Document:

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                                                                   Exhibit 10.34
                              BUSINESS PARK LEASE

                                  ARTICLE ONE
                            BASIC LEASE PROVISIONS

Date:                          March 15, 2000

Landlord:                      d/b/a Wilshire Square

Address of Landlord:           Wilshire Square
                               7912 East 31 Court, Suite 200
                               Tulsa, Oklahoma 74145-1346

Tenant:                        IDS Engineering, Inc.

Address of Tenant:             600 Century Drive, Building 140
                               Houston, Texas 77073

Address of Tenant
at Wilshire Square:            11008 East 51st Street (5,400 Square Feet)
                               11004 East 51st Street (2,700 Square Feet)
                               Tulsa, Oklahoma 74146

Tenant's Trade Name:           IDS Engineering, Inc.

Size of Leased Premises:       One Story Business Location containing
                               approximately 8,100 square feet
                               of ground area.                   (Article 2)

Use of Premises by Tenant:     Engineering Office                (Article 4)

Lease Term:                    36 Lease Months                   (Article 3)

Commencement Date:             August 1, 2000*                   (Article 3)

Ending Date:                   July 31, 2003*                    (Article 3)

Rental:
1.  Minimum Rental:            $161, 352.00 for the term of the Lease
                               payable in equal monthly installments of
                               $ 4,482.00 subject to adjustment with
                               the first month's installment due at the
                               execution of the Lease.           (Article 5)

2.  Additional Rental:         $ 4,050.00 Common Area Fee for the first year
                               of the Lease payable in equal monthly
                               installments of $ 337.50 subject to adjustment.
                                                                 (Article 6)

Security Deposit:              $ 2,925.00 transferred from lease dated
                               February 8, 1999.

Guarantor:                     None

Broker:                        CB Richard Ellis/Oklahoma - Matt Klimisch

Expiration of Offer Date:      March 31, 2000  (Article 24.1)

*Expiration of Existing Lease: Upon its execution by all parties, this Lease
                               dated March 15, 2000 shall replace the current
                               lease in force dated February 8, 1999. Further,
                               this Lease shall commence August 1, 2000 or
                               sooner if mutually agreed to by the parties and
                               the lease dated February 8, 1999 shall terminate
                               without penalty at that time.

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                                                                   Exhibit 10.34

1.1  Each reference in this Business Park Lease (herein sometimes called
     "Lease") to any of the Basic Lease Provisions contained about shall be
     deemed and construed to incorporate all of the terms provided under each
     such Basic Lease Provision.

1.2  The exhibits enumerated in this Section and attached to this Lease are
     incorporated in this Lease by reference and are to be construed as part of
     this Lease.

         Exhibit "A" - Plot Plan of the Business Park
         Exhibit "B" - Legal Description of the Business Park
         Exhibit "C" - Description of Landlord's Work
         Exhibit "D" - Changes, Alterations and Modifications
         Exhibit "E" - Signage Specifications
         Exhibit "F" - Rules and Regulations

                                  ARTICLE TWO
                      PREMISES, IMPROVEMENTS.  POSSESSION

2.1  The Leased Premises consist of a one-story space having square footage set
     out in Article One.  The Premises are shown and outlined in red on the
     drawing identified as Exhibit "A", which is attached hereto and made a part
     hereof.  The Premises are located within a portion of the Business Park
     buildings (the "Building") and upon a portion of certain real property (the
     "Property") situated in the City of Tulsa, Tulsa County, Oklahoma, which
     said real property is more particularly bounded and described in Exhibit
     "B", hereto annexed and made a part hereof.  Should there exist a
     discrepancy between the exact dimensions of the Premises, as set forth on
     Exhibit "N', and the locations of the boundary walls of the Premises, as
     finally constructed, the actual physical location of the boundary walls
     shall control.  In addition to the leased Premises, Tenant is hereby
     granted a license (the "License") for the non-exclusive use, in connection
     with the Tenant's permitted uses of the Premises, in common with Landlord
     and other licensees of Landlord, of the parking areas, roadways, service
     areas and sidewalks constructed on the Property as indicated approximately
     on said Exhibit "A".  Said License shall be limited to the use for which
     such areas are intended and shall be subject to such reasonable rules and
     regulations as the Landlord may prescribe, from time to time, for the
     common benefit of Landlord and its licensees and of Tenant and other
     tenants of the Property.

2.2  Landlord shall deliver possession of the Premises to Tenant, and Tenant
     shall accept the Premises from Landlord, in their present condition as of
     the date hereof, provided, however, prior to delivery of possession of the
     Premises to Tenant, Landlord shall have made such repairs and improvements
     and shall, at Landlord's sole cost and expense, have substantially
     performed such work and installation of improvements to the Premises as are
     set forth as "Landlord's Work" in Exhibit "C", annexed hereto and made a
     part hereof.  Any and all improvements to the Premises for the use of
     Tenant, other than Landlord's Work, shall be performed at Tenant's sole
     cost and expense, in accordance with Article Twenty-Two herein below
     contained.

2.3  In the event of any disagreement of dispute between Landlord and Tenant
     with reference to work to be performed with respect to the Premises
     pursuant to Exhibits "C" or "D", or with respect to whether or not the
     Premises are available for Tenant's modifications or Tenant's occupancy,
     the certification in writing upon an approved AIA form, of Landlord's
     supervising architect, Holmes and Bjomberg Architects, shall be conclusive
     and binding upon the parties hereto.

                                 ARTICLE THREE
                             TERM AND TERMINATION

3.1  Landlord does hereby lease, let and demise the Premises to Tenant for the
     term specified in Article One above.  Subject to the provisions hereof
     relating to making the Premises ready for occupancy, the Commencement Date
     and Ending Date shall be as specified in Article One.

3.2  Landlord agrees to exercise due diligence in making the premises available
     for Tenant's use and occupancy and to deliver the Premises to Tenant not
     later than the Commencement Date Specified in Article One above. However,
     should Landlord be unable to complete said Premises by said date, which
     delay in completion is due to any

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                                                                   Exhibit 10.34

     occurrence or eventuality outside the direct control of Landlord, the date
     of delivery of the Premises to Tenant shall be extended until such time as
     Landlord is able to substantially complete the Premises and the
     Commencement Date and Ending Date of the term of this Lease shall be
     adjusted to take into account the delay in making the premises available
     for Tenants use and occupancy. Tenant agrees that no such delay shall be
     grounds for cancellation or alteration of the terms and conditions of this
     Lease unless such delay exceeds 45 days. In the event of any delay in
     delivery of the Premises to Tenant, Landlord shall not be subject to any
     liability for failure to give possession after said date. Tenant shall have
     thirty days after taking possession to notify Landlord of any deficiencies
     in the Premises. Failure of Tenant to so notify Landlord shall be
     conclusive evidence that the Premises were in good order and satisfactory
     condition when Tenant took possession, unless otherwise agreed in writing.

3.3  This Lease and the tenancy herein created shall cease and terminate at the
     end of the lease term set forth above or at the end of any period of
     extension or renewal as provided by written extension agreement or as
     otherwise provided herein without the necessity of any notice from either
     Landlord or Tenant to terminate the same. The Tenant hereby waives notice
     to vacate the Premises and agrees that Landlord shall be entitled to the
     benefit of all provisions of law respecting the summary recovery of
     possession of Premises from Tenant holding over without the consent of
     Landlord to the same extend as if a notice had been given. In the event
     Tenant holds over and beyond the term of this Lease, for any reason,
     without the express written consent of Landlord, Tenant shall be deemed a
     "hold over tenant" in violation of the terms of this Lease, and shall be
     subject to all covenants and conditions of this Lease Agreement, except
     however, that the minimum monthly rental installment during each month, or
     fractional part thereof, of continued occupancy shall be two hundred
     percent (200%) of the amount payable by Tenant as total rental during the
     last one (1) month of the lease term. If Tenant holds over and beyond the
     term of this Lease with the consent of Landlord, then, except as otherwise
     provided by written agreement, the tenancy of Tenant shall be a month-to-
     month tenancy at will, subject to all covenants and conditions of this
     Lease Agreement including the monthly rental installment provisions which
     shall be applied on a month-to-month basis. Thirty (30) days written notice
     (computed from the date of delivery of such notice) shall be required in
     order for either party to terminate the tenancy at will.

                                 ARTICLE FOUR
                              USE OF THE PREMISES

4.1  The Premises shall be used by the Tenant solely for the purpose provided
     for in Article One above, and for no other use or purpose without the prior
     written consent of Landlord.

4.2  Tenant further covenants and agrees that its use and occupancy of the
     Premises shall strictly comply with and not involve any violation of any
     federal, state or municipal statute, rule, ordinance or zoning law or any
     regulation, rule or directive of any governmental or regulatory agency as
     may now exist or may hereafter exist concerning the use, operation or
     safety of the Premises. In addition, Tenant covenants and agrees to operate
     the Premises in conformance with the Rules and Regulations which are
     attached to this Agreement as Exhibit "F", and made a part hereof. Tenant
     shall not use the Premises or the building in which the Premises are
     contained for any purpose that will increase the insurance rate or risk of
     the building above that which is customary and normal for the uses set
     forth above and, in such event, Landlord, as an additional remedy for the
     violation of this provision, may elect to recover, as "Additional Rental"
     (defined below), the total cost of such increase from Tenant, without
     contribution of other tenants of the Business Park. (See Article 8.6.)

4.3  All damages to the Premises, the Common Areas or the building in which the
     Premises are contained, caused by Tenant's negligence, shall be repaired at
     Tenant's expense. Tenant shall not commit waste or allow waste to be
     committed on the Premises or the Common Areas. Tenant shall not perform any
     acts or carry on any practices which will constitute a nuisance or menace,
     or be offensive, to the other tenants or occupants or to the general
     public. Tenant shall keep the Premises, its use of the Common Areas and all
     its improvements in sound condition, in good repair and safe for the
     incidental use of its business invitees.

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                                                                   Exhibit 10.34

4.4  Tenant shall not make or permit any noise or odor that is objectionable to
     the public, to other tenants of the Business Park or to Landlord to emanate
     from the Premises and shall not create or maintain a nuisance thereon.
     Tenant shall not disturb, solicit or canvas the users of the Common Areas
     without the consent of Landlord and shall not do any act tending to injure
     the reputation of the Landlord or the Business Park.

4.5  Lessee shall not place or permit any radio antenna, loud speakers, sound
     amplifiers or any other thing or item on the exterior of the roof or
     outside of the building or the Premises.

4.6  Lessee shall not obstruct, encumber or use the parking areas, sidewalks,
     entrances, passages, vestibules, stairways, corridors and halls for any
     purpose other than ingress or egress to and from the Premises and for
     parking only in the delegated areas for such use.

                                 ARTICLE FIVE
                                    RENTAL

5.1  The total agreed rental (the "Rental") for the term of this Lease is the
     sum of: (i) the "Minimum Rental" (defined below) and (ii) the "Additional
     Rental" (defined below).

5.2  (a)  The Minimum Rental for the lease term shall be in the amount provided
          in Article One. In the event the first day of the lease term shall not
          be the first day of a calendar month, then the rental for the first
          month of the term shall be prorated on a daily basis.

     (b)  Tenant shall pay the Minimum Rental, in advance, in equal monthly
          installments as provided in Article One.

     (c)  An amount equal to the first installment of Minimum Rental payment
          shall be paid by Tenant upon the execution of this Lease. Tenant will
          receive, on any prorated minimum rent due and for the first full
          month's minimum rent due a credit in an amount equal to this
          installment. Any minimum rental for the first full month under this
          Lease for which minimum rental is payable, after the application of
          the above described credit, will be due on or before the first day of
          the month to which it is applicable. other installments of the minimum
          rental payment shall be due on or before the first day of the month to
          which it is applicable and the rental obligation of Tenant shall be
          deemed delinquent if any given monthly installment is not received by
          Landlord on or before the fifth day of the month in which it is due.
          Any Additional Rental or Rental Adjustments which are not paid within
          five (5) days of when they are due shall be deemed delinquent.

          All rentals shall be paid by Tenant without any right of offset or
          deductions therefrom for any purpose.  All rent is, and shall be,
          payable in legal tender at Landlord's address as set forth herein for
          notice or at such other address as Tenant may be directed from time to
          time by notice from Landlord.

5.3  The term "Additional Rental" shall include any cost, charge or expense of
     any kind whatsoever which is or may become payable and due to Landlord by
     Tenant in accordance with the terms, covenants and conditions of this
     Lease, excluding Minimum Rental. Additional Rental includes, but is not
     limited to, Tenant's Common Area Maintenance Fees (Article Six), Tenant's
     Proportionate Share of Excess Taxes (Article Seven) and Excess Premiums
     (Article Eight) and any and all Rental Taxes which are in existence or
     which may come into existence, and which are based upon or measured by the
     payment of Minimum Rental or items of Additional Rental other than said
     Rental Taxes.

5.4  Any installment of rent accruing under the provisions of this Lease that
     shall not be paid when due shall bear interest at the annual rate of three
     percent (3%) above the prime rate reported from time to time by the Wall
     Street Journal as the base rate on corporate loans at large U. S. Money
     Center commercial banks from the date when the same was payable by the
     terms hereof until the same shall be paid by Tenant.

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                                                                   Exhibit 10.34

                                  ARTICLE SIX
                          COMMON AREA MAINTENANCE FEE

6.1  Tenant covenants and agrees to pay to the Landlord, in addition to the
     rentals specified in Article Five hereof, as Additional Rental, a Common
     Area Maintenance Fee payable in equal monthly installments as provided for
     in Article One.  Landlord shall have the responsibility of Business Park's
     Common Area (defined below) specifically including, without limitation
     gardening and landscaping, lighting, removal of Common Area trash, rubbish,
     garbage and other refuse, parking lot cleaning, snow removal, outside
     window cleaning (monthly), Common Area utilities and lawn maintenance.

     "Common Area" means all areas and space provided by Landlord for the common
     use and joint use of the occupants of the Business Park and/or their
     employees, agents, servants and customers and other invitees, including,
     without limitation, parking area, access roads, driveways, retaining walls,
     interior store boundary walls, exterior walls and trim (but not store
     fronts), exterior utilities and service lines, landscaped areas, truck
     service ways loading docks, stairs, ramps and sidewalks.

6.2  Within one hundred twenty days following the end of the year 1999 and each
     year thereafter Landlord shall furnish Tenant a statement covering the
     calendar year just ended, certified as correct by a certified public
     accountant or an authorized representative of Landlord and showing the
     total Business Park Common Area Maintenance Costs and the amount of
     Tenant's share for such costs. If Tenant's share exceeds the Common Area
     Fee provided for in Article One, then Tenants Common Area Fee will be
     increased to reflect the increase in the Common Area Maintenance Cost and
     will be payable as Additional Rental pursuant to Section 6.1 above.

6.3  Common area maintenance fees shall not escalate more than 5% of base rate
     for the term of the Lease.

                                 ARTICLE SEVEN
                                     TAXES

7.1  Landlord agrees to pay all taxes, assessments and governmental charges of
     any kind and nature whatsoever (hereinafter collectively referred to as
     "Taxes") lawfully levied or assessed against the Business Park, including
     the buildings and the grounds, parking areas, driveways and alleys around
     the buildings, provided, however, that the maximum in taxes attributable to
     the Business Park to be paid by Landlord during any one real estate tax
     year shall be those taxes levied against the Business Park during the year
     1999 . If in any real estate tax year during the term of this Lease, or any
     renewal or extension of this lease, the taxes levied against the buildings
     and the grounds, parking areas, driveways and alleys around the buildings
     during such tax year shall exceed the amount levied during the year 1999 ,
     Tenant shall pay to Landlord as additional rental, Tenant's proportionate
     share of the amount of such excess ("Excess Taxes"). Tenant's proportionate
     share, as used herein, shall mean a fraction, the numerator of which is the
     floor area contained in the Premises as provided in Article One above and
     the denominator of which is the total contracted floor area in the Business
     Park.

7.2  At Tenant's request Landlord shall employ a tax consulting firm to attempt
     to assure a fair tax burden on the buildings and grounds within the
     applicable taxing jurisdiction. Tenant shall pay to Landlord upon demand
     from time to time, as additional rent, the amount of Tenant's proportionate
     share of the cost of such service.

7.3  Any payment to be made pursuant to this Article Seven with respect to the
     real estate tax year in any partial lease year shall be prorated.

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                                                                   Exhibit 10.34

                                 ARTICLE EIGHT
                                   INSURANCE

8.1  The Landlord agrees that it will keep the buildings in the Business Park of
     which the Premises is a part (excluding Tenant's improvements and the
     contents of the Premises) insured by standard form fire and extended
     coverage casualty insurance in an amount not less than eighty percent (80%)
     of the original cost thereof (excluding excavations, footings and
     foundations).

8.2  The Landlord agrees to maintain public liability insurance covering the
     Business Park of which the Premises is a part, it being understood that
     such coverage may not insure against the negligence of the Tenant.

8.3  Tenant will keep in force, at its own expense so long as this Lease remains
     in effect or during such other time as the Tenant occupies the leased
     Premises or any part thereof, public liability insurance with respect to
     the leased Premises with minimum limits of One Million Dollars
     ($1,000,000.00) on account of bodily injury or death of one person, and One
     Million Dollars ($1,000,000.00) on account of bodily injuries or death of
     more than one person as a result of any one accident or disaster; and
     property damage insurance at the minimum limits of 2,000,000.00. Tenant
     shall cause Landlord to be named as an additional insured party thereon.
     Insurance coverage, as provided, shall be issued by insurance companies
     licensed to do business in the State of Oklahoma with a Best's rating of
     "N" or better. Tenant shall deliver to the Landlord a certificate or
     certificates of insurance of all such insurance coverage, a copy of all
     such insurance policies and proof of payment of annual premiums.

8.4  Landlord shall insure at its sole cost and expense any and all plate and
     other glass damaged or broken from any cause whatsoever in and about the
     Premises.

8.5  Tenant agrees that it will not keep, use, sell or offer for sale in or upon
     the Leased Premises any article which may be prohibited by the standard
     from of fire insurance policy. Tenant agrees to pay any increases in
     premiums for fire and extended coverage insurance that may be charged
     during the Lease Term on the amount of such insurance which may be carried
     by Landlord on the Premises or the Business Park, resulting from the type
     of materials kept or stored by Tenant in the Premises, whether or not
     Landlord has consented to the same. In determining whether increased
     premiums are the result of Tenant's use of the Premises, a schedule, issued
     by the organization making the insurance rate on the Premises, showing the
     various components of such rate, shall be conclusive evidence of the
     several items and charges which make up the fire insurance rate on the
     Premises.

8.6  In the event Tenant's occupancy causes any increase of premium for the fire
     and/or casualty rates on the Premises or Business Park or any part thereof
     above the rate for the least hazardous type of occupancy legally permitted
     in the Premises, the Tenant shall pay the additional premium on the fire,
     and/or casualty insurance policies by reason thereof. The Tenant also shall
     pay, in such event, any additional premium on the rent insurance policy
     that may be carried by the Landlord for its protection against rent loss
     through fire. Bills for such additional premiums shall be rendered by
     Landlord to Tenant at such times as Landlord may elect, and shall be due
     from, and payable by, Tenant when rendered, and the amount thereof shall be
     deemed to be, and be paid as, additional rent.

8.7  If during the year 1999, or during any subsequent year of the primary term
     or any renewal or extension, Landlord's cost of maintaining the insurance
     provided for in this Article shall-exceed Landlord's cost of maintaining
     such insurance for the year 1999, Tenant agrees to pay to Landlord, as
     additional rental, Tenant's full Proportionate Share, as defined in
     Paragraph 7.1 above, of such excess ("Excess Premiums").

8.8  Any payment to be made pursuant to this paragraph with respect to a partial
     lease year shall be subject to a pro rata adjustment based on the ratio of
     the partial lease year to a full lease year.

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                                                                   Exhibit 10.34

                                 ARTICLE NINE
                                    DEFAULT

9.1  In the event of a default, as herein described, on the part of the Tenant,
     Landlord shall have the following remedies which shall be cumulative and
     shall not exclude any other right or remedy given to Landlord as Landlord
     under the laws of the State of Oklahoma.

9.2  If Tenant shall file a petition in voluntary bankruptcy or be adjudged
     bankrupt in involuntary proceedings or make all assignment for benefit of
     creditors or like arrangements or composition or file a petition in the
     federal court for reorganization or otherwise seek relief under the Code of
     Bankruptcy of the United States of America or files for the appointment of
     a receiver or trustee or discontinues business in the Premises for any
     reason whatsoever, except as otherwise permitted by this Lease, such is to
     be considered a default under this Lease and Landlord, without further
     notice or demand and either with or without entry upon Premises, at its
     discretion at anytime thereafter, may elect to terminate Tenant's rights
     under this Lease and thereafter be entitled to recover damages in the
     amount equal to the then present value of the then remaining and unpaid
     portion of the Minimum Rental for the remaining and unexpired portion of
     the term of this Lease. Said present value shall be calculated using a
     discount factor equal to the then cost of funds published by the Eleventh
     District Federal Home Loan Bank; and/or

9.3  Upon the following events of default by Tenant:

     (a)  The payment of any Rental not being made upon the day the same shall
          become due and same remains unpaid for five (5) days after written
          notice from Landlord to Tenant of such nonpayment of Rental.

     (b)  The neglect, failure or refusal by the Tenant in the performance of
          any of the other terms, conditions or covenants of this Lease by said
          Tenant to be performed, and the continued neglect, failure or refusal
          for a period of ten (10) days after the service of written notice of
          such default by the Landlord on Tenant; then the Landlord may enter
          into and upon the Premises or any part thereof and repossess the same
          with or without terminating this Lease and, without prejudice to any
          of its remedies for rent or breach of covenant and in any such event,
          may, at its option: (i) terminate said Lease by giving written notice
          of its election to so do, or may, at its option, (ii) lease the
          Premises or any part thereof as the agent of the Tenant, or otherwise,
          or may, at its option, (iii) accelerate to the entire remaining unpaid
          balance of Minimum Rental, in which event the then present value of
          the entire unpaid balance of Minimum Rental shall be immediately due
          and payable as similarly provided in Article 10.2 below. In the event
          of any such re-letting, as described in (ii) above, the Tenant shall,
          without demand or further process of law, pay to Landlord at the end
          of each month during the full term of this Lease, the deficiency of
          the net Minimum Rental.

9.4  Landlord shall, in addition thereto, have a lien against all merchandise,
     fixtures, furniture, equipment or other personal property located in the
     Premises for the payment of rents or other amounts due hereunder.

9.5  In the event of breach or Rental default as provided herein, Landlord shall
     be entitled to common law and statutory (Oklahoma) remedy of distraint and
     Landlord shall be entitled to the immediate possession of the Premises and
     may sell and dispose of the leasehold, as well as the property of the said
     Tenant, at public auction. Tenant hereby acknowledges that this is a lease
     for business purposes only and does, by these presents, waive any rights
     granted to Tenant pursuant to any statutes of the State of Oklahoma. Tenant
     shall be liable to Landlord for all sums remaining unpaid in the event of
     such a sale and all of the expenses incident to the collection thereof,
     including reasonable attorney's fees.

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                                                                   Exhibit 10.34

                                  ARTICLE TEN

                            FIRE OR OTHER CASUALTY

10.1  If the Premises (excluding Tenant improvements or contents of the
      Premises) shall be damaged by fire or other risk covered by standard form
      fire and extended coverage casualty insurance and is not thereby rendered
      untenantable, in whole or in part, Landlord shall promptly, upon receipt
      of insurance proceeds, cause such damage to be repaired and the rent shall
      not be abated; if, by reason of such occurrence, the Premises shall be
      rendered untenantable only in part, the Landlord shall promptly, upon
      receipt of insurance proceeds, cause the damage to be repaired and the
      minimum rent, meanwhile, shall be abated proportionately as to the portion
      of the Premises rendered untenantable; if, by reason of such occurrence,
      the Premises should be rendered wholly untenantable, the Landlord shall
      promptly, upon receipt of insurance proceeds, cause such damage to be
      repaired, and the minimum annual rent, meanwhile, shall be abated in
      whole; provided, however, if the leased Premises shall be damaged, whether
      or not from a risk of the type covered by Landlord's fire and extended
      coverage casualty insurance, to the extent that such damage is fifty
      percent (50%) or more of the then replacement cost of the leased Premises,
      then, in such event, the Landlord shall have the right, at Landlord's
      option, to declare this Lease canceled by giving appropriate written
      notice to the Tenant within thirty (30) days first following said
      occurrence, whereupon this Lease Agreement and tenancy hereby created
      shall cease as of the date of damage occurrence, all rentals to be
      adjusted as of such date. The obligation of Landlord, where such
      obligation exists under the foregoing sentence, to repair damages shall be
      limited to repair and restoration of the damaged portion of the Premises
      to substantially the condition of the Premises as existed upon delivery of
      possession of the Premises to Tenant at the commencement of the term of
      this Lease, is modified by ordinary wear and tear preceding such damage.
      If the Premises shall be damaged, whether, or not from a risk of the type
      covered by Landlord's fire and extended coverage insurance, provided such
      damage was not caused by the negligent or willful acts of the Tenant, and
      is thereby rendered untenantable, wholly or in part, following which the
      Landlord is unable to repair the Premises within 120 days after receipt by
      the Landlord of the insurance proceeds, then, in such event, the Tenant
      shall have the right, at Tenant's option, to declare this Lease canceled
      by giving appropriate written notice to the Landlord within ten (10) days
      first following said 120 day period, following which this Lease Agreement
      and tenancy hereby created shall cease as of the date of such notice.

10.2  It is further understood and agreed that, if fifty percent (50%) or more
      of the gross floor area of the building of the Business Park wherein the
      Premises are located (whether or not the Premises are damaged) are
      rendered untenantable by fire or other casualty, following which the
      Landlord does not elect to commence restoration of said damages within
      sixty (60) days after such occurrence of damages, then, in such event, the
      Landlord shall have the option right to declare this Lease canceled by
      giving appropriate written notice, within thirty (30) days first following
      said sixty (60) day period, following which this Lease Agreement and
      tenancy hereby created shall cease as of the last day of the next full
      calendar month first following the date of such termination notice.

                                ARTICLE ELEVEN

                            REPAIRS AND MAINTENANCE

11.1  Landlord will keep the exterior, including the roof and structural
      portions of the Premises, except doors in good repair; provided, however,
      Landlord shall not be responsible for the repair of any damage that shall
      be caused by the negligence of the Tenant or its agents, servants,
      employees, assignees, sublessees, contractors, customers, or invitees. The
      Landlord agrees to keep in good repair and to maintain, to the extent
      reasonably necessary and consistent with good business practices, the
      Common Area of the Business Park, to keep the same reasonably free from
      debris and to illuminate such areas adequately. Landlord shall be under no
      other liability for repair, maintenance, alteration or other action with
      reference to the Premises or any part thereof, or any plumbing, heating,
      electrical, air conditioning or other mechanical installation therein,
      except as otherwise provided by Article Eleven of this Lease Agreement
      relating to repair

                                       8
<PAGE>

                                                                   Exhibit 10.34

      of damage from a casualty. Landlord shall be responsible for all repair in
      excess of $250.00 per occurrence.

11.2  Landlord agrees to provide and maintain the necessary mains, feeders,
      ducts and conduits within the Business Park in order to bring gas and
      electricity up to the boundary of the Premises; it being understood that
      all means of distribution of such services within the Premises shall be
      maintained by the Tenant at the Tenant's expense.

11.3  Tenant hereby agrees to keep the interior of the Premises, including any
      doors, together with all lighting, electrical, plumbing, heat, ventilating
      and air conditioning systems and other mechanical installations therein,
      in good order and repair and will make all replacements thereto at its own
      expense. Tenant will surrender the leased Premises at the expiration of
      the term or at such other time as it may vacate the Premises in as good a
      condition as when received, excepting depreciation caused by ordinary wear
      and tear and damage by other causes not required hereunder to be repaired
      by Tenant.

11.4  Landlord agrees that on all new interior construction, the normal
      contractor and equipment warranties will inure to the benefit of Tenant.

                                ARTICLE TWELVE
                                   UTILITIES

12.1  All utility services except for water and sewage services, used by the
      Tenant in connection with the occupancy of the Premises, shall be paid by
      Tenant directly to the provider of such services, and the Tenant shall
      keep all bills for such services current as they come due. Tenant hereby
      indemnifies and agrees to save Landlord harmless from all such liability
      for said services. In the event Tenant fails to pay for any such services
      as and when they come due, Landlord may elect to pay same and charge
      Tenant, as Additional Rental, the amounts paid. It is understood that
      utility services, excluding water and sewage, have been designed for
      separate metering and that Tenant will provide such deposits, if any, as
      may be required by any utility company in order to cause commencement of
      utility services to the Premises occupied by Tenant. Water and sewage
      services for the Premises shall be provided through a Landlord's common
      use meter at Landlord's expense. in no event shall Landlord be liable for
      an interruption or failure in the supply of water and sewage services to
      the Premises. Water and sewage service shall be paid for by Landlord.
      Tenant will be billed periodically for its pro rata share of these charges
      as Additional Rental.

                               ARTICLE THIRTEEN
                             SIGNS AND ADVERTISING

13.1  Tenant will not place or suffer to be placed or maintained on the exterior
      of the Premises any sign, advertising matter or other thing of any kind
      and will not place or maintain any decoration, lettering or advertising
      matter on the door or any glass of the Premises without first obtaining
      the Landlord's written approval thereof. The cost of all signage of any
      kind whatsoever shall be borne by Tenant, unless otherwise provided
      herein. Upon the installation or removal of any signs or advertising
      matter, Tenant shall, at its sole expense, repair any damages to the
      Building or to the Common Usage Areas occasioned by such installation or
      removal, including restorations occasioned thereby. Any sign or
      advertising matter placed or maintained by Tenant will be in conformance
      with the provisions of Exhibit "E" attached hereto and made a part hereof.

13.2  The Landlord reserves the right to place any sign or advertisement on the
      Building or the Common Usage Areas as it desires and to place restrictions
      on the sources furnishing sign painting, lettering or construction, and on
      the appearance of such signage.

                               ARTICLE FOURTEEN
                           ASSIGNMENTS OR SUBLETTING

14.1  Tenant will not assign this Lease, in whole or in part, nor sublet all or
      any part of the Premises without the prior written consent of the Landlord
      being first obtained, which consent shall not be unreasonably withheld.
      Any such assignment or subletting shall not affect or relieve the Tenant
      from any of its obligations under this Lease, including, without
      limitation, the obligations to pay the Rentals when due and the
      obligations of

                                       9
<PAGE>

                                                                   Exhibit 10.34

      Tenant to perform all of its covenants hereunder. The terms "assign" and
      "sublet" shall be construed to include assignment or subletting by
      operation of law.

14.2  If at any time during the Lease Term, any part, or all, of the corporate
      shares of Tenant shall be transferred by sale, assignment, bequest,
      inheritance, operation of law or other disposition so as to result in a
      change in the present effective voting control of Tenant by the person, or
      persons, owning a majority of said corporate shares on the date of this
      Lease, Tenant shall promptly notify Landlord in writing of such change and
      Landlord may terminate this Lease at any time after such change in control
      by giving Tenant thirty (30) days' prior written notice of such
      termination.

                                ARTICLE FIFTEEN
                                 PARKING AREAS

15.1  Landlord reserves the right to designate in its sole discretion, certain
      portions of the Common Area to be used as parking areas for the exclusive
      use of certain tenants and/or their business invitees and to designate
      other portions of the Common Area to be used as parking areas for the
      general use of all the tenants of the Business Park and their business
      invitees.

                                ARTICLE SIXTEEN
                                  INSPECTION

16.1  Landlord or Landlord's agents shall have the right to enter the Premises
      during normal business hours to examine the same and to show them to
      prospective purchasers, mortgagees or tenants of the Landlord or to make
      such decorations, repairs, alterations, improvements or additions as the
      Landlord may deem necessary or desirable.

16.2  In the event of an emergency, Landlord or Landlord's agent may enter the
      Premises using whatever means is reasonable under the circumstances to
      accomplish such entry.

16.3  Tenant shall, upon termination of the Lease or of Tenant's possession,
      surrender all keys of the Premises to Landlord at the place then fixed for
      the payment of rent and shall make known to Landlord the explanation of
      all combination locks on safes, cabinets and vaults in the Premises.

                               ARTICLE SEVENTEEN
                           SUBORDINATION TO MORTGAGE

17.1  At the option of the holder of any present or future mortgage of the land
      and buildings of which the Premises are a part, this Lease shall be
      subject and subordinate to such mortgage to the full extent of all sums
      and amounts secured thereby and, at the request of Landlord or Landlord's
      mortgagee, without any way diminishing or negating the effectiveness of
      the subordination provided for herein, Tenant shall execute any
      instruments or documents that may be deemed necessary or proper by counsel
      for Landlord or Landlord's mortgagee to effect such subordination;
      provided, however, that, at such time as any subordination is requested,
      Landlord shall furnish Tenant evidence that Tenant shall have the right to
      remain in possession of the Premises under the terms of this Lease,
      notwithstanding any default in such mortgage or trust deed or after
      foreclosure thereof, so long as Tenant is not in default under any of the
      covenants, conditions and agreements contained in this Lease. In the event
      any proceedings are brought for the foreclosure of any mortgage on
      property on which the Premises is located, Tenant will attorn to the
      purchase at a foreclosure sale and recognize the purchaser as Landlord
      under the Lease.

17.2  At Landlord's request, Tenant will execute either an estoppel certificate
      addressed to Landlord's mortgagee or any prospective successor of Landlord
      or a three-party agreement among Landlord, Tenant and said mortgagee or
      successor, certifying to such facts (if true) regarding the status and
      terms of this Lease as may be requested and agreeing to such notice
      provisions and other matters as such mortgagee or successor may reasonably
      require in connection with Landlord's financing or the conveyance of the
      Building.

                                       10
<PAGE>

                                                                   Exhibit 10.34

                               ARTICLE EIGHTEEN
                        WARRANTY, COMPLIANCE WITH LAWS

18.1  The Landlord covenants and warrants that it has full right, power and
      authority to enter into this Lease for the term herein granted and that,
      as of the date hereof, the said Premises may be used by Tenant for the
      purposes herein set forth. The Tenant agrees, during its occupancy of the
      Premises, to promptly execute, observe and comply with all present and
      future laws, ordinances, rules, requirements and regulations of any
      federal, state, county, city or any other governmental agency and of any
      or all of their respective several departments, offices and bureaus
      affecting the Premises.

                               ARTICLE NINETEEN
                                    NOTICES

19.1  For all purposes hereunder, the addresses of the parties hereto are as
      follows:

          Landlord:  Wilshire Square
                     c/o CB Richard Ellis/Oklahoma, Property Management
                     7912 East 31s' Court, Suite 200
                     Tulsa, Oklahoma 74145-1346

          Tenant:    At address shown in Article One.

19.2  The parties hereto shall have the right, from time to time, to designate
      different addresses than those above set forth by giving written notice to
      the other party designating such new address.

19.3  Any notice to be given by either party to the other shall be in writing
      and shall be deemed to have been served upon the party to whom it shall be
      directed: (i) as of the date of deposit in the United States mail, postage
      prepaid, certified or registered mail, addressed to such party at the
      address above given, or at such other address as such party may, from time
      to time, designate in accordance with the provisions hereof or (ii) as of
      the date of and delivery to the Landlord or Tenant as the case may be.

                                ARTICLE TWENTY
                             PREMISES ALTERATIONS

20.1  The Tenant shall have the right, at any time and from time to time during
      the term of this Lease, to make such changes and alterations to the
      interior of the Premises as the Tenant shall deem necessary or desirable
      in connection with the requirements of the Tenant's business; provided,
      however:

     (a)  no change or alteration shall weaken, either temporarily or
          permanently, the structure of the Premises nor, when completed, shall
          be of such a character as to:

          (1) affect adversely the value of the Premises;

          (2) materially reduce the cubic content of said Premises; or

          (3) diminish the general utility of the Premises; and

     (b)  no change or alteration involving a reasonably estimated (by the
          Landlord) cost of more than Five Thousand Dollars ($5,000.00)
          (excluding trade fixtures) shall be undertaken except pursuant to the
          provisions contained in Exhibit "D" attached hereto.

     Tenant shall not make any changes or alterations to the exterior of the
     Premises and shall not make any penetrations in the roof or demising walls
     of the Premises, regardless of the estimated cost thereof, without the
     prior written consent of Landlord in each such occasion obtained.

                                       11
<PAGE>

20.2  All alterations and improvements of said Premises by Tenant shall be and
      become a part of the real estate, except such machinery, equipment,
      appurtenances, furnishings and fixtures placed therein by Tenant as trade
      equipment and fixtures.

                              ARTICLE TWENTY-ONE
                                INDEMNIFICATION

21.1  Except as to injury, death or property damage proximately caused by the
      negligence of Landlord for which Landlord is legally liable, Tenant agrees
      to indemnify and hold Landlord harmless from all claims, suits, actions,
      damages, liability and claims (including costs and expenses of defending
      against all of the aforesaid) arising (or alleged to arise) from any act
      or omission of Tenant or Tenants agents, employees, assignees, sublessees,
      contractors, customers or invitees, or arising from any injury to or death
      of any person or persons or damage to or destruction of the property of
      any person or persons occurring at the Premises, and Common Areas
      attendant thereto, and Tenant assumes responsibility for the condition of
      the Premises and agrees to give Landlord written notice in the event of
      any damage, defect or disrepair therein.

21.2  Tenant agrees to use and occupy the Premises and place its fixtures,
      equipment, merchandise and other property thereon at its own risk and
      hereby releases Landlord and its agents from all claims for any damage or
      injury to the full extent permitted by law. Tenant agrees that Landlord
      shall not be responsible or liable to Tenant, or those claiming under
      Tenant, for any injury, death or damage or loss occasioned by the acts or
      omissions of persons occupying any part of the Premises or, occasioned by
      the condition of the Premises, the upkeep for which Tenant is responsible
      under the terms of this Lease.

                              ARTICLE TWENTY-TWO
                               SECURITY DEPOSIT

22.1  Tenant, contemporaneously with the execution of this Lease, will deposit
      with Landlord a security deposit in the sum provided for in Article One,
      receipt of which is hereby acknowledged by Landlord. Said deposit shall be
      held by Landlord, without liability for interest, as security for the
      faithful performance by Tenant of all of the terms, covenants, and
      conditions of this Lease by said Tenant to be kept and performed during
      the Lease Term. At the end of the Lease Term or upon any earlier
      termination of the lease, Landlord shall return the deposit to Tenant,
      less any portion thereof needed to compensate Landlord for damages other
      than those caused by normal wear and tear.

                             ARTICLE TWENTY-THREE
                                 CONDEMNATION

23.1  Should so much of the Premises be condemned for public or quasi-public use
      so as to render the Premises untenantable for Tenant's use under this
      Lease, then either Landlord or Tenant, upon written notice to the other
      within 20 days of the taking date, shall be entitled to terminate this
      Lease and upon such termination, the rent shall be adjusted to the date of
      termination.

23.2  The Tenant shall have no claim against the Landlord for the value of any
      unexpired term of the Lease and no right or claim to any part of any
      condemnation award for any reason related to the Premises or this Lease,
      except that the Tenant shall be entitled in any such condemnation
      proceeding to prove and collect damages, if any, for the taking of its
      trade fixtures that are not part of the realty. The provisions of the
      foregoing paragraphs shall apply whether or not the Lease is terminated as
      aforesaid.

                              ARTICLE TWENTY-FOUR
                           MISCELLANEOUS PROVISIONS

24.1  Offer and Acceptance. The submission of this "Lease Agreement" for
      examination does not constitute agreement between the parties hereto. This
      document becomes effective only upon execution and delivery thereof by
      Landlord and Tenant on or before the Expiration of Offer Date provided for
      in Article One, failing which no reservation or option shall later exist
      to complete this "Lease Agreement".

                                       12
<PAGE>

                                                                   Exhibit 10.34

24.2  Rent Tax. If, at any time during the term of this Lease or any extension
      thereof, a tax or excise on rents is levied or assessed against Landlord
      by a lawful taxing authority on account of Landlord's interest in this
      Lease or the rents or other charges reserved hereunder, Tenant agrees to
      pay to Landlord, upon demand, as Additional Rent under Article 5.4 hereof,
      the amount of such tax or excise. In the event any such tax or excise is
      levied or assessed directly against Tenant, the Tenant shall be
      responsible for and shall pay the same at such times and in such manner as
      the taxing authority shall require.

24.3  Recording. Tenant shall not record this Lease without the prior written
      consent of the Landlord. However, Tenant and Landlord, upon the request of
      either, agree to execute and deliver a memorandum of this Lease in
      recordable form for the purposes of recordation at Tenant's expense.

24.4  Time. Time is of the essence of this Lease.

24.5  Entire Agreement. This instrument (including all attachments hereto)
      constitutes the entire agreement between Landlord and Tenant and the same
      may not be amended or modified orally.

24.6  Successors. This Lease shall inure to the benefit of and be binding upon
      Landlord and Tenant, their successors and assigns (or heirs, executors and
      administrators, as the case may be) subject to the terms, covenants and
      conditions stated. In the event of the assignment, of this Lease by
      Landlord, Tenant agrees to attorn to the rights of the assignee.

24.7  Construction of Lease.

      (a) The term "Landlord", as herein used, means and includes the named
          Landlord, its successors and assigns, and the term "Tenant," as herein
          used, means and includes the named Tenant, its successors and any
          assignees to whom this Lease may be validly assigned as hereinabove
          provided, and all of the terms and provisions of this Lease shall be
          binding on and inure to the benefit of such successors and assigns.

      (b) This Lease shall be governed by and enforced in accordance with the
          laws of the State of Oklahoma.

      IN WITNESS WHEREOF, the parties have caused this Agreement to be duly
      executed on the day and year first above written.

                                       LANDLORD

                                       D/B/AIWILSHIRE SQUARE, BY ITS AGENT,
                                       CB RICHARD ELLIS/OKLAHOMA,
                                       PROPERTY MANAGEMENT

                                       By: /s/ Lori Bryant Donovan
                                           -----------------------
                                                  President

                                       TENANT

                                       IDS ENGINEERING, INC.

                                       By: /s/ William A. Coskey
                                           -----------------------
                                       Name:  William A. Coskey
                                              --------------------
                                       Title: President
                                              --------------------

ATTEST:

/s/ Hulda L. Coskey
-------------------
Secretary

                                       13
<PAGE>

                                                                   Exhibit 10.34

                                  EXHIBIT "A"

                        PLOT PLAN OF THE BUSINESS PARK

11004 East 51/st/                                 1008 East 51/st/ Street

                            [DIAGRAM APPEARS HERE]

                                       14
<PAGE>

                                                                   Exhibit 10.34
                                  EXHIBIT "B"

                    LEGAL DESCRIPTION OF THE BUSINESS PARK

All of Lot 6; Part of Lot 5; Part of Lot 7, all in Block 1, JOHNSON-FAGG
INDUSTRIAL ADDITION, an Addition in Tulsa, Tulsa County, Oklahoma, according to
the official recorded plat thereof, more particularly described as follows, to-
wit: Beginning at the Northwest corner of said Lot 6; thence S 89' 57' 00" E
along the North boundaries of said Lots 6 and 7 a distance of 486.71 feet to a
point 172.00 feet from the Northeast corner of said Lot 7; thence S 00" 00' 55"
W a distance of 460.21 feet to a point in the South boundary of said Lot 5,
180.65 feet from the Southeast corner thereof; thence S 72" 19' 35" W along the
South boundary of said Lot 5 a distance of 275.75 feet to the Southwest Corner
thereof; thence along the Westerly boundaries of said Lots 5 and 6 as follows:
thence N 290 19' 56" W a distance of 365.36 feet; thence on a curve to the right
having a radius of 350.00 feet a distance of 179.18 feet; thence due North 54.38
feet to the point of beginning, containing 208,511 square feet, more or less.

                                       15
<PAGE>

                                                                   Exhibit 10.34

                                  EXHIBIT "C"

                        DESCRIPTION OF LANDLORD'S WORK

Landlord is furnishing the adjacent 2,700 square feet at 11004 East 51/st/
Street "as is", except all mechanical systems shall be in normal working order.

                                       16
<PAGE>

                                                                   Exhibit 10.34

                                  EXHIBIT "D"

                    CHANGES, ALTERATIONS AND MODIFICATIONS

All changes, alterations and modifications made by the Tenant to the Premises,
as described by numbered Article Twenty (such modifications, changes and
alterations being hereinafter, in this Exhibit, called "Work"), shall be done in
all cases subject to the following provisions which Tenant covenants to observe
and perform, to-wit:

1.  No Work shall be undertaken until detailed plans and specifications have
    first been submitted to and approved in writing by Landlord.

2.  In the event Tenant shall request Landlord's approval for Work of such
    nature as to be deemed complicated and of sufficient magnitude to so
    warrant, as determined by Landlord (and as would be similarly so determined
    by other prudent persons familiar with shopping center construction matters
    in Tulsa, Oklahoma), it shall be reasonable for the Landlord to require that
    such Work be undertaken only under the supervision of an architect or
    engineer who shall have been approved by Landlord, which approval, as to
    said architect or engineer, would not unreasonably be withheld.

3.  All Work shall be commenced only after all required municipal and other
    governmental permits and authorizations have been obtained (the Landlord
    agreeing to join in any application therefor, at the Tenant's expense,
    whenever necessary) and shall be done in a good and workmanlike manner and
    in compliance with all laws, ordinances, regulations and requirements of all
    federal, state and municipal governmental agencies and in accordance with
    the requirements of any insurer under an insurance policy then in effect as
    to the Premises. The cost of the Work shall be paid in cash at appropriate
    intervals so that the Premises, and the Business Park, shall be free at all
    times from liens for labor and materials supplied or claimed to have been
    supplied to the Premises and the Business Park. The Work shall be prosecuted
    with reasonable dispatch, except for unavoidable delays. At all times when
    any Work is in progress, the Tenant shall maintain or cause to be
    maintained: (a) adequate workmen's compensation insurance covering all
    persons employed in connection with the Work and with respect to whom death
    or injury claims could be asserted against the Landlord or the Tenant; (b)
    for the mutual benefit of the Tenant and the Landlord, comprehensive general
    liability insurance against all hazards, including liability assumed under
    contracts, to limits of not less than those required for public liability
    insurance under Article Eight; and (c) adequate builder's risk insurance
    designating the contractor, Landlord and Tenant as co-insureds, as their
    interests appear. Such comprehensive general liability insurance shall be in
    addition to the insurance under Article Eight but may be effected by an
    appropriate endorsement, if obtainable, upon the insurance policy referred
    to in said Article Eight.

                                       17
<PAGE>

                                                                   Exhibit 10.34

                                  EXHIBIT "E"

                            SIGNAGE SPECIFICATIONS

Signs/Windows

Landlord will provide at no cost to Tenant, the building address numbers above
the front door and Tenant's company name in 2" block letters on the front door
only.  All other signs or lettering on doors shall be printed, painted, or
affixed or inscribed at the expense of the Tenant after approval by Landlord and
by the sub-contractor of Landlord's choice.

Specification of sign placement and size is as follows:

            Height:         Four Feet Maximum
            Width:          Twelve Feet Maximum
            Depth:          Two Inch Minimum; Six Inch Maximum

To be adhered to building surface by any method that will not destroy or damage
the existing surface.  No direct gluing or caulking will be permitted.

No sign, placard, picture, advertisement, or name shall be attached to any part
of the outside or inside of any window or door and Landlord shall have the right
to remove any such sign, placard, picture, advertisement, name or notice to and
at Tenant's expense.

Tenant shall not place anything or allow anything to be placed near the glass or
any window, door, partition or wall which may appear unsightly from outside the
premises.

All window coverings shall be one inch mini-blinds or equal and color shall be
approved by Landlord in advance in writing and shall be provided by Tenant at
Tenant's expense.

Tenant is responsible to keep interior windows washed.

                                       18
<PAGE>

                                                                   Exhibit 10.34

                                  EXHIBIT "F"

                             RULES AND REGULATIONS

1.   COMMON AREA/ROOF

     All deliveries, etc. to rear.  Trash in Waste Disposal.

     The sidewalks and entrances, shall not be obstructed or used by Tenant for
     any purpose other than for ingress and egress.  The exits, entrances, and
     roofs are not for the use of the general public and Landlord shall in all
     cases retain the right to control and prevent access thereto by all persons
     whose presence, in the judgement of the Landlord, shall be prejudicial to
     the safety, character, reputation and interests of the Premises and
     tenants, provided that nothing herein contained shall be construed to
     prevent access to persons with whom Tenant normally deals in the ordinary
     course of Tenant's business unless such persons are engaged in illegal
     activities.  Neither Tenant, nor employees or invitees of Tenant, shall go
     upon the roof of the building.

2.   PARKING

     The parking areas in front of the Business Park Complex shall be used
     solely for passenger vehicles during normal business hours and the parking
     of trucks, trailers, delivery trucks, recreational vehicles and campers is
     specifically prohibited.  No vehicle of any type shall be stored in any
     parking area at any time.  In the event that a vehicle is disabled, it
     shall be removed within 48 hours.  There shall be no "For Sale" or other
     advertising signs on or about any parked vehicle.  All Tenants shall park
     in the designated parking area as designated by the Landlord from time to
     time.  Trucks shall use the two 110/th/ Street entrances for access to the
     service area.  The East drive on 51/st/ Street may be used as an exit.

3.   NUISANCES

     Tenant shall not use, keep or permit to be used or kept, any foul or
     noxious gas or substance on the Premises, or permit or suffer the Premises
     to be occupied or used in a manner offensive or objectionable to Landlord
     or other occupants of the building by reason of noise, odors and/or
     vibrations, or interfere in any way with other Tenants or those having
     business therein nor shall any animals or birds be brought in or kept in or
     about the Premises of the Project.  Tenant shall maintain the leased
     Premises free from mice, bugs, and ants attracted by food, water or storage
     materials.

     Tenants shall contract for pest extermination on a regular basis, if
     required.

4.   DANGEROUS ARTICLES

     Tenant shall not use or keep on the Premises of the Project any kerosene,
     gasoline or inflammable or combustible fluid or material, or any article
     deemed extra hazardous on account of fire or other dangerous properties or
     use any other method of heating or air conditioning other than supplied by
     Landlord.

5.   IMPROPER CONDUCT

     Landlord reserves the right to exclude or expel from the Project any person
     who in the judgement of the Landlord, is intoxicated or under the influence
     of liquor or drugs or who shall in any manner do any act in violation of
     the Rules and Regulations of the said Project.

     Tenant shall not disturb, solicit, or canvas any occupant of the Project
     and shall cooperate to prevent the same.

                                       19
<PAGE>

                                                                   Exhibit 10.34

6.   AUCTION

     No auction, public or private will be permitted.

7.   EXTERIOR

     Tenant shall not place any improvements or moveable objects including
     furniture, etc., in the parking area or other areas outside of the said
     Premises, or on the roof of said Premises.

8.   DAMAGE

     Walls, floors and ceilings shall not be defaced in any way and no one shall
     be permitted to mark, nail, screw or drill into surface, paint or in any
     way mar the building surface. Pictures, certificates, licenses and similar
     items normally used in Tenant's Premises may be carefully attached to the
     walls by Tenant in a manner to be prescribed by the Landlord. Upon normal
     removal of such items by Tenant, any damage to the walls or other surfaces
     shall be repaired by Tenant.

9.   FURNITURE, SAFES/MOVING

     Furniture, freight, equipment, safes or other bulky articles shall be moved
     into or out of the Project only in the manner and at such times as Landlord
     may direct.  Tenant shall not overload the floor of the Premises or in any
     way deface the Premises or any part thereof. Landlord shall in all cases
     have the right to determine or limit the weight, size and portion of all
     safes and other heavy equipment.  Landlord will not be responsible for loss
     or damage to any safe or property from any cause and all damage done to the
     building by moving or maintaining any such safe or other property shall be
     repaired at the expense of Tenant.

10.  REQUIREMENTS OF TENANT

     The requirements of Tenant will be observed upon application to Landlord at
     the office of said building.  Employees of Landlord shall not perform any
     work or do anything outside of the regular duties unless under special
     instruction from Landlord.  Tenant shall give Landlord prompt notice of any
     defects in the water, sewage, gas pipes, electrical lights and fixtures,
     heating apparatus, or any other service equipment.

11.  USE

     The Premises will be used only for general business office purposes and
     purposes incidental to that use, and for no other purpose.  Tenant will use
     the Premises in a careful, safe and proper manner.  Tenant will not use or
     permit the Premises to be used or occupied for any purpose or in any manner
     prohibited by any applicable laws.  Tenant will not commit waste or suffer
     or permit waste to be committed in, on, or about the Premises.  Tenant will
     conduct its business and control its employees, agents, and invitees in
     such a manner as not to create any nuisance or interfere with, annoy, or
     disturb any other Tenant or occupant of the Project or Landlord in its
     operation of the Project.

REQUIREMENTS OF LAW; FIRE INSURANCE

12.  GENERAL. At its sole cost and expense, Tenant will promptly comply with all
     laws, statutes, ordinances, and governmental rules, regulations or
     requirements now in force or in force at any given time after the Lease
     Date, with the requirements of any board of fire underwriters or other
     similar body constituted now or after the Lease Date, with any direction or
     occupancy certificate issued pursuant to any law by any public officer or
     officers, as well as with the provisions of all recorded documents
     affecting the Premises, insofar as they relate to the condition, use, or
     occupancy of the Premises, excluding requirements of structural changes to
     the Building, unless required by the unique nature of Tenant's use or
     occupancy of the Premises.

                                       20
<PAGE>

                                                                   Exhibit 10.34

13.  HAZARDOUS MATERIALS.

     (a)  For purposes of this Lease, "hazardous materials" means any
          explosives, radioactive materials, hazardous wastes, or hazardous
          substances, including without limitation asbestos containing
          materials, PCB'S, or substances defined as "hazardous substances" in
          the Comprehensive Environmental Response, Compensation and Liability
          Act of 1980, as amended, 42, U.S.C. (S)(S) 9601-9657; the Hazardous
          Materials Transportation Act of 1975, 49 U.S.C. (S)(S) 1801-1812; the
          Resource Conservation and Recovery Act of 1976, 42 U.S.C. (S)(S) 6901-
          6987; or any other federal, state, or local statute, law, ordinance,
          code, rule, regulation, order, or decree regulating, relating to, or
          imposing liability or standards of conduct concerning hazardous
          materials, waste or substances now or at any time hereafter in effect
          (collectively, "hazardous materials laws").

     (b)  Tenant will not cause or permit the storage, use, generation or
          disposition of any hazardous materials in, on or about the Premises or
          the Project by Tenant, its agents, employees, or contractors.  Tenant
          will not permit the Premises to be used or operated in a manner that
          may cause the Premises or the Project to be contaminated by any
          hazardous materials in violation of any hazardous materials laws.
          Tenant will immediately advise Landlord in writing of (1) any and all
          enforcement, cleanup, remedial, removal or other governmental or
          regulatory actions instituted, completed or threatened pursuant to any
          hazardous materials laws relating to any hazardous materials affecting
          the Premises; and (2) all claims made or threatened by any third party
          against Tenant, Landlord, the Premises or the Project relating to
          damage, contribution, cost recovery, compensation, loss or injury
          resulting from any hazardous materials on or about the Premises.
          Without Landlord's prior written consent, Tenant will not take any
          remedial action or enter into any agreements or settlements in
          response to the presence of any hazardous materials in, on or about
          the Premises.

     (c)  Tenant will be solely responsible for and will defend, indemnify and
          hold Landlord, its agents, and employees harmless from and against all
          claims, costs, and liabilities, including attorneys' fees and costs,
          arising out of or in connection with Tenant's breach of its
          obligations in this Article 13.  Tenant will be solely responsible for
          and will defend, indemnify, and hold Landlord, its agents, and
          employees harmless from and against any and all claims, costs and
          liabilities, including attorneys' fees and costs, arising out of or in
          connection with the removal, cleanup, and restoration work and
          materials necessary to return the Premises and any other property of
          whatever nature located on the Project to their condition existing
          prior to the appearance of Tenant's hazardous materials on the
          Premises.  Tenant's obligations under this Article 13 will survive the
          expiration or other termination of this Lease.

14.  CERTAIN INSURANCE RISKS. Tenant will not do or permit to be done any act or
     thing upon the Premises or the Project which would (a) jeopardize or be in
     conflict with fire insurance policies covering the Project and fixtures and
     property in the Project; (b) increase the rate of fire insurance applicable
     to the Project to an amount higher than it otherwise would be for general
     office use of the Project; or (c) subject Landlord to any liability or
     responsibility for injury to any person or persons or to property by reason
     of any business or operation being carried on upon the Premises.  If the
     conduct of the Tenant, or any acts or omissions of the Tenant shall cause
     or result in any increase in premiums for insurance carried by the
     Landlord, whether or not Landlord allows such act or omission to continue,
     Tenant shall pay any increase in premium as Additional Rent.

                                       21<PAGE>

                                                                   Exhibit 10.35

                                                                  LEASE SCHEDULE

                                         MASTER EQUIPMENT
                                         LEASE AGREEMENT NO.__________________

                                         LEASE SCHEDULE NO.____________________

BETWEEN UNICAPITAL BSB LEASING (LESSOR)
        -------------------------------

And Thermaire Inc dba Thermal Corp (LESSEE).
    ------------------------------

1.  DESCRIPTION OF EQUIPMENT
    Quality   Item
    -------   ----
              See Exhibit A attached hereto and made a part hereof

2.  EQUIPMENT LOCATION

    The above Equipment is to be located and delivered to Lessee's premises at
    10500 Windfern Road, Houston, Texas, 77064.

3.  RENTAL TERM: 60  months.

4.  RENTAL

    The first payment in the amount of $3452.60 is due _______, ________.
    Subsequent rental payments will be the same amount and due on the same
    Monthly (monthly, quarterly, etc.) hereafter.

5.  NUMBER AND AMOUNT OF ADVANCE RENTAL PAYMENTS:

    NUMBER   1  $3452.60.
            --  --------

6.  SECURITY DEPOSIT: $0.00
                      -----

7.  THIS SCHEDULE AND ITS TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY
    REFERENCE IN THE ABOVE MASTER EQUIPMENT LEASE AGREEMENT. LESSEE PERMITS
    LESSOR TO INSERT MODEL AND SERIAL NUMBERS OF EQUIPMENT WHEN DETERMINED BY
    LESSOR.

LESSEE:                                      LESSOR:
Thermaire Inc dba Thermal Corp               UNICAPITAL BSB LEASING
------------------------------               ----------------------
(must be signed by Authorized Corporate
officer partner, or Proprietor)

/s/ William Coskey   President               /s/ Anne Gantt    Funding Admin.
------------------------------               --------------------------------
<PAGE>

                                                                   EXHIBIT 10.35

LESSOR  UNICAPITAL BSB Leasing
                                                                MASTER EQUIPMENT
                                                                 LEASE AGREEMENT

                                     MASTER LEASE AGREEMENT NO._________________

Lease Agreement made this 23rd day of February, 2000 between UNICAPITAL BSB
Leasing ("Lessor") with a place of business located at 6825 East Tennessee
Avenue #500 Denver, CO 80224 and Thermaire Inc dba Thermal Corp ("Lessee")
having its principal place of business located at 10500 Windfern Road Houston,
TX 77064

1.  LEASE AGREEMENT. Lessor hereby leases to Lessee and Lessee hereby leases
from Lessor all of the personal property ("Equipment") described in Equipment
Lease Schedule(s), which are or may from time to time be executed by Lessor and
Lessee and attached hereto or incorporated herein by reference ("Schedules"),
upon the terms and conditions set forth in this Lease, as supplemented by the
terms and conditions set forth in the appropriate Schedule(s) identifying such
items of Equipment. All terms and conditions of this Lease shall govern the
rights and obligations of Lessor and Lessee except as specifically modified in
writing. Whenever reference is made herein to the "Lease", it shall be deemed to
include each of the various Schedules identifying all items of Equipment, all of
which Constitute one undivided Lease of the Equipment and the terms and
conditions of which are incorporated herein by reference.

2.  SELECTION OF EQUIPMENT; ACCEPTANCE. Lessee will select the type, quantity
and supplier of each item of Equipment designated in the appropriate Schedule,
and in reliance thereon such Equipment will then be ordered by Lessor from such
supplier or Lessor will accept an assignment of any existing purchase order
therefore. Lessor will have no liability for any delivery or failure by the
supplier to fill the purchase order or to meet the conditions thereof Lessee
acknowledges that Lessor has not participated and will not participate in any
way in Lessee's selection of the Equipment or of the supplier. Lessee agrees to
inspect the Equipment and to execute an Acknowledgment and Acceptance of
Equipment by Lessee notice, as provided by Lessor, after the Equipment has been
delivered and after Lessee is satisfied that the Equipment is satisfactory in
every respect. Lessee hereby authorizes Lessor to insert in this Lease serial
numbers or other identifying data with respect to the Equipment.

3. DISCLAIMER OF WARRANTIES AND CLAIMS; LIMITATION OF REMEDIES. LESSOR, NOT
BEING THE MANUFACTURER OF THE EQUIPMENT NOR THE MANUFACTURER'S AGENT, MAKES NO
EXPRESS OR IMPLIED WARRANTY OF ANY KIND WHATSOEVER WITH RESPECT TO THE
EQUIPMENT, INCLUDING, BUT NOT LIMITED TO, TILE MERCHANTABILITY OF THE EQUIPMENT
OR ITS FITNESS FOR ANY PARTICULAR PURPOSE; THE DESIGN OR CONDITION OF THE
EQUIPMENT; THE QUALITY, Y2K COMPLIANCE OR CAPACITY OF THE EQUIPMENT; THE
WORKMANSHIP IN THE EQUIPMENT; COMPLIANCE OF THE EQUIPMENT WITH THE REQUIREMENT
OF ANY LAW, RULE, SPECIFICATION OR CONTRACT PERTAINING THERETO; PATENT
INFRINGEMENT; OR LATENT DEFECTS. LESSEE LEASES THE EQUIPMENT "AS IS" AND WITH
ALL FAULTS. Lessee accordingly agrees not to assert any claim whatsoever against
Lessor for loss of anticipatory profits or consequential damages. Lessor shall
have no obligation to install, erect, test, service, or maintain the Equipment.
Lessee shall look to the manufacturer and/or seller for any claims related to
the Equipment.

If the Equipment is not properly installed, does not operate as represented or
warranted by the supplier or manufacturer, or is unsatisfactory for any reason,
regardless of cause or consequence, Lessee's only remedy, if any, shall be
against the supplier or manufacturer of the Equipment and not against Lessor,

Lessor hereby acknowledges that any manufacturer's and/or seller's warranties
are for the benefit of both Lessor and Lessee. NOTWITHSTANDING THE FOREGOING,
LESSEE'S OBLIGATIONS TO PAY THE RENTALS OR OTHERWISE UNDER THIS LEASE SHALL BE
AND ARE ABSOLUTE AND UNCONDITIONAL. To the extent permitted by the manufacturer
or seller, and provided Lessee is not in default under this Lease, Lessor shall
make available to Lessee all manufacturer and/or seller warranties with respect
to Equipment.

Lessee specifically acknowledges that the Equipment is leased to Lessee solely
for commercial or business purposes and not for personal, family, household, or
agricultural purposes.

The parties have specifically negotiated and agreed to the foregoing Section 3:
Lessee initials: ____________________

4.  STATUTORY FINANCE LEASE. Lessee agrees and acknowledges that it is the
intent of both parties to this Lease that it qualify as a statutory finance
lease under Article 2A of the Uniform Commercial Code. Lessee acknowledges and
agrees that Lessee has selected both: (1) the Equipment: and (2) the supplier
from whom Lessor is to purchase the Equipment. Lessee acknowledges that Lessor
has not participated in any way in Lessee's selection of the Equipment or of the
supplier, and Lessor has not selected, manufactured, or supplied the Equipment.

LESSEE IS ADVISED THAT IT MAY HAVE RIGHTS UNDER THE CONTRACT EVIDENCING THE
LESSOR'S PURCHASE OF THE EQUIPMENT FROM THE SUPPLIER CHOSEN BY LESSEE AND THAT
LESSEE SHOULD CONTACT THE SUPPLIER OF THE EQUIPMENT FOR A DESCRIPTION OF ANY
SUCH RIGHTS.
<PAGE>

                                                                   EXHIBIT 10.35

    5.  ASSIGNMENT BY LESSEE PROHIBITED. WITHOUT LESSOR'S PRIOR WRITTEN CONSENT,
LESSEE SHALL NOT ASSIGN THIS LEASE OR SUBLEASE THE EQUIPMENT OR ANY INTEREST
THEREIN, OR PLEDGE OR TRANSFER THIS LEASE, OR OTHERWISE DISPOSE OF THE EQUIPMENT
COVERED HEREBY.

    6.  COMMENCEMENT; RENTAL PAYMENTS; INTERIM RENTALS. This Lease shall
commence upon the written acceptance hereof by Lessor and shall end upon full
performance and observance by Lessee of each and every term, condition and
covenant set forth in this Lease, any Schedules hereto and any extensions
hereof. Rental payments shall be in the amounts and frequency as set forth on
the face of this Lease or any Schedules hereto. PROHIBITED addition to regular
rentals, Lessee shall pay to Lessor interim rent for the use of the Equipment
prior to the due date of the first payment Interim rent shall be in an amount
equal to l/30th of the monthly rental, multiplied by the number of days elapsing
between the date on which the Equipment is accepted by Lessee and the
commencement date of this Lease, together with the number of days elapsing
between commencement of the Lease and the due date of the first payment The
payment of interim rent shall be due and payable upon Lessee's receipt of
invoice from Lessor. The rental period under the Lease shall terminate following
the last day of the terms stated on the face hereof or in any Schedule hereto
unless such Lease or Schedule has been extended or otherwise modified. Lessor
shall have no obligation to Lessee under this Lease if the Equipment, for
whatever reason, is not delivered to Lessee within ninety (90) days after Lessee
signs this Lease. Lessor shall have no obligation to Lessee under this Lease if
Lessee fails to execute and deliver to Lessor an Acknowledgement and Acceptance
of Equipment by Lessee acknowledging its acceptance of the Equipment within
thirty (30) days after it is delivered to Lessee, with respect to this Lease or
any Schedule hereto.

    7.  SECURITY DEPOSIT. As security for the prompt and full payment of rent,
and the faithful and timely performance of all provisions of this Lease, and any
extensions or renewals thereof, Lessee shall pledge and deposit with Lessor the
security amount set forth in the section shown as "Security Deposit" on each
respective Schedule. In the event any default shall be made in the performance
of any of Lessee's obligations under this Lease, Lessor shall have the right,
but shall not be obligated, to apply said security to the curing of such default
Within 15 days after Lessor mails notice to Lessee that Lessor has applied any
portion of the Security Deposit to the curing of any default, Lessee shall
restore said Security Deposit to the full amount set forth in the Schedules. On
the expiration or earlier termination of each Schedule to this Lease, or any
extension or renewal thereof; provided Lessee has paid all of the rent herein
called for and fully performed all other provisions of this Lease with respect
to such Schedule, Lessor will return to Lessee any then remaining balance of the
security deposit with respect to such Schedule, without interest Said security
deposit may be commingled with Lessor's other funds.

    8.  LIMITED PREARRANGED AMENDMENTS. SPECIFIC POWER OF ATTORNEY. In the event
it is necessary to amend the terms of this Lease or the terms of any Schedule to
reflect a change in one or more of the following conditions:
   (1) Lessor's actual cost of procuring the Equipment, or
   (2) Lessor's actual cost of providing Equipment to Lessee: or
   (3) A change in the Lease payments as a result of(1) and/or (2) above; or
   (4) Description of the leased Equipment.

Lessee agrees that any such amendment shall be described in a letter from Lessor
to Lessee, and unless within 15 days after the date of such letter Lessee
objects thereto in a writing delivered to Lessor, this Lease and any affected
Schedules shall be deemed amended and such amendments shall be incorporated
herein/therein as if originally set forth herein/therein.

Lessee grants to Lessor a specific power of attorney for Lessor to use as
follows: (I) Lessor may sign and tile on Lessee's behalf any document Lessor
deems necessary to perfect or protect Lessor's interest in the Equipment or
pursuant to the Uniform Commercial Code; and (2) Lessor may sign, endorse or
negotiate for Lessor's benefit any instrument representing proceeds from any
policy of insurance covering the Equipment.

    9.  LOCATION. The Equipment shall be kept at the location specified in each
Schedule or, if none is specified, at Lessee's address as set forth above, and
shall not be removed therefrom without Lessor's prior written consent

    10. USE. Lessee shall use the Equipment in a careful manner, shall make all
necessary repairs at Lessee's expense, and shall comply with all laws relating
to its possession, use or maintenance, and shall not make any alterations,
additions or improvements to the Equipment without Lessor's prior written
consent. All additions, repairs or improvements made to the Equipment shall
belong to Lessor.

    11. OWNERSHIP; PERSONALLY. The Equipment is, and shall remain, the property
of Lessor, and Lessee shall have no right, title or interest therein or thereto
except as expressly set forth in this Lease. The Equipment shall remain personal
property even though installed in or attached to real property.

    12. SURRENDER. By this Lease, Lessee acquires no ownership rights in the
Equipment and has no option to purchase same. Upon the expiration or termination
of any Schedule or this Lease, or in the event of a default pursuant to
Paragraph 20 hereof; Lessee, at its expense, shall return the Equipment in good
repair, ordinary wear and tear resulting from proper use thereof alone excepted,
by delivering it, packed and ready for shipment, to such place as Lessor may
specify.

    13. RENEWAL. At the expiration of the term set forth in each Schedule,
Lessee shall return the Equipment subject to said Schedule in accordance with
Paragraph 12 hereof At Lessor's option, this Lease, with respect to each
Schedule, may be continued on a month-to-month basis until 30 days after Lessee
returns the Equipment subject to the Schedule to Lessor. In the event that the
Lease, with respect to a Schedule, is so continued, Lessee shall pay to Lessor
rentals in the same periodic amounts as indicated under "Rental" on the
Schedule.

    14. LOSS AND DAMAGE. Lessee shall bear the entire risk of loss, theft,
damage or destruction of the Equipment from any cause whatsoever, and no loss,
theft, damage or destruction of the Equipment shall relieve Lessee of the
obligation to pay rent or to comply with any other obligation under this Lease.

In the event of damage to any item of Equipment, Lessee shall immediately place
the same in good repair at Lessee's expense. If Lessor determines that any item
of Equipment is lost, stolen, destroyed or damaged beyond repair, Lessee shall
at Lessee's option do one of the following:
    (a) Replace the same with like Equipment in good repair, acceptable to
Lessor; or
    (b) Pay Lessor in cash the following: (i) all amounts due by Lessee to
Lessor with respect to all affected Schedules up to the date of the loss; (ii)
the unpaid balance of the total rent for the remaining term of the affected
Schedules attributable to said item, reduced to present value at a discount rate
of 9% as of the date of the loss; and (iii) the Lessor's estimate as of the time
this Lease was entered into of Lessor's residual interest in
<PAGE>

                                                                   EXHIBIT 10.35

the Equipment, discounted to present value at a discount raze of 9% as of the
date of the loss. Upon Lessor's receipt of payment as set forth above, Lessee
shall be entitled to the Equipment, without any warranties. If insurance
proceeds are used to fully comply with this subparagraph, the balance of any
such proceeds shall go to Lessee to compensate for loss of use of the Equipment
for the remaining term of the Lease.

    15. INSURANCE; LIENS; TAXES. Lessee nail provide and maintain insurance
against loss, theft, or destruction of the Equipment in an amount not less than
the full replacement value of the Equipment, with loss payable to Lessor. Lessee
shall also provide and maintain comprehensive general all-risk liability
insurance, including but not limited to product liability coverage, insuring
Lessor and Lessee with a severability of interest endorsement or its equivalent,
aging any and all loss or liability for damages either to persons or property or
otherwise, which might result from or happen in connection with the condition,
use or operation of the Equipment, with such limits and with an insurer as are
satisfactory to Lessor. Each policy shall expressly provide that said insurance
as to Lessor and its assigns shall not be invalidated by any act, omission or
neglect of Lessee and cannot be canceled without 30 days written notice to
Lessor. As to each policy, Lessee shall furnish to Lessor a certificate of
insurance from the insurer, which certificate shall evidence the insurance
coverage required by this Paragraph and shall designate Lessor as loss payee
and/or additional insured. Lessor shall have no obligation to ascertain the
existence or adequacy of insurance, or to provide any insurance coverage for the
Equipment or for Lessee's benefit.

    Lessee shall keep the Equipment free and clear of all levies, liens and
encumbrances. Lessee shall pay all charges and taxes (local, state and federal)
which may now or hereafter be imposed upon the ownership, leasing, rental, sale,
purchase, possession or use of the Equipment excluding, however, all taxes on or
measured by Lessor's net income.

    If Lessee fails to procure or maintain said insurance or to pay said charges
or taxes, Lessor shall have the right, but shall not be obligated, to effect
such insurance, or pay such charges or taxes. In that event, Lessor shall notify
Lessee of such payment and Lessee shall repay to Lessor the cost thereof within
15 days after such notice is mailed to Lessee.

    16. INDEMNITY. Lessee shall indemnify Lessor against any claims, actions,
damages or liabilities, including all attorney fees, arising out of or connected
with the Equipment, without limitation. Such indemnification shall survive the
expiration, cancellation or termination of this Lease. Lessee waives any
immunity Lessee may have under any industrial insurance act with regard to
indemnification of Lessor.

    17. ASSIGNMENT BY LESSOR. Any assignee of Lessor shall have all of the
rights but none of the obligations of Lessor under this Lease. Lessee shall
recognize and hereby consents to any assignment of this Lease by Lessor, and
Lessee shall not assert against the assignee any defense, counterclaim or set-
off that Lessee may have against Lessor. Subject to the foregoing, this Lease
insures to the benefit of and is binding upon the heirs, devisees, personal
representatives, survivors, and successors in interest and assigns of the
parties hereto.

    18. SERVICE CHARGES; INTEREST. If Lessee shall fail to make any payment
required by this Lease within 10 days of the due date thereof: Lessee shall pay
to Lessor a service charge of 8% of the amount due, provided, however, that not
more than one such service charge shall be made on any delinquent payment
regardless of the length of the delinquency. In addition to the foregoing
service charge, Lessee shall pay to Lessor a $100 default fee with respect to
any payment which becomes thirty (30) days past due. In addition, Lessee shall
pay to Lessor any actual additional expenses incurred by Lessor in collection
efforts, including but not limited to long-distance telephone charges and travel
expenses.

    Further, Lessee shall pay to Lessor interest on any delinquent payment or
amount due under this Lease from the due date thereof until paid, at the lesser
of the maximum rate of interest allowed by law or 18% per annum.

    19. TIME OF ESSENCE. Time is of the essence of this Lease, and this
provision shall not be impliedly waived by the acceptance on occasion of late or
defective performance.

    20. DEFAULT. Lessee shall be in default of this Lease if:
    (a) Lessee shall fail to make any payment due under the terms of this Lease
for a period of 10 days from the due date thereof; or
    (b) Lessee shall fail to observe, keep or perform any other provision of
this Lease, and such failure shall continue for a period of 10 days; or
    (c) Lessee has made any misleading or false statement in connection with
application for or performance of this Lease; or
    (d) The Equipment or any part thereof shall be subject to any lien, levy,
seizure, assignment, transfer, bulk transfer, encumbrance, application,
attachment, execution, sublease, or sale without prior written consent of
Lessor, or if Lessee shall abandon the Equipment or permit any other entity or
person to the use Equipment without the prior written consent of Lessor, or
    (e) Lessee dies or ceases to exist; or
    (f) Lessee defaults on any other agreement it has with Lessor; or
    (g) Any guarantor of this Lease defaults on any obligation to Lessor, or any
to the above-listed events of default occur with respect to any guarantor, or
any such guarantor files or has tiled against it a petition under the bankruptcy
laws.

    21. REMEDIES. If Lessee is in default, Lessor, with or without notice to
Lessee, shall have the right to exercise any one or more of the following
remedies, concurrently or separately and without any election of remedies being
deemed to have been made:
    (a) Lessor may enter upon Lessee's premises and without any court order or
other process of law may repossess and remove the Equipment, or render the
Equipment unusable without removal, either with or without notice to Lessee.
Lessee hereby waives any trespass or right of action for damages by reason of
such entry, removal or disabling. Any such repossession shall not constitute a
termination of this Lease;
    (b) Lessor may require Lessee, at its expense, to return the Equipment in
good repair, ordinary wear and tear resulting from proper use thereof alone
excepted, by delivering it, packed and ready for shipment, to such place or
carrier as Less or may specify;
    (c) Lessor may cancel or terminate this Lease and may retain any and all
prior payments paid by Lessee;
    (d) Lessor may declare all sums due and to become due under this Lease
immediately due and payable, including as to any or all items of Equipment,
without notice or demand to Lessee:
    (e) Lessor may re-lease the Equipment to any third party, without notice to
Lessee, upon such terms and conditions as Lessor alone shall determine, or may
sell the Equipment without notice to Lessee, at private or public sale, at which
sale Lessor may be the purchaser;
    (t) Lessor may sue for and recover from Lessee the sum of all unpaid rents
and other payments due under this Lease then accrued, plus all accelerated
future payments due under this Lease, reduced to their present value using a
discount rate of 9%, as of the date of default, plus Lessor's estimate at the
time this Lease was entered into of Lessor's residual interest in the Equipment,
reduced to present value at a discount rate of 9%, as of the date of default,
less the net proceeds of disposition, if any, of the Equipment,
    (g) To pursue any other remedy available at law, by statute or in equity.
No right or remedy conferred upon or reserved to Lessor is exclusive of any
other right or remedy herein, or by law or by equity provided or permitted, but
each shall be cumulative of every other right or remedy given herein or now or
hereafter existing by law or equity or by statute or otherwise, and may be
enforced concurrently therewith or from time to time. No single or partial
exercise by Lessor of any right or remedy
<PAGE>

                                                                   EXHIBIT 10.35

hereunder shall preclude any other or further exercise of any other right of
remedy.

    22. MULTIPLE LESSEES. Lessee and each of them are jointly and severally
responsible and liable to owner under this Lease. Lessor may, with the consent
of any one of the Lessees hereunder, modify, extend or change any of the terms
hereof without consent or knowledge of the others, without in any way releasing,
waiving or impairing any right granted to Lessor against the others.

    23. EXPENSE OF ENFORCEMENT. In the event of any legal action with respect to
this Lease, the prevailing party in any such action shall be entitled to
reasonable attorney fees, including attorney fees incurred at the trial level,
including action in bankruptcy court, on appeal or review, or incurred without
action, suits or proceedings, together with all costs and expenses incurred in
pursuit thereof.

    24. MISCELLANEOUS.
(1) LESSEE HEREBY ACKNOWLEDGES THAT THIS LEASE IS NONCANCELABLE FOR THE ORIGINAL
    RENTAL TERM SET FORTH IN EACH SCHEDULE.

(2) LESSEE UNDERSTANDS AND ACKNOWLEDGES THAT NO BROKER OR SUPPLIER NOR ANY
    SALESMAN, BROKER OR AGENT OF ANY BROKER OR SUPPLIER IS AN AGENT OF LESSOR.
    NO BROKER OR SUPPLIER, NOR ANY SALESMAN, BROKER OR AGENT OF ANY BROKER OR
    SUPPLIER IS AUTHORIZED TO WAIVE OR ALTER ANY TERM OR CONDITION OF THIS
    LEASE, AND NO REPRESENTATION AS TO THE EQUIPMENT OR ANY OTHER MATTER BY A
    BROKER OR SUPPLIER OR ANY SALESMAN, BROKER OR AGENT OF ANY BROKER OR
    SUPPLIER SHALL IN ANY WAY AFFECT LESSEE'S DUTY TO PAY THE RENTALS AND TO
    PERFORM LESSEE'S OBLIGATIONS SET FORTH IN THIS LEASE.

    25. SEVERABILITY. This Lease is intended to constitute a valid and
enforceable legal instrument. In the event any provision hereof is declared
invalid, such provision will be deemed severable from the remaining provisions
of this Lease, all of which will remain in full force and effect.

    26. ENTIRE AGREEMENT; WAIVER. This instrument and the Schedules executed by
Lessor and Lessee constitute the entire agreement between Lessor and Lessee with
respect to the Equipment and the subject matter of this Lease. No provision of
this Lease shall be modified unless in writing signed by an authorized
representative of Lessor. Waiver by Lessor of any provision hereof in one
instance shall not constitute a waiver of any other instance.

   27.  CHOICE OF LAW; JURISDICTION. This Lease shall not be effective until
signed by Lessor at its principal place of business listed above. This Lease
shall be considered to have been made in the state of Lessor's principal place
of business and shall be interpreted in accordance with the laws and regulations
of that state.
    Lessee agrees to jurisdiction in the state of Lessor's principal place of
business in any action, suit or proceeding arising out of this Lease, and
concedes that it, and each of them, transacted business in the said state by
entering into this Lease. In the event of legal action to enforce this Lease,
Lessee agrees that venue may be laid in county of Lessor's principal place of
business.

                                                              Lessee initials:
LESSEE:  Thermaire Inc dba Thermal Corp       LESSOR: UNICAPITAL BSB Leasing

/s/ William Coskey       Date  2/23/00
-------------------------      -------
WILLIAM Coskey, President
<PAGE>

                                                                   EXHIBIT 10.35

                                  Exhibit "A"

UNICAPITAL BSB Leasing                        Lease No. ______________

Vendor:     Suburban Supply
            5101 S. Rangeline
            Joplin, MO 64804

EQUIPMENT
LOCATION    10500 Windfern Road
            Houston, TX

QUANTITY    DESCRIPTION

1.  AUTO FEEDER OF ALUMINUM ROLL SHEET
1   ALUMINUM SHEET AUTO BATHING SYSTEM
1   MANUAL FEEDING SYSTEM
1   PUNCHING DYE
1   HIGH SPEED AUTO PUNCH
1   MAIN ENGINE AND PNEUMATIC
1   ALUMINUM PEN AUTO COLLECTOR
1   ELECTRIC AUTO CONTROL SYSTEM
1   SCREEN TYPE COMPUTER OPERATOR PLATE
1   HYDRAULIC FOR MOLD TAKE OUT SYSTEM

UNICAPITAL BSB Leasing                        Lease No. ______________

VENDOR:     Tridan International, Inc.
            130 N. Jackson Street
            Danville, IL 61832

EQUIPMENT
LOCATION    Tooling Equipment
            10500 Windfern
            Houston, TX 77064

QUANTITY    DESCRIPTION

1           FLEXPANDER MODEL PE-4S

/s/ William Coskey, President
-----------------------------
<PAGE>

                                                                   EXHIBIT 10.35

LESSOR:UNICAPITAL BSB Leasing                                      LEASE NUMBER

                                                       DATE OF LEASE___________

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LESSEE:  Thermaire Inc dba Thermal Corp

--------------------------------------------------------------------------------

--------------------------------------------------------------------------------
EQUIPMENT DESCRIPTION:

              See Exhibit A Attached hereto and made a part hereof
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                        ACKNOWLEDGEMENT AND ACCEPTANCE
                            OF EQUIPMENT BY LESSEE

Lessee hereby acknowledges that the Equipment described above has been received
in good condition and repair, has been properly installed, tested, and
inspected, and is operating satisfactorily in all respects for all of Lessee's
intended uses and purposes. Lessee hereby accepts unconditionally and
irrevocably the Equipment.

By signature below, Lessee specifically authorizes and requests Lessor, to make
payment to the supplier of the Equipment. Lessee agrees that said Equipment has
not been delivered, installed, or accepted on a trial basis.

WITH THE DELIVERY OF THIS DOCUMENT TO LESSOR, LESSEE ACKNOWLEDGES AND AGREES
THAT LESSEE'S OBLIGATIONS TO LESSOR BECOME ABSOLUTE AND IRREVOCABLE AND LESSEE
SHALL BE FOREVER ESTOPPED FROM DENYING THE TRUTHFULNESS OF THE REPRESENTATIONS
MADE IN THIS DOCUMENT.

DATE OF ACCEPTANCE:                       LESSEE: Thermair Inc dba Thermal Corp

      2/23/00                             /s/ William Coskey
-------------------                       ------------------
                                          William Coskey, President

IMPORTANT: THIS DOCUMENT HAS LEGAL
AND FINANCIAL CONSEQUENCES TO YOU.     I hereby authorize Tim Reichwein, General
DO NOT SIGN THIS DOCUMENT UNTIL YOU    Manager to orally verify my/our
HAVE ACTUALLY RECEIVED ALL OF          acceptance of the above reference
THE EQUIPMENT AND ARE COMPLETELY       equipment in my absence.
SATISFIED WITH IT.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00009-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00009-of-00352.parquet"}]]