten (10) days of written notice to Lessee.

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Lessee shall conduct its business and control its employees, agents,
contractors, invitees and visitors in such manner as not to create any nuisance,
or interfere with, annoy or disturb any other tenant or Lessor or the operation
of the Building.

11.      Interruption of Utility Service. Lessor does not warrant that any
utilities or public services will be free from interruption. In the event of
temporary interruption of such service, the same shall not be deemed an eviction
or disturbance of Lessee's use and possession of the Lease Premises nor render
Lessor liable to Lessee for damage by abatement of rent or otherwise. Nor shall
the same relieve Lessee from performance of Lessee's obligations under this
Lease.

12.      Waiver of Claim: Indemnification. Lessee waives and releases all claims
against Lessor, its agents, employees, and servants, in respect of, and they
shall not be liable for, injury to person or damage to property sustained by
Lessee or by any occupant of the Leased Premises, the Building, or the Center,
or any other person occurring in or about the Building/Center, or the Leased
Premises resulting directly, or indirectly, from any existing or future
condition, defect, matter or thing in the Leased Premises, or the Building or
any part of it, or from equipment or appurtenance therein, or from accident, or
from any occurrence, act, negligence or omission of any lessee or occupant of
the Building, or any other person. This paragraph shall apply also to damage
caused as aforesaid or by flooding, sprinkling devices, air conditioning
apparatus, water, frost, steam, excessive heat or cold, falling objects, broken
glass, sewage, gas, odors or noise, or the bursting or leaking of pipes or
plumbing fixtures and shall apply equally whether any such damage results from
the act or circumstance, whether of a like or wholly different nature. If any
such damage to the Lease Premises or to the Building or any equipment or
appurtenance therein, or to Lessee thereof, results from any act or omission or
negligence of Lessee, its agents, employees or invitees, Lessor, at Lessor's
option, may repair such damage and Lessee shall, within ten (10) days following
demand by Lessor, reimburse Lessor forthwith for all cost of such repairs and
damages both to the Building and to the lessees or occupants thereof, in excess
of the amount, if any, paid to Lessor under insurance covering such damages. All
property in the Building or in the Leased Premises belonging to Lessee, its
agents, employees or invitees, or to any occupant of the Leased Premises, shall
be there at the risk of Lessee or other person only, and Lessor shall not be
liable for damage thereto or theft, misappropriation, or loss thereof. Lessee
agrees to hold Lessor harmless and to indemnify it against claims and liability
for injuries to all persons and for the damages due to any act or omission of
Lessee, its agents, employees, guests, customers, clients and invitees. Lessee
shall pay all loss or damage occasioned by or growing out of the use and
occupancy of the Leased Premises by Lessee, its agents, employees, guests,
customers and invitees, and Lessee will indemnify, protect, and save Lessor
harmless from and against any loss or liability thereof or therefor and from and
against any expense, cost and attorney's fees incurred in connection with any
claim for such loss or damage, including costs and attorney's fees on appeal.

13.      Care of Premises. Lessee shall, throughout the Lease Term, take good
care of the Leased Premises and all fixtures, appurtenances, doors and windows,
locks, walls, ceilings, flooring and mechanical equipment located therein,
excepting that which may be covered by applicable warranty, and, at its sole
cost and expense, make all non-structural repairs thereto and the Leased
Premises or to any other part of the Building, or to its fixtures, equipment and
appurtenances, whether requiring structural or non-structural repairs, caused by
or resulting from carelessness, omission, neglect or conduct of Lessee, its
servants, employees, invitees or licensees, shall be repaired by the Lessee at
its sole expense to the satisfaction of Lessor

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reasonably exercised. Lessee shall replace or repair, as needed, all lamps,
bulbs, ballasts and other lighting fixtures and apparatus. Lessee shall also
repair all damage to the Building and the Leased Premises caused by the moving
of Lessee's futures, furniture or equipment. All the aforesaid repairs shall be
of quality or class equal to the original work or construction. If Lessee fails
after ten (10) days' notice to proceed with due diligence to make repairs
required to be made by it, the same may be made by Lessor at the expense of
Lessee. Lessee shall give Lessor prompt notice of any defective condition in the
Leased Premises which Lessor is required to repair or replace. Lessor shall
remedy the condition with due diligence but at the expense of Lessee if repairs
are necessitated by damage or injury attributable to Lessee, Lessee's servants,
agents, employees, invitees, or licensees as aforesaid. All repair work and/or
modifications made to the Leased Premises must be made by licensed and bonded
contractor(s) approved by Lessor.

         (A)      Lessee shall be responsible for the cost of all maintenance
         and repairs (except as may be covered under applicable warranty) to the
         heating, ventilating and air conditioning system(s) serving the Leased
         Premises. Lessee shall, within five (5) days of occupancy, contract
         with a licensed HVAC maintenance company to maintain the system in
         proper working order. The Lessee agrees to supply a copy of the
         maintenance agreement to the Lessor and shall at all times during the
         term of the Lease keep in full force a HVAC maintenance agreement. If
         Lessee fails to enter into a maintenance agreement as herein provided,
         Lessor, at Lessor's option, may elect to enter into a reasonable
         service contract for the periodic professional inspection and
         maintenance of all the heating, ventilating and air conditioning
         equipment serving the Building and Lessee shall pay its allocated share
         of the cost of the service contract.

Lessor agrees that during the Lease Term it will, at its own expense, keep the
exterior and structural parts of the Building in good condition and repair, and
that it will make such repairs promptly as they become necessary. Exterior
repairs shall be deemed to include exterior walls, foundations, pavement, roof,
gutters, downspouts, and plumbing which is a part of the structure or
foundation. Lessor shall make such interior replacements as are necessitated by
building equipment failure and repairs and replacements necessitated by fire or
perils covered by extended coverage clauses (whether or not caused by the active
or passive negligence of the Lessee) for which damage or loss insurance is
carried by the Lessor and for which insurance proceeds are recovered, including
interior reconstruction and/or redecorating necessitated by such fire or other
perils.

Lessor represents that, to the best of its knowledge, there is neither currently
nor has there been any release or discharge of any hazardous substances in or
around the Leased Premises or the Building/Center. Lessee will keep the interior
of the Leased Premises clean and will not improperly or unlawfully release,
store, handle, or dispose of any refuse, trash or hazardous materials or
contaminants in the Leased Premises or in or around the Building of which the
Leased Premises form a part. Lessee shall immediately notify Lessor and
appropriate governmental agencies and authorities having jurisdiction if a
release of such materials occurs, and shall take complete corrective action to
clean and remove the material and restore the Leased Premises in compliance with
procedures established by such authorities, and shall provide appropriate
evidence of compliance. Lessee agrees to hold Lessor harmless of and from any
losses, costs, damages, expenses or liabilities, public or private, arising
directly or indirectly as a result of such release or contamination and such
indemnification shall survive the expiration or

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termination of the Lease. Such indemnified liabilities shall include the costs
of environmental consultants and engineers, cleanup and reporting expenses, and
attorneys fees and costs.

14.      Compliance with Laws and Regulations. Lessee shall comply with all
Federal, State, County and City laws, ordinances, rules and regulations
affecting or respecting the use or occupancy of the Leased Premises by the
Lessee or the business at any time thereon transacted by the Lessee, and Lessee
shall comply with all rules which may be hereafter adopted by Lessor for the
protection, welfare and orderly management of the Building and its lessees or
occupants.

15.      Holding Over. Upon expiration or termination of this Lease, Lessee's
continued possession of the Leased Premises shall be deemed a month-to-month
tenancy on the terms stated herein but otherwise terminable by Lessor or Lessee
upon thirty (30) days' written notice. In the event such possession continues
after a date specified in a written notice from Lessor of its desire to retake
possession of the Leased Premises, the Base Rental shall be double the Base
Rental which was in effect as of the expiration or termination of the Lease
Term.

16.      Signs. Lessee shall not install or locate signs in the windows and
doors of the Leased Premises or any other part of the Building or grounds
without first securing Lessor's written consent. Any signs installed by Lessee
with Lessor's permission shall be maintained in good repair and shall be removed
and any building or grounds damaged therefrom restored by Lessee at the
expiration or earlier termination of this Lease at Lessee's expense.

17.      Warranty of Quiet Enjoyment; Imposition of "Reasonableness" Standard.
Lessee upon paying the rents and keeping and performing the covenants of this
Lease to be performed by Lessee, shall peacefully and quietly hold, occupy, and
enjoy the Leased Premises during the Lease Term without any hindrance or
molestation by Lessor or any persons lawfully claiming under Lessor. Wherever
the consent or approval of either party is required herein, it is understood and
agreed that such consent or approval may not, unless expressly stated otherwise
in this Lease, be unreasonably withheld or delayed.

18.      Waste; Disturbance. Lessee shall not commit nor suffer any waste upon
the Leased Premises, nor cause nor allow any nuisance or other act or thing
which does or may disturb the quiet enjoyment of any other Lessee in the
Building /Center containing the Leased Premises or any other building in the
Center, including without limitation the parking, loading and landscaped areas.
Lessee shall not make or allow any noise or odor to be made upon the Leased
Premises, whether as a part of Lessee's normal operations or otherwise, which
will or might disturb other parties.

19.      Assignment and Subletting. Assignment and Subletting. Lessee shall not
assign this Lease nor sublet all or any part of the Leased Premises, except to
an affiliate entity of common ownership and business, without first securing
Lessor's written consent. In the event of an assignment or subletting, the
assignee and/or sublessee shall first assume in writing all of the obligations
of Lessee under this Lease and Lessee shall, for the full Lease Term, continue
to be jointly and severally liable with such assignee or sublessee for the
payment of rents and the performance of all obligations required of Lessee under
Lessee this hereby Lease. acknowledges that the ability to pay rent when due are
of prime importance and significance to the Lessor in the operation and
maintenance of the Building in which the Leased Premises are located.

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20.      Fire or Other Casualty. In the event the Leased Premises shall be
destroyed or so damaged or injured by fire or other casualty during the Lease
Term, whereby the same shall be rendered untenantable, then Lessor shall have
the right to render the Leased Premises tenantable by repairs within one hundred
twenty (120) days therefrom and this Lease shall not terminate. If the Leased
Premises are not rendered tenantable within said time, it shall be optional by
either party hereto to cancel this Lease, and in the event of such cancellation,
the rent shall be paid only to the date of such fire The or cancellation
casualty. herein mentioned shall be evidenced in writing. During any time that
the Leased Premises remain untenantable due to causes set forth in this
paragraph, the rents due hereunder or a just and fair proportion thereof shall
abate.

21.      Eminent Domain. If the whole of the Leased Premises shall be taken by
any public authority under the power of eminent domain, or if so much of the
Building or grounds shall be taken by any such authority under the power of
eminent domain so that the Lessee cannot continue to operate its business in the
Leased Premises, then the Lease Term of this Lease shall cease as of the day
possession is taken by such public authority and rents shall be paid up to that
day with proportionate refund by Lessor of any such rents as may have been paid
in advance or deposited as security. The amount awarded for any taking under the
power of eminent domain shall belong to and be the property of the Lessor.
Nothing herein shall limit the Lessee's ability to make an independent claim for
damages or awards.

22.      Waiver. No waiver of any of the covenants and agreements here contained
or of any breach thereof shall be taken to constitute a waiver of any other
subsequent breach of such covenants and agreements or to justify or authorize
the non-observance at any time of the same or of any other covenants and
agreements hereof.

23.      Notices. All. notices required under this Lease to be given to Lessee
shall be given to it at 7950 CENTRAL INDUSTRIAL DRIVE, SUITE 106. RIVIERA BEACH,
FL 33404, or at such other place as Lessee may designate in writing. Any such
notice to be given to Lessor under this Lease shall be given to it at 6015
BENJAMIN ROAD, SUITE 314, TAMPA. FLORIDA 33634, ATTN: VICE PRESIDENT ASSET
SERVICES or at such other place as Lessor may designate in writing. All notices
shall be in writing and shall be sent by certified mail, postage prepaid, or by
telecopy facsimile transmission, or by personal delivery, or by commercial
courier. Notices shall be deemed to have been given (i) in the case of mailing,
when postmarked, (ii) in the case of telecopy transmission, when received as
evidenced by a written transmission report, or (iii) in the case of hand
delivery or delivery by commercial courier, when delivered.

24.      Subordination. This Lease is subject and subordinate to all mortgages
which may now or hereafter the Leased Premises or the Building of which it forms
a part, and to all renewals, modifications, consolidations, replacements and
extensions thereof. This clause shall be self-operative and no further
instrument of subordination shall be required. In confirmation of such
subordination, Lessee shall execute promptly any subordination certificate that
Lessor may subsequently request; provided, however, that Lessee may condition
such subordination upon the execution and delivery by the applicable mortgage
holder of a so-called "non-disturbance" agreement in customary form.

<PAGE>

25.      Fixtures and Alterations. Lessee shall not, without Lessor's prior
written consent, attach any fixtures in or to the Leased Premises or change,
alter or make additions to the Leased Premises, nor attach or affix any article
hereto, nor permit any annoying sound device, overload any floor, or deface the
Leased Premises. Any attached fixtures or any alterations, additions or
improvements made to or attached by Lessee upon the Leased Premises shall, on
the expiration or termination of this Lease, if requested by Lessor, be promptly
removed at Lessee's expense and the Leased Premises restored by Lessee at its
expense to its original condition, ordinary wear and tear excepted. Any such
future, alteration, addition and/or improvement not requested to be removed
shall remain in the Leased Premises and shall become and remain the property of
Lessor. All of Lessee's fixtures, installations and personal property not
removed from the Leased Premises upon the expiration or termination, and not
required by Lessor to have been removed as provided in this paragraph, shall be
conclusively presumed to have been abandoned by Lessee and title thereto shall
pass to Lessor under this Lease as if by a bill of sale.

26.      Redelivery of Leased Premises. Lessee shall, on the expiration of this
Lease, deliver up the Leased Premises in as good order and condition as it now
is or may be put by Lessor, reasonable use and ordinary wear and tear thereof
and damage by fire or other unavoidable casualty, condemnation or appropriation
excepted. Additionally, Lessee shall promptly surrender all keys to the Leased
Premises to Lessor.

27.      Examination and Exhibiting of Leased Premises Examination and
Exhibiting of Leased Premises. Lessor or its duly authorized agent shall have
the right to enter the Leased Premises at all reasonable times to examine the
condition of the same and to make repairs to the Leased Premises or the
Building. Within six (6) months prior to the date of the expiration of the
Lease, Lessor or its authorized agent shall have the right to enter the Leased
Premises at all reasonable times for the purpose of exhibiting the same to
prospective lessees.

28.      Events of Default. Provided that such continues to exist on the date
which is ten (10) days after Lessee's receipt of written demand from Lessor (but
subject to the condition that written demand is not required to be given on more
than two occasions in any twelve (12) month period) any of the following events
or occurrences shall constitute a breach of this Lease by Lessee and shall
constitute an "Event of Default" hereunder:

         (a)      The failure of Lessee to pay any Total Rentals or other
         amounts due under this Lease, on or before the date when due.

         (b)      The failure of Lessee to observe or perform any other
         covenant, agreement, condition or provision of this Lease.

         (c)      If Lessee becomes insolvent or admits in writing its inability
         to pay its debts as they mature, or makes an assignment for the benefit
         or creditors, or applies or consents to the appointment of a trustee or
         receiver for Lessee or for a major part of its property.

         (d)      The appointment of a trustee or a receiver to take possession
         of all or substantially all of Lessee's property, or the attachment,
         execution or other judicial seizure of all or substantially all of
         Lessee's assets located at the Leased Premises, unless such
         appointment, attachment, execution or seizure is discharged within
         thirty (30) calendar days after the appointment, attachment, execution
         or seizure.

<PAGE>

         (e)      The institution of bankruptcy, reorganization, arrangement,
         insolvency or liquidation proceedings, or any other proceedings for
         relief under any bankruptcy or insolvency law or any other similar law
         for the relief of debtors, by or against Lessee, and if instituted
         against Lessee, the same are not dismissed within thirty (30) calendar
         days after the institution of such proceedings.

29.      Lessor's Remedies. On the occurrence of any such Event of Default,
Lessor shall, in addition to any other rights or remedies available to Lessor
under this Lease and under the laws of the State of Florida, have the following
rights and remedies:

         (a)      Termination of Lease. Lessor may terminate this Lease and all
         rights of Lessee hereunder by giving Lessee written notice that this
         Lease is terminated, in which event the Term of this Lease shall
         terminate and all right, title and interest of Lessee hereunder shall
         expire on the date stated in such notice. Upon such termination, Lessor
         shall be entitled to recover from Lessee all the fixed dollar amounts
         of Total Rental accrued and unpaid for the period up to and including
         such date of termination, as well as all other additional sums payable
         by Lessee or for which Lessee is liable or in respect of which Lessee
         has agreed to indemnify Lessor under the provisions of this Lease. In
         addition, Lessor shall be entitled to recover as damages for the loss
         of the bargain and not as a penalty (i) the unamortized cost to Lessor,
         computed and determined in accordance with generally accepted
         accounting principles, of the Lessee improvements and alterations, if
         any, paid for and installed by Lessor pursuant to this Lease, plus (ii)
         the aggregate sum which at the time of such termination represents the
         excess, if any, of the present value of the aggregate Total Rental at
         the same annual rate for the remainder of the Term as then in effect
         pursuant to the applicable provisions of this Lease, over the then
         present value of the then aggregate fair total rental value of the
         Leased Premises for the balance of the Lease Term, such present worth
         to be computed in each case on the basis of a three percent (3%) per
         annum discount from the respective dates upon which such Total Rentals
         would have been payable hereunder had this Lease not been terminated,
         plus (iii) any damages in addition thereto, including reasonable
         attorneys' fees and court costs, which Lessor shall have sustained by
         reason of the breach of any of the covenants of this Lease other than
         for the payment of Total Rental.

         (b)      Re-Entry Without Termination. Lessor may re-enter the Leased
         Premises without terminating this Lease, and remove all persons and
         property from the Leased Premises, and relet the Leased Premises or any
         part thereof for the account of Lessee, for such time (which may be for
         a term extending beyond the Lease Term) and upon such terms as Lessor
         in Lessor's sole discretion shall determine, and Lessor shall not be
         required to accept any lessee offered by Lessee or to observe any
         instructions given by Lessee relative to such reletting. In the event
         of any such reletting, Lessor may make repairs, alterations and
         additions in or to the Leased Premises and redecorate the same to the
         extent deemed necessary or desirable by Lessor and in connection
         therewith change the locks to the Leased Premises, and Lessee shall
         upon demand pay the cost thereof together with Lessor's expenses of
         reletting. Lessor may collect the Total Rentals from any such reletting
         and apply the same first to the payment of the expenses of re-entry,
         redecoration, repairs and alterations and the expenses of reletting and
         second to the payment of Total

<PAGE>

         Rental herein provided to be paid by Lessee, and any excess or residue
         shall operate only as an offsetting credit against the amount of Total
         Rental as the same thereafter becomes due and payable hereunder. No
         such re-entry or repossession, repairs, alterations and additions or
         reletting shall be construed as an eviction or ouster of Lessee or as
         an election on Lessor's part to terminate this Lease unless a written
         notice of such intention be given to Lessee, nor shall the same operate
         to release the Lessee in whole or in part from any of the Lessee's
         obligations hereunder, and Lessor may, at any time and, from time to
         time, sue and recover judgment for any deficiencies from time to time
         remaining after the application from time to time of the proceeds of
         any such reletting.

         (c)      Acceleration. Subject to the requirement that some component
         of Total Rental remains due and unpaid for sixty (60) days after coming
         due, Lessor may declare the entire amount of Total Rental and any other
         sums or charges which would become due and payable from Lessee to
         Lessor during the remainder of the Lease Term to be due and payable
         immediately, in which event, Lessee agrees to pay the sum at once,
         together with all Total Rental, including any other sum theretofore
         due; provided, however, that such payment shall not constitute a
         penalty or forfeiture or liquidated damages but shall merely constitute
         payment in advance of the Total Rental for the remainder of the Lease
         Term.

         (d)      Other Enforcement. Lessor may enforce the provisions of this
         Lease and may enforce and protect the rights of Lessor hereunder by a
         suit or suits in equity or at law for specific performance of any
         covenant or agreement contained herein, or for the enforcement of any
         other legal or equitable remedy, including recovery of all monies due
         or to become due from Lessee under any of the provisions of this Lease.

         (e)      Surrender. If Lessor exercises either of the remedies provided
         for in subparagraphs (a) and (b) hereinabove, Lessee shall surrender
         possession and vacate the Lease Premises immediately and deliver
         possession thereof to Lessor, and Lessor may then or at anytime
         thereafter re-enter and take complete and peaceful possession of the
         Lease Premises.

         (f)      Remedies Cumulative. The rights, privileges, elections and
         remedies of Lessor under this Lease shall be cumulative, and Lessor
         shall have the right to exercise such remedies at any time and from
         time to time singularly or in combination. No termination of this Lease
         (whether upon an Event of Default or otherwise) shall be deemed to
         limit or negate Lessor's rights hereunder to indemnification from
         Lessee (or Lessee's insurance carriers) for any claim or liability
         asserted against or imposed upon Lessor, whether before or after the
         termination of this Lease, which is directly or indirectly based upon
         death, personal injury, property damage or other matters occurring
         prior to the termination hereof.

         (g)      Attorneys' Fees and Collection Charges. In the event of any
         legal action or proceeding is brought by either party to enforce this
         Lease, the non-prevailing party shall pay all expenses of the
         prevailing party incurred in connection with such action or proceeding,
         including court costs and reasonable attorneys' fees at or before the
         trial level and in any appellate or bankruptcy proceeding.

<PAGE>

30.      Liens. Lessee agrees that Lessee will pay all liens of contractors,
subcontractors, mechanics, laborers, materialmen, and other liens of like
character, and will indemnify Lessor against all legal costs and charges, bond
premiums for release of liens, including reasonable attorney's fees reasonably
incurred (whether litigation is necessary or not) in discharging the Leased
Premises or any part thereof from any liens, judgments, or encumbrance caused or
suffered by Lessee. It is understood and agreed between the parties hereto that
the cost and charges above referred to shall be considered as rent. The
foregoing shall not be deemed to authorize any repairs, alternations, additions
or improvements by Lessee.

The Lessee herein shall not have any authority to create any liens for labor or
material on the Lessor's interest in the Center, and all persons contacting with
the Lessee for the erection, installation, alteration or repair of improvements
on or to the Center (including the Leased Premises), and all materialmen,
contractors, mechanics and laborers are hereby charged with notice that they
must look to the Lessee and to the Lessee's interest only to secure the payment
of any bill for work done or material furnished during the Lease Term. Lessee
agrees to join Lessor in executing and publicly recording a memorandum or short
form of this Lease for the purpose of providing notice of the existence of this
paragraph.

31.      Estoppel Certificate. Lessee and Lessor, upon request, one from the
other, shall give or exchange with, one with the other, estoppel certificates
which shall confirm to others that this Lease is in full force and effect, that
neither party is in default and/or such other information regarding this Lease
as may be reasonably appropriate and factual.

32       Hazardous Material. Throughout the term of this Lease, Lessee shall
prevent the presence, use, generation, release, discharge, storage, disposal, or
transportation of any Hazardous Materials (as hereinafter defined) on, under,
in, above, to, or from the Leased Premises other than in strict compliance with
all applicable federal, state, and local laws, rules, regulations, and orders.
For purposes of this provision, the term "Hazardous Materials" shall mean and
refer to any wastes, materials, or other substances of any kind or character
that are or become regulated as hazardous or toxic waste or substances, or which
require special handling or treatment, under any applicable local, state, or
federal law, rule, regulation, or order. Lessee shall indemnify, defend, and
hold harmless from and against (a) any loss, cost, expense, claim, or liability
arising out of any investigation, monitoring, clean-up, containment, removal,
storage, or restoration work (herein referred to as "Remedial Work") required
by, or incurred by Lessor or any other person or party in a reasonable belief
that such Remedial Work is required by any applicable federal, state or local
law, rule, regulation or order, or by any governmental agency, authority, or
political subdivision having jurisdiction over the Leased Premises, and (b) any
claims of third parties for loss, injury, expense, or damage arising out of the
presence, release, or discharge of any Hazardous Materials on, under, in, above,
to, or from the Leased Premises. In the event any Remedial Work is so required
under any applicable federal, state, or local law, rule, regulation or order,
Lessee shall promptly perform or cause to be performed such Remedial Work in
compliance with such law, rule, regulation, or order. In the event Lessee shall
fail to commence the Remedial Work in a timely fashion, or shall fail to
prosecute diligently the Remedial Work to completion, such failure shall
constitute an event of default on the part of Lessee under the terms of this
Lease, and Lessor, in addition to any other rights or remedies afforded it
hereunder, may, but shall not be obligated to, cause the Remedial Work to be

<PAGE>

performed, and Lessee shall promptly reimburse Lessor for the cost and expense
thereof upon demand.

33.      Miscellaneous.

         (a)      All approvals required of and between Lessor and Lessee under
         the provisions of this Agreement shall not be unreasonably withheld or
         delayed.

         (b)      It is understood and agreed that in the event any provision of
         this Lease shall be adjudged, decreed, held or ruled to be invalid,
         such portion shall be deemed severable, and it shall not invalidate or
         impair the agreement as a whole or any other provision of the
         agreement.

         (c)      This Lease and all provisions, covenants and conditions
         thereof shall be binding upon and inure to the benefit of the heirs,
         legal representatives, and successors, and assigns of the parties
         hereto, except that no person, firm, corporation nor court officer
         holding under or through Lessee in violation of any of the terms,
         provisions or conditions of this Lease, shall have any right, interest
         or equity in or to this Lease, the terms of this Lease or the Leased
         Premises.

         (d)      Lessor shall have the right, at any time without liability to
         Lessee to make, at Lessor's own expense, repairs, alterations,
         additions and improvements, structural or otherwise, in or to the
         Leased Premises, the Building or any part thereof, and to perform any
         acts related to the safety, protection and preservation thereof, and
         during such operations to take into and through the Leased Premises or
         any part of the Building all material and equipment required and to
         close or temporarily suspend operation of entrances, doors, corridors
         or other facilities, provided that Lessor shall cause as little
         inconvenience or annoyance to Lessee as is reasonably necessary in the
         circumstances, and shall not do any act which permanently reduces the
         size of the Leased Premises. Lessor may do any such work during
         ordinary business hours and Lessee shall pay Lessor for overtime and
         other expenses incurred if such work is done during other hours at
         Lessee's request.

         (e)      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. Pursuant
         to Section 404.056(8), Florida Statutes.

         (f)      This Lease and the addenda attached hereto constitute the
         entire agreement between the parties and supersedes all prior
         agreements. No waiver, modifications, additions or addenda to this
         Lease shall be valid unless in writing and signed by both the Lessor
         and the Lessee.

         (g)      This Lease shall be governed by and construed in accordance
         with the laws of the State of Florida.

<PAGE>

         (h)      Time is of the essence of each and every provision of this
         Lease.

         (i)      Lessor and Lessee hereby represent and warrant to each other
         that neither Lessor nor Lessee nor any of their representatives,
         employees or agents have dealt with or consulted any real estate broker
         in connection with this Lease, other than CB Richard Ellis, Inc. (the
         "Broker"). Without limiting the effect of the foregoing, Lessee hereby
         agrees to indemnify, defend and hold Lessor harmless from and against
         any claim or demand made by any real estate broker or agent, other than
         the Broker, claiming to have dealt or consulted with Lessee or any of
         Lessee's representatives, employees or agents contrary to the foregoing
         representation and warranty.

34.      Addenda/Exhibits. The additional Addenda and Exhibits (if any) listed
below are hereby incorporated by reference and made a part of this Lease:

<TABLE>
         <S>                                         <C>
         Exhibit A. Site Plan                        Exhibit C Notice of Lease Term Dates
         Exhibit A-1 Suite Plan                      Exhibit D Rules and Regulations
         Exhibit B Legal Description                 Exhibit E Tenant Information Business Activity
</TABLE>

35.      Additional Provisions.

         (A)      PARKING: TENANT SHALL BE ALLOWED A TOTAL OF 12 PARKING SPACES
                  ON A FIRST COME, FIRST SERVE BASIS. LANDLORD HAS RIGHT AT ANY
                  TIME TO DESIGNATE LOCATION OF SPACES WITH THE COMPLEX.

<PAGE>

IN WITNESS WHERE, Lessor and Lessee have hereunto executed this Lease as of the
day and year first above written.

<TABLE>
<S>                                                             <C>
Signed, sealed and delivered in the                             LESSOR: East Group Property Services of Florida, LLC
presence of:                                                    Agent for:

                                                                EASTGROUP PROPERTIES, LP, A DELAWARE LIMITED PARTNERSHIP

/s/                                                             By: /s/
-----------------------------------------------------              -----------------------------------------------------
Print Name: Mary A. Dailey                                      Name:  Bruce Heilser

/s/
-----------------------------------------------------           Title:  Vice President Asset Services
Print Name: Laura Eck

WITNESS:                                                        LESSEE:

/s/                                                             NewsMax.com, Inc., a Nevada corporation
-----------------------------------------------------
Print Name: Alvin A. Hirsch
            Secretary/Treasurer
                                                                By: /s/
                                                                   -----------------------------------------------------

                                                                Name: Kevin Timpy
/s/
-----------------------------------------------------           Title: Executive Vice President
Print Name: Robert L. Smith
</TABLE><PAGE>
                                                                    EXHIBIT 10.3

                              BRANDYWINE CENTRE II

                         STANDARD OFFICE BUILDING LEASE

         THIS LEASE AGREEMENT (sometimes hereinafter referred to as the "Lease")
made and entered into this 17 day of Sept. 1999, by and between BRANDYWINE
CENTRE II, LTD. (hereinafter called "LESSOR"), whose address for purposes hereof
is 505 S. Flagler Drive, Suite 1325, West Palm Beach, Florida 33401 and NEWSMAX,
a Florida corporation (hereinafter called "LESSEE"). LESSEE'S address, for
purposes hereof until commencement of the terms of this Lease, being 2240 Palm
Beach Lakes Blvd., West Palm Beach, FL 33409 and thereafter being that of the
"Building" (hereinafter defined), or such address as may be specified in writing
by LESSEE.

                                   WITNESSETH

         1. LEASED PREMISES: Subject to and upon the terms, provisions,
covenants and conditions hereinafter set forth, and each in consideration of the
duties, covenants and obligations of the other hereunder, LESSOR does hereby
lease, demise and let to LESSEE and LESSEE does hereby lease, demise and let
from LESSOR those certain premises (hereinafter sometimes called the "Premises"
or "Leased Premises") in that certain building (hereinafter sometimes referred
to as Building II or "Building") which is part of BRANDYWINE CENTRE II, as
hereinafter defined, located at 560 Village Boulevard, West Palm Beach, Florida,
such Leased Premises being more particularly described as follows:

         2,685 square feet of Net Rentable Area (hereinafter defined) located on
the 2nd floor of the Building as reflected on the floor plan of such Leased
Premises, attached hereto as Exhibit A and made a part hereof.

         The terms "Net Rentable Area" as used herein, shall refer to all area
measured from the outside surface of the outer glass or finished walls of the
Building to the outside surface of the opposite outer wall, glass, or to the
midpoint of the walls separating the Leased Premises of adjacent tenants. The
term "Net Rentable Area" includes a pro rata share of all common facilities
located on tenants floor such as, but not limited to, bathrooms, hallways and
service facilities, their rent and expenses of which are to be shared by LESSEE
proportionately. No deductions from Net Rentable Area are made for columns or
projections necessary to the Building. The Net Rentable Area in the Leased
Premises has been calculated on the basis of the foregoing definition and is
hereby stipulated for all purposes hereof to be 2,685 square feet, whether the

<PAGE>

same should be more or less as a result of minor variations resulting from
actual construction and completion of the Leased Premises for occupancy so long
as such work is done substantially in accordance with the approved plans.

         2. TERM: This Lease shall be for a term of three (3) years, commencing
on the 15th day of October, 1999, and ending on the 14th day of October, 2002,
(hereinafter referred to as the "Lease Term" or "Term"), unless sooner
terminated or extended as provided herein, and subject to adjustment as noted in
Section 8 herein.

         3. (A) RENTAL: LESSEE agrees to pay LESSOR a Base Annual Rental
("Rental") of Thirty-Six Thousand Nine Hundred Eighteen and 75/100 Dollars
($36,918.75), payable in advance in twelve (12) equal monthly installments of
Three Thousand Seventy-Six and 56/100 Dollars ($3,076.56) due on the first day
of each and every calendar month of the term of this Lease, without any demand,
notice offset or deduction whatsoever, in lawful (legal tender for public or
private debts) money of the United States of America, at the Management Office
of LESSOR or elsewhere as designated from time to time by LESSOR'S written
notice to LESSEE.

         In addition to the Base Annual Rental, LESSEE shall and hereby agrees
to pay to LESSOR on the first day of each month a sum equal to any sales tax,
tax on Rentals, and any other charges, taxes and/or impositions, now in
existence or hereafter imposed based upon the privilege of renting the space
leased hereunder or upon the amount of Rental collected therefor.

         Nothing herein shall, however, be taken to require LESSEE to pay any
part of any Federal and/or State Taxes on income imposed upon LESSOR.

         The Rental is subject to a cost of living increase, as set forth in
Section 5 herein.

         3. (B) PRO RATA SHARE OF EXPENSES AS ADDITIONAL RENT: In addition to
the rent and other sums to be paid hereunder by LESSEE, LESSEE shall pay a pro
rata share of the following expenses of LESSOR related to Building II and/or the
common areas of BRANDYWINE CENTRE II. LESSEE'S pro rata share shall be the
product obtained by multiplying the total of such expenses by a fraction, the
numerator of which shall be the square feet of Net Rentable Area of the Leased
Premises and the denominator of which shall be the total leased area of Building
II, as hereinafter defined, subject to the provisions of Section 3(C). For
purposes hereof, the leased area in Building II shall never be less than 46,425
square feet or more than 61,900 square feet.

         It is expressly understood that the expenses for which the LESSEE shall
pay a pro rata share according to the aforesaid formula include but are not
limited to the following:

                                       2
<PAGE>

         (1) Ad Valorem Real Property Taxes and Assessments. LESSEE shall pay
its pro rata share of all real property taxes and any Tangible Personal Property
Taxes which may be levied or assessed by any lawful authority against the land
and improvements. A tax bill or photocopy thereof submitted by LESSOR to LESSEE
shall be sufficient evidence of the amount of taxes assessed or levied against
the parcel or real property to which the bill relates. It is understood that the
taxes herein referred to shall be the taxes on the property known as BRANDYWINE
CENTRE II (see Exhibit B-l attached hereto and made a part hereof), however,
this Section shall be subject to the provisions of Section 3(C).

         (2) Insurance. LESSEE shall pay its pro rata share of the cost of
insurance against casualty, liability, loss or damage to the Building of which
the leased premises are a part, to the extent of the full insurable value
thereof, subject to the provisions of Section 3(C).

         (3) Utilities. LESSEE shall pay its pro rata share of the cost of all
utilities including electricity, water, gas, fuel, trash and garbage collection
fees, homeowners association fees, drainage district tax, and any sewer service
charges for the Building as shown on Exhibit B-l (however, this clause is
subject to the provisions of Section 3(C)).

         (4) General Services and Expenses. LESSEE shall pay its pro rata share
of general services and expenses provided for the benefit of all lessees of the
Building including, but not limited to, the following:

                  (a) Janitorial services for the Building.

                  (b) Maintenance and repair of all the common areas and
         equipment.

                  (c) Landscaping maintenance, supplies and refurbishing.

                  (d) Cleaning of the parking area.

                  (e) Painting, window washing and other cleaning and
         refurbishing as frequently as necessary to maintain a neat appearance
         of the common areas.

                  (f) Operatorless elevator service and maintenance.

                  (g) Standard supplies for restrooms and other public portions
         of the Building and the property.

                  (h) Maintenance of air conditioning, heating, sprinkler,
         security and other mechanical systems for all areas.

                                       3
<PAGE>

                  (i) Building management fees at a rate not to exceed five (5%)
         percent of the Annual Rental. In addition, included herein are
         releasing and renewal leasing fees at a rate not to exceed prevailing
         market.

                  (j) Security expenses.

                  (k) Reserve for renewal, replacement and capital improvements
         of ten (10%) percent of annual expenses excluding the reserve for
         renewal and replacement.

         All of the above expenses stated in Section 3(B) (I) through (4), along
with any other expenses, are subject to the provisions of Section 3(C) below.

         The costs to be shared on a pro rata basis by LESSEE shall not include
payments of principal and interest on any mortgage or deed of trust upon the
buildings, the cost of capital improvements in excess of reserves for such and
the costs of improvements made for particular tenants.

         LESSOR does not warrant that any of the services above mentioned will
be free from interruptions caused by repairs, renewal, improvement, alterations,
strikes, lockouts, accidents, inability of LESSOR to obtain fuel or supplies or
any other causes or causes beyond the reasonable control of LESSOR. Any such
interruption of service shall never be deemed an eviction or disturbance of
LESSEE'S use and possession of the premises or any part thereof or render the
LESSOR liable to the LESSEE for damages or relieve the LESSEE from performance
of the LESSEE'S obligations under this Lease, provided that LESSOR will make, at
all times, reasonable efforts to promptly remedy any situation which might
interrupt such services.

         3. (C) BRANDYWINE CENTRE I: The LESSEE hereunder hereby acknowledges
that Brandywine Centre I, Ltd., developed and constructed an office building
adjacent to BRANDYWINE CENTRE II called BRANDYWINE CENTRE I, the legal
description of which is more particularly described on Exhibit B-2 attached
hereto and made a part hereof.

         Notwithstanding anything herein to the contrary, LESSOR has the right,
but not the obligation, to enter into an agreement with the Owner (as
hereinafter defined) of BRANDYWINE CENTRE I, to combine and share all common
area expenses and any other costs and expenses related to BRANDYWINE CENTRE I
and BRANDYWINE CENTRE II (collectively referred to as "Centre"). In the event
that an agreement to share expenses as contemplated above is entered into, such
shared expenses shall include, but not be limited to, those items listed in
Section 3(B) (1) through (4), and LESSEE'S pro rata share of expenses shall be
recalculated in accordance with the following formula:

                                       4
<PAGE>

                  (i) LESSEE'S pro rata share shall be the product obtained by
         multiplying the total of all expenses relating to the Centre, by a
         fraction, the numerator of which shall be the square feet of Net
         Rentable Area of the Leased Premises and the denominator of which shall
         be the total of the Total Leased Area in Building I and Building II;

                  (ii) For purposes hereof the Total Leased Area in the Centre
         shall never be less than 96,850 square feet nor more than 123,800
         square feet.

         3. (D) OTHER PROVISIONS AFFECTING RENTAL PAYMENTS AND ADDITIONAL RENT:
Notwithstanding anything in the foregoing to the contrary, the LESSEE'S
obligation under Section 3(B) and/or Section 3(C) shall, from the commencement
date of this Lease to the end of the first calendar year, be estimated at $7.75
per square foot per year of Net Rentable Area as defined in Section 1.
Thereafter, commencing on the first day of January after commencement of the
Lease and throughout the term of this Lease, LESSOR shall estimate the pro rata
share of all expenses due from LESSEE in advance for each year and will notify
LESSEE of its pro rata share thereof for said year and each subsequent year.
LESSEE shall pay said estimate, in advance, in monthly installments as
hereinafter set forth. LESSOR may revise said estimate at any time during the
year and LESSOR shall make any adjustments between the amount so paid and the
actual expenses, adjusting LESSEE'S account for any credit or debit due LESSEE
promptly after such adjustments are established. A statement of the estimated
expenses, and a statement of the actual expenses, shall be rendered to LESSEE by
LESSOR and all records shall be available to LESSEE for inspection at LESSOR'S
office during normal business hours. The rent under this Section shall be paid
by LESSEE to LESSOR without notice or demand and without abatement, deduction or
set-off in monthly installments, in advance on the first day of each calendar
month during the term of this Lease as provided for herein. It is clearly
understood that, with regard to all sums due from LESSEE under the provisions of
this Lease, in addition to the Rental, LESSOR shall have all the rights and
remedies provided herein or by law for the purposes of collection hereof. The
provisions for the payment of all sums due under this Section in monthly
installments is a privilege for the benefit of LESSEE, and in the event of
failure to make such timely payment, Section 14 shall apply.

         It is the purpose and intent of LESSOR and LESSEE that the base annual
rental payment shall be absolutely net to LESSOR so that this Lease shall yield
net to LESSOR the minimum base annual rental specified in Section 3A (Rental),
and each year during the term of this Lease as may be adjusted according to the
terms herein and that all costs, fees, expenses, reimbursements, and obligations
of every kind and nature whatsoever relating to the leased premises which may
arise or become due during or out of the term of this Lease shall be paid or

                                       5
<PAGE>

discharged by the LESSEE as additional rent. LESSEE hereby agrees to indemnify
and to save LESSOR harmless from and against any such costs, fees, expenses,
reimbursements and obligations and any interest that may accrue thereon.

         LESSOR'S services as stated herein shall be provided as long as the
LESSEE is not in default under any of the terms, provisions, covenants and
conditions of this Lease, subject to interruption caused by repairs, renewals,
improvements, changes of services, alterations, strikes, lockouts, labor
controversies, inability to obtain fuel or power, accidents, breakdowns,
catastrophes, national or local emergencies, acts of God and conditions and
causes beyond the control of LESSOR and, upon such happening, no claim for
damages or abatement of rent for failure to furnish any such service shall be
made by the LESSEE or allowed by the LESSOR.

         Any category or type of expense allowed under Section 3 of this Lease
to be included in the calculation of LESSEE'S pro rata share of expenses, which,
during period in which the Building is less than fully tenanted, accrues at a
rate per square foot which either exceeds or is less than the rate per square
foot at which such category or type of expense would accrue if the Building were
fully tenanted, shall be adjusted upward or downward to the rate per square foot
incurred with a fully tenanted Building. The purpose of this provision is to
ensure that neither LESSOR or LESSEE is burdened with a disproportionate share
of expenses for costs or expenses having rates of accrual, which may vary with
changes in tenancy levels.

         The obligations of LESSOR and LESSEE under this Article shall survive
the expiration of other termination of this Lease.

         LESSEE shall be required to pay LESSOR interest on any Rental and pro
rata share of assessments due that remains unpaid five (5) days after due date.
Said interest will be computed at the highest rate permitted by law.

         4. SECURITY DEPOSIT: LESSEE, concurrently with the execution of this
Lease, has deposited with LESSOR the sum of Three Thousand Seventy-Six and
56/100 Dollars ($3,076.56), an amount equal to one (1) month's Base Annual
Rental, the receipt of which is hereby acknowledged by LESSOR, which sum shall
be retained by LESSOR as security for the payment by LESSEE of the rents and all
other payments herein agreed to be paid by LESSEE and for the faithful
performance by LESSEE of the terms, provisions, covenants or conditions of this
Lease. It is agreed that LESSOR, at LESSOR'S option, may at the time of any
default by LESSEE under any of the terms, provisions, covenants or conditions of
this Lease, apply said sum or any part thereof towards the payment of the rents
and all other sums payable by LESSEE under this Lease shall thereby be
discharged only pro tento; that LESSEE shall remain liable for any amounts that
such sum shall be insufficient to pay; that LESSOR may exhaust any or all rights

                                       6
<PAGE>

and remedies against LESSEE before resorting to said sum, but nothing herein
contained shall require or be deemed to require LESSOR so to do; that in the
event this deposit shall not be utilized for any such purpose, then such deposit
shall be returned by LESSOR to LESSEE within ten (10) days next after the
expiration of the term of this Lease or the determination and payment of the
amount due under Section 5 of this Lease, if any, whichever later occurs. LESSOR
shall not be required to pay LESSEE any interest on said security deposit unless
required to so do by law.

         5. RENT ADJUSTMENT AFTER OCCUPANCY: In the event this Lease is for a
term which exceeds one (1) year in length, the Rental provided for in Section 3A
shall be increased by the percentage of increase in the "Consumers Price Index"
(1982-84: 100) published by the Bureau of Labor Statistics of the United States
Department of Labor by comparing the index for the first month of the term of
this Lease, with the index for the first month of the next succeeding one (1)
year period or part thereof. The intent of this Provision is to provide for an
increase in Rental payment by the LESSEE if the cost of living index has gone up
on each succeeding anniversary of this Lease. Notwithstanding any possible
provision to the contrary contained herein, the Rental payable hereunder during
any year of this Lease shall not be reduced despite any decrease which may be
shown by the Consumer Price Index.

         In the event that the Price Index ceases to use the 1982-84 average of
one hundred (100) as the basis of calculation, or if a substantial change is
made in the terms of particular items contained in the Price Index then the
Price Index shall be adjusted to the figure that would have been arrived at had
the change in the manner of computing the Price Index in effect at the
commencement of the full term of this Lease, not been effected. In the event
that such Price Index (or successor or substitute Price Index) is not available,
a reliable governmental or other non-partisan publication evaluating the
information theretofore used in determining the Price Index shall be used.
Notwithstanding anything contained herein, there shall be a minimum annual
increase in the Base Annual Rental of three (3%) percent in excess of the prior
year's Base Annual Rental and a maximum annual increase in the Base Annual
Rental of seven (7%) percent in excess of the prior year's Base Annual Rental.

         6. USE: The LESSEE will use and occupy the Leased Premises for the
following use or purpose and for no other use or purpose: General Business
Office.

         7. IMPROVEMENTS: LESSOR shall provide Premises to LESSEE in an "as is"
condition. LESSEE shall maintain all improvements installed in accordance with
said plans. The plans for LESSEE'S interior improvements shall be approved by
LESSOR and the City of West Palm Beach prior to commencement of construction on
LESSEE'S interior improvements.

         Should LESSEE desire water and sewer services within the leased
premises, said installation and connection shall be at LESSEE'S sole expense.
LESSEE shall be responsible for damages, if any, to the common areas of the
Buildings or to the other leased premises, as a result of the original

                                       7
<PAGE>

installation, leaks, water pipe breakage or other failure in the system which
may occur after the original installation.

         All tenant improvements made to the Leased Premises shall be
constructed by LESSOR'S General Contractor and shall be the property of the
LESSOR during the Term of this Lease and shall remain the property of the LESSOR
upon termination of this Lease.

         8. POSSESSION AND COMMENCEMENT OF RENT: Anything to the contrary in
this Lease notwithstanding, it is understood and agreed between the LESSOR and
the LESSEE that the three (3) year Lease Term herein granted in Section 2 shall
commence October 15, 1999.

         9. LESSEE'S RIGHTS AND RESTRICTIONS AS TO BUSINESS SIGNS: LESSEE may,
at its own expense, erect or place, of a quality and in a manner approved in
writing by LESSOR, and based on LESSOR'S building standard, signs concerning its
business on the entrance door of its office suite or as designated by LESSOR, it
being understood between the parties hereto that the maintenance of such signs
shall be kept in a good state of repair and LESSEE shall repair any damage that
may have been done to the premises by the erection, existence or removal of such
signs. At the end of the Lease Term, LESSEE shall remove the signs at its
expense. It is the intent of LESSOR to have uniform tenant signs.

         Except as provided above, no sign, notice or other advertisement shall
be inscribed, painted, affixed or displayed on any of the windows or on the
exterior of any of the doors of the subject premises, nor anywhere outside the
leased premises without prior written consent of LESSOR or its agents. LESSOR'S
consent to grant is absolute and need not be given.

         LESSOR agrees that during the entire term of this Lease, LESSOR shall
make space available on the Building directory board for the names of LESSEE'S
firm, company, corporation or business entity.

         10. CONDITIONS OF PREMISES: Taking possession of the Leased Premises by
LESSEE shall be conclusive evidence as against LESSEE that the Leased Premises
were in good and satisfactory condition when possession was so taken.

         11. QUIET POSSESSION: Upon payment by LESSEE of the rental herein
provided and the pro rata expenses, and upon the observance and performance of
all terms, provisions, covenants and conditions on LESSEE'S part to be observed
and performed, LESSEE shall, subject to all of the terms, provisions, covenants
and conditions of this Lease Agreement, peaceably and quietly hold and enjoy the
Leased premises for the term hereby leased.

                                       8
<PAGE>

         12. TENANT ELECTRICAL: LESSEE shall use only office machines and
equipment that operate on the Building's standard electric circuits, but which
in no event shall overload the Building's standard electric circuits from which
the LESSEE obtains electric current or which will, in the opinion of the LESSOR,
interfere with the reasonable use of the Building by LESSOR or other tenants or
which shall create a hazard within the Leased Premises. LESSEE shall comply with
all Governmental mandates regarding temperature control.

         13. CHARGES FOR SERVICES: It is understood and agreed upon between the
parties hereto that any charges against LESSEE by LESSOR for services or for
work done on the Leased Premises by order of LESSEE, or otherwise accruing under
this Lease, shall be considered as rent due and shall be included in any lien
for rent.

         14. NON-PAYMENT: LESSEE agrees that LESSEE will promptly pay said rent
and pro rata expenses at the times and place stated herein; that LESSEE will pay
charges for work performed on order of LESSEE, and will pay any other charges
that accrue under this Lease; that, if any part of the rent or above mentioned
charges shall remain due and unpaid for five (5) days next after the same shall
become due and payable, LESSOR shall have the option of declaring the balance of
the entire rental and projected pro rata expenses for the entire term of this
Lease to be immediately due and payable, and LESSOR may then proceed to collect
all of the unpaid rent called for by this Lease by distress or otherwise.

         15. ALTERATIONS AND REPAIRS: LESSEE will, at LESSEE'S own expense, keep
the Leased Premises in good repair and tenantable condition during the Lease
Term and will replace at its own expense any and all broken glass caused by
LESSEE in and about said Leased Premises.

         LESSEE will make no alteration, additions or improvements in or to the
Leased Premises without the written consent to LESSOR, which shall not be
unreasonably withheld, and all additions, fixtures, carpet or improvements,
except office furniture and fixtures which shall be readily removable without
injury to the Leased Premises, shall be and remain a part of the Leased Premises
at the expiration of this Lease.

         It is further agreed that this Lease is made by the LESSOR and accepted
by the LESSEE with the distinct understanding and agreement that the LESSOR
shall have the right and privilege to make and build additions to the Building,
of which the Leased Premises are a part, and make such alterations and repairs
to said Building as it may deem wise and advisable without any liability to the
LESSEE therefor.

                                       9
<PAGE>

         16. LIENS: LESSEE further agrees that LESSEE will pay all liens of
contractors, subcontractors, mechanics, laborers, materialmen, and other items
of like character, and will indemnify LESSOR against all expenses, costs and
charges, including bond premiums for release of liens and attorney's fees
reasonably incurred in and about the defense of any suit in discharging the said
Premises or any part thereof from any liens, judgments or encumbrances caused or
suffered by LESSEE. In the event any such lien shall be made or filed, LESSEE
shall bond against or discharge the same within ten (10) days after the same has
been made or filed. It is understood and agreed between the parties hereto that
the expenses, costs and charges above referred to shall be considered as rent
due and shall be included in any lien for rent.

         The LESSEE herein shall not have any authority to create any liens for
labor or materials on the LESSOR'S interest in the Leased Premises and all
persons contracting with the LESSEE for the destruction or removal of any
facilities or other improvements or for the erection, installation, alteration
or repair of any facilities or other improvements on or about the Leased
Premises, and all materialmen, contractors, mechanics and laborers, are hereby
charged with notice that they must look only to the LESSEE'S interest in the
Leased Premises to secure the payment of any bill for work done or material
furnished at the request or instruction of LESSEE.

         17. PARKING: LESSOR grants to LESSEE the right to use in common with
other lessees entitled to similar use thereof the parking area for parking
automobiles of LESSEE'S customers, patients, clients and invitees, except for
that parking area Owner of Brandywine Centre I has granted to TGI Friday's, Inc.
concerning the approximate 100 spaces immediately adjacent to said tenant.

         LESSOR may require LESSEE and its employees to use a parking area
designated by LESSOR as an employee parking area and LESSEE shall guarantee to
LESSOR that LESSEE'S employees shall use the designated employee parking area as
designated by LESSOR.

         Any reserved parking spaces shall be in areas designated by LESSOR.
LESSOR shall not be liable for any damage of any nature whatsoever to, or any
theft of, automobiles or other vehicles or the contents thereof while in or
about the Building or appurtenant parking areas.

         18. ESTOPPEL CERTIFICATE: LESSEE agrees that from time to time, upon
not less than ten (10) days request by LESSOR, LESSEE will deliver to LESSOR a
statement in writing certifying: (a) this Lease is unmodified and in full force
and effect (or, if there have been modifications that the Lease, as modified, is
in full force and effect and stating the modifications); (b) the dates to which
the rent and other charges have been paid; and (c) that LESSOR is not in default
under any provisions of this Lease, or, if in default, the nature thereof in
detail.

                                       10
<PAGE>

         19. LESSOR'S MORTGAGE: If the Building and/or Leased Premises are at
any time subject to a mortgage and/or mortgage and deed of trust, and LESSEE has
received written notice to LESSOR alleging default by LESSOR hereunder, LESSEE
will also simultaneously give a copy of such notice to LESSOR'S Mortgagee and
LESSOR'S Mortgagee shall have the right (but not the obligation) to cure or
remedy such default during the period that is permitted to LESSOR hereunder,
plus an additional period of thirty (30) days, and LESSEE will accept such
curative or remedial action (if any) taken by LESSOR'S Mortgagee with the same
effect as if such action had been taken by LESSOR.

         This Lease shall, at LESSOR'S option, which option may be exercised at
any time during the Lease Term, be subject and subordinate to any first mortgage
or first priority deed or trust now or hereafter covering the Leased Premises.
To this end, LESSEE hereby agrees to execute any instrument or instruments which
LESSOR may deem necessary or desirable to effect the subordination of the Lease
to any and all such mortgages and/or deeds of trust. LESSEE hereby appoints
LESSOR and/or LESSOR'S successor(s) in interest as LESSEE'S attorney-in-fact to
execute any and all documents necessary to effectuate all the provisions of this
Section.

         20. ASSIGNMENT BY LESSEE: Without the written consent of LESSOR first
obtained in each case, LESSEE shall not assign, transfer, mortgage, pledge or
otherwise encumber or dispose of this Lease for the Term hereof; or underlet the
Leased Premises or any part thereof or permit the Leased Premises to be occupied
by other persons. If this Lease is assigned, or if the Leased Premises or any
part thereof are underlet or occupied by anybody other than the LESSEE, the
LESSOR may, after default by the LESSEE, collect or accept rent and pro rata
expense payments from the assignee, undertenant, or occupant and apply the net
amount collected or accepted to the rent herein reserved, but no such collection
or acceptance shall be deemed a waiver of this covenant or the acceptance of the
assignee, undertenant, or occupant as LESSEE, nor shall it be construed as, or
implied to be, a release of the LESSEE from the further observance and
performance by the LESSEE of the terms, provisions, covenants and conditions
herein contained.

         21. SUCCESSORS AND ASSIGNS: All terms, provisions, covenants and
conditions to be observed and performed by LESSEE shall be applicable to and
binding upon LESSEE'S respective heirs, administrators, executors, successors
and assigns, subject however, to the restrictions as to assignment or subletting
by LESSEE as provided herein. All expressed covenants of this Lease shall be
deemed to be covenants running with the land.

         22. INSURANCE: LESSEE shall maintain current comprehensive general
liability insurance with LESSOR and LESSOR'S managing agent as additional
insureds, in amounts of not less than $1,000,000 single limit per occurrence and

                                       11
<PAGE>

$500,000 property damage, with current Certificate of Insurance to be furnished
to LESSOR.

         23. INDEMNIFY LESSOR: In consideration of said Premises being leased to
LESSEE for the above rental, LESSEE agrees: that LESSEE will, at all times,
indemnify and keep harmless LESSOR from all losses, damages, liabilities and
expenses, which may arise or be claimed against LESSOR and be in favor of any
persons, firms or corporations, for any injuries or damages to the person or
property of any persons, firms or corporations, consequent upon or arising from
the use or occupancy of said Premises by LESSEE, or consequent upon or arising
from any acts, omissions, neglect or default of LESSEE, his agents, servants,
employees, licensees, visitors, customers, patrons or invitees, or consequent
upon or arising from LESSEE'S failure to comply with any laws, statutes,
ordinances, codes or regulations as herein provided; that LESSOR shall not be
liable to LESSEE for any damages, losses or injuries to the persons or property
of LESSEE, which may be caused by the acts, neglect, omissions or faults of any
persons, firms or corporations, except when such injury, loss or damage results
from negligence of LESSOR, his agents or employees, and the LESSEE will
indemnify and keep harmless LESSOR from all damages, liabilities, losses,
injuries or expenses which may arise or be claimed against LESSOR and be in
favor or any persons, firms or corporation, for any injuries or damages to the
person or property of any persons, firms or corporations, where said injuries or
damages arose about or upon said Premises, as a result of the negligence of
LESSEE, his agents, employees, servants, licensees, visitors, customers, patrons
and invitees. All personal property placed or moved into the Leased Premises or
Building shall be at the risk of LESSEE or the owners thereof, and LESSOR shall
not be liable to LESSEE for any damages to said personal property. LESSEE shall
maintain at all times during the term of this Lease, an insurance policy or
policies in an amount or amounts sufficient to indemnify LESSOR and to pay
LESSOR'S damages, if any, resulting from any matter set forth hereinbefore in
this Section 23.

         In case LESSOR shall be made a party to any litigation commenced by or
against LESSEE, then LESSEE shall protect and hold LESSOR harmless and shall pay
all costs, expenses and reasonable attorney's fees incurred or paid by LESSOR in
connection with such litigation.

         24. ATTORNEY'S FEES: If the LESSEE defaults in the performance of any
of the terms, provisions, covenants and conditions of this Lease and by reason
thereof the LESSOR employs the services of any attorney to enforce performance
of same by the LESSEE or to perform any service based upon said default, the
LESSEE does agree to pay reasonable attorney's fees and all expenses, costs and
charges incurred by the LESSOR pertaining thereto and in enforcement of any
remedy available to the LESSOR.

                                       12
<PAGE>

         In the event of the institution of litigation to enforce the provisions
of this Lease to evict LESSEE, or to collect moneys due from the LESSEE, the
prevailing party shall be entitled to costs, interest from the date of default
in the event of a money judgment and reasonable attorney's fees.

         In the event LESSOR is the prevailing party, the awardable sums with
all costs, interest and damages shall be deemed additional rent hereunder and
shall be due from LESSEE to LESSOR on the first day of the month following the
month in which the respective expenses, etc. were incurred.

         25. GOVERNMENTAL REGULATIONS: LESSEE shall faithfully observe in the
use of the Leased Premises all municipal and county ordinances and codes and
state, local and federal statutes or laws, rules, regulations or other
governmental requirements now in force or which may hereafter be in force.

         26. FIRE OR CASUALTY: In the event the Building shall be destroyed, or
so damaged, or injured by fire or other casualty during the term of this Lease
whereby the same shall be rendered untenantable, the LESSOR shall have the right
to render such Building tenantable by repairs within one hundred eighty (180)
days therefrom. If said Premises are not rendered tenantable within said time,
it shall be optional with either party hereto to cancel this Lease, and in the
event of such cancellation, the rent and pro rata expenses shall be paid only to
the date of such fire or casualty. The cancellation herein mentioned shall be
evidenced in writing. During any time that the Leased Premises are untenantable
due to causes set forth in this Section, the rent and pro rata expenses or a
just and fair proportion thereof shall be abated.

         LESSOR shall not restore fixtures and improvements installed by LESSEE
either at the commencement of the Lease or during the leasehold term.

         In the event LESSOR renders the Building tenantable as provided herein,
LESSOR shall be required to restore the Leased Premises to tenantable condition
per the original Lessor's Work Letter (Exhibit D) within ninety (90) days of
settlement of Insurance company of Lessor on the Building.

         In the event of the abatement of rent and pro rata expenses as provided
herein, said payment shall commence ninety (90) days following the date upon
which a Certificate of Occupancy is issued by the City of West Palm Beach on the
Building or the date of occupancy, whichever shall first occur

         27. EMINENT DOMAIN: If there shall be taken during the term of this
Lease any part of the Leased Premises, parking facilities (but only if more than
25% of the spaces assigned to LESSEE are taken) or Building, other than a part
not interfering with maintenance, operation or use of the Leased Premises,
LESSOR may elect to terminate this Lease or to continue same in effect. If

                                       13
<PAGE>

LESSOR elects to continue the Lease, the rental and pro rata expenses shall be
reduced in proportion to the area of the Leased Premises so taken and LESSOR
shall repair any damage to the Leased Premises, parking facilities, or Building
resulting from such taking. If any part of the Leased Premises is taken by
condemnation or Eminent Domain, the LESSEE may elect to terminate this Lease or
continue same in effect and if the LESSEE elects to continue this Lease, the
rental and pro rata assessment shall be reduced in proportion to the area of the
Leased Premises resulting from such taking. If all of the Leased Premises are
taken by condemnation or Eminent Domain, this Lease shall terminate on the date
of taking. All sums awarded or agreed upon between LESSOR and the condemning
authority for the taking of the interest of LESSOR and/or LESSEE, whether as
damages or as compensation, and whether for partial or total condemnation, will
be the property of LESSOR. If this Lease should be terminated under any
provisions of this Section, rental shall be payable up to the date that
possession is taken by the taking authority, and LESSOR will refund to LESSEE
any prepaid unaccrued rent and prepaid pro rata expenses less any sum or amount
then owing by LESSEE to LESSOR.

         28. ABANDONMENT: If, during the term of this Lease, LESSEE shall
abandon, vacate or remove from the Leased Premises the major portion of the
goods, wares, equipment or furnishings usually kept on said Leased Premises, or
shall cease doing business in said Leased Premises, or shall suffer the rent to
be in arrears, LESSOR may, at its option, cancel this Lease by written notice to
LESSEE at LESSEE'S address as provided in Section 34, or LESSOR may enter said
Leased Premises as the agent of LESSEE by force or otherwise, without being
liable in any way therefor, and relet the Leased Premises with or without any
furniture that may be therein as the agent of LESSEE, at such price and upon
such terms and for such duration of time as LESSOR may determine and receive the
rent and pro rata expenses therefor, applying the same to the payment of the
sums due by LESSEE, and if the full rental and pro rata expenses herein provided
shall not be realized by LESSOR over and above the expense to LESSOR of such
reletting, LESSEE shall pay any deficiency.

         29. BANKRUPTCY: It is agreed between the parties hereto that: if LESSEE
shall be adjudicated bankrupt or insolvent or take the benefit of any federal
reorganization or composition proceeding or make a general assignment or take
the benefit of any insolvency law; or, if LESSEE'S leasehold interest under this
Lease shall be sold under any execution or process of law; or if a trustee in
bankruptcy or a receiver be appointed or elected or had for LESSEE (whether
under Federal or State Laws); or if said Premises shall be abandoned or
deserted; or if LESSEE shall fail to perform any of the terms, provisions,
covenants or conditions of this Lease on LESSEE'S part to be performed; or if
this Lease or the Term thereof be transferred or pass to or devolve upon any
persons, firms, officers or corporations other than LESSEE by death of the

                                       14
<PAGE>

LESSEE, operation of law or otherwise, then and in any such event this Lease and
the Term of this Lease, at LESSOR'S option, shall expire and end five (5) days
after LESSOR has given LESSEE written notice of such act, condition or default
and LESSEE hereby agrees immediately then to quit and surrender said Leased
Premises to LESSOR; but this shall not impair or affect LESSOR'S right to
maintain summary proceeding for the recovery of the possession of the Leased
Premises in all cases as provided for by law. If the Term of this Lease shall be
so terminated, LESSOR may immediately, or at any time thereafter, reenter or
repossess the Leased Premises and remove all persons and property therefrom
without being liable for trespass or damages.

         30. ASSIGNMENT OF CHATTELS: LESSEE hereby pledges and assigns to LESSOR
as security for the payment of any and all Rental or other sums or amounts
provided for herein, all of the furniture, fixtures, goods and chattels of
LESSEE which shall or may be brought or put on or into said Leased Premises, and
LESSEE agrees that said lien may be enforced by distress, foreclosure or
otherwise, at the election of the LESSOR.

         31. WAIVER: Failure of LESSOR to declare any default immediately upon
occurrence thereof, or delay in taking any action in connection therewith, shall
not waive such default, but LESSOR shall have the right to declare any such
default at any time and take such action as might be lawful or authorized
hereunder, in law and/or in equity. No waiver by LESSOR of a default by LESSEE
shall be implied, and no express waiver by LESSOR shall affect any default other
than the default specified in such waiver and that only for the time and
extension therein stated.

         No waiver of any term, provision, condition or covenant of this Lease
by LESSOR shall be deemed to imply or constitute a further waiver by LESSOR of
any other term, provision, condition or covenant of this Lease. The rights and
remedies created by this Lease are cumulative and the use of one remedy shall
not be taken to exclude or waive the right to the use of another.

         32. RIGHT OF ENTRY: LESSOR, or any of its agents, shall have the right
to enter the Leased Premises during all reasonable hours, to examine the same or
to make such repairs, additions or alterations as may be deemed necessary for
the safety, comfort or preservation thereof, or of said Building, or to exhibit
said Leased Premises at any time within one hundred eighty (180) days before the
expiration of this Lease. Said right of entry shall likewise exist for the
purpose of removing placards, signs, fixtures, alterations or additions which do
not conform to this Lease.

         33. NOTICES: Any notice given LESSOR as provided for in this Lease
shall be sent to LESSOR by registered or certified mail, addressed to LESSOR at
LESSOR'S Management Office. Any notice to be given LESSEE under the terms of

                                       15
<PAGE>

this Lease shall be sent by registered or certified mail to the office of LESSEE
in the Leased Premises. Either party, from time to time, by such notice, may
specify another address to which subsequent notice shall be sent.

         34. RULES AND REGULATIONS: LESSEE agrees to comply with all reasonable
rules and regulations LESSOR may adopt from time to time for operation of the
Buildings and parking facilities and protection and welfare of Buildings and
parking facilities, its tenants, visitors and occupants. The present rules and
regulations, with which LESSEE hereby agrees to comply, entitled "Rules and
Regulations" are attached hereto and are by this reference incorporated herein.
Any future rules and regulations shall become a part of this Lease and LESSEE
hereby agrees to comply with the same upon delivery of a copy thereof to LESSEE,
providing the same are reasonable and do not deprive LESSEE of its right
established under this Lease.

         35. CONTROL OF COMMON AREAS AND PARKING FACILITIES BY LESSOR: All
automobile parking areas, driveways, entrances and exits thereto, Common Areas
and other facilities furnished by LESSOR, including all parking areas, truck way
or ways, loading areas, pedestrian walkways and ramps, landscaped areas,
stairways, corridors, Common Areas and other areas and improvements provided by
LESSOR for the general use, in common, of tenants, their officers, agents,
employees, servants, invitees, licensees, visitors, patrons and customers, shall
be at all times subject to the exclusive control and management of LESSOR and
LESSOR shall have the right from time to time to change the area, level and
location and arrangement of parking areas and other facilities hereinabove
referred to; to restrict parking by and enforce parking charges (by operation of
meters or otherwise) visitors, patrons and customers; to close all or any
portion of said areas of facilities to such extent as may, in the opinion of
LESSOR'S counsel, be legally sufficient to prevent a dedication thereof or the
accrual of any rights to any person or the public therein; to close temporarily
all or any portion of the public areas, Common Areas or facilities; to
discourage non-LESSEE parking; and to do and perform such other acts in and to
said areas and improvements, as, in the sole judgment of LESSOR, the LESSOR
shall determine to be advisable with a view to the improvement of the
convenience and use thereof by tenants, their officers, agents, employees,
servants, invitees, visitors, patrons, licensees and customers. LESSOR will
operate and maintain the Common Areas and other facilities referred to in such
reasonable manner as LESSOR shall determine from time to time. Without limiting
the scope of such discretion, LESSOR shall have the full right and authority to
designate a manager of the parking facilities and/or Common Areas and other
facilities who shall have full authority to make and enforce rules and
regulations regarding the use of the same or to employ all personnel and to make
and enforce all rules and regulations pertaining to and necessary for the
property operation and maintenance of the parking areas and/or Common Areas and
other facilities. Reference in this section to parking areas and/or facilities

                                       16
<PAGE>

shall in no way be construed as giving LESSEE hereunder any rights and/or
privileges in connection with such parking areas and/or facilities unless such
rights and/or privileges are expressly set forth in Section 17 hereof.

         36. SURRENDER OF PREMISES: LESSEE agrees to surrender to LESSOR, at the
end of the Term of this Lease and/or upon any cancellation of this Lease, said
Leased Premises in as good condition as said Leased Premises were at the
beginning of the Term of this Lease, ordinary wear and tear and damage by fire
or other casualty not caused by LESSEE'S negligence, excepted. LESSEE agrees
that if LESSEE does not surrender said Leased Premises to LESSOR at the end of
the Term of this Lease, then LESSEE will pay to LESSOR two (2) times the monthly
rent and two (2) times the monthly pro rata expense assessment paid in the final
month of LESSEE'S term hereunder for each month that LESSEE holds over; in
addition, LESSEE shall pay all damages that LESSOR may suffer on account of
LESSEE'S failure to so surrender to LESSOR possession of said Leased Premises,
and will indemnify and save LESSOR harmless from and against all claims made by
any succeeding tenant of said Leased Premises against LESSOR on account of delay
of LESSOR in delivery possession of said Leased Premises to said succeeding
tenants so far as such delay is occasioned by failure of LESSEE to so surrender
said Leased Premises in accordance herewith or otherwise.

         No receipt of money by LESSOR from LESSEE after termination of this
Lease or the service of any notice of commencement of any suit or final judgment
for possession shall reinstate, continue or extend the term of this Lease or
affect any such notice, demand, suite or judgment.

         No act or thing done by LESSOR or its agents during the term hereby
granted shall be deemed an acceptance of a surrender of the Leased Premises and
no agreement to accept a surrender of the Leased Premises shall be valid unless
it be made in writing and subscribed by a duly authorized officer or agent of
LESSOR.

         37. TAXES ON LESSEE'S PERSONAL PROPERTY: LESSEE shall be responsible
for and pay before delinquency all municipal, county or state taxes assessed
during the term of this Lease against any occupancy interest or personal
property of any kind, owned by or placed in, upon or about the Leased Premises
by the LESSEE.

         38. PRIOR OCCUPANCY: If LESSEE, with LESSOR'S consent, shall occupy the
Leased Premises prior to the beginning of the Lease Term specified in Section 2
hereof, all provisions of this Lease shall be in full force and effect
commencing upon such occupancy, and rent and pro rata expenses for such period
shall be paid by LESSEE at the same rate herein specified.

         39. SHORT FORM LEASE: LESSEE shall, if so required by LESSOR at any
time, execute a short form Lease in recordable form setting forth the name of
the parties, the Term of the Lease (stating declaration of commencement of Lease

                                       17
<PAGE>

Term called for in Section 2), and the description of the Leased Premises, as
shown Exhibit A and/or Exhibit B-l. In no event shall the LESSEE record this
Lease, any memorandum thereof or reference thereto, amongst the Public Records
of any County of the State of Florida. Any violation of this provision by LESSEE
shall be in immediate default hereunder.

         40. WAIVER OF TRIAL BY JURY: It is mutually agreed by and between
LESSOR and LESSEE that the respective parties hereto shall and they hereby do
waive trial by jury in any action, proceeding or counterclaim brought by either
of the parties hereto against the other on any matter arising out of or in any
way connected with this Lease, the relationship of LESSOR and LESSEE and
LESSEE'S use of or occupancy of the Premises. LESSEE further agrees that it
shall not interpose any counterclaim or counterclaims in a summary proceeding or
in any action based upon non-payment of rent or any other payment required of
LESSEE hereunder.

         41. SUBSTITUTION OF SPACE: LESSOR expressly reserves the right at
LESSOR'S sole cost and expense, to remove LESSEE from the Leased Premises and to
relocate LESSEE in some other space of LESSOR'S choosing of approximately the
same dimensions and size within the Buildings, which other space shall be
decorated by LESSOR at LESSOR'S expense. LESSOR shall have the right, in
LESSOR'S sole discretion, to use such decorations and materials from the
existing Premises, or other materials, so that the space in which LESSEE is
relocated shall be comparable to its interior design and decoration to the
Premises from which LESSEE is removed; provided, however, that if LESSOR
exercises its election to remove and relocate LESSEE in other space within said
Building, which is at that time leasing for a higher rate of Base Rental, then
LESSEE shall not be required to pay the difference between the Base Rental of
the Premises and the higher Base Rental of the space in which LESSEE is
relocated. Nothing herein contained shall be construed to relieve LESSEE, or
imply that LESSEE is relieved, of the liability for or obligation to pay any
additional rent due by reason of the provisions of Section 5 of this Lease, the
provisions of which Section shall be applied to the space in which LESSEE is
relocated on the same basis as said provisions were applied to the Premises from
which LESSEE is removed. LESSEE agrees that LESSOR'S exercise of its election to
remove and relocate LESSEE shall not terminate this Lease or release LESSEE, in
whole or in part, from LESSEE'S obligation to pay the rents and perform the
covenants and agreements hereunder for the full Term of this Lease.

         42. DEFAULT UNDER OTHER LEASE: If the terms of any lease, other than
this Lease, made by LESSEE for any other space in Building II, shall be
terminated or terminable after the making of this Lease because of any default
by LESSEE under such other Lease, such default shall, ipso facto, constitute a
default hereunder and empower LESSOR, at LESSOR'S sole option, to terminate this
Lease as herein provided in the event of default.

                                       18
<PAGE>

         43. SEVERABILITY: If any term, provision, covenant or condition of this
Lease or the application thereof to any person or circumstance shall, to any
extent be invalid or unenforceable, the remainder of this Lease, or the
application of such terms, provisions, covenant or condition to persons or
circumstances other than those as to which it is held invalid or unenforceable
shall not be affected thereby and each term, provision, covenant or condition of
this Lease shall be valid and be enforceable to the fullest extent permitted by
law. This Lease shall be construed in accordance with the laws of the State of
Florida.

         44. TIME: It is understood and agreed between the parties hereto that
time is of the essence of all the terms, provisions, covenants and conditions of
this Lease.

         45. DEFINITIONS AND PARAGRAPH HEADINGS:

                  (A) The terms LESSOR and LESSEE, as herein contained shall
include singular and/or plural, masculine, feminine, and/or neuter, heirs,
successors, executors, administrators, personal representatives and/or assigns
wherever the context so requires or admits. The terms, provisions, covenants and
conditions of this Lease are expressed in the total language of this Lease
Agreement and the Section headings are solely for the convenience of the reader
and not intended to be all inclusive.

                  (B) Calendar year shall be a twelve (12) month period ending
on each December 31.

                  (C) Base Year is the Calendar Year in which the Lease
Commencement Date occurs.

                  (D) Base Month is the month in which the lease commences.

                  (E) The Consumer Price Index is the United States Bureau of
Labor Statistics, "Revised Consumer Price Index, for Urban Wage Earners and
Clerical Workers, All Items (1967=100)" or a successor thereto published by the
United States Department of Labor, Bureau of Labor Statistics; provided, that
should the said Consumer Price Index or the manner of computing or reporting
same be discontinued or changed, the parties shall attempt to agree upon a
substitute formula, and failing such agreement the matter shall be determined by
arbitration in West Palm Beach, Florida, under the Rules of the American
Arbitration Association then prevailing.

                  (F) Code shall mean the City of West Palm Beach Building,
Electrical, Air Conditioning, Plumbing or other, as the same may be applicable.

                                       19
<PAGE>

                  (G) Building - The actual structure wherein the Leased
Premises are located. "Building" is also referred to as Building I in said
Lease.

                  (H) Pro ration of rent shall be over a thirty (30) day month.

                  (I) Building I - That certain other existing building
constructed adjacent to Building II, the Lessees of which may share expenses
with the Lessees of Building II.

                  (J) Brandywine Centre II-The total premises owned by LESSOR of
which Building II is a part hereof, and which is legally described on Exhibit
B-l.

                  (K) Brandywine Centre I-That parcel of improved land directly
adjacent to Brandywine Centre II of which Building I is a part thereof, and
which is legally described on Exhibit B-2.

                  (L) Owner-That certain Owner and Lessor of Brandywine Centre
I.

                  (M) Total Leased Area-All premises in Building II (and/or
Building I if an agreement to share expenses, as defined in Section 3(C) has
been entered into) which are under lease and in possession of Lessees at the
time a cost or expense is incurred.

         46. TENDER AND DELIVERY OF LEASE INSTRUMENT: Submission of this
instrument for examination does not constitute an offer, right of first refusal,
reservation of or option for the Leased Premises or any other space or premises
in, on or about the Building. This instrument becomes effective as a Lease upon
execution and delivery by both LESSOR and LESSEE.

         47. SERVICES: Services to be provided to LESSEE with costs to LESSEE
therefor payable pursuant to Section 3(B) (4) hereof, shall be janitorial
service (weekday nights), automatic elevator service, public stairs, water at
points of supply for general use by LESSEE throughout the year, electricity,
heat and air conditioning as noted herein to be operated Monday through Friday
8:00 AM to 6:00 PM excluding Saturdays, Sundays and legal holidays. LESSOR will
provide LESSEE with fifteen (15) hours per week (non-cumulative) of after-hours
air conditioning at no charge. Costs for usage over 15 hours will be passed on
to LESSEE at LESSOR'S cost.

         Such services shall be provided as long as LESSEE is not in default
under any terms, provisions, covenants and conditions of this Lease, subject to
interruption caused by repairs, renewals, improvements, changes of services,
alterations, strikes, lockouts, labor controversies, inability to obtain fuel or
power, accidents, breakdowns, catastrophes, national or local emergencies, acts
of God and conditions and causes beyond the control of LESSOR and upon such

                                       20
<PAGE>

happening, no claim for damages or abatement or rent for failure to furnish any
such service shall be made by the LESSEE or allowed by the LESSOR, except as
otherwise provided herein. In the event of a dispute resulting in litigation,
LESSOR shall not withhold services so long as LESSEE continues rent payment. The
cost for provided services shall be prorated to LESSEE as noted in Section 3(B)
herein.

         48. WRITTEN AGREEMENT: This Lease contains the entire agreement between
the parties hereto and all previous negotiations leading thereto, and it may be
modified only by an agreement in writing signed by LESSOR and LESSEE. No
surrender of the Leased Premises or of the remainder of the terms of this Lease
shall be valid unless accepted by LESSOR in writing. LESSEE acknowledges and
agrees that LESSEE has not relied upon any statement, representation, prior
written notice or prior or contemporaneous oral promises, agreements or
warranties except such as are expressed herein.

         49. EXCULPATION: LESSEE agrees that it shall look solely to LESSOR'S
interest in the Land and Building for recovery in the event of any default in
the performance or observance of any of the terms or conditions of this Lease
and nothing in the Lease shall impose any personal liability upon LESSOR, or any
entity or person who at any time may in whole or in part, comprise LESSOR or any
successor thereto, or any other person having or acquiring any right, title or
interest in the land and/or Building, and, in the event of default under this
Lease, no deficiency or any other money judgment shall be rendered or entered
against LESSOR personally or any such other entity or person.

         50. CORPORATE LESSEE: In the event the LESSEE hereunder is a
corporation, the individual executing this Lease hereby covenants and warrants
that the LESSEE is a duly constituted corporation qualified to do business in
Florida; that all of the LESSEE'S franchise and corporate taxes have been paid
to-date; that all future forms, reports, fees and other documents necessary for
the LESSEE to comply with applicable laws will be filed by the LESSEE when due;
that all necessary corporate action has been taken on behalf of the LESSEE in
order to authorize the LESSEE to enter into this Lease; and that such persons
are duly authorized by the governing body of the LESSEE to execute and deliver
this Lease on behalf of the LESSEE.

         51. AGENCY DISCLOSURE/COMPENSATION: Paul Hanna Management, Inc. is, by
this Article, giving notice to LESSEE that Paul Hanna Management, Inc. is the
agent and representative of the LESSOR and is being compensated by the LESSOR.
The undersigned acknowledges that this notice was read and understood before
signature of this Lease in compliance with 475.25 (l)(q) Florida Statutes, and
Rules 21V-10.033(2), Florida Administrative Code.

                                       21
<PAGE>

         LESSOR and LESSEE represent and warrant to each other that they have
had no dealing with respect to this transaction with any broker, firm or sales,
or any other person or corporation other than Paul Hanna Management, Inc.
("Broker"). LESSOR agrees to pay the Broker a commission in connection with this
transaction pursuant to separate agreement which commission shall relate to the
Lease hereunder. LESSEE agrees to defend, indemnify and hold LESSOR harmless
from and against any loss, cost, damage, liability and expense, including,
without limitation, attorney's fees and disbursements, arising out of any and
all claims by any person, firm or corporation with whom LESSEE has dealt and who
shall claim to have acted in this transaction on behalf of LESSEE (other than
Broker). LESSOR agrees to defend, indemnify and hold LESSEE harmless from any
loss, cost, damage, liability and expense, including, without limitation,
attorney's fees and disbursements, arising out of any and all claims by any
person, firm or corporation (including the Broker) with whom LESSEE has dealt
and who shall claim to have acted in this transaction on behalf of LESSOR. The
provisions of this Paragraph shall survive the closing.

         IN WITNESS WHEREOF, the parties hereto have signed and delivered this
Lease in triplicate at Palm Beach County, Florida on the day and year first
above written.

Witnesses:                           LESSOR:
                                     BRANDYWINE CENTRE II, LTD.
/s/                                  By: Brandywine Trust
-------------------------               ---------------------------------------
                                            General Partner

/s/                                  By: /s/
-------------------------               ---------------------------------------
                                              Paul B. Hanna, Trustee

                                     LESSEE:

                                     NEWSMAX, a Florida corporation
/s/
-------------------------

                                     By: /s/
-------------------------                --------------------------------------
                                              Christopher Ruddy, President

                                       22

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