Document:

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                                                                   Exhibit 10.33

                     LEASE AGREEMENT FOR A GAMMA KNIFE UNIT

       THIS AGREEMENT FOR A GAMMA KNIFE UNIT on November 1, 1999, (hereinafter,
referred to as the "Agreement") is entered into between GK Financing, LLC, a
California Limited Liability Company, (hereinafter referred to as "GKF"), and
Jackson HMA, Inc. d/b/a Central Mississippi Medical Center, a for profit
Mississippi corporation, (hereinafter referred to as "Medical Center").

                                 R E C I T A L S

       WHEREAS, Medical Center wants to lease a Leksell Stereotactic Gamma Unit
Manufactured by Elekta Instruments, Inc., (hereinafter referred to as the
"Equipment"); and

       WHEREAS, GKF is willing to lease the Equipment which GKF has acquired
from Elekta Instruments, Inc., a Georgia corporation (hereinafter referred to as
"Elekta"), to Medical Center, pursuant to the terms and conditions of this
Agreement.

       NOW, therefore, in consideration of the foregoing premises and the
promises contained herein, the parties hereto hereby agree as follows:

       1. Execution of LGK Agreement by and between Medical Center and Elekta.
Medical Center agrees that simultaneously with the execution of this Agreement
it shall execute that certain LGK Agreement with Elekta, (hereinafter referred
to as the "LGK Agreement"), a copy of which is attached hereto as Exhibit A and
incorporated herein by this reference. Medical Center agrees to fulfill all of
its obligations under the LGK Agreement and acknowledges that GKF is a third
party beneficiary of the LGK Agreement. Medical Center shall fully indemnify and
hold harmless GKF in the event that GKF suffers any loss, damage, claim or
expense (including attorneys' fees) solely as a result of Medical Center's
breach or alleged breach of the LGK Agreement.

       2. Certificate of Need (CON). If Medical Center requires a CON to install
and operate the Equipment, Medical Center will work diligently toward receipt of
a CON for the Equipment and the provision of services related thereto. This
Agreement shall become null and void in the event Medical Center does not
receive a CON, if required, for the Equipment and the provision of services
related thereto after using its best efforts to do so.

       3. Delivery of the Equipment and Site preparation. GKF shall arrange to
have the Equipment delivered to Medical Center, at 1850 Chadwick Drive, Jackson,
Mississippi (the "Site") in coordination with Elekta. GKF shall exert its best
faith efforts to expedite the delivery of the Equipment in accordance with the
terms and conditions of the Purchase Agreement for the Equipment by and between
GKF and Elekta. Notwithstanding the preceding sentence, it is understood and
agreed that GKF has made no representations and warranties to Medical Center
concerning actual delivery dates or schedules for the Equipment at the Site.

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       Medical Center shall provide a safe, convenient and properly prepared
Site, at its own expense, in accordance with all of the Equipment manufacturer's
(Elekta's) guidelines, specifications, technical instruments and Site Planning
Criteria (which Site Planning Criteria are attached hereto as Exhibit B and
incorporated herein by this reference), which criteria shall include Elekta's
estimated delivery schedule when and as received by GKF, on Medical Center
controlled property (The "Site") for the proper performance of Gamma Knife
procedures. Site location shall be mutually acceptable to both parties. Medical
Center shall prepare at its sole cost and expense the requisite site plans and
specifications and shall submit them to Elekta and GKF for approval. Medical
Center shall obtain, in a timely manner, a User License from the Nuclear
Regulatory Commission and/or appropriate state agency authorizing it to take
possession of the Cobalt Supply and shall obtain such other licenses, permits,
approvals, consents and authorizations, which may be required by local
governmental or other regulatory agencies for the Site, its preparation, the
charging of the Equipment with its Cobalt Supply, the conduct of Acceptance
tests, and the use of the Equipment all as more fully set forth in Article 2.1
of the LGK Agreement.

       4. Commencement of Term. The Term (hereinafter defined) of this Agreement
shall commence upon the performance of the first clinical Gamma Knife procedure
at the Site (the "Commencement Date"). Medical Center shall become liable to GKF
for the payments referred to in Paragraph 7 hereinbelow upon the Commencement
Date.

       5. Costs of Site Preparation; Costs of Installation. Medical Center's
obligations shall include preparation of plans and specifications for the
construction and preparation of the Site in such form as will result in the
Site, when constructed in accordance with such plans and specifications, being
in full compliance with Elekta's Site Planning Criteria. Medical Center shall at
its own expense and risk, prepare, construct and make ready the Site as
necessary, for the installation of the Equipment, including, but not limited to,
providing any temporary and/or permanent shielding for the charging of the
equipment and its use, selecting and preparing a proper foundation for the
Equipment and for such shielding and walls, as well as proper alignment of the
Site and wiring. Medical Center shall be financially responsible for the
positioning of the Equipment on its foundation at the Site.

       Medical Center shall also at its own expense select, purchase and install
all radiation monitoring equipment and devices, safety circuits and radiation
warning signs needed for the Equipment at the Site, according to all applicable
federal, state and local laws, regulations, recommendations or custom.

       Upon completion of the Site, Medical Center shall warrant that the Site
will be safe and suitable for its use of the Equipment. Medical Center shall
fully indemnify and hold harmless GKF from any and all loss, liability, damage,
expense or claim (including attorneys' fees) which GKF may suffer and incur and
which relate to the Site and the Equipment's positioning thereon.

       Medical Center shall be liable to GKF for any damage to the Equipment
caused by (a) defects in construction of the Site or defects in the positioning
of the Equipment at the Site; (b) defects arising out of materials or parts
provided, modified or designed by Medical Center with respect to the Site; or
(c) negligent or intentional acts of omission or commission by Medical Center or
any of

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its officers, agents, physicians, and employees in connection with the Site
preparation or operation of the Equipment at the Site.

       Medical Center warrants that it shall utilize its best efforts to fulfill
on an expeditious basis its obligations under this Paragraph 5. Medical Center
further warrants that it shall on a regular basis keep GKF informed of Medical
Center's progress in fulfilling its obligations pursuant to this Paragraph 5.
Should Medical Center not have all site preparations completed by the delivery
date specified by a separate agreement plus a sixty (60) day grace period such
that the site is acceptable for positioning and installation of the equipment,
Medical Center shall reimburse GKF at an interest rate of Bank of America's
prime rate plus 2% on GKF's equipment cost until the site is prepared to allow
positioning and installation of the equipment.

       6. Term of the Equipment. GKF agrees to provide to Medical Center the
Equipment pursuant to the terms of this Agreement, for a term of ten (10) years
from the Commencement Date as described in Paragraph 4 hereinabove (the "Term"),
unless terminated earlier as provided herein.

       7. Per Procedure Payments. Medical Center shall pay to GKF a per
procedure payment of * for the use of the Equipment. A procedure shall be
defined as a single patient treatment session that may include one or more
isocenters during that session. Medical Center shall be billed monthly for the
actual number of procedures performed during the first and second half of the
month, respectively. Medical Center shall pay the procedures invoiced within
thirty (30) days after being invoiced. Interest shall begin to accrue at the
rate of 1-1/2% per month on all invoices remaining unpaid after 45 days.

       8. Use of the Equipment. The Equipment may be used by Medical Center only
at the location stated above and shall not be removed therefrom. Medical Center
shall not assign or sublease the Equipment or its rights hereunder without the
prior written consent of GKF. No permitted assignment or sublease shall relieve
Medical Center of any of its obligations hereunder. Medical Center shall not use
nor permit the Equipment to be used in any manner nor for any purpose for which,
in the opinion of Elekta or GKF, the Equipment is not designed or reasonably
suitable. Medical Center shall not permit any liens, whether voluntary or
involuntary, to attach to the Equipment, without the prior written consent of
GKF. Medical Center shall have no interest in the Equipment other than the
rights acquired as a lessee hereunder and the Equipment shall remain the
property of GKF regardless of the manner in which it may be installed or
attached at the Site. Medical Center shall, at GKF's request, affix to the
Equipment tags, decals, or plates furnished by GKF, indicating GKF's ownership
of the Equipment.

       9. Additional Covenants of Medical Center. In addition to the other
covenants made by Medical Center, Medical Center shall at its own cost and
expense:

       (a) Provide properly trained professional, technical and support
personnel and supplies required for the proper performance of medical procedures
utilizing the Equipment.

       (b) Assume all medical and financial responsibility for the overseers'
monitoring of all patients' medical condition and treatment.

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       (c) Fully comply with all of its obligations under the LGK Agreement.

       (d) Indemnify GKF as herein provided: (i) Medical Center hereby agrees to
fully indemnify and/or reimburse (including attorneys' fees) GKF on a prompt
basis for any and all damage to the Equipment (including any violations by
Medical Center, its agents, officers, physicians, employees, successors and
assigns of the Service Agreement described in Paragraph 16 hereof) to the extent
such damages are caused by the negligent or wrongful acts or omissions of
Medical Center, its agents, officers, physicians and employees. In the event the
Equipment is destroyed or rendered unusable, this indemnification shall extend
up to (but not exceed) the full replacement value of the Equipment at the time
of its destruction less salvage value, if any. (ii) Medical Center hereby
further agrees to indemnify and hold GKF, its agents, officers, employees,
successors and assigns, harmless from and against any and all claims,
liabilities, obligations, losses, damages, injuries, penalties, actions, costs
and expenses (including attorneys' fees) for all events and/or occurrences
described in Article 7.3 of the LGK Agreement to the same extent that Medical
Center agrees to indemnify Elekta thereunder. Medical Center further agrees to
fully indemnify and hold harmless GKF for any loss, damage, claim, or expense
(including attorneys' fees) GKF may suffer or incur as a result of Medical
Center's breach or breach alleged in litigation with regard to the LGK
Agreement.

       (e) Provide reasonable and customary marketing materials (i.e. brochures,
announcements, etc.) and marketing support from an administrative and physician
(i.e. seminars by neurosurgeons and radiation therapists to referring
physicians, etc.) commitment standpoint for this clinical service.

       10. Additional Covenants, Representations and Warranties of GKF. In
addition to the other covenants, representations and warranties, made by GKF in
this Agreement:

       (a) GKF represents and warrants that GKF has full power and authority to
enter into this Agreement, and that this Agreement does not and will not violate
any agreement, contract or instrument binding upon GKF.

       (b) GKF represents and warrants to Medical Center that, upon delivery of
the Equipment to Medical Center, GKF shall use its best faith efforts to require
that Elekta meets its contractual obligations to GKF and in putting the
Equipment, as soon as possible, into good, safe and serviceable condition and
fit for its intended use in accordance with the manufacturer's specifications,
guidelines and field modification instructions.

       (c) GKF represents and warrants that throughout the term of this
Agreement, Medical Center shall enjoy the use of the Equipment, free of the
rights of any other persons except for those rights reserved by GKF or granted
to Elekta under the LGK Agreement or under Elekta's Purchase Agreement with GKF.

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       (d) During the entire term of this agreement and subsequent extension
thereof, GKF shall maintain in full force and effect: (i) the Service Agreement
referenced in Paragraph 16 hereof; and (ii) any other service or other
agreements required to fulfill GKF's obligations to Medical Center pursuant to
this Paragraph 10(d). GKF represents and warrants that during the entire term of
this agreement and any subsequent extensions thereof, that it will fully pursue
any and all remedies it may have against Elekta under the Service Agreement to
insure that the Equipment will be in conformity with Elekta's warranties so that
it is free from defects in design, materials, and workmanship which result in
noncompliance with the specifications and/or Elekta's warranties to GKF. In no
event, however, shall the warranty obligations of GKF to Medical Center with
respect to the Equipment be greater or more extensive than Elekta's warranty
obligations to GKF with respect to the Equipment.

       11. Ownership/Title. It is expressly understood that Medical Center shall
acquire no right, title or interest in or to the Equipment, other than the right
to the possession and use of the same in accordance with the terms of this
Agreement.

       GKF may at its sole discretion finance the Equipment. Financing may be in
the form of an installment loan or a capitalized lease or other commercially
available debt instrument. Should GKF finance the Equipment through an
installment loan, GKF shall be required to provide the Equipment as collateral
against the loan. Should GKF finance the Equipment through a capitalized lease
title shall vest with the lessor until GKF exercises its buy-out option. In
addition, should GKF finance the Equipment, said agreement may be used as
collateral against the loan.

       12. Cost of Use of the Equipment. Except as is otherwise provided herein,
Medical Center shall bear the entire cost of using the Equipment during the Term
of this Agreement. This shall include, but not be limited to, providing trained
professionals, technical and support personnel and supplies to properly operate
the Equipment. Medical Center shall be fully responsible and liable for all acts
and/or omissions of such professional, technical and support personnel.

       13. Taxes. GKF shall pay any personal property taxes levied against the
Equipment and any other taxes or governmental fees or assessments, however
denoted, whether of the federal government, any state government or any local
government, levied or based on this Agreement or the use of the Equipment except
for those taxes, if any, pertaining to the gross income or gross receipts of
Medical Center.

       14. Maintenance and Inspections. GKF agrees to exercise due and proper
care in the maintenance of the Equipment and to keep the Equipment in a good
state of repair, reasonable wear and tear excepted. Medical Center shall be
liable to GKF for all damage to the Equipment caused by the misuse, negligence,
improper use or other intentional or negligent acts or omissions of Medical
Center's employees, officers, agents, and physicians.

       GKF (and Elekta) shall have the right of access to the Equipment for the
purpose of inspecting same at all reasonable times and upon reasonable notice
and with a minimum of

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interference to Medical Center's operations. In the event the Equipment is
improperly used by Medical Center or its employees, agents, officers, and
physicians, GKF may service or repair the same as needed and such expense shall
be paid by Medical Center, unless the repair is covered by the Service Agreement
described in Paragraph 15 hereof.

       Any work so performed by or in the service or maintenance of the
Equipment as a result of Medical Center's failure or neglect to do so shall not
deprive GKF of any of its rights, remedies or actions against Medical Center for
damages caused by such failure or neglect.

       15. Equipment Modifications/Additions/Upgrades. The parties agree that
the necessity and financial responsibility for modifications/additions/upgrades
to the Equipment, including the reloading of the Cobalt-60 source, shall be
discussed and mutually decided by GKF and Medical Center.

       16. Service Agreement. GKF warrants that it shall simultaneously with the
execution of this Agreement enter into a Service Agreement with Elekta.

       16. Termination If, after the initial twenty-four (24) month period of
service, and subsequent 12 month periods of service, Medical Center does not
provide GKF with a reasonable economic justification to continue providing Gamma
Knife services hereunder, then and in that event, GKF shall have the option of
terminating this Agreement upon the giving of written notice to Medical Center
of said termination not less than ninety (90) days prior to GKF's designated
termination date.

       17. Options to Extend Agreement.

       (a) Medical Center shall have the option at the end of the ten (10) year
initial Term to:

              (i) Extend this Agreement for a five (5) year renewal term.

              (ii) Terminate this Agreement. If Medical Center terminates this
Agreement at the end of the initial term, GKF at its cost shall remove the Gamma
Knife within an agreed upon period of time after the expiration of the ten (10)
year initial Term.

              Medical Center shall exercise one (1) of the two (2) options
referred to above, by mailing an irrevocable written notice thereof to GKF at
Four Embarcadero Center, Suite 3620, San Francisco, California, 94111, by
registered mail, postmarked on or before the end of the ninth (9th) year of the
ten (10) year initial Term of this Agreement. Any such notice shall be
sufficient if it states in substance that Medical Center elects to exercise its
option and states which of the two (2) options referred to above Medical Center
is exercising.

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       18. No Warranties by GKF. Medical Center warrants that as of the
Commencement Date, it shall have (a) thoroughly inspected the Equipment; (b)
determined for itself that all items of the Equipment are of a size, design,
capacity and manufacture selected by it; and (c) satisfied itself that to the
best of its knowledge the Equipment is suitable for Medical Center's stated
purposes. GKF SUPPLIES THE EQUIPMENT "AS IS" AND NOT BEING THE MANUFACTURER OF
THE EQUIPMENT OR THE MANUFACTURER'S AGENT, MAKES NO WARRANTY OR REPRESENTATION,
EITHER EXPRESSED OR IMPLIED, AS TO THE EQUIPMENT'S MERCHANTABILITY, FITNESS FOR
A PARTICULAR PURPOSE, DESIGN, CONDITION, DURABILITY, CAPACITY, MATERIAL OR
WORKMANSHIP OR AS TO PATENT INFRINGEMENT OR THE LIKE, it being agreed that all
such risks as between GKF and Medical Center, shall be borne by Medical Center.
Medical Center agrees to look solely to the manufacturer (Elekta) or to
suppliers of the Equipment (and its software) for any and all warranty claims.
Any and all warranties made by Elekta will be in its good faith best efforts
enforced by GKF on behalf of Medical Center during the ten (10) year initial
Term hereof. Medical Center agrees that GKF shall not be responsible for the
delivery, installation, or operation of the Equipment or for any delay or
inadequacy of any or all of the foregoing. GKF shall not be responsible for any
direct or indirect consequential loss or damage resulting from the installation,
operation or use of the Equipment or otherwise. Medical Center expressly waives
any right to hold GKF liable hereunder for any claims, demands and liabilities
arising out of or in connection with the design, manufacture, possession or
operation of the Equipment.

       19. Events of Default and Remedies. The occurrence of any one of the
following shall constitute an Event of Default hereunder:

       (a) Medical Center fails to pay any installment of semi-monthly procedure
payments when due when such default continues for a period of thirty (30) days
after notice thereof from GKF or its assignee is given to Medical Center.

       (b) Medical Center attempts to remove, sell, transfer, encumber, sublet
or part with possession of the Equipment or any items thereof, except as
expressly permitted herein;

       (c) Medical Center shall fail to observe or perform any of the other
obligations required to be observed or performed by Medical Center hereunder and
such failure shall continue uncured for twenty (20) days after written notice
thereof to Medical Center by GKF;

       (d) Medical Center ceases doing business as a going concern, makes an
assignment for the benefit of creditors, admits in writing its inability to pay
its debts as they become due, files a voluntary petition in bankruptcy, is
adjudicated a bankrupt or an insolvent, files a petition seeking for itself any
reorganization, arrangement, composition, readjustment, liquidation, dissolution
or similar arrangement under any present or future statute, law or regulation or
files an answer admitting the material allegations of a petition filed against
it in any such proceeding, consents to or acquiesces in the appointment of a
trustee, receiver, or liquidator of it or of all or any substantial part

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of its assets or properties, or it or its shareholders shall take any action
looking to its dissolution or liquidation.

       (e) Within sixty (60) days after the commencement of any proceedings
against Medical Center seeking reorganization, arrangement, readjustment,
liquidation, dissolution or similar relief under any present or future statute,
law or regulation, such proceedings shall not have been dismissed, or if within
thirty (30) days after the appointment without Medical Center's consent or
acquiescence of any trustee, receiver or liquidator of it or of all or any
substantial part of its assets and properties, such appointment shall not be
vacated.

       Upon the occurrence of an Event of Default, GKF may at its option do any
or all of the following: (i) by notice to Medical Center, terminate this
Agreement as to the Equipment in default, wherever situated, and for such
purposes, enter upon the Site without liability for so doing or GKF may cause
Medical Center and Medical Center hereby agrees to return the Equipment to GKF
at Medical Center's sole cost and expense; (ii) recover from, as liquidated
damages for the loss of the bargain and not as a penalty, an amount equal to the
present value of the unpaid estimated future lease payments by Medical Center to
GKF through the end of the Agreement term discounted at the rate of nine percent
(9%), which payment shall become immediately due and payable. Unpaid estimated
future lease payments shall be based on the prior 12 months lease payments with
an annual five (5%) percent increase; (iii) sell, dispose of, hold, use or lease
the Equipment in default, as GKF in its sole discretion may determine (and GKF
shall not be obligated to give preference to the sale, lease or other
disposition of the Equipment over the sale, lease or other disposition of
similar Equipment owned or leased by GKF). In any event, Medical Center shall,
without further demand, pay to GKF an amount equal to all sums due and payable
for all periods up to and including the date on which GKF had declared this
Agreement to be in default.

       In the event, that Medical Center shall have paid to GKF the liquidated
damages referred to in (iii) above, GKF hereby agrees to pay to Medical Center
promptly after receipt thereof, all rentals or proceeds received from the
reletting or sale of the Equipment during the balance of the ten (10) year
initial Term (after deduction of all expenses incurred by GKF; said amount never
to exceed the amount of the liquidated damages paid by Medical Center). Medical
Center agrees that GKF shall have no obligation to sell the Equipment. Medical
Center shall in any event remain fully liable for reasonable damages as provided
by law for all costs and expenses incurred by GKF on account of such default,
including but not limited to, all court costs and reasonable attorneys' fees.
Medical Center hereby agrees that, in any event, it shall be liable for any
deficiency after any sale, lease or other disposition of the Equipment by GKF.
The rights afforded GKF hereunder shall not be deemed to be exclusive, but shall
be in addition to any other rights or remedies provided by law.

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       20. Events of Default by GKF and Remedies.

              20.1 The occurrence of any one of the following shall constitute
an Event of Default hereunder:

                     20.1.1 GKF shall fail to observe or perform any of its
covenants, duties or obligations arising under this Agreement and such failure
shall continue for a period of thirty (30) days after written notice thereof is
given by Medical Center to GKF; however, if GKF cures the default within the
applicable thirty (30) day period or if the default reasonably requires more
than thirty (30) days to cure, GKF commences to cure the default during the
initial thirty (30) day period and GKF diligently completes the cure as soon as
reasonably possible following the end of the thirty (30) day period, such
default shall not constitute an Event of Default.

                     20.1.2 GKF ceases doing business as a going concern, makes
an assignment for the benefit of creditors, admits in writing its inability to
pay its debts as they become due, files a voluntary petition in bankruptcy, is
adjudicated a bankrupt or an insolvent, files a petition seeking for itself any
reorganization, arrangement, composition, readjustment, liquidation, dissolution
or similar arrangement under any present or future statute, law or regulation or
files an answer admitting the material allegations of a petition filed against
it in any such proceeding, consents to or acquiesces in the appointment of a
trustee, receiver, or liquidator of it or of all or any substantial part of its
assets or properties, or it or its shareholders shall take any action looking to
its dissolution or liquidation.

                     20.1.3 Within sixty (60) days after the commencement of any
proceedings against GKF seeking reorganization, arrangement, readjustment,
liquidation, dissolution or similar relief under any present or future statute,
law or regulation, such proceedings shall not have been dismissed, or if within
thirty (30) days after the appointment without GKF's consent or acquiescence of
any trustee, receiver or liquidator of it or of all or any substantial part of
its assets and properties, such appointment shall not be vacated.

              20.2 Upon the occurrence of an Event of Default involving GKF,
Medical Center may at its option do any or all of the following:

                     20.2.1 By written notice to GKF, immediately terminate this
Agreement as to the Equipment and, in such event, GKF shall remove the Equipment
at GKF's sole cost and expense or, in the absence of removal by GKF within a
reasonable period of time after a written request therefor, Medical Center may
remove the Equipment with all due care and store the Equipment at GKF's sole
cost and expense.

                     20.2.2 Seek to recover from GKF such loss as may be
realized by Medical Center in the ordinary course of events as a result of the
Event of Default.

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              20.3 GKF shall in any event remain fully liable for reasonable
damages as provided by law and for all costs and expenses incurred by Medical
Center on account of such default, including but not limited to, all court costs
and reasonable attorneys' fees. However, notwithstanding anything to the
contrary set forth in this Agreement, GKF shall not in any manner be or become
liable to Medical Center for any consequential or incidental damages that may be
suffered by Medical Center which arise out of or result from the Event of
Default or any breach by GKF of this Agreement. The rights and remedies afforded
Medical Center under this Agreement shall be deemed cumulative and not exclusive
and shall be in addition to any other rights or remedies to GKF provided by law
or in equity.

              20.4 Notwithstanding the occurrence of an Event of Default with
respect to GKF (including any claim which would otherwise be in the nature of a
set-off), Medical Center shall fully perform and pay its obligations hereunder
(including payment of all rent). Upon termination of this Agreement or the
exercise of any other rights or remedies under this Agreement or applicable law
following an Event of Default, Medical Center shall, without further request or
demand, pay to GKF all rent payments and other sums owing under this Agreement
when and as due.

       21. Indemnification.

              21.1 Medical Center's Indemnity Agreement. Subject to provisions
of this Agreement, Medical Center, for itself and its successors and assigns,
hereby indemnifies and holds GKF harless from and against any loss, cost or
expense (including reasonable attorneys' fees) arising out of or relating in any
manner to the failure of Hospital to properly perform any of its obligations to
be performed under the terms of this Agreement.

              21.2 GKF's Indemnity Agreement. Subject to provisions of this
agreement, GKF, for itself and its successors and assigns, hereby indemnifies
and holds Hospital harmless from and against any loss, cost or expense
(including reasonable attorneys' fees) arising out of or relating in any manner
to the failure of GKF to properly perform any of its obligations to be performed
under the terms of this Agreement.

       22. Insurance.

       (a) During the ten (10) year initial Term of this Agreement (and any
successive terms) GKF shall, at its own cost and expense, keep in effect an all
risk and hazard insurance policy covering the Equipment. The all risk and hazard
insurance policy shall be for an amount not less than the replacement cost of
the Equipment. During the ten (10) year initial Term of this Agreement, Medical
Center shall, at its own cost and expense keep in effect public liability and
professional liability insurance policies concerning the operation of the
Equipment by Medical Center. Said policies shall be in the amounts of not less
than $1,000,000 per occurrence and $5,000,000 in aggregate per year. University
and GKF, their successors and assigns, shall be named as additional

<PAGE>   11

insureds and/or loss payees on the insurance policies maintained hereunder by
the other party. Evidence of such insurance coverages shall be furnished by both
parties to the other party upon written request, by no later than the
Commencement Date.

       (b) If the Equipment is rendered unusable as a result of any physical
damage to, or destruction of, the Equipment, Medical Center shall give to GKF
immediate notice. GKF shall determine, within thirty (30) days after the date of
occurrence of such damage or destruction, whether the Equipment can be repaired.
In the event GKF determines that the Equipment cannot be repaired, GKF at its
sole cost and expense shall promptly replace the Equipment. This Agreement shall
continue in full force and effect as though such damage or destruction had not
occurred. In the event GKF determines that the Equipment can be repaired, GKF
shall cause the Equipment to be promptly repaired.

       23. Notices. Any notices required under this Agreement shall be sent in
writing and shall be deemed to have been duly given if delivered by hand or
mailed by certified or registered mail to the following addresses:

               To GKF:             Chief Executive Officer
                                   GKF Financing, LLC
                                   Four Embarcadero Center, Suite 3620
                                   San Francisco, CA 94111

               To Medical Center:  Chief Executive Officer
                                   Central Mississippi Medical Center
                                   1850 Chadwick Drive
                                   Jackson, Mississippi 39204-3479

Or to such other addresses as either party may specify for the reception of
notice from time to time in writing to the other party. Any such notice shall be
effective only when actually received by the party to whom addressed.

       24. Integration/Supersedure. This Agreement contains the full and entire
Agreement between the parties hereto, and no oral or written understanding is of
any force or effect whatsoever unless expressly contained in a writing executed
subsequent to the date of this Agreement.

       25. Waivers. To the extent that GKF fails or chooses not to pursue any of
its remedies under this Agreement or pursuant to applicable law, such shall not
prejudice GKF's rights to pursue any of those remedies at any future time and
shall not constitute a waiver of GKF's rights.

       26. Assignments. This Agreement is binding upon and shall inure to the
benefit of the permitted successors or assigns of the respective parties hereto,
except that neither party may assign its rights or obligations under this
Agreement without the express written consent of the other (which consent shall
not be unreasonably withheld).

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       27. Amendments. This Agreement shall not be amended or altered in any
manner unless such amendment or alteration is in a writing signed by both
parties.

       28. Record-Keeping Requirements. To the extent required by the
regulations promulgated by the Health Care Financing Administration pursuant to
Section 952 of the Omnibus Reconciliation Act of 1980, GKF shall:

       (a) Until the expiration of four (4) years following the furnishing of
services pursuant to this Agreement, GKF agrees to make available upon written
request of the Secretary of Health and Human Services or the U.S. Comptroller
General or any of their duly authorized representatives, this Agreement, any
books, documents and records necessary to verify the nature and extent of costs
incurred by Medical Center by reason of the activities of GKF under this
Agreement; and

       (b) If GKF elects to delegate any of its duties under this Agreement
(which have a cost or value of Ten Thousand Dollars ($10,000.00) or more over a
twelve (12) month period) to a related organization, GKF may do so only through
a subcontractor which is consented to by Medical Center, it being understood
that, inasmuch as Medical Center is entering into this Agreement in reliance on
GKF's reputation and expertise, that Medical Center shall be the sole judge of
the reputation and expertise of the proposed delegee, and only through a
subcontractor which provides that, until the expiration of four (4) years
following the furnishing of services under such subcontract, the related
organization shall make available, on request of the Secretary of Health and
Human Services or the U.S. Comptroller General or any of their authorized
representatives, the subcontract, and books, documents and records of the nature
and extent of costs incurred by Medical Center by reason of activities of such
related organization under such subcontract. No delegation by GKF of its duties
hereunder shall relieve GKF from liability hereunder.

       29. Miscellaneous Provisions.

       (a) The invalidity or unenforceability of any portion or provision of
this Agreement shall not effect the validity or enforceability of any other
portion, nor shall either party's implied or express consent to the breach or
waiver of any provision of this Agreement constitute a waiver of such provision
as to any subsequent breach.

       (b) In the event of any claim or controversy arising hereunder, the
prevailing party in such claim or controversy shall be entitled to a reasonable
attorneys' fee in addition to whatever other relief said party would be
otherwise entitled.

       (c) Force Majeure. Failure to perform by either party will be excused in
the event of any delay or inability to perform its duties under this Agreement
directly or indirectly caused by conditions beyond its reasonable control
including without limitation, fires, floods, earthquakes, snow, ice, disasters,
Acts of God, accidents, riots, wars, operation of law, strikes, governmental

<PAGE>   13

action or regulations, shortages of labor, fuel, power, materials, manufacturer
delays or transportation problems.

                                      -13-
<PAGE>   14

       IN WITNESS WHEREOF, the parties have signed this Agreement on the day and
year first above written.

Medical Center                                   GK Financing, LLC

By:   /s/ Joseph Mullany                         By:  /s/ Craig K. Tagawa
      -------------------------------------           -------------------
      Joseph Mullany                                  Craig K. Tagawa
      Vice President, Mississippi Division            Chief Executive Officer

By:   /s/ Timothy R. Parry
      --------------------
      Timothy R. Parry
      Vice President & General Counsel

By:   /s/ Earl P. Holland
      -------------------
      Earl P. Holland
      Vice Chairman & Chief Operating Officer

                                      -14-<PAGE>   1

                                                                   Exhibit 10.34

                                    ADDENDUM

                    TO LEASE AGREEMENT FOR A GAMMA KNIFE UNIT

       This ADDENDUM TO LEASE AGREEMENT FOR A GAMMA KNIFE UNIT (this "Addendum")
is effective November 1, 1999 between Jackson HMA, Inc. dba Central Mississippi
Medical Center, a for profit Mississippi Corporation ("Medical Center"), and GK
Financing, LLC, a California limited liability company ("GKF").

                                    RECITALS

       WHEREAS, on November 1, 1999, GKF and Medical Center executed a Lease
Agreement for a Gamma Knife Unit (the "Original Lease");

       WHEREAS, the parties desire to amend the terms and provisions of the
Original Lease as set forth herein.

       NOW, THEREFORE, in consideration of the mutual covenants and agreements
set forth herein, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties agree as follows:

                                    AGREEMENT

       1. DEFINED TERMS. Unless otherwise defined herein, the capitalized terms
used herein shall have the same meaning set forth in the Original Lease.

       2. PREVIOUS MODIFICATIONS TO THE ORIGINAL LEASE. The manual
insertions/deletions/cross-outs made prior to this date on the Original Lease
and not counter-signed by GKF are null and void and non-binding on the Medical
Center and GKF. Said insertions/deletions/cross-outs, which are non-binding, are
in Sections 1, 5, 9 and 19.

       3. EVENTS OF DEFAULT BY GKF.

              3.1 The following Sections are added to the Original Lease:

                     3.1.1 GKF shall fail to observe or perform any of its
covenants, duties or obligations arising under this Agreement and such failure
shall continue for a period of thirty (30) days after written notice thereof is
given by Medical Center to GKF; however, if GKF cures the default within the
applicable thirty (30) day period or if the default reasonably requires more
than thirty (30) days to cure, GKF commences to cure the default during the
initial thirty (30) day period and GKF diligently completes the cure as soon as
reasonably possible following the end of the thirty (30) day period, such
default shall not constitute an Event of Default.

<PAGE>   2

                     3.1.2 GKF ceases doing business as a going concern, makes
an assignment for the benefit of creditors, admits in writing its inability to
pay its debts as they become due, files a voluntary petition in bankruptcy, is
adjudicated a bankrupt or an insolvent, files a petition seeking for itself any
reorganization, arrangement, composition, readjustment, liquidation, dissolution
or similar arrangement under any present or future statute, law or regulation or
files an answer admitting the material allegations of a petition filed against
it in any such proceeding, consents to or acquiesces in the appointment of a
trustee, receiver, or liquidator of it or of all or any substantial part of its
assets or properties, or it or its shareholders shall take any action looking to
its dissolution or liquidation.

                     3.1.3 Within sixty (60) days after the commencement of any
proceedings against GKF seeking reorganization, arrangement, readjustment,
liquidation, dissolution or similar relief under any present or future statute,
law or regulation, such proceedings shall not have been dismissed, or if within
thirty (30) days after the appointment without GKF's consent or acquiescence of
any trustee, receiver or liquidator of it or of all or any substantial part of
its assets and properties, such appointment shall not be vacated.

              3.2 Upon the occurrence of an Event of Default involving GKF,
Medical Center may at its option do any or all of the following:

                     3.2.1 By written notice to GKF, immediately terminate this
Agreement as to the Equipment and, in such event, GKF shall remove the Equipment
at GKF's sole cost and expense or, in the absence of removal by GKF within a
reasonable period of time after a written request therefor, Medical Center may
remove the Equipment with all due care and store the Equipment at GKF's sole
cost and expense.

                     3.2.2 Seek to recover from GKF such loss as may be realized
by Medical Center in the ordinary course of events as a result of the Event of
Default.

              3.3 GKF shall in any event remain fully liable for reasonable
damages as provided by law and for all costs and expenses incurred by Medical
Center on account of such default, including but not limited to, all court costs
and reasonable attorneys' fees. However, notwithstanding anything to the
contrary set forth in this Agreement, GKF shall not in any manner be or become
liable to Medical Center for any consequential or incidental damages that may be
suffered by Medical Center which arise out of or result from the Event of
Default or any breach by GKF of this Agreement. The rights and remedies afforded
Medical Center under this Agreement shall be deemed cumulative and not exclusive
and shall be in addition to any other rights or remedies to GKF provided by law
or in equity.

              3.4 Notwithstanding the occurrence of an Event of Default with
respect to GKF (including any claim which would otherwise be in the nature of a
set-off), Medical Center shall fully perform and pay its obligations hereunder
(including payment of all rent). Upon termination of this Agreement or the
exercise of any other rights or remedies under this Agreement or applicable law
following an Event of Default, Medical Center shall, without

<PAGE>   3

further request or demand, pay to GKF all rent payments and other sums owing
under this Agreement when and as due.

       4. INDEMNIFICATION.

              4.1 Medical Center's Indemnity Agreement. Subject to provisions of
this Agreement, Medical Center, for itself and its successors and assigns,
hereby indemnifies and holds GKF harmless from and against any loss, cost or
expense (including reasonable attorneys' fees) arising out of or relating in any
manner to the failure of Medical Center to properly perform any of its
obligations to be performed under the terms of this Agreement.

              4.2 GKF's Indemnity Agreement. Subject to provisions of this
agreement, GKF, for itself and its successors and assigns, hereby indemnifies
and holds Medical Center harmless from and against any loss, cost or expense
(including reasonable attorneys' fees) arising out of or relating in any manner
to the failure of GKF to properly perform any of its obligations to be performed
under the terms of this Agreement.

       5. FULL FORCE AND EFFECT. Except as otherwise amended hereby or provided
herein, all of the terms and provisions of the Original Lease shall remain in
full force and effect.

<PAGE>   4

       IN WITNESS WHEREOF, the parties have executed this Addendum effective as
of the date first written above.

               "MEDICAL CENTER"     Jackson HMA, Inc. dba
                                    Central Mississippi Medical Center

               BY:                  /s/ Jay R. Finnegan
                                    -------------------

               "GKF"                GK Financing, LLC

               BY:                  /s/ Craig K. Tagawa
                                    -------------------
                                    Craig K. Tagawa, Chief Executive Officer

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