Document:

Exhibit 10.46

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 PROPERTY LEASE

(1)  This  Lease  made  this  25 day of  June  2002 by and  between  MARK  DOREN
REVOCABLE TRUST (BY MARK DOREN,  TRUSTEE) the Lessor,  herinafter  designated as
the Landlord, and ALL NIGHT AUTO-GROSSE POINTE, INC., A MICHIGAN CORPORATION AND
RICHARD J. d. KOHL, AND INDIVIDUAL and Dennis Spencer, an individual the Lessee,
herinafter designated as the Tenant.

     Landlord acknowledges that Tenant intends to operate its business as an All
Night Auto  franchise  from Mid Night  Auto,  Inc.  Landlord  agrees that should
Landlord be informed  by Mid Night  Auto,  Inc.  that Tenant is in breach of its
franchise agreement with Mid Night Auto, Inc. and be further requested to assign
this lease to Mid Night Auto,  Inc. then Landlord shall assign this lease to Mid
Night Auto,  Inc.  Further,  Landlord agrees that should Tenant be in default of
this lease agreement,  Landlord shall inform Mid Night Auto, Inc. and shall give
Mid Night Auto, Inc. the  opportunity to cure said default and assign this lease
to Mid Night Auto, Inc.

(2)  DESCRIPTION:  Witnesseth: the Landlord, in consideration of the rents to be
paid and the covenants and agreements to be performed by the Tenant, does hereby
lease unto the Tenant the following  described  premises situated in the City of
Grosse Pointe Park, Wayne County,  Michigan to-wit: that portion of a commercial
building  commonly known as 15103  Kercheval  Avenue (See attached  diagram) and
referred to as "Service Garage".

(3)  TERM AND RENT: For the term of Five (5) years from and after the 1st day of
July 2002 fully to be completed and ended, the Tenant yielding and paying during
the  continuance  of this lease unto the Landlord for rent of said  premises for
said  term,  the sum of [*] in lawful  money of the  Unites  States  payable  in
monthly  installments  in  advance,  upon the 1st day of each and every month as
follows:

     Year One:  July 1, 2002 to June 30, 2003
             The sum of [*]
     Year Two: July 1,  2003 to June 30,  2004
             The sum of [*]
     Year Three:  July 1, 2004 to June 30, 2005
             The sum of [*]
     Year Four: July 1, 2005 to June 30, 2006
             The sum of [*]
     Year Five: July 1, 2006 to June 30, 2007
             The sum of [*]

(4)  The  Tenant  hereby  hires  the said  premises  for the said  term as above
mentioned  and  covenants  well and  truly to pay,  or cause to be paid unto the
Landlord at the dates and times above mentioned, the rent above reserved.

(5)  Landlord and Tenant  acknowledge  that the intent  hereunder is that Tenant
shall have the sole  obligation  to pay all  charges  of any nature  whatsoever,
including,  but not limited to, all real-estate taxes,  special  assessments and
insurance  with  respect to the leased  premises  and to maintain and repair the
leased premises  throughout the term  hereunder.  The Landlord shall receive the
rent due  hereunder on absolute  net/net/net  basis  throughout  the term of the
lease or any extensions  hereof.  The intent of the parties is that the Landlord
shall be required  to make no payment of any name or nature for the  maintenance
and repair of the Building, its plumbing,  heating,  electrical and replacements
and payment of taxes, special assessments and insurance.

(6)  CERTIFICATE  OF  OCCUPANCY:  It shall be the  obligation  of the  Tenant at
Tenant's own expense to obtain a  certificate  of  occupancy  for the use of the
premises leased hereunder from any governmental agency, including but not by way
of limitations, the City of Grosse Pointe Park.

(7)  INSURANCE:  The Tenant agrees to pay to the Landlord  annually,  upon being
billed  therefor,  all premiums for insurance  against loss by fire,  lightning,
explosion,  windstorm,  tornado,  riot or civil commotion which the Landlord, in
its sole discretion as to insurance companies,  terms of insurance policies, and
amounts  shall  carry on the  leased  premises.  In the event of any  failure of
Tenant to timely pay such billing, in addition to Tenant's continuing obligation
to pay such billing,  thereafter  Landlord shall have the right to demand,  upon
ten (10) days written  notice,  that Tenant provide for the payment of insurance
premiums by paying to the  Landlord on each date that a monthly  installment  of
the rent shall be due and payable at least one-twelfth (1/12th) of the aggregate
of such  annual  insurance  premiums  as  such  aggregate  is from  time to time
estimated by the Landlord.  If the monies paid to Landlord are not sufficient in
amount to pay and discharge such insurance premiums when the same become due and
payable,  Tenant  shall,  on  demand,  pay to the  Landlord  the  amount of such
deficiency.  In the event the  obligation  of the  Tenant to pay such  insurance
shall apply to fractional parts of a calendar year,  payment thereof shall be on
a prorata basis.

*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.

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(8)  If the Tenant shall default in any payment or  expenditure  other than rent
required  to be paid or  expended  by the  Tenant  under the terms  hereof,  the
Landlord may at his option make such payment or expenditure,  in which event the
amount  thereof  shall be payable as rental to the Landlord by the Tenant on the
next ensuing rent day  together  with  interest at 7% per annum from the date of
such payment or  expenditure  by the Landlord and on default in such payment the
Landlord shall have the same remedies as on default in payment of rent.

(9)  All payments of rent or other sums to be made to the Landlord shall be made
at such place as the Landlord shall designate in writing from time to time.

(10)  ASSIGNMENT:  The Tenant  covenants not to assign or transfer this lease or
hypothecate  or mortgage  the same or sublet said  premises or any part  thereof
without  the  written  consent  of  the  Landlord.  Any  assignment,   transfer,
hypothecation,  mortgage or subletting  without said written  consent shall give
the Landlord the right to terminate  his lease and to reenter and  repossess the
leased premises.

(11) BANKRUPTCY  AND  INSOLVENCY:  The Tenant agrees that if the estate  created
hereby shall be taken in execution or by other  process of law, or if the Tenant
shall be declared  bankrupt or  insolvent,  according to law, or any receiver be
appointed  for the  business and  property of the Tenant,  or if any  assignment
shall be made of the Tenant's property for the benefit of creditors, then and in
such event this lease may be canceled at the option of the Landlord.

(12) RIGHT  TO  MORTGAGE:  The  Landlord  reserves  the  right  to  subject  and
subordinate this lease at all times to the lien of any mortgage or mortgages now
or hereafter placed upon the Landlord's interest in the said premises and on the
land and  buildings of which the said  premises are a part or upon any buildings
hereafter placed upon the land of which the leased premises form a part. And the
Tenant  covenants  and agrees to execute  and deliver  upon demand such  further
instrument  or  instruments  subordinating  this  lease  to the lien of any such
mortgage or mortgages as shall be desired by the Landlord and any  mortgagees or
proposed   mortgagees   and  hereby   irrevocably   appoints  the  Landlord  the
attorney-in-fact  of the Tenant to execute and deliver  any such  instrument  or
instruments for and in the name of the Tenant.

(13) USE AND  OCCUPANCY:  It is understood and agreed between the parties hereto
that said  premises  during  the  continuance  of this  lease  shall be used and
occupied for AUTO REPAIR GARAGE FOR MECHANICAL  REPAIRS AND MAINTENANCE OF MOTOR
VEHICLES  (AUTOMOBILES) and for no other purpose or purposes without the written
consent of the  Landlord,  and that the Tenant will not use the premises for any
purpose in violation of any law, municipal ordinance or regulation,  and that on
any breach of this agreement the Landlord may at his option terminate this lease
forthwith and reenter and repossess the leased premises.

(14) FIRE:  It is  understood  and agreed that if the premises  hereby leased be
damaged or  destroyed in whole or in part by fire or other  casualty  during the
term hereof,  the Landlord  will repair and restore the same to good  tenantable
condition with reasonable dispatch,  and that the rent herein provided for shall
abate entirely in case the entire premises are untenantable and pro rate for the
portion rendered,  untenantable, in case a part only is untenantable,  until the
same shall be restored to a tenantable condition: provided, however, that if the
Tenant shall fail to adjust his own  insurance  or to remove his damaged  goods,
wares,  equipment or property within a reasonable  time, and as a result thereof
the repairing and restoration is delayed,  there shall be no abatement of rental
during the period of such resulting delay, and provided further that there shall
be no abatement of rental if such fire or other cause damaging or destroying the
leased  premises  shall result from the negligence or willfu1 act of the Tenant,
his agents or employees,  and provided  further that if the Tenant shall use any
part of the leased premises for storage during the period of repair a reasonable
charge shall be made therefor  against the Tenant,  and provided further that in
case the leased  premises,  or the  building of which they are a part,  shall be
destroyed to the extent of more than one-half of the value thereof, the Landlord
may at his option  terminate  this lease  forthwith  by a written  notice to the
Tenant.

(15) REPAIRS:  The Landlord after  receiving  written notice from the Tenant and
having  reasonable  opportunity  thereafter  to  obtain  the  necessary  workmen
therefor  agrees to keep in good  order and  repair  the roof and the four outer
walls of the premises but not the doors, door frames,  the window glass,  window
casings,  window frames,  windows or any of the appliances or  appurtenances  of
said doors or window  casings,  window  frames and  windows,  or any  attachment
thereto  or  attachments  to  said  building  or  premises  used  in  connection
therewith.

And the  Tenant  agrees  to keep the  plate  glass  insured  with a  responsible
Insurance  Company  in the name of the  Landlord  and to  deliver  the policy or
policies to the  Landlord  and upon his failure to do so the  Landlord may place
such insurance and charge the same to the Tenant as so much  additional  rent as
provided in  Paragraph  8; but the failure on the part of the  Landlord to place
such insurance does not release the Tenant of the liability.

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(16) TENANT TO  INDEMNIFY:  The Tenant agrees to indemnify and hold harmless the
Landlord  from any  liability  for damages to any person or  property  in, on or
about said leased  premises from any cause  whatsoever;  and Tenant will procure
and keep in effect during the term hereof public  liability and property  damage
insurance  for the benefit of the  Landlord in the sum of One Million and 00/100
Dollars  ($1,000,000.00) for damages resulting to one person and Two Million and
00/100 Dollars  ($2,000,000.00) for damages resulting from one casualty, and One
Million and 00/100 Dollars  ($1,000,000.00)  property damage insurance resulting
from any one occurrence.  Tenant shall deliver said policies to the Landlord and
upon  Tenant's  failure  so to do the  Landlord  may at his option  obtain  such
insurance and the cost thereof shall be paid as additional  rent due and payable
upon the next ensuing rent day.

(17) REPAIRS AND  ALTERATIONS:  Except as provided in  Paragraph 15 hereof,  the
Tenant further covenants and agrees that he will, at his own expense, during the
continuation of this lease,  keep the said premises and every part thereof in as
good repair and at the  expiration  of the term yield and deliver up the same in
like condition as when taken,  reasonable use and wear thereof and damage by the
elements  excepted.  The Tenant  shall not make any  alterations,  additions  or
improvements to said premises without the Landlord's  written  consent,  and all
alterations, additions or improvements made by either of the parties hereto upon
the premises,  except movable office  furniture and trade fixtures put in at the
expense of the Tenant,  shall be the property of the Landlord,  and shall remain
upon and be  surrendered  with the  premises at the  termination  of this lease,
without molestation or injury.

     The Tenant  covenants and agrees that if the demised  premises  consists of
only a part of a structure owned or controlled by the Landlord, the Landlord may
enter the demised  premises  at  reasonable  times and install or repair  pipes,
wires and other appliances or make any repairs deemed by the Landlord  essential
to the use and occupancy of other parts of the Landlord's building.

(18)  MACHINERY AND  EQUIPMENT:  Tenant  agrees to maintain  Seven (7) car lifts
located on the property and one (1) air  compressor.  The eight (8) fixtures are
property  of  the  Landlord  and  must  be in  working  condition  upon  tenants
termination of lease.

(19) EMINENT  DOMAIN:  If the whole of the premises hereby leased shall be taken
by any public authority under the power of eminent domain, then the tern of this
lease  shall  cease as of the day  possession  shall  be  taken  by such  public
authority and the rent shall be paid up to that day, with a proportionate refund
by  Landlord  of such  rent  as may  have  been  paid in  advance  for a  period
subsequent to the date of the taking.

     If less than the whole, but more than 25% of the leased premises,  shall be
taken  under  eminent  domain,  or less  than the whole but more then 35% of the
building  shall be taken under  eminent  domain,  Landlord and Tenant shall each
have the right to  terminate  this  lease  and delay the same null and void,  by
written  notice of such  intention to the other party within ten (10) days after
such termination. The Lease term shall cease only on the part so taken as of the
date  possession  shall be taken by such public  authority  and Tenant shall pay
rent up to that date,  with  appropriate  refund by Landlord of such rent as may
have been paid in advance for a period subsequent to the date of the taking. All
damages awarded for such taking under the power of eminent  domain,  whether for
the whole or a part of the leased premises,  shall belong to and be the property
of the  Landlord,  whether such  damages  shall be awarded as  compensation  for
diminution in value to the  leasehold or to the fee of the  premises;  provided,
however,  that  Landlord  shall not be entitled to the award,  if any,  made for
depreciation to, and cost of removal of Tenant's stock in trade fixtures.

(20) RESERVATION: The Landlord reserves the right of free access at all times to
the roof of said leased  premises  and  reserves the right to rent said roof for
advertising  purposes.  The Tenant shall not erect any structures for storage or
any aerial,  or use the roof for any  purpose  without the consent in writing of
the Landlord.

(21) CARE OF  PREMISES:  The Tenant  shall not  perform any acts or carry on any
practices  which may injure  the  building  or be a nuisance  or menace to other
Tenants in the building  and shall keep  premises  under his control  (including
adjoining drives,  streets,  alleys or yards) clean and free from rubbish, dirt,
snow and ice at all times, and it is further agreed that in the event the Tenant
shall not  comply  with  these  provisions,  the  Landlord  may enter  upon said
premises and have rubbish, dirt and ashes removed and the side walks cleaned, in
which event the Tenant agrees to pay all charges that the Landlord shall pay for
hauling rubbish,  ashes and dirt, or cleaning walks.  Said charges shall be paid
to the  Landlord  by the  Tenant  as soon as  bill is  presented  to him and the
Landlord  shall have the same remedy as is provided in Paragraph 8 of this lease
in the event of Tenant's failure to pay.

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(22) The Tenant shall at his own expense under penalty of forfeiture and damages
promptly comply with all lawful laws,  orders,  regulations or ordinances of all
municipal, County and State authorities affecting the premises hereby leased and
the cleanliness, safety, occupation and use of same.

(23)  CONDITION OF PREMISES AT TIME OF LEASE:  The Tenant  further  acknowledges
that he has examined the said leased premises prior to the making of this lease,
and knows the condition thereof, and that no representations as to the condition
or state of repairs thereof have been made by the Landlord,  or his agent, which
are not herein  expressed,  and the Tenant hereby accepts the leased premises in
their present condition at the date of the execution of this lease.

(24) The Landlord  shall not be responsible or liable to the Tenant for any loss
or damage  that may be  occasioned  through  the acts or  omissions  of  persons
occupying  adjoining  premises  or any  part  of  the  premises  adjacent  to or
connected  with the premises  hereby leased or any part of the building of which
the leased premises are a part or for any loss or damage resulting to the Tenant
or his property from bursting, stoppage or leaking of water, gas, sewer or steam
pipes. Landlord  acknowledges,  however, that the tenant currently occupying the
space  adjacent  to and  connected  with the  premises  is a  Limited  Liability
Corporation  which  Landlord  has  ownership  in, and said LLC shall  assume all
liabilities associated with being the tenant of adjacent space.

(25) OPTION TO RENEW:  Tenant has the right of first  refusal for any options to
lease the said  premises  after the  expiration  of the initial term hereof with
rent and term to be determined at some future date.

(26) RE-RENTING:  The Tenant hereby agrees that for a period  commencing 90 days
prior to the  termination  of this lease,  the Landlord may show the premises to
prospective  Tenants,  and 60 days prior to the  termination of this lease,  may
display in and about said  premises  and in the windows  thereof,  the usual and
ordinary "TO RENT" signs.

(27) HOLDING  OVER:  It is hereby  agreed that in the event of the Tenant herein
holding over after the  termination of this lease,  thereafter the tenancy shall
be from month to month in the absence of a written agreement to the contrary.

(28) GAS, WATER,  HEAT AND ELECTRICITY:  Tenant shall pay the following  charges
against the leased  premises for gas,  water,  heat and  electricity  during the
continuance of this lease, as the same shall become due:

          A.   100% of the garage heating expenses per meter.

          B.   100% of the water expense for the entire building (includes 15103
               and 15105 Kercheval Ave.)

          C.   50% of the electricity  expense of the entire building  (includes
               15103 and 15105 Kercheval Ave.)

(29) REAL ESTATE TAXES: Tenant hereby agrees  to  pay  to  Landlord simultaneous
with the  execution  of this lease that portion of the current red estate  taxes
levied  or  assessed  against  the  leased  premises  which  are attributable to
Tenant's  occupancy  of the leased premises and all special assessments and fire
and extended  insurance.  Tenant hereby  acknowledges  that such taxes have been
paid in  advance  by or on behalf of  Landlord  prior to the commencement of the
term of this lease and that the portion to be paid by Tenant shall be determined
by a prorata adjustment of such taxes on a due date basis for the number of days
of  the term hereof falling within the applicable tax year. This proration shall
be  53.4%,  which  is  approximately 8,824 square feet of the entire building in
which  the  leased  premises is located. The remaining 7,684 square  feet of the
building  which the leased premises is located shall be occupied by the Landlord
and the Landlord shall be responsible for his proration of the real estate taxes
on  that  portion of the building. The real estate taxes and special assessments
shall be allocated as follows between Landlord and Tenant:

          A. Landlord - 46.6%

          B. Tenant - 53.4%

     Since the City of Grosse Pointe Park and any governmental  authority having
jurisdiction  over the leased  premises does not  separately  levy or assess all
real estate taxes or assessments against the leased premises or issue a separate
tax bill  therefore,  Tenant  covenants  and  agrees to pay  Landlord,  Tenant's
previous noted proportionate share of my real property taxes and assessments, of
any kind or nature, and all other impositions, general and special, ordinary and
extraordinary,  of every kind and nature whatsoever,  hereinafter called "taxes"
or special  assessments  of any kind or nature  which may be levied,  imposed or
assessed by any lawful authority against the leased premises and/or Building for
any calendar  year during the term thereof.  Tenant's  proportionate  share,  as
indicated,  for such taxes and special assessments shall be Fifty Three and 4/10
percent  (53.4%)  of such taxes and  special  assessments.  The Tenant  shall be
individually responsible for any personal property taxes assessed because of his
occupancy of the premises or due to inventory maintained on the premises.

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     Tenant  shall  provide for the payment of said taxes by paying the Landlord
on each date a  monthly  installment  of the rent  shall be due and  payable  as
additional rent, at least one-twelfth (1/12th) of the aggregate of such taxes as
such  aggregate is from time to time  estimated by the  Landlord.  If the monies
paid by Tenant to the Landlord are  insufficient  in amount to pay and discharge
such taxes when the same become due and payable,  then Tenant shall from time to
time  and on  demand  from  Landlord  pay to the  Landlord  the  amount  of such
deficiency.

(30) ANIMAL CLAUSE:  No animals shall be permitted on the premises without prior
consent of Landlord.

(31)  ADVERTISING  DISPLAY:  It is further agreed that all signs and advertising
displayed in and about the premises shall be such only as advertise the business
carried on upon said premises, and that the Landlord shall control the character
and size thereof, and that no sign shall be displayed excepting such as shall be
approved in writing by the  Landlord,  and that no awning  shall be installed or
used  on the  exterior  of said  building  unless  approved  in  writing  by the
Landlord.

(32) ACCESS TO PREMISES: The Landlord shall have the right to enter upon the
leased premises at all reasonable hours for the purpose of inspecting the same.
If the Landlord deems any repairs necessary he may demand that the Tenant make
the same and if the Tenant refuses or neglects forthwith to commence such
repairs and complete the same with reasonable dispatch the Landlord may make or
cause to be made such repairs and shall not be responsible to the Tenant for any
loss or damage that may accrue to his stock or business by reason thereof, and
if the Landlord makes or causes to be made such repairs the Tenant agrees that
he will forthwith on demand pay to the Landlord the cost thereof with interest
at 7% per annum, and if he shall make default in such payment the Landlord shall
have the remedies provided in Paragraph 8 hereof.

Tenant shall  maintain 24 hour access for Landlord for ingress and egress to and
from basement access.

(33) REENTRY:  In case any rent shall be due and unpaid or if default to be made
in any of the covenants  herein  contained,  or if said leased premises shall be
deserted  or  vacated,  then it shall be lawful for the  Landlord,  his  certain
attorney,  heirs,  representatives and assigns,  to reenter into,  repossess the
said premises and the Tenant and each and every  occupant to remove and put out.

(34) QUIET ENJOYMENT: The Landlord covenants that the said Tenant, on payment of
all the aforesaid installments and performing all the covenants aforesaid, shall
and may  peacefully and quietly have,  hold and enjoy the said demised  premises
for the term aforesaid.

(35) EXPENSES-DAMAGES, REENTRY: In the event that the Landlord shall, during the
period  covered by this lease,  obtain  possession  of said premises by reentry,
summary proceedings,  or otherwise, the Tenant hereby agrees to pay the Landlord
the expense  incurred in obtaining  possession  of said  premises,  and also all
expenses and commissions which may be paid in and about the letting of the same,
and all other damages.

(36)  REMEDIES  NOT  EXCLUSIVE:  It is agreed that each and every of the rights,
remedies and benefits provided by this lease shall be cumulative,  and shall not
be exclusive of any other of said rights, remedies and benefits, or of any other
rights, remedies and benefits allowed by law.

(37)  WAIVER:  One or more  waivers of any covenant or condition by the Landlord
shall not be construed as a waiver of a further  breach of the same  covenant or
condition.

(38) DELAY OF POSSESSION: It is understood that if the Tenant shall be unable to
enter into and occupy the premises hereby leased at the time above provided,  by
reason of the said premises not being ready for  occupancy,  or by reason of the
holding over of any previous  occupant of said  premises,  or as a result of any
cause or reason beyond the direct  control of the Landlord,  the Landlord  shall
not be liable to  damages  to the  Tenant  therefor,  but  during the period the
Tenant shall be unable to occupy said  premises as  hereinbefore  provided,  the
rental  therefor  shall be abated and the Landlord is to be the sole judge as to
when the premises are ready for occupancy.

(39)  NOTICES:  Whenever  under this lease a provision is made for notice of any
kind it shall be deemed  sufficient notice and service thereof if such notice to
the Tenant is in writing  addressed  to the Tenant at his last known Post Office
address or at the leased premises and deposited in the mail with postage prepaid
and if such  notice to the  Landlord is in writing  addressed  to the last known
Post Office  address of the  Landlord  and  deposited  in the mail with  postage
prepaid.  Notice need be sent to only one Tenant or Landlord where the Tenant or
Landlord is more than one person.

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(40) It is agreed  that in this lease the work "he" shall be used as  synonymous
with the words "she," "it" and "they," an work "his"  synonymous  with the words
"Her," "its" and "their."

(41) The  covenants,  conditions  and  agreements  made and entered  into by the
parties  hereto are  declared  binding on their  respective  heirs,  successors,
representatives and assigns.

(42)  SECURITY  PROVISIONS:  Landlord  shall  retain an amount  equal to one and
one-half  months rent as security  for the  faithful  performance  of all of the
covenants,  conditions,  and agreements of this lease, but in no event shall the
Landlord be obliged to apply the same upon rents or other  charges in arrears or
upon damages for the Tenants' failure to perform the said covenants, conditions,
and  agreements;  the Landlord may so apply the security at his option;  and the
Landlord's right to the possession of the premises for nonpayment of rent or for
any other  reason  shall not in any event be affected by reason of the fact that
the Landlord holds this security. The said sum if not applied toward the payment
of rent in arrears or toward the payment of damages  suffered by the Landlord by
reason of the Tenant's  breach of the covenants,  conditions,  and agreements of
this  lease is to be  returned  to the  Tenant  when this  lease is  terminated,
according  to these terms,  and in no event is the said  security to be returned
until the Tenant has  vacated  the  premises  and  delivered  possession  to the
Landlord.

     In the event that the  Landlord  repossesses  himself of the said  premises
because of the Tenant's  default or because of the Tenant's failure to carry out
the covenants,  conditions, and agreements of this lease, the Landlord may apply
the said security upon all damages suffered to the date of said repossession and
may retain the said  security  to apply upon such  damages as may be suffered or
shall  accrue  thereafter  by reason of the  Tenant's  default  or  breach.  The
Landlord  shall not be obliged to keep the said security as a separate fund, but
may mix the said security with his own funds.

     The Landlord  herewith  acknowledges  as of this signing the receipt of [*]
toward the  security  deposit.  Tenant's  agrees to pay the  balance of security
deposit on October 1, 2002 and to pay  additional  funds  necessary  to keep the
amount of the security  current  yearly by July 1st of each year during the term
of this lease.

(43) ADDITIONAL PROVISIONS: See Addendum to lease for additional provisions.

     IN WITNESS WHEREOF, the parties have hereunto set their hands and seals the
day and year first above written.

WITNESSED BY:                               LESSOR:
                                            Mark Doren Revocable Living Trust

   /s/ [illegible]                             /s/ Mark Doren       (L.S.)
-------------------------------             ------------------------
                                            Mark Doren, Trustee

                                            LESSEE;
                                            All Night Auto - Grosse Pointe, Inc.
                                                  and
                                            Richard J. Kohl, an individual
                                                  and
                                            Dennis Spencer, an individual

                                              /s/ Richard J. Kohl   (L.S.)
                                            ------------------------
                                            All Night Auto Grosse Pointe, Inc.,
                                            Richard J. Kohl, President

                                              /s/ Richard J. Kohl   (L.S.)
                                            ------------------------
                                            Richard J. Kohl

                                              /s/ Dennis Spencer    (L.S.)
                                            ------------------------
                                            Dennis Spencer

                                     - 6 -
<PAGE>

                                ADDENDUM TO LEASE

        WHEREAS,  by a lease  dated  the 25 day of June  2002,  The  Mark  Doren
Revocable Living Trust, Mark Doren,  Trustee, as Lessor, and by All Night Auto -
Grosse Pointe,  Inc., a Michigan Corporation and Richard J. Kohl, an individual,
and  Dennis  Spencer,  an  individual  as  Lessee,  property  located  at  15103
Kercheval, Grosse Pointe Park, Michigan and

        WHEREAS, the parties desire to modify and supplement certain portions of
the lease so as to provide a written memorandum of the understanding between the
parties:

        NOW, THEREFORE, it is agreed between the parties as follows:

        1.)     Tenant  agrees to clean and wash,  at the expense of the Tenant,
the  entire  facility  located at 15103  Kercheval  Ave.,  Grosse  Pointe  Park,
Michigan within 6 months of start of lease.

        2.)     Tenant agrees to scrape and paint ceiling in facility located at
15103 Kercheval Ave.,  Grosse Pointe Park,  Michigan within 6 months of start of
lease at the expense of the Tenant.

        3.)     Tenant  agrees  to  repair  and/or  replace  front  bay  door as
Landlord  deems  necessary to keep in proper  condition  and to perform such act
within 6 months of start of lease at the expense of the Tenant

        4.)     Landlord  and  Tenant  agree to split the cost  50%/50%  for the
replacement of four (4) new bay doors and to complete  replacement of said doors
within 6 months of start of lease.

        5.)     Landlord  agrees to provide to tenant the first  month,  July 1,
2002 through July 31, 2002, rent free in consideration of his performance of the
conditions setforth above in items 1. 2, and 3.

        6.)     Landlord  agrees to release  Richard J. Kohl, an individual  and
Dennis  Spencer,  an individual as named Tenants on July 1, 2004, if and only if
the Tenant  shall not be or have been in default in any payment or terms of said
lease.

        7.)     Landlord,  should he be willing the sell the  building  known as
15103/15105 Kercheval Ave., Grosse Pointe Park, Michigan during the term of this
lease,  shall extend to the Tenant the right of first  refusal to purchase  said
building at the terms and conditions agreeable to the Landlord.

        All other terms and  conditions of the lease shall continue to remain in
full force and effect, except as here modified.

WITNESSED BY:                            LESSOR:
                                         Mark Doren Revocable Living Trust

   /s/ [illegible]                       by:    /s/ Mark Doren       (L.S.)
-------------------------------              ------------------------
                                                Mark Doren, Trustee

                                         LESSEE;
                                         All Night Auto - Grosse Pointe, Inc.,
                                         a Michigan Corporation
                                               and
                                         Richard J. Kohl, an individual
                                               and
                                         Dennis Spencer, an individual

                                         by:  /s/ Richard J. Kohl, President
                                            ---------------------------------
                                          All Night Auto Grosse Pointe, Inc.,
                                          a Michigan Corporation

                                         by:  /s/ Richard J. Kohl
                                            ---------------------------------
                                              Richard J. Kohl, an individual

                                         by:  /s/ Dennis Spencer
                                            ---------------------------------
                                              Dennis Spencer, an individual

                                     - 7 -
<PAGE>

                               [GRAPHIC OMITTED]

<PAGE>

                          Additional Addendum Language

        With  reference  to  Paragraph 24, it is understood between Landlord and
Tenant  that  Landlord is currently occupying the space adjacent to or connected
with  the  premises.  Paragraph  24  shall not be applicable so long as Landlord
occupies said space.

        Landlord acknowledges that Tenant has intends to operate its business as
an All Night Auto franchise from Mid Night Auto, Inc. Landlord agrees that
should Landlord be informed by Mid Night Auto, Inc. that Tenant is in breach of
its franchise agreement with Mid Night Auto, Inc. and be further requested to
assign this lease to Mid Night Auto, Inc. then Landlord shall assign this lease
to Mid Night Auto, Inc.. Further, Landlord agrees that should Tenant be in
default of this lease agreement, Landlord shall inform Mid Night Auto, Inc. and
shall given Mid Night Auto, Inc. the opportunity to cure said default and assign
this lease to Mid Night Auto, Inc.EXHIBIT 10.47

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.

                            STRIP CENTER RETAIL LEASE

                                     between

                        179TH STREET DEVELOPERS, L.L.C.,
                     an Illinois limited liability company,

                                  as Landlord,

                                       and

                        EXPERT AUTOMOTIVE GROUP, L.L.C.,
                    a(n) ILLINOIS limited liability company,

                                    as Tenant

                             Dated: February 9, 2004

*     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>

                           STRIP CENTER RETAIL LEASE

      This LEASE ("Lease") is made and entered into as of February 9th, 2004 by
and between 179th Street Developers, L.L.C., an Illinois limited liability
company ("Landlord"), and Expert Automotive Group, LLC, a(n) ILLINOIS limited
liability company ("Tenant").

                                    ARTICLE 1
                                  DEFINED TERMS

      In addition to the other definitions appearing in the text of this Lease,
when used herein, the following terms shall have the meanings set forth below.

      "BUILDING" means the building in which the Premises is located consisting
of approximately six thousand eight hundred sixty (6,860) square feet of
leasable space.

      "COMMENCEMENT DATE" means April 1, 2004.

      "LANDLORD'S ADDRESS" means 17475 Jovanna Drive, Suite 2A, Homewood,
Illinois 60430.

      "LEASE YEAR" means that twelve (12) month period during the Term
commencing on the Commencement Date or the annual anniversary thereof; provided,
that if the Commencement Date is a day other than the first day of a calender
month, then the first Lease Year shall include that period of time from the
Commencement Date up to the first day of such next calendar month and the
following twelve months. Any subsequent Lease Year shall be the twelve month
period beginning on the anniversary of the first day of the next calender month
following the Commencement Date.

      "LOT 2" means Lot 2 in the Tinley Glenn Resubdivision being a
resubdivision of Lots 1,2,3 and 4 in Tinley Glenn, being a subdivision as
recorded per Document No. 95895181, of part of the West 1/2 of the West 1/2 of
the Northwest 1/4 of Section 34, Township 36 North, Range 12 East of the Third
Principal Meridian, in Cook County, Illinois.

      "MINIMUM RENT" means the amount of $[*] per month in fixed minimum rent
payable by Tenant during the first Lease Year of the Term (defined in Section
2.2) with three percent (3%) increases in each Lease Year thereafter based upon
the Minimum Rent in the immediately preceding Lease Year.

      "PERMITTED USE" means, subject to Section 2.1 of this Lease, and provided
that Tenant does not violate any exclusive use set forth on EXHIBIT B hereto,
use of one hundred percent (100%) of the Premises for the sales and under hood
and under car repairs and other uses relating thereto.

      "PREMISES" means a portion of the Shopping Center, identified by
cross-hatching on EXHIBIT A hereto, consisting of approximately six thousand
eight hundred sixty (6,860) square feet of leasable space; The term "leasable
space," when used with respect to the Premises and all other leasable space in
the Shopping Center, means Landlord's estimate of the number of square feet of
area in all parts of the Shopping Center for exclusive use of the occupant
thereof and its invitees.

      "SECURITY DEPOSIT" an amount equal to one month's Minimum Rent to be held
in accordance with Section 19 hereof.

      "SHOPPING CENTER" means the real property shown on the site plan attached
hereto as EXHIBIT A, commonly known as the northeast corner of l79th Street and
LaGrange Road, Tinley Park, IL, including the Building, as the same may be
modified from time to time pursuant to Section 6.2.

      "TENANT'S ADDRESS" means 9502 W. 179TH ST., TINLEY PARK, IL 60477.

      "TENANT'S PROPORTIONATE, SHARE" means one hundred percent (100%).

<PAGE>

                                    ARTICLE 2
                                 GRANT AND TERM

      2.1. GRANT. In consideration of the rents herein agreed to be paid and of
the covenants and agreements herein made by the respective parties hereto,
Landlord demises and leases to Tenant and Tenant hereby leases from Landlord the
Premises, upon the terms and conditions herein provided, together with the right
to use, in common with others entitled thereto, the Common Areas (defined in
Section 10.1), subject to covenants, conditions and restrictions of record
affecting the Premises, the exclusive uses and rights of other tenants in the
Shopping Center, as set forth on Exhibit C, the terms and conditions of this
Lease and reasonable rules and regulations for the use thereof as prescribed
from time to time by Landlord.

      2.2. TERM. Subject to the terms, covenants and agreements contained
herein. Tenant shall have and hold the Premises for a term (the "Term")
commencing on the Commencement Date and ending on the day immediately preceding
the twentieth (20th) anniversary thereof or such earlier date as this Lease may
be terminated pursuant to the terms and conditions hereof.

      2.3. OPTION TO RENEW.

            (a)   Upon the expiration of the Term, Tenant shall have the option
      to extend the Term for two (2) consecutive five (5) year periods (each a
      "Renewal Term" and together the "Renewal Terms"), provided that, at the
      time Tenant exercises the option to extend the Term or a Renewal, Term,
      as the case may be, or at the commencement of a Renewal Term, Tenant shall
      not be in default hereunder. Tenant shall provide Landlord with written
      notice of Tenant's exercise of its option to extend the Term or a Renewal
      Term, as the case may be, not less than nine (9) months prior to the end
      of the Term or any Renewal Term, as applicable. Tenant's failure to timely
      notify Landlord, in writing, of Tenant's exercise of such option to extend
      shall be deemed a complete waiver by Tenant of such option.

            (b)   In the event Tenant exercises its option to extend the Lease
      as provided herein, the Minimum Rent in each Lease Year shall be equal to
      one hundred three percent (103%) of the Minimum Rent in the immediately
      preceding Lease Year.

      2.4.  RIGHT OF FIRST REFUSAL. Provided an event of default by Tenant does
not then exist under this Lease and this Lease is still in full force and
effect, Landlord hereby grants Tenant the following right of first refusal to
purchase the Building during the first twelve (12) months of the Term of this
Lease. If Landlord desires to sell the Building pursuant to an offer (an
"Offer") to purchase the Building during such period. Landlord shall give Tenant
written notice of such Offer (an "Offer Notice"), Tenant shall have the right to
purchase the Building for an amount equal to One Million Six Hundred Thousand
Dollars and 00/100 ($1,600,000) upon written notice to Landlord within five (5)
days following the Offer Notice. If Landlord does not receive such notice in
such five (5) day period. Tenant's right to purchase granted in this Section 2.4
shall terminate. If Tenant provides such notice within such five day period and
fails to consummate the purchase of the Building in accordance with the terms
and conditions of the Offer. Tenant's right to purchase granted in this Section
2.4 shall terminate. Simultaneously with Tenant's written notice to Landlord,
Tenant shall deposit with Landlord non-refundable earnest money in the amount of
ten percent (10%) of the purchase price of the Building. The closing date of
Tenant's purchase pursuant to this Section 2.4 shall occur thirty (30) days,
after the delivery of Tenant's notice to Landlord. At the closing, the purchase
price shall be payable all in cash and Tenant shall accept the premises "as is".
All costs in connection with such purchase, excluding Landlord's attorneys'
fees, shall be paid by Tenant, including recording fees, title insurance fees,
cost of survey and transfer taxes.

                                    ARTICLE 3
                            RENT, TAXES AND UTILITIES

      3.1.  MINIMUM RENT. Tenant shall pay to Landlord the Minimum Rent in
advance, on the first day of each month of the Term. If the Term commences on a
day other than the first day of the month, or ends

                                       -2-

<PAGE>

                                   ARTICLE 4
                          CONSTRUCTION OF IMPROVEMENTS

      4.1. CONDITION OF PREMISES. Tenant's taking possession of the Premises
shall be conclusive evidence as against Tenant that the Premises were in
satisfactory condition when Tenant took possession. Tenant acknowledges that
Landlord has no obligation to improve or repair the Premises or the Shopping
Center.

      4.2. TENANT IMPROVEMENTS. Tenant is taking the Premises in "AS-IS"
condition. All improvements to the premises necessary for Tenant's use or
occupancy thereof shall be completed by Tenant, at Tenant's expense, and shall
hereinafter be referred to as "Tenant Improvements". The Tenant improvements
shall be completed by Tenant in conformity with specifications acceptable to
Landlord and such acceptance shall not be unreasonably withheld. Tenant agrees
to submit to Landlord plans and specifications covering the Tenant improvements
in such detail as Landlord may require, and Tenant agrees not to commence work
on any of the Tenant improvements until Landlord has approved such plans and
specifications in writing. Such acceptance shall not be unreasonably withheld.

                                   ARTICLE 5
                                USE OF PREMISES

      5.1. USE. The Premises shall be occupied and used only for the Permitted
Use and for no other purpose whatsoever unless Landlord, in its sole discretion,
consents to a change in such use. Tenant shall not use or occupy the Premises or
permit the use or occupancy of the Premises for any purpose or in any manner
which (i) is unlawful or in violation of any applicable legal or governmental
requirement, ordinance or rule; (ii) may be dangerous to persons or property;
(iii) may invalidate or increase the amount of premiums for any policy of
insurance (and if any additional amounts of insurance premiums are so incurred,
Tenant shall pay to Landlord the additional amounts on demand); or (iv) may
create a nuisance or injure the reputation of the Shopping Center.

      5.2. OPERATION. Tenant acknowledges that its continued operation of the
Premises is of the utmost importance to the other tenants of the Shopping Center
and to Landlord in the rental of space in the Shopping Center, the renewal of
other leases in the Shopping Center, the efficient and economic supply of
services and utilities and the character and quality of the other tenants in the
Shopping Center. Accordingly, Tenant, throughout the Term, shall continuously
occupy, use and operate the entire Premises and shall be open for business on
each day and during such hours as are reasonably determined by Landlord from
time to time (other than customarily recognized national holidays). Tenant
agrees to conduct Tenant's business at all times in a first-class, high-grade
manner consistent with reputable business standards and practices and in such
manner that the high reputation of the Shopping Center is furthered.
Notwithstanding anything contained herein to the contrary, Tenant shall be
permitted to close the Premises for ten (10) days during each Lease Year and
Tenant's hours of operation from 6 a.m. to 4 p.m. daily are acceptable to
Landlord.

      5.3. EXCLUSIVITY. During the Term of this Lease, and so long as Tenant
continues to use the Premises for the Permitted Use in accordance with the terms
of this Lease, and other than any permitted uses by any tenants, or pursuant to
any leases in effect or subleases thereof, in the Shopping Center as of the date
hereof, Landlord shall not lease space in the Shopping Center to any tenant
whose primary business istire sales and under hood and under car repairs and
other uses relating thereto.

                                   ARTICLE 6
                 QUIET ENJOYMENT AND LANDLORD'S RIGHT OF ENTRY

      6.1. QUIET ENJOYMENT. If and so long as Tenant shall pay the Rent
specified herein and observe and perform all covenants, agreements and
obligations required by it to be observed and performed hereunder, Tenant shall
peaceably and quietly hold and enjoy the Premises for the Term without hindrance
or interruption by Landlord, subject, nevertheless, to the terms and conditions
of this Lease and the mortgages and other matters to which this Lease is or may
become subordinate.

                                      -4-

<PAGE>

      6.2. RESERVED RIGHTS OF LANDLORD. Landlord expressly reserves the right as
to the Shopping Center at any time to do, or permit to be done, any or all of
the following: add or remove buildings or structures; change the number and
location of buildings and structures; change building dimensions; change the
number of floors in any of the buildings or structures; enclose any mall; add
to, alter or remove, partially or wholly, any structure or structures used to
enclose any plaza area; change the identity and type of stores and tenancies and
the dimensions thereof: change the name of the Shopping Center in which the
Premises are located; change the address or designation of the Premises; provide
or reduce parking areas; convert common areas into leasable areas; expand,
reduce, modify or alter the Common Areas; change the means of access to and
egress from the Shopping Center; and expand or reduce the size of the Shopping
Center.

      6.3. RIGHT OF ENTRY. Tenant agrees that Landlord, its agents, employees or
servants, or any person authorized by Landlord, may enter the Premises for the
purpose of inspecting the condition of the same and to make such repairs,
additions, improvements, changes or alterations to the Premises or the building
of which they are a part as Landlord may elect to make, and to exhibit
the same to prospective purchaser, mortgages and tenants of the Shopping Center
at reasonable hours with prior notice to the Tenant unless it is an emergency.
Such entry, inspection and repairs, additions, improvements, changes or
alterations as Landlord may make of or to the Premises or the building of which
the Premises are a part shall not constitute eviction of Tenant in whole or in
part and the Rent reserved shall not abate while such work is being done by
reason of loss or interruption of business of Tenant or otherwise. If Tenant or
Tenant's agents or employees shall not be present to permit entry into the
Premises at any time when for any reason entry therein shall be necessary in the
reasonable judgment of Landlord to prevent injury or damage, Landlord or
Landlord's agents or employees may enter same by master key or by forcible entry
without liability thereof and without in any manner affecting the obligations,
covenants, terms or conditions of this Lease.

                                   ARTICLE 7
                   NUISANCE AND WASTE; RULES AND REGULATIONS

      7.1. NUISANCE AND WASTE. Tenant shall not perform any acts or carry on any
practices which may injure the building of which the Premises are a part,
violate any certificate of occupancy affecting same, constitute a public or
private nuisance or a menace to other tenants in the Shopping Center, produce
undue noise, create obnoxious fumes or odors or otherwise cause unreasonable
interference with other tenants of the Shopping Center. In addition, Tenant
shall not (a) permit any unlawful or immoral practice to be carried on or
committed in the Premises; (b) make any use of or allow the Premises to be used
for any purpose that might invalidate or increase the rate of insurance thereof;
(c) keep or use, or permit to be kept or used, in the Premises any inflammable
fluids or explosives, other than those consistent with the Permitted Use in
accordance with all laws; (d) deface or injure the Premises or the Shopping
Center; (e) overload the floors, walls or ceilings of the Premises; (f) sell or
consume, or allow the sale or consumption of, alcoholic beverages in the
Premises, unless the same is expressly included in the Permitted Use; or (g)
commit or suffer any waste in or about the Premises.

      7.2. RULES AND REGULATIONS. Tenant convenants and agrees with Landlord
that:

            (a) All loading and unloading of goods shall be done only at such
      times, in the areas and through the entrances designated for such purposes
      by Landlord.

            (b) All garbage and refuse shall be kept in the kind of container
      specified by Landlord and shall be placed outside of the Premises,
      prepared for collection in the manner and at the times and places
      specified by Landlord. If Landlord shall provide or designate a service
      for picking up refuse and garbage, Tenant shall use same at Tenant's cost.
      Tenant shall pay cost of removal of all Tenant's refuse or rubbish.

            (c) No phonograph or television or other similar device shall be
      installed without first obtaining in each instance Landlord's written
      consent. No aeriel antenna shall be erected on the

                                       -5-

<PAGE>

      roof or exterior walls of the Premises, or on the Shopping Center, without
      in each instance the written consent of Landlord.

            (d) Tenant shall not place or permit any obstructions or merchandise
      in such areas or store any merchandise or other matter in such areas or
      other unauthorized areas of the Shopping Center.

            (e) No auction, fire, bankruptcy, selling-out or
      going-out-of-business sales shall be conducted in or about the Premises
      without the prior written consent of the Landlord.

            (f) Tenant shall keep the signs, exterior lights and display window
      lights of the Premises lighted each and every day of the Term during
      reasonable business hours designated by Landlord.

Landlord reserves the right to adopt additional reasonable rules and regulations
with respect to the conduct of Tenant's activities in the Premises and the
Shopping Center which, upon adoption, shall be deemed incorporated herein,
provided that Tenant is given notice thereof.

                                    ARTICLE 8
                      COMPLIANCE WITH LAW; LIENS; INDEMNITY

      8.1. COMPLIANCE WITH LAW AND CONTRACTS. Tenant shall, at its expense,
comply with and cause the Premises to comply with all governmental statutes,
laws, rules, orders, regulations and ordinances affecting the Premises or any
part thereof, or the use thereof, at any time during the Term. Tenant shall, at
its expense, comply with the requirements of all policies of insurance which at
any time may be in force with respect to the Premises, and with the provisions
of all contracts, agreements and restrictions of which Tenant has notice
affecting the Premises or any part thereof or the occupancy or use thereof.

      8.2. TITLE AND COVENANT AGAINST LIENS. Tenant covenants and agrees not to
suffer or permit any lien of mechanics or materialmen to be placed upon or
against the Shopping Center or the Premises or against the Tenant's leasehold
interest in the Premises arising from labor, material, service or equipment
ordered or authorized by Tenant or its agents and employees, and, in case of any
such lien attaching, to immediately pay and remove same. Tenant has no authority
or power to cause or permit any lien or encumbrance of any kind whatsoever,
whether created by act of Tenant, operation of law or otherwise, to attach to or
be placed upon the Shopping Center or the Premises, and any and all liens and
encumbrances created by Tenant shall attach only to Tenant's interest in the
Premises.

      8.3. INDEMNIFICATION. Tenant agrees to pay and to protect, Indemnify and
save harmless Landlord and all beneficiaries, agents and employees of Landlord
from and against any and all liabilities, losses, damages, costs, expenses
(Including all attorneys' fees and expenses of Landlord), causes of action,
suits, claims, demands or judgments of any nature whatsoever (except those
arising solely from acts of Landlord, its agents or employees) arising from (a)
any injury to, or the death of, any person or any damage to property in the
Premises or upon adjoining sidewalks, streets or ways, or in any manner growing
out of or connected with the use, non-use, condition or occupation of the
Premises or any part thereof or resulting from the condition thereof or of
adjoining sidewalks, streets or ways; (b) violation of any agreement or
condition of this Lease; and (c) the negligence or intentional misconduct of
Tenant, its employees, invitees, license contractors, representatives or agents.
Landlord indemnifies Tenant for Landlord's breach of this Lease.

                                    ARTICLE 9
                       MAINTENANCE AND REPAIR OF PREMISES

      9.1. MAINTENANCE BY TENANT. Tenant shall at all times maintain the entire
Premises, including maintenance of exterior entrances and all glass and show
window moldings, and all floors, ceilings, interior wails, partitions, doors,
fixtures, equipment and appurtenances thereof (including lighting,

                                       -6-

<PAGE>

plumbing fixtures and heating, air conditioning, ventilating, electrical and
fire protection systems installed by Tenant or exclusively serving the Premises
and including space around ducts, pipes, vents or other parts of the heating,
air conditioning, ventilating and plumbing systems which protrude through the
roof of the Premises) In good order, appearance, condition and repair, including
all necessary replacements of any of such facilities. Tenant agrees to enter
into a maintenance agreement, reasonably acceptable to Landlord, which provides
for the maintenance and repair of the heating, ventilation and air conditioning
systems servicing the Premises by a technician certified in the repair of such
systems at least two (2) times per Lease Year. Tenant shall provide a copy of
such maintenance agreement to Landlord upon request.

      9.2. MAINTENANCE BY LANDLORD.

            (a) Landlord covenants to maintain or cause to be maintained only
      the foundations and roof of the Premises, and the structural soundness of
      the concrete floors and exterior walls thereof and the Common Areas in
      good order, repair and condition, exclusive of any work required because
      of damage caused by any act, omission or negligence of Tenant, any
      subtenant or their respective employees, agents, invitees, licensees or
      contractors. Landlord shall not be required to commence any such repair
      until fifteen (15) days after written notice from Tenant that the same is
      necessary.

            (b) If Landlord is required to make repairs to the Premises by
      reason of Tenant's acts, omissions or negligence of or Tenant refuses or
      neglects to repair as required hereunder to the reasonable satisfaction of
      Landlord, Landlord may make such repairs without liability to Tenant for
      any loss or damage that may occur to Tenant's merchandise, fixtures or
      other property or to Tenant's business by reason thereof. Upon completion
      thereof, Tenant shall reimburse, Landlord's costs for making such repairs
      upon presentation of a bill therefor, as additional rent.

                                   ARTICLE 10
                            COMMON AREAS AND CHARGES

      10.1. CONTROL OF COMMON AREAS. "Common Areas" shall mean and include all
areas and improvements on Lot 2 which may be furnished by Landlord from time to
time for the nonexclusive common use of all tenants on Lot 2 and their
respective agents, employees, licensees and invitees, including, without
limitation, driveways, parking areas, landscaped areas, entrances and exits,
sidewalks, curbs, gutters, loading docks and common signage; exterior walks,
roofs and foundations of buildings; common utility systems, conduits and
equipment; and common security and fire systems. The Common Areas shall at all
times be subject to the exclusive control and management of Landlord or its
designees, and landlord shall have the right from time to time to establish,
modify and enforce reasonable rules and regulations with respect thereto.

      10.2. MAINTENANCE CHARGES. Tenant agrees to pay to Landlord as additional
rent, monthly or less frequently as directed by Landlord, Tenant's Proportionate
Share of the Common Area Maintenance Cost (as defined below). Such payments
shall be based on Landlord's reasonable estimates, subject to adjustment from
time to time on determination of the actual amount of the Common Area
Maintenance Cost. "Common Area Maintenance Cost" shall be the total cost and
expense (including appropriate reserves) in operating, managing, equipping,
protecting, policing, lighting, repairing, replacing and maintaining the Common
Areas, including all costs and expenses of (a) security, fire protection and
traffic direction and control; (b) cleaning and removal of rubbish, dirt,
debris, snow and ice; (c) landscaping; (d) water, drainage and sewerage (e)
insurance maintained by Landlord with respect to Lot 2; (f) wages and benefits
of employees and other employee expenses; (g) permits and licenses; (h)
supplies; (i) utility services and lighting; (j) acquiring, leasing, operating,
maintaining, repairing and replacing machinery and equipment used in the
operation of the Common Areas; (k) management fees; and (l) any other cost,
expense or charge which, in accordance with generally accepted accounting and
management principles, would be considered as an expense of owning, managing,
operating, maintaining or repairing the Common Areas.

                                      -7-

<PAGE>

      10.3. AUDIT RIGHTS. Tenant shall have the right to audit Landlord's
records and accounts as the same relates to Tenant's Proportionate Share of
Common Area Maintenance Cost and Tenant's Proportionate Share of Taxes. Tenant
shall exercise its audit rights as follows: within thirty (30) days of Tenant's
receipt of notice for Landlord of knowledge of a pending increase in Tenant's
Proportionate Share or a bill from Landlord with respect to the same. Tenant
shall notify the Landlord of Its intent to examine, within thirty (30) days of
Landlord's receipt of such notice, the records and accounts of Landlord relevant
to the amount and year set forth on the statement in question. As soon as is
practical thereafter, Landlord shall make such records and accounts available to
Tenant at Landlord's principal place of business during normal business hours.
If such audit discloses an error by Landlord resulting in Tenant having overpaid
Tenant's Proportionate Share, Landlord shall immediately refund such overpayment
to Tenant. If such audit discloses an error by Landlord resulting in Tenant
having underpaid Tenant's Proportionate Share, Tenant shall immediately pay such
deficiency to Landlord. If any error by the Landlord is greater than five
percent (5%) of the amount actually due and payable by Tenant, as shown by such
audit, Landlord shall reimburse Tenant for the cost of such audit.

                                   ARTICLE 11
                        FIXTURES, SIGNS, AND ALTERATIONS

      11.1. FIXTURES. All readily movable furnishings, store fixtures and
equipment (other than the Fixtures) owned and used by Tenant in the Premises
shall at all times during the Term be and remain the property of the Tenant.
Except a provided in Section 4.3, upon expiration of this Lease. Tenant shall
remove all such furnishings, fixtures and equipment and restore the Premises as
provided in Section 18.1, provided that Tenant shall not remove any equipment,
conduits and fixtures providing water, plumbing, electrical, heating,
ventilation, air conditioning, lighting and sewer service to the Premises, all
of which, together with any other furnishings, fixtures and equipment not
removed by Tenant as provided above, shall become the property of Landlord upon
expiration of the Term or termination of Tenant's right to possession of the
Premises pursuant to Article 16. Tenant hereby approves of the signage on the
Premises as of the date hereof.

      11.2. SIGNS. Tenant shall have the right to place signs on the exterior
and interior of the Premises, provided that the size, style, appearance and
location of all exterior signs and all interior signs visible from the exterior
of the Premises shall be subject to the approval of Landlord, which shall not be
unreasonably withheld. Landlord shall have the right to remove any unapproved
sign without notice to Tenant, and Tenant shall pay Landlord's cost of removal
within five (5) days after demand. Tenant shall, at its own expense, maintain
and keep in good repair its signs, and upon expiration or earlier termination of
this Lease or Tenant's possession hereunder, shall remove all such signs and
repair any damage caused thereby. Tenant hereby approves of the signage on the
Premises as of the date hereof.

      11.3. ALTERATIONS. Tenant shall not make any alterations, additions,
improvements or changes in the Premises without in each instance first obtaining
the prior written consent of Landlord, which shall not be unreasonably withheld.
All such permitted alterations, improvements and changes in the Premises shall
be at Tenant's expense and shall be performed in accordance with plans approved
by Landlord and shall comply with all insurance requirements and with applicable
governmental laws, statutes, ordinances, rules and regulations. All such
alterations, improvements and changes shall become the property of the Landlord,
unless otherwise agreed to in witting by the Landlord.

                                   ARTICLE 12
                                  CONDEMNATION

      12.1. CONDEMNATION. If all or a substantial portion of the Premises or if
a material part of the Shopping Center shall be taken or condemned for any
public or quasi-public use or purpose by any competent authority by the exercise
of the right of eminent domain or by agreement or conveyance in lieu thereof,
Landlord and Tenant shall each have the right to terminate this Lease upon
notice to the other party within thirty (30) days after possession is taken by
the authority. If this Lease is terminated pursuant to this Section 12.1, it
shall terminate as of the date possession shall be so taken. If this Lease is
not so terminated, it shall terminate only with respect to the parts of the
Premises, if any, so taken as of the date

                                       -8-

<PAGE>

possession shall be taken by such authority, and thereafter, the Minimum Rent
shall be reduced in direct proportion to the amount of leasable space of the
Premises taken, and Landlord agrees, at Landlord's cost and expense, as soon as
reasonably practical to restore the remainder of the Shopping Center to a
complete unit of similar quality and character as existed prior to such taking
(to the extent feasible); provided that Landlord shall not be required to expend
more on such restoration than an amount equal to the condemnation award received
by Landlord on account of such taking (less all expenses, costs and legal fees
incurred by Landlord in connection with such award).

      12.2. OWNERSHIP OF AWARD. As between Landlord and Tenant, all
compensation, awards and damages for any Condemnation of all or any part of the
Shopping Center shall belong to the Landlord without any deduction therefrom for
any present or future estate of Tenant, and Tenant hereby assigns to Landlord
all its right, title and interest to any such award.

                                   ARTICLE 13
                         INSURANCE AND WAIVER OF CLAIMS

      13.1. INSURANCE TO BE PROVIDED BY TENANT. Tenant shall maintain throughout
the Term, at its expense, insurance of the following character: (a) casualty
insurance against loss or damage by fire and other risks from time to time
included under "extended coverage" policies in the amount of the full
replacement cost of all Tenant improvements, the Fixtures and all subsequent
alterations, improvements and changes to the Premises and all furniture, trade
fixtures, equipment, merchandise and all other items of Tenant's property on the
Premises including builders risk coverage on any improvements under construction
in the Premises; (b) comprehensive general public liability insurance (including
contractual liability) against claims for bodily injury, death or property
damage occurring on, in or about the Premises and the adjoining streets,
sidewalks and passageways, such insurance to afford protection of not less than
$2,000,000 combined single limit per occurrence, provided that such limits of
liability shall be increased at the direction of Landlord if in Landlord's
reasonable judgment increased limits are required to protect Landlord and Tenant
against exposure for claims covered thereby; (c) workmen's compensation
insurance in amounts required by applicable law or statute covering all persons
employed in connection with any work done on or about the Premises with respect
to which claims for death or bodily injury could be asserted against Landlord,
Tenant or the Premises; (d) if the Permitted Use include sale of alcoholic
beverages, insurance covering any claims arising under applicable law relating
to the storage, sale, use or giving away of any alcoholic or other intoxicating
liquor or beverage, which claims could be asserted against Landlord, Tenant or
the Premises in such amount as may be reasonably specified by Landlord; (e)
insurance against loss or damage to plate glass in or on the Premises; and (f)
such other insurance on the Premises in such amounts and against such other
insurable hazards which at the time are commonly obtained in the case of
property similar to the Premises.

      13.2. GENERAL TENANT INSURANCE REQUIREMENTS. Each policy of insurance
referred to in Section 13.1 shall be written on an occurrence basis and shall be
in form and substance and be issued by a company satisfactory to Landlord and
shall name as the insured parties thereunder Landlord (including its agents,
beneficiaries and other parties designated by Landlord) and Tenant, as their
interests may appear. On or prior to the Commencement Date, Tenant shall deliver
to Landlord certificates of the insurers, evidencing all the insurance which is
required to be maintained by Tenant hereunder together with evidence of the
payment of all premiums therefor, and Tenant shall, within thirty (30) days
prior to the expiration of any such insurance, deliver certificates of the
insurers evidencing the renewal or replacement of such insurance together with
evidence of the payment of all premiums therefor.

      13.3. WAIVER OF CLAIMS. To the extent permitted by law, and except for
Landlord's gross negligence or willful misconduct, Landlord shall not be liable
to Tenant for any business interruption or any loss or damage to property or
injury to or death of persons occurring in the Premises or the Shopping Center
or in any manner growing out of or connected with Tenant's use and occupation of
the Premises or the Shopping Center or the condition thereof. Tenant agrees to
have all insurance which may be carried by Tenant endorsed with a clause
providing that any release from liability of or waiver of claim for recovery
from Landlord entered into in writing by Tenant prior to any loss or damage
shall not affect the

                                       -9-

<PAGE>

validity of such policy or the right of the insured to recover thereunder and
providing further that the insurer waives all rights of subrogation which such
insurer might have against the other party.

                                   ARTICLE 14
                              DAMAGE OR DESTRUCTION

      In the event that the Premises or the Shopping Center are totally or
partially damaged or destroyed by fire or other casualty, the damaged or
destroyed areas shall be repaired and rebuilt by Landlord at Landlord's expense;
provided, however, if (a) such damage results from a cause not insured; (b) the
cost of repair or restoration exceeds the amount of insurance proceeds received
by Landlord and available for restoration of the Premises; or (c) fifty percent
(50%) or more of the leasable area of the Shopping Center shall be damaged or
destroyed by fire or other casualty, notwithstanding that the Premises may be
unaffected by such fire or other casualty, Landlord may elect to terminate this
Lease upon giving notice of such election in writing to Tenant within sixty (60)
days after the occurrence of the event causing the damage. If Landlord is
required or elects to rebuild as herein provided, Landlord shall rebuild the
damaged areas of the Premises or Shopping Center with due diligence provided
that Landlord shall have no responsibility to rebuild or restore the Tenant
improvements or any portion of the Premises constructed by Tenant at its
expense. If the casualty or the repairing or rebuilding shall render the
Premises untenantable in whole or in part, a proportionate abatement of the
Minimum Rent shall be allowed from the date when the damage occurred until the
date when the Premises have been restored by Landlord, such proportion to be
computed on the basis that the leasable area of the portion of the Premises
rendered untenantable and not occupied by Tenant bears to the aggregate leasable
area of the Premises.

                                   ARTICLE 15
                     ASSIGNMENT, SUBLETTING AND ENCUMBRANCE

      15.1. ASSIGNMENT AND SUBLETTING. Tenant shall not assign this Lease or any
interest therein or sublet the Premises or any portion thereof without at least
thirty (30) days' prior written notice to Landlord, which cannot be unreasonably
withheld and no such permitted assignment or subletting shall relieve Tenant or
any guarantor hereof of Tenant's or such guarantor's covenants and agreements
hereunder or under any guaranty. The assignment or sublease pursuant hereto
shall not be deemed to be a waiver of the provisions of this Section with
respect to any subsequent assignment or sublease. Each such permitted sublease
shall expressly be made subject to the provisions of this Lease. If Tenant
assigns any of its rights and interests under this Lease, the assignee under
such assignment shall expressly assume all the obligations of Tenant hereunder
in a written instrument satisfactory to Landlord, which cannot be unreasonably
withheld at the time of such assignment. A change in the beneficial or record
ownership of any class of capital stock of Tenant or a transfer of partnership
interests or membership interests or the beneficial interest in Tenant shall be
treated as and deemed to be an assignment of this Lease within the foregoing
provisions of this Section, if the effect of same shall be to result in a change
in management or control of Tenant. Any assignment or sublease made in violation
of this Section shall be void.

      15.2. ENCUMBRANCE. Neither this Lease nor any estate or interest granted
herein shall be mortgaged, pledged or encumbered by Tenant, nor shall Tenant
mortgage, pledge or encumber the interest of Tenant in and to any sublease of
the Premises or the rentals payable thereunder, without the prior written
consent of Landlord, which consent shall not be unreasonably withheld, and
Tenant shall not allow or permit any transfer of this Lease or any interest
hereunder by operation of law. Any such mortgage, pledge, encumbrance or
transfer made in violation of this Section shall be void.

                                   ARTICLE 16
                                     DEFAULT

      16.1. EVENTS OF DEFAULT. Any one or more of the following occurrences or
acts shall constitute an event of default under this Lease (an "Event of
Default"): (a) Tenant fails to pay Rent within five (5) days of written notice
that such Rent is past due; (b) Tenant fails to cure, immediately after notice
from Landlord, any hazardous condition which Tenant has created or suffered in
violation of law or this Lease; (c) Tenant fails to observe or perform any of
the covenants in respect to assignment, subletting and

                                      -10-

<PAGE>

encumbrance set forth in Article 15 regardless of whether, any such assignment,
subletting or encumbrance is void or voidable; (d) Tenant fails to observe or
perform any other provision of this Lease for twenty (20) days after Landlord
shall have delivered to Tenant written notice of such failure; (e) Tenant fails
to continuously operate the Premises; (f) Tenant fails to take possession of the
Premises when possession is tendered by Landlord: or (g) Tenant fails to submit
plans or other information regarding the Tenant Improvements for Landlord's
approval or to commence and complete construction of the Tenant improvements to
be constructed by Tenant when and as required by the provisions of this Lease
and open its business therein promptly upon such completion. If an Event of
Default shall have occurred, Landlord may, by written notice to Tenant, either
terminate this Lease or terminate Tenant's rights of possession of the Premises
on a date specified in such notice. Immediately thereafter, Landlord may
re-enter and repossess the Premises or any part thereof by force, summary
proceedings, ejectment or otherwise and the right to remove all persons and
property therefrom. Landlord shall be under no liability for or by reason of any
such entry, repossession or removal. At any time or from time to time after the
repossession of the Premises, Landlord may relet the Premises or any part
thereof, in the name of Tenant or Landlord or otherwise, without notice to
Tenant, for such term or terms (which may be greater or less than the period
which would otherwise have constituted the balance of the Term) and on such
conditions (which may include concessions or free rent) and for such uses as
Landlord may determine, and Landlord may collect and receive any rents payable
by reason of such reletting. Landlord shall not be responsible or liable for any
failure to collect any rent due upon such reletting. The termination of this
Lease, the repossession of the Premises and the reletting of the Premises shall
not relieve Tenant of its liabilities and obligations hereunder, all of which
shall survive such expiration, termination, repossession or reletting.

      16.2. DAMAGES. In the event of the termination of this Lease or the
repossession of the Premises by reason of the occurrence of an Event of Default,
Tenant shall pay to Landlord the Rent and other sums which would be payable
under this Lease by Tenant in the absence of such termination or repossession,
less the net proceeds, if any, of any reletting, after deducting from such
proceeds all of Landlord's expenses reasonably incurred in connection with such
reletting, including all repossession costs, brokerage commissions, legal
expenses, attorneys' fees, employee expenses, alteration costs and expenses of
preparation for such reletting. Tenant shall pay such damages on the days on
which Rent would have been payable under this Lease in the absence of such
expiration, termination or repossession, in lieu of such damages. Landlord shall
be entitled to recover from Tenant, and Tenant shall pay to Landlord on demand,
as and for liquidated damages for Tenant's default fit being agreed that it
would be impracticable or extremely difficult to fix the actual damages, an
amount equal to the excess, if any, of (a) the Rent and other sums which would
be payable under this Lease from the date of such expiration, termination or
repossession over (b) the then net rental value of the Premises, discounted to
present value at an interest rate per annum for the same period reasonably
determined by Landlord.

      16.3. RIGHTS CUMULATIVE. NON-WAIVER. No right or remedy herein conferred
upon or reserved to Landlord is intended to be exclusive of any other right or
remedy, and each and every right and remedy shall be cumulative and in addition
to any other right or remedy given hereunder or now or hereafter existing at law
or in equity. The failure of Landlord to insist at any time upon the strict
performance of any covenant or agreement or to exercise any option, right, power
or remedy contained in this Lease shall not be construed as a waiver or
relinquishment thereof for the future. The receipt by Landlord of any Rent or
any other sum payable hereunder with Knowledge of the breach of any covenant or
agreement contained in this Lease shall not be deemed a waiver of such breach,
and no waiver by Landlord of any provision of this Lease shall be deemed to have
been made unless expressed in witting and signed by Landlord.

      16.4. LEGAL EXPENSES. In the event that Tenant or Landlord shall be in
default in the performance of any of its obligations under this Lease, and an
action shall be brought for the enforcement thereof in which it shall be
determined that such party was in default, defaulting party shall pay to the
non-defaulting party all reasonable attorneys' fees and litigation expenses
incurred or paid by the non-defaulting party in connection therewith. In the
event Landlord shall, without fault on its part, be made a party to any
litigation commenced against Tenant, Tenant shall pay as additional rent all
costs and reasonable attorneys' fees incurred or paid by Landlord In connection
with such litigation.

                                      -11-

<PAGE>

      16.5. LANDLORD'S RIGHT TO CURE. Landlord may, but shall not be obligated
to, cure any default by Tenant after complying with the notice provisions herein
set forth, and whenever Landlord so elects, all costs and expenses paid or
incurred by Landlord in curing such default including reasonable attorneys'
fund, shall be additional rent due on demand with interest as provided in
Section 37.

                                   ARTICLE 17
                      ESTOPPEL CERTIFICATES; SUBORDINATION;
                              MORTGAGEE PROTECTION

      17.1. ESTOPPEL CERTIFICATES. Within five (5) days after request therefor
by Landlord, Tenant agrees to deliver a certificate in the form presented by
Landlord to any proposed mortgagee or purchaser of the Premises, or to
Landlord, certifying (if such be the case, or if not the case specifying with
particularly any exception) to matters requested by Landlord, including the
following: (a) that Tenant is in full and complete possession of the Premises,
such possession having been delivered by Landlord and accepted by Tenant; (b)
that any improvements required to be furnished by Landlord by the terms of this
Lease have been completed in all respects to the satisfaction of Tenant; (c)
that this Lease is in full force and effect and has not been amended, modified,
supplemented or superseded; (d) that there is no existing default on the part of
Landlord in the performance of any covenant, agreement or condition contained in
this Lease to be performed by Landlord; (e) that Tenant does not have any actual
or pending claim against Landlord; (f) the dates of commencement and termination
of the Term; and (g) the data through which Rent and other charges hereunder
have been paid. Tenant shall not be obligated to agree to any additional
obligations or extensions of time periods in connection with Tenant's execution
of an estoppel certificate.

      17.2. SUBORDINATION/SUPERIORITY. The rights and interests of Tenant under
this Lease shall be subject and subordinate to any mortgage or trust deed that
may hereafter be placed upon the Shopping Center, or any part thereof, and to
any and all advances to be made thereunder and to the interest thereon and all
renewals, amendments, modifications, replacements and extensions thereof. Tenant
shall, within ten (10) days following the request of Landlord or such secured
party, execute and deliver whatever instruments may be required to further
evidence or confirm the foregoing.

      17.3. MORTGAGEE PROTECTION. Tenant agrees to give any mortgagee of the
Shopping Center, by registered or certified mail, a copy of any notice of
default served upon the Landlord by Tenant provided that prior to such notice.
Tenant has been notified in writing of the name and address of such mortgagee.
Tenant further agrees that Tenant shall have no right to, and shall not take
any action with respect to this Lease adverse to the interests of Landlord or
any such mortgagee on account of Landlord's default if Landlord or such
mortgagee is diligently pursuing the remedies or steps necessary to cure or
correct such default, including commencement of foreclosure proceedings if
necessary to effect such a cure.

                                   ARTICLE 18
                             SURRENDER AND HOLDOVER

      18.1. SURRENDER. Upon the expiration and earlier termination of this
Lease, Tenant shall peaceably surrender the Premises to Landlord in the
condition in which the Premises are required to be maintained by the terms of
this Lease. Tenant shall surrender all keys for the Premises to Landlord at the
place then fixed for the payment of rent and shall inform Landlord of all
combinations on locks, safes and vaults, if any, in the Premises. Tenant shall,
at its expense, remove from the Premises on or prior to such expiration or
earlier termination all furnishings, fixtures and equipment situated thereon
(including all exterior and interior signs) which are not the property of
Landlord as provided In Section 11.1, and Tenant shall, at its expense, on or
prior to such expiration or earlier termination, repair any damage caused by
such removal. Any property not so removed shall become the property of Landlord,
and Landlord may thereafter cause such property to be removed from the Premises
and disposed of at Tenants expense.

      18.2. HOLDOVER. In the event the Tenant or any party claiming under Tenant
holds over in possession at the expiration of the Term by lapse of time or
otherwise, such holding over shall not be deemed to extend the Term or renew
this Lease, and such holding over shall be an unlawful detainer and

                                      -12-

<PAGE>

such parties shall be subject to immediate eviction and removal. Tenant shall
pay upon demand to Landlord during any period while Tenant shall hold the
Premises after expiration of the Term, as liquidated damages, a sum equal to
double the monthly Rent in effect for the last month of the Term, and Tenant
shall also pay all damages, consequential as well as direct, sustained by
Landlord by reason of such holding over.

                                   ARTICLE 19
                                SECURITY DEPOSIT

      The Security Deposit shall be held by Landlord as security for the full
and faithful performance by Tenant of each and every term, covenant and
condition of this Lease on the part of Tenant to be observed and performed, and
Landlord shall have no liability to pay interest thereon unless required by law.
If any Rent herein reserved or any other sums payable by Tenant hereunder shall
be overdue and unpaid, then Landlord may, at its option, and without prejudice
to any other remedy which Landlord may have on account thereof, apply the
Security Deposit or so much thereof as may be necessary to compensate Landlord
toward the payment of the Rent due from Tenant; and in such event, Tenant shall
forthwith upon demand restore the Security Deposit to its original amount, and
the sum required to so restore the Security Deposit shall be additional rent
hereunder. In the event Tenant shall have fully and faithfully complied with all
of the terms, covenants and conditions of this Lease, the Security Deposit shall
be returned in full to Tenant within thirty (30) days following the end of the
Term or earlier termination of this Lease. Landlord may deliver the Security
Deposit to the purchaser of Landlord's interest in the Premises, in the event
that such interest is sold.. However, Landlord shall remain liable to the Tenant
for the repayment of the Security Deposit unless the purchaser of Landlord's
interest in the Premise acknowledges in writing that it has received the
Security Deposit and has assumed liability for its return.

                                   ARTICLE 20
                         HAZARDOUS MATERIALS PROVISIONS

      20.1. DEFINED TERMS.

            (a) "Claim" shall mean and include any demand, cause of action,
      proceeding or suit for any one or more of the following: (i) actual or
      punitive damages, losses, injuries to person or property, damages to
      natural resources, fines, penalties, interest, contribution or settlement,
      (ii) the costs and expenses of site investigations, feasibility studies,
      information requests, health or risk assessments, or Response (as defined
      below) actions and (iii) the costs and expenses of enforcing insurance,
      contribution or indemnification agreements.

            (b) "Environmental Laws" shall mean and include all federal, state
      and local statutes, ordinances, regulations and rules in effect and as
      amended from time to time relating to environmental quality, health,
      safety, contamination and cleanup, including the Clean Air Act, 42 U.S.C.
      Section 7401 et seq.; the Clean Water Act. 33 U.S.C. Section 1251 et seq.
      and the Water Quality Act of 1987; the Federal Insecticide, Fungicide and
      Rodenticide Act ("FIFRA"), 7 U.S.C. Section 136 et seq.; the Marine
      Protection Research and Sanctuaries Act, 33 U.S.C. Section 1401 et seq.;
      the National Environmental Policy Act, 42 U.S.C. Section 4321 et seq.; the
      Noise Control Act, 42 U.S.C. Section 4901 et seq.; the Occupational Safety
      and Health Act, 29 U.S.C. Section 651 et seq.; the Resource Conservation
      and Recovery Act ("RCRA"), 42 U.S.C. Section 6901 et seq., as amended by
      the Hazardous and Solid Waste Amendments of 1984; the Safe Drinking Water
      Act, 42 U.S.C. Section 300f et seq.; the Comprehensive Environmental
      Response, Compensation and Liability Act ("CERCLA"), 42 U.S.C. Section
      9601 et seq., as amended by the Superfund Amendments and Reauthorization
      Act, the Emergency Planning and Community Right to Know Act, and the Radon
      Gas and Indoor Air Quality Research Act; the Toxic Substances Control Act
      ("TSCA"), 15 U.S.C. Section 2601 et seq.; the Atomic Energy Act, 42 U.S.C.
      Section 2011 et seq., and the Nuclear Waste Policy Act of 1982, 42 U.S.C.
      Section 10101 et seq.; and the Environmental Protection Act of Illinois
      ("IEPA"), III. Rev. Stat. ch. 111 112, para. 1001 et seq., and state and
      local superlien and environmental statutes and ordinances, with
      implementing regulations, rules end guidelines, as any of the foregoing
      may be

                                      -13-

<PAGE>

      amended from time to time. Environmental laws shall also include all
      state, regional, county, municipal, and other local laws, regulations, and
      ordinances insofar as they are equivalent or similar to the federal laws
      recited above or purport to regulate Hazardous Materials (as defined
      below).

            (c) "Hazardous Materials" shall mean and include the following: any
      hazardous substance, pollutant, contaminant, waste, by-product or
      constituent regulated under CERCLA; oil and petroleum products and natural
      gas, natural gas liquids, liquefied natural gas and synthetic gas usable
      for fuel; pesticides regulated under FIFRA; asbestos and asbestos
      containing materials, PCBS, and other substances regulated under TSCA;
      source material, special nuclear material, by product material and any
      other radioactive materials or radioactive wastes, however produced,
      regulated under the Atomic Energy Act or the Nuclear Waste Policy Act;
      chemicals subject to the OSHA Hazard Communication Standard, 29 C.F.R.
      Section 1910.1200 et seq.; and industrial process and pollution control
      wastes whether or not hazardous within the meaning of RCRA, and any other
      hazardous substance, pollutant or contaminant regulated under any other
      Environmental Law.

            (d) "Manage" or "Management" means to generate, manufacture,
      process, treat, store, use, re-use, refine, recycle, reclaim, blend or
      burn for energy recovery, incinerate, accumulate speculatively, transport,
      transfer, dispose of or abandon Hazardous Materials.

            (e) "Release" or "Released" shall mean any actual or threatened
      spilling, leaking, pumping, pouring, emitting, emptying, discharging,
      injecting, escaping, leaching, dumping or disposing of Hazardous Materials
      into the environment, as "environment" is defined in CERCLA.

            (f) "Response" or Respond" shall mean action taken to correct,
      remove, remediate, clean up, prevent, mitigate, monitor, evaluate,
      investigate, assess or abate the Release of a Hazardous Material.

      20.2. TENANT'S OBLIGATIONS WITH RESPECT TO ENVIRONMENTAL MATTERS. During
the Term of this Lease, (1)Tenant shall comply at its sole cost and expense with
all Environmental Laws; (ii) Tenant shall not Manage, or authorize the
Management of, any Hazardous Materials on the Premises, including installation
of any underground storage tanks, without prior written disclosure to and prior
written approval by Landlord; (iii) Tenant shall not take any action that would
subject the Premises to the permit requirements under RCRA for storage,
treatment or disposal of Hazardous materials; (iv) Tenant shall not dispose of
Hazardous Materials in dumpsters provided by landlord for tenant use; (v) Tenant
shall not discharge Hazardous Materials into Project drains or sewers; (vi)
Tenant shall not cause or allow the Release of any Hazardous Materials on, to or
from the project or land and (vii) Tenant shall arrange at its sole cost and
expense for the lawful transportation and off-site disposal at permitted
landfills or other permitted disposal faculties and otherwise in accordance with
all applicable Environmental Laws, of all Hazardous Materials that it generates.

      20.3. COPIES OF NOTICES. During the Term of this Lease, Tenant shall
provide Landlord promptly with copies of all summons, citations, directives,
information inquiries or requests, notices of potential responsibility, notices
of violation or deficiency, orders or decrees. Claims, complaints,
investigations, judgments, letters, notices of environmental liens or Response
actions in progress, and other communications, written or oral, actual or
threatened, from the united states Environmental Protection Agency, Occupational
Safety and Health administration, Illinois Environmental Protection Agency, or
other federal, state or local agency or authority, or any other entity or
individual, concerning (i) any actual or alleged release of a Hazardous Material
on, to or from the Premises; (ii) the imposition of any lien on the Premises;
(iii) any actual or alleged violation of, or responsibility under, any
Environmental Laws; or (iv) any actual or alleged liability under any theory of
common law tort or toxic tort, including negligence, trespass, nuisance, strict
liability, or ultrahazardous activity.

      20.4. LANDLORD'S RIGHT TO INSPECT. Landlord and Landlord's employees shall
have the right to enter the Premises and conduct appropriate inspections or
tests for the purpose of (1) determining

                                      -14-

<PAGE>

Tenant's compliance with Environmental Laws and (ii) determining the type, kind
and quantity of all products, materials and substances brought onto the
Premises, or made or produced thereon. Landlord and its agents and
representatives shall have the right to take samples in quantities sufficient
for analysis of all products, materials and substances present on the Premises,
including samples, products, materials or substances brought onto or made or
produced on the Premises by Tenant or its agents, employees, contractors or
invitees. Tenant agrees to cooperate with such investigations by providing any
relevant information requested by Landlord, including information Landlord
requests to comply with the Illinois Responsible Property Transfer Act, III.
Rev. Stat ch. 30, para. 901 et seq. (1989), 765 ILCS 90/1 et seq. (1992). Tenant
may not perform any sampling, testing, or drilling to locate Hazardous Materials
on the Premises without Landlord's prior written consent.

      20.5. TESTS AND REPORTS. Within ten (10) days of Tenant's receipt of a
written request by Landlord, Tenant shall provide Landlord with (1) copies of
all environmental reports and tests obtained by Tenant; (ii) copies of
transportation and disposal contracts (and related manifests, schedules,
reports, and other information) entered into or obtained by Tenant with respect
to any Hazardous Materials; (iii) copies of any permits issued to Tenant under
Environmental Laws with respect to the Premises; (iv) copies of any and all
reports, notifications, and other filings made by Tenant to any federal, state,
or local environmental authorities or agencies; and (v) any other applicable
documents and information with respect to environmental matters relating to the
Premises. Tenant shall provide Landlord with the results of appropriate reports
and tests, with transportation and disposal contracts for Hazardous Materials,
with any permits issued under Environmental Laws, and with any other documents
necessary to demonstrate that Tenant complies with all Environmental Laws
relating to the Premises.

      20.6. TENANT'S OBLIGATION TO RESPOND. If Tenant's Management of Hazardous
Materials at the Premises (i) gives rise to liability or to a Claim under any
Environmental Law, or any common law theory of tort or otherwise, (ii) causes a
threat to, or endangers, the public health; or (iii) creates a nuisance or
trespass. Tenant shall, at its sole cost and expense, promptly take all
applicable action in response so as to comply with all applicable Environmental
Laws and eliminate or avoid any liability claim with respect thereto.

      20.7. LANDLORD'S RIGHT TO ACT. In the event that Tenant shall fail to
comply with any of its obligations under this Article 20 as and when required
hereunder. Landlord shall have the right (but not the obligation) to take such
action as is required to be taken by Tenant hereunder and in such event, Tenant
shall be liable and responsible to Landlord for all costs, expenses,
liabilities, claims and other obligations paid, suffered, or incurred by
landlord in connection with such matters. Tenant shall reimburse Landlord
immediately upon demand for all such amounts for which Tenant is liable.

      20.8. INDEMNIFICATION. Notwithstanding anything contained in this Lease to
the contrary, Tenant shall reimburse, defend, indemnify and hold Landlord, and
its beneficiaries, officers, directors, shareholders, employees, and agents,
free and harmless from and against any and all Claims, Response costs, losses,
liabilities, damages, costs, and expenses, including loss of rental income, loss
due to business interruption, and reasonable attorneys' fees and costs, arising
out of or in any way connected with any or all of the following:

            (a) any Hazardous Materials which, at any time during the Term, are
      or were actually or allegedly Managed, generated, stored, treated,
      released, disposed of or otherwise located on or at the Premises
      (regardless of the location at which such Hazardous Material are now or
      may in the future be located or disposed of) including any and all
      obligations to take Response, cleanup or corrective action pursuant to any
      invastigation or remediation in connection with the decontamination,
      removal, transportation, incineration or disposal or any of the foregoing;
      and

            (b) any actual or alleged illness, disability, injury, or death of
      any person, in any manner arising out of or allegedly arisen out of
      exposure to Hazardous Materials or other substances or conditions present
      at the Premises, regardless of when any such illness, disability, injury,
      or death shall have occurred or been incurred or manifested itself; and

                                      -15-

<PAGE>

            (c) any actual or alleged failure of Tenant or the Premises at any
      time and from time to time to comply with all applicable Environmental
      Laws, whether before or after the effective date of this Lease; and

            (d) any failure by tenant to comply with its obligations under this
      Article 20.

      In the event any Claims or other assertion of liability shall be made
against Landlord for which Landlord is entitled to indemnity hereunder, Landlord
shall notify Tenant of such Claim or assertion of liability and thereupon Tenant
shall, at its sole cost and expense, assume the defense of such Claim or
assertion of liability and continue such defense at all times thereafter until
completion. The obligations of Tenant under this Article 20 shall survive any
termination or expiration of this Lease.

                                   ARTICLE 21
                         AMERICANS WITH DISABILITIES ACT

      The parties acknowledge that the Americans With Disabilities Act of 1990
(42 U.S.C. Section 12101 et seq.) and regulations and guidelines promulgated
thereunder, as all of the same may be amended and supplemented from time to time
(collectively referred to herein as the "ADA"), establish requirements under
Title III of the ADA ("Title II I") pertaining to business operations,
accessibility and barrier removal, and that such requirements may or may not
apply to the Premises and the Shopping Center. The parties acknowledge and agree
that Tenant has been provided an opportunity to inspect the Premises and the
Shopping Center sufficient to determine whether or not the Premises and the
Shopping Center in their condition current as of the date hereof deviate in any
manner from the ADA or any other requirements under the ADA pertaining to the
accessibility of the Premises or the Shopping Center. Tenant further
acknowledges and agrees that except as may otherwise be specifically provided
herein, Tenant accepts the Premises and the Shopping Center in "as-is"
condition. Tenant has prepared or reviewed the plans and specifications for the
Tenant's improvements and has independently determined that such plans and
specifications are in conformance with the ADA and any other requirements of the
ADA. Tenant further acknowledges and agrees that to the extent that Landlord
prepared, reviewed or approved any of those plans and specifications, such
action shall in no event be deemed any representation or warranty that the same
comply with any requirements of the ADA. Tenant shall be solely responsible for
all requirements under the ADA relating to Tenant or any affiliates or persons
or entities related to Tenant or operations of Tenant or its affiliates, or the
Premises.

                                   ARTICLE 22
                               GENERAL PROVISIONS

      22.1. SUCCESSORS. Subject to Articles 15 and 17, all of the provisions
hereof shall be binding upon and inure to the benefit of the parties hereto and
their respective heirs, legal representatives, successors and assigns.

      22.2. NOTICES. All notices, demands, requests, consents, approvals and
other instruments required or permitted to be given pursuant to the terms of
this Lease shall be in writing and shall be deemed to have been properly given
when personally served or one (1) business day after being deposited with a
nationally recognized overnight courier or three (3) days after being sent by
registered or certified mail, postage prepaid, return receipt requested,
addressed to Tenant at Tenant's Address or Landlord at Landlord's Address, as he
case may be, Landlord and Tenant shall each have the right from time to time to
specify as its address for purposes of this Lease any other address in the
United States of America upon notice thereof to the other party.

      23.3. NO OPTION. The submission of this Lease for examination does not
constitute an offer to enter into a lease, and this Lease shall become effective
only upon execution and delivery hereof by Landlord and Tenant.

                                      -16-

<PAGE>

      22.4. NO JOINT VENTURE. The relationship of the parties is that of
landlord and tenant only, and nothing in this Lease shall be construed as
creating a partnership, joint venture or principal-agent or any other
relationship.

      22.5. BROKER. Tenant represents and warrants to Landlord that Tenant has
not dealt with any broker or finder entitled to any commission, fee or other
compensation by reason of the execution of this Lease and Tenant agrees to
indemnify and hold Landlord harmless from any charge, liability or expense
(including attorneys' fees). Landlord may suffer, sustain or incur in respect to
any claim for a commission, fee or other compensation by a broker or finder
claiming by, through or under Tenant.

      22.6. INTERPRETATION. The headings and captions contained in this Lease
are inserted for convenience of reference only and are not to be deemed part of
or to be used in construing this Lease. The necessary grammatical changes
required to make the provisions of this Lease apply in the plural sense where
there is more than one Tenant and to either corporations, associations,
partnerships or individuals, males or females, shall in all instances be assumed
as though in each case fully expressed. If there be more than one Tenant, the
liability of all such parties for compliance with and performance of the terms
and covenants of this Lease shall be joint and several. If any term or provision
of this Lease shall, to any extent, be invalid or unenforceable, the remainder
of this Lease shall not be affected thereby, and each term and provision of this
Lease shall be valid and enforced to the full extent permitted by law. Time is
of the essence of this Lease, and all provisions herein relating thereto shall
be strictly construed. This Lease and the Exhibits attached hereto and forming a
part hereof set forth all the covenants, conditions and understandings between
Landlord and Tenant concerning the Premises, and there are no covenants,
promises, agreements, conditions or understandings, either oral or written,
between Landlord and Tenant concerning the Premises except those herein set
forth. Except as otherwise provided herein, no subsequent alteration, amendment,
change or addition to this Lease shall be binding upon Landlord or Tenant unless
reduced to writing and signed by them. This Lease shall be construed and
enforced in accordance with the laws of the State of Illinois.

      22.7. SURVIVAL. Any provision of this Lease which obligates Landlord or
Tenant to pay an amount or perform an obligation before the commencement of the
Term or after the expiration of the Term shall be binding and enforceable
notwithstanding that payment or performance is not within the Term, and the same
shall survive.

      22.8. ASSIGNMENT BY LANDLORD. The term Landlord as used in this Lease, so
far as the covenants or obligations on the part of Landlord are concerned, shall
be limited to mean and include only the owner or owners at the time in question
of the Premises, and, in the event of any transfer or transfers of title
thereto, Landlord named herein (and in case of any subsequent transfer or
conveyance, the then grantor) shall be automatically relieved from and after the
date of such transfer or conveyance of all liability as respects the performance
of any covenants or obligations on the part of Landlord contained in this Lease
thereafter to be performed.

      22.9. ACCORD AND SATISFACTION. No payment by Tenant or receipt by Landlord
of a lesser amount than the Rent herein stipulated shall be deemed to be other
than on account of the stipulated Rent, nor shall any endorsement or statement
on any check or any letter or other communication accompanying any check or
payment as Rent be deemed an accord and satisfaction and Landlord may accept
such check or payment without prejudice to Landlord's right to recover the
balance of such Rent or pursue any other remedy in this Lease provided.

      22.10. RECORDING. Tenant shall not record this Lease, or any memorandum of
or other reference to this Lease, without the written consent of Landlord.

      22.11. FORCE MAJEURE. If Landlord fails to timely perform any of the
terms, covenants and conditions of this Lease on Landlord's part to be performed
and such failure is due in whole or in part to any strike, lockout, labor
trouble, civil disorder, inability to procure materials, failure of power,
restrictive governmental laws and regulations, riots, insurrections, war, fuel
shortages, accidents, casualties, acts of God, acts caused directly or
indirectly by Tenant (or Tenant's agents, employees, contractors, licensees

                                      -17-

<PAGE>

or invitees) or any other cause beyond the reasonable control of Landlord, then
Landlord shall not be deemed in default under this Lease as a result of such
failure and any time for performance by Landlord provided for herein shall be
extended by the period of delay resulting from such cause.

      22.12. SECURITY DEPOSIT AND PRE-PAID RENT. Upon execution of this Lease,
Tenant shall deposit with Landlord the Security Deposit to be held in accordance
with Article 19 and one (1) month's Minimum Rent to be held by Landlord as
pre-paid Rent and applied to the Rent for the month of April, 2004.

      IN WITNESS WHEREOF, the parties have executed and delivered this Lease as
of the day and year first written above.

                                                 LANDLORD:

                                                 179th STREET DEVELOPERS, L.L.C.
                                                 By /s/ (ILLEGIBLE)
                                                    ----------------------------
                                                 Its Manager

                                                 TENANT:

                                                 EXPERT AUTOMOTIVE GROUP, LLC

                                                 By: /s/ Louis Kline
                                                     ---------------------------
                                                 Its: President

                                      -18-

<PAGE>

                                    EXHIBIT B

                                 EXCLUSIVE USES

1.    A dry cleaner or laundry.

2.    A salon and day spa.

3.    A retail tire store.

4.    QUIZNO'S EXCLUSIVE. During the Term or any extension of the Term of this
      Lease, and so long as Tenant is not in default hereunder and continues to
      use the Premises for the Permitted Use in accordance with the terms of
      this Lease. Landlord agrees that it shall not lease space in the Shopping
      Center to any tenant whose primary business is selling submarine
      sandwiches to the public.

5.    CHOICECARE HOME HEALTHCARE EXCLUSIVE. During the Term of this Lease, and
      so long as Tenant continues to use the Premises for the Permitted Use in
      accordance with the terms of this Lease, and other than any permitted
      uses by any tenants, or pursuant to any leases in effect or subleases
      thereof, in the Shopping Center as of the date hereof, Landlord shall not
      lease Space in the Shopping Center to any tenant whose primary business is
      home health care related services.

6.    DUNKIN DONUTS/BASKIN ROBBINS EXCLUSIVE. During the Term of this Lease, and
      so long as Tenant continues to use the Premises for the Permitted Use in
      accordance with the terms of this Lease, and other than any permitted uses
      by any tenants, or pursuant to any leases in effect or subleases thereof,
      in the Shopping Center as of the date hereof, Landlord shall not lease
      space in the Shopping Center to any tenant whose primary business is the
      sale of coffee, donuts or ice cream.

7.    PRO-REHAB SERVICES EXCLUSIVE. During the Term of this Lease, and so long
      as Tenant continues to use the Premises for the Permitted Use in
      accordance with the terms of this Lease, and other than any permitted uses
      by any tenants, or pursuant to any leases in effect or subleases thereof,
      in the Shopping Center as of the date hereof, Landlord shall not lease
      space in the Shopping Center to any tenant whose primary business is
      rehabilitation services.

8.    RADIOMAN ONSITE EXCLUSIVE. During the Term of this Lease, and so long as
      Tenant continues to use the Premises for the Permitted Use in accordance
      with the terms of this Lease, and other than any permitted uses by any
      tenants, or pursuant to any leases in effect or subleases thereof, in the
      Shopping Center as of the date hereof, Landlord shall not lease space in
      the Shopping Center to any tenant whose primary business is the retail
      sale of cellular telephone products and services.

<PAGE>

                                    GUARANTY

FOR VALUE RECEIVED, and in consideration of and as an inducement for the
execution and delivery of that certain Strip Center Retail Lease demising
certain Premises located in Tinley Park, Illinois (the "Lease") between 179th
Street Developers, L.L.C., an Illinois limited liability company ("Landlord"),
and Expert Automotive Group, LLC ("Tenant"), the undersigned. Jim Roti and Louis
Kline (the "Guarantors") hereby guarantees to the Landlord, its successors and
assigns the full and prompt payment of Rent (as defined in the Lease) and any
and all other sums and charges payable by Tenant, its successors and permitted
assigns under the Lease and further hereby guarantees the full and timely
performance and observance of all the covenants, terms, conditions and
agreements therein provided to be performed and observed by Tenant, its
successors and permitted assigns; and the Guarantors hereby covenant and agree
to and with Landlord, its successors and assigns that if default shall at any
time be made by Tenant, its successors or permitted assigns in the payment of
any Rent or any other sums and charges payable by Tenant, its successors
permitted assigns under the Lease, or if Tenant should default in the
performance and observance of any of the covenants, terms, conditions or
agreements contained in the Lease, the Guarantors shall forthwith pay such Rent
and such other sums and charges to Landlord, its successors and assigns and any
arrears thereof and shall forthwith faithfully perform and fulfill all such
terms, conditions and agreements and shall forthwith pay to the Landlord all
damages that may arise in consequence of any default by Tenant, its successors
and permitted assigns under the Lease, including, without limitation, all
reasonable attorney's fees and disbursements incurred by Landlord or caused by
any such default and/or by the enforcement of this Guaranty.

This Guaranty is an absolute and unconditional guarantee of payment and of
performance. It shall be enforceable against the Guarantors without the
necessity of any suit or proceedings on Landlord's part of any kind or nature
whatsoever against Tenant, its successors or permitted assigns and without the
necessity of any notice of nonpayment, nonperformance or nonobservance or of any
notice of acceptance of this Guarantee or of any other notice or demand to which
the Guarantors might otherwise be entitled, all of such the Guarantors hereby
expressly waive and the Guarantors hereby expressly that the validity of this
Guaranty and the obligations of the Guarantors hereunder shall not be
terminated, affected, diminished or impaired by reason of the Lease or by relief
of Tenant from any of Tenant's obligations under the Lease or otherwise
(including, but not by way of limitation, the rejection of the Lease in
connection with the proceedings under the bankruptcy laws now or hereafter in
effect).

This Guaranty shall be a continuing guarantee and the liability of the
Guarantors hereunder shall in no way be affected, modified or diminished by
reason of any assignment, renewal, modification or extension of the Lease or by
reason of any modification or waiver of or change in any of the terms,
covenants, conditions or provisions of the Lease or by reason of any extension
of time that may be granted by Landlord to Tenant, its successors or permitted
assigns or a changed or different use of the Premises (as defined in the Lease)
consented to in writing by Landlord or by reason of any dealings or transactions
or matters or things occurring between Landlord and Tenant, its successors or
permitted assigns, whether or not notice thereof is given to Guarantors.

Landlord's consent to any assignment or assignments and successive assignments
by Tenant and Tenant's assigns if the Lease made either with or without notice
to the Guarantors, shall in no manner whatsoever release the Guarantors from any
liability as Guarantors.

The assignment by Landlord of the Lease and or the avails and proceeds thereof
made either with or without notice to the Guarantors shall in no manner
whatsoever release the Guarantors from any liability as Guarantors under the
Guaranty.

<PAGE>

                       ASSIGNMENT AND ASSUMPTION AGREEMENT

      THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (this "AGREEMENT") dated as of
February 19, 2005 is between EXPERT AUTOMOTIVE GROUP, LLC, an Illinois limited
liability company ("ASSIGNOR") and MIDNIGHT AUTO FRANCHISE CORP., a Michigan
corporation (the "ASSIGNEE").

      WHEREAS, ASSIGNOR has entered into a Strip Center Retail Lease dated as of
February 9, 2004 (the "Lease") with respect to the premises located at 179th
Street and LaGrange Road, Tinley Park, IL consisting of 6,860 sq.ft. of leasable
space (the "Premises");

      WHEREAS, ASSIGNEE is desirous of assuming all obligations under the Lease
for the Premises from ASSIGNOR in consideration of ASSIGNOR subleasing a portion
of the Premises from ASSIGNEE, such subleased premises consisting of
approximately 1,800 square feet and known as the QuickLube facility (the
"Subleased Premises");

      WHEREAS, in consideration for such assumption of obligations by ASSIGNEE
and the entering into a sublease for the Subleased Premises, ASSIGNOR has agreed
to transfer to ASSIGNEE all of its right, title and interest in the Lease; and

      NOW THEREFORE, in consideration of the foregoing, ASSIGNOR and the
ASSIGNEE hereby agree as follows:

      1.    Effective immediately, ASSIGNOR hereby irrevocably contributes,
assigns, transfers and conveys to ASSIGNEE all of ASSIGNOR's right, title and
interest in and to the Lease, together with all rights to prosecute, settle or
otherwise pursue, and all rights arising out of the Lease.

      2.    ASSIGNEE hereby assumes all rights and obligations of ASSIGNOR under
the Lease.

      3.    ASSIGNEE hereby agrees to indemnify and hold harmless ASSIGNOR, its
members, officers, directors and agents from any and all causes of action,
suits, costs, losses, liabilities, claims, penalties, attorneys fees, demands,
judgments or other damages arising from or any way connected to (i) any matter
arising from the Lease, or (ii) any non-performance of any covenant of the Lease
by ASSIGNEE or any breach of any provision of the Lease by ASSIGNEE or (iii) any
actual or alleged failure of ASSIGNEE to comply with any federal, state or local
environmental laws. In the event ASSIGNOR makes any claim for indemnity
hereunder, ASSIGNEE shall assume, at its sole cost and expenses, the defense and
continue such defense at all times thereafter until completion. The obligations
hereunder shall survive the termination or expiration of the Lease.

      This Agreement shall be governed by, and construed in accordance with, the
laws of the State of Illinois applicable to contracts made and to be performed
entirely within the State of Illinois

      IN WITNESS WHEREOF, the undersigned have duly executed and delivered this
Agreement as of the date and year first written above.

                                               EXPERT AUTOMOTIVE GROUP, LLC.

                                               By: /s/ Louis Kline
                                                   -----------------------------
                                               Name Printed: Louis Kline, Member

<PAGE>

                                               MIDNIGHT AUTO FRANCHISE CORP.

                                               By: /s/ Nicholas Cocco
                                                   -----------------------------
                                               Name Printed: Nicholas Cocco, CEO

<PAGE>

                       ASSIGNMENT AND ASSUMPTION OF LEASES

      THIS ASSIGNMENT AND ASSUMPTION OF LEASES (this "AGREEMENT") dated as of
February 19, 2005 is between EXPERT AUTOMOTIVE GROUP, LLC, an Illinois limited
liability company ("ASSIGNOR") and MIDNIGHT AUTO FRANCHISE CORP., a Michigan
corporation (the "ASSIGNEE").

      WHEREAS, ASSIGNOR has entered into and executed equipment leases as set
forth on Schedule A hereto (the "Leases");

      WHEREAS, ASSIGNOR and ASSIGNEE have simultaneously herewith entered into
an Assignment and Assumption Agreement (and other related documents) with
respect to premises located at 9502 West 179th Street, Tinley Park, IL (the
"Transaction") and the parties have agreed to enter into this Agreement as part
of the Transaction,

      WHEREAS, ASSIGNEE is desirous of taking an assignment and assuming certain
obligations under the Leases upon the terms and conditions hereof;

      WHEREAS, in consideration for the assumption of obligations described
below by the ASSIGNEE and other valuable consideration, ASSIGNOR has agreed to
transfer to the ASSIGNEE all of its right, title and interest in the Leases; and

      NOW THEREFORE, in consideration of the foregoing, ASSIGNOR and the
ASSIGNEE hereby agree as follows:

      1.    Effective immediately, ASSIGNOR hereby irrevocably contributes,
assigns, transfers and conveys to the ASSIGNEE all of ASSIGNOR's right, title
and interest in and to the Leases, together with all rights to prosecute, settle
or otherwise pursue, any and all rights arising out of the Leases.

      2.    The ASSIGNEE hereby assumes all rights and obligations of ASSIGNOR
under the Leases arising after the date of this Assignment.

      3.    ASSIGNEE hereby agrees to indemnify and hold harmless ASSIGNOR, its
members, officers, directors and agents from any and all causes of action,
suits, costs, losses, liabilities, claims, penalties, attorneys fees, demands,
judgments or other damages arising from or any way connected to (i) any matter
arising under the Leases relating to ASSIGNEE'S use of the equipment (but not
the use of equipment by Assignor or any of its affiliates) after the date
hereof, or (ii) any non-performance of any covenant of the Leases which first
became due after the date hereof by ASSIGNEE or any breach of any provision of
the Leases by ASSIGNEE or (iii) any actual or alleged failure of ASSIGNEE to
comply with any federal, state or local environmental laws. In the event
ASSIGNOR makes any claim for indemnity hereunder, ASSIGNEE shall assume, at its
sole cost and expenses, the defense and continue such defense at all times
thereafter until completion. The obligations hereunder shall survive the
termination or expiration of the Leases. As a condition precedent to the
indemnity promise made herein, ASSIGNOR shall give prompt written notice to
ASSIGNEE of any claim for which indemnity is sought, as well as the opportunity
to defend and/or settle such claim with counsel of ASSIGNEE'S choosing.

      4.    ASSIGNOR, to induce ASSIGNEE to enter into this Assignment,
represents and warrants the following to ASSIGNEE:

      A.    Attached is an accurate complete copy of the Leases;

<PAGE>

      B.    There has occurred no default under the Leases by either the
Landlord or ASSIGNOR (as Tenant);

      C.    The Leases have not been modified or amended in any respect.

      5.    The person signing this Assignment on behalf of ASSIGNOR and
ASSIGNEE hereby represents that their respective companies have taken all
appropriate action to authorize this Agreement and that their signature of this
Assignment on behalf of their respective parties has been duly authorized.

      6.    The parties acknowledge that, as of the date hereof, Liberty Bank
has not consented to an assignment of the Lease to MAFC. Expert Automotive
Group, LLC shall use its best efforts with cooperation from MAFC to obtain such
consent.

      In the event that Liberty Bank FSB refuses to grant such consent and
contends that an assignment without their consent is a default under the Lease,
then this document shall not be deemed to be an assignment of the Lease to MAFC,
and instead Express Automotive Group, LLC covenants with MAFC that it will
cooperate with MAFC, in any arrangement requested by MAFC designed to enable
MAFC to exercise the rights of the Lessee under the Lease and to otherwise
provide to MAFC the benefit, monetary or otherwise, of the Lessee's rights under
the Lease, and in such case MAFC shall perform the corresponding duties of the
Lessee under the Lease arising on and after the date hereof to the extent that
MAFC would have been responsible to perform such duties if such consent to
assignment had been obtained. MAFC shall pay directly to Liberty all monthly
payments under the Lease which become due after the date hereof, and after
making all such payments, Expert will transfer to MAFC title to the equipment
(free of all liens, claims and encumbrances) for $1.00.

      In the event that Liberty Bank FSB declares a default under the Lease and
requires Expert Automotive Group, LLC to pay all remaining payments under the
Lease in a single lump sum payment (a "Payoff") because of the transfer of
rights described above, then Roti and Kline jointly and severally agree to make
that Payoff; MAFC shall thereafter pay to Roti and Kline (collectively) any
amounts which MAFC would otherwise have paid to Liberty under the Lease.

      James Roti, III and Louis Kline, principals of Expert Automotive Group,
LLC, hereby agree that MAFC may offset amounts which MAFC owes to them under
those two promissory notes (each in the amount of $225,000) of even date
herewith, against: any amounts due from Expert to Liberty under the Lease
arising prior to the date hereof; any amounts due from them to the Landlord of
the Tinley Park facility under that certain $54,904.94 Promissory Note from them
to the Landlord dated contemporaneously herewith; any amounts due under the real
estate lease for the Tinley Park facility arising prior to the date hereof; and
for any obligation to make the Payoff payment.

      This Agreement shall be governed by, and construed in accordance with, the
laws of the State of Illinois applicable to contracts made and to be performed
entirely within the State of Illinois.

      IN WITNESS WHEREOF, the undersigned have duly executed and delivered this
Agreement as of the date and year first written above.

<PAGE>

                                               EXPERT AUTOMOTIVE GROUP, LLC.

                                               By: /s/ Louis Kline
                                                   -----------------------------
                                               Name Printed: Louis Kline, Member

                                               MIDNIGHT AUTO FRANCHISE CORP.

                                               By: /s/ Nicholas Cocco
                                                   -----------------------------
                                               Name Printed: Nicholas Cocco, CEO

<PAGE>

                                   SCHEDULE A
                          EQUIPMENT LEASES BE ASSIGNED

1. Equipment Leases Agreement dated March 4, 2004 by and between Expert
Automotive Group LLC dba Meineke Car Care Center and Liberty Bank, F.S.B.,
#03168-1.

2. Equipment Leases Agreement dated April 8, 2004 by and between Expert
Automotive Group LLC dba Meineke Car Care Center and Liberty Bank, F.S.B.,
#03168-2.

<PAGE>

                                   SCHEDULE B
            EQUIPMENT TO BE ASSIGNED TO MIDNIGHT AUTO FRANCHISE CORP

--------------------------------------------------------------------------------
    LEASES NUMBER            EQUIPMENT DESCRIPTION            SERIAL NUMBER
--------------------------------------------------------------------------------

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

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

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

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

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

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

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

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

<PAGE>

                                  AMENDMENT TO
                       STRIP CENTER RETAIL LEASE AGREEMENT

      THIS AMENDMENT TO STRIP CENTER RETAIL LEASE ("Amendment") is made and
entered as of the ______ day of February, 2005 by and between 179th Street
Developers, LLC, an Illinois limited liability company ("Landlord") and Midnight
Auto Franchise Corp., a Michigan corporation ("Tenant").

      A.    Landlord entered into a Strip Center Retail Lease ("Original Lease")
            dated February 9, 2004, pertaining to that certain premises located
            at 179th Street and LaGrange Road, Tinley Park, IL consisting of
            6,860 sq.ft. of leasable space (the "Premises") with Expert
            Automotive Group, LLC, which on even date herewith is being assigned
            to Tenant.

      B.    Landlord and Tenant desire to amend the Original Lease in accordance
            with the provisions of this Amendment.

      NOW, THEREFORE, in consideration of $10.00 and other good and valuable
consideration and in consideration of the covenants and agreements set forth
herein, Landlord and Tenant agree to amend the Original Lease as follows (all
terms which are capitalized but not defined herein shall have the same meaning
as set forth for such terms in the Original Lease):

      1.    RIGHT OF FIRST REFUSAL. Section 2.4 shall be deleted in its entirety
and replaced with the following language:

            "Provided an event of default does not then exist under this Lease
and this Lease is in full force and effect, Landlord hereby grants Tenant a
right of first refusal to purchase the building in which the Premises are
located (the "Building") during the Term. If Landlord desires to sell the
Building pursuant to an offer by an unaffiliated third party (the "Offer") to
purchase the Building during the Term, Landlord shall give tenant written notice
of such Offer (the "Offer Notice"). Tenant must notify Landlord in writing
within 5 days of receipt of the Offer Notice if Tenant desires to purchase the
Building on the same terms and conditions as delineated in the Offer. If Tenant
fails to provide such notice such 5 day period, Tenant's right to purchase
hereunder shall be terminated. If Tenant notifies Landlord of its intent to
purchase the Building pursuant hereto, then Tenant must conclude the purchase on
the terms and conditions as outlined in the Offer, including but not limited to
deposit terms, purchase price, payment of purchase price, and closing date."

      2.    OPTION TO PURCHASE. A new Section 2.5 shall be added to the Lease as
follows:

      During the first three years of the Term, the Tenant shall have the
following option to purchase the Building:

            (a) During the first twelve months subsequent to the execution of
this Amended Lease, Tenant may purchase the Building for a sum of $1,750,000.

            (b) During the second twelve months subsequent to the execution of
this Amended Lease, Tenant may purchase the Building for a sum of $1,800,000

<PAGE>

            (c) During the third twelve months subsequent to the execution of
this Amended Lease, Tenant may purchase the Building for a sum of $1,850,000

            (d) Tenant shall have no option to purchase after the third
anniversary of the Amended Lease. Should Tenant elect to exercise the option to
purchase during the first three years of the Amended Lease, Tenant shall provide
30 days written notice (the "Purchase Notice") to Landlord of the closing date.

However, Tenant shall not have the right to exercise such Option to Purchase if
at such time Landlord has notified Tenant of its right to purchase the Building
pursuant to the Right of First Refusal set forth in Paragraph 1 of this
Amendment.

Upon exercise of this Option to Purchase, such purchase shall close within 30
days of the delivery of the Purchase Notice to Landlord. Tenant shall purchase
the Building in an "AS-IS" condition. At the closing of the sale of the
Building, Landlord shall deliver an Owner's Policy of Title Insurance and an
ALTA Survey. The parties shall deliver all other instruments required to close
the transaction and pay all costs and pro-rations as is customarily done in
transactions of a like nature.

      3.    MISCELLANEOUS. Except as expressly modified hereby, the Original
Lease remains unmodified and in full force and effect.

Witnesses as to Landlord:                     LANDLORD:

                                              179th Street Developers LLC, an
                                              Illinois limited liability company

(ILLEGIBLE)                                   By: (ILLEGIBLE)
----------------------------                      ------------------------------
                                              Name: (ILLEGIBLE)
----------------------------                  Title: MANAGER

Witnesses as to Tenant:                               TENANT:

                                              Midnight Auto Franchise Corp.

(ILLEGIBLE)                                   By: /s/ Nicholas A. Cocco
----------------------------                      ------------------------------
Print Name                                    Name: Nicholas A. Cocco
                                              As its: President

JAMES ROTI
----------------------------
Print Name

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