Document:

Exhibit 10.39

Confidential Treatment Request

[*] indicates information that has been omitted pursuant to a confidential
treatment request and this information has been filed under separate cover with
the Commission.

================================================================================

                                Commercial Space
                                     Between

                                    MMPK, LLC
                                    Landlord

                                       and

                          MIDNIGHT AUTO FRANCHISE CORP.
                                     Tenant

================================================================================

*Portions of this exhibit have been omitted and filed separately pursuant to an
application for confidential treatment filed with the Securities and Exchange
Commission pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as
amended.

<PAGE>

                                COMMERCIAL LEASE

        This Lease ("Lease") made in Aurora,  Illinois as of the 15 day of July,
2006 (the "Effective Date").

        The following  Schedule  sets forth basic  information  and  definitions
concerning this Lease, and is hereby made a part hereof:

                                    SCHEDULE

        (a)     Landlord:             MMPK, LLC

        (b)     Landlord's Address:   924 W. 67th Street
                                      Darien, Illinois 60561

        (c)     Tenant:               Midnight Auto Franchise Corp.

        (d)     Premises:             Automotive Service Center Facility located
                                      at 989 Eola, Aurora, Illinois consisting
                                      of approximately 9500 square feet.

        (e)     Main Term:            Five (5) years

        (f)     Extension:            Four (4) additional periods of five (5)
                                      years each

        (g)     Commencement Date (or "Rent Commencement Date"): See Section 3.2

        (h)     Expiration Date:      The last day of the 60th month subsequent
                                      to the Rent Commencement Date

        (i)     Permitted Use of Premises: The Premises may be used and occupied
                for  operation  of an  automotive  service  center   and related
                activities.

        (j)     Main Term:

                                                Annual
                      Lease Year               Base Rent           Monthly Rent
                      ----------               ---------           ------------
                         1-5                      [*]                   [*]
                         6-10                     [*]                   [*]
                (1st Extension Period)            [*]                   [*]
                         17-15
                (2nd Extension Period)
                         16-20                    [*]                   [*]

                                        2
<PAGE>

                (3rd Extension Period)
                         21-25                    [*]                   [*]
                (4th Extension Period)

        (k)     Tenant's  Proportionate  Share of Operating  Expenses and Taxes:
100% of the Premises (subject to limitations of Operating Expenses).

        (l)     Security Deposit: One month's rent; see Section 29.

        (m)     Brokers: CB Richard Ellis.

        In the event of a conflict  between the  provisions of this Schedule and
the Lease, the Lease shall control.

SECTION 1.      LEASE OF PREMISES

SECTION 1.1.    LEASE OF THE PREMISES.  Landlord, as the owner of the commercial
real  estate  (the  "Real  Estate")  commonly  known as 989 Eola  Road,  Aurora,
Illinois, which real estate is improved by a building (the "Building") and which
Premises  include  certain  items of equipment and personal  property  listed on
attached Exhibit "A" ("Personal  Property") (the Building and Personal  Property
and the Real Estate  being  collectively  referred to as the  "Property"  or the
"Premises"),  does hereby lease to Tenant,  and Tenant hereby  accepts the lease
of, the Property.

        SECTION 1.2. TERM.

                1.2.1.  TERM.  The Term of this Lease shall commence on the Rent
Commencement Date (See Section 3.2).  Unless sooner  terminated  pursuant to the
provisions  hereof,  the Lease shall continue for the number of years and months
set forth in the Schedule as the Main Term.

                For the  purposes of  this  Lease,  "Lease  Year"  shall  mean a
consecutive  twelve-month  period  commencing  January 1 and ending December 31,
both inclusive,  during which any portion of the Term falls.  Any portion of the
Term which is less than a Lease Year shall be deemed a "Partial Lease Year."

                1.2.2.  EXTENSIONS.  Subject to the provisions  hereinafter  set
forth, Landlord hereby grants to Tenant options to extend the Term of this Lease
on the same terms,  conditions and provisions as contained in this Lease, except
as otherwise  provided  herein,  for four (4) periods of five (5) years (each an
"Extension").

                (a)     Each   Extension   shall   be   deemed   to  have   been
automatically  exercised by Tenant unless Tenant otherwise  notifies Landlord of
Tenant's  election  not to renew  the  Lease  for any  particular  Extension  by
delivering written notice to Landlord of Tenant's election to not to exercise as
to any particular  Extension  given not later than the date which is ninety (90)
days

                                       3
<PAGE>

prior to the expiration of the Term or preceding Extension,  as the case may be.
If Tenant's  elects not  exercise as to any  particular  Extensions,  all future
Extension options shall thereupon expire and be of no further force nor effect.

                (b)     Tenant's  automatic  exercise of a particular  Extension
shall only be effective, if on the effective date of such Extension,  this Lease
is in full  force and  effect  and  Tenant is not in  default  under  this Lease
(beyond any  applicable  cure period),  and entire  Premises are occupied by the
Tenant named herein, or approved or authorized sub-lessee(s) or licensee(s).

                (c)     Rent payable  during each  Extension with respect to all
space included in the Premises shall be as set forth in the Schedule.

SECTION 2.      CONSTRUCTION OF THE PREMISES

        CONDITION OF PREMISES. On or before the Rent Commencement Date, Landlord
shall deliver possession of the Premises to Tenant,  free and clear of all other
tenancies  and rights or claims of any third party to possession or occupancy of
the Premises.  THE PREMISES WILL BE A BROOM CLEAN  CONDITION  READY FOR TENANT'S
WORK (AS DEFINED  BELOW),  AND ALL AUTOMOTIVE AND OFFICE  EQUIPMENT OF THE PRIOR
TENANT  SHALL BE  REMOVED  WITH THE  EXCEPTION  OF THE AIR  COMPRESSORS,  LIFTS,
ALIGNMENT RACK AND QUICK LUBE EQUIPMENT. All utilities, mechanical,  electrical,
plumbing,  and HVAC systems shall be in good working order and the Premises will
be in compliance with all federal, state and local laws and ordinances. Prior to
delivery of  possession,  Landlord  shall  verify and deliver to Tenant a report
verifying the condition and tonnage of the HVAC.

        SECTION  2.1.  TENANT'S  WORK.  All work  shall be  performed  by Tenant
(hereinafter  referred  to as the  "Tenant's  Work"),  Tenant's  sole  cost  and
expense.  Tenant  shall be  responsible  for and  shall  obtain  and pay for all
approvals,  inspections  and/or  permits  from  the  City  of  Aurora  or  other
governmental  authorities having  jurisdiction  necessary for the performance of
Tenant's Work and for Tenant's use occupancy of the Premises.

        SECTION 2.2 TENANT'S  PLANS.  Tenant  shall,  at Tenant's  sole cost and
expense,  and prior to the  commencement  of any of Tenant's  Work,  cause to be
prepared and  delivered to Landlord for its approval  shall not be  unreasonably
withheld  (Landlord  shall make best  efforts to approve  within  seven (7) days
after receipt therof),  which comply with all applicable  statutes,  ordinances,
regulations and codes. Tenant shall provide Landlord with evidence  satisfactory
to Landlord that any contractors  and  subcontractors  have in effect  insurance
policies  providing  Worker's  Compensation  insurance policies naming Landlord,
Landlord's agents, Landlord's mortgagee(s), if any, and such additional insureds
as may be required by Landlord.

        SECTION 2.3  CONSTRUCTION  OF TENANT'S  WORK.  Prior to  commencing  the
Tenant's  Work,  Tenant will provide to Landlord (i)  evidence  satisfactory  to
Landlord  that  Tenant has  obtained  and has in force all  insurance  coverages
required to be maintained by Tenant under the terms of this Lease; (ii) evidence
satisfactory to Landlord that Tenant's contractor and

                                       4
<PAGE>

subcontractors  have obtained and have in force Worker's  Compensation  and such
other insurance  required by Landlord;  (iii) evidence  satisfactory to Landlord
that Tenant has obtained all building permits and other  governmental  approvals
necessary for the performance of Tenant's Work.

                Upon Landlord's  approval of Tenant's  Plans,  and provided that
Tenant has  complied  with the terms of the  preceding  paragraph,  Tenant shall
begin construction of Tenant's Work.

SECTION 3.      RENT.

        Tenant shall pay to  Landlord,  at  Landlord's  address or to such other
person or at such other place as Landlord  shall  designate in writing to Tenant
from time to time,  in legal tender of the United States at the time of payment,
the following:

        SECTION  3.1  BASE  RENT.  Tenant  shall  pay the  amount  shown  in the
Schedule as Base Rent. Base Rent shall be payable in equal monthly  installments
without  demand,  offset  or  deduction,  in  advance,  on the first day of each
calendar  month  during  the Main  Term  except  that  the  first  full  monthly
installment of Base Rent shall be paid on the Effective Date.

        SECTION 3.2  RENT  COMMENCEMENT  DATE.  Rent shall  commence on July 15,
2006, or such other date agreed to by the parties.

        If the Rent  Commencement  Date is on a day other  than the first day of
the calendar month, the Base Rent for such month and, if necessary, for the last
month of this Lease will be prorated on a per diem basis.

        In the event possession of the Premises is not delivered to Tenant on or
before July 15, 2006, in the condition  required under Section 2 above, and said
failure to deliver possession  continues for a period of 15 days Tenant's notice
of such  failure,  the Tenant shall have the option,  but not the  obligation of
terminating  this Lease,  without any  further obligation to the Landlord at any
time  thereafter  prior to  Landlord's actual delivery of  the possession of the
Premises.

        SECTION 3.3  ADDITIONAL RENT. In addition to Base Rent, Tenant shall pay
to  Landlord  as  Additional  Rent the  Operating  Expenses  and Taxes  (both as
hereinafter defined) for each Lease Year or Partial Lease Year.  Additional Rent
shall be paid in monthly  installments  at the same time as installments of Base
Rent are due and payable as hereinafter provided.

                3.3.1.    OPERATING  EXPENSES.   For  purposes  of  this  Lease,
"Operating  Expenses" shall include casualty  insurance policy for the Building;
management and operation of the Property; snow and ice removal; landscaping; and
parking lot repairs and paving.  Tenant's  obligation for the Operating Expenses
shall  survive the  expiration  or sooner  termination  of this Lease.  Tenant's
obligation for Operating Expenses shall be as follows:

                                       5
<PAGE>

                       Years 1-5           [*] per month

                       Years 6-10          [*] per month

                       Years 11-15         [*] per month

                       Years 16-20         [*] per month

                       Years 21-25         [*] per month

                3.3.2. TAXES. For the purposes of this Lease, "Taxes" shall mean
all  federal,  state and  local  governmental  taxes,  assessments  and  charges
(including  transit or transit  district  taxes or  assessments)  of any kind or
nature, whether general, special,  ordinary or extraordinary,  which Landlord or
its agents shall pay or become  obligated to pay because of, in connection  with
or allocable to the ownership, leasing, management,  control or operation of the
Property or of the personal property,  fixtures,  machinery,  equipment, systems
and apparatus  located  therein or used in connection  with the Property for any
calendar year wholly or partly within the Term. If a special  assessment payment
in  installments  is levied  against the  Property,  Taxes for any calendar year
shall  include  only the  installments  of such  assessment,  and any  interest,
payable with respect to such calendar year.  Notwithstanding  the foregoing,  in
the event any general or special assessment is not payable in installments,  the
Landlord shall amortize the assessment  over the useful life of the  improvement
and Tenant shall only be responsible for the amortized payments  attributable to
the Lease Term.

                There  shall be  included  in Taxes  for any  calendar  year the
amount of all fees, costs and expenses (including consultants',  appraisers' and
attorneys'  fees) paid by Landlord during such calendar year in negotiating,  or
seeking or obtaining any reduction of, Taxes. Tenant hereby expressly waives any
and all  rights  now or  hereafter  conferred  upon  it by law to  independently
contest or appeal any Taxes.

                3.3.3.   TENANT  PAYMENTS  OF  ADDITIONAL  RENT.  The  Operating
Expenses shall be paid in equal monthly  installments  at the time of payment of
the Rent.  Taxes  shall be paid to Landlord  by Tenant  within  thirty (30) days
after the receipt of the bills(s) therefore from Landlord.

        SECTION 3.4. ALL AMOUNTS CONSTITUTE RENT. All amounts due Landlord under
the terms of this Lease,  including  but without  limitation,  amounts due under
this Section 3, are referred to collectively  as "Rent".  All Rent shall be paid
by Tenant when due without any set-off,  deduction or prior demand,  and without
Landlord's submission of any statements, bills or notices therefor.

        SECTION 3.5. LATE CHARGES. Tenant agrees to pay a late charge of one and
one-half  percent  (1.5%) of the amount of Rent then due if Rent or any  portion
thereof  is not paid  within  five (5) days after the due date  thereof,  and an
additional  one and  one-half  percent  (1.5%)  for each ten (10) day  period or
portion  thereof  thereafter  during  which Rent is not paid.  Such late charges
shall be  addition  to  Landlord's  other  rights  upon  default by  Tenant.  In
addition,  any payment due from Tenant to Landlord not received by Landlord upon
the date herein specified to

                                       6
<PAGE>

be paid shall  bear  interest  from the date such  payment is due to the date of
actual payment at the rate of ten percent (10%) per annum.

        SECTION 3.6. INDEPENDENT  COVENANT.  Tenant's covenant to pay Rent shall
be independent  of every other covenant set forth in this Lease.  The obligation
of Tenant to pay Rent for all Lease Years or Partial Lease Years during the Term
shall survive the termination of this Lease.

SECTION 4.      INTENTIONALLY OMITTED.

SECTION 5.      USE.

        SECTION  5.1.  USE OF THE  PREMISES.  Tenant  shall  occupy  and use the
Premises only for the Permitted Uses set forth in the Schedule, and for no other
uses or purposes  whatsoever  without  Landlord's prior written  consent,  which
consent Landlord may withhold in its absolute discretion.

SECTION 6.      LANDLORD'S REPAIR OBLIGATIONS.

        Throughout  the Term,  except  for any work made  necessary  by any act,
omission, or neglect of Tenant, its agents,  employees and invitees,  and except
for repairs  necessitated by any damage or destruction by fire or other casualty
or by a  taking  under  the  power  of  eminent  domain  (in  which  events  the
obligations  of Landlord  shall be controlled  by Sections 13 and 14),  Landlord
shall keep in repair and  maintain:  all  structural  elements  of the  Building
(including the foundation  walls,  slab, the exterior walls and doors  including
the  obligation  to keep the roof free from  leaks (but  specifically  excluding
garage doors, which is a Tenant responsibility).

        SECTION 7.    UTILITIES AND OTHER SERVICES.

        SECTION 7.1.  ELECTRICITY.  Tenant will be individually  metered for the
electricity  consumed  within the Building.  Tenant shall pay the entire cost of
all electric service and the cost of metering directly to the provider thereof.

        SECTION 7.2.  TELEPHONE. Tenant shall make its own arrangements for such
telephone service in the Property as may be desired by Tenant.  Tenant shall pay
all charges,  including but not limited to the cost of installation of necessary
wiring not provided by Landlord made by the company providing  telephone service
in  connection  with or relating to the  providing of  telephone  service to the
Property.

        SECTION 7.3.  HEATING,   VENTILATING  AND  AIR  CONDITIONING   ("HVAC").
Landlord  shall  provide  operating  HVAC service and equipment to the Building.
Tenant shall,  at its own cost and expense,  and with the  equipment  installed,
heat and cool the  Building to meet all of its  requirements.  Tenant  agrees to
maintain all heating,  cooling and ventilating  equipment servicing the Building
in good order and Landlord shall repair and make necessary replacements thereof,
provided that such work is not made necessary by any act,  neglect,  or omission
of Tenant, its agents, employees and invitees.

                                       7
<PAGE>

        SECTION 7.4.  WATER AND SEWER.  Water and Sewer charges shall be paid by
Tenant.

        SECTION 7.5. OTHER OR INCREASED SERVICES. If Tenant desires telegraphic,
teletext,  television,  or  other  forms  of  communications,   signal  or  data
transmission  services,  security services,  or if Tenant desires to install any
computer, data processing or other equipment in the Property, or if Tenant's use
of the Property requires  additional or increased electric or other service than
that provided by Landlord, and providing such services or equipment necessitates
the  installation  of new or  additional  wires,  cables,  transmitters,  signal
reception devices or other facilities or equipment outside the Property,  Tenant
shall make all  necessary  arrangements  directly  with the company or companies
providing such services,  provided,  however, that (i) Tenant shall not make any
such installations  without the consent of Landlord,  which consent Landlord may
withhold in its  absolute  discretion,  or, if given,  subject to such terms and
conditions as Landlord may  determine;  (ii) Landlord shall direct where and how
all  connections for such services shall be introduced and run, and Tenant shall
not make or permit others to make borings,  cuttings or  installations of wires,
cables or  equipment  in or about the  Property  or the  Building  except in the
locations and in the manner approved by Landlord;(iii)  Tenant shall not, by its
installation   or  use  of  such  equipment  or  facilities  or  services  cause
interference with the operation of equipment,  facilities or services  elsewhere
in the Building or on adjoining properties;  Tenant shall pay the entire cost of
installation of any such facilities and the cost of such service(s).

        SECTION 7.6.  CLEANING AND  SCAVENGER.  Tenant shall arrange for its own
janitor or cleaning  services and scavenger  services for the  Property,  at its
sole  cost and  expense.  Tenant's  obligations  in regard  to the  cleaning  of
Property shall  include,  but shall not be limited to, the cleaning of all glass
in the  Property  including  the  inside  and  outside  surfaces  of  any  glass
storefronts, display windows, doors, partitions or other glass surfaces.

        SECTION 7.7.  LIGHTING.  Tenant shall be  responsible  for providing all
light fixtures in the Property and the  installation,  cleaning and  maintenance
thereof, and shall provide, at Tenant's sole cost and expense, all lamps, bulbs,
tubes, ballasts and starters necessary for the maintenance therof.

        SECTION 7.8. INTERRUPTIONS.  Landlord does not warrant that any services
or  Tenant's  occupancy  will be free  from  interruptions  caused  by  repairs,
improvements,  changes of services, alterations,  accidents, inability to obtain
fuel, steam,  water or supplies or other causes. No such interruption of service
shall be deemed an eviction or disturbance of Tenant's use and possession of the
Property or any part thereof or render  Landlord liable to Tenant for damages by
abatement of Rent or otherwise or relieve  Tenant from  performance  of Tenant's
obligations under this Lease; provided, however, such interruption is not due to
the negligent or willful acts of omissions of the Lanlord.  Tenant hereby waives
and  releases  all  claims  against  Landlord  for  damages,   both  direct  and
consequential,  for any such  interruptions  or stoppages  of  services.  To the
extent Landlord provides any services, Landlord may at any time cease to furnish
such  services,  provided  Tenant  is  connected  at  Landlord's  expense  to an
alternate source of such services.

                                       8
<PAGE>

        Landlord  shall have the right at all times during the Term to enter the
Property  for the purpose of  inspecting  the same and of making such repairs or
replacements  therein as may be required  by this Lease or as Landlord  may deem
necessary or desirable,  including  without  limitation  the  rehabilitation  or
replacement  of the systems  serving the Building or the exterior and structural
components thereof,  provided,  however,  that Landlord shall use all reasonable
efforts not to disturb  Tenant's use and  occupancy and shall,  when  practical,
give Tenant  prior notice of such entry.  If Tenant's  access to the Property is
prevented by reason of repairs or  rehabilitation  to the Property being made by
Landlord, Landlord shall not be liable to Tenant.

SECTION 8.     INSURANCE.

        SECTION  8.1. TENANT  COVERAGES.  Tenant,  at  Tenant's  expense,  shall
maintain in force with responsible companies approved by Landlord and in amounts
from time to time approved or requested by Landlord:

                (i)     commercial   (comprehensive)  liability  insurance  with
        respect to liability  arising out of the  ownership,  use,  occupancy or
        maintenance of the Property and all areas appurtenant  thereto,  made by
        or on behalf of any persons, firm or corporation,  arising from, related
        to, or connected with the conduct and operation of Tenant's  business in
        the  Property   insuring   Landlord,   Landlord's   agents,   Landlord's
        mortgagee(s),  if any,  and such  additional  parties  as  requested  by
        Landlord and Tenant, as their interests may appear, to afford protection
        with respect to personal  injury,  death or property  damage of not less
        than One Million  Dollars  ($1,000,000)  per occurrence  combined single
        limit/One Million Dollars  ($1,000,000)  general aggregate (but not less
        than, $1,000,000 per location aggregate);

                (ii)    plate glass  insurance  covering  all plate glass in the
        Property;

                (iii)   worker's compensation  insurance in the amounts required
        by applicable statute and employer's liability insurance;

                (iv)    fire  insurance  with  extended  coverage   endorsements
        including,  but  not  limited  to,  vandalism  and  malicious  mischief,
        covering  all  equipment  installed by Tenant in the Property and all of
        Tenant's stock in trade,  trade  fixtures,  furniture,  furnishings  and
        floor  coverings  in the  Property to the extent of one hundred  percent
        (100%) of their replacement cost.

        SECTION 8.2.  FORM OF INSURANCE.  All of said insurance shall be in form
satisfactory to Landlord,  shall be primary and  non-contributory,  shall not be
subject to deductible(s) unless approved in advance in writing by Landlord,  and
shall provide that it will not be subject to cancellation, termination or change
except after thirty (30) days prior written notice to Landlord.  The policies or
duly  executed  certificates  for the same (which shall  evidence the  insurer's
waiver of subrogation) together with satisfactory evidence of the payment of the
premiums  thereon,  shall  be  deposited  with  Landlord  on  or  prior  to  the
commencement  of  construction  of Tenant's  Work,  and,  upon  renewals of such
policies,  not less than thirty (30) days prior to expiration of the term of the
coverage  being  renewed.  If  Tenant  fails to comply  with such  requirements,

                                       9
<PAGE>

Landlord may obtain such insurance and keep the same in effect, and Tenant shall
pay Landlord the premium cost thereof upon demand.

        SECTION  8.3.   MUTUAL  WAIVER OF RIGHT OF  RECOVERY.  Each party hereto
hereby  waives  all  claims for  recovery  from the other  party for any loss or
damage to any of its  property  or  resulting  loss of  income  or losses  under
worker's  compensation  laws or benefits  insured  under  valid and  collectible
insurance policies to the extent of any proceeds collected under such insurance,
subject to the  limitation  that this waiver  shall apply only when it is either
permitted by or, by the use of such good faith efforts (including the payment of
a reasonable additional premium), could have been so permitted by the applicable
policy of insurance.  The parties hereto further agree to use good faith efforts
to have any and all  fire,  extended  coverage  or any and all  material  damage
insurance which may be carried endorsed with the following  subrogation  clause:
"This  insurance  shall not be  invalidated  should the insured waive in writing
prior  to a loss  any or all  right  of  recovery  against  any  party  for loss
occurring to the property described herein."

        SECTION 8.4.    WAIVER  OF  LANDLORD'S   LIABILITY.   Except  to  extent
resulting from the negligent acts or omissions of the Landlord, the Landlord and
Landlord's  agents and employees  shall not be liable for, and Tenant waives all
claims  for,  damage to persons or  property  sustained  by Tenant or any person
claiming through Tenant resulting from any accident or occurrence in or upon the
Premises or the Building or any part of the Property or any adjacent property or
any property under the control of the Landlord,  including,  but not limited to,
claims for direct and/or  consequential damage resulting from: (i) any equipment
or appurtenances becoming out of repair; (ii) injury done or occasioned by wind,
water,  or other  natural  element;  (iv) any defect in or failure of  plumbing,
heating  or  air  conditioning  equipment,  electrical  wiring  or  installation
thereof,  gas, water,  and steam pipes,  stairs,  railings or walks;  (v) broken
glass;  (vi) the backing up of any sewer pipe or downspout;  (vii) the bursting,
leaking or running of any tank, tub, washstand,  water closet, waste pipe, drain
or any other pipe or tank in, upon or about the Building or the Property; (viii)
the escape of steam or hot water;  (ix) water,  snow or ice being upon or coming
through the roof, skylights,  windows,  stairs, walks or any other place upon or
near the Building or the Property or otherwise;  (x) the falling of any fixture,
plaster,  pipes, beams, ceiling,  walls or other standing or hanging portions of
the Building or the Premises or other improvements on the Property; and (xi) any
act,  omission or  negligence  of co-tenants or of other persons or occupants of
the Building or of adjoining  buildings,  or of owners of adjacent or contiguous
property.

SECTION 9.      SIGNS AND DECORATIONS.

        SECTION  9.1.   EXTERIOR  SIGNS.  Tenant  shall be entitled to erect and
maintain a sign on the existing  street  monument,  or other street  monument or
pole  apparatus  provided by Landlord,  and any building  signage so long as the
same complies with all local  ordinances.  Tenant shall be  responsible  for the
cost of the installation and maintenance of the any actual sign/fascia unit.

Section 10.     TENANT'S FURTHER OBLIGATIONS.

        SECTION 10.1.   AFFIRMATIVE COVENANTS. Tenant shall:

                                       10
<PAGE>

                10.1.1. PERFORMANCE OF OBLIGATIONS.  Perform promptly all of the
obligations  of Tenant set forth in this Lease,  including the obligation to pay
when due the Rent and all other  sums which by the terms of this Lease are to be
paid by Tenant.

                10.1.2.  USE AND  OPERATION.  Continuously  use and  operate the
Property only for the Permitted Uses set forth in the Schedule and no other.

                10.1.3. CLEAN CONDITION.  Keep the Property,  fixtures,  windows
and  signs,  and all  ducts,  lines,  meters,  mains,  conduits,  wires,  pipes,
facilities, systems and equipment installed in the Property clean, neat and safe
and in good  order,  repair and  condition  (including  without  limitation  all
necessary  replacements,  painting  and  decorating),  damage  by fire or  other
casualty covered by Landlord's insurance excepted.

                10.1.4. MECHANICAL EQUIPMENT. Keep all mechanical devices in the
Property  free of  vibration  and noise  which  may be  transmitted  beyond  the
Property.

                10.1.5. EXTERMINATION.  Keep the Property in sanitary condition,
free of insects, rodents, vermin and other pests.

                10.1.6. GLASS. Keep all glass in doors, windows and elsewhere in
the Property  clean and in good  condition and replace  promptly all glass which
may become  damaged or broken with glass of the same quality,  damage by fire or
other casualty covered by Landlord's insurance excepted.

                10.1.7.  REPAIR OF COMMON  AREAS  DAMAGED  BY  TENANT.  Promptly
repair,  at  Tenant's  sole cost and  expense,  any damage to any portion of the
Property  caused by the act,  omission,  or neglect of  Tenant,  its  employees,
agents, customers or invitees.

                10.1.8.  TRASH.  Store all trash and garbage within the Property
so as not to be  visible  to  members  of the public and so as not to create any
health or fire hazard,  such  storage to be in odor and vermin proof  containers
approved by Landlord which Tenant shall maintain in a neat and clean condition.

                10.1.9.  INDEMNITY.  Except to the extent the same is the result
of the negligent or willful acts or omissions of the Landlord, Tenant shall save
Landlord,  its mortgagees,  and its agents,  harmless and  indemnified  from all
liability,  injury,  loss,  cost,  damage and/or expense  (including  reasonable
attorneys'  fees and  expenses)  in  respect  of any injury to, or death of, any
person,  and/or damage to, or loss or destruction of any property  occasioned by
(i) any act or  omission  of  Tenant,  Tenant's  employees,  agents,  customers,
invitees  or  anyone  claiming  by,  through  or  under  Tenant;  (ii)  the use,
occupancy,  conduct, operation or management of the Property by Tenant or any of
its agents, contractors,  servants, employees, licensees, suppliers, materialmen
or invitees; (iii) the use of the Building, the Property or any portion thereof,
or any areas in the vicinity of the Property by Tenant or any of its  customers,
agents, contractors,  servants, employees, licensees, suppliers,  materialmen or
invitees; (iv) any work or thing whatsoever done or not done on the Property; or
(v) any breach or default in performing any of

                                       11
<PAGE>

the  obligations  under the  provisions of this Lease and/or  applicable  law by
Tenant  or any of  its  agents,  contractors,  servants,  employees,  licensees,
suppliers or materialmen  during the Term; all regardless of whether such claim,
etc.,  is  asserted  before or after the  expiration  of the Term or any earlier
termination of this Lease. The foregoing  covenants shall survive the expiration
of the Term or earlier termination of this Lease.

                Except the extent  the same is the  result of the  negligent  or
wilfull  act or  omission  of the  Tenant,  Landlord  shall save  Tenant and its
agents,  harmless and indemnified from all liability,  injury, loss, cost damage
and/or expense (including reasonable attorneys' fees and expenses) in respect of
any injury to, or death of, any person, and/or damage to, or loss or destruction
of any property  occasioned  by (i) any act or omission of Landlord,  Landlord's
employees,  agents or anyone of invitees or anyone claiming by, through or under
Landlord;  (ii) any work or thing whatsoever done or not done on the Property by
Landlord;  or (iii) any breach or default in performing  any of the  obligations
under the provisions of this Lease; all regardless of whether such claim,  etc.,
is  asserted  before  or  after  the  expiration  of the  Term  or  any  earlier
termination of this Lease. The foregoing  covenants shall survive the expiration
of the Term or earlier termination of this Lease.

                10.1.10. REMOVAL OF TENANT'S GOODS. Remove at the termination of
this Lease,  whether by lapse of time or otherwise,  such of Tenant's  goods and
effects as are not  permanently  affixed to the Property;  surrender all keys to
the Property to Landlord;  remove all of Tenant's trade fixtures; remove such of
the alterations and additions made by Tenant as Landlord may request  (excluding
those  alterations  and  additions  approved by Landlord)  and repair any damage
caused by such removal; and peaceably yield up the Property, all alterations and
additions thereto, all decorating,  fixtures, furnishings,  partitions, heating,
ventilating,   cooling  and  other  equipment  and  floor  coverings  which  are
permanently  affixed to the  Property  (except  such as Landlord  has  requested
Tenant to  remove),  which shall  thereupon  become the  property  of  Landlord,
broom-clean  and in good order,  repair and  condition,  damage by fire or other
casualty not caused by any act,  omission or negligence  of Tenant,  its agents,
employees and invitees, and reasonable wear and tear excepted.

        Any  property of Tenant  which Tenant is required to remove which is not
removed  prior to such  termination  shall,  at  Landlord's  option,  become the
property of Landlord  without  further  action of the  parties,  or Landlord may
remove all or any portion of the same from the Property and dispose of it in any
manner, in which in which event Tenant shall,  upon demand,  pay to Landlord the
actual cost of such removal and  disposal and the cost of repairing  any and all
damage to the Property caused by such removal.

                10.1.11.  KEYS.  Provide  Landlord  with  a key  to  all  doors,
security screens or gates and any other security or alarm devices and/or systems
installed by Tenant in the Property.

                10.1.12.  ALTERATIONS OF PROPERTY.  Prior to commencement of any
work in the Property,  with the exception of non-structural  interior repairs or
improvements not exceeding $20,000 in cost,  submit plans and  specifications to
the  Landlord  and  secure  Landlord's  prior  written  consent  thereto in each
instance,  which  consent  shall  not  be  unreasonably  withheld,   delayed  or
conditioned;  pay promptly  when due the entire cost of any work in the Property

                                       12
<PAGE>

undertaken  by Tenant so that the  Property  shall at all times be free of liens
for labor and materials;  procure all necessary permits before  undertaking such
work; do all of such work in a good and workmanlike manner,  employing materials
of good  quality;  perform  such work only with  licensed,  bonded,  responsible
contractors and  subcontractors;  and comply with all governmental  requirements
relating to such work; and save Landlord and its agents harmless and indemnified
from all injury,  loss, claims or damage to any person or property occasioned by
or growing out of such work.

                10.2. NEGATIVE COVENANTS. Tenant shall not:

                10.2.1.  NON-PERMITTED  USES.  Exhibit,  sell or offer for sale,
use, rent or exchange in the Property any article, thing or service except those
ordinarily  embraced within the Permitted Uses of the Property specified in this
Lease.

                10.2.2.  NON-COMPLIANCE WITH LAWS. Make or permit any use of the
Property  which,  directly or  indirectly,  is  forbidden  by law,  ordinance or
governmental  or  municipal  regulation  or order,  or which may be dangerous to
life, limb or property.

                10.2.3.  NOISE.  Place any radio or television  antenna or other
signal receiving or transmitting  device on the roof or on or in any part of the
inside or outside of the Building other than the inside of the Property; operate
or  permit  to be  operated  any  musical  or  sound  producing  or  reproducing
instrument or device  inside or outside the Property  which may be heard outside
the  Property;  operate any device from which may emanate  electrical,  radio or
other waves which may interfere with or impair radio, television or other signal
transmission or reception from or in the Property or elsewhere.

                10.2.4.  COMPLIANCE  WITH LAWS.  Occupy or use the  Property  or
permit  the  Property  to  be  occupied  or used for any  purpose not within the
Permitted  Uses set forth in the Schedule or any purpose,  act or thing which is
in violation of any public law,  ordinance or  governmental  regulation or which
may be dangerous to persons or property, or which may invalidate or increase the
amount of  premiums  for any  policy of  insurance  carried on the  Property  or
covering its operation or violate the terms thereof, provided,  however, that if
any additional amounts of insurance premiums are caused by Tenant's occupancy or
use of the Property, Tenant shall pay to Landlord said additional amounts.

                10.2.5.  COMPLIANCE  WITH INSURANCE  REQUIREMENTS.  Do or permit
anything to be done on or in the Property,  or bring or keep anything therein or
in a manner which is a violation of rules,  regulations or  requirements  of the
local fire department, the Illinois Inspection and Rating Bureau, Fire Insurance
Rating  Organization or any other similar authority having jurisdiction over the
Building.

                10.2.6.  MECHANIC'S LIENS.  Suffer any mechanic's or other lien,
charge or  encumbrance  to be filed  against the  Property or any portion of the
Property by reason of any work,  labor,  services or  materials  performed at or
furnished to the Property by, on behalf of or for Tenant, or for anyone  holding
the  Property  through  or under  Tenant.  If any such lien shall at any time be
filed,  Tenant  shall  forthwith  cause the same to be  discharged  of record by
payment,

                                       13
<PAGE>

bond,  order of a court of competent  jurisdiction or otherwise,  and provide to
Landlord evidence of the discharge thereof;  provided,  however, that if Tenant,
in good faith,  desires to contest  any such lien,  Tenant may do so if (i) such
contest will operate to prevent any foreclosure by the lien claimant against the
Property  during the  pendency  of such  contest  and (ii)  Tenant  provides  to
Landlord a bond or other security satisfactory to Landlord in an amount equal to
at least one hundred fifty  percent  (150%) of the total amount of such lien(s).
If Tenant  shall  fail to cause any such lien to be  discharged  within ten (10)
days after the filing thereof, or if Tenant is entitled to and notifies Landlord
that Tenant  intends to contest the same as above  provided but fails to provide
or maintain the security which Tenant is obligated to provide to Landlord, or if
Tenant's  contest is  unsuccessful  and Tenant fails to promptly  discharge such
lien,  in addition to any other right or remedy of Landlord,  Landlord  may, but
shall not be obligated to, discharge the same by paying the amount claimed to be
due or by bonding or other proceeding  deemed  appropriate by Landlord,  and the
amount so paid by Landlord and all costs and expenses, including attorneys' fees
and court costs,  incurred by Landlord in procuring  the  discharge of such lien
plus  interest  thereon at the rate of three percent (3%) over the prime rate of
interest  being  charged by Bank One, NA as of the date of such payment shall be
due and payable by Tenant to Landlord as Additional Rent on the first day of the
following month.

SECTION 11.     RIGHTS RESERVED TO LANDLORD.

        Landlord shall have the following  rights,  exercisable  without notice,
and without  liability  to Tenant for damage or injury to  property,  persons or
business (all claims for damage being hereby released), and without effecting an
eviction or  disturbance  of Tenant's  use or  possession  or giving rise to any
claim for set-off or abatement of Rent:

        SECTION 11.1. KEYS. To have pass keys to the Property;

        SECTION  11.2.  RELETTING.  To repair,  alter or  otherwise  prepare the
Property for  reoccupancy  during the last six (6) months of the Term, if during
or prior to such time Tenant  vacates the Property,  or at any time after Tenant
abandons the Property;

        SECTION 11.3.  ACCESS. To enter the Property upon prior notice to Tenant
and at such times as are  reasonably  acceptable  to both  Landlord  and Tenant,
except in the case of emergency where no prior notice will be required,  to make
inspections  or repairs,  or to exhibit the  Property  to  prospective  tenants,
purchasers  or  others,  and to  enter  the  Property  at any  time  in  case of
emergency;

        SECTION  11.4.  ADDITIONS.  To  make  alterations  or  additions  to the
improvements on the Property;  provided,  however, that the construction and use
of such  additions  shall in no way  interrupt  Tenant's  use or  access  to the
Premises.

Section 12.     INTENTIONALLY OMITTED.

SECTION 13.     CASUALTY DAMAGE.

                                       14
<PAGE>

        SECTION  13.1.  DAMAGE BY FIRE OR OTHER  CASUALTY.  If the  Property are
damaged by fire or other  casualty,  the damage  shall  promptly  be repaired by
Landlord at Landlord's  expense to  substantially  the same  condition as before
such damage,  provided  that:  (i) Landlord shall not be obligated to expend for
such repair an amount in excess of the insurance  proceeds recovered by Landlord
as a result of such  damage;  (ii) in no event  shall  Landlord  be  required to
repair or replace Tenant's  property  (including,  without  limitation  Tenant's
inventory,  trade  fixtures  and stock in  trade);  and (iii) in no event  shall
Landlord be liable for  interruption  to Tenant's  business or for damages to or
the replacement or repair of Tenant's Work or any other improvements, equipment,
fixtures, goods or merchandise place in the Property by Tenant.

        SECTION  13.2.  LANDLORD'S  RIGHT TO  TERMINATE  LEASE.  Notwithstanding
anything to the contrary  contained  herein, in the event that: (i) the Property
are damaged by fire or other  casualty,  and (x) the cost of restoration of such
damage is equal to or exceeds  twenty-five  percent (25%) or more of the cost (a
"Substantial Casualty") of replacement of the entire Property or (y) such damage
occurs  during the last two (2) years of the Term;  (ii) at any time  during the
Term the Building is damaged to the extent that the cost of  restoration of such
damage is equal to or exceeds  twenty-five  percent (25%) or more of the cost of
replacement  of the  Building;  (iii) the  proceeds  of  insurance  received  by
Landlord are substantially insufficient to pay the cost of restoration;  or (iv)
Landlord's mortgagee does not consent to the application of such proceeds in the
event of a Substantial  Casualty only to restoration then Landlord or Tenant may
elect to terminate  this Lease as of the date of such damage upon giving  notice
of such  election to the other  within one hundred  eighty  (180) days after the
occurrence of the event causing the damage.  If Landlord  elects to so terminate
this Lease, the Term hereof shall end on the date of the damage to the Building,
and thereupon all the rights and  obligations  of Landlord and Tenant under this
Lease shall terminate  except with respect to the obligations and liabilities of
Tenant under this Lease then existing or  contingent  which arose on or prior to
the date of such termination.

        SECTION 13.3.  COMMENCEMENT OF  RESTORATION.  Unless Landlord shall have
the right to and shall elect to  terminate  this Lease  pursuant to Section 13.2
above,  then Landlord shall commence the repair and  restoration of the Building
(subject to the  limitations set forth in Section 13.1 above) within ninety (90)
days after the later of:  (i) the date on which  Landlord  receives  or has made
available to Landlord the proceeds of any insurance policy or policies  covering
such damage,  or (ii) the date on which  possession of the Property is delivered
to Landlord.  Such repair and  restoration  shall be completed  with  reasonable
diligence,  due allowance  being made for delay in the completion of restoration
occasioned by causes beyond Landlord's control.

        Upon completion by Landlord of its construction,  repair and restoration
work in and to the  Property,  if any, and the  surrender of  possession  of the
Property to Tenant,  Tenant shall, at its sole cost and expense,  promptly begin
and  thereafter  diligently  proceed  with the other  construction,  repairs and
replacements  necessary  to  restore  the  Property  to  substantially  the same
condition as before such  damage.  Tenant shall reopen the Property for business
as promptly as reasonably possible.

                                       15
<PAGE>

        SECTION 13.4. ABATEMENT OF RENT FOR UNTENANTABILITY. In the event all or
any part of the Property is rendered  untenantable  because of damage by fire or
other  casualty  and such damage shall not have been due to the fault or neglect
of Tenant,  Base Rent and  Additional  Rent  payable by the Tenant  shall  abate
during the period in which the Property or any portion thereof is  untenantable.
Rent so abated  shall be computed on a per diem basis and shall be that  portion
of the current per diem Base Rent and  Additional  Rent for the entire  Premises
which the area of the part of the Premises rendered untentable bears to the area
of the entire Premises.

        SECTION  13.5.  INSURANCE  PROCEEDS.  Any  and  all  insurance  proceeds
received  with respect to or as a result of damage to the Property  shall belong
to  Landlord  and shall be  expended  by  Landlord  for the  restoration  of the
Property.

SECTION 14.    EMINENT DOMAIN.

        SECTION 14.1.  SUBSTANTIAL  TAKING.  If during the Term (i) the whole of
the Property or (ii) any part thereof so  substantial as to render the remainder
of the  Property  impractical  for the  operation  of  Tenant's  business in the
Property,  or (iii) a portion of the  Property so  substantial  as to render the
remainder of the Property impractical, in the sole judgment of Landlord, for the
continued  operation of the Property in the manner in which it has been operated
immediately  prior  to such  taking,  shall  be  taken  by any  governmental  or
municipal  authority or by any public entity having powers of eminent domain (or
if the whole  substantial  portion of the Building or Property  shall be sold to
any such  authority or other  entity by Landlord  under  imminent  threat of the
exercise of the power of eminent domain with respect thereto),  this Lease shall
terminate  on the date of the  taking  of  possession  of the  Property  or such
substantial  portion of the  Property by such  authority  or other  entity,  and
Tenant shall pay Rent up to that date.

        SECTION  14.2.  OTHER  TAKING.  If during  the Term (i) a portion of the
Property  which is not so substantial as to render the remainder of the Property
impractical  for the operation of Tenant's  business at the Property,  or (ii) a
portion of the Property  which is not so  substantial as to render the remainder
of the Property impractical, in the sole judgment of Landlord, for the continued
operation  of  the  Property  in the  manner  in  which  it  has  been  operated
immediately  prior  to such  taking,  shall  be  taken  by any  governmental  or
municipal  authority or by any public entity having powers of eminent domain (or
if such part of the Property or the Property shall be sold to any such authority
or other entity by Landlord under  imminent  threat of the exercise of the power
of eminent domain with respect  thereto),  this Lease shall terminate only as to
the portion of the Property so taken,  if any, and Tenant shall  continue to pay
Rent for the entire Property up to the day of such taking. Thereafter, Base Rent
and  Additional  Rent  shall  be  equitably  adjusted  based  on the area of the
Property  taken  compared  to the area of the entire  Property.  In such  event,
Landlord shall, at its expense, within a reasonable time after the occurrence of
such taking or sale, make necessary  repairs and alterations to the remainder of
the Property and to restore the same, as nearly as  practicable,  to a condition
substantially  similar to that which existed immediately prior to such taking or
sale,  provided,  however,  that  Landlord  shall not be  obligated to expend in
connection with such repairs or alterations an amount in excess of the amount of
the net award or purchase price received by Landlord for the portion so taken.

                                       16
<PAGE>

        SECTION  14.3.  TAKING DURING LAST TWO YEARS OF TERM. If during the last
two (2) years of the Term (i) any portion of the  Property  or (ii)  twenty-five
percent  (25%) or more of the  Property  shall be taken by any  governmental  or
municipal  authority or by any public  utility or other entity  having powers of
eminent  domain (or any part of the  Property  or such  portion of the  Property
shall be sold to any such  authority or other entity by Landlord  under imminent
threat of the  exercise of the power of eminent  domain with  respect  thereto),
Landlord or  Tenant may elect,  upon written  notice to the other,  to terminate
this  Lease  as of the date of  taking  of  possession  of such  portion  of the
Property or the Property by such authority,  utility or other entity, and Tenant
shall pay Rent up to that date.

        SECTION 14.4.  TAKING OF  POSSESSION.  For the purposes of this Lease, a
"taking"  shall include a taking of possession for a period of time in excess of
twelve (12) months.

        SECTION 14.5.  OWNERSHIP OF AWARD.  The entire  compensation  payable in
connection with any taking or the proceeds of any sale, whether for the whole or
any part of the  Property,  shall be paid to and shall be the sole  property  of
Landlord,  whether such  compensation  or proceeds shall be paid as compensation
for  diminution  in the value of the  leasehold or to the fee of the Property or
otherwise,  and Tenant  hereby  assigns to Landlord all of the  Tenant's  right,
title and interest in and to any and all such  compensation.  Tenant agrees that
Tenant shall not make any claim to any portion of such award;  provided however,
that Landlord  shall not be entitled to any award made  expressly to Tenant as a
result of a separate  action by Tenant against the condemning  authority for the
taking of Tenant's trade  fixtures,  furniture or leasehold  improvements to the
extent  of the net cost to  Tenant of said  improvements  and less  depreciation
computed from the date of completion of said  improvements  to the expiration of
the  original  Term of this Lease,  unless the amount of such award was deducted
from or reduced the amount of the award to Landlord.

SECTION 15.    FORCE MAJEURE.

        In the event that either party hereto shall be delayed or hindered in or
prevented  from the  performance  of any act  required  hereunder  by  reason of
strikes,   lockouts,   failure  of  power,   restrictive  governmental  laws  or
regulations,  riots, insurrection,  war, fire or other casualty, or other reason
of a similar or  dissimilar  nature beyond the  reasonable  control of the party
delayed in performing work or doing acts required under the terms of this Lease,
then  performance of such act shall be excused for the period of the delay,  and
the period for the  performance  of any such act shall be extended  for a period
equivalent to the period of such delay.

Section 16.    DEFAULTS BY TENANT; LANDLORD'S REMEDIES.

        SECTION 16.1.  TENANT'S  DEFAULTS.  If (i) any voluntary or  involuntary
petition or similar  pleading  under any bankruptcy or insolvency law or statute
shall  be  filed  by or  against  Tenant;  (ii)  any  voluntary  or  involuntary
proceeding  in any court or  tribunal  shall be  instituted  to  declare  Tenant
insolvent  or unable to pay its debts,  or Tenant  makes an  assignment  for the
benefit of its creditors,  or Tenant seeks protection against its creditors or a
court supervised reorganization because it is unable to meet its obligations, or
a trustee or receiver is appointed for the Tenant for the major part of Tenant's
property,  and if such  proceeding is not stayed or dismissed  within

                                       17
<PAGE>

sixty  (60) days  thereafter  or Tenant is  dissolved;  (iii) any  execution  or
attachment  shall  issue  against  Tenant or  Tenant's  business  or property or
against the leasehold  estate created  hereby;  (iv) this Lease or the leasehold
estate  of  Tenant  shall  pass  to or  devolve  upon,  by  operation  of law or
otherwise,  anyone other than Tenant  (except as herein  permitted);  (v) Tenant
defaults in the prompt payment of Rent and such default shall continue for seven
(7)  or  more  days  after  notice  to  Tenant;  (vii)  Tenant  defaults  in the
performance  or  observance  of any other  provisions  of this Lease (other than
those  relating  to the  payment of Rent) for the first or second  time and such
other default shall  continue for thirty (30) or more days after notice  thereof
shall have been given to Tenant;  (viii) Tenant  defaults in the  performance or
observance of any other  provisions of this Lease (other than those  relating to
the  payment of Rent) for a third or  subsequent  time (no notice by Landlord to
Tenant of such default being  required);  or (ix) Tenant  abandons the Property;
then,  and in any such  event,  Landlord  may,  if  Landlord  so elects  but not
otherwise,  and with or  without  notice of such  election,  and with or without
entry or other action by Landlord,  either  terminate  this Lease,  or terminate
Tenant's right to possession, without terminating this Lease.

        SECTION 16.2. PAYMENT OF DAMAGES.  Notwithstanding  any other provisions
of this Lease, and subject to  Landlord's  obligation to mitigate damages to the
extent  required  by  applicable  statutes,   Landlord  shall,   forthwith  upon
exercising  either of the remedies set forth in Section 16.1 above,  be entitled
to recover from Tenant, as damages and not as a penalty,  an amount equal to the
then present value of the Rent  reserved  herein for the remainder of the stated
Term,  plus the  anticipated  expenses of reletting  the Property for such Term,
less the fair rental value of the Property for the remainder of the stated Term,
exclusive of any options to renew.

        For the  purposes  of this  calculation,  the fair  rental  value of the
Property  for the  remainder  of the  stated  Term  shall  be  determined  by an
independent  real estate  appraiser  selected by Landlord,  whose  determination
shall be final and binding on Landlord and Tenant.

        Landlord  shall not be  required to account to Tenant for any amounts by
which  the fair  rental  value of the  Property  for the  remainder  of the Term
exceeds the Rent due under this Lease for such period.

        SECTION 16.3. REPOSSESSION OF PROPERTY BY LANDLORD. Upon any termination
of  Tenant's  right to  possession  (regardless  of whether  the Lease  shall be
terminated),   Tenant  shall  surrender   possession  and  vacate  the  Property
immediately,  and remove  Tenant's  property as provided in Section  10.1.10 and
deliver possession of the Property to Landlord. Tenant hereby grants to Landlord
full and free  license to enter into the  Property in such event with or without
process of law,  and to  repossess  Landlord of the  Property  as of  Landlord's
former estate,  and to expel or remove Tenant and, at Tenant's expense,  any and
all property  therefrom,  using such force as may be  necessary,  without  being
deemed in any manner guilty of trespass,  eviction,  forcible entry or detainer,
or conversion of property,  and without relinquishing  Landlord's rights to Rent
or any other rights given to Landlord hereunder, or by law.

        SECTION 16.4. REMOVAL OF TENANT'S PROPERTY;  RELETTING.  If the Landlord
elects  under 16.1 above to  terminate  the Tenant's  right to  possession  only
without terminating the Lease, the Landlord may, at the Landlord's option, enter
into Property, remove the Tenant's signs and other

                                       18
<PAGE>

evidence of tenancy,  and take and hold  possession  thereof as provided in 16.3
above without such entry and possession  terminating this Lease or releasing the
Tenant, in whole or in part, from Tenant's  obligations to pay the Rent reserved
herein and Tenant's  other  obligations  hereunder  for the full Term.  Upon and
after entry into  possession  without  termination  of this Lease,  Landlord may
seek, but shall not be obligated,  to relet the Property or any part thereof for
the account of Tenant to any person,  firm, or corporation other than Tenant for
such rent, for such reasonable  time and upon such reasonable  terms as Landlord
shall  determine.  In any such case,  Landlord may in its sole  discretion  make
repairs,  alterations  and additions in or to the Property,  and  redecorate the
same to the extent deemed by Landlord necessary or desirable,  and Tenant shall,
upon  demand,  pay the cost thereof  together  with  Landlord's  expenses of the
reletting.  If the  consideration  collected by Landlord upon any such reletting
for  Tenant's  account is not  sufficient  to pay the full amount of unpaid Rent
reserved  herein  together  with the costs of repairs,  alterations,  additions,
redecorating and Landlord's expenses  (including without  limitation,  brokerage
and attorneys' fees), Tenant shall pay to Landlord the amount of such deficiency
upon demand,  and if the  consideration  so collected from any such reletting is
more than  sufficient to pay the full amount of the Rent together with the costs
and expenses of Landlord,  Landlord, at the end of the stated Term, shall retain
such surplus.

        SECTION  16.5.  DISPOSAL OF TENANT'S  PROPERTY.  Any and all property of
Tenant  which may be removed  from the  Property  by  Landlord  pursuant  to the
authority  of this  Lease  or by law may be  handled,  removed  or  stored  in a
commercial warehouse or otherwise by Landlord,  at the risk, cost and expense of
Tenant,   and  Landlord  shall  in  no  event  be  responsible  for  the  value,
preservation or safekeeping thereof.  Tenant shall pay to Landlord, upon demand,
any and all expenses  incurred in such removal and all storage  charges  against
such  property,  for so long as the same shall be in  Landlord's  possession  or
under  Landlord's  control.  Any such  property of Tenant not  removed  from the
Property when required or any of Tenant's  property removed from the Property by
Landlord and stored which is not retaken  from storage by Tenant  within  thirty
(30) days shall be conclusively deemed to have been forever abandoned by Tenant,
and  Landlord may dispose of the same in such manner as Landlord  shall  choose,
but such  disposal  shall not  relieve  Tenant of the  obligation  to  reimburse
Landlord for the cost of removal, storage and disposition of such property.

        SECTION 16.6. REIMBURSEMENT OF LANDLORD'S COSTS. Tenant shall pay all of
Landlord's cost, charges and expenses, including the reasonable fees of counsel,
agents and others  retained by  Landlord  incurred  in  enforcing  or seeking to
enforce  Landlord's  rights and remedies  under this Lease.  Tenant  agrees that
Landlord may, from time to time, file suit to recover any sums falling due under
the terms of this Section.

        SECTION  16.7.  HOLDOVER  BY  TENANT.  In the event  Tenant  remains  in
possession of the Property  after the  expiration or  termination of the tenancy
created  hereunder,  and without the  execution of a new lease,  Tenant,  at the
option of  Landlord,  shall be deemed to be  occupying  the Property as a tenant
from  month-to-month,  at 150%  the Rent and  150%  all the  other  charges  due
hereunder,  and subject to all the other conditions,  provisions and obligations
of this Lease insofar as the same are applicable to a month-to-month tenancy.

                                       19
<PAGE>

        SECTION 16.8. LANDLORD'S RIGHT TO CURE TENANT'S DEFAULTS.  Landlord may,
but shall not be obligated to, cure, at any time, without notice, any default by
Tenant  under  this  Lease  and may  perform  any  other  obligation  of  Tenant
hereunder.  Whenever Landlord so elects, all costs and expenses thereby incurred
by Landlord,  including,  without  limitation,  attorney's fees and court costs,
together with interest on the amount of costs and expenses so incurred at a rate
equivalent  to three  percent (3%) above the prime rate of interest in effect on
the date of  payment  at Bank One,  NA,  or at the  maximum  legal  rate then in
effect,  whichever is lower,  shall be paid by Tenant to Landlord on demand, but
such  action by  Landlord  and the  payment of such sums by Tenant  shall not be
deemed to be a waiver by Landlord of any rights  which  Landlord  may have under
the terms of this Lease or by law by reason of such default.

        SECTION 16.9. NON- WAIVER BY LANDLORD.  No consent or waiver,  expressed
or implied,  by Landlord to or of any breach of any covenant,  condition or duty
of Tenant  under this Lease shall be  construed  as a consent or waiver to or of
any other breach of the same or any other covenant, condition or duty hereunder.

SECTION 17.    SUBLETTING AND ASSIGNMENT; CHANGES IN CONTROL OF TENANT

        SECTION  17.1.  SUBLETTING  BY TENANT.  Tenant  shall not sell,  assign,
mortgage,  pledge  or in any  manner  transfer  this  Lease or  Tenant's  rights
hereunder, sublet the Property or any part thereof, grant any license to use the
Property or allow any  transfer,  use or occupancy  thereof by anyone other than
Tenant,  or  permit  any  lien  upon  Tenant's  interest  by  operation  of  law
(collectively  "Transfer"),  without in each case  obtaining  the prior  written
consent  of  Landlord,   which  consent  shall  not  be  unreasonably  withheld.
Notwithstanding the above, Tenant may sublet any portion of the Property without
the Landlord's consent provided that such sub-tenant  complies with the terms of
this Lease, and upon Landlord's request, any documents or agreements  pertaining
to such sublease shall be provided to Landlord.

        SECTION  17.2.  LANDLORD'S  RIGHT TO  RECAPTURE.  Aside  from  permitted
assignments  and subleases as provided in section 17.1 above where  Landlord has
no right to recapture the Property, in the event that Tenant desires to Transfer
its  interest in this Lease or all or a portion of the  Property for the balance
or any part of the Term, Tenant shall, by notice to Landlord in writing,  advise
Landlord  of its desire to do so and a proposed  date for such  Transfer  (which
shall not be less than  thirty  (30) days  after the date of  Tenant's  notice).
Tenant's notice shall state the name and address of the proposed Transferee, and
a true and complete copy of the proposed  instrument  documenting  the Transfer,
evidencing such Transferee's assumption of Tenant's obligations hereunder, shall
be delivered to Landlord with said notice. Tenant shall also provide to Landlord
such  financial  information  about the  proposed  Transferee  as  Landlord  may
require. In such event, Landlord shall have the right, to be exercised by giving
written  notice to Tenant  within  thirty  (30) days after  receipt of  Tenant's
notice, to recapture the space described in Tenant's notice,  and such recapture
notice shall,  if given,  terminate this Lease with respect to the space therein
described  as of the proposed  date of Transfer  stated in Tenant's  notice.  If
Tenant's  notice  shall cover all of the  Property or Tenant's  interest in this
Lease and  Landlord  shall give the  aforesaid  recapture  notice  with  respect
thereto,  then the Term shall  expire on the date stated in  Tenant's  notice as
fully and  completely as if that date had been herein  definitely  fixed for the
expiration of the Term. If, however, this Lease is so terminated with respect to
less than the

                                       20
<PAGE>

entire Property, the Rent shall be adjusted on the basis of the number of square
feet retained by Tenant in proportion to the number of square feet  contained in
the  Property as  described  in this Lease,  and this Lease as so amended  shall
continue  thereafter in full force and effect.  In such event,  Tenant shall pay
all costs and  expenses  incurred  by  Landlord  in  moving,  reconstructing  or
building new demising  walls,  etc. to separate the space so recaptured from the
remainder  of the  Property,  and  Tenant  shall be solely  responsible  for any
reconstruction,   modifications   or  alterations  to  the  remaining   Property
necessitated thereby.

        Notwithstanding  Landlord's  recapture  of  all or  any  portion  of the
Property  pursuant to this  provision,  Tenant shall remain fully liable for all
Rent and other  obligations  relating  to the entire  Property up to the date of
such recapture.

        The  failure or refusal of  Landlord  to  exercise  Landlord's  right of
recapture  pursuant to this provision shall not be deemed to require Landlord to
consent to any proposed Transfer by Tenant.

        SECTION  17.3.  CONSENT NOT A RELEASE OF TENANT.  Any  Transfer to which
Landlord  consents  shall  not  release  or  discharge  Tenant  of or  from  any
liability,  whether past, present or future,  under this Lease, and Tenant shall
continue  to  be  fully  liable  hereunder,  jointly  and  severally  with  such
Transferee,  including any obligations arising out of any subsequent  amendments
to this  Lease  made  between  Landlord  and  such  Transferee  (whether  or not
consented to by Tenant). Each Transferee shall agree to comply with and be bound
by all of the terms,  covenants,  conditions,  provisions and agreements of this
Lease to the  extent of the space  Transferred,  and  Tenant  shall  deliver  to
Landlord,  promptly after execution, an executed copy of each such instrument of
Transfer.

        SECTION 17.4. TRANSFER WITHOUT CONSENT  INEFFECTIVE AS TO LANDLORD.  Any
sale, assignment,  mortgage,  transfer, or subletting of the Property or of this
Lease which is not in compliance with the provisions of this Section 17 shall be
of no effect and void as to Landlord,  but shall constitute a default under this
Lease by Tenant,  and  Landlord  shall be entitled  to  exercise  all rights and
remedies given to Landlord in the event of Tenant's default as a result thereof.

        SECTION  17.5.  LANDLORD'S  RIGHT TO ASSIGN.  Landlord  may assign  this
Lease,  provided that such  assignee  agrees to assume and to perform all of the
Landlord's  obligations  hereunder,  and in such event the Landlord named herein
thereupon shall be relieved of all liability and obligations hereunder. Landlord
shall also have the right to assign this Lease to any  mortgagee or other lender
providing  financing  to  Landlord,  but any such  assignment  shall not relieve
Landlord of its obligations hereunder.

        SECTION  17.6.  ACCEPTANCE  OF PAYMENT NOT CONSENT.  The  acceptance  by
Landlord  of the  payment  of Rent from any person or entity  other than  Tenant
shall not be deemed to be a consent by Landlord to any  assignment,  sublease or
other  transfer of this Lease or any  interest  herein to such person or entity,
nor shall the same be deemed to be a waiver by  Landlord  of any right or remedy
of Landlord under this Lease.

                                       21
<PAGE>

        SECTION  17.7  LANDLORD'S  COSTS.  All costs  incurred  by  Landlord  in
connection  with any  request for consent to any  transfer,  including  costs of
investigation and the reasonable fees of Landlord's attorneys,  shall be paid by
Tenant on demand from  Landlord,  regardless of whether  Landlord shall give its
consent to any such transfer.

SECTION 18.    QUIET ENJOYMENT.

        Subject to the provisions of this Lease, Landlord covenants that Tenant,
on paying the Rent and  performing the covenants of this Lease on its part to be
performed, shall and may peaceably and quietly have, hold and enjoy the Property
for the Term.

SECTION 19.    ESTOPPEL CERTIFICATE.

        Within  ten (10) days after  written  request by  Landlord,  Tenant,  or
Tenant's duly authorized  representative  having  knowledge of the facts,  shall
deliver to Landlord a statement  in writing  certifying:  (i) that this Lease is
unmodified  and in full force and  effect (or if there have been  modifications,
the dates of such modifications,  the nature of such modifications, and that the
Lease as modified is in full force and effect); (ii) the dates to which the Rent
and other  charges  have been paid;  (iii) that the  Landlord is not in material
default under any provisions of this lease, or if in default, the nature thereof
in detail;  (iv) whether all work  required to be performed by Landlord has been
substantially  completed,  or if not  completed,  the work  which  remains to be
completed;  (v)  whether  Tenant  is in  possession  of the  Property;  (vi) the
Commencement  Date and the Term of this Lease; and (vii) any other matters which
Landlord may reasonably  request or as may be requested by Landlord's current or
prospective lenders,  insurance carriers,  auditors, and prospective purchasers.
Any such  statement may be relied upon by any such  parties.  If Tenant does not
deliver such statement within such ten (10) day period,  Landlord, at Landlord's
option, may treat such failure as an event of default hereunder.

SECTION 20.    SUBORDINATION.

        The rights and  interest of Tenant under this Lease shall be subject and
subordinate to any mortgages, trust deeds, leases of the Property as part of any
sale and lease-back transaction, and any other security instruments that are now
or hereafter may be placed upon the Property with the consent of Landlord and to
any and all advances to be made thereunder, and to the interest thereon, and all
extensions and modifications  thereof, if the mortgagee or trustee named in said
mortgages  or trust  deeds or the lessor in such  leases or the  holders of such
security  instruments or their successors and assigns shall elect to subject and
subordinate  the  rights  and  interest  of Tenant  under this Lease to the lien
thereof; provided,  however, that such mortgagees shall agree not to disturb the
Tenant in its possession of the Premises, so long as Tenant continues to perform
its obligations hereunder. Any mortgagee or trustee or lessor or holder or their
successors and assigns may elect to give the rights and interest of Tenant under
this Lease priority over the lien of such  instruments.  Upon request of Tenant,
Landlord shall use its best efforts to obtain a  non-disturbance  agreement from
any such  mortgage  or trustee  recognizing  Tenant's  interest in the Lease and
permitting  Tenant to remain in quiet possession of the Leased Property provided
that Tenant shall pay the Rent as reserved hereunder and otherwise keep, observe
and perform all of its  obligations  under this Lease.  Tenant shall execute and
deliver

                                       22
<PAGE>

whatever instruments may be required for such purposes,  and in the event Tenant
fails so to do within ten (10) days  after  demand  from  Landlord  in  writing.
Landlord,  at Landlord's  option,  may treat such failure as an event of default
hereunder.

SECTION 21.    ATTORNMENT.

        In the event of any sale,  transfer,  assignment or other  conveyance of
all or a divided or undivided part of Landlord's  interest in all or part of the
Property or the Building, or in the event that any proceeding is brought for the
foreclosure of any mortgage,  trust deed or other security instrument or for the
exercise of any power of sale under any mortgage,  trust deed or other  security
instrument covering all or part of the Property or the Building, or in the event
of any  cancellation  or termination of any ground or underlying  lease covering
all or part of the Property,  Tenant  shall,  upon notice of the same to Tenant,
attorn  to and  recognize  as  Landlord  hereunder  any  purchaser,  transferee,
foreclosing  mortgagee,  trust  beneficiary or secured  party,  purchaser at any
foreclosure  sale, or ground or underlying  lessor,  and Landlord agrees that in
such event,  Landlord shall have no recourse against Tenant for the tendering of
performance  by Tenant to such party.  Tenant shall,  within ten (10) days after
written  receipt  thereof,  execute and  acknowledge  any instrument  reasonably
required to evidence  such  attornment  and  recognition  and shall deliver such
executed  document to the party  requiring  the same within said period.  In the
event  Tenant fails so to execute and deliver such  required  instrument  within
said period,  Tenant hereby  irrevocably  appoints said  purchaser,  transferee,
assignee, foreclosing mortgagee, trust beneficiary,  secured party, purchaser at
any public or private  foreclosure  sale,  ground or underlying  lessor,  or the
designee of any of them, as its attorney-in-fact, so to execute, acknowledge and
deliver said instrument. In the event of attornment,  no purchaser,  transferee,
foreclosing  mortgagee,  trust  beneficiary or secured  party,  purchaser at any
foreclosure  sale, or ground or  underlying  Lessor shall be: (i) liable for any
act or omission of Landlord,  or subject to any offsets or defenses which Tenant
might have against  Landlord  (prior to such party becoming  Landlord under such
attornment),  (ii) liable for any security  deposit or bound by any prepaid Rent
not actually  received by such party, or (iii) bound by any modification of this
Lease not consented to by such party.

SECTION 22.    NOTICES.

        SECTION  22.1.  NOTICES  TO  LANDLORD.  In every  case  when,  under the
provisions of this Lease, it shall be necessary or desirable for Tenant to serve
any notice or demand on Landlord,  such notice or demand shall be in writing and
shall be served by  Registered  or Certified  Mail,  return  receipt  requested,
addressed to Landlord as follows:

                        MMPK, LLC
                        c/o Mr. Ray Shenouda
                        924 W. 67 Street
                        Darien, Illinois 60561

until otherwise directed by notice from Landlord to Tenant.

                                       23
<PAGE>

        SECTION  22.2.  NOTICES  TO  TENANT.  In  every  case  when,  under  the
provisions  of this Lease it shall be  necessary  or  desirable  for Landlord to
serve any notice or demand on Tenant,  such notice or demand shall be in writing
and shall be served by Registered or Certified Mail,  return receipt  requested,
addressed to the Tenant as follows:

                        Midnight Auto Franchise Corp.
                        Attn: Mr. Nicholas Cocco
                        22600 Hall Road, Suite 205,
                        Clinton Township, MI 48036

until otherwise directed by notice from Tenant to Landlord.

        SECTION  22.3.  EFFECTIVENESS  OF MAILED  NOTICES.  Delivery of any such
notice by Registered or Certified Mail shall be deemed  effective three (3) days
after  surrender of such notice,  properly  addressed and with adequate  postage
prepaid, to the United States Postal Service.

        SECTION 22.4. COPIES OF NOTICES TO LENDERS.  If any mortgagee,  trustee,
lessor or the holder of any other  security  instruments  against  the  Property
shall  request that Tenant  provide it with copies of any notices from Tenant to
Landlord,  no such notice or demand  thereafter sent by Tenant to Landlord shall
be effective unless and until a copy of same shall also be sent to such party in
the same manner as required  for notices to Landlord. All such copies of notices
and demands shall be sent to such party at such address as such party shall from
time to time designate in writing to Tenant.

        SECTION 23. LANDLORD'S  DEFAULTS.  Landlord shall in no event be charged
with default in any of its obligations hereunder unless and until Landlord shall
have  failed  to  perform  such  obligations  within  thirty  (30) days (or such
additional  time as is reasonably  required to correct any such  default)  after
written notice is received by Landlord from Tenant specifically  describing such
failure,  it being  agreed  that a  default  which is of such a  character  that
rectification thereof reasonably requires longer than thirty (30) days, shall be
deemed cured within such period if Landlord commences the rectification  thereof
within such thirty (30) day period and completes the same with due diligence.

SECTION 24.    EXECUTION.

        SECTION 24.1. SUBMISSION OF LEASE. This Lease shall not be binding or in
effect  until a  counterpart  hereof  has been  executed  and  delivered  by the
parties, each to the other. The submission of this document for examination does
not constitute an offer to lease, or a reservation or option for the Property.

        SECTION  24.2.  ENTIRE  AGREEMENT.  All  negotiations,   considerations,
representations and understandings  between Landlord and Tenant are incorporated
herein.  No act or omission  or course or prior  dealing or oral  statements  of
Landlord, its agents or their employees shall alter, change or modify any of the
provisions  hereof.  This Lease contains the entire agreement of the parties and
may not be modified  except by an instrument in writing  signed by both Landlord
and

                                       24
<PAGE>

Tenant. All prior communications from Landlord with respect to estimated charges
payable by Tenant  hereunder are for  information  only,  and they are not to be
construed as a representation  or warranty of the actual charges which Tenant is
or may be required to pay  hereunder,  or as binding upon Landlord in any manner
whatsoever unless specifically provided to the contrary herein.

        SECTION  24.3.  AUTHORITY OF PARTIES  EXECUTING  THE LEASE.  The parties
executing  this  Lease  hereby  represent  and  warrant  that  they are the duly
authorized and acting  representatives  of Landlord and Tenant  respectively and
that by their  execution  of this  Lease,  it became the binding  obligation  of
Landlord and Tenant  respectively,  subject to no  contingencies  or  conditions
except as specifically provided herein.

SECTION 25.    MISCELLANEOUS.

        SECTION 25.1. RECEIPT OF MONEY AFTER TERMINATION OF LEASE. No receipt of
money by or on behalf of Landlord  from  Tenant  after the  termination  of this
Lease, the service of any notice, the commencement of any suit or entry of final
judgment for possession shall  reinstate,  continue or extend the Term or affect
any such notice, demand suit or judgment.

        SECTION 25.2  GOVERNING LAW. This Lease shall be construed in accordance
with and governed by the laws of the State of Illinois. If any provision of this
Lease or  application to any party or  circumstances  shall be determined by any
court of competent  jurisdiction to be invalid and  unenforceable to any extent,
the remainder of this Lease or the  application  of such provision to such party
or  circumstances  other than those as to which it is so  determined  invalid or
unenforceable  to any  extent,  shall not be affected  thereby  except as may be
necessary to make the remaining provisions  consistent with each other after the
invalid or unenforceable provisions are deleted, and each provision hereof shall
be valid and shall be enforced to the fullest extent permitted by law.

        SECTION  25.3.  TIME OF THE ESSENCE.  Time is of the essence in each and
every  instance  hereunder  with  respect  to the  covenants,  undertakings  and
conditions to be performed hereunder.

        SECTION 25.4. CAPTIONS. The headings of Sections and subsections are for
convenience  only and do not  define,  limit or  construe  the  contents of such
Sections or Subsections.  References made in this Lease to numbered Sections and
Subsections shall refer to numbered Sections or Subsections of this Lease unless
otherwise indicated.

        SECTION  25.5.  COUNTERPARTS.  This Lease is to be  executed in multiple
copies,  each of which shall constitute an original.  In the event of a conflict
between the  provisions of any original  lease with the  provisions of any other
original lease, then in such event, the provisions of Landlord's  original lease
will govern and control.

        SECTION 25.6.  BROKERS.  Tenant  represents  that it has dealt only with
Landlord and the  Broker(s),  if any,  named in the Schedule in connection  with
this Lease and that no other  broker  participated  in the  negotiation  of this
Lease,  submitted or showed the Property to Tenant,  or is or may be entitled to
any commission in connection with this Lease by virtue of having assisted

                                       25
<PAGE>

Tenant in any way in  connection  with this Lease.  Tenant  agrees to indemnify,
defend,  and hold  Landlord  harmless from and against any and all claims of any
brokers claiming through Tenant, other than the Broker(s) named in the Schedule,
for  commissions  in  connection  with  this  Lease,  and any and all  costs and
expenses incurred by Landlord or Landlord's agents in defending against any such
claims.  As used in this paragraph,  "broker" shall include any finders or other
persons who may be entitled to a commission  or fee as a result of the execution
of this Lease, and "commissions"  shall include finders fees or other charges of
any kind due or claimed to be due to any broker in  connection  with this Lease.
Landlord  agrees  to pay a  commission  to the  Broker  pursuant  to a  separate
agreement.

        SECTION 25.7.  RELATIONSHIP  OF LANDLORD AND TENANT.  Nothing  contained
herein shall be deemed or construed by the parties hereto nor by any third party
as creating the  relationship  of principal  and agent or of  partnership  or of
joint venture  between the parties hereto,  it being  understood and agreed that
neither  the method of  computation  of Rent nor any other  provision  contained
herein,  nor any acts of the  parties  hereto,  shall be deemed  to  create  any
relationship  between the parties  other than the  relationship  of landlord and
tenant.  Whenever herein the singular number is used, the same shall include the
plural, and the neuter gender shall include the masculine and feminine genders.

        SECTION 25.8.  RECORDING.  Tenant agrees not to record this Lease and to
execute,  acknowledge and deliver,  if Landlord shall so request,  a "Short-Form
Lease" in form and substance  reasonably  satisfactory to Landlord  suitable for
recording.

        SECTION 25.9. NO PERSONAL  LIABILITY.  Tenant  hereby  acknowledges  and
expressly  agrees that any liability or obligation of Landlord  shall be limited
to its interest in the Property,  and no member, officer or director of Landlord
shall be  individually  or  personally  liable for any claim arising out of this
Lease.

        SECTION 25.1 FINANCIAL STATEMENTS.

                (a)     During the Lease Term and any extensions  thereof,  upon
request by Landlord's mortgagee or lender, but not to exceed more than twice per
year, Tenant shall provide to Landlord, a copy of Tenant's most recent financial
statements  prepared  as of the end of  Tenant's  fiscal  year.  Such  financial
statements shall be signed by Tenant or an authorized  officer or representative
of Tenant who shall  attest to the truth and  accuracy  of the  information  set
forth in such  statements.  All  financial  statements  provided  by  Tenant  to
Landlord  hereunder  shall be prepared in  conformity  with  generally  accepted
accounting  principles,  consistently  applied, with the understanding that said
financial  statements  may be unaudited  statements.  Such  statements,  and the
information  contained  therein,  shall not be disclosed  to any third  parties,
excluding any mortgagee of Landlord, without the written consent of Tenant.

SECTION 26.    Successors.

        This Lease shall bind and inure to the benefit of the parties hereto and
their permitted heirs, executors, successors and assigns and shall also inure to
benefit of those persons who may be beneficiaries  from time to time of any land
trust under which title to the Property may be held.

                                       26
<PAGE>

SECTION 27.    JURY WAIVER; VENUE.

        Landlord  and  Tenant  hereby  waive  all  right to trial by jury in any
claim,  action,  proceeding or counterclaim (with the exception of any mandatory
counterclaim  that would be deemed  waived if not so brought)  by  Landlord  and
Tenant,  against each other on any matter arising out of or in any way connected
with this Lease,  the  relationship  of Landlord  and Tenant or Tenant's  use or
occupancy of the Premises.

SECTION 28.    HAZARDOUS MATERIALS.

        SECTION  28.1.  LIMITATIONS  ON USE.  Tenant shall not  transport,  use,
store, maintain,  generate,  manufacture,  handle, dispose, release or discharge
any  "Hazardous  Material"  (as defined  below) upon or about the  Property,  or
permit Tenant's employees, agents, contractors,  invitees and other occupants of
the Premises to engage in such activities  upon or about the Property.  However,
the foregoing  provisions shall not prohibit the transportation to and from, and
use,  storage,  maintenance  and  handling  within the  Property  of  substances
customarily  used  in  the  business  or  activity  expressly  permitted  to  be
undertaken in the Premises under this Lease, provided: (i) such substances shall
be used and maintained only in such  quantities as are reasonably  necessary for
such permitted use of the Property and the ordinary course of Tenant's  business
therein,   strictly  in  accordance  with  applicable  law,  highest  prevailing
standards,  and the manufacturers'  instructions therefor,  (ii) such substances
shall not be disposed of,  released or discharged in or about the Property,  and
shall be transported to and from the Property in compliance  with all applicable
laws, and as Landlord shall reasonably  require,  (iii) if any applicable law or
Landlord's  trash  removal  contractor  requires  that  any such  substances  be
disposed of separately  from ordinary trash,  Tenant shall make  arrangements at
Tenant's  expense  for such  disposal  directly  with a qualified  and  licensed
disposal  company at a lawful  disposal site (subject to scheduling and approval
by Landlord),  (iv) any remaining such substances shall be completely,  properly
and lawfully removed from the Property upon expiration or earlier termination of
this Lease, and (v) for purposes of removal and disposal of any such substances,
Tenant  shall be named as the  owner  and  generator,  obtain a waste  generator
identification  number, and execute all permit  applications,  manifests,  waste
characterization documents and any other required forms.

        SECTION  28.2.  NOTICES.  Tenant shall  immediately  notify  Landlord in
writing of: (i) any  enforcement,  cleanup or other  regulatory  action taken or
threatened  by any  governmental  or  regulatory  authority  with respect to the
presence of any Hazardous Material on the Premises or the migration thereof from
or to other property, (ii) any demands or claims made or threatened by any party
relating  to any loss or injury  resulting  from any  Hazardous  Material on the
Property,  (iii) any  release,  discharge  or  nonroutine,  improper or unlawful
disposal or transportation of any Hazardous  Material on or from the Premises or
in violation  of this Section 28, and (iv) any matters  where Tenant is required
by law to give a notice to any governmental or regulatory  authority  respecting
any Hazardous  Material on the Premises.  Landlord shall have the right (but not
the obligation) to join and participate, as a party, in any legal proceedings or
actions affecting the Premises  initiated in connection with any  environmental,
health or safety

                                       27
<PAGE>

law. At such times as Landlord may  reasonably  request,  Tenant  shall  provide
Landlord with a written list, certified to be true and complete, identifying any
Hazardous Material then used,  stored, or maintained upon the Premises,  the use
and  approximate  quantity of each such material,  a copy of any material safety
data sheet ("MSDS") issued by the  manufacturer or supplier  therefor,  and such
other  information as Landlord may  reasonably  require or as may be required by
law. The term "Hazardous  Material" for purposes hereof shall mean any chemical,
substance,  material or waste or  component  thereof  which is now or  hereafter
listed,  defined or  regulated  as a  hazardous  or toxic  chemical,  substance,
material or waste or component thereof by any federal,  state or local governing
or regulatory body having  jurisdiction,  or which would trigger any employee or
community  "right-to-know"  requirements  adopted by any such body, or for which
any such body has adopted any  requirements  for the preparation or distribution
of an MSDS.

        SECTION  28.3.  REMEDIATION.  If any  Hazardous  Material  is  released,
discharged  or  disposed  of by  Tenant or any other  occupant  of the  Premises
occupying  the  Premises  through  the  Tenant,  or their  employees,  agents or
contractors,  on or about the Property in violation of the foregoing provisions,
Tenant shall immediately,  properly and in compliance with applicable laws clean
up and remove the Hazardous  Material  from the Property and any other  affected
property and clean or replace any  affected  personal  property  (whether or not
owned by Landlord),  at Tenant's  expense  (without  limiting  Landlord's  other
remedies  therefor).  Such  clean  up and  removal  work  shall  be  subject  to
Landlord's prior written  approval  (except in emergencies),  and shall include,
without  limitation,  any  testing,  investigation,   and  the  preparation  and
implementation of any remedial action plan required by any court or governmental
body having jurisdiction or reasonably required by landlord.  If Landlord or any
lender or governmental  body arranges for any tests or studies showing that this
Section  28 has been  violated,  Tenant  shall pay for the costs of such  tests.
During  the Term of this  Lease,  Landlord  shall  have the  option  to retain a
consultant  who will conduct an  investigation  to verify that no portion of the
Building or Property  (including  the Property) is being used for any activities
involving,  directly or indirectly, the use, generation,  treatment,  storage or
disposal of any  Hazardous  Material.  Tenant  hereby  grants to  Landlord,  its
agents,  employees,  consultants  and  contractors  the right to enter  upon the
Premise and to perform such tests on the Premises as are reasonably necessary to
conduct any such investigation.

        SECTION 29. SECURITY DEPOSIT On the Effective Date, Tenant shall deposit
with the Landlord the sum of [*] as security  ("Security  Deposit") for the full
and  faithful  performance  of every  provision of this Lease to be performed by
Tenant. Upon the occurrence of an Event of Default,  including,  but not limited
to, the provisions  relating to the payment of Rent,  Landlord may use, apply or
retain any part or all of the  Security  Deposit  for the payment of any Rent or
for the payment of any other amount which Landlord may spend or become obligated
to spend by reason of an Event of  Default  or to  compensate  Landlord  for any
other loss or damage which Landlord may suffer by reason on an Event of Default.
If any portion of said Security Deposit is to be used or applied,  Tenant shall,
within five (5) days after written demand therefore,  deposit cash with Landlord
in an amount  sufficient to restore the Security Deposit to its required amount,
and Tenant's  failure  to do so shall be an Event of Default  under this  Lease.
Landlord shall not be required to keep said Security  Deposit  separate from its
general  funds,  and Tenant  shall not be entitled  to interest on any  Security
Deposit.  If Tenant shall fully and faithfully  perform every  provision of this
Lease

                                       28
<PAGE>

to be performed by it, said  Security  Deposit or any balance  thereof  shall be
returned to Tenant (or, at Landlord's  option,  to the last assignee of Tenant's
interest  hereunder)  within  fifteen (15) days after the expiration of the Term
and Tenant's vacation of the Premises.

        SECTION 30.  TRANSFER OF SECURITY  DEPOSIT.  Tenant hereby agrees not to
look to any  mortgagee  as  mortgagee,  mortgagee-in-possession  or successor in
title  to the Land for  accountability  for any  security  deposit  required  by
Landlord  hereunder,  unless  said  sums have  actually  been  received  by said
mortgagee as security for Tenant's  performance  of this Lease.  Landlord  shall
deliver the funds  deposited  hereunder by Tenant to the purchaser of Landlord's
interest in the Property, in the event that such interest is sold, and upon such
delivery,  such  purchaser  shall be deemed to have agreed to hold such funds in
accordance with and subject to the terms and condition of Section 29 hereof, and
Landlord  shall be  discharged  from any further  liability  with respect to the
Security Deposit.

        SECTION 31. FIRST RIGHT OF REFUSAL.  During the Term of this Lease,  and
provided  that  Tenant is not in  default of the  Lease,  in the event  Landlord
receives a bona fide offer for the sale of the Premises,  which Landlord intends
to accept,  Landlord  shall give  written  notice to Tenant of such offer and of
such intention in addition to the terms of the proposed transaction,  within two
(2) days after receipt of such offer. The Tenant may elect,  within fifteen (15)
days  thereafter,  by written notice to Landlord to purchase the Premises on the
same terms and  conditions as contained in the offer.  If the Tenant shall elect
to purchase the Property,  the sale shall close in accordance  with the terms of
the offer.  If Tenant  fails to notify  Landlord  in  writing  that it elects to
accept said offer within said fifteen (15) day period,  the Tenant's First Right
of  Refusal  shall be  terminated,  and the  Landlord  shall be free to sell the
Premises pursuant to the offer.

        SECTION 32. REASONABLENESS.  Whenever the terms,  covenants,  conditions
and  provisions of this Lease entitle  Landlord  and/or Tenant to exercise their
respective  opinions,  or to give their respective  approvals or consents,  such
opinions  shall be  reasonable  and such  approvals  and  consents  shall not be
unreasonably withheld, conditioned or delayed, notwithstanding that in some, but
not all, instances a reasonableness standard is referenced.

ALL  EXHIBITS  AND RIDERS  ATTACHED  TO THIS LEASE  SHALL BE DEEMED TO BE A PART
HEREOF AND ARE INCORPORATED HEREIN BY REFERENCE.

        IN WITNESS  WHEREOF,  this Lease has been duly  executed  by the parties
hereto, as of the date set forth on page one (1) hereof.

LANDLORD.                               TENANT:

MMPK, LLC                               MIDNIGHT AUTO FRANCHISE CORP.

By:    /s/ Ray Shenouda                 By:    /s/  Nicholas A. Cocco
      ------------------------------          ------------------------------
Name:  /s/ Ray Shenouda                 Name:  Nicholas A. Cocco
      ------------------------------          ------------------------------
Its:    Manager                         Its:   President
      ------------------------------          ------------------------------

                                       29Exhibit 10.40

Confidential Treatment Request

[*] indicates information that has been omitted pursuant to a confidential
treatment request and this information has been filed under separate cover with
the Commission.

                      MASTER LEASE AND OPERATIONS AGREEMENT
                      -------------------------------------
                                     BETWEEN
                                     -------
           COLLISION REVISION, INC. AND MIDNIGHT AUTO FRANCHISE CORP.
           ----------------------------------------------------------

This Agreement is made between Collision Revision, Inc, an Illinois Company and
Midnight Auto Franchise Corp, a Michigan Company.

  SECTION 1:COMMERCIAL LEASE AGREEMENT BETWEEN COLLISION REVISION (LESSOR) AND
                     MIDNIGHT AUTO FRANCHISE CORP (LESSEE)

1. SPACE AND ADDRESS:

Lessor hereby offers to lease to Lessee approximately 12% or 3,045 SQUARE FEET
of approximately 100% or 25,400 SQUARE FEET of space at the premises located at
and commonly known as: 2010 EAGLE ROAD, NORMA, ILLINOIS.

2. SHARED COMMON AREA SPACE AND USAGE:

Lessor and Lessee  agree that the space  shall be  premises  will be occupied by
three tenants:  Collision Revision,  Inc, who shall be the exclusive provider of
Auto Body Services to the tenants and who shall occupy  approximately 80% of all
common space;  All Night Auto(R)  Service Center who shall be the exclusive Auto
Mechanical  Services provider to the tenants and who shall occupy  approximately
12% of all common area space;  and, a 3rd party  Rental Car Service who shall be
the  exclusive  Rental  Vehicle  Service  provider  to the tenants and who shall
occupy approximately 8% of all common area space. Shared common area space shall
be  defined  as:  Lobby  and  Service   Write-up  Areas;   Conference   Room(s);
lunch/dining  areas;  document storage areas;  parking areas and the service bay
areas as indicated in the attached  exhibit.  See Attached  Exhibit # 1 Building
Layout.

3. NON-COMMON AREA SPACE:

Each tenant shall exclusively occupy its own private office/management space as
indicated in the exhibit. See Attached Exhibit # 1 Building Layout.

3. SECURITY DEPOSIT:

Lessee shall provide to Lessor a security Deposit of [*] which shall be refunded
to the Lessee upon termination of the lease by either party, less any
outstanding balance owed to Lessor by Lessee.

4. BASE RENT, UTILITIES, TAXES, FIRE PROTECTION, FACILITY SECURITY COMMON AREA
MAINTENANCE:

The rent shall be calculated as follows and is based on a triple
net format:

        a. Base rent shall be calculated on Cost per Square Foot basis. The
        initial Cost per Square Foot shall be $ [*].

        b. Lessee shall pay to Lessor, as Additional Rent promptly when the same
        are due, Tenant's estimated Proportionate Share of the following charges
        and Tenant's failure to pay such amounts or charges when due shall carry
        with it the same consequences as Tenant's failure to pay Base Rent:
        Utilities (Gas/Electric/Water) and Taxes (as related to the property)
        shall be shared and each tenant shall pay its prorated share based upon
        the

*Portions of this exhibit have been omitted and filed separately pursuant to an
application for confidential treatment filed with the Securities and Exchange
Commission pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as
amended.

<PAGE>

        occupied space (Collision Revision, 88%; All Night Auto(R) 12%.
        Annually, an accounting of Additional Rent will be made to Lessee and
        any overpayment by Lessee will be applied against rent due or in the
        case of underpayment by Lessee, the additional amount owed is to be
        remitted to Lessor within thirty (30) days of receipt of notice.

        c. Each business entity operating on the premises shall provide its own
        telephone and internet services which shall be billed directly to the
        individual business entity.

        d. LESSOR SHALL SUPPLY the premises with sprinkler and monitored fire
        protection systems only at no cost to the other tenants.

        e. LESSEE SHALL SUPPLY the facility with theft and vandalism alarm
        security system and provide Collision Revision and the Rental Car
        Service with user access codes to arm and disarm the system only at no
        cost to the other tenants. Administrative access for the security system
        shall remain with Midnight Auto Franchise Corp.

        f. All tenants shall be responsible for facility maintenance and
        cleanliness. This includes all shared common areas. Additionally, each
        tenant shall be responsible for its pro-rata share of Common Area
        Maintenance and building equipment repairs as required. CAMS shall
        include: Landscape and Snow Removal as well as normal maintenance of
        Heating, ventilation and Air Conditioning Systems, shared utility
        systems such as plumbing, water and electrical wiring.

        g. Lessor shall be solely responsible for the exterior walls,
        foundation, roof and physical structure of the premises.

        h. TENANT DAMAGE: Each tenant shall be solely responsible for all costs
        associated with the repair of any damage caused to the premises by the
        tenant. This includes all repair and legal costs associated with the
        damage caused by the tenant.

        i. DESTRUCTION OF PREMISES: In the event of partial destruction of the
        premises during the term of the Agreement, provided such repairs can be
        lawfully made within sixty (60) days of the date of partial destruction,
        the Lease portion of the Agreement shall not be terminated. However,
        Lessee shall receive an abatement of rent and other fees equal to the
        time that the premises was inoperable. In the event of total
        destruction, this lease portion of this Agreement shall terminate
        immediately.

5. TERM OF THE AGREEMENT AND LEASE:

This Agreement and Lease shall be in force for a period of FIVE (5) YEARS from
the signature date below. Lessee shall also have THREE (3), FIVE (5) YEAR
RENEWAL OPTIONS. Either Lessee or Lessor may at the party's sole discretion,
terminate the Lease portion of this Agreement within the first year of the lease
upon ninety (90) days written notice to the other party based upon any action of
a failure to cure as defined in Section 2 of this Agreement. Should either party
terminate this agreement for any reason, Lessee shall be allowed to operate its
business for the 90-day period, be allowed full and complete access to the
facility for equipment removal and not be hindered in any way from operating its
business.

6. BASE RENT CHANGES:

Lessor and Lessee agree that base rent amount as stated in section 4(a) above
shall be reviewed within 30-days of the anniversary date of this Agreement. Base
rent changes shall be adjusted annually based upon changes in the Chicagoland
Consumer Price Index (CCPI). (EXAMPLE: If the CCPI increases by 4% over the
annual period being reviewed, then the Lessee rent shall increase by 4% for the
following annual period. Should the CCPI decrease by 4%, then the

<PAGE>

Lessee rent shall decrease by 4% for the following annual period.) Lessor shall
provide the published CCPI index and revised rent schedule to Lessee a minimum
of 30-days in advance of any base rent changes taking effect.

7. SHARED COMMON AREA ALTERATIONS:

Any alterations to the premises by any tenant must be approved by the Lessor in
writing before changes can be made. Alteration requests shall not be
unreasonably withheld by Lessor.

8. ORDINANCES AND STATUTES:

Each tenant shall be duly authorized to conduct business at the premises listed
above and shall comply with all local, state and federal laws which are in force
now and may become in force during the term of this Agreement.

9. SUBLETTING AND ASSIGNMENTS:

Lessor acknowledges that the Lessee's business model includes the subletting of
the premises to qualified owner/operators of All Night Auto(R) Service Centers.
Lessee agrees that it will always be named as the Lessee and is responsible for
the terms and conditions stated in this agreement. Lessor shall allow Lessee to
sublet these premises upon the following conditions:

        a. Lessee always retains all right, title and interest in this
        agreement.

        b. Lessee shall present the Lessor with its credit research data and any
        background information on the sublet candidate.

        c. Lessee and/or Sublet candidate demonstrate proof of insurance meeting
        the agreed upon requirements of the Lessor and Lessee.

Upon review of such information, subletting of the premises by Lessee to the
sublet candidate will not be unreasonably withheld.

10. INSURANCE:

Lessee shall maintain, at its expense, a minimum of insurance as listed below.
Policies shall name Lessor as named insured on the Certificate of Insurance and
provide thirty (30) days notice of cancellation. Evidence of such policies shall
be delivered to the Lessor prior to Commencement Date and upon renewal of each
policy.

        a. All risks coverage insurance on the Service Center including all
        fixtures, equipment, supplies and other property used in the operation
        of the Service Center, for full repair and replacement value of the
        equipment, improvements and betterments, without any applicable
        co-insurance clause, except that an appropriate deductible clause will
        be permitted.

        b. Comprehensive general liability insurance and product liability
        insurance including a per premises aggregate with the following
        coverages: broad from contractual liability; personal and advertising
        injury; products/completed operation insuring Company and you against
        all claims, suits, obligations, liabilities and damages, including
        attorneys' fees, based upon or arising out of actual or alleged personal
        injuries or property damage resulting from, occurring in the course of,
        on or about the Service Center including General Aggregate coverage in
        the following limits:

<PAGE>

        Coverage                                      Minimum Limits of Coverage
        --------                                      --------------------------
        General Aggregate .................................   $1,000,000
        Garage Keeper Legal Liability .....................   $1,000,000
        Fire Damage .......................................   $1,000,000
        Personal Injury and Advertising Injury ............   $1,000,000
        Medical Expenses ..................................   $1,000,000
        Equipment .........................................   $  325,000
        Improvements and Betterments ......................   $  100,000

11. EMINENT DOMAIN:

If the premises or any part thereof or any estate therein or any other part of
the premises materially affecting the Lessee's use of the premises shall be
taken by any government action under the laws of Eminent Domain, this lease
shall terminate on the date when title of the property vests pursuant to such
taking. The rent and any additional costs associated with the rent shall be
apportioned as of the termination date and any rent paid for any period beyond
that date shall be repaid to the Lessee. Lessee shall be entitled to retail all
of its equipment, installed fixtures and may file a claim for any improvements
made to premises and moving expenses.

12. QUIET ENJOYMENT, POSSESSION AND INDEMNIFICATION:

Lessor warrants and covenants that it has good and marketable title to the
Premises and the right to enter into this Agreement. Lessor further warrants and
represents that, as of the date hereof, there are no zoning ordinances which
will prohibit Lessee from using the Premises pursuant to this Agreement. Lessor
agrees that if Lessee is meeting and has met obligations of this agreement, then
the property leased to Tenant shall not, during the term, be disturbed and
Tenant shall freely, peaceably and quietly enjoy and occupy the possession of
the Premises and appurtenances. If at any time during the term, Lessor or Lessee
shall fail or be discovered not to comply with the terms of this agreement,
either party may cancel this agreement provided the following:

        a. Any non-compliance issues shall be documented and sent via certified
        mail to the offending party with in 5-business days of the discovery of
        the non-compliance issue;

        b. Lessor and Lessee shall each have a 30-day "right to cure" period for
        any and all breaches under this Agreement; and

        c. Failure by either party to reasonably cure any documented
        non-compliance issue shall be grounds for termination of the Agreement;

        d. Lessor and Lessee agree that neither party shall be liable for any
        damage or injury to the other party or to any property occurring on the
        premises or any part thereof.

        Additionally, both parties agree to hold the other harmless from any
        claim for damages, no matter how caused.

       SECTION 2: OPERATIONS AGREEMENT BETWEEN COLLISION REVISION (CR) AND
       -------------------------------------------------------------------
                       MIDNIGHT AUTO FRANCHISE CORP (MAFC)
                       -----------------------------------

1. OPERATIONS AGREEMENT:

Since all tenants of the facility will be operating at a single address, all
tenants hereby and jointly agree as follows:

<PAGE>

        a. The facility shall be tobacco, alcohol and drug free. No tenant
        employees shall be allowed to smoke, use alcohol or use any
        non-prescription or over the counter drugs on the premises. This
        includes the building, parking lots and outside grounds areas.

        b. The written and distributed employee policies and procedures for both
        CR and MAFC shall be strictly enforced. This includes: safety glass
        usage, use of silicone based sprays, lubricants and sealants as well as
        all dress code and conduct policies which may be updated and/or changed
        from time to time.

        c. CR and MAFC shall be responsible for the quality of all services
        performed by each independent business entity.

        d. Collision Revision shall be the exclusive provider of all general
        Auto Body Services to the other tenants operating at the premises.
        General Auto Body Services are defined as: body panel repair or
        replacement, Glass Repair or Replacement, Paint/Clear-coat processing or
        repair, non-mechanical stolen and recovery repairs, structural/frame
        repair as well as interior and exterior trim.

        e. All Night Auto(R) shall be the exclusive provider of general Auto
        Repair Services to the tenants operating in the facility. General Auto
        Repair Services are defined as: Powertrain repair/replacement,
        Electrical/Electronic repair replacement, Fuel System
        repairs/replacement, Steering/Suspension/Alignment repair/replacement,
        Heating/Ventilation/Air Condition repairs/replacement, Ignition System
        repairs/replacement, routine maintenance services.

        f. Collision Revision's primary customers are insurance companies, not
        retail clients.

        g. All Night Auto(R)'s primary customers are retail consumers and
        national/regional and local vehicle fleet organizations and business.

        h. Customer information and services:

                1. Collision Revision and All Night Auto(R) agree to share all
                customer and vehicle information with each other for purposes of
                marketing, wholesale and retail development.

                2. Collision Revision shall sublet to All Night Auto(R) all
                General Automotive Services based on the following: All Night
                Auto(R) shall perform services on behalf of Collision Revision
                at a rate of 90% of its posted labor rate and all labor shall be
                billed on a "flat rate" or book time basis. Parts and supplies
                shall be billed at the rate of cost plus 35% or any approved
                insurance company quote less 5% which ever is greater.

                3. All Night Auto(R) shall sublet all retail Auto Body Services
                to Collision Revision based on the following: Collision Revision
                shall perform services on behalf of All Night Auto(R) at a rate
                of 90% of its posted labor rate and all labor shall be billed on
                a "flat rate" or book time basis. Parts and supplies shall be
                billed at the rate of cost plus 35% or any approved insurance
                company quote less 5% which ever is greater.

                          SECTION 3: GENERAL STATEMENTS
                          -----------------------------

1. LEGAL ACTIONS AND FAILURE TO REASONABLY CURE:

Midnight Auto Franchise Corp and Collision Revision agree that the quality of
services provided and/or the actions of employees and management are essential
to brand image and overall profitability of each independent business operation.
Further, that poor quality of services provided and

<PAGE>

employee/management actions with customers may cause irreparable damage and harm
to the other for which monetary damages and termination of this Agreement alone
may not be sufficient. Each party therefore agrees that damage claims awarded by
any competent court for any court action brought by either party shall be
limited to a maximum aggregate of $100,000 including any and all attorney fees.

2. APPLICABLE LAW.

This agreement shall be governed by and construed in accordance with the laws of
the State where the Premises are located. The unenforceability, invalidity or
illegality of any term or provision of this Agreement shall not render any other
term or provision unenforceable, invalid or illegal. If any provision of this
Agreement is held by a court of competent jurisdiction to be invalid, void or
unenforceable in any manner, the remaining provisions of this Agreement shall
nonetheless continue in full force and effect without being impaired or
invalidated in any way. In addition, if any provision of this Agreement is
modified by a court of competent jurisdiction such that it may be enforced, then
said provision shall be so modified and as modified shall be fully enforced.

5. HEIRS, ASSIGNS AND SUCCESSORS:

This Agreement is binding upon and inures to the benefit of its heirs and
successors in interest to the parties.

6. PAYMENTS OF RENT AND PROVIDED SERVICES:

Rent, CAMS and shared common space fee payments are due to the Lessor by lessee
on the first (1st) of each month. Payments will be made using electronic funds
transfer. Lessor shall provide Lessee the appropriate routing and account number
for such transactions.

Each Services Provider (Collision Revision and All Night Auto(R) Service Center)
shall produce and provide a monthly statement demonstrating the services
performed on the 1st business day of each month. Payments for Automotive
Services provided are due to the respective provider within 30 days of the
statement date.

Payments to Collision Revision will be made using electronic funds transfer. CR
shall provide the All Night Auto(R) Service Center with the appropriate routing
and account number for such transactions.

Payments to All Night Auto(R) Service Center shall be made using electronic
funds transfer. MAFC shall provide the CR with the appropriate routing and
account number for such transactions.

7. DEFAULT OF PAYMENTS AND REMEDIES

Each transaction defined in this agreement is unique and separate. Therefore,
the parties agree that services provided and rent payments can not be exchanged
for one another. MAFC shall make all rent payments separate from payments for
services and CR will not use services payments and apply them to rent payments.
Therefore, the parties agree as follows:

a. If lessee defaults in the payment of rent or additional rent, Lessor may give
notice of such default to Lessee and lessee has five (5) business days after
receipt of notice to cure such default. Rent or additional rent not received by
the fifth of each month shall bear interest at two percent (2%) per month from
the due date. Failure of Lessee to cure such default or make a reasonable
attempt to cure such default, Lessor may terminate the lease portion of this
agreement at its sole

<PAGE>

discretion. Lessor termination of the lease portion of this agreement does not
terminate in any way CR's obligation for services provided which are owed to All
Night Auto(R) Service Center and/or MAFC or All Night Auto(R) Service
Center/MAFC's obligations for services provided by CR.

b. If CR defaults in the payment for services provided, MAFC may give notice of
such default to CR and CR has five (5) business days after receipt of notice to
cure such default. Failure of CR to cure such default or make a reasonable
attempt to cure such default, MAFC may terminate the lease portion of this
agreement at its sole discretion. MAFC's termination of the lease portion of
this agreement does not terminate in any way CR's obligation to pay for services
provided which are owed to All Night Auto(R) Service Center and/or MAFC or All
Night Auto(R) Service Center/MAFC's obligations for services provided by CR.

8. ENTIRE AGREEMENT

This constitutes the entire agreement between the parties and any changes or
addendums to this agreement shall be in writing, agreed to and signed by the
parties.

This Agreement has been entered into and executed as of July 8, 2005 by and
between the parties.

Collision Revision, Inc.                Midnight Auto Franchise Corp

/s/ Roger D'Orazio                      /s/ Nicholas A. Cocco
--------------------                    -------------------------
(Signature)                             (Signature)

Roger D'Orazio                          Nicholas A. Cocco
President & CEO                         President & CEO

<PAGE>

                               [GRAPHIC OMITTED]

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}]]