Document:

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EXHIBIT 10.87

                                    SUBLEASE

                                 by and between

                          ERNEST PAPER PRODUCTS, INC.,
                            a California corporation

                                 as Sublandlord

                                       and

                              OVERHILL FARMS, INC.,
                              a Nevada corporation

                                  as Subtenant,

                                       at

                    2727 E. Vernon Avenue, Vernon, California

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                                    SUBLEASE

         THIS SUBLEASE ("Sublease") is made as of this 1st day of January, 2002,
by and between ERNEST PAPER PRODUCTS, INC., a California corporation (the
"Sublandlord"), and OVERHILL FARMS, INC., a Nevada corporation (the
"Subtenant"), with regard to the following facts:

                                 R E C I T A L S
                                 ---------------

         A. Sublandlord is the tenant under that certain Industrial Real Estate
Lease (Single-Tenant Facility) dated April 22, 1994 (the "Lease") with VERNON
ASSOCIATES, LLC, a California limited liability company ("Landlord"), pursuant
to which Sublandlord leases from Landlord certain premises located at 2727 E.
Vernon Avenue, Vernon, California, consisting of approximately 147,210 square
feet comprising a one-story tilt up warehouse building together with various
access easements, as more particularly described on Exhibit "A" attached to the
Lease (the "Premises").

         B. Sublandlord desires to sublease to Subtenant, and Subtenant desires
to sublease from Sublandlord, the Premises, upon the terms, covenants and
conditions set forth in this Sublease. Concurrently with the execution of this
Sublease, Subtenant shall enter into a lease of the Premises directly with
Landlord for a period of time following the term of this Sublease ("Future
Lease").

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

         1. CAPITALIZED TERMS. All capitalized terms when used herein shall have
the same meaning as is given such terms in the Lease, unless expressly
superseded by the terms of this Sublease.

         2. SUBLEASE. Sublandlord hereby subleases to Subtenant, and Subtenant
hereby subleases from Sublandlord, the Premises on an "as-is," "where-is" basis,
subject to the terms, covenants and conditions set forth in this Sublease.
Except as expressly set forth herein, no representations or warranties of any
kind have been made to Subtenant concerning the condition of the Premises, nor
have any promises to alter or improve the Premises been made by Sublandlord or
any party on behalf of Sublandlord. Notwithstanding the foregoing, Sublandlord
hereby represents and warrants to Subtenant as follows: (a) the Premises
complied with The Americans With Disabilities Act ("ADA") as it was being
enforced against the Premises as of the date Sublessor built out the Premises
and obtained all applicable permits (Subtenant acknowledges and agrees that
Subtenant shall be responsible for all other costs associated with ADA
compliance for the Premises that are required during the "Term," as that term is
defined below, including any ADA compliance costs triggered by the
"Improvements," as that term is defined in the Work Letter attached hereto as
Exhibit "B"); (b) it is not aware of any defects or necessary repairs to the
plumbing, electrical or heating, ventilation or air conditioning systems of the
Premises in its current configuration; and (c) to Sublandlord's actual

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knowledge, the Premises and the real property upon which it is situated is in
compliance with all federal, state and local laws, ordinances for the current
use by Sublandlord and all statutes of all governmental or quasi-governmental
authorities relating to pollution or protection of the environment and no
pollutants, contaminants, toxins or hazardous wastes or other substances are
present within the Premises or on the real property upon which the Premises is
situated. Subtenant shall be required to receive approval from Sublandlord and
Landlord prior to making any alterations to the Premises in accordance with the
terms of the Lease. All improvements shall be constructed in accordance with all
applicable laws and code by licensed contractors or sub-contractors and in
accordance with the terms of the Lease. If Landlord approves any request by
Tenant to make any alterations or improvements to the Premises, Sublandlord
shall not unreasonably withhold its approval of the same. Subtenant shall build
the Improvements in the Premises in accordance with the Work Letter attached
hereto as Exhibit "B" and made a part hereof and otherwise in accordance with
the terms of the Lease.

         3. TERM. The term ("Term") of this Sublease shall commence on January
__, 2002 (the "Commencement Date") and shall expire on December 31, 2004, unless
sooner terminated pursuant to any provision of this Sublease or the Lease (the
"Termination Date").

         4. RENT.

                  a. BASIC RENT. Effective as of the Commencement Date,
Subtenant shall pay to Sublandlord, or its designee, as rent for the Premises
equal monthly payments of Sixty Three Thousand Three Hundred and 30/100 Dollars
($63,300.30) ("Basic Rent"), in advance, on or before the first (1st) day of
each month during the Term of this Sublease. Subtenant shall pay to Sublandlord
Sixty-Three Thousand Three Hundred and 30/100 Dollars ($63,300.30) upon
execution of this Sublease as Basic Rent for the month of January, 2002
(Subtenant acknowledges that Subtenant is paying Basic Rent for the entire month
of January, 2002, even though the Commencement Date will occur after January 1,
2002). Basic Rent and all other payments of rent and other sums under this
Sublease shall be payable by Subtenant without notice, demand, reduction or
set-off in lawful money of the United States of America to Sublandlord or its
agent at the address set forth in this Sublease, or to such other person or such
other places as Sublandlord may from time to time designate in writing (until
further notice, all payments should be made payable to Sublandlord and sent to
5777 Smithway Street, Commerce, California 90040, Attention: Chuck Wilson). If
the Term begins or ends on a day other than the first or last day of a month,
the Basic Rent and all other amounts due under this Sublease for the partial
month shall be prorated on the basis of a thirty (30) day month.

                  b. BASIC RENT ESCALATIONS. The Basic Rent shall be increased
commencing on April 1, 2004 as follows:

                           (i) Commencing on April 1, 2004 (the "Rent Increase
Date"), the monthly Basic Rent payable under this Sublease shall be adjusted by
the increase, if any, from the "Base Month," as such term is specified below, in
the Consumer Price Index of the Bureau of labor Statistics of the Department of
Labor for All Urban Consumers (1982-1984=100), "All Items," for Los
Angeles-Riverside-Orange County (herein referred to as "C.P.I.") since the date
of this Sublease.

                                      -2-
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                           (ii) The monthly Basic Rent payable as of each Rent
Increase Date pursuant to this Sublease shall be calculated as follows:
$63,300.30 shall be multiplied by a fraction, the numerator of which shall be
the C.P.I. for the calendar month of January, 2004 and the denominator of which
shall be the C.P.I. for the calendar month which is July, 2001 ("Base Month").
The sum so calculated shall constitute the new monthly Basic Rent hereunder,
but, in no event, shall such new monthly Basic Rent be less than the Basic Rent
payable for the month immediately preceding the Rent Increase Date.

                           (iii) In the event the compilation, format,
components and/or publication of the C.P.I. shall be transferred to any other
governmental department or bureau or agency, shall be changed or shall be
discontinued, then the index most nearly the same as the C.P.I. shall be used to
make such calculation. In the event that Sublandlord and Subtenant cannot agree
on such alternative index, then the matter shall be submitted for decision to
the American Arbitration Association in accordance with the then rules of said
Association and the decision of the arbitrators shall be binding upon the
parties, notwithstanding one party failing to appear after due notice of the
proceeding. The cost of said Arbitrators shall be paid equally by Sublandlord
and Subtenant.

                           (iv) Subtenant shall continue to pay the Basic Rent
at the rate previously in effect until the increase, if any, is determined.
Within five (5) days following the date on which the increase is determined,
Subtenant shall make such payment to Sublandlord as will bring the increased
Basic Rent current, commencing with the effective date of such increase through
the date of any Basic Rent installments then due. Thereafter, the Basic Rent
shall be paid at the increased rate. Notwithstanding anything to the contrary
contained herein, in no event shall the Basic Rent increase on the Rent Increase
Date by more than six percent (6%) on an annual compounded basis nor by less
than three percent (3%) on an annual compounded basis over the monthly Basic
Rent in effect prior to such Rent Increase Date.

                  c. MINIMUM EXPENDITURE. Subtenant agrees to spend in excess of
Two Hundred Thousand and No/100 Dollars ($200,000.00) ("Minimum Expenditure"),
including all out-of-pocket sums paid to Subtenant's employees, subcontractors
and agents which would normally have been paid to independent contractors (not
to exceed amounts which would have been paid if competitively bid), in
"Improvements," as that term is defined in the Work Letter attached hereto as
Exhibit "B," to the Premises on or prior to July 1, 2002.

                  d. ADDITIONAL RENT. In addition to the Basic Rent and any
other amounts constituting additional rent under the Lease or this Sublease to
be paid by Subtenant to Sublandlord, Subtenant shall pay to Sublandlord, as
additional rent, Real Property Taxes (disregarding any Base Real Property
Taxes), Utilities, Increased Insurance Premiums (disregarding any Base
Premiums), Impounds for Tenant's Share of Insurance Premiums and Property Taxes
and Maintenance, Repairs and Alterations (collectively, "Additional Expenses"),
pursuant to the Lease but specifically disregarding any calculation of
Subtenant's liability for Additional Expenses, any protection from such expenses
based on the existence of the Base Real Property Taxes and Base Premiums. In
other words, Subtenant acknowledges that Subtenant shall be liable for 100% of
the Real Property Taxes and Insurance Premiums with respect to the Premises
despite the fact that the Lease provides that Sublandlord only pay increases
therein above certain base levels. Such Additional Expenses shall be payable as
and when such Additional Expenses are payable by Sublandlord to Landlord.
Because the Lease provides for the payment by Sublandlord of some portions of
the Additional Expenses on the basis of estimates thereof, as and when
adjustments between such estimated and actual Additional Expenses are made under
the Lease, the obligations of Sublandlord and Subtenant hereunder shall be
adjusted in a like manner; and if any such adjustment shall occur after the
expiration or earlier termination of the Term, then the obligations of
Sublandlord and Subtenant under this SECTION 4.d. shall survive such expiration
or termination.

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         5. SECURITY DEPOSIT. Concurrent with Subtenant's execution of this
Sublease, Subtenant shall deposit with Sublandlord a cash security deposit (the
"Security Deposit") in the amount of Four Hundred Thirty Thousand Dollars
($430,000.00) ("Initial Security Deposit") as security for the faithful
performance by Subtenant of all of its obligations under this Sublease. The
parties acknowledge and agree that Three Hundred Thousand Dollars ($300,000.00)
of the Initial Security Deposit is being held to secure the Subtenant's
restoration obligations under this Sublease and that certain Standard
Industrial/Commercial Single-Tenant Lease - Net entered into by and between
Landlord and Subtenant to commence concurrently with the Termination Date ("New
Lease"). On or before July 1, 2004, Subtenant shall deposit with Landlord an
additional cash security deposit of Two Hundred Thousand Dollars ($200,000.00)
("Second Security Deposit") a security for Subtenant's obligations under the New
Lease and Subtenant's failure to so timely deposit the Second Security Deposit
amount with Landlord shall be deemed to be a material default under this
Sublease. On or prior to the Termination Date, Sublandlord agrees to transfer,
assign and convey all unapplied portions of the entire Security Deposit to
Landlord to be held as a security deposit under the New Lease and Subtenant
hereby authorizes and approves of same. If Subtenant defaults with respect to
any provisions of this Sublease, including, but not limited to, the provisions
relating to the payment of any rent, Sublandlord may, but shall not be required
to, apply all or any part of the Security Deposit for the payment of any rent or
any other sum in default, or for the payment of any amount that Sublandlord may
spend or become obligated to spend by reason of Subtenant's default, or to
compensate Sublandlord for any other loss or damage that Sublandlord may suffer
by reason of Subtenant's default. If any portion of the Security Deposit is so
used or applied, Subtenant shall, within ten (10) business days after written
demand therefor, deposit cash with Sublandlord in an amount sufficient to
restore the Security Deposit to the then current amount required under this
Section 5, and Subtenant's failure to do so shall constitute a default under
this Sublease. Any unapplied balance of the Security Deposit as of the
expiration or earlier termination of this Sublease shall be held and/or applied
by Landlord as a security deposit under the New Lease. Subtenant understands and
agrees that the Security Deposit may be commingled with other property of
Landlord and/or Sublandlord, as applicable, and Subtenant shall not be entitled
to any interest on the Security Deposit. Subtenant hereby waives the provisions
of Section 1950.7 of the California Civil Code and all other provisions of law,
now or hereafter in force, which provide that Sublandlord may claim from the
Security Deposit only those sums reasonably necessary to remedy defaults in the
payment of rent, to repair damage caused by Subtenant or to clean the Premises,
it being agreed that Sublandlord may, in addition, claim those sums reasonably
necessary to compensate Sublandlord from any other loss or damage, foreseeable
or unforeseeable, caused by the act or omission of Subtenant or any officer,
director, employee, agent or invitee of Subtenant.

         6. USE. The Premises shall be used for a food processing plant and/or
sales and distribution of industrial products and operations related thereto as
well as any other legal use that relates to the Subtenant's current or future
business operations in food industry so long as such use does not impose an
increased burden on the Premises or any greater risk of Hazardous Material
contamination and shall not be used or permitted to be used for any other
purpose without the prior written consent of Sublandlord and Landlord, which
consent may be withheld in Sublandlord's or Landlord's sole discretion, as the
case may be. All provisions of the Lease regarding use of the Premises
(including, without limitation, Subsections 5.2 through 5.7 inclusive of Article
5, of the Lease) shall apply to the Subtenant.

                                      -4-
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         7. LEASE. As applied to this Sublease, the words "Landlord" and
"Tenant" as used in the Lease shall be deemed to refer to Sublandlord and
Subtenant hereunder, respectively. Subtenant and this Sublease shall be subject
in all respects to the terms of, and the rights of Landlord under, the Lease.
Except as otherwise expressly provided herein, the covenants, agreements, terms,
provisions and conditions of the Lease insofar as they relate to the Premises
and insofar as they are not inconsistent with the terms of this Sublease are
made a part of and incorporated into this Sublease as if recited herein in full,
and the rights and obligations of the "Landlord" and "Tenant" under the Lease
shall be deemed the rights and obligations of Sublandlord and Subtenant,
respectively, hereunder and shall be binding upon and inure to the benefit of
Sublandlord and Subtenant, respectively, except that the time limits contained
in the Lease for the giving of notices, making of demands, or performing of any
act, condition or covenant on the part of Subtenant as "Tenant" under the Lease
or for the exercise by Sublandlord as "Landlord" under the Lease of any right,
remedy or option, are changed for the purposes of incorporation herein by
shortening the same in each instance by two (2) business days so that in each
instance Subtenant shall have two (2) business days less time to observe or
perform under this Sublease than Sublandlord has as "Tenant" under the Lease. As
between the parties hereto only, in the event of a conflict between the terms of
the Lease and the terms of this Sublease, the terms of this Sublease shall
control only to the extent they are inconsistent with the terms of the Lease and
their respective counterpart provisions in the Lease shall be excluded only to
such extent.

         8. EXCLUDED PROVISIONS. Notwithstanding the incorporation of the Lease
into this Sublease, the following provisions shall not apply: Sections 1.01,
1.02, 1.03, 1.05, 1.07, 1.08, 1.09, 1.10, 1.12(a), 1.13, 1.14, 2.01, 2.02, 2.03,
2.04, 3.01, 3.02, 3.03, 4.02 (only any reference to payment of Base Real
Property Taxes by Sublandlord (as "landlord" under the Lease) as Subtenant shall
be 100% liable for all Real Property Taxes payable by Landlord with respect to
the Premises and the inserted typed language at the end of Section 4.02(b)),
4.04(a) (only the reference to "1,000,000" shall be deleted and replaced with
the word "$2,000,000"), 4.04(b) (only any reference to payment of Base Premiums
by Sublandlord (as "landlord" under the Lease) as Subtenant shall be 100% liable
for all insurance premiums for Property and Rental Income Insurance payable by
Landlord with respect to the Premises), 6.04(a) (7th, 8th and 9th lines thereof
only), 6.06 (the inserted typed language only), 7.01(c), 14.01, 14.02, 14.03 and
14.04 of the Lease and Paragraphs 1, 4, 6, 7 (only the reference to "Two Hundred
($200.00) Dollars" shall be deleted and replaced with the words "One Thousand
Dollars ($1,000)" and the last line of such paragraph), 8, 9 and 10 of the
Addendum Rider to the Lease and the Option to Extend Term Lease Rider.

                                      -5-
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         9. LANDLORD'S PERFORMANCE UNDER LEASE. Subtenant recognizes that
Sublandlord is not in a position to render any of the services or to perform any
of the obligations required by Sublandlord by the teens of this Sublease.
Therefore, notwithstanding anything to the contrary contained in this Sublease,
Subtenant agrees that performance by Sublandlord of its obligations hereunder
are conditional upon due performance by Landlord of its corresponding
obligations under the Lease and Sublandlord shall not be liable to Subtenant for
any default of Landlord under the Lease. Subtenant shall not have any claim
against Sublandlord by reason of Landlord's failure or refusal to comply with
any of the provisions of the Lease, unless such failure or refusal is a result
of Sublandlord's act or failure to act, and Subtenant shall pay Basic Rent,
Additional Expenses and additional rent and all other charges provided for
herein without any abatement, deduction or set-off whatsoever, except as
expressly set forth herein. Subtenant covenants and warrants that it fully
understands and agrees to be subject to and bound by all of the. covenants,
agreements, terms, provisions and conditions of the Lease, except as modified
herein. Furthermore, Subtenant and Sublandlord further covenant not to take any
action or do or perform any act or fail to perform any act which would result in
the failure or breach of any of the covenants, agreements, terms, provisions or
conditions of the Lease on the part of the Tenant thereunder. Sublandlord hereby
irrevocably assigns to Subtenant on a non-exclusive basis all of Sublandlord's
rights to enforce any provision of the Lease against Landlord, except to the
extent modified or specifically limited by this Sublease. Whenever the consent
of Landlord shall be required by, or Landlord shall fail to perform its
obligations under, the Lease, Sublandlord agrees to use commercially reasonable
efforts to obtain such consent (as more specifically provided in Section 10,
below) and/or performance on behalf of Subtenant. So long as Subtenant is not in
default under this Sublease, Sublandlord covenants as follows: (i) not to
voluntarily terminate the Lease (except in the event of damage or destruction or
condemnation and in accordance with Sublandlord's rights under the Lease or in
any other manner in which Subtenant's rights hereunder are preserved); (ii) not
to modify the Lease so as to adversely affect Subtenant's rights hereunder; and
(iii) to take all commercially reasonable actions necessary to preserve the
Lease (except as a result of a Subtenant default). Sublandlord shall indemnify,
defend and hold Subtenant harmless from all claims, costs and liabilities,
including reasonable attorneys' fees and costs, arising out of or in connection
with the breach by Sublandlord of any of the covenants set forth in the
immediately preceding sentence. Notwithstanding the foregoing or any other
provisions of this Sublease, if Landlord breaches the Lease or any provision of
the "Consent," as that term is defined below, and Sublandlord fails, after using
reasonable efforts, to cause Landlord under the Lease to observe and/or perform
its obligations under the Lease, Subtenant shall have the right, upon prior
written notice to Sublandlord, at its option, to bring an action in Subtenant's
own name or in Sublandlord's name to accomplish such purpose and Sublandlord,
upon Subtenant's reasonable request and at Subtenant's sole cost and expense,
shall reasonably cooperate with Subtenant in this regard. In addition, Subtenant
shall be entitled to any abatement of rent otherwise payable by Subtenant
hereunder, including Additional Rent, to the extent Sublandlord is entitled to
abatement of rent under the Lease for such event or circumstance. Subtenant
shall defend, indemnify and hold Sublandlord harmless from all claims, costs and
liabilities, including reasonable attorneys' fees and costs, arising out of or
in connection with any such action by Subtenant, including the posting of a bond
or similar security when appropriate, unless such actions are required as a
result of Sublandlord's breach of any of its covenants set forth in items (i) -
(iii) above. Subtenant agrees that except as otherwise expressly provided
herein, Sublandlord shall not be required to dispute any determinations or other
assertions or claims of Landlord regarding the rights or obligations of
Sublandlord under the Lease for which Subtenant is or may be responsible under
this Sublease or by which Subtenant may be bound.

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         10. CONSENTS. All references in this Sublease to the consent or
approval of Landlord and/or Sublandlord shall be deemed to mean the written
consent or approval of Landlord and/or Sublandlord, as the case may be, and no
consent or approval of Landlord and/or Sublandlord, as the case may be, shall be
effective for any purpose unless such consent or approval is set forth in a
written instrument executed by Landlord and/or Sublandlord, as the case may be.
In all provisions requiring the approval or consent of Sublandlord (whether
pursuant to the express terms of this Sublease or the terms of the Lease
incorporated herein), Subtenant shall be required to obtain the approval or
consent of Landlord and then to obtain like approval or consent of Sublandlord;
provided, however, that: (a) application for Sublandlord's approval or consent
may be submitted by Subtenant prior to receipt of Landlord's approval or
consent; (b) Sublandlord shall respond to such application for approval or
consent within a reasonable time after receipt thereof but need not respond
prior to receipt from Landlord if its consent; and (c) Sublandlord may condition
its approval or consent upon the subsequent receipt by Subtenant of Landlord's
unconditional approval or consent to such application. If Sublandlord is
required or has determined to give its consent or approval, Sublandlord shall
cooperate reasonably with Subtenant in endeavoring to obtain Landlord's consent
or approval upon and subject to the following terms and conditions: (i)
Subtenant shall reimburse Sublandlord for any reasonable out-of-pocket costs
incurred by Sublandlord in connection with seeking such consent or approval;
(ii) Sublandlord shall not be required to make any payments to Landlord or to
enter into any agreements or to modify the Lease or this Sublease in order to
obtain any such consent or approval; and (iii) if Subtenant agrees or is
otherwise obligated to make any payments to Sublandlord or Landlord in
connection with such request for such consent or approval, Subtenant shall have
made arrangements for such payments which are reasonably satisfactory to
Sublandlord. If Subtenant asks Sublandlord in writing to request Landlord to
give Landlord's consent or approval in any situation where such consent or
approval is required hereunder or under the Lease, if such request contains the
form and substance of the request prepared for Sublandlord's signature and is
reasonably acceptable to Sublandlord, Sublandlord shall promptly request such
consent or approval from Landlord. Nothing contained in this SECTION 10 shall be
deemed to require Sublandlord to give any consent or approval because Landlord
has given such consent or approval. Whenever either party to this Sublease
agrees not to unreasonably withhold its consent, such consent shall also not be
unreasonably delayed or conditioned.

         11. CONSENT OF LANDLORD. This Sublease shall not be effective until
Landlord has signed and delivered to Sublandlord and Subtenant its written
consent to this Sublease (the "Consent") in the form of Exhibit "A" attached
hereto and made a part hereof, and Landlord and Subtenant have executed and
delivered the Future Lease.

         12. EFFECT OF SUBLEASE AND LANDLORD'S CONSENT. Notwithstanding this
Sublease and the Consent:

                  a. Such Consent will not release Sublandlord of its
obligations or alter the primary liability of Sublandlord to pay the rent and
perform and comply with all of the obligations of Sublandlord to be performed
under the Lease. By Landlord's consent hereto, Landlord does not consent or
agree to any modifications of the Lease;

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                  b. The acceptance of rent or any other sums by Landlord from
Subtenant and/or anyone else liable under the Lease shall not be deemed a waiver
by Landlord of any provisions of the Lease;

                  c. Landlord's consent to this Sublease shall not constitute a
consent to any subsequent subletting or assignment;

                  d. In the event of any default of Sublandlord under the Lease,
Landlord may proceed directly against Sublandlord or anyone else liable under
the Lease without first exhausting Landlord's remedies against any other person
or entity liable thereon to Landlord;

                  e. Except as specifically agreed to in the Consent, Landlord
does not agree to attorn to Subtenant upon a termination of the Lease. In the
event Landlord succeeds to Sublandlord's interest under the Lease, whether as a
result of a default under the Lease and in termination thereof or otherwise,
then except as specifically agreed to in the Consent, Landlord, at its option
and without being obligated to do so, may require Subtenant to attorn to
Landlord. In such event (but not otherwise), Landlord shall undertake the
obligations of Sublandlord under this Sublease from the time of the exercise of
said option to terminate this Sublease, but Landlord shall not be liable for any
prepaid rents in excess of one (1) month's rent paid by Subtenant, nor shall
Landlord be liable for any other defaults of Sublandlord under this Sublease. As
specifically agreed to in the Consent, Landlord shall be liable to Subtenant
for, and shall credit Subtenant with, the unapplied portions of the Initial
Security Deposit paid by Subtenant to Sublandlord pursuant to Section 5 of this
Sublease and the unapplied portions of the Second Security Deposit to be paid
directly to Landlord on or prior to July 1, 2004, if paid. Except as
specifically agreed to in the Consent, including without limitation, Section 5
thereof, in the event of termination of the Lease and if Landlord does not
require Subtenant to attorn to Landlord, Subtenant shall have no further right
to possession of the Premises; and

                  f. No amendments, changes or modifications shall be made to
this Sublease without the prior written consent of Landlord.

         13. NOTICES. Any and all notices, approvals or demands required or
permitted under this Sublease shall be in writing, shall be served either
personally, by United States certified mail, postage prepaid, return receipt
requested or by reputable overnight carrier and, shall be deemed to have been
given or made on the day on which it was received and shall be addressed to the
parties at the addresses set forth below. Any party may, from time to time, by
like notice, give notice of any change of address, and in such event, the
address of such party shall be deemed to have been changed accordingly. The
address for each party is:

         If to Sublandlord:         Ernest Paper Products, Inc.
                                    5777 Smithway Street
                                    Commerce, California 90040
                                    Attention: Charles Wilson

         If to Subtenant:           Overhill Farms, Inc.
                                    At the Premises

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         With a copy to:            Albert B. Greco, Jr., Esq.
                                    Law Offices of Albert B. Greco, Jr.
                                    16901 N. Dallas Parkway, Suite 230
                                    Addison, Texas 75001
                                    Facsimile No.: 972/818-7343

Sublandlord acknowledges that Landlord is required to provide Subtenant with
notice of any Sublandlord breach under the Lease and that Subtenant was granted
the right, but not the obligation, to cure any such default by Sublandlord which
was not otherwise Subtenant's obligation hereunder and Sublandlord hereby grants
to Subtenant the right to so cure and hereby agrees that Subtenant shall be
entitled to a dollar for dollar reduction in rent payable to Sublandlord
hereunder for all sums so expended.

         14. BROKERS. Sublandlord and Subtenant warrant to each other and to
Landlord that each has had no dealings with any real estate broker or agent in
connection with the negotiation of this Sublease, except for Colliers Seeley and
William D. Feldman Associates (collectively, the "Broker"), whose commissions
shall be payable solely by Sublandlord pursuant to a separate written agreement
and that neither Sublandlord nor Subtenant knows of any real estate broker or
agent (other than the Broker) who is or might be entitled to a commission in
connection with this Sublease. Sublandlord and Subtenant each hereby agree to
indemnify, defend and hold harmless the other and Landlord from and against any
losses, causes of action, liabilities, damages, claims, demands, costs and
expenses (including reasonable attorneys' fees and costs) incurred, or to be
incurred, by reason of any breach of the foregoing warranty by either party
hereto with respect to any such dealings with any and all real estate broker(s)
or agent(s) (other than the Broker).

         15. INSURANCE PROCEEDS AND AWARDS. Notwithstanding anything contained
in the Lease to the contrary, as between Sublandlord and Subtenant only, all
insurance proceeds or condemnation awards received by Sublandlord under the
Lease shall be deemed to be the property of Sublandlord, except to the extent
the same relate to Subtenant's personal property or trade fixtures and with
respect to condemnation awards only, business interruption or relocation.

         16. INDEMNITY. Subtenant hereby agrees to indemnify, protect, defend
and hold Sublandlord harmless from and against any and all claims, losses and
damages, including without limitation, reasonable attorneys' fees and
disbursements, (A) which may at any time be asserted against Sublandlord by (i)
Landlord for failure of Subtenant to perform any of the covenants, agreements,
terms, provisions or conditions contained in the Lease which by reason of the
provisions of this Sublease Subtenant is obligated to perform, or (ii) any
person by reason of Subtenant's use and/or occupancy of the Premises, or (iii)
for loss of or damage to any property of Subtenant on or about the Premises,
except if caused by Sublandlord's or Landlord's gross negligence or willful
misconduct, or (B) resulting from any failure by Subtenant to comply with the
terms of this Sublease and the Lease, except to the extent any of the foregoing
is caused by the gross negligence or willful misconduct of Sublandlord.
Sublandlord hereby agrees to indemnify, protect, defend and hold harmless
Subtenant from and against any and all environmental damages, including the cost
of remediation, which existed as a result of Hazardous Materials (as defined in
the Future Lease) on the Premises as a result of any act or omission of

                                      -9-
<PAGE>

Sublandlord or which were introduced onto the Premises while Sublandlord was in
possession of the Premises prior to the date Subtenant first took occupancy of
all or a portion of the Premises, or which are or were caused by the gross
negligence or willful misconduct of Sublandlord. Sublandlord's obligations, as
and when required by Applicable Requirements (as defined in the Future Lease),
shall include, but not be limited to, the cost of investigation, removal
remediation and/or abatement. The provisions of this SECTION 16 shall survive
the expiration or earlier termination of the Lease and/or this Sublease, or the
failure of Sublandlord to perform its obligations hereunder.

         17. INSURANCE. Subtenant shall comply with all of the insurance
requirements and obligations of Sublandlord (applicable to the Premises), as
tenant under the Lease, as modified by this Sublease, and shall, whether
required by the Lease or not, name Landlord and Sublandlord as additional
insureds, as their interests may appear, on all policies of insurance required
to be carried by Subtenant hereunder or thereunder.

         18. HOLDOVER. Notwithstanding anything to the contrary contained in the
Lease, if Subtenant fails to surrender the Premises upon an early termination of
this Sublease, with or without the express or implied consent of Sublandlord,
Subtenant shall pay rent during such tenancy at a monthly rate equal to one
hundred fifty percent (150%) of the rent applicable under this Sublease during
the last period of the Term prior to such early termination and, in addition to
any and all other liabilities of Subtenant to Sublandlord accruing therefrom and
any and all other rights and remedies of Sublandlord provided herein, at law, or
in equity, Subtenant shall protect, defend, indemnify and hold Sublandlord
harmless from all loss, cost (including reasonable attorneys' fees) and
liability resulting from such failure to surrender the Premises, including,
without limiting the generality of the foregoing, any claims made by any
succeeding tenant founded upon such failure to surrender, and any losses
suffered by Sublandlord, including loss profits.

         19. WAIVER AND CONSENT. Upon execution of this Sublease and upon
Subtenant's request from time to time, Sublandlord shall, and will cause
Landlord to, execute a waiver and consent in the form of Exhibit "C" attached
hereto and made a part hereof or such other form as is reasonably acceptable to
Sublandlord.

         20. OVERHILL CORPORATION. Sublandlord hereby acknowledges that
Subtenant is currently a subsidiary of Overhill Corporation and that Overhill
Corporation is in the process of spinning Subtenant off into a separate publicly
traded corporation. Sublandlord hereby consents to the spin-off and agrees that
no further consent to such transaction by Sublandlord shall be necessary
hereunder and that the spin-off or other dividend distribution of the stock of
Subtenant held by Overhill Corporation shall not constitute a change of control
of Subtenant or an assignment of this Sublease. Subtenant agrees that if such
spin-off does not occur on or prior to July 1, 2002, Subtenant shall cause
Overhill Corporation to execute and deliver a guaranty of the Sublease to
Sublandlord substantially in the form of Exhibit "D" attached hereto and made a
part hereof.

         21. SEVERABILITY. If any term or provision of this Sublease or the
application thereof to any person or circumstances shall, to any extent, be
invalid and unenforceable, the remainder of this Sublease or the application of
such term or provision to persons or circumstances other than those as to which
it is held invalid or unenforceable, shall not be affected thereby and each term
or provision of this Sublease shall be valid and be enforced to the fullest
extent permitted by law.

                                      -10-
<PAGE>

         22. ENTIRE AGREEMENT; WAIVER. This Sublease contains the entire
agreement between the parties hereto and shall be binding upon and inure to the
benefit of their respective heirs, representatives, successors and permitted
assigns. Any agreement hereinafter made shall be ineffective to change, modify,
waive, release, discharge, terminate or effect an abandonment hereof, in whole
or in part, unless such agreement is in writing and signed by the parties
hereto.

         23. FURTHER ASSURANCES. The parties hereto agree that each of them,
upon the request of the other party, shall execute and deliver, in recordable
form if necessary, such further documents, instruments or agreements and shall
take such further action that may be necessary or appropriate to effectuate the
purposes of this Sublease.

         24. ATTORNEYS' FEES. In the event of the bringing of any action or suit
by any part or parties hereto against another party or parties hereunder
alleging a breach of any of the covenants, conditions, agreements or provisions
of this Sublease, the prevailing party or parties shall recover all reasonable
costs and expenses of suit, including without limitation, reasonable attorneys'
fees, consultants fees and fees of expert witnesses.

         25. CHOICE OF LAW. This Sublease shall be governed by and construed in
accordance with the laws of the State of California.

         26. POWER AND AUTHORITY. Each of the persons executing this Sublease on
behalf of Subtenant and Sublandlord respectively warrant and represent to the
other that they have full power and authority to execute this Sublease and bind
their respective parties hereto.

         27. COUNTERPARTS. This Sublease may be executed in one or more
counterparts, each of which shall be deemed original, and all of which together
shall constitute one and the same instrument.

         IN WITNESS WHEREOF, the parties hereto have executed this Sublease to
be effective as of the day and year first above written.

                                             "SUBTENANT"

                                             OVERHILL FARMS, INC.,
                                             a Nevada corporation

                                             By: /s/ James Rudis
                                                 -------------------------------
                                                 Name: James Rudis
                                                 Its:  President

                                             By:
                                                 -------------------------------
                                                 Name:
                                                 Its:

                                      -11-
<PAGE>

                    [SIGNATURES CONTINUED FROM PREVIOUS PAGE]

                                             "SUBLANDLORD"

                                             ERNEST PAPER PRODUCTS, INC.,
                                             a California corporation

                                             By: /a/ A. Charles Wilson
                                                 -------------------------------
                                                 Name: a. Charles Wilson
                                                 Its: illegible

                                             By: /s/ Timothy Wilson
                                                 -------------------------------
                                                 Name: Timothy Wilson
                                                 Its: President

                                      -12-
<PAGE>

                                   EXHIBIT "A"

                          CONSENT TO SUBLEASE AGREEMENT

         THIS CONSENT TO SUBLEASE AGREEMENT (this "Agreement") is made as of
January 1, 2002 by and among VERNON ASSOCIATES, LLC, a California limited
liability company ("Landlord"), ERNEST PAPER PRODUCTS, INC., a California
corporation ("Tenant"), and OVERHILL FARMS, INC., a Nevada corporation
("Subtenant").

                                 R E C I T A L S
                                 ---------------

         A. Reference is hereby made to that certain Industrial Real Estate
Lease (Single-Tenant Facility) dated as of April 22, 1994, by and between
Landlord and Tenant (the "Lease"), for the approximately 147,210 square foot
one-story tilt up warehouse (the "Premises") located at 2727 E. Vernon Avenue,
Vernon, California 90058 (the "Building").

         B. Pursuant to the terms of ARTICLE 9 of the Lease, Tenant has
requested Landlord's consent to that certain Sublease, dated January 1, 2002, by
and between Tenant and Subtenant (the "Sublease"), with respect to a subletting
by Subtenant of the Premises. A copy of the Sublease is attached hereto as
Exhibit "A". Landlord is willing to consent to the Sublease upon the terms and
conditions contained herein.

         C. All defined terms not otherwise expressly defined herein shall have
the respective meanings given in the Lease.

                                A G R E E M E N T

         1. SUBLEASE. The words "Landlord" and "Tenant" as used in the Lease
shall be deemed to refer to "Sublandlord" and "Subtenant" under the Sublease. As
such, Subtenant and the Sublease shall be subject in all respects to the terms
and the rights of Landlord and Tenant under the Lease. Except as otherwise
expressly provided herein, the covenants, agreements, terms, provisions and
conditions of the Lease insofar as they relate to the Premises and insofar as
they are not inconsistent with the terms of the Sublease are made a part of and
incorporated into the Sublease as if recited therein in full, and the rights and
obligations of Landlord and Tenant under the Lease shall be deemed the rights
and obligations of Tenant and Subtenant respectively under the Sublease and
shall be binding upon and inure to the benefit of Tenant and Subtenant
respectively. Further, in the event of a conflict between the terms of the Lease
and the terms of the Sublease, the terms of the Sublease shall control only to
the extent they are inconsistent with the terms of the Lease and their
respective counterpart provisions in the Lease shall be excluded only to such
extent. Notwithstanding the foregoing and anything to the contrary in the
Sublease or herein, Subtenant shall comply with all of the insurance
requirements and obligations of Tenant as tenant under the Lease, and shall,
whether required by the Sublease or not, name Landlord and Tenant as additional
insureds, as their interests may appear, on all policies of insurance required
to be carried by Tenant thereunder.

<PAGE>

         2. LANDLORD'S CONSENT. Landlord hereby consents to the Sublease;
provided, however, notwithstanding anything contained in the Sublease to the
contrary, such consent is granted by Landlord only upon the terms and conditions
set forth in this Agreement. The Sublease is subject and subordinate to the
Lease. Landlord shall not be bound by any of the terms, covenant, conditions,
provisions or agreements of the Sublease.

         3. NON-RELEASE OF TENANT; FURTHER TRANSFERS. Neither the Sublease nor
this Agreement shall release or discharge Tenant from any liability, whether
past, present or future, under the Lease or alter the primary liability of the
Tenant to pay the rent and perform under the Lease (including the payment of all
bills rendered by Landlord for charges incurred by Subtenant for services and
materials supplied to the Premises). Neither the Sublease nor this Agreement
shall be construed as a waiver of Landlord's right to consent to any further
subletting either by Tenant or by Subtenant or to any assignment by Tenant of
the Lease or assignment by Subtenant of the Sublease, or as a consent to any
portion of the Premises being used or occupied by any other party. Landlord may
consent to subsequent sublettings and assignments of the Lease or the Sublease
or any amendments or modifications thereto without notifying Tenant or anyone
else liable under the Lease and without obtaining their consent. No such action
by Landlord shall relieve such persons from any liability to Landlord or
otherwise with regard to the Premises.

         4. RELATIONSHIP WITH LANDLORD. Tenant hereby assigns and transfers to
Landlord Tenant's interest in the Sublease and all rentals and income arising
therefrom, subject to terms of this Section 4. Landlord, by consenting to the
Sublease agrees that until a default shall occur in the performance of Tenant's
obligations under the Lease, Tenant may receive, collect and enjoy the rents
accruing under the Sublease. In the event Tenant shall default in the
performance of its obligations to Landlord under the Lease beyond applicable
notice and cure periods (whether or not Landlord terminates the Lease), Landlord
may, at its option by notice to Tenant, either (i) terminate the Sublease,
subject to SECTION 5 below, (ii) elect to receive and collect, directly from
Subtenant, all rent and any other sums owing and to be owed under the Sublease,
as further set forth in Section 4.1, below, or (iii) elect to succeed to
Tenant's interest in the Sublease and cause Subtenant to attorn to Landlord, as
further set forth in SECTION 4.2, below. Landlord agrees to copy Subtenant (or
later notify Subtenant thereof) on any notice of default delivered to Tenant
under the Lease, but Landlord shall not be in default hereunder as a result of a
failure to timely deliver any such notice. Landlord and Tenant acknowledge and
agree that Subtenant shall have the right, but not the obligation (except for
obligations which are Subtenant's obligations under the Sublease), to cure any
such Tenant default. Landlord and Tenant agree that if Subtenant cures any such
Tenant default which was not otherwise Subtenant's obligation under the
Sublease, Subtenant shall be entitled to a dollar for dollar reduction in rent
payable to Tenant under the Sublease for all sums so expended.

                  4.1 LANDLORD'S ELECTION TO RECEIVE RENTS. Landlord shall not,
by reason of the Sublease, nor by reason of the collection of rents or any other
sums from the Subtenant pursuant to SECTION 4(II), above, be deemed liable to
Subtenant for any failure of Tenant to perform and comply with any obligation of
Tenant except with respect to Subtenant's prepaid rents to Tenant of less than
one (1) month and except that Landlord shall be liable to Subtenant for, and
shall credit Subtenant with, the unapplied portions of the original Security
Deposit paid by Subtenant to Sublandlord in the amount of Four Hundred Thirty
Thousand Dollars ($430,000.00) ("Initial Security Deposit") and the unapplied
portions of the additional Security Deposit paid by Subtenant to Landlord on or
prior to July 1, 2004, if paid to Landlord, in the amount of Two Hundred
Thousand Dollar ($200,000.00) ("Second Security Deposit"), pursuant to Section 5

                                      -2-
<PAGE>

of the Sublease (although Landlord shall not be liable for any amounts of the
Initial Security Deposit or Second Security Deposit which Tenant claims Tenant
applied in accordance with the terms of the Sublease). Tenant hereby irrevocably
authorizes and directs Subtenant, upon receipt of any written notice from
Landlord stating that a default exists in the performance of Tenant's
obligations under the Lease, to pay to Landlord the rents and any other sums due
and to become due under the Sublease. Tenant agrees that Subtenant shall have
the right to rely upon any such statement and request from Landlord, and that
Subtenant shall pay any such rents and any other sums to Landlord without any
obligation or right to inquire as to whether such default exists and
notwithstanding any notice from or claim from Tenant to the contrary. Tenant
shall not have any right or claim against Subtenant for any such rents or any
other sums so paid by Subtenant to Landlord. Landlord shall credit Tenant with
any rent received by Landlord under such assignment but the acceptance of any
payment on account of rent from the Subtenant as the result of any such default
shall in no manner whatsoever be deemed an attornment by the Landlord to
Subtenant or by Subtenant to Landlord, be deemed a waiver by Landlord of any
provision of the Lease, or serve to release Tenant from any liability under the
terms, covenants, conditions, provisions or agreements under the Lease.
Notwithstanding the foregoing, any other payment of rent from the Subtenant
directly to Landlord, regardless of the circumstances or reasons therefor, shall
in no manner whatsoever be deemed an attornment by the Subtenant to Landlord in
the absence of a specific written agreement signed by Landlord to such an
effect. Notwithstanding anything to the contrary contained herein, Landlord
agrees that any payments made by Subtenant to Tenant prior to the date that
Landlord notifies Subtenant in writing that Tenant is in monetary default under
the Lease shall so satisfy Subtenant's obligations under the Sublease which have
been paid.

                  4.2 LANDLORD'S ELECTION OF TENANT'S ATTORNMENT. In the event
Landlord elects, at its option, to cause Subtenant to attorn to Landlord
pursuant to SECTION 4(III), above, Landlord shall undertake the obligations of
Tenant under the Sublease from the time of the exercise of the option, but
Landlord shall not (a) be liable for any prepayment of more than one month's
rent or any security deposit paid by Subtenant, except as provided in SECTION
4.1, above, (b) be liable for any previous act or omission of Tenant under the
Lease or for any other defaults of Tenant under the Sublease, (c) be subject to
any defenses or offsets previously accrued which Subtenant may have against
Tenant, or (d) be bound by any changes or modifications made to the Sublease
without the written consent of Landlord.

         5. NON-DISTURBANCE. The parties acknowledge that Landlord and Subtenant
are concurrently entering into that certain Standard Industrial/Commercial
Single-Tenant Lease - Net (the "New Lease") that commences upon the expiration
of the Sublease. Notwithstanding anything to the contrary contained herein, in
the event the Lease is terminated prior to the expiration thereof as a result of
a default by Tenant under the Lease and Subtenant is not then in default under
the Sublease beyond all applicable notice and cure periods, Landlord agrees that
it shall recognize the Sublease and not disturb such Subtenant's possession of
the Premises due to such termination; provided that (i) Landlord shall not be
liable for any act or omission of Tenant or for any other defaults of Tenant
under the Sublease; (ii) Landlord shall not be subject to any offsets or

                                      -3-
<PAGE>

defenses which the Subtenant might have as to Tenant or to any claims for
damages against Tenant, nor shall Landlord be obligated to fund to, or for the
benefit of, Subtenant, any undisbursed tenant improvement or refurbishment
allowance or other allowances or monetary concessions; (iii) Landlord shall not
be required or obligated to credit the Subtenant with any rent, security deposit
or additional rent paid by the Subtenant to Tenant, except as provided in
Section 4.I, above; (iv) Landlord shall not be bound by any provisions of the
Sublease which are inconsistent with the terms and conditions of the Lease or by
any changes or modifications made to the Sublease without the prior written
consent of Landlord; (v) such recognition shall be effective upon, and Landlord
shall be responsible for performance of only those covenants and obligations of
Tenant pursuant to the Sublease accruing after, the termination of the Lease;
and (vi) the Subtenant shall make full and complete attornment to Landlord, as
lessor, pursuant to a commercially reasonable written agreement executed by
Landlord and the Subtenant, so as to establish direct privity of contract
between Landlord and the Subtenant with the same force and effect as though the
Sublease was originally made directly between Landlord and the Subtenant. Upon
Landlord's written request given any time after the termination of the Lease,
the Subtenant shall execute an amendment to the New Lease accelerating the
"Commencement Date," as that term is defined in the New Lease, to the date of
execution of such amendment with appropriate modifications to the New Lease to
incorporate the economic terms of the Sublease which are applicable to the
period of time before the Commencement Date would have otherwise occurred.

         6. CONDITIONS PRECEDENT. This Agreement shall not become effective
until all of the following conditions precedent have been fully satisfied: (a)
Tenant and Subtenant shall have executed and delivered an original counterpart
of this Agreement to Landlord; (b) Subtenant and Tenant shall have fully
executed and delivered to Landlord an original Sublease; (c) Subtenant shall
have executed and delivered an original counterpart of the New Lease to
Landlord; (d) Landlord shall have executed and delivered an original counterpart
of the New Lease to Subtenant; (e) Landlord shall have executed and delivered an
original counterpart of this Agreement to all parties hereof; and (f) Tenant
shall have delivered a fully executed Personal Guaranty and a fully executed
Security Agreement (and any documents required thereby) to Landlord in
accordance with SECTION 9 below. Tenant agrees to reimburse Landlord the sum of
[TDB] Dollars ($ TBD] ) for processing fees and attorneys' fees and
disbursements incurred by Landlord for services rendered by its attorneys in
connection with the subletting and this Agreement, which amount shall be deemed
to be due and payable by Tenant to Landlord as additional rent under the Lease

         7. LEASE PROVISIONS. Landlord and Tenant hereby agree that the Option
to Extend Term Lease Rider and Paragraph 8 of the Addendum Rider, both attached
to and a part of the Lease, are hereby deleted in their entirety and of no
further force or effect.

         8. SECURITY DEPOSIT. On or prior to the "Termination Date," as such
term is defined in the Sublease, Tenant agrees to transfer, assign and convey
all unapplied portions of the Security Deposit (including the Initial Security
Deposit and the Second Security Deposit) to Landlord to be held as a security
deposit under the New Lease and Subtenant hereby authorizes and approves the
same. If Tenant fails to so timely transfer, assign and convey all unapplied
portions of the Security Deposit (including the Initial Security Deposit and the
Second Security Deposit) to Landlord, such failure shall be deemed to be a
material default under Section 10.02(b) of the Lease. Notwithstanding the
failure of Tenant to timely transfer, assign and convey the Security Deposit
(including the Initial Security Deposit and the Second Security Deposit) to
Landlord, Landlord shall be liable to Subtenant for and shall credit Subtenant
with the entire amount of the unapplied portions of the Initial Security Deposit
and the unapplied portions of the Second Security Deposit (but with respect to
the Second Security Deposit, only if paid to Landlord) as specifically set forth
in SECTION 4.1, above.

                                      -4-
<PAGE>

         9. GUARANTY. In order to ensure and secure Tenant's obligation to pay
the unapplied portion of the Initial Security Deposit to Landlord (and to
provide reasonable and detailed backup regarding any amounts so applied),
Wilson, Wilson & Wilson, a California general partnership, shall guaranty such
obligation to Landlord. In connection with such guaranty, Wilson, Wilson &
Wilson shall execute and deliver to Landlord concurrently with Tenant's
execution of this Agreement, a Personal Guaranty in the form attached hereto as
Exhibit "C" and made a part hereof, and a Security Agreement in the form
attached hereto as Exhibit "D" and made a part hereof (and any other
documentation required thereby) and, in addition, Tenant hereby consents to and
agrees that the current security deposit being held by Landlord under the Lease
in the amount of Forty Three Thousand Eight Hundred Thirty-Two and 34/100
Dollars ($43,832.34) may also be used by Landlord and applied against Tenant's
obligation to pay the Initial Security Deposit to Landlord.

         10. TENANT ADDITIONAL OBLIGATIONS. Tenant agrees that if the Subtenant
ceases business operations from the Premises for any reason during the term of
the Sublease, at Landlord's sole option, Tenant shall return the Premises to the
condition required by SECTION 6.0 of the Lease, except that Tenant shall have no
obligation to alter the renovations to the rear loading area or any other
alterations which Landlord, at its sole option, elects to retain.

         11. HAZARDOUS MATERIALS. Landlord hereby agrees to indemnify, protect,
defend and hold harmless Subtenant from and against any and all environmental
damages, including the cost of remediation, which existed as a result of
Hazardous Materials (as defined in the New Lease) on the Premises prior to the
date Tenant first took occupancy of all or any portion of the Premises or which
were caused by the gross negligence or willful misconduct of Landlord.
Landlord's obligations, as and when required by Applicable Requirements (as
defined in the New Lease), shall include, but not be limited to, the cost of
investigation, removal, remediation and/or abatement and shall survive the
expiration or termination of the Sublease and this Agreement.

         12. GENERAL PROVISIONS.

                  12.1 CONSIDERATION FOR SUBLEASE. Tenant and Subtenant
represent and warrant that there are no additional payments of rent or any other
consideration of any type payable by Subtenant to Tenant with regard to the
Premises other than as disclosed in the Sublease.

                  12.2 BROKERAGE COMMISSION. Tenant and Subtenant covenant and
agree that under no circumstances shall Landlord be liable for any brokerage
commission or other charge or expense in connection with the Sublease or the New
Lease. Landlord and Tenant agree that all brokerage commissions with respect to
the New Lease and Sublease shall be paid in accordance with the provisions of
Exhibit "B" attached hereto. Tenant and Subtenant agree to protect, defend
indemnify and hold Landlord harmless from and against the same and from any cost
or expense (including, but not limited to, attorney's fees) incurred by Landlord
in resisting any claim for any such brokerage commission.

                                      -5-
<PAGE>

                  12.3 CONTROLLING LAW. The terms and provisions of this
Agreement shall be construed in accordance with and governed by the laws of the
State of California.

                  12.4 BINDING EFFECT. This Agreement shall be binding upon and
inure to the benefit of the parties hereto, their heirs, successors and
permitted assigns. As used herein, the singular number includes the plural and
the masculine gender includes the feminine and neuter.

                  12.5 CAPTIONS. The section captions utilized herein are in no
way intended to interpret or limited the terms and conditions hereof; rather,
they are intended for purposes of convenience only.

                  12.6 PARTIAL INVALIDITY. If any term, provision or condition
contained in this Agreement shall, to any extent, be invalid or unenforceable,
the remainder of this Agreement, or the application of such term, provision or
condition to persons or circumstances other than those with respect to which it
is invalid or unenforceable, shall not be affected thereby, and each and every
other term, provision and condition of this Agreement shall be valid and
enforceable to the fullest extent permitted by law.

                  12.7 ATTORNEYS' FEES. If either party commences litigation
against the other for the specific performance of this Agreement, for damages
for the breach hereof or otherwise for enforcement of any remedy hereunder, the
parties hereto agree to and hereby do waive any right to a trial by jury and, in
the event of any such commencement of litigation, the prevailing party shall be
entitled to recover from the other party such costs and reasonable attorneys'
fees as may have been incurred.

                  12.8 COUNTERPARTS. This Agreement may be executed in one or
more counterparts, each of which shall be deemed original, and all of which
together shall constitute one and the same instrument.

                  12.9 FURTHER ASSURANCES. The parties hereto agree that each of
them, upon the request of the other party, shall execute and deliver, in
recordable form if necessary, such further documents, instruments or agreements
and shall take such further action that may be necessary or appropriate to
effectuate the purposes of this Sublease.

                  12.10 WAIVER AND CONSENT. Upon execution of this Agreement and
upon Subtenant's and Tenant's request from time to time, Landlord shall execute
a waiver and consent in the form of Exhibit "C" attached to the Sublease or such
other form as is reasonably acceptable to Landlord with appropriate changes
based on the fact that Landlord is executing such document. In addition,.
Landlord and Tenant acknowledge that the Sublease will be hypothecated and
pledged as collateral to Subtenant's lenders. Landlord and Tenant hereby consent
to such hypothecation and pledge of all of Subtenant's rights under the Sublease
to Subtenant's existing or future lenders. The pledge of Subtenant's rights
under the Sublease and any subsequent foreclosure thereof and assumption of the
Sublease by any such lender shall not constitute a change of control of
Subtenant but shall be deemed a transfer to a Non-Transferee pursuant to Section
14 of the Addendum to the New Lease.

                                      -6-
<PAGE>

                  12.11 WAIVER OF JURY TRIAL. SUBTENANT, LANDLORD AND TENANT
HEREBY EXPRESSLY WAIVE ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION
OR CAUSE OF ACTION (A) ARISING UNDER THIS AGREEMENT, INCLUDING, WITHOUT
LIMITATION, ANY PRESENT OR FUTURE MODIFICATION THEREOF, OR (B) IN ANY WAY
CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO OR
ANY OF THEM WITH RESPECT TO THIS AGREEMENT (AS NOW OR HEREAFTER MODIFIED) OR ANY
OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION
HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER
SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION IS NOW EXISTING OR HEREAFTER
ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND EACH SUCH
PARTY HEREBY AGREES AND CONSENTS; THAT ANY PARTY TO THIS AGREEMENT MAY FILE AN
ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN
EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY
MIGHT OTHERWISE HAVE TO TRIAL BY JURY.

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

                                          "Landlord":

                                          VERNON ASSOCIATES, LLC,
                                          a California limited liability company

                                          By: /s/ William D. Feldman
                                              ----------------------------------
                                          Name: William D. Feldman
                                          Its: Managing Member

                                          By:
                                              ----------------------------------
                                          Name:
                                          Its:

                       [signatures continued on next page]

                                      -7-
<PAGE>

                    [signatures continued from previous page]

                                          "Tenant":

                                          ERNEST PAPER PRODUCTS, INC.,
                                          a California corporation

                                          By: /s/ A. Charles Wilson
                                              ----------------------------------
                                          Name: A. Charles Wilson
                                          Its: Chairman, Sec.

                                          By: /s/ Timothy Wilson
                                              ----------------------------------
                                          Name: Timothy Wilson
                                          Its: President

                                          "Subtenant":

                                           OVERHILL FARMS, INC.,
                                           a Nevada corporation

                                           By: /s/ James Rudis
                                               ---------------------------------
                                           Name: James Rudis
                                           Its: President

                                           By:
                                              ----------------------------------
                                           Name:
                                           Its:

                                      -8-
<PAGE>

                                   EXHIBIT "A"

                                    SUBLEASE

<PAGE>

                                   EXHIBIT "B"

                              BROKERAGE COMMISSION

         Upon the satisfaction of the conditions precedent contained in Section
6 of the Agreement, Tenant shall within ten (10) business days thereafter pay
leasing commissions, in full, to Colliers Seeley in the amount of Two Hundred
Sixty Two Thousand Four Hundred Thirty Nine Dollars ($262,439.00) and to William
D. Feldman Associates in the amount of Eighty Seven Thousand Four Hundred
Seventy Nine Dollars ($87,479.00) for a total commission payable equal to Three
Hundred Forty Nine Thousand Nine Hundred Eighteen Dollars ($349,918.00) ("Total
Commission"). Landlord agrees that a portion of the Total Commission in the
amount of Two Hundred Thirty Six Thousand One Hundred Ninety-Five Dollars
($236,195.00) is attributable to the six (6) year and nine (9) month term of the
New Lease, which New Lease commences concurrently upon the expiration of the
Lease and Sublease. Therefore, Landlord agrees to pay to Tenant an amount equal
to Two Thousand Nine Hundred Fifteen and 99/100 Dollars ($2,915.99) for each
month during the term of the New Lease (for a total of Two Hundred Thirty Six
Thousand One Hundred Ninety Five Dollars ($236,195.00)) ("Reimbursement
Payments") for which Landlord receives rent from Subtenant under the New Lease
and so long as Subtenant is not otherwise in monetary default under the New
Lease. Such payments from Landlord to Tenant shall be due and payable within
thirty (30) days following Landlord's receipt of the appropriate payment from
Subtenant. Landlord and Tenant acknowledge that if Subtenant fulfills all
Subtenant's responsibilities under the New Lease and makes all monetary payments
thereunder, Landlord's Reimbursement Payments shall total an amount equal to Two
Hundred Thirty Six Thousand One Hundred Ninety Five Dollars ($236,195.00).
Tenant agrees that Colliers Seeley and William D. Feldman Associates are third
party beneficiaries of this Agreement for the sole purpose of enforcing Tenant's
obligation to timely pay the leasing commissions specified herein, including the
rights under Section 11.7 of the Agreement. If Tenant fails to timely pay the
commissions required to be paid hereunder, the amounts past due shall earn
interest from the date due until paid at the maximum rate allowed by law.

<PAGE>

                                   EXHIBIT "C"

                                    GUARANTY

         WILSON, WILSON & WILSON, a California general partnership
("Guarantor"), whose address is c/o Turner, Laub & Escovar, 888 S. Figueroa
Street, Suite 860, Los Angeles, CA 90017, Attention: Bruce Laub, whose facsimile
number is (213) 627-6489 and whose Social Security/Tax Identification Number is
95-3633264, as a material inducement to and in consideration of VERNON
ASSOCIATES, LLC, a California limited liability company ("Landlord"), entering
into that certain Consent to Sublease Agreement dated as of January 1, 2002 (the
"Agreement"), with ERNEST PAPER PRODUCTS, INC., a California corporation
("Tenant"), and OVERHILL FARMS, INC., a Nevada corporation ("Subtenant"),
concerning Landlord's consent to Tenant's sublease to Subtenant of that certain
approximately 147,210 square foot one-story tilt up warehouse building located
at 2727 E. Vernon Avenue, Vernon California, hereby unconditionally, irrevocably
and jointly and severally guarantees and promises to, and for the benefit of
Landlord, fully and promptly pay and discharge Tenant's obligation to pay to
Landlord the unapplied portion of the original security deposit paid by
Subtenant to Tenant in accordance with the provisions of such sublease in the
amount of Four Hundred Thirty Thousand Dollars ($430,000.00) (and to provide
reasonable and detailed backup regarding any amounts so applied) (hereinafter,
the "Guarantied Obligation"). Without Landlord first having to proceed against
Tenant or to proceed against any security therefore, Guarantor agrees to pay, on
demand, all sums due and to become due from Tenant with respect to the
Guarantied Obligation and all losses, costs, attorneys' fees or expenses which
may be suffered by Landlord by reason of Tenant's default thereof. Guarantor's
liability under this Guaranty shall continue until the Guarantied Obligation has
been fully paid and performed. Guarantor hereby warrants and represents to
Landlord that Guarantor now has and will continue to have full and complete
access to any and all information concerning the value of assets owned or to be
acquired by Tenant, Tenant's financial status and Tenant's ability to pay and
perform the Guarantied Obligation owed to Landlord. Guarantor further warrants
and represents to Landlord that: (1) Minda S. Wilson, individually, Timothy
Wilson, individually, and A. Charles Wilson and Betty S. Wilson Trust u/d/t
dated 6/18/80, are the sole partners of Guarantor (collectively, "Guarantor's
Partners"); and (2) all consents, approvals and authorizations required in
connection with Guarantor's execution and delivery of this Guaranty, and
performance the its obligations hereunder, whether required by law, agreement or
otherwise, have been obtained, including, but not limited to, the consent and
approval required of (a) Guarantor's Partners pursuant to the terms of
Guarantor's partnership agreement or otherwise, and (b) the respective spouses
of Guarantor's Partners that are married.

         Guarantor expressly consents to Landlord taking any or all of the
following actions, from time to time, without notice or further consent from
Guarantor and such action shall not affect Guarantor's liability hereunder or
create any right of recourse or right of action by Guarantor against Landlord:
(i) waiving, renewing, extending, accelerating or otherwise changing the time,
manner, place or terms of payment of any indebtedness of Tenant or the
performance or observance by Tenant of any other term of any agreement relating
thereto; (ii) holding real or personal property security for payment of this
Guaranty or any indebtedness of Tenant, and exchanging, changing, impairing,
enforcing, waiving or releasing any such security; (iii) applying any such
security and directing the order and manner of sale thereof as Landlord may in

<PAGE>

Landlord's discretion determine; (iv) modifying, amending, supplementing or
adding to any agreements relating to any security or the Guarantied Obligation;
(v) exercising, failing to exercise or failing to timely exercise any right or
remedy against Tenant, any security (including Landlord's failure to perfect
Landlord's security interest in any security) or other guaranty of Tenant's
indebtedness; (vi) failing to proceed against or exhaust any of Tenant's
security held by Landlord; and (vii) releasing or substituting any one or more
endorsers or guarantors. Guarantor agrees that this is a guaranty of payment not
of collection, and consents to any form of remedy pursued by Landlord to enforce
its rights under any instrument evidencing or securing Tenant's indebtedness, in
whatever order Landlord may choose, including all remedies that may eliminate
Guarantor's right of subrogation, result in the relinquishment of a deficiency
judgment in Guarantor's favor against Tenant or both. Landlord may, without
notice, assign this Guaranty in whole or in part. Guarantor waives any defense
arising by reason of any disability or other defense of Tenant or by reason of
the cessation from any cause of the liability of Tenant and waives the benefit
of any statute of limitations applicable to any indebtedness of Tenant or to any
liability of Guarantor hereunder. If Tenant defaults under the Guarantied
Obligation, Landlord may proceed immediately against Guarantor or Tenant, or
both, or Landlord may enforce against Guarantor or Tenant, or both, any rights
that it has under the Agreement or against Guarantor pursuant to this Guaranty
or Security Agreement (as defined below). Guarantor hereby waives notice of or
the giving of its consent to any amendments which may hereafter be made to the
terms of the Agreement, and this Guaranty shall guarantee the performance of the
Guarantied Obligation as such may be amended in connection therewith, or as the
same may be assigned from time to time. If Landlord disposes of its interest in
the Agreement, "Landlord," as used in this Guaranty, shall mean Landlord's
successors in interest and assigns.

         Guarantor waives and agrees not to assert or take advantage of: (a) any
right to require Landlord to proceed against Tenant or any other person, firm or
corporation or to proceed against or exhaust any security held by it at any time
or to pursue any other remedy in its power; (b) the defense of the statute of
limitations in any action hereunder or for the collection of any indebtedness or
the performance of any obligation guaranteed hereby; (c) any defense that may
arise by reason of the incapacity, lack of authority, death or disability of, or
revocation hereof by, any other or others or the failure of Landlord to file or
enforce a claim against the estate (either in administration, bankruptcy, or
other proceeding) of any other or others; (d) demand, protest and notice of any
kind, including, without limiting the generality of the foregoing, notice of the
existence, creation or incurring of new or additional indebtedness or of any
action or non-action on the part of Tenant, Landlord, any endorser, creditor of
Tenant or Guarantor under this or any other instrument, or any other person
whomsoever, in connection with any obligation or evidence of indebtedness hereby
guaranteed; (e) any defense based upon an election of remedies by Landlord,
including, without limitation, any election which destroys or otherwise impairs
subrogation rights of Guarantor or the right of Guarantor to proceed against
Tenant for reimbursement, or both.

         Until the Guarantied Obligation has been fully paid and performed for
the benefit of Landlord, Guarantor shall have no right of subrogation and hereby
waives any right to enforce any remedy which Landlord now or may hereafter have
against Tenant, and hereby waives any benefit of any security now or hereafter
held by Landlord. Guarantor waives all presentments, demands for performance,

                                      -2-
<PAGE>

notice of non-performance, protests, notices of protests, and notices of
dishonor and of the existence, creation or incurring of new or additional
indebtedness and waives the benefit of all exemptions and homestead laws.
Without limiting the generality of the foregoing, Guarantor hereby expressly
waives any and all benefits of California Civil Code ss.ss. 2799, 2808, 2809,
2810, 2815, 2819, 2825, 2839 and 2845 through 2850, or any successor sections.

         Any indebtedness or security of Tenant now or hereafter held by
Guarantor is hereby subordinated to the Guarantied Obligation, guaranteed hereby
and shall not be paid in whole or in part without Landlord's prior written
consent, nor shall Guarantor accept any payment of all or part of any such
indebtedness while this Guaranty is in effect. Guarantor hereby waives and
releases any claims to any security of Tenant and to any benefit of, and any
right to participate in, any security now or hereafter held by Tenant while this
Guaranty is in effect. Any such indebtedness of Tenant to Guarantor is hereby
assigned to Landlord as security for the performance of this Guaranty and the
payment and performance of the Guarantied Obligation by Tenant. At Landlord's
request, Guarantor shall pay to Landlord all or any part of such subordinated
indebtedness. Any payment by Tenant to Guarantor in violation of this Guaranty
shall be received by Guarantor in trust for Landlord and shall be paid to
Landlord immediately upon demand. Any such payment shall be applied against the
Guarantied Obligation guaranteed hereby, but shall not otherwise reduce or
affect, in any manner, the liability of Guarantor under this Guaranty.

         Guarantor hereby agrees that, in the event any bankruptcy, insolvency,
reorganization, liquidation or similar proceeding is instituted against Tenant,
whether voluntary or involuntary, Guarantor shall continue to be fully liable
hereunder, notwithstanding any action taken in connection with such proceeding,
including, without limitation, any election by Landlord pursuant to United
States Bankruptcy Code ss. 1111(b)(2), and Landlord shall have the right to: (1)
file claims in any such proceeding on behalf of Guarantor if Guarantor fails to
file such claim; (2) vote Guarantor's claims in any such proceeding; and (3)
receive interest on Tenant's obligations accruing after the filing of a petition
or other document to institute any such proceeding to the extent of Guarantor's
claims against Tenant.

         "Tenant" and "Guarantor" shall include the plural if there is more than
one Tenant or Guarantor. If there is more than one Guarantor, their liabilities
hereunder shall be joint and several, and each shall be deemed a primary
obligor, and the liability of any Guarantor shall not be affected by the death
of any other Guarantor or by any notice given by any other Guarantor. Any
married person who, in his or her individual capacity, signs this Guaranty as a
general partner of Guarantor hereby expressly agrees that recourse may be had
against his or her separate property for all obligations under this Guaranty.
Guarantor's obligations under this Guaranty shall not be assigned and shall be
binding upon Guarantor's heirs and successors.

         The obligations of Guarantor hereunder are independent of the
obligations of Tenant. Guarantor agrees that a separate action may be brought or
prosecuted against any one or more Guarantors whether or not Guarantors are the
alter ego of Tenant and where or not the action is brought or prosecuted against
any other Guarantors or Tenant and Landlord may release any Guarantors or Tenant
or release or waive any security without releasing other Guarantors.

                                      -3-
<PAGE>

         If at any time Landlord shall institute any action or proceeding
against any Guarantor relating to collecting or enforcement of this Guaranty or
the obligations guaranteed hereby, or engage an attorney to enforce any such
provision, Landlord shall be reimbursed by such Guarantor in addition to such
other relief as the court may award, for attorneys' fees, costs and expenses,
all as actually incurred (including, without limitation, those incurred in
investigation, appellate proceedings or in any action or participation in, or in
connection with, any case or proceeding under Chapters 7, 11, or 13 of the
Bankruptcy Code or any successor thereto).

         This Guaranty shall be effective irrespective of any change in the
composition or ownership or form of ownership of Tenant and wherever the Tenant
may be located. If any one or more provisions of this Guaranty shall be
determined to be illegal or unenforceable, all other provisions shall remain
effective. Neither this Guaranty nor any terms hereof may be changed, waived,
discharged or terminated orally, but only by an instrument in writing executed
by the party against which enforcement of the change, waiver, discharge or
termination is sought. The liability of Guarantor and all of Landlord's rights,
powers and remedies hereunder and under any other agreement now or at any time
hereafter in force between Landlord and Guarantor, or any of them, relating to
the Tenant shall be cumulative and not alternative and such rights, powers and
remedies shall be in addition to all rights, powers and remedies given to
Landlord by law. Guarantor's obligations under this Guaranty may not be assigned
and shall be binding upon Guarantor's heirs and successors.

         No delay on Landlord's part in exercising any rights hereunder or
failure to exercise the same shall constitute a waiver of such rights. No notice
to, or demand on, Guarantor shall be deemed to be a waiver of the obligation of
Guarantor to take further action without notice or demand as provided herein. No
waiver of any of Landlord's rights hereunder, and no modification or amendment
of this Guaranty, shall be deemed to be made by Landlord unless the same shall
be in writing, duly signed on Landlord's behalf, and in each such waiver, if
any, shall apply only with respect to the specific instance involved and shall
in no way impair Landlord's rights or the obligations of Guarantor to Landlord
in any other respect at any other time.

         This Guaranty shall be governed by and construed in accordance with the
laws of the State of California.

         In any such action or proceeding, Guarantor waives personal service of
the Summons and Complaint or other process and papers therein and agrees that
any process or notice of motion or other application to any of said Courts or a
judge thereof, or any notice in connection with any proceedings hereunder may be
served (1) inside or outside such State by registered or certified mail, return
receipt requested, addressed to Guarantor at the address set forth above or
which Guarantor has previously advised Landlord in writing with concurrent
sending of all such papers by facsimile to the telephone number set forth above,
and service or notice so served shall be deemed complete when received by
Guarantor, or (2) in such other manner as may be permissible under the rules of
said Courts.

         This Guaranty shall be secured by a Security Agreement (Assignment of
Membership Interest) of even (or approximately even) date herewith (the
"Security Agreement"), executed by Guarantor for the benefit of Landlord,
pursuant to which Guarantor shall assign to Landlord, for security purposes, all
of Guarantor's right, title and interest in and to its membership interests in
Landlord.

                                      -4-
<PAGE>

         GUARANTOR FURTHER AGREES THAT ANY TRIAL RELATING TO, ARISING OUT OF OR
DERIVING FROM THIS GUARANTY SHALL BE TRIED SOLELY BEFORE A JUDGE AND NOT BEFORE
A JURY.

Date: January 1, 2002            GUARANTOR:

                                 WILSON, WILSON & WILSON,
                                 a California general partnership

                                 By:
                                     -------------------------------------------
                                     Name: A. Charles Wilson and Betty S. Wilson
                                           Trust u/d/t dated 6/18/80
                                     Its:  General Partner

                                 By:
                                     -------------------------------------------
                                     Name:   Timothy Wilson
                                     Its:    General Partner

                                      -5-
<PAGE>

                                   EXHIBIT "D"

                               SECURITY AGREEMENT
                      (Assignment of Membership Interests)

         THIS SECURITY AGREEMENT (Assignment of Membership Interest) (this
"Agreement") is made as of January 1, 2002, by WILSON, WILSON & WILSON, a
California general partnership ("Debtor"), in favor of VERNON ASSOCIATES, LLC, a
California limited liability company ("Secured Party"), with reference to the
following facts:

                                    RECITALS
                                    --------

         A. Secured Party, Ernest Paper Products, Inc., a California corporation
("Tenant"), and Overhill Farms, Inc., a Nevada corporation ("Subtenant"), have
entered into that certain Consent to Sublease Agreement dated as of January 1,
2002 (the "Consent Agreement"), pursuant to which, among other things, (i)
Secured Party has consented to Tenant's sublease of certain premises to
Subtenant, and (ii) Tenant has agreed to pay to Secured Party, upon the
"Termination Date" set forth in that certain sublease agreement between Tenant
and Subtenant, the unapplied portion of the original security deposit paid to
Tenant by Subtenant in the amount of Four Hundred Thirty Thousand Dollars
($430,000.00) (the "Initial Security Deposit").

         B. In order to ensure and secure Tenant's obligation to pay the
unapplied portion of the Initial Security Deposit to Secured Party under the
terms of the Consent Agreement (and to provide reasonable and detailed back-up
regarding any amounts so applied), Secured Party has required that Debtor
execute and deliver that certain Personal Guaranty dated as of January 1, 2002
(the "Guaranty") to guarantee the full and prompt payment and discharge of such
obligation of Tenant.

         C. Secured Party has required, as a further condition to entering into
the Consent Agreement and as security for Debtor's obligations under the
Guaranty, that Debtor assign, for security purposes only, all of its right,
title and interest in and to its membership interests in Secured Party.

         NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Debtor, intending to be legally
bound hereby, unconditionally agrees as follows:

         1. OBLIGATIONS SECURED. The obligations secured hereby are the payment
and performance of: (a) all obligations of Debtor to Secured Party evidenced by
the Guaranty; and (b) all present and future obligations of Debtor to Secured
Party which expressly provide that they are secured hereby (collectively, the
"Secured Obligations"). As security for the Secured Obligations, Debtor hereby
pledges, encumbers, assigns, grants, transfers and sets over to Secured Party a
security interest in all of its right, title and interest in and to the
following (collectively, the "Collateral"): (i) all of the membership interests
in Secured Party held by Debtor, including, without limitation, (A) all voting
rights, (B) all rights to receive profits, income and distributions, whether in
cash or in kind, gains, losses, deduction credits, payable or allocated to the

<PAGE>

members of Secured Party under that certain Operating Agreement of Secured Party
dated as of February 2, 1996 (as amended, the "Operating Agreement"), (C) all
fees and charges to by paid by Secured Party to Debtor, whether now owned or
hereafter acquired, whether arising under the Operating Agreement or otherwise,
(D) any right of first refusal or option to acquire any membership interest in
Secured Party, and (E) any other property rights and interests that Debtor may
be entitled at any time to receive on account of such membership interests; (ii)
after-acquired property which replaces any of the foregoing property; and (iii)
the proceeds and products, if any, from all of the foregoing property.

         2. FINANCING STATEMENTS. Debtor hereby authorizes Secured Party to
complete and file such financing statements pursuant to the appropriate statutes
to perfect the security interest created hereby. Debtor further agrees to
perform all acts which Secured Party may reasonably request so as to enable
Secured Party to maintain such valid and perfected security interests in the
Collateral in order to secure the full payment and performance of the Secured
Obligations. Secured Party is authorized to file a copy of any such financing
statement in any jurisdiction(s) as it shall deem appropriate from time to time
in order to perfect the security interest granted herein.

         3. REPRESENTATIONS REGARDING MEMBERSHIP INTERESTS. In making the
foregoing assignment, Debtor hereby represents and warrants to Secured Party
that as of the date hereof:

                  3.1. Debtor and the members identified in the Consent to
Assignment attached hereto as EXHIBIT A and made a part hereof are collectively
the sole holders and owners of all of the membership interests in Secured Party;

                  3.2. Minda S. Wilson, individually, Timothy G. Wilson,
individually, and A. Charles Wilson and Betty S. Wilson Trust u/d/t dated
6/18/80, are the sole partners of Debtor (collectively, "Debtor's Partners");

                  3.3. Debtor has the right and authority to execute, deliver
and perform this Agreement;

                  3.4. All consents, approvals and authorizations required in
connection with Debtor's execution and delivery of this Agreement, and
performance of its obligations hereunder, whether required by law, agreement or
otherwise, have been obtained, including, but not limited to, any consent or
approval required of (a) the other members of Secured Party pursuant to the
terms of the Operating Agreement, (b) Debtor's Partners pursuant to the terms of
Debtor's partnership agreement or otherwise, and (c) the respective spouses of
Debtor's Partners that are married;

                  3.5. The Operating Agreement is valid and in full force and
effect in accordance with its terms, and Debtor is in full compliance with all
of the requirements, terms conditions and covenants contained therein;

                  3.6. Debtor has not pledged or assigned its membership
interests in Secured Party to any person or entity, except Secured Party
pursuant hereto.

                                      -2-
<PAGE>

         4. CONTINUED OPERATION BY DEBTOR. This Agreement is an assignment for
security purposes but, without diminishing the rights and security interests
granted hereunder, so long as no default exists hereunder or under the Guaranty,
Debtor may use, take advantage of and have all of the benefits of the
Collateral, but not including the right, without Secured Party's prior written
consent as herein described, to pledge, encumber, assign, sell or transfer its
membership interests in Secured Party or to admit substitute or additional
parties as members in Secured Party if such admission would result in a dilution
of Debtor's membership interests. Secured Party, in Secured Party's sole
discretion, may terminate and revoke the foregoing rights of Debtor upon any
default hereunder or under the Guaranty. Any attempted pledge, encumbrance,
assignment, sale or transfer of Debtor's membership interests in Secured Party,
and any attempted admission of substitute or additional members in Secured
Party, not specifically permitted under this Agreement, or otherwise consented
to by Secured Party in writing, are absolutely void and of no force or effect
for any purpose whatsoever.

         5. COVENANTS OF DEBTOR. Debtor hereby covenants and agrees:

                  5.1. Not to execute, without Secured Party's prior written
consent (which Secured Party may give or withhold in Secured Party's sole
discretion), any other agreement or instrument for purposes of pledging,
encumbering, assigning, selling or transferring Debtor's right, title or
interest in the membership interests of Secured Party;

                  5.2. Not to admit, without Secured Party's prior written
consent (which Secured Party may give or withhold in Secured Party's sole
discretion), any person or entity as an additional or substitute member of
Debtor if such admission would result in a dilution of Debtor's membership; and

                  5.3. Deliver promptly to Secured Party true and correct copies
of all notices or other documents or communications received or given by Debtor
with regard to or relating in any way to Debtor's membership interests in
Secured Party.

         6. EVENTS OF DEFAULT. Each of the following events shall constitute an
"Event of Default" hereunder:

                           6.1 if Debtor fails to observe or perform any
          obligation or agreement contained in this Agreement or the Guaranty;

                           6.2 if any representation or warranty made by Debtor
          herein shall prove to be incorrect in any material respect when made;
          and

                           6.3 if Debtor pledges, encumbers, assigns, sells or
          transfers all or any portion of the Collateral or any interest therein
          in violation of the terms of this Agreement.

         7. REMEDIES OF SECURED PARTY. If an Event of Default occurs and is
continuing, Secured Party shall have all rights, powers, privileges and remedies
granted to a secured party upon default under the California Commercial Code or
otherwise provided at law, including, but not limited to, the right to contact
all persons obligated to Debtor on the Collateral and to instruct such persons
to deliver all Collateral directly to Secured Party. Secured Party has and
possesses a security interest in all Collateral. Any forbearance or failure or

                                      -3-
<PAGE>

delay by Secured Party in exercising any right, power or remedy hereunder will
not be deemed a waiver of such right, power or remedy and any single or partial
exercise of any right, power or remedy hereunder or under the Guaranty does not
preclude the further exercise thereof, and every right, power and remedy of
Secured Party continues in full force and effect until such right, power or
remedy is waived specifically by an instrument in writing signed by Secured
Party. No notice to or demand on Debtor entitles Debtor to any other or further
notice or demand.

         8. REMEDIES CUMULATIVE. The remedies provided herein in favor of
Secured Party are not exclusive, but are cumulative and in addition to all other
remedies in favor of Secured Party existing under the Guaranty, and at law or in
equity. Without limiting the foregoing, Secured Party may exercise its rights
with respect to a portion of the Collateral without exercising its rights with
respect to any other portion thereof, and may exercise any of its rights under
this Agreement without obligation to other security.

         9. DEBTOR'S INDEMNITY. Debtor shall indemnify, defend and protect
Secured Party against and from and hold Secured Party free and harmless from any
and all claims, demands, lawsuits, judgments, awards, costs, liabilities and
expenses, including attorneys' fees, arising by reason of any default by Debtor
hereunder, including any default under the Operating Agreement.

         10. RELATIONSHIP OF PARTIES. This Agreement is intended to be and is
deemed for all purposes to constitute addition security granted to Secured Party
for the payment and performance of the obligations of Debtor under the Guaranty.
The execution and delivery of this Agreement and the enforcement of this
Agreement by Secured Party does not alter or expand upon the debtor and credit
or relationship between Debtor and Secured Party, and nothing contained herein
is to be construed to constitute Secured Party a partner of or a joint venturer
with Debtor.

         11. COSTS. Expenses and Attorneys' Fees. Debtor shall pay to Secured
Party immediately upon demand, the full amount of all payments, advances,
charges, costs and expenses, including reasonable attorneys' fees, incurred by
Secured Party in exercising any right, power, privilege or remedy conferred by
this Agreement or in the enforcement thereof, including any of the foregoing
incurred in connection with any bankruptcy proceeding relating to any Debtor or
valuation of the Collateral including, but not limited to, the seeking of relief
from or modification of the automatic stay or the negotiation and drafting of a
cash collateral order. All of the foregoing shall be paid by Debtor to Secured
Party, with interest at a rate per annum equal to the highest rate then
permitted under applicable law.

         12. MISCELLANEOUS.

                  (a) BINDING EFFECT. Wherever any of the parties to this
Agreement is referred to, such reference is deemed to include the heirs,
successors, assigns and personal representatives of such party. This Agreement
shall be binding upon and inure to the benefit of the successors and assigns of
each party hereto.

                  (b) NOTICES. All notices, demands, solicitations of consent or
approval, and other communications hereunder required or permitted shall be in
writing and shall be deemed to have been given (i) when personally delivered or
telecopied, (ii) one (1) business day after the date when deposited with an
overnight courier, or (iii) three (3) business days after the date when
deposited in the United States mail and sent postage prepaid by registered or
certified mail, return receipt requested, addressed as follows:

                                      -4-
<PAGE>

         If to Debtor, to the intended recipient at:

                  Wilson, Wilson & Wilson
                  c/o Turner, Laub & Escovar
                  888 S. Figueroa Street, Suite 860
                  Los Angeles, California 90017
                  Attention: Mr. Bruce Laub

         If to Secured Party, to the intended recipient at:

                  Vernon Associates, LLC
                  c/o 12540 Beatrice Street, Suite 203
                  Los Angeles, California 90066
                  Attention: Mr. William D. Feldman

                  (c) GOVERNING LAW. This Agreement shall be governed by and
construed in accordance with the laws of the State of California.

                  (d) SEVERABILITY. If any provision of this Agreement shall be
held to be prohibited by or invalid under applicable law, such provision shall
be ineffective only to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or any remaining provisions of this
Agreement.

                  (e) COUNTERPARTS. This Agreement may be executed in one or
more counterparts, all of which together shall constitute one and the same
agreement.

                  (f) JOINT AND SEVERAL LIABILITY. The liability of all persons
and entities executing this Agreement as Debtor shall be joint and several.

                  (g) HEADINGS. The headings used herein are for convenience of
reference only and are not part of this Agreement and do not in any way limit or
amplify the terms hereof.

                  (h) MODIFICATIONS. This Agreement may not be amended or
modified in any respect whatsoever except by written instrument signed by the
parties.

                  (i) WAIVER OF JURY TRIAL. THE DEBTOR AND SECURED PARTY HEREBY
EXPRESSLY WAIVE ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE
OF ACTION (A) ARISING UNDER THE LOAN DOCUMENTS, INCLUDING, WITHOUT LIMITATION,
ANY PRESENT OR FUTURE MODIFICATION THEREOF, OR (B) IN ANY WAY CONNECTED WITH OR
RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO OR ANY OF THEM WITH
RESPECT TO THE, LOAN DOCUMENTS OR THIS AGREEMENT (AS NOW OR HEREAFTER MODIFIED)
OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN
CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE
WHETHER SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION IS NOW EXISTING OR
HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND
EACH SUCH PARTY HEREBY AGREES AND CONSENTS; THAT ANY PARTY TO THIS AGREEMENT MAY
FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN
EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY
MIGHT OTHERWISE HAVE TO TRIAL BY JURY.

                                      -5-
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the date first appearing above.

                                 DEBTOR:

                                 WILSON, WILSON & WILSON,
                                 a California general partnership

                                 By:
                                     -------------------------------------------
                                     Name: A. Charles Wilson and Betty S. Wilson
                                           Trust u/d/t 6/18/80
                                     Its:     General Partner

                                 By:
                                     -------------------------------------------
                                     Name:    Timothy Wilson
                                     Its:     General Partner

                                      -6-
<PAGE>

                                    EXHIBIT A
                                    ---------

                               CONSENT OF MEMBERS

         The undersigned hereby certify that they constitute all of the members
of Vernon Associates, LLC, a California limited liability company (the
"Company"), other than Wilson, Wilson & Wilson, a California general partnership
("Debtor"). The undersigned: (a) have read and understand the foregoing Security
Agreement (Assignment of Membership Interest) executed by Debtor in favor of the
Company (the "Security Agreement"); (b) acknowledge and consent to the terms of
the Security Agreement and Debtor's execution, delivery and performance
thereunder, and (c) acknowledge and agree that to the extent the consent and
approval of the members is required under the terms of the Company's operating
agreement, execution of this Consent of Members by the undersigned shall be
deemed to satisfy the consent and approval required thereunder.

         IN WITNESS WHEREOF, the undersigned have executed this Consent of
Members as of January 1, 2002.

-------------------------------------      -------------------------------------
WILLIAM D. FELDMAN, an individual          PATRICIA HOFFMAN, an individual

-------------------------------------      -------------------------------------
STUART KLABIN, an individual               EDWARD ELSNER, an individual

-------------------------------------      FBV, LTD., a California limited
THOMAS ELSNER, an individual               partnership

                                            By:
                                                --------------------------------
                                                William D. Feldman, its General
                                                  Partner

<PAGE>

                                   EXHIBIT "B"

                                   WORK LETTER

         This Work Letter shall set forth the terms and conditions relating to
the construction of the "Improvements," as that term is defined in SECTION 2.1
below. This Work Letter is essentially organized chronologically and addresses
the issues of the construction of the Improvements, in sequence, as such issues
will arise during the actual construction of the Improvements.

         1. DELIVERY OF THE PREMISES AND BASE PROJECT. Sublandlord shall deliver
the base, shell and core of the Premises and all other improvements currently
located in the Premises (collectively, the "Base Project") to Subtenant
following the mutual execution and delivery of this Sublease. Subtenant has
inspected and hereby approves the condition of the Base Project and agrees that
the Base Project shall be delivered to Subtenant in their presently existing
"as-is" condition.

         2. IMPROVEMENTS. Subtenant shall design and construct within the
Premises certain improvements, which are permanently affixed to the Premises
(the "Improvements").

         3. CONSTRUCTION DRAWINGS.

         3.1 SELECTION OF ARCHITECT/CONSTRUCTION DRAWINGS. Subtenant shall
retain an architect, subject to Sublandlord's and Landlord's prior reasonable
approval, or use its internal personnel (the "Architect") to prepare the
"Construction Drawings," as that term is defined in this SECTION 3.1. Subtenant
shall retain the engineering consultants reasonably approved by Landlord, or use
its internal personnel (the "Engineers") to prepare all plans and engineering
working drawings relating to the structural, mechanical, electrical, plumbing,
HVAC, life safety, and sprinkler work of the Improvements. The plans and
drawings to be prepared by Architect and the Engineers hereunder shall be known
collectively as the "Construction Drawings." All Construction Drawings shall
comply with the drawing format and specifications reasonably determined by
Landlord, and shall be subject to Sublandlord's and Landlord's approval.
Subtenant and Architect shall verify, in the field, the dimensions and
conditions as shown on the relevant portions of the Base Project plans, and
Subtenant and Architect shall be solely responsible for the same, and
Sublandlord and Landlord shall have no responsibility in connection therewith.
Sublandlord's and Landlord's review of the Construction Drawings as set forth in
this SECTION 3, shall be for their sole purpose and shall not imply
Sublandlord's and Landlord's review of the same, or obligate Sublandlord or
Landlord to review the same, for quality, design, code compliance or other like
matters. Accordingly, notwithstanding that any Construction Drawings are
reviewed by Sublandlord or Landlord or their space planners, architects,
engineers and consultants, and notwithstanding any advice or assistance which
may be rendered to Subtenant by Sublandlord or Landlord or Landlord's space
planner, architect, engineers, and consultants, Sublandlord and Landlord shall
have no liability whatsoever in connection therewith and shall not be
responsible for any omissions or errors contained in the Construction Drawings,
and Subtenant's waiver and indemnity set forth in the Sublease shall
specifically apply to the Construction Drawings.

<PAGE>

         3.2 FINAL SPACE PLAN. Subtenant shall supply Sublandlord and Landlord
with copies signed by Subtenant of its final space plan for the Premises before
any architectural working drawings or engineering drawings have been commenced.
The final space plan (the "Final Space Plan") shall include a layout and
designation of all offices, rooms and other partitioning, their intended use,
and equipment to be contained therein. Sublandlord or Landlord may request
clarification or more specific drawings for special use items not included in
the Final Space Plan. Sublandlord and Landlord shall advise Subtenant within
five (5) business days after Sublandlord's and Landlord's receipt of the Final
Space Plan for the Premises if the same is unsatisfactory or incomplete in any
respect. If Subtenant is so advised, Subtenant shall promptly cause the Final
Space Plan to be revised to correct any deficiencies or other matters
Sublandlord or Landlord may reasonably require.

         3.3 FINAL WORK DRAWINGS. After the Final Space Plan has been approved
by Sublandlord and Landlord, Subtenant shall supply the Engineers with a
complete listing of standard and non-standard equipment and specifications,
including, without limitation, B.T.U. calculations, electrical requirements and
special electrical receptacle requirements for the Premises, to enable the
Engineers and the Architect to complete the "Final Working Drawings" (as that
term is defined below) in the manner as set forth below. Upon the approval of
the Final Space Plan by Sublandlord, Landlord and Subtenant, Subtenant shall
promptly cause the Architect and the Engineers to complete the architectural and
engineering drawings for the Premises, and Architect shall compile a fully
coordinated set of architectural, structural, mechanical, electrical and
plumbing working drawings in a form which is complete to allow subcontractors to
bid on the work and to obtain all applicable permits (collectively, the "Final
Working Drawings") and shall submit the same to Sublandlord and Landlord for
Sublandlord's and Landlord's approval. Subtenant shall supply Sublandlord and
Landlord with copies signed by Subtenant of such Final Working Drawings.
Sublandlord and Landlord shall advise Subtenant within five (5) business days
after Sublandlord's and Landlord's receipt of the Final Working Drawings for the
Premises if the same is unsatisfactory or incomplete in any respect. If
Subtenant is so advised, Subtenant shall immediately revise the Final Working
Drawings in accordance with such review and any disapproval of Sublandlord or
Landlord in connection therewith.

         3.4 APPROVED WORKING DRAWINGS. The Final Working Drawings shall be
approved by Sublandlord and Landlord (the "Approved Working Drawings") prior to
the commencement of construction of the Premises by Subtenant. After approval by
Sublandlord and Landlord of the Final Working Drawings, Subtenant may submit the
same to the appropriate municipal authorities for all applicable building
permits. Subtenant hereby agrees that neither Sublandlord, Landlord nor
Landlord's consultants shall be responsible for obtaining any building permit or
certificate of occupancy for the Premises and that obtaining the same shall be
Subtenant's responsibility; provided, however, that Sublandlord and Landlord
shall, in any event, cooperate with Subtenant in executing permit applications
and performing other ministerial acts reasonably necessary to enable Subtenant
to obtain any such permit or certificate of occupancy. No material changes,
material modifications or material alterations in the Approved Working Drawings
may be made without the prior written consent of Sublandlord and Landlord, which
consent may not be unreasonably withheld.

                                      -2-
<PAGE>

4. CONSTRUCTION OF THE IMPROVEMENTS.

         4.1      THE CONTRACTOR.

                  4.1.1 THE CONTRACTOR. Subtenant shall act as the general
         contractor to construct the Improvements ("Contractor").

                  4.1.2 SUBTENANT'S AGENTS. All subcontractors, laborers,
         materialmen, and suppliers used by Subtenant other than employees of
         Subtenant (such subcontractors, laborers, materialmen, and suppliers,
         and the Contractor to be known collectively as "Subtenant's Agents")
         must be approved in writing by Sublandlord and Landlord, which approval
         shall not be unreasonably withheld or delayed. If Sublandlord or
         Landlord does not approve any of Subtenant's proposed subcontractors,
         laborers, materialmen or suppliers, Subtenant shall submit other
         proposed subcontractors, laborers, materialmen or suppliers for
         Sublandlord's and Landlord's written approval.

         4.2 CONSTRUCTION OF IMPROVEMENTS.

                  4.2.1 CONSTRUCTION.

                           (a) SUBLANDLORD'S AND LANDLORD'S GENERAL CONDITIONS
          FOR SUBTENANT'S AGENTS AND IMPROVEMENT WORK. Construction of the
          Improvements by Subtenant and Subtenant's Agent shall comply with the
          following: (i) the Improvements shall be constructed in material
          accordance with the Approved Working Drawings; and (ii) Subtenant
          shall abide by all reasonable construction rules made by Sublandlord's
          and Landlord's project managers under the circumstances.

                           (b) INDEMNITY. Subtenant's indemnity of Sublandlord
          and Landlord as set forth in the Sublease shall also apply with
          respect to any and all costs, losses, damages, injuries and
          liabilities related in any way to any act or omission of Subtenant or
          Subtenant's Agents, or anyone directly or indirectly employed by any
          of them, or in connection with Subtenant's non-payment of any amount
          arising out of the Improvements and/or Subtenant's disapproval of all
          or any portion of any request for payment. Such indemnity by Subtenant
          shall also apply with respect to any and all costs, losses, damages,
          injuries and liabilities related in any way to Sublandlord's and
          Landlord's performance of any ministerial acts reasonably necessary
          (i) to permit Subtenant to complete the Improvements, and (ii) to
          enable Subtenant to obtain any building permit or certificate of
          occupancy for the Premises.

                           (c) WARRANTIES. Subtenant shall provide for the
          benefit of Sublandlord and Landlord any warranties which Subtenant
          receives from its subcontractors. Subtenant covenants to give to
          Sublandlord and Landlord any assignment or other assurances which may
          be necessary to effect such right of direct enforcement.

                           (d) INSURANCE REQUIREMENTS.

                                    (i) GENERAL COVERAGES. All of Subtenant's
                  Agents shall carry worker's compensation insurance covering
                  all of their respective employees, and shall also carry public
                  liability insurance, including property damage, all with
                  limits, in form and with companies as are required to be
                  carried by Subtenant as set forth in the Sublease.

                                      -3-
<PAGE>

                                    (ii) SPECIAL COVERAGES. Subtenant shall
                  carry "Builder's All Risk" insurance in a reasonable amount
                  approved by Sublandlord and Landlord covering the construction
                  of the Improvements, and such other insurance as Sublandlord
                  and Landlord may reasonably require, it being understood and
                  agreed that the Improvements shall be insured by Subtenant
                  pursuant to the Sublease immediately upon completion thereof.
                  Such insurance shall be in amounts and shall include such
                  extended coverage endorsements as may be reasonably required
                  by Sublandlord and Landlord including, but not limited to, the
                  requirement that all of Subtenant's Agents shall carry excess
                  liability and Products and Completed Operation Coverage
                  insurance, each in amounts not less than $500,000 per
                  incident, $1,000,000 in aggregate, and in form and with
                  companies as are required to be carried by Subtenant as set
                  forth in the Sublease.

                                    (iii) GENERAL TERMS. Certificates for all
                  insurance carried pursuant to this SECTION 4.2.1(D) shall be
                  delivered to Sublandlord and Landlord before the commencement
                  of construction of the Improvements and before the
                  Contractor's equipment is moved onto the site. All such
                  policies of insurance must contain a provision that the
                  company writing said policy will give Sublandlord and Landlord
                  thirty (30) days prior written notice of any cancellation or
                  lapse of the effective date or any reduction in the amounts of
                  such insurance. In the event that the Improvements are damaged
                  by any cause during the course of the construction thereof,
                  Subtenant shall immediately repair the same at Subtenant's
                  sole cost and expense. Subtenant's Agents shall maintain all
                  of the foregoing insurance coverage in force until the
                  Improvements are fully completed and accepted by Sublandlord
                  and Landlord. All policies carried under this SECTION 4.2.1(D)
                  shall insure Sublandlord, Landlord and Subtenant, as their
                  interest may appear, as well as Contractor and Subtenant's
                  Agents. All insurance, except Workers' Compensation,
                  maintained by Subtenant's Agents shall preclude subrogation
                  claims by the insurer against anyone insured thereunder. Such
                  insurance shall provide that it is primary insurance as
                  respects the Landlord and that any other insurance maintained
                  by Landlord is excess and noncontributing with the insurance
                  required hereunder. The requirements for the foregoing
                  insurance shall not derogate from the provisions for
                  indemnification of Sublandlord and Landlord by Subtenant under
                  SECTION 4.2.1(D) of this Work Letter.

                           (e) GOVERNMENTAL COMPLIANCE. The Improvements shall
          comply in all respects with the following: (i) all state, federal,
          city or quasi-governmental laws, codes, ordinances and regulations, as
          each may apply according to the rulings of the controlling public
          official, agent or other person; (ii) applicable standards of the
          American Insurance Association (formerly, the National Board of Fire
          Underwriters) and the National Electrical Code; and (iii) building
          material manufacturer's specifications.

                                      -4-
<PAGE>

                           (f) INSPECTION BY SUBLANDLORD AND LANDLORD.
          Sublandlord and Landlord shall have the right to inspect the
          Improvements at all times; provided, however, Sublandlord's and/or
          Landlord's failure to inspect the Improvements shall in no event
          constitute a waiver of any of Sublandlord's and/or Landlord's rights
          hereunder nor shall Sublandlord's or Landlord's inspection of the
          Improvements constitute Sublandlord's and/or Landlord's approval of
          the same. Should Sublandlord or Landlord reasonably disapprove any
          portion of the Improvements, Sublandlord and/or Landlord shall notify
          Subtenant in writing of such disapproval and shall specify the items
          disapproved. Any defects or deviations in, and/or reasonable
          disapproval by Sublandlord and/or Landlord of, the Improvements shall
          be rectified by Subtenant at no expense to Sublandlord or Landlord;
          provided, however, in the event Sublandlord or Landlord determine that
          a defect or deviation exists or disapprove of any matter in connection
          with any portion of the Improvements and such defect, deviation or
          matter might adversely affect the mechanical, electrical, plumbing,
          heating, ventilating and air conditioning or life-safety systems of
          the Premises or the structure or exterior of the Premises, Sublandlord
          or Landlord may take such action as Sublandlord or Landlord deem
          reasonably necessary, at Subtenant's expense and without incurring any
          liability on Sublandlord's or Landlord's part, to correct any such
          defect, deviation and/or matter, including, without limitation,
          causing the cessation of performance of the construction of the
          Improvements until such time as the defect, deviation and/or matter is
          corrected to Sublandlord's and Landlord's reasonable satisfaction.

                           (g) MEETINGS. Commencing upon the execution of this
          Sublease, Subtenant shall hold periodic meetings at reasonable times
          at the reasonable request of Sublandlord and/or Landlord regarding the
          progress of the preparation of Construction Drawings and the
          construction of the Improvements, which meetings shall be held at the
          Premises, and Sublandlord and Landlord and/or their agents shall have
          the right to attend all such meetings.

                  4.3 NOTICE OF COMPLETION: COPY OF RECORD SET OF PLANS. Within
ten (10) days after completion of construction of the Improvements, Subtenant
shall cause a Notice of Completion to be recorded in the Office of the Recorder
of the County of Los Angeles in accordance with California Civil Code ss. 3093
or any successor statute, and shall furnish a copy thereof to Sublandlord and
Landlord upon such recordation. If Subtenant fails to do so, Sublandlord and/or
Landlord may, itself/themselves execute and file the same on behalf of Subtenant
as Subtenant's agent for such purpose, at Subtenant's sole cost and expense. At
the conclusion of construction, Subtenant shall cause the Architect and
Contractor (A) to update the Approved Working Drawings as necessary to reflect
all changes made to the Approved Working Drawings during the course of
construction, (B) to certify that, to the best of their knowledge, the
"record-set" of as-built drawings are true and correct, which certification
shall survive the expiration or termination of this Sublease and the New Lease,
and (C) to deliver to Sublandlord and Landlord two (2) sets of copies of such
record set of drawings on auto-cadd within ninety (90) days following issuance
of a certificate of occupancy for the Premises.

                                      -5-
<PAGE>

         5. MISCELLANEOUS

                  5.1 SUBTENANT'S REPRESENTATIVES. Subtenant has designated Andy
Horvath as its sole representative with respect to the matters set forth in this
Work Letter, who shall have full authority and responsibility to act on behalf
of the Subtenant as required in this Work Letter.

                  5.2 SUBLANDLORD'S REPRESENTATIVES. Sublandlord has designated
Steve Parks as its sole representatives with respect to the matters set forth in
this Work Letter, who, until further notice to Subtenant, shall have full
authority and responsibility to act on behalf of the Sublandlord as required in
this Work Letter.

                  5.3 LANDLORD'S REPRESENTATIVES. Landlord has designated Mr.
John Villisich of Bayside Enterprises, San Pedro, California (310/832-2775) as
its sole representatives with respect to the matters set forth in this Work
Letter, who, until further notice to Subtenant, shall have full authority and
responsibility to act on behalf of the Landlord as required in this Work Letter.

                  5.4 TIME OF THE ESSENCE IN THIS WORK LETTER. Unless otherwise
indicated, all references herein to a "number of days" shall mean and refer to
calendar days. If any item requiring approval is timely disapproved by
Sublandlord and/or Landlord, the procedure for preparation of the documents and
approval thereof shall be repeated until the document is approved by Sublandlord
and Landlord.

                  5.5 SUBTENANT'S SUBLEASE DEFAULT. Notwithstanding any
provision to the contrary contained in this Sublease, if an event of default as
described in the Sublease or a default by Subtenant under this Work Letter has
occurred at any time on or before the later of (i) the substantial completion of
the Premises and (ii) the Commencement Date, then (a) in addition to all other
rights and remedies granted to Sublandlord or Landlord pursuant to this
Sublease, Sublandlord or Landlord may cause Contractor to cease the construction
of the Premises (in which case, Subtenant shall be responsible for any delay in
the substantial completion of the Premises caused by such work stoppage), and
(b) all other obligations of Sublandlord or Landlord under the terms of this
Work Letter shall be forgiven until such time as such default is cured pursuant
to the terms of this Sublease (in which case, Subtenant shall be responsible for
any delay in the substantial completion of the Premises caused by such inaction
by Sublandlord and/or Landlord).

                                      -6-
<PAGE>

                                   EXHIBIT "C"

RECORDING REQUESTED BY:

UNION BANK OF CALIFORNIA, N.A.
AND LEVINE LEICHTMAN CAPITAL
PARTNERS II, L.P.

AND WHEN RECORDED, MAIL TO:

MURPHY SHENEMAN JULIAN & ROGERS
2049 Century Park East, Suite 2100
Los Angeles, California 90067
ATTENTION: MR. BRYAN SNYDER
--------------------------------------------------------------------------------
                   (Space above this line for Recorder's use)

                          WAIVER AND CONSENT (SUBLEASE)

         This WAIVER AND CONSENT (SUBLEASE) is made and entered into as of
January _, 2002, by and among UNION BANK OF CALIFORNIA, N.A. ("Senior Secured
Party"), whose address is Union Bank of California, N.A., Commercial Finance
Division, 445 South Figueroa Street, Los Angeles, CA 90071-1602, Attn:
Commercial Finance Division Manager, fax no. (213) 236-6089, with a copy to
Murphy Sheneman Julian & Rogers, 2049 Century Park East, Suite 2100, Los
Angeles, CA 90067, Attn: Gary B. Rosenbaum, Esq., fax no. (310) 788-3777, LEVINE
LEICHTMAN CAPITAL PARTNERS II, L.P., a California limited partnership
("Subordinated Secured Party"; Senior Secured Party and Subordinated Secured
Party shall be collectively referred to as "Secured Parties"), whose address is
335 North Maple Drive, Suite 240, Beverly Hills, CA 90210, Attn.: Arthur E.
Levine, President, fax no. (310) 275-1441, with a copy to Irell & Manella, 1800
Avenue of the Stars, Suite 900, Los Angeles, CA 90067-4211, Attn: Mitchell S.
Cohen, Esq., fax no. (310) 203-7199, and ERNEST PAPER PRODUCTS, INC., a
California corporation ("Consenting Party"), whose address is c/o William D.
Feldman Associates, 12540 Beatrice Street, Suite 203, Los Angeles, California
90049.

                                    RECITALS

         A. VERNON ASSOCIATES, LLC, a California limited liability company
("Master Landlord"), is the owner of certain real property in the City of
Vernon, County of Los Angeles, State of California, described on Exhibit "A"
attached hereto and commonly known as 2727 E. Vernon Avenue, Vernon, California
(the "Premises"). Master Landlord and Consenting Party are parties to that
certain Industrial Real Estate Lease (Single-Tenant Facility) dated as of April
22, 1994 including the Addendum Rider to Industrial Real Estate Lease (the
"Lease").

<PAGE>

         B. Consenting Party is the owner of a leasehold estate in certain real
property in the City of Vernon, County of Los Angeles, State of California,
described on EXHIBIT "A", attached hereto and commonly known as 2727 E. Vernon
Avenue, Vernon, California (the "Premises"). Consenting Party and Debtor (as
defined below) are parties to that certain Sublease (the "Sublease"), under
which Debtor leases the Premises.

         C. This Waiver and Consent is executed to induce (1) Senior Secured
Party to extend or continue to extend certain credit to OVERHILL FARMS, INC.; a
Nevada corporation ("Debtor"), pursuant to that certain Loan and Security
Agreement dated as of November 24, 1999, by and between Debtor and Senior
Secured Party (the "Loan Agreement"), and the other loan documents executed in
connection therewith, and as the same may be amended, restated, supplemented, or
otherwise modified from time to time (collectively, the "Senior Agreements"),
which Senior Agreements, among other things, were executed by Debtor for the
purpose of granting a first priority security interest to secure the repayment
of all obligations and the performance of all indebtedness now or hereafter
owing by Debtor to Senior Secured Party, of every kind and description, and (2)
Subordinated Secured Party to extend or continue to extend certain credit to
Debtor; pursuant to the Securities Purchase Agreement dated as of November 24,
1999, by and among Debtor, Subordinated Secured Party, Overkill Corporation, a
Nevada corporation formerly known as Polyphase Corporation, and Overkill L.C.
Ventures, Inc., a California corporation, and the other loan documents executed
in connection therewith, and as the same may be amended, restated, supplemented,
or otherwise modified from time to time (collectively, the "Subordinated
Agreements"), which Subordinated Agreements, among other things, were executed
by Debtor for the purpose of granting a second priority security interest to
secure the repayment of all obligations and the performance of all indebtedness
now or hereafter owing by Debtor to Subordinated Secured Party, of every kind
and description. The Senior Agreements and Subordinated Agreements are
collectively referred to as the "Agreements."

         D. This Waiver and Consent does not amend any of the terms of the
Agreements, and reference thereto is made for further particulars.

         E. By the Agreements, each of Senior Secured Party and Subordinated
Secured Party shall extend certain credit or has extended certain credit to
Debtor against the security of, among other collateral, Debtor's merchandise,
equipment, furniture, furnishings, fixtures, machinery and tools, together with
all additions, substitutions, replacements, improvements and repairs to same,
but specifically not including improvements and fixtures permanently affixed to
the Premises (collectively, "Property").

         F. The execution and delivery of this Waiver and Consent (Sublease) by
Consenting Party and acknowledgment thereof by Debtor and Master Landlord is
required by Senior Secured Party and Subordinated Secured Party as a condition
to the continued extension of credit to Debtor pursuant to the Agreements.

         NOTWITHSTANDING THE TERMS OF THE SUBLEASE, SENIOR SECURED PARTY,
SUBORDINATED SECURED PARTY AND CONSENTING PARTY AGREE THAT:

                                      -2-
<PAGE>

                                    AGREEMENT

         1. Consenting Party acknowledges that (a) the Sublease is in full force
and effect and (b) to Consenting Party's actual knowledge, there is no existing
default under the Sublease.

         2. The Property shall be and remain personal property notwithstanding
the manner of its annexation to the Premises, its adaptability to the uses and
purposes for which the Premises are used, or the intentions of the party making
the annexation.

         3. Any rights that Consenting Party may claim to have in and to the
Property, no matter how arising, shall be subordinate to the rights of Senior
Secured Party and Subordinated Secured Party therein.

         4. Consenting Party consents to the installation of the Property on the
Premises, agrees that Senior Secured Party and Subordinated Secured Party may do
to and with the Property any or all of the acts below enumerated, and grants
Senior Secured Party and Subordinated Secured Party a license, as set forth
below, to enter into possession of the Premises, (a) at any time prior to the
expiration, termination or cancellation of the Sublease or abandonment of the
Premises by Debtor or (b) with the prior written consent of Consenting Party as
provided in paragraph 6 below during any period in which the Sublease has
expired, been terminated or canceled, or that Debtor has abandoned the Premises
to do any or all of the following with respect to said Property: assemble, have
appraised, display, remove, maintain, prepare for sale or lease, repair, lease,
transfer and/or sell (at one or more public auctions or private sales) to the
extent such action is in compliance with any applicable laws and regulations.

         5. Subject to the limitations set forth in paragraph 6 below, the
waivers and consents herein granted shall continue until such time as all
obligations, indebtedness and expenses (including, without limitation,
reasonable attorneys' fees) of Debtor to (a) Senior Secured Party, on the one
hand, and (b) Subordinated Secured Party, on the other hand, have been paid in
full in cash and all covenants and conditions as more specifically enumerated in
the Agreements have been fully performed.

         6. If the Sublease has expired, been terminated or canceled or Debtor
has abandoned the Premises, then Senior Secured Party, Subordinated Secured
Party and their respective representatives and invitees shall only be permitted
to occupy the Premises for the purposes described in paragraph 4 above with the
prior written consent of Consenting Party. Neither Senior Secured Party nor
Subordinated Secured Party shall (a) be liable for any diminution in value of
the Premises caused by the absence of Property actually removed or by any
necessity of replacing the Property or (b) have any duty or obligation to remove
or dispose of any Property left on the Premises by Debtor.

         7. Consenting Party agrees to give written notice to Senior Secured
Party and Subordinated Secured Party by mail or facsimile to the address or
facsimile number set forth above within five (5) days of (a) any default by
Debtor of any of the provisions of the Sublease or (b) the expiration,
termination or cancellation of the Sublease or abandonment of the Premises by
Debtor; PROVIDED, that neither Senior Secured Party nor Subordinated Secured
Party shall be under any obligation to cure any default under the Sublease. No
liability shall be incurred by Consenting Party for delay or failure to give any
default notice to Senior Secured Party or Subordinated Secured Party.

                                      -3-
<PAGE>

         8. Consenting Party unconditionally consents in advance to (a) the
granting of a security interest in the Sublease and the Property by Debtor to,
and any foreclosure by Senior Secured Party or Subordinated Secured Party, as
the case may be, of its security interest in the Sublease and/or the Property,
in each case pursuant to the Agreements, and the purchase thereof by Senior
Secured Party or Subordinated Secured Party or any other purchaser at any such
foreclosure or by any conveyance or transfer in lieu of foreclosure, (b) the
granting to, and any foreclosure by, Senior Secured Party or Subordinated
Secured Party, as the case may be, of the pledge of the capital stock of Debtor
made to it pursuant to the Agreements, and the purchase of such stock by Senior
Secured Party or Subordinated Secured Party or any other purchaser at any such
foreclosure or by any conveyance or transfer in lieu of foreclosure, and (c) any
acquisition of any portion of the capital stock of Debtor by Subordinated
Secured Party.

         9. This Waiver and Consent shall be governed and controlled by and
interpreted under the laws of the State of California and shall inure to the
benefit of and be binding upon the successors, heirs, personal representatives
and assigns of Consenting Party, Senior Secured Party and Subordinated Secured
Party.

         10. If either party commences litigation against the other for the
specific performance of this Waiver and Consent, for damages for the breach of
this Waiver and Consent or otherwise for enforcement of any remedy hereunder,
the parties hereto agree to and hereby do waive any right to a trial by jury
and, in the event of any such commencement of litigation, the prevailing party
shall be entitled to recover from the other party such costs and reasonable
attorneys' fees as may have been incurred, including any and all costs incurred
in enforcing, perfecting and executing such judgment.

                  [Remainder of Page Intentionally Left Blank]

                                      -4-
<PAGE>

         IN WITNESS WHEREOF, this Waiver and Consent (Sublease) has been
executed and delivered by the parties hereto as of the day and year first above
written.

                                       SENIOR SECURED PARTY:

                                       UNION BANK OF CALIFORNIA, N.A.

                                       By:
                                           -------------------------------------
                                           Its:

                                       SUBORDINATED SECURED PARTY:

                                       LEVINE LEICHTMAN CAPITAL PARTNERS II L.P.

                                       By:
                                           -------------------------------------
                                           Its:

                                       CONSENTING PARTY:

                                       ERNEST PAPER PRODUCTS, INC.,
                                       a California corporation

                                       By:
                                           -------------------------------------
                                           Its:

ACKNOWLEDGED AND AGREED TO:

DEBTOR:

OVERHILL FARMS, INC.,
a Nevada corporation

By:
    ------------------------------
    Its:

[signatures continued on next page]

                                      -5-
<PAGE>

[signatures continued from previous page]

MASTER LANDLORD:

The undersigned hereby accepts and consents to the
foregoing Waiver and Consent (Sublease) and
acknowledges that under certain circumstances it may
succeed to and be bound by the rights and obligations
of Consenting Party under the foregoing Waiver and
Consent (Sublease):

VERNON ASSOCIATES, LLC,
a California limited liability company

By:
    --------------------------------
    Its:

                                      -6-
<PAGE>

                          ACKNOWLEDGMENT OF INSTRUMENTS
                          -----------------------------

STATE OF ______________)
                       ) SS.
COUNTY OF _____________)

         On _________________________ before me, the undersigned notary public
in and for said state, personally appeared __________________, personally known
to me (or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature _______________________           (Seal)

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

STATE OF _____________)
                      ) SS.
COUNTY OF ____________)

         On ____________________ before me, the undersigned notary public in and
for said state, personally appeared ___________________________, personally
known to me (or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature _______________________           (Seal)

<PAGE>

STATE OF _____________)
                      ) SS.
COUNTY OF ____________)

         On ____________________ before me, the undersigned notary public in and
for said state, personally appeared ___________________________, personally
known to me (or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature _______________________           (Seal)

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

STATE OF _____________)
                      ) SS.
COUNTY OF ____________)

         On ____________________ before me, the undersigned notary public in and
for said state, personally appeared ___________________________, personally
known to me (or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature _______________________           (Seal)

                                      -2-
<PAGE>

STATE OF _____________)
                      ) SS.
COUNTY OF ____________)

         On ____________________ before me, the undersigned notary public in and
for said state, personally appeared ___________________________, personally
known to me (or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature _______________________           (Seal)

                                      -3-
<PAGE>

                                   EXHIBIT "A"

                                    PREMISES

                                [TO BE ATTACHED]

                                      -4-
<PAGE>

                                   EXHIBIT "A"

                                LEGAL DESCRIPTION

PARCEL 1:

THAT PORTION OF THE RANCHO SAN ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEAST CORNER OF THE LAND CONVEYED TO NEWMARKET COMPANY BY
DEED RECORDED IN BOOK 6453 PAGE 78, OF DEEDS; THENCE ALONG THE EASTERLY LINE OF
SAID LAND NORTH 09 DEGREES 10 MINUTES 00 SECONDS EAST 400.00 FEET TO THE
SOUTHERLY LINE OF THE LAND CONVEYED TO PACIFIC LIGHT AND POWER CORPORATION BY
DEED RECORDED IN BOOK 6278 PAGE 244, OF DEEDS; THENCE SOUTH 88 DEGREES 08
MINUTES 27 SECONDS WEST 326.46 FEET ALONG SAID SOUTHERLY LINE TO THE EAST LINE
OF THE TRACT OF LAND DESCRIBED IN THE AGREEMENT TO CONVEY FROM THE HUNTINGTON
LAND AND IMPROVEMENT COMPANY TO CEDARLIND AND PERSON COMPANY, RECORDED IN BOOK
5889 PAGE 250, OF DEEDS; THENCE NORTH 0 DEGREES 10 MINUTES 00 SECONDS EAST
154.77 FEET ALONG SAID EAST LINE TO THE SOUTH LINE OF THE LAND CONVEYED TO LOS
ANGELES PACKING COMPANY, BY DEED RECORDED IN BOOK 2445 PAGE 56, OF DEEDS; THENCE
ALONG SAID SOUTH LINE NORTH 89 DEGREES 10 MINUTES 50 SECONDS EAST 264.95 FEET TO
THE SOUTHEAST CORNER OF THE LAND SO CONVEYED TO SAID LOS ANGELES PACKING
COMPANY; THENCE SOUTH 0 DEGREES 10 MINUTES 00 SECONDS WEST 99.93 FEET; THENCE
NORTH 88 DEGREES 08 MINUTES 27 SECONDS EAST 627.55 FEET TO A LINE THAT IS
PARALLEL TO AND DISTANT 40.00 FEET WESTERLY MEASURED AT RIGHT ANGLES FROM THE
WESTERLY LINE OF THE RIGHT OF WAY CONVEYED TO THE SAN PEDRO, LOS ANGELES AND
SALT LAKE RAILWAY COMPANY BY DEED RECORDED IN BOOK 5920 PAGE 221, OF DEEDS;
THENCE ALONG SAID PARALLEL LINE SOUTH 2 DEGREES 21 MINUTES 20 SECONDS EAST
449.76 FEET TO THE NORTHERLY LINE OF VERNON AVENUE, 40.00 FEET WIDE (FORMERLY
FRUITLAND COUNTY ROAD); THENCE SOUTH 88 DEGREES 08 MINUTES 27 SECONDS WEST
585.98 FEET ALONG SAID NORTHERLY LINE TO THE POINT OF BEGINNING.

SAID LAND IS ALSO KNOWN AS PARCEL 1 OF PARCEL MAP NO. 3477, IN THE CITY OF
VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 52,
PAGE 21 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THEREFROM THAT PORTION OF SAID LAND GRANTED TO THE CITY OF VERNON, A
MUNICIPAL CORPORATION IN DEED RECORDED FEBRUARY 21, 1991 AS INSTRUMENT NO.
91-255747, OFFICIAL RECORDS.

<PAGE>

PARCEL 2:

AN EASEMENT FOR INGRESS AND EGRESS PURPOSES OVER THAT PORTION OF THE RANCHO SAN
ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEAST CORNER OF THAT LAND CONVEYED TO LOS ANGELES PACKING
COMPANY BY DEED RECORDED IN BOOK 2445 PAGE 56, OF DEEDS; THENCE ALONG THE
SOUTHERLY PROLONGATION OF THE EASTERLY LINE OF SAID LAND, SOUTH 0 DEGREES 10
MINUTES 00 SECONDS WEST 49.90 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH
88 DEGREES 08 MINUTES 27 SECONDS EAST 625.35 FEET TO A LINE THAT IS PARALLEL TO
AND DISTANT 40.00 FEET WESTERLY MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE
OF THE RIGHT OF WAY CONVEYED TO THE SAN PEDRO, LOS ANGELES AND SALT LAKE RAILWAY
COMPANY BY DEED RECORDED IN BOOK 5920 PAGE 221, OF DEEDS; THENCE SOUTH 2 DEGREES
21 MINUTES 20 SECONDS EAST 50.00 FEET ALONG SAID PARALLEL LINE; THENCE SOUTH 88
DEGREES 08 MINUTES 27 SECONDS WEST 627.55 FEET; THENCE NORTH 0 DEGREES 10
MINUTES 00 SECONDS EAST 50.03 FEET TO THE POINT OF BEGINNING.

PARCEL 3:

AN EASEMENT FOR INGRESS AND EGRESS PURPOSE OVER THAT PORTION OF THE RANCHO SAN
ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:

A STRIP OF LAND 40.00 FEET WIDE, THE EASTERLY SIDELINE OF SAID STRIP BEING
DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE RIGHT OF WAY CONVEYED
TO THE SAN PEDRO, LOS ANGELES AND SALT LAKE RAILWAY COMPANY BY DEED RECORDED IN
BOOK 5920 PAGE 221, OF DEEDS WITH THE NORTHERLY LINE OF VERNON AVENUE 40.00 FEET
WIDE; THENCE NORTH 2 DEGREES 21 MINUTES 20 SECONDS WEST 931.28 FEET TO THE
SOUTHERLY LINE OF THE LAND CONVEYED TO A. B. SALISBURY BY DEED RECORDED IN BOOK
1009 PAGE 5, OF DEEDS.

                                      -2-
<PAGE>

PARCEL 4:

AN EASEMENT FOR A RAILROAD SPUR TRACK OVER THAT PORTION OF THE RANCHO SAN
ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:

A STRIP OF LAND 40.00 FEET WIDE, THE EASTERLY SIDELINE OF SAID STRIP BEING
DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE RIGHT OF WAY CONVEYED
TO THE SAN PEDRO, LOS ANGELES AND SALT LAKE RAILWAY COMPANY BY DEED RECORDED IN
BOOK 5920 PAGE 221, OF DEEDS WITH THE NORTHERLY LINE OF VERNON AVENUE 40.00 FEET
WIDE; THENCE NORTH 2 DEGREES 21 MINUTES 20 SECONDS WEST 931.28 FEET TO THE
SOUTHERLY LINE OF THE LAND CONVEYED TO A. B. SALISBURY BY DEED RECORDED IN BOOK
1009 PAGE 5, OF DEEDS.

                                      -3-
<PAGE>

                                   EXHIBIT "D"

                                    GUARANTY

         _________________________________________, a _______________________
("Guarantor"), whose address is ___________________________________, ________,
California ______, whose facsimile number is _________________ and whose Social
Security/Tax Identification Number is ___________, as a material inducement to
and in consideration of ____________________, a _____________________________,
as Lessor ("Lessor"), entering into that certain Standard Industrial/Commercial
Multi-Tenant Lease - Net (the "Lease") dated as of ___________________, 200_,
with ___________________________, a ____________________________, as Lessee
("Lessee"), concerning space commonly known as
_____________________________________, California, hereby unconditionally,
irrevocably and jointly and severally guarantees and promises to, and for the
benefit of Lessor, full and prompt payment and discharge of all of Lessee's
present and future obligations to Lessor and that Lessee shall perform all of
its covenants under the Lease, including but not limited to the payment of rent
and all other sums now or hereafter becoming due or payable under the Lease.
Without Lessor first having to proceed against Lessee or to proceed against any
security therefore, Guarantor agrees to pay, on demand, all sums due and to
become due from Lessee and all losses, costs, attorneys' fees or expenses which
may be suffered by Lessor by reason of Lessee's default, subject to the Maximum
Liability Amount (as such term is defined below). Guarantor's liability under
this Guaranty shall continue until all amounts due from Lessee have been paid in
full and until all other obligations of Lessee to Lessor have been satisfied and
shall not be reduced by virtue of any payment by Lessee of any amount due.
Guarantor hereby warrants and represents to Lessor that Guarantor now has and
will continue to have full and complete access to any and all information
concerning the value of assets owned or to be acquired by Lessee, Lessee's
financial status and Lessee's ability to pay and perform the obligations owed to
Lessor.

         Guarantor expressly consents to Lessor taking any or all of the
following actions, from time to time, without notice or further consent from
Guarantor and such action shall not affect Guarantor's liability hereunder or
create any right of recourse or right of action by Guarantor against Lessor: (i)
waiving, renewing, extending, accelerating or otherwise changing the time,
manner, place or terms of payment of any indebtedness of Lessee or the
performance or observance by Lessee of any other term of any agreement relating
to the indebtedness; (ii) holding real or personal property security for payment
of this Guaranty or any indebtedness of Lessee, and exchanging, changing,
impairing, enforcing, waiving or releasing any such security; (iii) applying any
such security and directing the order and manner of sale thereof as Lessor may
in Lessor's discretion determine; (iv) modifying, amending, supplementing or
adding to any agreements relating to any security or the Lease; (v) exercising,
failing to exercise or failing to timely exercise any right or remedy against
Lessee, any security (including Lessor's failure to perfect Lessor's security
interest in any security) or other guaranty of Lessee's indebtedness; (vi)
failing to proceed against or exhaust any of Lessee's security held by Lessor;
and (vii) releasing or substituting any one or more endorsers or Guarantors.
Guarantor agrees that this is a guaranty of payment not of collection, and

<PAGE>

consents to any form of remedy pursued by Lessor to enforce its rights under any
instrument evidencing or securing Lessee's indebtedness, in whatever order
Lessor may choose, including all remedies that may eliminate Guarantor's right
of subrogation, result in the relinquishment of a deficiency judgment in
Guarantor's favor against Lessee or both. Lessor may, without notice, assign
this Guaranty in whole or in part. Guarantor waives any defense arising by
reason of any disability or other defense of Lessee or by reason of the
cessation from any cause of the liability of Lessee and waives the benefit of
any statute of limitations applicable to any indebtedness of Lessee or to any
liability of Guarantor hereunder. If Lessee defaults under the Lease, Lessor may
proceed immediately against Guarantor or Lessee, or both, or Lessor may enforce
against Guarantor or Lessee, or both, any rights that it has under the Lease or
against Guarantor pursuant to this Guaranty. If the Lease terminates Lessor may
enforce any remaining rights thereunder against Guarantor without giving
previous notice to Lessee or Guarantor, and without making any demand on either
of them. Guarantor hereby waives notice of or the giving of its consent to any
amendments which may hereafter be made to the terms of the Lease, and this
Guaranty shall guarantee the performance of the Lease as amended, or as the same
may be assigned from time to time. If Lessor disposes of its interest in the
Lease, "Lessor," as used in this Guaranty, shall mean Lessor's successors in
interest and assigns.

         Guarantor waives and agrees not to assert or take advantage of: (a) any
right to require Lessor to proceed against Lessee or any other person, firm or
corporation or to proceed against or exhaust any security held by it at any time
or to pursue any other remedy in its power; (b) the defense of the statute of
limitations in any action hereunder or for the collection of any indebtedness or
the performance of any obligation guaranteed hereby; (c) any defense that may
arise by reason of the incapacity, lack of authority, death or disability of, or
revocation hereof by, any other or others or the failure of Lessor to file or
enforce a claim against the estate (either in administration, bankruptcy, or
other proceeding) of any other or others; (d) demand, protest and notice of any
kind including, without limiting the generality of the foregoing, notice of the
existence, creation or incurring of new or additional indebtedness or of any
action or non-action on the part of Lessee, Lessor, any endorser, creditor of
Lessee or Guarantor under this or any other instrument, or any other person
whomsoever, in connection with any obligation or evidence of indebtedness hereby
guaranteed; (e) any defense based upon an election of remedies by Lessor,
including without limitation, any election which destroys or otherwise impairs
subrogation rights of Guarantor or the right of Guarantor to proceed against
Lessee for reimbursement, or both.

         Until all indebtedness of Lessee to Lessor shall have been paid in
full, Guarantor shall have no right of subrogation and waive any right to
enforce any remedy which Lessor now or may hereafter have against Lessee, and
waive any benefit of any security now or hereafter held by Lessor. Guarantor
waives all presentments, demands for performance, notice of nonperformance,
protests, notices of protests, and notices of dishonor and of the existence,
creation or incurring of new or additional indebtedness and waives the benefit
of all exemptions and homestead laws. Without limiting the generality of the
foregoing, Guarantor hereby expressly waives any and all benefits of California
Civil Code ss.ss. 2799, 2808, 2809, 2810, 2815, 2819, 2825, 2839 and 2845
through 2850, or any successor sections.

                                      -2-
<PAGE>

         "Lessee" and "Guarantor" shall include the plural if there is more than
one Lessee or Guarantor. If there is more than one Guarantor, their liabilities
hereunder shall be joint and several, and each shall be deemed a primary
obligor, and the liability of any Guarantor shall not be affected by the death
of any other Guarantor or by any notice given by any other Guarantor. Any
married person who signs this Guaranty hereby expressly agrees that recourse may
be had against his or her separate property for all obligations under this
Guaranty. Guarantor's obligations under this Guaranty shall not be assigned and
shall be binding upon Guarantor's heirs and successors.

         The obligations of Guarantor hereunder are independent of the
obligations of Lessee. Guarantor agrees that a separate action may be brought or
prosecuted against any one or more Guarantors whether or not Guarantors are the
alter ego of Lessee and where or not the action is brought or prosecuted against
any other Guarantors or Lessee and Lessor may release any Guarantors or Lessee
or release or waive any security without releasing other Guarantors.

         If at any time Lessor shall institute any action or proceeding against
any Guarantor relating to collecting or enforcement of this Guaranty or the
obligations guaranteed hereby, or engage an attorney to enforce any such
provision, Lessor shall be reimbursed by such Guarantor in addition to such
other relief as the court may award, for attorneys' fees, costs and expenses,
all as actually incurred (including, without limitation, those incurred in
investigation, appellate proceedings or in any action or participation in, or in
connection with, any case or proceeding under Chapters 7, 11, or 13 of the
Bankruptcy Code or any successor thereto).

         This Guaranty shall be effective irrespective of any change in the
composition or ownership or form of ownership of Lessee and wherever the Lessee
may be located. If any one or more provisions of this Guaranty shall be
determined to be illegal or unenforceable, all other provisions shall remain
effective. Neither this Guaranty nor any terms hereof may be changed, waived,
discharged or terminated orally, but only by an instrument in writing executed
by the party against which enforcement of the change, waiver, discharge or
termination is sought. The liability of Guarantor and all of Lessor's rights,
powers and remedies hereunder and under any other agreement now or at any time
hereafter in force between Lessor and Guarantor, or any of them, relating to the
Lessee shall be cumulative and not alternative and such rights, powers and
remedies shall be in addition to all rights, powers and remedies given to Lessor
by law. Guarantor's obligations under this Guaranty may not be assigned and
shall be binding upon Guarantor's heirs and successors.

         No delay on Lessor's part in exercising any rights hereunder or failure
to exercise the same shall constitute a waiver of such rights. No notice to, or
demand on, Guarantor shall be deemed to be a waiver of the obligation of
Guarantor to take further action without notice or demand as provided herein. No
waiver of any of Lessor's rights hereunder, and no modification or amendment of
this Guaranty, shall be deemed to be made by Lessor unless the same shall be in
writing, duly signed on Lessor's behalf, and in each such waiver, if any, shall
apply only with respect to the specific instance involved and shall in no way
impair Lessor's rights or the obligations of Guarantor to Lessor in any other
respect at any other time.

         This Guaranty shall be governed by and construed in accordance with the
laws of the State of California.

                                      -3-
<PAGE>

         In any such action or proceeding, Guarantor waives personal service of
the Summons and Complaint or other process and papers therein and agrees that
any process or notice of motion or other application to any of said Courts or a
judge thereof, or any notice in connection with any proceedings hereunder may be
served (1) inside or outside such State by registered or certified mail, return
receipt requested, addressed to Guarantor at the address set forth above or
which Guarantor has previously advised Lessor in writing with concurrent sending
of all such papers by fax to the telephone number set forth above, and service
or notice so served shall be deemed complete when received by Guarantor, or (2)
in such other manner as may be permissible under the rules of said Courts.

         GUARANTOR FURTHER AGREES THAT ANY TRIAL RELATING TO, ARISING OUT OF OR
DERIVING FROM THIS GUARANTY SHALL BE TRIED SOLELY BEFORE A JUDGE AND NOT BEFORE
A JURY.

Date: __________________, 200_          GUARANTOR:

                                        ________________________________________
                                        a ______________________

                                        By:
                                            ------------------------------------
                                            Name:
                                            Its:

                                         By:
                                             -----------------------------------
                                             Name:
                                             Its:

                                      -4-
<PAGE>

                                   EXHIBIT "B"

                              BROKERAGE COMMISSION

         Upon the satisfaction of the conditions precedent contained in Section
6 of the Agreement, Tenant shall within ten (10) business days thereafter pay
leasing commissions, in full, to Colliers Seeley in the amount of Two Hundred
Sixty Two Thousand Four Hundred Thirty Nine Dollars ($262,439.00) and to William
D. Feldman Associates in the amount of Eighty Seven Thousand Four Hundred
Seventy Nine Dollars ($87,479.00) for a total commission payable equal to Three
Hundred Forty Nine Thousand Nine Hundred Eighteen Dollars ($349,918.00) ("Total
Commission"). Landlord agrees that a portion of the Total Commission in the
amount of Two Hundred Thirty Six Thousand One Hundred Ninety-Five Dollars
($236,195.00) is attributable to the six (6) year and nine (9) month term of the
New Lease, which New Lease commences concurrently upon the expiration of the
Lease and Sublease. Therefore, Landlord agrees to pay to Tenant an amount equal
to Two Thousand Nine Hundred Fifteen and 99/100 Dollars ($2,915.99) for each
month during the term of the New Lease (for a total of Two Hundred Thirty Six
Thousand One Hundred Ninety Five Dollars ($236,195.00)) ("Reimbursement
Payments") for which Landlord receives rent from Subtenant under the New Lease
and so long as Subtenant is not otherwise in monetary default under the New
Lease. Such payments from Landlord to Tenant shall be due and payable within
thirty (30) days following Landlord's receipt of the appropriate payment from
Subtenant. Landlord and Tenant acknowledge that if Subtenant fulfills all
Subtenant's responsibilities under the New Lease and makes all monetary payments
thereunder, Landlord's Reimbursement Payments shall total an amount equal to Two
Hundred Thirty Six Thousand One Hundred Ninety Five Dollars ($236,195.00).
Tenant agrees that Colliers Seeley and William D. Feldman Associates are third
party beneficiaries of this Agreement for the sole purpose of enforcing Tenant's
obligation to timely pay the leasing commissions specified herein, including the
rights under Section 11.7 of the Agreement. If Tenant fails to timely pay the
commissions required to be paid hereunder, the amounts past due shall earn
interest from the date due until paid at the maximum rate allowed by law.

<PAGE>

                                   EXHIBIT "C"

                                    GUARANTY

         WILSON, WILSON & WILSON, a California general partnership
("Guarantor"), whose address is c/o Turner, Laub & Escovar, 888 S. Figueroa
Street, Suite 860, Los Angeles, CA 90017, Attention: Bruce Laub, whose facsimile
number is (213) 627-6489 and whose Social Security/Tax Identification Number is
95-3633264, as a material inducement to and in consideration of VERNON
ASSOCIATES, LLC, a California limited liability company ("Landlord"), entering
into that certain Consent to Sublease Agreement dated as of January 1, 2002 (the
"Agreement"), with ERNEST PAPER PRODUCTS, INC., a California corporation
("Tenant"), and OVERHILL FARMS, INC., a Nevada corporation ("Subtenant"),
concerning Landlord's consent to Tenant's sublease to Subtenant of that certain
approximately 147,210 square foot one-story tilt up warehouse building located
at 2727 E. Vernon Avenue, Vernon California, hereby unconditionally, irrevocably
and jointly and severally guarantees and promises to, and for the benefit of
Landlord, fully and promptly pay and discharge Tenant's obligation to pay to
Landlord the unapplied portion of the original security deposit paid by
Subtenant to Tenant in accordance with the provisions of such sublease in the
amount of Four Hundred Thirty Thousand Dollars ($430,000.00) (and to provide
reasonable and detailed back-up regarding any amounts so applied) (hereinafter,
the "Guarantied Obligation"). Without Landlord first having to proceed against
Tenant or to proceed against any security therefore, Guarantor agrees to pay, on
demand, all sums due and to become due from Tenant with respect to the
Guarantied Obligation and all losses, costs, attorneys' fees or expenses which
may be suffered by Landlord by reason of Tenant's default thereof. Guarantor's
liability under this Guaranty shall continue until the Guarantied Obligation has
been fully paid and performed. Guarantor hereby warrants and represents to
Landlord that Guarantor now has and will continue to have full and complete
access to any and all information concerning the value of assets owned or to be
acquired by Tenant, Tenant's financial status and Tenant's ability to pay and
perform the Guarantied Obligation owed to Landlord. Guarantor further warrants
and represents to Landlord that: (1) Minda S. Wilson, individually, Timothy
Wilson, individually, and A. Charles Wilson and Betty S. Wilson Trust u/d/t
dated 6/18/80, are the sole partners of Guarantor (collectively, "Guarantor's
Partners"); and (2) all consents, approvals and authorizations required in
connection with Guarantor's execution and delivery of this Guaranty, and
performance the its obligations hereunder, whether required by law, agreement or
otherwise, have been obtained, including, but not limited to, the consent and
approval required of (a) Guarantor's Partners pursuant to the terms of
Guarantor's partnership agreement or otherwise, and (b) the respective spouses
of Guarantor's Partners that are married.

         Guarantor expressly consents to Landlord taking any or all of the
following actions, from time to time, without notice or further consent from
Guarantor and such action shall not affect Guarantor's liability hereunder or
create any right of recourse or right of action by Guarantor against Landlord:
(i) waiving, renewing, extending, accelerating or otherwise changing the time,
manner, place or terms of payment of any indebtedness of Tenant or the
performance or observance by Tenant of any other term of any agreement relating
thereto; (ii) holding real or personal property security for payment of this
Guaranty or any indebtedness of Tenant, and exchanging, changing, impairing,

<PAGE>

enforcing, waiving or releasing any such security; (iii) applying any such
security and directing the order and manner of sale thereof as Landlord may in
Landlord's discretion determine; (iv) modifying, amending, supplementing or
adding to any agreements relating to any security or the Guarantied Obligation;
(v) exercising, failing to exercise or failing to timely exercise any right or
remedy against Tenant, any security (including Landlord's failure to perfect
Landlord's security interest in any security) or other guaranty of Tenant's
indebtedness; (vi) failing to proceed against or exhaust any of Tenant's
security held by Landlord; and (vii) releasing or substituting any one or more
endorsers or guarantors. Guarantor agrees that this is a guaranty of payment not
of collection, and consents to any form of remedy pursued by Landlord to enforce
its rights under any instrument evidencing or securing Tenant's indebtedness, in
whatever order Landlord may choose, including all remedies that may eliminate
Guarantor's right of subrogation, result in the relinquishment of a deficiency
judgment in Guarantor's favor against Tenant or both. Landlord may, without
notice, assign this Guaranty in whole or in part. Guarantor waives any defense
arising by reason of any disability or other defense of Tenant or by reason of
the cessation from any cause of the liability of Tenant and waives the benefit
of any statute of limitations applicable to any indebtedness of Tenant or to any
liability of Guarantor hereunder. If Tenant defaults under the Guarantied
Obligation, Landlord may proceed immediately against Guarantor or Tenant, or
both, or Landlord may enforce against Guarantor or Tenant, or both, any rights
that it has under the Agreement or against Guarantor pursuant to this Guaranty
or Security Agreement (as defined below). Guarantor hereby waives notice of or
the giving of its consent to any amendments which may hereafter be made to the
terms of the Agreement, and this Guaranty shall guarantee the performance of the
Guarantied Obligation as such may be amended in connection therewith, or as the
same may be assigned from time to time. If Landlord disposes of its interest in
the Agreement, "Landlord," as used in this Guaranty, shall mean Landlord's
successors in interest and assigns.

         Guarantor waives and agrees not to assert or take advantage of: (a) any
right to require Landlord to proceed against Tenant or any other person, firm or
corporation or to proceed against or exhaust any security held by it at any time
or to pursue any other remedy in its power; (b) the defense of the statute of
limitations in any action hereunder or for the collection of any indebtedness or
the performance of any obligation guaranteed hereby; (c) any defense that may
arise by reason of the incapacity, lack of authority, death or disability of, or
revocation hereof by, any other or others or the failure of Landlord to file or
enforce a claim against the estate (either in administration, bankruptcy, or
other proceeding) of any other or others; (d) demand, protest and notice of any
kind, including, without limiting the generality of the foregoing, notice of the
existence, creation or incurring of new or additional indebtedness or of any
action or non-action on the part of Tenant, Landlord, any endorser, creditor of
Tenant or Guarantor under this or any other instrument, or any other person
whomsoever, in connection with any obligation or evidence of indebtedness hereby
guaranteed; (e) any defense based upon an election of remedies by Landlord,
including, without limitation, any election which destroys or otherwise impairs
subrogation rights of Guarantor or the right of Guarantor to proceed against
Tenant for reimbursement, or both.

                                      -2-
<PAGE>

         Until the Guarantied Obligation has been fully paid and performed for
the benefit of Landlord, Guarantor shall have no right of subrogation and hereby
waives any right to enforce any remedy which Landlord now or may hereafter have
against Tenant, and hereby waives any benefit of any security now or hereafter
held by Landlord. Guarantor waives all presentments, demands for performance,
notice of non-performance, protests, notices of protests, and notices of
dishonor and of the existence, creation or incurring of new or additional
indebtedness and waives the benefit of all exemptions and homestead laws.
Without limiting the generality of the foregoing, Guarantor hereby expressly
waives any and all benefits of California Civil Code ss.ss. 2799, 2808, 2809,
2810, 2815, 2819, 2825, 2839 and 2845 through 2850, or any successor sections.

         Any indebtedness or security of Tenant now or hereafter held by
Guarantor is hereby subordinated to the Guarantied Obligation, guaranteed hereby
and shall not be paid in whole or in part without Landlord's prior written
consent, nor shall Guarantor accept any payment of all or part of any such
indebtedness while this Guaranty is in effect. Guarantor hereby waives and
releases any claims to any security of Tenant and to any benefit of, and any
right to participate in, any security now or hereafter held by Tenant while this
Guaranty is in effect. Any such indebtedness of Tenant to Guarantor is hereby
assigned to Landlord as security for the performance of this Guaranty and the
payment and performance of the Guarantied Obligation by Tenant. At Landlord's
request, Guarantor shall pay to Landlord all or any part of such subordinated
indebtedness. Any payment by Tenant to Guarantor in violation of this Guaranty
shall be received by Guarantor in trust for Landlord and shall be paid to
Landlord immediately upon demand. Any such payment shall be applied against the
Guarantied Obligation guaranteed hereby, but shall not otherwise reduce or
affect, in any manner, the liability of Guarantor under this Guaranty.

         Guarantor hereby agrees that, in the event any bankruptcy, insolvency,
reorganization, liquidation or similar proceeding is instituted against Tenant,
whether voluntary or involuntary, Guarantor shall continue to be fully liable
hereunder, notwithstanding any action taken in connection with such proceeding,
including, without limitation, any election by Landlord pursuant to United
States Bankruptcy Code ss. 1111(b)(2), and Landlord shall have the right to: (1)
file claims in any such proceeding on behalf of Guarantor if Guarantor fails to
file such claim; (2) vote Guarantor's claims in any such proceeding; and (3)
receive interest on Tenant's obligations accruing after the filing of a petition
or other document to institute any such proceeding to the extent of Guarantor's
claims against Tenant.

         "Tenant" and "Guarantor" shall include the plural if there is more than
one Tenant or Guarantor. If there is more than one Guarantor, their liabilities
hereunder shall be joint and several, and each shall be deemed a primary
obligor, and the liability of any Guarantor shall not be affected by the death
of any other Guarantor or by any notice given by any other Guarantor. Any
married person who, in his or her individual capacity, signs this Guaranty as a
general partner of Guarantor hereby expressly agrees that recourse may be had
against his or her separate property for all obligations under this Guaranty.
Guarantor's obligations under this Guaranty shall not be assigned and shall be
binding upon Guarantor's heirs and successors.

                                      -3-
<PAGE>

         The obligations of Guarantor hereunder are independent of the
obligations of Tenant. Guarantor agrees that a separate action may be brought or
prosecuted against any one or more Guarantors whether or not Guarantors are the
alter ego of Tenant and where or not the action is brought or prosecuted against
any other Guarantors or Tenant and Landlord may release any Guarantors or Tenant
or release or waive any security without releasing other Guarantors.

         If at any time Landlord shall institute any action or proceeding
against any Guarantor relating to collecting or enforcement of this Guaranty or
the obligations guaranteed hereby, or engage an attorney to enforce any such
provision, Landlord shall be reimbursed by such Guarantor in addition to such
other relief as the court may award, for attorneys' fees, costs and expenses,
all as actually incurred (including, without limitation, those incurred in
investigation, appellate proceedings or in any action or participation in, or in
connection with, any case or proceeding under Chapters 7, 11, or 13 of the
Bankruptcy Code or any successor thereto).

         This Guaranty shall be effective irrespective of any change in the
composition or ownership or form of ownership of Tenant and wherever the Tenant
may be located. If any one or more provisions of this Guaranty shall be
determined to be illegal or unenforceable, all other provisions shall remain
effective. Neither this Guaranty nor any terms hereof may be changed, waived,
discharged or terminated orally, but only by an instrument in writing executed
by the party against which enforcement of the change, waiver, discharge or
termination is sought. The liability of Guarantor and all of Landlord's rights,
powers and remedies hereunder and under any other agreement now or at any time
hereafter in force between Landlord and Guarantor, or any of them, relating to
the Tenant shall be cumulative and not alternative and such rights, powers and
remedies shall be in addition to all rights, powers and remedies given to
Landlord by law. Guarantor's obligations under this Guaranty may not be assigned
and shall be binding upon Guarantor's heirs and successors.

         No delay on Landlord's part in exercising any rights hereunder or
failure to exercise the same shall constitute a waiver of such rights. No notice
to, or demand on, Guarantor shall be deemed to be a waiver of the obligation of
Guarantor to take further action without notice or demand as provided herein. No
waiver of any of Landlord's rights hereunder, and no modification or amendment
of this Guaranty, shall be deemed to be made by Landlord unless the same shall
be in writing, duly signed on Landlord's behalf, and in each such waiver, if
any, shall apply only with respect to the specific instance involved and shall
in no way impair Landlord's rights or the obligations of Guarantor to Landlord
in any other respect at any other time.

         This Guaranty shall be governed by and construed in accordance with the
laws of the State of California.

         In any such action or proceeding, Guarantor waives personal service of
the Summons and Complaint or other process and papers therein and agrees that
any process or notice of motion or other application to any of said Courts or a
judge thereof, or any notice in connection with any proceedings hereunder may be
served (1) inside or outside such State by registered or certified mail, return
receipt requested, addressed to Guarantor at the address set forth above or
which Guarantor has previously advised Landlord in writing with concurrent
sending of all such papers by facsimile to the telephone number set forth above,
and service or notice so served shall be deemed complete when received by
Guarantor, or (2) in such other manner as may be permissible under the rules of
said Courts.

                                      -4-
<PAGE>

         This Guaranty shall be secured by a Security Agreement (Assignment of
Membership Interest) of even (or approximately even) date herewith (the
"Security Agreement"), executed by Guarantor for the benefit of Landlord,
pursuant to which Guarantor shall assign to Landlord, for security purposes, all
of Guarantor's right, title and interest in and to its membership interests in
Landlord.

         GUARANTOR FURTHER AGREES THAT ANY TRIAL RELATING TO, ARISING OUT OF OR
DERIVING FROM THIS GUARANTY SHALL BE TRIED SOLELY BEFORE A JUDGE AND NOT BEFORE
A JURY.

Date: January 1, 2002            GUARANTOR:

                                 WILSON, WILSON & WILSON,
                                 a California general partnership

                                 By:
                                     -------------------------------------------
                                     Name: A. Charles Wilson and Betty S. Wilson
                                           Trust u/d/t dated 6/18/80
                                     Its:     General Partner

                                 By:
                                     -------------------------------------------
                                     Name:    Timothy Wilson
                                     Its:     General Partner

                                      -5-
<PAGE>

                                   EXHIBIT "D"

                               SECURITY AGREEMENT

                      (ASSIGNMENT OF MEMBERSHIP INTERESTS)

         THIS SECURITY AGREEMENT (Assignment of Membership Interest) (this
"Agreement") is made as of January 1, 2002, by WILSON, WILSON & WILSON, a
California general partnership ("Debtor"), in favor of VERNON ASSOCIATES, LLC, a
California limited liability company ("Secured Party"), with reference to the
following facts:

                                    RECITALS
                                    --------

         A. Secured Party, Ernest Paper Products, Inc., a California corporation
("Tenant"), and Overhill Farms, Inc., a Nevada corporation ("Subtenant"), have
entered into that certain Consent to Sublease Agreement dated as of January 1,
2002 (the "Consent Agreement"), pursuant to which, among other things, (i)
Secured Party has consented to Tenant's sublease of certain premises to
Subtenant, and (ii) Tenant has agreed to pay to Secured Party, upon the
"Termination Date" set forth in that certain sublease agreement between Tenant
and Subtenant, the unapplied portion of the original security deposit paid to
Tenant by Subtenant in the amount of Four Hundred Thirty Thousand Dollars
($430,000.00) (the "Initial Security Deposit").

         B. In order to ensure and secure Tenant's obligation to pay the
unapplied portion of the Initial Security Deposit to Secured Party under the
terms of the Consent Agreement (and to provide reasonable and detailed back-up
regarding any amounts so applied), Secured Party has required that Debtor
execute and deliver that certain Personal Guaranty dated as of January 1, 2002
(the "Guaranty") to guarantee the full and prompt payment and discharge of such
obligation of Tenant.

         C. Secured Party has required, as a further condition to entering into
the Consent Agreement and as security for Debtor's obligations under the
Guaranty, that Debtor assign, for security purposes only, all of its right,
title and interest in and to its membership interests in Secured Party.

         NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Debtor, intending to be legally
bound hereby, unconditionally agrees as follows:

         1. OBLIGATIONS SECURED. The obligations secured hereby are the payment
and performance of: (a) all obligations of Debtor to Secured Party evidenced by
the Guaranty; and (b) all present and future obligations of Debtor to Secured
Party which expressly provide that they are secured hereby (collectively, the
"Secured Obligations"). As security for the Secured Obligations, Debtor hereby
pledges, encumbers, assigns, grants, transfers and sets over to Secured Party a
security interest in all of its right, title and interest in and to the
following (collectively, the "Collateral"): (i) all of the membership interests
in Secured Party held by Debtor, including, without limitation, (A) all voting
rights, (B) all rights to receive profits, income and distributions, whether in

<PAGE>

cash or in kind, gains, losses, deduction credits, payable or allocated to the
members of Secured Party under that certain Operating Agreement of Secured Party
dated as of February 2, 1996 (as amended, the "Operating Agreement"), (C) all
fees and charges to by paid by Secured Party to Debtor, whether now owned or
hereafter acquired, whether arising under the Operating Agreement or otherwise,
(D) any right of first refusal or option to acquire any membership interest in
Secured Party, and (E) any other property rights and interests that Debtor may
be entitled at any time to receive on account of such membership interests; (ii)
after-acquired property which replaces any of the foregoing property; and (iii)
the proceeds and products, if any, from all of the foregoing property.

         2. FINANCING STATEMENTS. Debtor hereby authorizes Secured Party to
complete and file such financing statements pursuant to the appropriate statutes
to perfect the security interest created hereby. Debtor further agrees to
perform all acts which Secured Party may reasonably request so as to enable
Secured Party to maintain such valid and perfected security interests in the
Collateral in order to secure the full payment and performance of the Secured
Obligations. Secured Party is authorized to file a copy of any such financing
statement in any jurisdiction(s) as it shall deem appropriate from time to time
in order to perfect the security interest granted herein.

         3. REPRESENTATIONS REGARDING MEMBERSHIP INTERESTS. In making the
foregoing assignment, Debtor hereby represents and warrants to Secured Party
that as of the date hereof:

                  3.1 Debtor and the members identified in the Consent to
Assignment attached hereto as EXHIBIT A and made a part hereof are collectively
the sole holders and owners of all of the membership interests in Secured Party;

                  3.2 Minda S. Wilson, individually, Timothy G. Wilson,
individually, and A. Charles Wilson and Betty S. Wilson Trust u/d/t dated
6/18/80, are the sole partners of Debtor (collectively, "Debtor's Partners");

                  3.3. Debtor has the right and authority to execute, deliver
and perform this Agreement;

                  3.4. All consents, approvals and authorizations required in
connection with Debtor's execution and delivery of this Agreement, and
performance of its obligations hereunder, whether required by law, agreement or
otherwise, have been obtained, including, but not limited to, any consent or
approval required of (a) the other members of Secured Party pursuant to the
terms of the Operating Agreement, (b) Debtor's Partners pursuant to the terms of
Debtor's partnership agreement or otherwise, and (c) the respective spouses of
Debtor's Partners that are married;

                  3.5. The Operating Agreement is valid and in full force and
effect in accordance with its terms, and Debtor is in full compliance with all
of the requirements, terms conditions and covenants contained therein;

                  3.6. Debtor has not pledged or assigned its membership
interests in Secured Party to any person or entity, except Secured Party
pursuant hereto.

                                      -2-
<PAGE>

         4. CONTINUED OPERATION BY DEBTOR. This Agreement is an assignment for
security purposes but, without diminishing the rights and security interests
granted hereunder, so long as no default exists hereunder or under the Guaranty,
Debtor may use, take advantage of and have all of the benefits of the
Collateral, but not including the right, without Secured Party's prior written
consent as herein described, to pledge, encumber, assign, sell or transfer its
membership interests in Secured Party or to admit substitute or additional
parties as members in Secured Party if such admission would result in a dilution
of Debtor's membership interests. Secured Party, in Secured Party's sole
discretion, may terminate and revoke the foregoing rights of Debtor upon any
default hereunder or under the Guaranty. Any attempted pledge, encumbrance,
assignment, sale or transfer of Debtor's membership interests in Secured Party,
and any attempted admission of substitute or additional members in Secured
Party, not specifically permitted under this Agreement, or otherwise consented
to by Secured Party in writing, are absolutely void and of no force or effect
for any purpose whatsoever.

         5. COVENANTS OF DEBTOR. Debtor hereby covenants and agrees:

                  5.1. Not to execute, without Secured Party's prior written
consent (which Secured Party may give or withhold in Secured Party's sole
discretion), any other agreement or instrument for purposes of pledging,
encumbering, assigning, selling or transferring Debtor's right, title or
interest in the membership interests of Secured Party;

                  5.2. Not to admit, without Secured Party's prior written
consent (which Secured Party may give or withhold in Secured Party's sole
discretion), any person or entity as an additional or substitute member of
Debtor if such admission would result in a dilution of Debtor's membership; and

                  5.3. Deliver promptly to Secured Party true and correct copies
of all notices or other documents or communications received or given by Debtor
with regard to or relating in any way to Debtor's membership interests in
Secured Party.

         6. EVENTS OF DEFAULT. Each of the following events shall constitute an
"Event of Default" hereunder:

                  6.1 if Debtor fails to observe or perform any obligation or
agreement contained in this Agreement or the Guaranty;

                  6.2 if any representation or warranty made by Debtor herein
shall prove to be incorrect in any material respect when made; and

                  6.3 if Debtor pledges, encumbers, assigns, sells or transfers
all or any portion of the Collateral or any interest therein in violation of the
terms of this Agreement.

                                      -3-
<PAGE>

         7. REMEDIES OF SECURED PARTY. If an Event of Default occurs and is
continuing, Secured Party shall have all rights, powers, privileges and remedies
granted to a secured party upon default under the California Commercial Code or
otherwise provided at law, including, but not limited to, the right to contact
all persons obligated to Debtor on the Collateral and to instruct such persons
to deliver all Collateral directly to Secured Party. Secured Party has and
possesses a security interest in all Collateral. Any forbearance or failure or
delay by Secured Party in exercising any right, power or remedy hereunder will
not be deemed a waiver of such right, power or remedy and any single or partial
exercise of any right, power or remedy hereunder or under the Guaranty does not
preclude the further exercise thereof, and every right, power and remedy of
Secured Party continues in full force and effect until such right, power or
remedy is waived specifically by an instrument in writing signed by Secured
Party. No notice to or demand on Debtor entitles Debtor to any other or further
notice or demand.

         8. REMEDIES CUMULATIVE. The remedies provided herein in favor of
Secured Party are not exclusive, but are cumulative and in addition to all other
remedies in favor of Secured Party existing under the Guaranty, and at law or in
equity. Without limiting the foregoing, Secured Party may exercise its rights
with respect to a portion of the Collateral without exercising its rights with
respect to any other portion thereof, and may exercise any of its rights under
this Agreement without obligation to other security.

         9. DEBTOR'S INDEMNITY. Debtor shall indemnify, defend and protect
Secured Party against and from and hold Secured Party free and harmless from any
and all claims, demands, lawsuits, judgments, awards, costs, liabilities and
expenses, including attorneys' fees, arising by reason of any default by Debtor
hereunder, including any default under the Operating Agreement.

         10. RELATIONSHIP OF PARTIES. This Agreement is intended to be and is
deemed for all purposes to constitute addition security granted to Secured Party
for the payment and performance of the obligations of Debtor under the Guaranty.
The execution and delivery of this Agreement and the enforcement of this
Agreement by Secured Party does not alter or expand upon the debtor and credit
or relationship between Debtor and Secured Party, and nothing contained herein
is to be construed to constitute Secured Party a partner of or a joint venturer
with Debtor.

         11. COSTS, EXPENSES AND ATTORNEYS' FEES. Debtor shall pay to Secured
Party immediately upon demand, the full amount of all payments, advances,
charges, costs and expenses, including reasonable attorneys' fees, incurred by
Secured Party in exercising any right, power, privilege or remedy conferred by
this Agreement or in the enforcement thereof, including any of the foregoing
incurred in connection with any bankruptcy proceeding relating to any Debtor or
valuation of the Collateral including, but not limited to, the seeking of relief
from or modification of the automatic stay or the negotiation and drafting of a
cash collateral order. All of the foregoing shall be paid by Debtor to Secured
Party, with interest at a rate per annum equal to the highest rate then
permitted under applicable law.

         12. MISCELLANEOUS.

                  (a) BINDING EFFECT. Wherever any of the parties to this
Agreement is referred to, such reference is deemed to include the heirs,
successors, assigns and personal representatives of such party. This Agreement
shall be binding upon and inure to the benefit of the successors and assigns of
each party hereto.

                                      -4-
<PAGE>

                  (b) NOTICES. All notices, demands, solicitations of consent or
approval, and other communications hereunder required or permitted shall be in
writing and shall be deemed to have been given (i) when personally delivered or
telecopied, (ii) one (1) business day after the date when deposited with an
overnight courier, or (iii) three (3) business days after the date when
deposited in the United States mail and sent postage prepaid by registered or
certified mail, return receipt requested, addressed as follows:

         If to Debtor, to the intended recipient at:

                  Wilson, Wilson & Wilson
                  c/o Turner, Laub & Escovar
                  888 S. Figueroa Street, Suite 860
                  Los Angeles, California 90017
                  Attention: Mr. Bruce Laub

         If to Secured Party, to the intended recipient at:

                  Vernon Associates, LLC
                  c/o 12540 Beatrice Street, Suite 203
                  Los Angeles, California 90066
                  Attention: Mr. William D. Feldman

                  (c) GOVERNING LAW. This Agreement shall be governed by and
construed in accordance with the laws of the State of California.

                  (d) SEVERABILITY. If any provision of this Agreement shall be
held to be prohibited by or invalid under applicable law, such provision shall
be ineffective only to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or any remaining provisions of this
Agreement.

                  (e) COUNTERPARTS. This Agreement may be executed in one or
more counterparts, all of which together shall constitute one and the same
agreement.

                  (f) JOINT AND SEVERAL LIABILITY. The liability of all persons
and entities executing this Agreement as Debtor shall be joint and several.

                  (g) HEADINGS. The headings used herein are for convenience of
reference only and are not part of this Agreement and do not in any way limit or
amplify the terms hereof.

                  (h) MODIFICATIONS. This Agreement may not be amended or
modified in any respect whatsoever except by written instrument signed by the
parties.

                  (i) WAIVER OF JURY TRIAL. THE DEBTOR AND SECURED PARTY HEREBY
EXPRESSLY WAIVE ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE
OF ACTION (A) ARISING UNDER THE LOAN DOCUMENTS, INCLUDING, WITHOUT LIMITATION,
ANY PRESENT OR FUTURE MODIFICATION THEREOF, OR (B) IN ANY WAY CONNECTED WITH OR
RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO OR ANY OF THEM WITH
RESPECT TO THE, LOAN DOCUMENTS OR THIS AGREEMENT (AS NOW OR HEREAFTER MODIFIED)
OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN
CONNECTION HEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE
WHETHER SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION IS NOW EXISTING OR
HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND
EACH SUCH PARTY HEREBY AGREES AND CONSENTS; THAT ANY PARTY TO THIS AGREEMENT MAY
FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN
EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY
MIGHT OTHERWISE HAVE TO TRIAL BY JURY.

                                      -5-
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the date first appearing above.

                                 DEBTOR:

                                 WILSON, WILSON & WILSON,
                                 a California general partnership

                                 By:
                                     -------------------------------------------
                                     Name: A. Charles Wilson and Betty S. Wilson
                                           Trust y/d/t 6/18/80
                                     Its:     General Partner

                                 By:
                                     -------------------------------------------
                                     Name:    Timothy Wilson
                                     Its:     General Partner

                                      -6-
<PAGE>

                                    EXHIBIT A

                               CONSENT OF MEMBERS

         The undersigned hereby certify that they constitute all of the members
of Vernon Associates, LLC, a California limited liability company (the
"Company"), other than Wilson, Wilson & Wilson, a California general partnership
("Debtor"). The undersigned: (a) have read and understand the foregoing Security
Agreement (Assignment of Membership Interest) executed by Debtor in favor of the
Company (the "Security Agreement"); (b) acknowledge and consent to the terms of
the Security Agreement and Debtor's execution, delivery and performance
thereunder; and (c) acknowledge and agree that to the extent the consent and
approval of the members is required under the terms of the Company's operating
agreement, execution of this Consent of Members by the undersigned shall be
deemed to satisfy the consent and approval required thereunder.

         IN WITNESS WHEREOF, the undersigned have executed this Consent of
Members as of January 1, 2002.

-------------------------------------       ------------------------------------
WILLIAM D. FELDMAN, an individual           PATRICIA HOFFMAN, an individual

-------------------------------------       ------------------------------------
STUART KLABIN, an individual                EDWARD ELSNER, an individual

-------------------------------------       FBV, LTD., a California limited
THOMAS ELSNER, an individual                partnership

                                            By:
                                                --------------------------------
                                                William D. Feldman, its General
                                                  Partner

<PAGE>

                                   EXHIBIT "B"

                                   WORK LETTER

         This Work Letter shall set forth the terms and conditions relating to
the construction of the "Improvements," as that term is defined in Section 2.1,
below. This Work Letter is essentially organized chronologically and addresses
the issues of the construction of the Improvements, in sequence, as such issues
will arise during the actual construction of the Improvements.

         1. DELIVERY OF THE PREMISES AND BASE PROJECT. Sublandlord shall deliver
the base, shell and core of the Premises and all other improvements currently
located in the Premises (collectively, the "Base Project") to Subtenant
following the mutual execution and delivery of this Sublease. Subtenant has
inspected and hereby approves the condition of the Base Project and agrees that
the Base Project shall be delivered to Subtenant in their presently existing
"as-is" condition.

         2. IMPROVEMENTS. Subtenant shall design and construct within the
Premises certain improvements, which are permanently affixed to the Premises
(the "Improvements").

         3. CONSTRUCTION DRAWINGS.

                  3.1 SELECTION OF ARCHITECT/CONSTRUCTION DRAWINGS. Subtenant
shall retain an architect, subject to Sublandlord's and Landlord's prior
reasonable approval, or use its internal personnel (the "Architect") to prepare
the "Construction Drawings," as that term is defined in this SECTION 3.1.
Subtenant shall retain the engineering consultants reasonably approved by
Landlord, or use its internal personnel (the "Engineers") to prepare all plans
and engineering working drawings relating to the structural, mechanical,
electrical, plumbing, HVAC, life safety, and sprinkler work of the Improvements.
The plans and drawings to be prepared by Architect and the Engineers hereunder
shall be known collectively as the "Construction Drawings." All Construction
Drawings shall comply with the drawing format and specifications reasonably
determined by Landlord, and shall be subject to Sublandlord's and Landlord's
approval. Subtenant and Architect shall verify, in the field, the dimensions and
conditions as shown on the relevant portions of the Base Project plans, and
Subtenant and Architect shall be solely responsible for the same, and
Sublandlord and Landlord shall have no responsibility in connection therewith.
Sublandlord's and Landlord's review of the Construction Drawings as set forth in
this SECTION 3, shall be for their sole purpose and shall not imply
Sublandlord's and Landlord's review of the same, or obligate Sublandlord or
Landlord to review the same, for quality, design, code compliance or other like
matters. Accordingly, notwithstanding that any Construction Drawings are
reviewed by Sublandlord or Landlord or their space planners, architects,
engineers and consultants, and notwithstanding any advice or assistance which
may be rendered to Subtenant by Sublandlord or Landlord or Landlord's space
planner, architect, engineers, and consultants, Sublandlord and Landlord shall
have no liability whatsoever in connection therewith and shall not be
responsible for any omissions or errors contained in the Construction Drawings,
and Subtenant's waiver and indemnity set forth in the Sublease shall
specifically apply to the Construction Drawings.

<PAGE>

                  3.2 FINAL SPACE PLAN. Subtenant shall supply Sublandlord and
Landlord with copies signed by Subtenant of its final space plan for the
Premises before any architectural working drawings or engineering drawings have
been commenced. The final space plan (the "Final Space Plan") shall include a
layout and designation of all offices, rooms and other partitioning, their
intended use, and equipment to be contained therein. Sublandlord or Landlord may
request clarification or more specific drawings for special use items not
included in the Final Space Plan. Sublandlord and Landlord shall advise
Subtenant within five (5) business days after Sublandlord's and Landlord's
receipt of the Final Space Plan for the Premises if the same is unsatisfactory
or incomplete in any respect. If Subtenant is so advised, Subtenant shall
promptly cause the Final Space Plan to be revised to correct any deficiencies or
other matters Sublandlord or Landlord may reasonably require.

                  3.3 FINAL WORK DRAWINGS. After the Final Space Plan has been
approved by Sublandlord and Landlord, Subtenant shall supply the Engineers with
a complete listing of standard and non-standard equipment and specifications,
including, without limitation, B.T.U. calculations, electrical requirements and
special electrical receptacle requirements for the Premises, to enable the
Engineers and the Architect to complete the "Final Working Drawings" (as that
term is defined below) in the manner as set forth below. Upon the approval of
the Final Space Plan by Sublandlord, Landlord and Subtenant, Subtenant shall
promptly cause the Architect and the Engineers to complete the architectural and
engineering drawings for the Premises, and Architect shall compile a fully
coordinated set of architectural, structural, mechanical, electrical and
plumbing working drawings in a form which is complete to allow subcontractors to
bid on the work and to obtain all applicable permits (collectively, the "Final
Working Drawings") and shall submit the same to Sublandlord and Landlord for
Sublandlord's and Landlord's approval. Subtenant shall supply Sublandlord and
Landlord with copies signed by Subtenant of such Final Working Drawings.
Sublandlord and Landlord shall advise Subtenant within five (5) business days
after Sublandlord's and Landlord's receipt of the Final Working Drawings for the
Premises if the same is unsatisfactory or incomplete in any respect. If
Subtenant is so advised, Subtenant shall immediately revise the Final Working
Drawings in accordance with such review and any disapproval of Sublandlord or
Landlord in connection therewith.

                  3.4 APPROVED WORKING DRAWINGS. The Final Working Drawings
shall be approved by Sublandlord and Landlord (the "Approved Working Drawings")
prior to the commencement of construction of the Premises by Subtenant. After
approval by Sublandlord and Landlord of the Final Working Drawings, Subtenant
may submit the same to the appropriate municipal authorities for all applicable
building permits. Subtenant hereby agrees that neither Sublandlord, Landlord nor
Landlord's consultants shall be responsible for obtaining any building permit or
certificate of occupancy for the Premises and that obtaining the same shall be
Subtenant's responsibility; provided, however, that Sublandlord and Landlord
shall, in any event, cooperate with Subtenant in executing permit applications
and performing other ministerial acts reasonably necessary to enable Subtenant
to obtain any such permit or certificate of occupancy. No material changes,
material modifications or material alterations in the Approved Working Drawings
may be made without the prior written consent of Sublandlord and Landlord, which
consent may not be unreasonably withheld.

                                      -2-
<PAGE>

         4. CONSTRUCTION OF THE IMPROVEMENTS.

                  4.1 THE CONTRACTOR.

                           4.1.1 THE CONTRACTOR. Subtenant shall act as the
general contractor to construct the Improvements ("Contractor").

                           4.1.2 SUBTENANT'S AGENTS. All subcontractors,
laborers, materialmen, and suppliers used by Subtenant other than employees of
Subtenant (such subcontractors, laborers, materialmen, and suppliers, and the
Contractor to be known collectively as "Subtenant's Agents") must be approved in
writing by Sublandlord and Landlord, which approval shall not be unreasonably
withheld or delayed. If Sublandlord or Landlord does not approve any of
Subtenant's proposed subcontractors, laborers, materialmen or suppliers,
Subtenant shall submit other proposed subcontractors, laborers, materialmen or
suppliers for Sublandlord's and Landlord's written approval.

                  4.2 CONSTRUCTION OF IMPROVEMENTS.

                           4.2.1 CONSTRUCTION.

                                    (a) SUBLANDLORD'S AND LANDLORD'S GENERAL
         CONDITIONS FOR SUBTENANT'S AGENTS AND IMPROVEMENT WORK. Construction of
         the Improvements by Subtenant and Subtenant's Agent shall comply with
         the following: (i) the Improvements shall be constructed in material
         accordance with the Approved Working Drawings; and (ii) Subtenant shall
         abide by all reasonable construction rules made by Sublandlord's and
         Landlord's project managers under the circumstances.

                                    (b) INDEMNITY. Subtenant's indemnity of
         Sublandlord and Landlord as set forth in the Sublease shall also apply
         with respect to any and all costs, losses, damages, injuries and
         liabilities related in any way to any act or omission of Subtenant or
         Subtenant's Agents, or anyone directly or indirectly employed by any of
         them, or in connection with Subtenant's non-payment of any amount
         arising out of the Improvements and/or Subtenant's disapproval of all
         or any portion of any request for payment. Such indemnity by Subtenant
         shall also apply with respect to any and all costs, losses, damages,
         injuries and liabilities related in any way to Sublandlord's and
         Landlord's performance of any ministerial acts reasonably necessary (i)
         to permit Subtenant to complete the Improvements, and (ii) to enable
         Subtenant to obtain any building permit or certificate of occupancy for
         the Premises.

                                    (c) WARRANTIES. Subtenant shall provide for
         the benefit of Sublandlord and Landlord any warranties which Subtenant
         receives from its subcontractors. Subtenant covenants to give to
         Sublandlord and Landlord any assignment or other assurances which may
         be necessary to effect such right of direct enforcement.

                                    (d) INSURANCE REQUIREMENTS.

                                      -3-
<PAGE>

                                            (i) GENERAL COVERAGES. All of
                  Subtenant's Agents shall carry worker's compensation insurance
                  covering all of their respective employees, and shall also
                  carry public liability insurance, including property damage,
                  all with limits, in form and with companies as are required to
                  be carried by Subtenant as set forth in the Sublease.

                                            (ii) SPECIAL COVERAGE. Subtenant
                  shall carry "Builder's All Risk" insurance in a reasonable
                  amount approved by Sublandlord and Landlord covering the
                  construction of the Improvements, and such other insurance as
                  Sublandlord and Landlord may reasonably require, it being
                  understood and agreed that the Improvements shall be insured
                  by Subtenant pursuant to the Sublease immediately upon
                  completion thereof. Such insurance shall be in amounts and
                  shall include such extended coverage endorsements as may be
                  reasonably required by Sublandlord and Landlord including, but
                  not limited to, the requirement that all of Subtenant's Agents
                  shall carry excess liability and Products and Completed
                  Operation Coverage insurance, each in amounts not less than
                  $500,000 per incident, $1,000,000 in aggregate, and in form
                  and with companies as are required to be carried by Subtenant
                  as set forth in the Sublease.

                                            (iii) GENERAL TERMS. Certificates
                  for all insurance carried pursuant to this SECTION 4.2.1(d)
                  shall be delivered to Sublandlord and Landlord before the
                  commencement of construction of the Improvements and before
                  the Contractor's equipment is moved onto the site. All such
                  policies of insurance must contain a provision that the
                  company writing said policy will give Sublandlord and Landlord
                  thirty (30) days prior written notice of any cancellation or
                  lapse of the effective date or any reduction in the amounts of
                  such insurance. In the event that the Improvements are damaged
                  by any cause during the course of the construction thereof,
                  Subtenant shall immediately repair the same at Subtenant's
                  sole cost and expense. Subtenant's Agents shall maintain all
                  of the foregoing insurance coverage in force until the
                  Improvements are fully completed and accepted by Sublandlord
                  and Landlord. All policies carried under this SECTION 4.2.1(D)
                  shall insure Sublandlord, Landlord and Subtenant, as their
                  interest may appear, as well as Contractor and Subtenant's
                  Agents. All insurance, except Workers' Compensation,
                  maintained by Subtenant's Agents shall preclude subrogation
                  claims by the insurer against anyone insured thereunder. Such
                  insurance shall provide that it is primary insurance as
                  respects the Landlord and that any other insurance maintained
                  by Landlord is excess and noncontributing with the insurance
                  required hereunder. The requirements for the foregoing
                  insurance shall not derogate from the provisions for
                  indemnification of Sublandlord and Landlord by Subtenant under
                  SECTION 4.2.1(D) of this Work Letter.

                                    (e) GOVERNMENTAL COMPLIANCE. The
         Improvements shall comply in all respects with the following: (i) all
         state, federal, city or quasi-governmental laws, codes, ordinances and
         regulations, as each may apply according to the rulings of the
         controlling public official, agent or other person; (ii) applicable
         standards of the American Insurance Association (formerly, the National
         Board of Fire Underwriters) and the National Electrical Code; and (iii)
         building material manufacturer's specifications.

                                      -4-
<PAGE>

                                    (f) INSPECTION BY SUBLANDLORD AND LANDLORD.
         Sublandlord and Landlord shall have the right to inspect the
         Improvements at all times; provided, however, Sublandlord's and/or
         Landlord's failure to inspect the Improvements shall in no event
         constitute a waiver of any of Sublandlord's and/or Landlord's rights
         hereunder nor shall Sublandlord's or Landlord's inspection of the
         Improvements constitute Sublandlord's and/or Landlord's approval of the
         same. Should Sublandlord or Landlord reasonably disapprove any portion
         of the Improvements, Sublandlord and/or Landlord shall notify Subtenant
         in writing of such disapproval and shall specify the items disapproved.
         Any defects or deviations in, and/or reasonable disapproval by
         Sublandlord and/or Landlord of, the Improvements shall be rectified by
         Subtenant at no expense to Sublandlord or Landlord; provided, however,
         in the event Sublandlord or Landlord determine that a defect or
         deviation exists or disapprove of any matter in connection with any
         portion of the Improvements and such defect, deviation or matter might
         adversely affect the mechanical, electrical, plumbing, heating,
         ventilating and air conditioning or life-safety systems of the Premises
         or the structure or exterior of the Premises, Sublandlord or Landlord
         may take such action as Sublandlord or Landlord deem reasonably
         necessary, at Subtenant's expense and without incurring any liability
         on Sublandlord's or Landlord's part, to correct any such defect,
         deviation and/or matter, including, without limitation, causing the
         cessation of performance of the construction of the Improvements until
         such time as the defect, deviation and/or matter is corrected to
         Sublandlord's and Landlord's reasonable satisfaction.

                                    (g) MEETINGS. Commencing upon the execution
         of this Sublease, Subtenant shall hold periodic meetings at reasonable
         times at the reasonable request of Sublandlord and/or Landlord
         regarding the progress of the preparation of Construction Drawings and
         the construction of the Improvements, which meetings shall be held at
         the Premises, and Sublandlord and Landlord and/or their agents shall
         have the right to attend all such meetings.

                  4.3 NOTICE OF COMPLETION: COPY OF RECORD SET OF PLANS. Within
ten (10) days after completion of construction of the Improvements, Subtenant
shall cause a Notice of Completion to be recorded in the Office of the Recorder
of the County of Los Angeles in accordance with California Civil Code ss. 3093
or any successor statute, and shall furnish a copy thereof to Sublandlord and
Landlord upon such recordation. If Subtenant fails to do so, Sublandlord and/or
Landlord may, itself/themselves execute and file the same on behalf of Subtenant
as Subtenant's agent for such purpose, at Subtenant's sole cost and expense. At
the conclusion of construction, Subtenant shall cause the Architect and
Contractor (A) to update the Approved Working Drawings as necessary to reflect
all changes made to the Approved Working Drawings during the course of
construction, (B) to certify that, to the best of their knowledge, the
"record-set" of as-built drawings are true and correct, which certification
shall survive the expiration or termination of this Sublease and the New Lease,
and (C) to deliver to Sublandlord and Landlord two (2) sets of copies of such
record set of drawings on auto-cadd within ninety (90) days following issuance
of a certificate of occupancy for the Premises.

                                      -5-
<PAGE>

         5. MISCELLANEOUS

                  5.1 SUBTENANT'S REPRESENTATIVES. Subtenant has designated Andy
Horvath as its sole representative with respect to the matters set forth in this
Work Letter, who shall have full authority and responsibility to act on behalf
of the Subtenant as required in this Work Letter.

                  5.2 SUBLANDLORD'S REPRESENTATIVES. Sublandlord has designated
Steve Parks as its sole representatives with respect to the matters set forth in
this Work Letter, who, until further notice to Subtenant, shall have full
authority and responsibility to act on behalf of the Sublandlord as required in
this Work Letter.

                  5.3 LANDLORD'S REPRESENTATIVES. Landlord has designated Mr.
John Villisich of Bayside Enterprises, San Pedro, California (310/832-2775) as
its sole representatives with respect to the matters set forth in this Work
Letter, who, until further notice to Subtenant, shall have full authority and
responsibility to act on behalf of the Landlord as required in this Work Letter.

                  5.4 TIME OF THE ESSENCE IN THIS WORK LETTER. Unless otherwise
indicated, all references herein to a "number of days" shall mean and refer to
calendar days. If any item requiring approval is timely disapproved by
Sublandlord and/or Landlord, the procedure for preparation of the documents and
approval thereof shall be repeated until the document is approved by Sublandlord
and Landlord.

                  5.5 SUBTENANT'S SUBLEASE DEFAULT. Notwithstanding any
provision to the contrary contained in this Sublease, if an event of default as
described in the Sublease or a default by Subtenant under this Work Letter has
occurred at any time on or before the later of (i) the substantial completion of
the Premises and (ii) the Commencement Date, then (a) in addition to all other
rights and remedies granted to Sublandlord or Landlord pursuant to this
Sublease, Sublandlord or Landlord may cause Contractor to cease the construction
of the Premises (in which case, Subtenant shall be responsible for any delay in
the substantial completion of the Premises caused by such work stoppage), and
(b) all other obligations of Sublandlord or Landlord under the terms of this
Work Letter shall be forgiven until such time as such default is cured pursuant
to the terms of this Sublease (in which case, Subtenant shall be responsible for
any delay in the substantial completion of the Premises caused by such inaction
by Sublandlord and/or Landlord).

                                      -6-
<PAGE>

                                   EXHIBIT "C"

RECORDING REQUESTED BY:

UNION BANK OF CALIFORNIA, N.A.
AND LEVINE LEICHTMAN CAPITAL
PARTNERS II, L.P.

AND WHEN RECORDED, MAIL TO:

MURPHY SHENEMAN JULIAN & ROGERS
2049 Century Park East, Suite 2100
Los Angeles, California 90067
ATTENTION: MR. BRYAN SNYDER
--------------------------------------------------------------------------------
                   (Space above this line for Recorder's use)

                          WAIVER AND CONSENT (SUBLEASE)

         This WAIVER AND CONSENT (SUBLEASE) is made and entered into as of
January__, 2002, by and among UNION BANK OF CALIFORNIA, N.A. ("Senior Secured
Party"), whose address is Union Bank of California, N.A., Commercial Finance
Division, 445 South Figueroa Street, Los Angeles, CA 90071-1602, Attn:
Commercial Finance Division Manager, fax no. (213) 236-6089, with a copy to
Murphy Sheneman Julian & Rogers, 2049 Century Park East, Suite 2100, Los
Angeles, CA 90067, Attn: Gary B. Rosenbaum, Esq., fax no. (310) 788-3777, LEVINE
LEICHTMAN CAPITAL PARTNERS II, L.P., a California limited partnership
("Subordinated Secured Party"; Senior Secured Party and Subordinated Secured
Party shall be collectively referred to as "Secured Parties"), whose address is
335 North Maple Drive, Suite 240, Beverly Hills, CA 90210, Attn.: Arthur E.
Levine, President, fax no. (310) 275-1441, with a copy to Irell & Manella, 1800
Avenue of the Stars, Suite 900, Los Angeles, CA 90067-4211, Attn: Mitchell S.
Cohen, Esq., fax no. (310) 203-7199, and ERNEST PAPER PRODUCTS, INC., a
California corporation ("Consenting Party"), whose address is c/o William D.
Feldman Associates, 12540 Beatrice Street, Suite 203, Los Angeles, California
90049.

                                    RECITALS

         A. VERNON ASSOCIATES, LLC, a California limited liability company
("Master Landlord"), is the owner of certain real property in the City of
Vernon, County of Los Angeles, State of California, described on Exhibit "A"
attached hereto and commonly known as 2727 E. Vernon Avenue, Vernon, California
(the "Premises"). Master Landlord and Consenting Party are parties to that
certain Industrial Real Estate Lease (Single-Tenant Facility) dated as of April
22, 1994 including the Addendum Rider to Industrial Real Estate Lease (the
"Lease").

<PAGE>

         B. Consenting Party is the owner of a leasehold estate in certain real
property in the City of Vernon, County of Los Angeles, State of California,
described on EXHIBIT "A", attached hereto and commonly known as 2727 E. Vernon
Avenue, Vernon, California (the "Premises"). Consenting Party and Debtor (as
defined below) are parties to that certain Sublease (the "Sublease"), under
which Debtor leases the Premises.

         C. This Waiver and Consent is executed to induce (1) Senior Secured
Party to extend or continue to extend certain credit to OVERHILL FARMS, INC., a
Nevada corporation ("Debtor"), pursuant to that certain Loan and Security
Agreement dated as of November 24, 1999, by and between Debtor and Senior
Secured Party (the "Loan Agreement"), and the other loan documents executed in
connection therewith, and as the same may be amended, restated, supplemented, or
otherwise modified from time to time (collectively, the "Senior Agreements"),
which Senior Agreements, among other things, were executed by Debtor for the
purpose of granting a first priority security interest to secure the repayment
of all obligations and the performance of all indebtedness now or hereafter
owing by Debtor to Senior Secured Party, of every kind and description, and (2)
Subordinated Secured Party to extend or continue to extend certain credit to
Debtor; pursuant to the Securities Purchase Agreement dated as of November 24,
1999, by and among Debtor, Subordinated Secured Party, Overhill Corporation, a
Nevada corporation formerly known as Polyphase Corporation, and Overhill L.C.
Ventures, Inc., a California corporation, and the other loan documents executed
in connection therewith, and as the same may be amended, restated, supplemented,
or otherwise modified from time to time (collectively, the "Subordinated
Agreements"), which Subordinated Agreements, among other things, were executed
by Debtor for the purpose of granting a second priority security interest to
secure the repayment of all obligations and the performance of all indebtedness
now or hereafter owing by Debtor to Subordinated Secured Party, of every kind
and description. The Senior Agreements and Subordinated Agreements are
collectively referred to as the "Agreements."

         D. This Waiver and Consent does not amend any of the terms of the
Agreements, and reference thereto is made for further particulars.

         E. By the Agreements, each of Senior Secured Party and Subordinated
Secured Party shall extend certain credit or has extended certain credit to
Debtor against the security of, among other collateral, Debtor's merchandise,
equipment, furniture, furnishings, fixtures, machinery and tools, together with
all additions, substitutions, replacements, improvements and repairs to same,
but specifically not including improvements and fixtures permanently affixed to
the Premises (collectively, "Property").

         F. The execution and delivery of this Waiver and Consent (Sublease) by
Consenting Party and acknowledgment thereof by Debtor and Master Landlord is
required by Senior Secured Party and Subordinated Secured Party as a condition
to the continued extension of credit to Debtor pursuant to the Agreements.

         NOTWITHSTANDING THE TERMS OF THE SUBLEASE, SENIOR SECURED PARTY,
SUBORDINATED SECURED PARTY AND CONSENTING PARTY AGREE THAT:

                                      -2-
<PAGE>

                                    AGREEMENT

         1. Consenting Party acknowledges that (a) the Sublease is in full force
and effect and (b) to Consenting Party's actual knowledge, there is no existing
default under the Sublease.

         2. The Property shall be and remain personal property notwithstanding
the manner of its annexation to the Premises, its adaptability to the uses and
purposes for which the Premises are used, or the intentions of the party making
the annexation.

         3. Any rights that Consenting Party may claim to have in and to the
Property, no matter how arising, shall be subordinate to the rights of Senior
Secured Party and Subordinated Secured Party therein.

         4. Consenting Party consents to the installation of the Property on the
Premises, agrees that Senior Secured Party and Subordinated Secured Party may do
to and with the Property any or all of the acts below enumerated, and grants
Senior Secured Party and Subordinated Secured Party a license, as set forth
below, to enter into possession of the Premises, (a) at any time prior to the
expiration, termination or cancellation of the Sublease or abandonment of the
Premises by Debtor or (b) with the prior written consent of Consenting Party as
provided in paragraph 6 below during any period in which the Sublease has
expired, been terminated or canceled, or that Debtor has abandoned the Premises
to do any or all of the following with respect to said Property: assemble, have
appraised, display, remove, maintain, prepare for sale or lease, repair, lease,
transfer and/or sell (at one or more public auctions or private sales) to the
extent such action is in compliance with any applicable laws and regulations.

         5. Subject to the limitations set forth in paragraph 6 below, the
waivers and consents herein granted shall continue until such time as all
obligations, indebtedness and expenses (including, without limitation,
reasonable attorneys' fees) of Debtor to (a) Senior Secured Party, on the one
hand, and (b) Subordinated Secured Party, on the other hand, have been paid in
full in cash and all covenants and conditions as more specifically enumerated in
the Agreements have been fully performed.

         6. If the Sublease has expired, been terminated or canceled or Debtor
has abandoned the Premises, then Senior Secured Party, Subordinated Secured
Party and their respective representatives and invitees shall only be permitted
to occupy the Premises for the purposes described in paragraph 4 above with the
prior written consent of Consenting Party. Neither Senior Secured Party nor
Subordinated Secured Party shall (a) be liable for any diminution in value of
the Premises caused by the absence of Property actually removed or by any
necessity of replacing the Property or (b) have any duty or obligation to remove
or dispose of any Property left on the Premises by Debtor.

         7. Consenting Party agrees to give written notice to Senior Secured
Party and Subordinated Secured Party by mail or facsimile to the address or
facsimile number set forth above within five (5) days of (a) any default by
Debtor of any of the provisions of the Sublease or (b) the expiration,
termination or cancellation of the Sublease or abandonment of the Premises by
Debtor; PROVIDED, that neither Senior Secured Party nor Subordinated Secured
Party shall be under any obligation to cure any default under the Sublease. No
liability shall be incurred by Consenting Party for delay or failure to give any
default notice to Senior Secured Party or Subordinated Secured Party.

                                      -3-
<PAGE>

         8. Consenting Party unconditionally consents in advance to (a) the
granting of a security interest in the Sublease and the Property by Debtor to,
and any foreclosure by Senior Secured Party or Subordinated Secured Party, as
the case may be, of its security interest in the Sublease and/or the Property,
in each case pursuant to the Agreements, and the purchase thereof by Senior
Secured Party or Subordinated Secured Party or any other purchaser at any such
foreclosure or by any conveyance or transfer in lieu of foreclosure, (b) the
granting to, and any foreclosure by, Senior Secured Party or Subordinated
Secured Party, as the case may be, of the pledge of the capital stock of Debtor
made to it pursuant to the Agreements, and the purchase of such stock by Senior
Secured Party or Subordinated Secured Party or any other purchaser at any such
foreclosure or by any conveyance or transfer in lieu of foreclosure, and (c) any
acquisition of any portion of the capital stock of Debtor by Subordinated
Secured Party.

         9. This Waiver and Consent shall be governed and controlled by and
interpreted under the laws of the State of California and shall inure to the
benefit of and be binding upon the successors, heirs, personal representatives
and assigns of Consenting Party, Senior Secured Party and Subordinated Secured
Party.

         10. If either party commences litigation against the other for the
specific performance of this Waiver and Consent, for damages for the breach of
this Waiver and Consent or otherwise for enforcement of any remedy hereunder,
the parties hereto agree to and hereby do waive any right to a trial by jury
and, in the event of any such commencement of litigation, the prevailing party
shall be entitled to recover from the other party such costs and reasonable
attorneys' fees as may have been incurred, including any and all costs incurred
in enforcing, perfecting and executing such judgment.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                      -4-
<PAGE>

         IN WITNESS WHEREOF, this Waiver and Consent (Sublease) has been
executed and delivered by the parties hereto as of the day and year first above
written.

                                      SENIOR SECURED PARTY:

                                      UNION BANK OF CALIFORNIA, N.A.

                                      By:
                                          --------------------------------------
                                          Its:

                                      SUBORDINATED SECURED PARTY:

                                      LEVINE LEICHTMAN CAPITAL PARTNERS II, L.P.

                                      By:
                                          --------------------------------------
                                          Its:

                                      CONSENTING PARTY:

                                      ERNEST PAPER PRODUCTS, INC.,
                                      a California corporation

                                      By:
                                          --------------------------------------
                                          Its:

ACKNOWLEDGED AND AGREED TO:

DEBTOR:

OVERHILL FARMS, INC.,
a Nevada corporation

By:
    -----------------------------------
    Its:

[signatures continued on next page]

<PAGE>

[signatures continued from previous page]

MASTER LANDLORD:

The undersigned hereby accepts and consents
to the foregoing Waiver and Consent
(Sublease) and acknowledges that under
certain circumstances it may succeed to and
be bound by the rights and obligations of
Consenting Party under the foregoing Waiver
and Consent (Sublease):

VERNON ASSOCIATES, LLC,
a California limited liability company

By:
    --------------------------------------
    Its:

                                      -2-
<PAGE>

                          ACKNOWLEDGMENT OF INSTRUMENTS
                          -----------------------------

STATE OF ___________      )
                          ) SS.
COUNTY OF __________      )

         On ______________________ before me, the undersigned notary public in
and for said state, personally appeared _________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature ____________________________               (Seal)

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

STATE OF ___________      )
                          ) SS.
COUNTY OF __________      )

         On ______________________ before me, the undersigned notary public in
and for said state, personally appeared _________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature ____________________________               (Seal)

<PAGE>

STATE OF ___________      )
                          ) SS.
COUNTY OF __________      )

         On ______________________ before me, the undersigned notary public in
and for said state, personally appeared _________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature ____________________________               (Seal)

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

STATE OF ___________      )
                          ) SS.
COUNTY OF __________      )

         On ______________________ before me, the undersigned notary public in
and for said state, personally appeared _________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature ____________________________               (Seal)

                                      -2-
<PAGE>

STATE OF ___________      )
                          ) SS.
COUNTY OF __________      )

         On ______________________ before me, the undersigned notary public in
and for said state, personally appeared _________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the
instrument, the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument.

         WITNESS my hand and official seal.

Signature ____________________________               (Seal)

                                      -3-
<PAGE>

                                   EXHIBIT "A"

                                    PREMISES

                                [TO BE ATTACHED]

<PAGE>

                                   EXHIBIT "A"

                                LEGAL DESCRIPTION

PARCEL 1:

THAT PORTION OF THE RANCHO SAN ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEAST CORNER OF THE LAND CONVEYED TO NEWMARKET COMPANY BY
DEED RECORDED IN BOOK 6453 PAGE 78, OF DEEDS; THENCE ALONG THE EASTERLY LINE OF
SAID LAND NORTH 09 DEGREES 10 MINUTES 00 SECONDS EAST 400.00 FEET TO THE
SOUTHERLY LINE OF THE LAND CONVEYED TO PACIFIC LIGHT AND POWER CORPORATION BY
DEED RECORDED IN BOOK 6278 PAGE 244, OF DEEDS; THENCE SOUTH 88 DEGREES 08
MINUTES 27 SECONDS WEST 326.46 FEET ALONG SAID SOUTHERLY LINE TO THE EAST LINE
OF THE TRACT OF LAND DESCRIBED IN THE AGREEMENT TO CONVEY FROM THE HUNTINGTON
LAND AND IMPROVEMENT COMPANY TO CEDARLIND AND PERSON COMPANY, RECORDED IN BOOK
5889 PAGE 250, OF DEEDS; THENCE NORTH 0 DEGREES 10 MINUTES 00 SECONDS EAST
154.77 FEET ALONG SAID EAST LINE TO THE SOUTH LINE OF THE LAND CONVEYED TO LOS
ANGELES PACKING COMPANY, BY DEED RECORDED IN BOOK 2445 PAGE 56, OF DEEDS; THENCE
ALONG SAID SOUTH LINE NORTH 89 DEGREES 10 MINUTES 50 SECONDS EAST 264.95 FEET TO
THE SOUTHEAST CORNER OF THE LAND SO CONVEYED TO SAID LOS ANGELES PACKING
COMPANY; THENCE SOUTH 0 DEGREES 10 MINUTES 00 SECONDS WEST 99.93 FEET; THENCE
NORTH 88 DEGREES 08 MINUTES 27 SECONDS EAST 627.55 FEET TO A LINE THAT IS
PARALLEL TO AND DISTANT 40.00 FEET WESTERLY MEASURED AT RIGHT ANGLES FROM THE
WESTERLY LINE OF THE RIGHT OF WAY CONVEYED TO THE SAN PEDRO, LOS ANGELES AND
SALT LAKE RAILWAY COMPANY BY DEED RECORDED IN BOOK 5920 PAGE 221, OF DEEDS;
THENCE ALONG SAID PARALLEL LINE SOUTH 2 DEGREES 21 MINUTES 20 SECONDS EAST
449.76 FEET TO THE NORTHERLY LINE OF VERNON AVENUE, 40.00 FEET WIDE (FORMERLY
FRUITLAND COUNTY ROAD); THENCE SOUTH 88 DEGREES 08 MINUTES 27 SECONDS WEST
585.98 FEET ALONG SAID NORTHERLY LINE TO THE POINT OF BEGINNING.

SAID LAND IS ALSO KNOWN AS PARCEL 1 OF PARCEL MAP NO. 3477, IN THE CITY OF
VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 52,
PAGE 21 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THEREFROM THAT PORTION OF SAID LAND GRANTED TO THE CITY OF VERNON, A
MUNICIPAL CORPORATION IN DEED RECORDED FEBRUARY 21, 1991 AS INSTRUMENT NO.
91-255747, OFFICIAL RECORDS.

<PAGE>

PARCEL 2:

AN EASEMENT FOR INGRESS AND EGRESS PURPOSES OVER THAT PORTION OF THE RANCHO SAN
ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEAST CORNER OF THAT LAND CONVEYED TO LOS ANGELES PACKING
COMPANY BY DEED RECORDED IN BOOK 2445 PAGE 56, OF DEEDS; THENCE ALONG THE
SOUTHERLY PROLONGATION OF THE EASTERLY LINE OF SAID LAND, SOUTH 0 DEGREES 10
MINUTES 00 SECONDS WEST 49.90 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH
88 DEGREES 08 MINUTES 27 SECONDS EAST 625.35 FEET TO A LINE THAT IS PARALLEL TO
AND DISTANT 40.00 FEET WESTERLY MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE
OF THE RIGHT OF WAY CONVEYED TO THE SAN PEDRO, LOS ANGELES AND SALT LAKE RAILWAY
COMPANY BY DEED RECORDED IN BOOK 5920 PAGE 221, OF DEEDS; THENCE SOUTH 2 DEGREES
21 MINUTES 20 SECONDS EAST 50.00 FEET ALONG SAID PARALLEL LINE; THENCE SOUTH 88
DEGREES 08 MINUTES 27 SECONDS WEST 627.55 FEET; THENCE NORTH 0 DEGREES 10
MINUTES 00 SECONDS EAST 50.03 FEET TO THE POINT OF BEGINNING.

PARCEL 3:

AN EASEMENT FOR INGRESS AND EGRESS PURPOSE OVER THAT PORTION OF THE RANCHO SAN
ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:

A STRIP OF LAND 40.00 FEET WIDE, THE EASTERLY SIDELINE OF SAID STRIP BEING
DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE RIGHT OF WAY CONVEYED
TO THE SAN PEDRO, LOS ANGELES AND SALT LAKE RAILWAY COMPANY BY DEED RECORDED IN
BOOK 5920 PAGE 221, OF DEEDS WITH THE NORTHERLY LINE OF VERNON AVENUE 40.00 FEET
WIDE; THENCE NORTH 2 DEGREES 21 MINUTES 20 SECONDS WEST 931.28 FEET TO THE
SOUTHERLY LINE OF THE LAND CONVEYED TO A. B. SALISBURY BY DEED RECORDED IN BOOK
1009 PAGE 5, OF DEEDS.

PARCEL 4:

AN EASEMENT FOR A RAILROAD SPUR TRACK OVER THAT PORTION OF THE RANCHO SAN
ANTONIO, IN THE CITY OF VERNON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
DESCRIBED AS FOLLOWS:

A STRIP OF LAND 40.00 FEET WIDE, THE EASTERLY SIDELINE OF SAID STRIP BEING
DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE RIGHT OF WAY CONVEYED
TO THE SAN PEDRO, LOS ANGELES AND SALT LAKE RAILWAY COMPANY BY DEED RECORDED IN
BOOK 5920 PAGE 221, OF DEEDS WITH THE NORTHERLY LINE OF VERNON AVENUE 40.00 FEET
WIDE; THENCE NORTH 2 DEGREES 21 MINUTES 20 SECONDS WEST 931.28 FEET TO THE
SOUTHERLY LINE OF THE LAND CONVEYED TO A. B. SALISBURY BY DEED RECORDED IN BOOK
1009 PAGE 5, OF DEEDS.

                                      -2-
<PAGE>

                                   EXHIBIT "D"

                                    GUARANTY

         _______________________________, a _______________________
("Guarantor"), whose address is ________________________________________,
_________, California _______, whose facsimile number is ___________________ and
whose Social Security/Tax Identification Number is ___________, as a material
inducement to and in consideration of
____________________________________________, a _______________________________,
as Lessor ("Lessor"), entering into that certain Standard Industrial/Commercial
Multi-Tenant Lease - Net (the "Lease") dated as of _______________, 200_, with
______________________________, a _______________________________, as Lessee
("Lessee"), concerning space commonly known as ___________________________,
California, hereby unconditionally, irrevocably and jointly and severally
guarantees and promises to, and for the benefit of Lessor, full and prompt
payment and discharge of all of Lessee's present and future obligations to
Lessor and that Lessee shall perform all of its covenants under the Lease,
including but not limited to the payment of rent and all other sums now or
hereafter becoming due or payable under the Lease. Without Lessor first having
to proceed against Lessee or to proceed against any security therefore,
Guarantor agrees to pay, on demand, all sums due and to become due from Lessee
and all losses, costs, attorneys' fees or expenses which may be suffered by
Lessor by reason of Lessee's default, subject to the Maximum Liability Amount
(as such term is defined below). Guarantor's liability under this Guaranty shall
continue until all amounts due from Lessee have been paid in full and until all
other obligations of Lessee to Lessor have been satisfied and shall not be
reduced by virtue of any payment by Lessee of any amount due. Guarantor hereby
warrants and represents to Lessor that Guarantor now has and will continue to
have full and complete access to any and all information concerning the value of
assets owned or to be acquired by Lessee, Lessee's financial status and Lessee's
ability to pay and perform the obligations owed to Lessor.

         Guarantor expressly consents to Lessor taking any or all of the
following actions, from time to time, without notice or further consent from
Guarantor and such action shall not affect Guarantor's liability hereunder or
create any right of recourse or right of action by Guarantor against Lessor: (i)
waiving, renewing, extending, accelerating or otherwise changing the time,
manner, place or terms of payment of any indebtedness of Lessee or the
performance or observance by Lessee of any other term of any agreement relating
to the indebtedness; (ii) holding real or personal property security for payment
of this Guaranty or any indebtedness of Lessee, and exchanging, changing,
impairing, enforcing, waiving or releasing any such security; (iii) applying any
such security and directing the order and manner of sale thereof as Lessor may
in Lessor's discretion determine; (iv) modifying, amending, supplementing or
adding to any agreements relating to any security or the Lease; (v) exercising,
failing to exercise or failing to timely exercise any right or remedy against
Lessee, any security (including Lessor's failure to perfect Lessor's security
interest in any security) or other guaranty of Lessee's indebtedness; (vi)
failing to proceed against or exhaust any of Lessee's security held by Lessor;
and (vii) releasing or substituting any one or more endorsers or Guarantors.
Guarantor agrees that this is a guaranty of payment not of collection, and
consents to any form of remedy pursued by Lessor to enforce its rights under any

<PAGE>

instrument evidencing or securing Lessee's indebtedness, in whatever order
Lessor may choose, including all remedies that may eliminate Guarantor's right
of subrogation, result in the relinquishment of a deficiency judgment in
Guarantor's favor against Lessee or both. Lessor may, without notice, assign
this Guaranty in whole or in part. Guarantor waives any defense arising by
reason of any disability or other defense of Lessee or by reason of the
cessation from any cause of the liability of Lessee and waives the benefit of
any statute of limitations applicable to any indebtedness of Lessee or to any
liability of Guarantor hereunder. If Lessee defaults under the Lease, Lessor may
proceed immediately against Guarantor or Lessee, or both, or Lessor may enforce
against Guarantor or Lessee, or both, any rights that it has under the Lease or
against Guarantor pursuant to this Guaranty. If the Lease terminates Lessor may
enforce any remaining rights thereunder against Guarantor without giving
previous notice to Lessee or Guarantor, and without making any demand on either
of them. Guarantor hereby waives notice of or the giving of its consent to any
amendments which may hereafter be made to the terms of the Lease, and this
Guaranty shall guarantee the performance of the Lease as amended, or as the same
may be assigned from time to time. If Lessor disposes of its interest in the
Lease, "Lessor," as used in this Guaranty, shall mean Lessor's successors in
interest and assigns.

         Guarantor waives and agrees not to assert or take advantage of: (a) any
right to require Lessor to proceed against Lessee or any other person, firm or
corporation or to proceed against or exhaust any security held by it at any time
or to pursue any other remedy in its power; (b) the defense of the statute of
limitations in any action hereunder or for the collection of any indebtedness or
the performance of any obligation guaranteed hereby; (c) any defense that may
arise by reason of the incapacity, lack of authority, death or disability of, or
revocation hereof by, any other or others or the failure of Lessor to file or
enforce a claim against the estate (either in administration, bankruptcy, or
other proceeding) of any other or others; (d) demand, protest and notice of any
kind including, without limiting the generality of the foregoing, notice of the
existence, creation or incurring of new or additional indebtedness or of any
action or non-action on the part of Lessee, Lessor, any endorser, creditor of
Lessee or Guarantor under this or any other instrument, or any other person
whomsoever, in connection with any obligation or evidence of indebtedness hereby
guaranteed; (e) any defense based upon an election of remedies by Lessor,
including without limitation, any election which destroys or otherwise impairs
subrogation rights of Guarantor or the right of Guarantor to proceed against
Lessee for reimbursement, or both.

         Until all indebtedness of Lessee to Lessor shall have been paid in
full, Guarantor shall have no right of subrogation and waive any right to
enforce any remedy which Lessor now or may hereafter have against Lessee, and
waive any benefit of any security now or hereafter held by Lessor. Guarantor
waives all presentments, demands for performance, notice of nonperformance,
protests, notices of protests, and notices of dishonor and of the existence,
creation or incurring of new or additional indebtedness and waives the benefit
of all exemptions and homestead laws. Without limiting the generality of the
foregoing, Guarantor hereby expressly waives any and all benefits of California
Civil Code ss.ss. 2799, 2808, 2809, 2810, 2815, 2819, 2825, 2839 and 2845
through 2850, or any successor sections.

                                      -2-
<PAGE>

         "Lessee" and "Guarantor" shall include the plural if there is more than
one Lessee or Guarantor. If there is more than one Guarantor, their liabilities
hereunder shall be joint and several, and each shall be deemed a primary
obligor, and the liability of any Guarantor shall not be affected by the death
of any other Guarantor or by any notice given by any other Guarantor. Any
married person who signs this Guaranty hereby expressly agrees that recourse may
be had against his or her separate property for all obligations under this
Guaranty. Guarantor's obligations under this Guaranty shall not be assigned and
shall be binding upon Guarantor's heirs and successors.

         The obligations of Guarantor hereunder are independent of the
obligations of Lessee. Guarantor agrees that a separate action may be brought or
prosecuted against any one or more Guarantors. whether or not Guarantors are the
alter ego of Lessee and where or not the action is brought or prosecuted against
any other Guarantors or Lessee and Lessor may release any Guarantors or Lessee
or release or waive any security without releasing other Guarantors.

         If at any time Lessor shall institute any action or proceeding against
any Guarantor relating to collecting or enforcement of this Guaranty or the
obligations guaranteed hereby, or engage an attorney to enforce any such
provision, Lessor shall be reimbursed by such Guarantor in addition to such
other relief as the court may award, for attorneys' fees, costs and expenses,
all as actually incurred (including, without limitation, those incurred in
investigation, appellate proceedings or in any action or participation in, or in
connection with, any case or proceeding under Chapters 7, 11, or 13 of the
Bankruptcy Code or any successor thereto).

         This Guaranty shall be effective irrespective of any change in the
composition or ownership or form of ownership of Lessee and wherever the Lessee
may be located. If any one or more provisions of this Guaranty shall be
determined to be illegal or unenforceable, all other provisions shall remain
effective. Neither this Guaranty nor any terms hereof may be changed, waived,
discharged or terminated orally, but only by an instrument in writing executed
by the party against which enforcement of the change, waiver, discharge or
termination is sought. The liability of Guarantor and all of Lessor's rights,
powers and remedies hereunder and under any other agreement now or at any time
hereafter in force between Lessor and Guarantor, or any of them, relating to the
Lessee shall be cumulative and not alternative and such rights, powers and
remedies shall be in addition to all rights, powers and remedies given to Lessor
by law. Guarantor's obligations under this Guaranty may not be assigned and
shall be binding upon Guarantor's heirs and successors.

         No delay on Lessor's part in exercising any rights hereunder or failure
to exercise the same shall constitute a waiver of such rights. No notice to, or
demand on, Guarantor shall be deemed to be a waiver of the obligation of
Guarantor to take further action without notice or demand as provided herein. No
waiver of any of Lessor's rights hereunder, and no modification or amendment of
this Guaranty, shall be deemed to be made by Lessor unless the same shall be in
writing, duly signed on Lessor's behalf, and in each such waiver, if any, shall
apply only with respect to the specific instance involved and shall in no way
impair Lessor's rights or the obligations of Guarantor to Lessor in any other
respect at any other time.

         This Guaranty shall be governed by and construed in accordance with the
laws of the State of California.

                                      -3-
<PAGE>

         In any such action or proceeding, Guarantor waives personal service of
the Summons and Complaint or other process and papers therein and agrees that
any process or notice of motion or other application to any of said Courts or a
judge thereof, or any notice in connection with any proceedings hereunder may be
served (1) inside or outside such State by registered or certified mail, return
receipt requested, addressed to Guarantor at the address set forth above or
which Guarantor has previously advised Lessor in writing with concurrent sending
of all such papers by fax to the telephone number set forth above, and service
or notice so served shall be deemed complete when received by Guarantor, or (2)
in such other manner as may be permissible under the rules of said Courts.

         GUARANTOR FURTHER AGREES THAT ANY TRIAL RELATING TO, ARISING OUT OF OR
DERIVING FROM THIS GUARANTY SHALL BE TRIED SOLELY BEFORE A JUDGE AND NOT BEFORE
A JURY.

Date: _______________, 200_              GUARANTOR:

                                         _______________________________________
                                         a _____________________

                                         By:
                                             -----------------------------------
                                             Name:
                                             Its:

                                         By:
                                             -----------------------------------
                                             Name:
                                             Its:

                                      -4-<PAGE>
EXHIBIT 10.88

                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION
            STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE - NET
                (DO NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS)

1. Basic Provisions ("Basic Provisions").

         1.1 Parties: This Lease ("Lease"), dated for reference purposes only,
January 1, 2002, is made by and between Vernon Associates, LLC, a California
limited liability company ("Lessor") and Overhill Farms. Inc., a Nevada
corporation ("Lessee"), (collectively the "Parties," or individually a "Party").

         1.2 Premises: That certain real property, including all improvements
therein or to be provided by Lessor under the terms of this Lease, and commonly
known as 2727 E. Vernon Avenue, located in the County of Los Angeles, State of
California, and generally described as (describe briefly the nature of the
property and, if applicable, the "Project", If the property is located within a
Project) a one story tilt up warehouse building of approximately 147,210 square
feet on land including various access easements, as shown on the June 10, 1992
survey by Mollenhauer. Higashi & Moore attached hereto as Exhibit "A"
("Premises"). (See also Paragraph 2)

         1.3 Term: six (6) years and nine (9) months ("Original Term")
commencing January 1. 2005 ("Commencement Date") and ending September 30, 2011
("Expiration Date"). (See also Paragraph 3)

         1.4 Early Possession: N/A ("Early Possession Date"). (See also
Paragraphs 3.2 and 3.3)

         1.5 Base Rent: $ See Addendum Paragraph 1 ("Base Rent"), payable on the
first (1) day of each month commencing January 1. 2005 (See also Paragraph 4)

|X|      If this box is checked, there are provisions in this Lease for the Base
         Rent to be adjusted.

         1.6 Base Rent Paid Upon Execution: $None as Base Rent for the period
None.

         1.7 Security Deposit: $630,000.00 ("Security Deposit"). (See also
Paragraph 5)

         1.8 Agreed Use: food processing plant and/or sales and distribution of
industrial products and operations related thereto as well as any other legal
use that relates to the Subtenant's current or future business operations in
food industry so long as such use does not impose an increased burden on the
Premises or any greater risk of Hazardous Substance contamination (See also
Paragraph 6)

         1.9 Insuring Party: Lessor is the "Insuring Party" unless otherwise
stated herein. (See also Paragraph 8)

         1.10 Real Estate Brokers: (See also Paragraph 15)

              (a) Representation: The following real estate brokers
(collectively, the "Brokers") and brokerage relationships exist in this
transaction (check applicable boxes):
|X| __________ represents Lessor exclusively ("Lessor's Broker");
[ ] __________ represents Lessee exclusively ("Lessee's Broker"); or
|X| Colliers Seeley represents both Lessor and Lessee ("Dual Agency").

              (b) Payment to Brokers: No commission shall be payable by Lessor
to Brokers with respect to this Lease.

                                                                Initials ___ ___

                                  Page 1 of 31
<PAGE>

         1.11 Guarantor. The obligations of the Lessee under this Lease are to
be guaranteed by None ("Guarantor"). (See also Paragraph 37)

         1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda
consisting of Paragraphs 1 through 17 and Exhibits A through E, all of which
constitute a part of this Lease.

2. Premises.

         2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases
from Lessor, the Premises, for the term, at the rental, and upon all of the
terms, covenants and conditions set forth in this Lease. Unless otherwise
provided herein, any statement of size set forth in this Lease, or that may have
been used in calculating rental, is an approximation which the Parties agree is
reasonable and the rental based thereon is not subject to revision whether or
not the actual size is more or less.

         2.2 Condition. Lessee acknowledges that Lessee will already be In
possession of the Premises on the Commencement Date pursuant to a sublease
("Sublease") with the existing tenant of the Premises ("Existing Tenant"). The
date of mutual execution and delivery of this Lease shall be referred to herein
as the "Start Date." Lessee acknowledges and agrees that Lessee is renting the
Premises "as-is" and "where-is" in its present condition and Lessee acknowledges
and agrees that Lessee hoe examined the condition of, the Premises prior to the
execution and delivery of this Lease and has found the same to be in good order
and repair and satisfactory for all purposes hereunder. LESSOR MAKES NO WARRANTY
OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE PREMISES OR ANY PART
THEREOF, EITHER AS TO ITS FITNESS FOR USE, DESIGN OR CONDITION FOR ANY
PARTICULAR USE OR PURPOSE OR OTHERWISE, AS TO COMPLIANCE WITH APPLICABLE
REQUIREMENTS, AS TO QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, LATENT OR
PATENT, IT BEING AGREED THAT ALL SUCH RISKS ARE TO BE BORNE BY LESSEE. LESSEE
ACKNOWLEDGES THAT THE PREMISES HAVE BEEN INSPECTED BY LESSEE AND ARE
SATISFACTORY TO IT.

         2.3 Compliance. Lessor makes no representations or warranties warrants
that the improvements on the Premises comply with all applicable laws, covenants
or restrictions of record, building codes, regulations and ordinances
("Applicable Requirements") in effect on the Start Date. NOTE: Lessee is
responsible for determining whether or not the zoning is appropriate for
Lessee's intended use, and acknowledges that past uses of the Premises may no
longer be allowed, including without limitation, past legal nonconformity uses,
and for satisfying itself that the Premises comply with Applicable Requirements.
If the Applicable Requirements are hereafter changed (as opposed to being in
existence at the Start Date, which is addressed in Paragraph 6.2(e) below) so as
to require during the term of this Lease the construction of an addition to or
an alteration of the Building, the remediation of any Hazardous Substance, or
the reinforcement or other physical modification of the Building ("Capital
Expenditure"), Lessor and Lessee shall allocate the cost of such work as
follows:

                  (a) Subject to Paragraph 2.3(c) below, if such Capital
Expenditures are required as a result of the specific and unique use of the
Premises by Lessee as compared with uses by warehouse tenants in general or as a
result of Alterations or Utility Installations, Lessee shall be fully
responsible for the cost thereof, provided, however that if such Capital
Expenditure is required during the last two (2) years of this Lease and the cost
thereof exceeds six (6) months' Base Rent, Lessee may instead terminate this
Lease unless Lessor notifies Lessee, in writing, within ten (10) days after
receipt of Lessee's termination notice that Lessor has elected to pay the

                                                                Initials ___ ___

                                  Page 2 of 31

<PAGE>

difference between the actual cost thereof and the amount equal to six (6)
months' Base Rent. If Lessee elects termination, Lessee shall immediately cease
the use of the Premises which requires such Capital Expenditure and deliver to
Lessor written notice specifying a termination date at least ninety (90) days
thereafter. Such termination date shall, however, in no event be earlier than
the last day that Lessee could legally utilize the Premises without commencing
such Capital Expenditure.

                  (b) If such Capital Expenditure is not the result of the
specific and unique use of the Premises by Lessee for non-warehouse purposes or
as a result of Alterations or Utility Installations (such as, governmentally
mandated seismic modifications), then Lessor and Lessee shall allocate the
obligation to pay for such costs pursuant to the provisions of Paragraph 7.1(c);
provided, however, that if such Capital Expenditure is required during the last
two years of this Lease or if Lessor reasonably determines that it is not
economically feasible to pay its share thereof, Lessor shall have the option to
terminate this Lease upon ninety (90) days prior written notice to Lessee unless
Lessee notifies Lessor, in writing, within ten (10) days after receipt of
Lessor's termination notice that Lessee will pay for such Capital Expenditure.
If Lessor does not elect to terminate, and fails to tender its share of any such
Capital Expenditure, Lessee may advance such funds and deduct same, with
Interest, from Rent until Lessor's share of such costs have been fully paid. If
Lessee Is unable to finance Lessor's share, or if the balance of the Rent due
and payable for the remainder of this Lease is not sufficient to fully reimburse
Lessee on an offset basis, Lessee shall have the right to terminate this Lease
upon thirty (30) days written notice to Lessor.

                  (c) Notwithstanding the above, the provisions concerning
Capital Expenditures are intended to apply only to non-voluntary, unexpected,
and new Applicable Requirements. If the Capital Expenditures are instead
triggered by Lessee as a result of an actual or proposed change in use, change
in intensity of use, or modification to the Premises, Alterations or Utility
Installations, then, and in that event, Lessee shall be fully responsible for
the cost thereof, and Lessee shall not have any right to terminate this Lease.

         2.4 Acknowledgements. Lessee acknowledges that: (a) it has been advised
by Lessor to satisfy itself with respect to the condition of the Premises
(including but not limited to the electrical, HVAC and fire sprinkler systems,
security, environmental aspects, and compliance with Applicable Requirements),
and their suitability for Lessee's intended use; (b) Lessee has made such
investigation as it deems necessary with reference to such matters and assumes
all responsibility therefor as the same relate to its occupancy of the Premises;
and (c) neither Lessor, Lessor's agents, nor any Broker has made any oral or
written representations or warranties with respect to said matters other than as
set forth in this Lease.

         2.5 Lessee as Prior Owner/Occupant. Except as provided in paragraph
6.2(e) below, the warranties made by Lessor in Paragraph 2 shall be of no force
or effect if immediately prior to the Start Commencement Date Lessee was the
owner or occupant of the Premises. In such event, Lessee shall be responsible
for any necessary corrective work.

3. Term.

         3.1 Term. The Commencement Date, Expiration Date and Original Term of
this Lease are as specified in Paragraph 1.3.

                                                                Initials ___ ___

                                  Page 3 of 31
<PAGE>

         3.2 Condition Precedent. This Lease and all of the obligations of
Lessee hereunder shall terminate and be of no further force or effect in the
event the Sublease is terminated in strict accordance with the terms of the
Sublease as a result of a damage or destruction or a condemnation or if the
Sublease is terminated as a result of Lessor's termination of the lease of the
Existing Tenant for any reason other than a default by Lessee and Lessor fails
to recognize Lessee's rights under the Sublease pursuant to Section 5 of that
certain Consent to Sublease Agreement dated of approximately even date herewith
by and among Lessor, Lessee and Existing Tenant.

4. Rent.

         4.1. Rent Defined. All monetary obligations of Lessee to Lessor under
the terms of this Lease (except for the Security Deposit) are deemed to be rent
("Rent").

         4.2 Payment. Lessee shall cause payment of Rent to be received by
Lessor in lawful money of the United States, without offset or deduction (except
as specifically permitted in this Lease), on or before the day on which it is
due. Rent for any period during the term hereof which is for less than one (1)
full calendar month shall be prorated based upon the actual number of days of
said month. Payment of Rent shall be made to Lessor at its address stated herein
or to such other persons or place as Lessor may from time to time designate in
writing. Acceptance of a payment which is less than the amount then due shall
not be a waiver of Lessor's rights to the balance of such Rent, regardless of
Lessor's endorsement of any check so stating.

5. Security Deposit. Lessee shall deposit with Lessor on or prior to July 1,
2004, a portion of the Security Deposit in the amount of Two Hundred Thousand
and no/100 Dollars ($200,000.00). The remaining Four Hundred Thirty Thousand
Dollars ($430,000.00) (together, the "Existing Tenant Deposit") of the Security
Deposit shall be assigned, conveyed and transferred from the Existing Tenant to
Lessor on or prior to the Commencement Date and Lessee hereby authorizes and
consents to such assignment, conveyance and transfer. In the event that the
Existing Tenant has use or applied all or any portion of the Existing Tenant
Deposit portion of the Security Deposit pursuant to the Sublease, Lessee shall
within ten (10) business days of written request therefor, deposit monies with
Lessor sufficient to restore said Security Deposit to the full amount required
by this Lease. The Security Deposit shall secure Lessee's faithful performance
of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise
Defaults under this Lease, Lessor may use, apply or retain all or any portion of
said Security Deposit for the payment of any amount due Lessor or to reimburse
or compensate Lessor for any liability, expense, loss or damage which Lessor may
suffer or incur by reason thereof. If Lessor uses or applies all or any portion
of said Security Deposit, Lessee shall within ten (10) days after written
request therefor deposit monies with Lessor sufficient to restore said Security
Deposit to the full amount required by this Lease. If the Base Rent increases
during the term of this Lease, Lessee shall, upon written request from Lessor,
deposit additional monies with Lessor so that the total amount of the Security
Deposit shall at all times bear the same proportion to the increased Base Rent
as the initial Security Deposit bore to the initial Base Rent. Should the Agreed
Use be amended to accommodate a material change in the business of Lessee or to
accommodate a sublessee or assignee, Lessor shall have the right to increase the
Security Deposit to the extent necessary, in Lessor's reasonable judgment, to
account for any increased wear and tear that the Premises may suffer as a result
thereof. Lessor shall not be required to keep the Security Deposit separate from
its general accounts. Within thirty (30) days after the Premises have been
vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of
the Security Deposit not used or applied by Lessor. No part of the Security
Deposit shall be considered to be held in trust, to bear interest or to be
prepayment for any monies to be paid by Lessee under this Lease. Lessee hereby
waives the provisions of Section 1950.7 of the California Civil Code and all
other provisions of law, now or hereafter in effect, which provide that Lessor
may claim from a security deposit only those sums reasonably necessary to remedy
defaults in the payment of rent, to repair damage caused by Lessee or to clean
the Premises, it being agreed that Lessor may, in addition, claim those sums
reasonably necessary to compensate Lessor for any other loss or damage,
foreseeable or unforeseeable, caused by the acts or omissions of Lessee or any
officer, employee, agent, contractor or invitee of Lessee.

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6. Use.

         6.1 Use. Lessee shall use and occupy the Premises only for the Agreed
Use, or any other legal use which is reasonably comparable thereto, and for no
other purpose unless approved by Lessor In Lessor's sole discretion. Lessee
shall not use or permit the use of the Premises in a manner that is unlawful,
creates damage, waste or a nuisance, or that disturbs owners and/or occupants
of, or causes damage to neighboring properties. If Lessor elects to withhold
consent, Lessor shall within ten (10) business days after such request give
written notification of same, which notice shall include an explanation of
Lessor's objections to the change in use.

         6.2 Hazardous Substances.

                  (a) Reportable Uses Require Consent. The term "Hazardous
Substance" as used in this Lease shall mean any product, substance, or waste
whose presence, use, manufacture, disposal, transportation, or release, either
by itself or in combination with other materials expected to be on the Premises,
is either: (i) potentially injurious to the public health, safety or welfare,
the environment or the Premises, (ii) regulated or monitored by any governmental
authority, or (iii) a basis for potential liability of Lessor to any
governmental agency or third party under any applicable statute or common law
theory. Hazardous Substances shall include, but not be limited to, hydrocarbons,
petroleum, gasoline, and/or crude oil or any products, by-products or fractions
thereof. Lessee shall not engage in any activity in or on the Premises which
constitutes a Reportable Use of Hazardous Substances without the express prior
written consent of Lessor and timely compliance (at Lessee's expense) with all
Applicable Requirements. "Reportable Use" shall mean (i) the installation or use
of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires
a permit from, or with respect to which a report, notice, registration or
business plan is required to be filed with, any governmental authority, and/or
(iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding
the foregoing, Lessee may use any ordinary and customary materials reasonably
required to be used in the normal course of the Agreed Use, so long as such use
is in compliance with all Applicable Requirements, is not a Reportable Use, and
does not expose the Premises or neighboring property to any meaningful risk of
contamination or damage or expose Lessor to any liability therefor. In addition,
Lessor may condition its consent to any Reportable Use upon receiving such
additional assurances as Lessor reasonably deems necessary to protect itself,
the public, the Premises and/or the environment against damage, contamination,
injury and/or liability, including, but not limited to, the Installation (and
removal on or before Lease expiration or termination) of protective
modifications (such as concrete encasements) and/or increasing the Security
Deposit.

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<PAGE>

                  (b) Duty to Inform Lessor. If Lessee knows, or has reasonable
cause to believe, that a Hazardous Substance has come to be located in, on,
under or about the Premises, other than as previously consented to by Lessor,
Lessee shall immediately give written notice of such fact to Lessor, and provide
Lessor with a copy of any report, notice, claim or other documentation which it
has concerning the presence of such Hazardous Substance.

                  (c) Lessee Remediation. Lessee shall not cause or permit any
Hazardous Substance to be spilled or released in, on, under, or about the
Premises (including through the plumbing or sanitary sewer system) and shall
promptly, at Lessee's expense, take all investigatory and/or remedial action
reasonably recommended, whether or not formally ordered or required, for the
cleanup of any contamination of, and for the maintenance, security and/or
monitoring of the Premises or neighboring properties, that was caused or
materially contributed to by Lessee, or pertaining to or involving any Hazardous
Substance brought onto the Premises during the term of this Lease, by or for
Lessee, or any third party.

                  (d) Lessee Indemnification. Lessee shall indemnify, defend and
hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless
from and against any and all loss of rents and/or damages, liabilities,
judgments, claims, expenses, penalties, and attorneys' and consultants' fees
arising out of or involving any Hazardous Substance brought onto the Premises by
or for Lessee, or any third party (provided, however, that Lessee shall have no
liability under this Lease with respect to underground migration of any
Hazardous Substance under the Premises from adjacent properties). Lessee's
obligations shall include, but not be limited to, the effects of any
contamination or injury to person, property or the environment created or
suffered by Lessee, and the cost of investigation, removal, remediation,
restoration and/or abatement, and shall survive the expiration or termination of
this Lease. No termination, cancellation or release agreement entered Into by
Lessor and Lessee shall release Lessee from its obligations under this Lease
with respect to Hazardous Substances, unless specifically so agreed by Lessor in
writing at the time of such agreement.

                  (e) Lessor Indemnification. Lessor and its successors and
assigns shall indemnify, defend, reimburse and hold Lessee, its employees and
lenders, harmless from and against any and all environmental damages, including
the cost of remediation, which existed as a result of Hazardous Substances on
the Premises prior to the date Lessee first took occupancy of all or a portion
of the Premises or which are caused by the gross negligence or willful
misconduct of Lessor, its agents or employees. Lessor's obligations, as and when
required by the Applicable Requirements, shall include, but not be limited to,
the cost of investigation, removal, remediation, restoration and/or abatement,
and shall survive the expiration or termination of this Lease. To the knowledge
of William Feldman, managing member of Lessor, as of the date of execution of
this Lease, except for current uses of the existing tenant, there are no
Hazardous Substances located on the Premises which would constitute a Reportable
Use.

                  (f) Investigations and Remediations. Lessor shall retain the
responsibility and pay for any investigations or remediation measures required
by governmental entities having jurisdiction with respect to the existence of
Hazardous Substances on the Premises prior to the data Lessee first took
occupancy of all or a portion of the Premises Date, unless such remediation
measure is required as a result of Lessee's use (including "Alterations", as
defined in Paragraph 7.3(a) below) of the Premises, in which event Lessee shall
be responsible for such payment. Lessee shall cooperate fully in any such
activities at the request of Lessor, including allowing Lessor and Lessor's
agents to have reasonable access to the Premises at reasonable times in order to
carry out Lessor's investigative and remedial responsibilities.
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                  (g) Lessor Termination Option. If a Hazardous Substance
Condition occurs during the term of this Lease, unless Lessee Is legally
responsible therefor (in which case Lessee shall make the investigation and
remediation thereof required by the Applicable Requirements and this Lease shall
continue in full force and effect, but subject to Lessor's rights under
Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either (i)
investigate and remediate such Hazardous Substance Condition, if required, as
soon as reasonably possible at Lessor's expense, in which event this Lease shall
continue in full force and effect, or (ii) if the estimated cost to remediate
such condition exceeds twelve (12) times the then monthly Base Rent or $100,000,
whichever is greater, give written notice to Lessee, within thirty (30) days
after receipt by Lessor of knowledge of the occurrence of such Hazardous
Substance Condition, of Lessor's desire to terminate this Lease as of the date
sixty (60) days following the date of such notice. In the event Lessor elects to
give a termination notice, Lessee may, within ten (10) days thereafter, give
written notice to Lessor of Lessee's commitment to pay the amount by which the
cost of the remediation of such Hazardous Substance Condition exceeds an amount
equal to twelve (12) times the then monthly Base Rent or $100,000, whichever is
greater. Lessee shall provide Lessor with said funds or satisfactory assurance
thereof within thirty (30) days following such commitment. In such event, this
Lease shall continue in full force and effect, and Lessor shall proceed to make
such remediation as soon as reasonably possible after the required funds are
available. If Lessee does not give such notice and provide the required funds or
assurance thereof within the time provided, this Lease shall terminate as of the
date specified in Lessor's notice of termination.

         6.3 Lessee's Compliance with Applicable Requirements. Except as
otherwise provided in this Lease, Lessee shall, at Lessee's sole expense, fully,
diligently and in a timely manner, materially comply with all Applicable
Requirements, the requirements of any applicable fire insurance underwriter or
rating bureau, and the recommendations of Lessor's engineers and/or consultants
which relate in any manner to the Premises, without regard to whether said
requirements are now in effect or become effective after the Start Date. Lessee
shall, within ten (10) days after receipt of Lessor's written request, provide
Lessor with copies of all permits and other documents, and other information
evidencing Lessee's compliance with any Applicable Requirements specified by
Lessor, and shall immediately upon receipt, notify Lessor in writing (with
copies of any documents involved) of any threatened or actual claim, notice,
citation, warning, complaint or report pertaining to or involving the failure of
Lessee or the Premises to comply with any Applicable Requirements.

         6.4 Inspection; Compliance. Lessor and Lessor's "Lender" (as defined In
Paragraph 30 below) and consultants shall have the right to enter into Premises
at any time, in the case of an emergency, and otherwise at reasonable times, for
the purpose of inspecting the condition of the Premises and for verifying
compliance by Lessee with this Lease. The cost of any such inspections shall be
paid by Lessor, unless a violation of Applicable Requirements, or a
contamination is found to exist or be imminent, or the inspection is requested
or ordered by a governmental authority. In such case, Lessee shall upon request
reimburse Lessor for the cost of such inspections, so long as such inspection is
reasonably related to the violation or contamination.
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7. Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations.

         7.1      Lessee's Obligations.

                  (a) In General. Subject to the provisions of Paragraph 2.2
(Condition), 2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable
Requirements), 7.2 (Lessor's Obligations), 9 (Damage or Destruction), 14
(Condemnation) and Paragraph 11 of the Addendum (Lessor's Maintenance
Obligations"), Lessee shall, at Lessee's sole expense, keep the Premises,
Utility Installations, and Alterations in good order, condition and repair
(whether or not the portion of the Premises requiring repairs, or the means of
repairing the same, are reasonably or readily accessible to Lessee, and whether
or not the need for such repairs occurs as a result of Lessee's use, any prior
use, the elements or the age of such portion of the Premises), including, but
not limited to, all equipment or facilities, such as plumbing, heating,
ventilating, air-conditioning, electrical, lighting facilities, boilers,
pressure vessels, fire protection system, fixtures, walls (interior and
exterior), foundations, ceilings, roofs, floors, windows, doors, plate glass,
skylights, landscaping, driveways, parking lots, fences, retaining walls, signs,
sidewalks and parkways located in, on, or adjacent to the Premises. Lessee, in
keeping the Premises in good order, condition and repair, shall exercise and
perform good maintenance practices, specifically including the procurement and
maintenance of the service contracts required by Paragraph 7.1(b) below.
Lessee's obligations shall include restorations, replacements or renewals when
necessary to keep the Premises and all improvements thereon or a part thereof in
good order, condition and state of repair. Lessee shall, during the term of this
Lease, keep the exterior appearance of the Building in a first-class condition
consistent with the exterior appearance of other similar facilities of
comparable age and size in the vicinity, including, when necessary, the exterior
repainting of the Building.

                  (b) Service Contracts. Lessee shall, at Lessee's sole expense,
procure and maintain contracts, with copies to Lessor, in customary form and
substance for, and with contractors specializing and experienced in the
maintenance of the following equipment and improvements, if any, if and when
Installed on the Premises: (i) HVAC equipment, (ii) boiler, and pressure
vessels, (iii) fire extinguishing systems, including fire alarm and/or smoke
detection, (iv) landscaping and irrigation systems, (v) roof covering and
drains, (vi) driveways and parking lots, (vii) clarifiers (viii) basic utility
feed to the perimeter of the Building, and (ix) any other equipment, if
reasonably required by Lessor: provided, however, Lessee may self-employ these
service contracts so long as Lessee employs qualified personnel that are
licensed and experienced in such maintenance and such maintenance is performed
in a manner comparable to maintenance that would be performed by a third party
contractor, as reasonably determined by Lessor.

                  (c) Replacement. Subject to Lessee's indemnification of Lessor
as set forth in Paragraph 8.7 below, and without relieving Lessee of liability
resulting from Lessee's failure to exercise and perform good maintenance
practices, if the Basic Elements described in Paragraph 7.1(b) cannot be
repaired other than at a cost which is in excess of 50% of the cost of replacing
such Basic Elements, then such Basic Elements shall be replaced by Lessor, and
the cost thereof shall be prorated between the Parties and Lessee shall only be
obligated to pay, each month during the remainder of the term of this Lease, on
the date on which Base Rent is due, an amount equal to the product of
multiplying the cost of such replacement by a fraction, the numerator of which
is one, and the denominator of which is the lesser of (I) 120 and (II) the
number of months of the useful life of such replacement as such useful life is
specified pursuant to Federal income tax regulations or guidelines for
depreciation thereof (including interest on the unamortized balance as is then
commercially reasonable in the judgment of Lessor's accountants), with Lessee
reserving the right to prepay its obligation at any time.

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         7.2 Lessor's Obligations. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 9 (Damage or Destruction) 14 (Condemnation),
7,1(c) (Replacement) and Paragraph 11 of the Addendum (Lessor's Maintenance
Obligations"), it is intended by the Parties hereto that Lessor have no
obligation, in any manner whatsoever, to repair and maintain the Premises, or
the equipment therein, all of which obligations are intended to be that of the
Lessee. It is the intention of the Parties that the terms of this Lease govern
the respective obligations of the Parties as to maintenance and repair of the
Premises, and they expressly waive the benefit of any statute now or hereafter
in effect to the extent it is Inconsistent with the terms of this Lease.

         7.3 Utility Installations; Trade Fixtures; Alterations.

                  (a) Definitions; Consent Required. The term "Utility
Installations" refers to all floor and window coverings, air lines, power
panels, electrical distribution, fire protection systems (but excluding Lessee's
fire protection systems for its food use), cablings, uninterrupted power source,
lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises.
The term "Trade Fixtures" shall mean Lessee's machinery and equipment that can
be removed without doing material damage to the Premises. The term "Alterations"
shall mean any modification of the improvements, other than Utility
Installations or Trade Fixtures, whether by addition or deletion. "Lessee Owned
Alterations and/or Utility Installations" are defined as Alterations and/or
Utility Installations made by Lessee , whether during the term of the Sublease
or during the term hereof, that are not yet owned by Lessor pursuant to
Paragraph 7.4(a). Lessee shall not make any Alterations or Utility Installations
to the Premises , whether during the term of the Sublease or during the term
hereof, without Lessor's prior written consent. Lessee may, however, during the
term of this Lease, make non-structural Utility Installations to the interior of
the Premises (excluding the roof) without such consent but upon notice to
Lessor, as long as they are not visible from the outside, do not involve
puncturing, relocating or removing the roof or any existing walls, do not
involve extraordinary demolition or increase any restoration costs and do not
adversely affect the Premises' Utility Installations, and the cumulative cost
thereof during this Lease as extended does not exceed $100.000.00 in any one
year.

                  (b) Consent. Any Alterations or Utility Installations that
Lessee shall desire to make and which require the consent of the Lessor shall be
presented to Lessor in written form with detailed plans sufficient to obtain all
required permits to such Alterations and Utility Installations and all plans and
specifications for Alterations and Utility Installations shall be prepared in an
orderly manner and property tagged. Consent shall be deemed conditioned upon
Lessee's: (i) acquiring all applicable governmental permits, (ii) furnishing
Lessor with copies of both the permits and the plans and specifications prior to
commencement of the work, and (iii) compliance with all conditions of said
permits and other Applicable Requirements in a prompt, expeditious and
professional manner. Any Alterations or Utility Installations shall be performed
in a workmanlike manner with good and sufficient materials. Lessee shall
promptly upon completion notify Lessor of same and furnish Lessor with as-built
plans and specifications on auto-cadd. For work which costs an amount equal to
the greater of one month's Base Rent, or $10,000, Lessor may condition its
consent upon Lessee providing a lien and completion bond in an amount equal to
one and one-half times the estimated cost of such Alteration or Utility
Installation and/or upon Lessee's posting an additional Security Deposit with
Lessor.

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                  (c) Indemnification. Lessee shall pay, when due, all claims
for labor or materials furnished or alleged to have been furnished to or for
Lessee at or for use on the Premises, which claims are or may be secured by any
mechanic's or materialmen's lien against the Premises or any interest therein.
Lessee shall give Lessor not less than ten (10) days' notice prior to the
commencement of any work in, on or about the Premises, and Lessor shall have the
right to post notices of non-responsibility. If Lessee shall contest the
validity of any such lien, claim or demand, then Lessee shall, at its sole
expense defend and protect itself, Lessor and the Premises against the same and
shall pay and satisfy any such adverse judgment that may be rendered thereon
before the enforcement thereof. If Lessor shall require, Lessee shall furnish a
surety bond in an amount equal to one and one-half times the amount of such
contested lien, claim or demand, indemnifying Lessor against liability for the
same. If Lessor elects to participate in any such action, Lessee shall pay
Lessor's attorneys' fees and costs.

         7.4 Ownership; Removal; Surrender; and Restoration.

                  (a) Ownership. Subject to Lessor's right to require removal or
elect ownership as hereinafter provided, all Alterations and Utility
Installations made by Lessee shall be the property of Lessee, but considered a
part of the Premises. Lessor may, at any time, elect in writing to be the owner
of all or any specified part of the Lessee Owned Alterations and Utility
Installations. Unless otherwise instructed per Paragraph 7.4(b) hereof, all
Lessee Owned Alterations and Utility Installations shall, at the expiration or
termination of this Lease, become the property of Lessor and be surrendered by
Lessee with the Premises.

                  (b) Removal. By delivery to Lessee of written notice from
Lessor not earlier than one hundred twenty (120) and not later than sixty (60)
days prior to the end of the term of this Lease, Lessor may require that any or
all Lessee Owned Alterations or Utility Installations be removed by the
expiration or termination of this Lease and restoration to the condition
existing prior to the commencement of the Sublease; provided that Lessee shall
not be obligated to so restore the Premises unless concurrently with the
delivery of such restoration notice to Lessee (or in any event at least 60 days
prior to the expiration of the Lease) Lessor provides reasonable evidence to
Lessee that Lessor has the ability to return to Lessee the entire unapplied
portion of the Security Deposit in accordance with and within the time periods
set forth In Paragraph 5 of this Lease. Lessor may require the removal at any
time of all or any part of any Lessee Owned Alterations or Utility Installations
made without the required consent.

                  (c) Surrender/Restoration. Subject to Paragraph 7.4(b), above,
Lessee shall surrender the Premises by the Expiration Date or any earlier
termination date, with all of the improvements, specifically excluding any
refrigeration units or other equipment, parts and surfaces thereof broom clean
and free of debris, and in good operating order, condition and state of repair,
ordinary wear and tear excepted. "Ordinary wear and tear" shall not include any
damage or deterioration that would have been prevented by good maintenance
practice. Lessee shall repair any damage occasioned by the installation,
maintenance or removal of Trade Fixtures, Lessee Owned Alterations and/or
Utility Installations, furnishings, and equipment as well as the removal of any
storage tank installed by or for Lessee, and the removal, replacement, or
remediation of any soil, material or groundwater contaminated by Lessee. Trade
Fixtures shall remain the property of Lessee and shall be removed by Lessee. The
failure by Lessee to timely vacate the Premises and return the Premises in the
condition required by this Lease without the express written consent of Lessor
shall constitute a holdover under the provisions of Paragraph 26 below.

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8. Insurance; Indemnity.

         8.1 Payment For Insurance. Lessee shall pay for all insurance required
under Paragraph 8 except to the extent of the cost attributable to liability
insurance carried by Lessor under Paragraph 8.2(b) in excess of $2,000,000 per
occurrence; provided, however, Lessee shall not be obligated to reimburse Lessor
for that portion of the cost of earthquake Insurance In excess of $150,000.00
per year. Premiums for policy periods commencing prior to or extending beyond
the Lease term shall be prorated to correspond to the Lease term. Payment shall
be made by Lessee to Lessor within ten (10) days following receipt of an
invoice. Lessee acknowledges that insurance costs carried by Lessor hereunder
are estimated to be $26,278.29 for the 2002 calendar year.

         8.2 Liability Insurance.

                  (a) Carried by Lessee. Lessee shall obtain and keep in force a
Commercial General Liability Policy of Insurance protecting Lessee and Lessor
against claims for bodily injury, personal injury and property damage based upon
or arising out of the ownership, use, occupancy or maintenance of the Premises
and all areas appurtenant thereto. Such insurance shall be on an occurrence
basis providing single limit coverage in an amount not less than $2,000,000 per
occurrence with an "Additional Insured-Managers or Lessors of Premises
Endorsement" and contain the "Amendment of the Pollution Exclusion Endorsement"
for damage caused by heat, smoke or fumes from a hostile fire. The Policy shall
not contain any intra-insured exclusions as between insured persons or
organizations, but shall Include coverage for liability assumed under this Lease
as an 'insured contract' for the performance of Lessee's indemnity obligations
under this Lease. The limits of said insurance shall not, however, limit the
liability of Lessee nor relieve Lessee of any obligation hereunder. All
insurance carried by Lessee shall be primary to and not contributory with any
similar insurance carried by Lessor, whose insurance shall be considered excess
insurance only.

                  (b) Carried by Lessor. Lessor shall maintain liability
insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of,
the insurance required to be maintained by Lessee. Lessee shall not be named as
an additional insured therein.

         8.3 Property Insurance - Building, Improvements and Rental Value.

                  (a) Building and Improvements. The Insuring Party shall obtain
and keep in force a policy or policies in the name of Lessor, with loss payable
to Lessor, any groundlessor, and to any Lender(s) insuring loss or damage to the
Premises. The amount of such insurance shall be equal to the full replacement
cost of the Premises, as the same shall exist from time to time, or the amount
required by any Lenders, but in no event more than the commercially reasonable
and available insurable value thereof. If Lessor is the Insuring Party, however,
lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee's
personal property shall be insured by Lessee under Paragraph 8.4 rather than by
Lessor. If the coverage is available and commercially appropriate, at Lessor's
option, such policy or policies shall insure against all risks of direct
physical loss or damage including the perils of flood and/or earthquake and
coverage for debris removal and the enforcement of any Applicable Requirements
requiring the upgrading, demolition, reconstruction or replacement of any
portion of the Premises as the result of a covered loss. Said policy or policies
shall also contain an agreed valuation provision in lieu of any coinsurance
clause, waiver of subrogation, and inflation guard protection causing an
increase in the annual property insurance coverage amount by a factor of not
less than the adjusted U.S. Department of Labor Consumer Price Index for All
Urban Consumers for the city nearest to where the Premises are located. Lessee
shall be liable for any deductible amount in the event of an Insured Loss.

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                  (b) Rental Value. The Insuring Party shall obtain and keep in
force a policy or policies in the name of Lessor with loss payable to Lessor and
any Lender, insuring the loss of the full Rent for one (1) year. Said insurance
shall provide that in the event the Lease is terminated by reason of an insured
loss, the period of indemnity for such coverage shall be extended beyond the
date of the completion of repairs or replacement of the Premises, to provide for
one full year's loss of Rent from the date of any such loss. Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause,
and the amount of coverage shall be adjusted annually to reflect the projected
Rent otherwise payable by Lessee, for the next twelve (12) month period. Lessee
shall be liable for any deductible amount in the event of such loss.

                  (c) Adjacent Premises. If the Premises are part of a larger
building, or of a group of buildings owned by Lessor which are adjacent to the
Premises, the Lessee shall pay for any increase in the premiums for the property
insurance of such building or buildings if said increase is caused by Lessee's
acts, omissions, use or occupancy of the Premises.

         8.4 Lessee's Property/Business Interruption Insurance.

                  (a) Property Damage. Lessee shall obtain and maintain
insurance coverage on all of Lessee's personal property, Trade Fixtures, and
Lessee Owned Alterations and Utility Installations. Such insurance shall be full
replacement cost coverage with a deductible of not to exceed $1,000 per
occurrence. The proceeds from any such insurance shall be used by Lessee for the
replacement of personal property, Trade Fixtures and Lessee Owned Alterations
and Utility Installations. Lessee shall provide Lessor with written evidence
that such insurance is in force.

                  (b) Business Interruption. Lessee shall obtain and maintain
loss of income and extra expense insurance in amounts as will reimburse Lessee
for direct or indirect loss of earnings attributable to all perils commonly
insured against by prudent lessees in the business of Lessee or attributable to
prevention of access to the Premises as a result of such perils.

                  (c) No Representation of Adequate Coverage. Lessor makes no
representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Lessee's property, business operations or
obligations under this Lease.

         8.5 Insurance Policies. Insurance required herein shall be by companies
duly licensed or admitted to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, as set forth in the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Lessee
shall not do or permit to be done anything which invalidates the required
insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor
certified copies of policies of such insurance or certificates evidencing the
existence and amounts of the required insurance. No such policy shall be
cancelable or subject to modification except after thirty (30) days prior
written notice to Lessor. Lessee shall, at least thirty (30) days prior to the
expiration of such policies, furnish Lessor with evidence of renewals or
"insurance binders" evidencing renewal thereof, or Lessor may order such
insurance and charge the cost thereof to Lessee, which amount shall be payable
by Lessee to Lessor upon demand. Such policies shall be for a term of at least
one year, or the length of the remaining term of this Lease, whichever is less.
If either Party shall fail to procure and maintain the insurance required to be
carried by it, the other Party may, but shall not be required to, procure and
maintain the same.

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         8.6 Waiver of Subrogation. Without affecting any other rights or
remedies, Lessee and Lessor each hereby release and relieve the other, and waive
their entire right to recover damages against the other, for loss of or damage
to its property arising out of or incident to the perils required to be insured
against herein. The effect of such releases and waivers is not limited by the
amount of insurance carried or required, or by any deductibles applicable
hereto. The Parties agree to have their respective property damage insurance
carriers waive any right to subrogation that such companies may have against
Lessor or Lessee, as the case may be, so long as the insurance is not
invalidated thereby.

         8.7 Indemnity. Except for Lessor's gross negligence or willful
misconduct, Lessee shall indemnify, protect, defend and hold harmless the
Premises, Lessor and its agents, Lessor's master or ground lessor, partners and
Lenders, from and against any and all claims, loss of rents and/or damages,
liens, judgments, penalties, attorneys' and consultants' fees, expenses and/or
liabilities arising out of, involving, or in connection with, the use and/or
occupancy of the Premises by Lessee. If any action or proceeding is brought
against Lessor by reason of any of the foregoing matters, Lessee shall upon
notice defend the same at Lessee's expense by counsel reasonably satisfactory to
Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not
have first paid any such claim in order to be defended or indemnified.

         8.8 Exemption of Lessor from Liability. Lessor shall not be liable for
injury or damage to the person or goods, wares, merchandise or other property of
Lessee, Lessee's employees, contractors, invitees, customers, or any other
person In or about the Premises, whether such damage or injury is caused by or
results from fire, steam, electricity, gas, water or rain, or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers, wires,
appliances, plumbing, HVAC or lighting fixtures, or from any other cause,
whether the said injury or damage results from conditions arising upon the
Premises or upon other portions of the Building of which the Premises are a
part, or from other sources or places. Lessor shall not be liable for any
damages arising from any act or neglect of any other tenant of Lessor.
Notwithstanding Lessor's negligence or breach of this Lease, Lessor shall under
no circumstances be liable for injury to Lessee's business or for any loss of
income or profit therefrom.

9. Damage or Destruction.

         9.1 Definitions.

                  (a) "Premises Partial Damage" shall mean damage or destruction
to the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations, which can reasonably be repaired in six (6) months or
less from the date of the damage or destruction. Lessor shall notify Lessee in
writing within thirty (30) days from the date of the damage or destruction as to
whether or not the damage is Partial or Total.

                  (b) "Premises Total Destruction" shall mean damage or
destruction to the Premises, other than Lessee Owned Alterations and Utility
Installations and Trade Fixtures, which cannot reasonably be repaired in six (6)
months or less from the date of the damage or destruction. Lessor shall notify
Lessee in writing within thirty (30) days from the date of the damage or
destruction as to whether or not the damage is Partial or Total.

                  (c) "Insured Loss" shall mean damage or destruction to
improvements on the Premises, other than Lessee Owned Alterations and Utility
Installations and Trade Fixtures, which was caused by an event required to be
covered by the insurance described in Paragraph 8.3(a), irrespective of any
deductible amounts or coverage limits involved.

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                  (d) "Replacement Cost" shall mean the cost to repair or
rebuild the improvements owned by Lessor at the time of the occurrence to their
condition existing immediately prior thereto, including demolition, debris
removal and upgrading required by the operation of Applicable Requirements, and
without deduction for depreciation.

                  (e) "Hazardous Substance Condition" shall mean the occurrence
or discovery of a condition involving the presence of, or a contamination by, a
Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the
Premises.

         9.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is
an Insured Loss occurs, then Lessor shall, at Lessor's expense, repair such
damage (but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility
Installations) as soon as reasonably possible and this Lease shall continue in
full force and effect; provided, however, that Lessee shall, at Lessor's
election, make the repair of any damage or destruction the total cost to repair
of which is $10,000 or less, and, in such event, Lessor shall make any
applicable insurance proceeds available to Lessee on a reasonable basis for that
purpose. Notwithstanding the foregoing, if the required insurance was not in
force or the insurance proceeds are not sufficient to effect such repair, the
Insuring Party shall promptly contribute the shortage in proceeds (except as to
the deductible which is Lessee's responsibility) as and when required to
complete said repairs. In the event, however, such shortage was due to the fact
that, by reason of the unique nature of the improvements or the type of
insurance, full replacement cost insurance coverage was not commercially
reasonable and available, Lessor shall have no obligation to pay for the
shortage in insurance proceeds or to fully restore the unique aspects of the
Premises unless Lessee provides Lessor with the funds to cover same, or adequate
assurance thereof, within ten (10) days following receipt of written notice of
such shortage and request therefor. If Lessor receives said funds or adequate
assurance thereof within said ten (10) day period, the party responsible for
making the repairs shall complete them as soon as reasonably possible and this
Lease shall remain in full force and effect. If such funds or assurance are not
received, Lessor may nevertheless elect by written notice to Lessee within ten
(10) days thereafter to: (i) make such restoration and repair as is commercially
reasonable with Lessor paying any shortage in proceeds, in which case this Lease
shall remain in full force and effect, or have this Lease terminate thirty (30)
days thereafter. Lessee shall not be entitled to reimbursement of any funds
contributed by Lessee to repair any such damage or destruction. Premises Partial
Damage due to flood or earthquake shall be subject to Paragraph 9.3, If Lessor
failed to obtain flood and/or earthquake Insurance, as applicable, and otherwise
shall be treated as an Insured Loss.

         9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that
is not an Insured Loss occurs, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee's expense),
Lessor may either: (i) repair such damage as soon as reasonably possible at
Lessor's expense, in which event this Lease shall continue in full force and
effect, or (ii) terminate this Lease by giving written notice to Lessee within
thirty (30) days after receipt by Lessor of knowledge of the occurrence of such
damage. Such termination shall be effective sixty (60) days following the date
of such notice. In the event Lessor elects to terminate this Lease, Lessee shall
have the right within ten (10) days after receipt of the termination notice to
give written notice to Lessor of Lessee's commitment to pay for the repair of
such damage without reimbursement from Lessor. Lessee shall provide Lessor with
said funds or satisfactory assurance thereof within thirty (30) days after
making such commitment. In such event this Lease shall continue in full force
and effect, and Lessor shall proceed to make such repairs as soon as reasonably
possible after the required funds are available. If Lessee does not make the
required commitment, this Lease shall terminate as of the date specified in the
termination notice.

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         9.4 Total Destruction. Notwithstanding any other provision hereof, if a
Premises Total Destruction occurs, this Lease shall terminate sixty (60) days
following such Destruction. If the damage or destruction was caused by the gross
negligence or willful misconduct of Lessee, Lessor shall have the right to
recover Lessor's damages from Lessee, except as provided in Paragraph 8.6.

         9.5 Damage Near End of Term. If at any time during the last six (6)
months of this Lease there is damage for which the cost to repair exceeds one
(1) month's Base Rent, whether or not an Insured Loss, Lessor may terminate this
Lease effective sixty (60) days following the date of occurrence of such damage
by giving a written termination notice to Lessee within thirty (30) days after
the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee
at that time has an exercisable option to extend this Lease or to purchase the
Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate
assurance thereof) needed to make the repairs on or before the earlier of (i)
the date which is ten days after Lessee's receipt of Lessor's written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which
such option expires. If Lessee duly exercises such option during such period and
provides Lessor with funds (or adequate assurance thereof) to cover any shortage
in insurance proceeds, Lessor shall, at Lessor's commercially reasonable
expense, repair such damage as soon as reasonably possible and this Lease shall
continue in full force and effect. If Lessee fails to exercise such option and
provide such funds or assurance during such period, then this Lease shall
terminate on the date specified in the termination notice and Lessee's option
shall be extinguished,

         9.6 Abatement of Rent; Lessee's Remedies.

                  (a) Abatement. In the event of Premises Partial Damage or
Premises Total Destruction or a Hazardous Substance Condition for which Lessee
is not responsible under this Lease, the Rent payable by Lessee for the period
required for the repair, remediation or restoration of such damage shall be
abated in proportion to the degree to which Lessee's use of the Premises is
impaired, but not to exceed the proceeds received from the Rental Value
insurance. All other obligations of Lessee hereunder shall be performed by
Lessee, and Lessor shall have no liability for any such damage, destruction,
remediation, repair or restoration except as provided herein.

                  (b) Remedies. If Lessor shall be obligated to repair or
restore the Premises and does not commence, in a substantial and meaningful way,
such repair or restoration within ninety (90) days after such obligation shall
accrue, Lessee may, at any time prior to the commencement of such repair or
restoration, give written notice to Lessor and to any Lenders of which Lessee
has actual notice, of Lessee's election to terminate this Lease on a date not
less than thirty (30) days following the giving of such notice. As of January
10, 2002, there are no Lenders. If Lessee gives such notice and such repair or
restoration is not commenced within thirty (30) days thereafter, this Lease
shall terminate as of the date specified in said notice. If the repair or
restoration is commenced within said thirty (30) days, this Lease shall continue
in full force and effect. "Commence" shall mean either the unconditional
authorization of the preparation of the required plans, or the beginning of the
actual work on the Premises, whichever first occurs.

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         9.7 Termination - Advance Payments. Upon termination of this Lease
pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be
made concerning advance Base Rent and any other advance payments made by Lessee
to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's
Security Deposit as has not been, or is not then required to be, used by Lessor.

         9.8 Waive Statutes. Lessor and Lessee agree that the terms of this
Lease shall govern the effect of any damage to or destruction of the Premises
with respect to the termination of this Lease and hereby waive the provisions of
any present or future statute to the extent inconsistent herewith.

10. Real Property Taxes.

         10.1 Definition of "Real Property Taxes." As used herein, the term
"Real Property Taxes" shall include any form of assessment; real estate,
general, special, ordinary or extraordinary, or rental levy or tax (other than
franchise, inheritance, personal or corporate income or estate taxes);
improvement bond; and/or license fee imposed upon or levied against any legal or
equitable interest of Lessor in the Premises, Lessor's right to other income
therefrom, and/or Lessor's business of leasing, by any authority having the
direct or indirect power to tax and where the funds are generated with reference
to the Building address and where the proceeds so generated are to be applied by
the city, county or other local taxing authority of a jurisdiction within which
the Premises are located. The term "Real Property Taxes" shall also include any
tax, fee, levy, assessment or charge, or any increase therein, imposed by reason
of events occurring during the term of this Lease, including but not limited to,
a change in the ownership of the Premises.

         10.2

                  (a) Payment of Taxes. Lessee shall pay the Real Property Taxes
applicable to the Premises during the term of this Lease. Subject to Paragraph
10.2(b), all such payments shall be made at least ten (10) days prior to any
delinquency date. Lessee shall promptly furnish Lessor with satisfactory
evidence that such taxes have been paid. If any such taxes shall cover any
period of time prior to or after the expiration or termination of this Lease,
Lessee's share of such taxes shall be prorated to cover only that portion of the
tax bill applicable to the period that this Lease is in effect, and Lessor shall
reimburse Lessee for any overpayment. If Lessee shall fail to pay any required
Real Property Taxes, Lessor shall have the right to pay the same, and Lessee
shall reimburse Lessor therefor upon demand.

                  (b) Advance Payment. In the event Lessee incurs a late charge
on any Rent payment, Lessor may, at Lessor's option, estimate the current Real
Property Taxes, and require that such taxes be paid in advance to Lessor by
Lessee, either: (i) in a lump sum amount equal to the installment due, at least
twenty (20) days prior to the applicable delinquency date, or (ii) monthly in
advance with the payment of the Base Rent. If Lessor elects to require payment
monthly in advance, the monthly payment shall be an amount equal to the amount
of the estimated installment of taxes divided by the number of months remaining
before the month in which said installment becomes delinquent. When the actual
amount of the applicable tax bill is known, the amount of such equal monthly
advance payments shall be adjusted as required to provide the funds needed to
pay the applicable taxes. If the amount collected by Lessor is insufficient to
pay such Real Property Taxes when due, Lessee shall pay Lessor, upon demand,
such additional sums as are necessary to pay such obligations. All monies paid
to Lessor under this Paragraph may be intermingled with other monies of Lessor
and shall not bear interest. In the event of a Breach by Lessee in the
performance of its obligations under this Lease, then any balance of funds paid
to Lessor under the provisions of this Paragraph may, at the option of Lessor,
be treated as an additional Security Deposit.

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         10.3 Joint Assessment. If the Premises are not separately assessed,
Lessee's liability shall be an equitable proportion of the Real Property Taxes
for all of the land and improvements included within the tax parcel assessed,
such proportion to be conclusively determined by Lessor from the respective
valuations assigned in the assessor's work sheets or such other information as
may be reasonably available. Lessor and Lessee acknowledge and agree that the
Premises are not separately assessed and that Lessee's liability shall be 85.5%
of the larger tax parcel which includes the Premises.

         10.4 Personal Property Taxes. Lessee shall pay, prior to delinquency,
all taxes assessed against and levied upon Lessee Owned Alterations, Utility
Installations, Trade Fixtures, furnishings, equipment and all personal property
of Lessee. When possible, Lessee shall cause such property to be assessed and
billed separately from the real property of Lessor. If any of Lessee's said
personal property shall be assessed with Lessor's real property, Lessee shall
pay Lessor the taxes attributable to Lessee's property within ten (10) days
after receipt of a written statement.

11. Utilities. Lessee shall pay for all water, gas, heat, light, power,
telephone, trash disposal and other utilities and services supplied to the
Premises, together with any taxes thereon. If any such services are not
separately metered to Lessee, Lessee shall pay a reasonable proportion, to be
determined by Lessor, of all charges jointly metered.

12. Assignment and Subletting.

         12.1 Lessor's Consent Required.

                  (a) Lessee shall not voluntarily or by operation of law
assign, transfer, mortgage or encumber (collectively, "assign or assignment") or
sublet all or any part of Lessee's interest in this Lease or in the Premises
without Lessor's prior written consent, subject to Paragraph 14 of the Addendum.

                  (b) During the entire time that Lessee remains a privately
hold company, a change in the control of Lessee shall constitute an assignment
requiring consent. Except for transfers of publicly traded stock, the transfer,
on a cumulative basis, of fifty percent (50%) or more of the voting control of
Lessee shall constitute a change in control for this purpose. Lessor
specifically acknowledges that Lessee is currently a subsidiary of Overhill
Corporation and that Overhill Corporation is in the process of spinning Lessee
off into a separate publicly traded corporation. Lessor hereby consents to the
spin-off and agrees that no further consent to such transaction by Lessor shall
be necessary hereunder and that the spin-off or other dividend distribution of
the stock of Lessee held by Overhill Corporation shall not constitute a change
of control of Lessee or an assignment of this Lease. Lessee agrees that if such
spin-off does not occur on or prior to July 1. 2002, Lessee shall cause Overhill
Corporation to execute and deliver a guaranty of the Lease to Lessor
substantially in the form of Exhibit D attached hereto and made a part hereof.

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                  (d) An assignment or subletting without consent shall, at
Lessor's option, be a Default curable after notice per Paragraph 13.1(c), or a
noncurable Breach without the necessity of any notice and grace period. If
Lessor elects to treat such unapproved assignment or subletting as a noncurable
Breach, Lessor may either: (I) terminate this Lease, or (ii) upon thirty (30)
days written notice, increase the monthly Base Rent to one hundred ten percent
(110%) of the Base Rent then in effect. Further, in the event of such Breach and
rental adjustment, (I) the purchase price of any option to purchase the Premises
held by Lessee shall be subject to similar adjustment to one hundred ten percent
(110%) of the price previously in effect, and (ii) all fixed and non-fixed
rental adjustments scheduled during the remainder of the Lease term shall be
increased to One Hundred Ten Percent (110%) of the scheduled adjusted rent.

                  (e) Lessee's remedy for any breach of Paragraph 12.1 by Lessor
shall be limited to compensatory damages and/or injunctive relief.

         12.2 Terms and Conditions Applicable to Assignment and Subletting.

                  (a) Regardless of Lessor's consent, any assignment or
subletting shall not: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease; (ii)
release Lessee of any obligations hereunder; or (iii) alter the primary
liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee.

                  (b) Lessor may accept Rent or performance of Lessee's
obligations from any person other than Lessee pending approval or disapproval of
an assignment. Neither a delay in the approval or disapproval of such assignment
nor the acceptance of Rent or performance shall constitute a waiver or estoppel
of Lessor's right to exercise its remedies for Lessee's Default or Breach.

                  (c) Lessor's consent to any assignment or subletting shall not
constitute a consent to any subsequent assignment or subletting.

                  (d) In the event of any Default or Breach by Lessee, Lessor
may proceed directly against Lessee, any Guarantors or anyone else responsible
for the performance of Lessee's obligations under this Lease, including any
assignee or sublessee, without first exhausting Lessor's remedies against any
other person or entity responsible therefore to Lessor, or any security held by
Lessor.

                  (e) Each request for consent to an assignment or subletting
shall be in writing, accompanied by information relevant to Lessor's
determination as to the financial and operational responsibility and
appropriateness of the proposed assignee or sublessee, including but not limited
to the intended use and/or required modification of the Premises, if any,
together with a fee of $1,000 as consideration for Lessor's considering and
processing said request. Lessee agrees to provide Lessor with such other or
additional information and/or documentation as may be reasonably requested.

                  (f) Any assignee of, or sublessee under, this Lease shall, by
reason of accepting such assignment or entering into such sublease, be deemed to
have assumed and agreed to conform and comply with each and every term,
covenant, condition and obligation herein to be observed or performed by Lessee
during the term of said assignment or sublease, other than such obligations as
are contrary to or inconsistent with provisions of an assignment or sublease to
which Lessor has specifically consented to in writing.

         12.3 Additional Terms and Conditions Applicable to Subletting. The
following terms and conditions shall apply to any subletting by Lessee of all or
any part of the Premises and shall be deemed included in all subleases under
this Lease whether or not expressly incorporated therein:

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                  (a) Lessee hereby assigns and transfers to Lessor all of
Lessee's interest in all Rent payable on any sublease, and Lessor may collect
such Rent and apply same toward Lessee's obligations under this Lease; provided,
however, that until a Breach shall occur in the performance of Lessee's
obligations, Lessee may collect said Rent. Lessor shall not, by reason of the
foregoing or any assignment of such sublease, nor by reason of the collection of
Rent, be deemed liable to the sublessee for any failure of Lessee to perform and
comply with any of Lessee's obligations to such sublessee. Lessee hereby
irrevocably authorizes and directs any such sublessee, upon receipt of a written
notice from Lessor stating that a Breach exists in the performance of Lessee's
obligations under this Lease, to pay to Lessor all Rent due and to become due
under the sublease. Sublessee shall rely upon any such notice from Lessor and
shall pay all Rents to Lessor without any obligation or right to inquire as to
whether such Breach exists, notwithstanding any claim from Lessee to the
contrary.

                  (b) In the event of a Breach by Lessee, Lessor may, at its
option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of
the exercise of said option to the expiration of such sublease; provided,
however, Lessor shall not be liable for any prepaid rents or security deposit
paid by such sublessee to such sublessor or for any prior Defaults or Breaches
of such sublessor.

                  (c) Any matter requiring the consent of the sublessor under a
sublease shall also require the consent of Lessor.

                  (d) No sublessee shall further assign or sublet all or any
part of the Premises without Lessor's prior written consent.

                  (e) Lessor shall deliver a copy of any notice of Default or
Breach by Lessee to the sublessee, who shall have the right to cure the Default
of Lessee within the grace period, if any, specified in such notice. The
sublessee shall have a right of reimbursement and offset from and against Lessee
for any such Defaults cured by the sublessee.

13. Default; Breach; Remedies.

         13.1 Default; Breach. A "Default" is defined as a failure by the Lessee
to comply with or perform any of the terms, covenants, conditions or rules under
this Lease. A "Breach" is defined as the occurrence of one or more of the
following Defaults, and the failure of Lessee to cure such Default within any
applicable grace period:

                  (a) The abandonment of the Premises; or the vacating of the
Premises without providing a commercially reasonable level of security, or where
the coverage of the property insurance described in Paragraph 8.3 is jeopardized
as a result thereof, or without providing reasonable assurances to minimize
potential vandalism.

                  (b) The failure of Lessee to make any payment of Rent or any
Security Deposit required to be made by Lessee hereunder, whether to Lessor or
to a third party, when due, to provide reasonable evidence of insurance or
surety bond, or to fulfill any obligation under this Lease which endangers or
threatens life or property, where such failure continues for a period of three
(3) business days following written notice to Lessee.

                  (c) The failure by Lessee to provide (i) reasonable written
evidence of compliance with Applicable Requirements, (ii) the service contracts,
(iii) the rescission of an unauthorized assignment or subletting, (iv) a
Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning
any guaranty and/or Guarantor, (vii) any document requested under Paragraph 42
(easements), or (viii) any other documentation or information which Lessor may
reasonably require of Lessee under the terms of this Lease, where any such
failure continues for a period of ten (10) days following written notice to
Lessee.

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                  (d) A Default by Lessee as to the terms, covenants, conditions
or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof,
other than those described in subparagraphs 13.1(a), (b) or (c), above, where
such Default continues for a period of thirty (30) days after written notice;
provided, however, that if the nature of Lessee's Default is such that more than
thirty (30) days are reasonably required for its cure, then it shall not be
deemed to be a Breach if Lessee commences such cure within said thirty (30) day
period and thereafter diligently prosecutes such cure to completion.

                  (e) The occurrence of any of the following events: (i) the
making of any general arrangement or assignment for the benefit of creditors;
(ii) becoming a "debtor" as defined in 11 U.S.C. ss. 101 or any successor
statute thereto (unless, in the case of a petition filed against Lessee, the
same is dismissed within ninety (90) days); (iii) the appointment of a trustee
or receiver to take possession of substantially all of Lessee's assets located
at the Premises or of Lessee's interest in this Lease, where possession is not
restored to Lessee within sixty (60) days; or (iv) the attachment, execution or
other judicial seizure of substantially all of Lessee's assets located at the
Premises or of Lessee's interest in this Lease, where such seizure is not
discharged within thirty (30) days; provided, however, in the event that any
provision of this subparagraph 13.1 (e) is contrary to any applicable law, such
provision shall be of no force or effect, and not affect the validity of the
remaining provisions.

                  (f) The discovery that any financial statement of Lessee or of
any Guarantor given to Lessor was materially false.

                  (g) If the performance of Lessee's obligations under this
Lease is guaranteed: (1) the death of a Guarantor; (ii) the termination of a
Guarantor's liability with respect to this Lease other than in accordance with
the terms of such guaranty; (iii) a Guarantor's becoming insolvent or the
subject of a bankruptcy filing; (iv) a Guarantor's refusal to honor the
guaranty; or (v) a Guarantor's breach of its guaranty obligation on an
anticipatory basis, and Lessee's failure, within sixty (60) days following
written notice of any such event, to provide written alternative assurance or
security, which, when coupled with the then existing resources of Lessee, equals
or exceeds the combined financial resources of Lessee and the Guarantors that
existed at the time of execution of this Lease.

         13.2 Remedies. If Lessee fails to perform any of its affirmative duties
or obligations, within ten (10) days after written notice (or in case of an
emergency, without notice), Lessor may, at its option, perform such duty or
obligation on Lessee's behalf, including but not limited to the obtaining of
reasonably required bonds, insurance policies, or governmental licenses, permits
or approvals. The costs and expenses of any such performance by Lessor shall be
due and payable by Lessee upon receipt of invoice therefor. If more than one (1)
check given to Lessor by Lessee shall not be honored by the bank upon which it
is drawn, Lessor, at its option, may require all future payments to be made by
Lessee to be by cashier's check. In the event of a Breach, Lessor may, with or
without further notice or demand, and without limiting Lessor in the exercise of
any right or remedy which Lessor may have by reason of such Breach:

                  (a) Terminate Lessee's right to possession of the Premises by
any lawful means, in which case this Lease shall terminate and Lessee shall
immediately surrender possession to Lessor. In such event Lessor shall be
entitled to recover from Lessee: (i) the unpaid Rent which had been earned at
the time of termination; (ii) the worth at the time of award of the amount by
which the unpaid rent which would have been earned after termination until the
time of award exceeds the amount of such rental loss that the Lessee proves
could have been reasonably avoided; (iii) the worth at the time of award of the
amount by which the unpaid rent for the balance of the term after the time of

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award exceeds the amount of such rental loss that the Lessee proves could be
reasonably avoided; and (iv) any other amount necessary to compensate Lessor for
all the detriment proximately caused by the Lessee's failure to perform its
obligations under this Lease or which in the ordinary course of things would be
likely to result therefrom, including but not limited to the cost of recovering
possession of the Premises, expenses of reletting, including necessary
renovation and alteration of the Premises, reasonable attorneys' fees, and that
portion of any leasing commission paid by Lessor in connection with this Lease
applicable to the unexpired term of this Lease. The worth at the time of award
of the amount referred to in provision (iii) of the immediately preceding
sentence shall be computed by discounting such amount at the discount rate of
the Federal Reserve Bank of the District within which the Premises are located
at the time of award plus one percent (1%). Efforts by Lessor to mitigate
damages caused by Lessee's Breach of this Lease shall not waive Lessor's right
to recover damages under Paragraph 12. If termination of this Lease is obtained
through the provisional remedy of unlawful detainer, Lessor shall have the right
to recover in such proceeding any unpaid Rent and damages as are recoverable
therein, or Lessor may reserve the right to recover all or any part thereof in a
separate suit. If a notice and grace period required under Paragraph 13.1 was
not previously given, a notice to pay rent or quit, or to perform or quit given
to Lessee under the unlawful detainer statute shall also constitute the notice
required by Paragraph 13.1. In such case, the applicable grace period required
by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and
the failure of Lessee to cure the Default within the greater of the two such
grace periods shall constitute both an unlawful detainer and a Breach of this
Lease entitling Lessor to the remedies provided for in this Lease and/or by said
statute.

                  (b) Continue the Lease and Lessee's right to possession and
recover the Rent as it becomes due, in which event Lessee may sublet or assign,
subject only to reasonable limitations. Acts of maintenance, efforts to relet,
and/or the appointment of a receiver to protect the Lessor's interests, shall
not constitute a termination of the Lessee's right to possession.

                  (c) Pursue any other remedy now or hereafter available under
the laws or judicial decisions of the state wherein the Premises are located.
The expiration or termination of this Lease and/or the termination of Lessee's
right to possession shall not relieve Lessee from liability under any indemnity
provisions of this Lease as to matters occurring or accruing during the term
hereof or by reason of Lessee's occupancy of the Premises.

         13.3 Inducement Recapture. Any agreement for free or abated rent or
other charges, or for the giving or paying by Lessor to or for Lessee of any
cash or other bonus, inducement or consideration for Lessee's entering into this
Lease, all of which concessions are hereinafter referred to as "Inducement
Provisions," shall be deemed conditioned upon Lessee's full and faithful
performance of all of the terms, covenants and conditions of this Lease. Upon
Breach of this Lease by Lessee, any such Inducement Provision shall
automatically be deemed deleted from this Lease and of no further force or
effect, and any rent, other charge, bonus, inducement or consideration
theretofore abated, given or paid by Lessor under such an Inducement Provision
shall be immediately due and payable by Lessee to Lessor, notwithstanding any
subsequent cure of said Breach by Lessee. The acceptance by Lessor of Rent or
the cure of the Breach which initiated the operation of this paragraph shall not
be deemed a waiver by Lessor of the provisions of this paragraph unless
specifically so stated in writing by Lessor at the time of such acceptance.

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         13.4 Late Charges. Lessee hereby acknowledges that late payment by
Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease,
the exact amount of which will be extremely difficult to ascertain. Such costs
include, but are not limited to, processing and accounting charges, and late
charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within five (5) days after such amount shall be
due, then, without any requirement for notice to Lessee, Lessee shall pay to
Lessor a one-time late charge equal to ten percent (10%) of each such overdue
amount. The Parties hereby agree that such late charge represents a fair and
reasonable estimate of the costs Lessor will incur by reason of such late
payment. Acceptance of such late charge by Lessor shall in no event constitute a
waiver of Lessee's Default or Breach with respect to such overdue amount, nor
prevent the exercise of any of the other rights and remedies granted hereunder.
In the event that a late charge is payable hereunder, whether or not collected,
for three (3) consecutive installments of Base Rent, then notwithstanding any
provision of this Lease to the contrary, Base Rent shall, at Lessor's option,
become due and payable quarterly in advance.

         13.5 Interest. Any monetary payment due Lessor hereunder, other than
late charges, not received by Lessor, when due as to scheduled payments (such as
Base Rent) or within thirty (30) days following the date on which it was due for
non-scheduled payment, shall bear interest from the date when due, as to
scheduled payments, or the thirty-first (31st) day after it was due as to
non-scheduled payments. The interest ("Interest") charged shall be equal to the
prime rate reported in the Wall Street Journal as published closest prior to the
date when due plus four percent (4%), but shall not exceed the maximum rate
allowed by law. Interest is payable in addition to the potential late charge
provided for in Paragraph 13.4.

         13.6 Breach by Lessor.

                  (a) Notice of Breach. Lessor shall not be deemed in breach of
this Lease unless Lessor fails within a reasonable time to perform an obligation
required to be performed by Lessor. For purposes of this Paragraph, a reasonable
time shall in no event be less than thirty (30) days after receipt by Lessor,
and any Lender whose name and address shall have been furnished Lessee in
writing for such purpose, of written notice specifying wherein such obligation
of Lessor has not been performed; provided, however, that if the nature of
Lessor's obligation is such that more than thirty (30) days are reasonably
required for its performance, then Lessor shall not be in breach if performance
is commenced within such thirty (30) day period and thereafter diligently
pursued to completion.

14. Condemnation. If the Premises or any portion thereof are taken under the
power of eminent domain or sold under the threat of the exercise of said power
(collectively "Condemnation"), this Lease shall terminate as to the part taken
as of the date the condemning authority takes title or possession, whichever
first occurs. If more than ten percent (10%) of any building portion of the
Premises, or more than twenty-five percent (25%) of the land area portion of the
Premises not occupied by any building, is taken by Condemnation, Lessee may, at
Lessee's option, to be exercised in writing within ten (10) days after Lessor
shall have given Lessee written notice of such taking (or in the absence of such
notice, within ten (10) days after the condemning authority shall have taken
possession) terminate this Lease as of the date the condemning authority takes
such possession. If Lessee does not terminate this Lease in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of
the Premises remaining, except that the Base Rent shall be reduced in proportion

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to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided,
however, that Lessee shall be entitled to any compensation for Lessee's
relocation expenses, loss of business goodwill and/or Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of
this Paragraph. All Alterations and Utility Installations made to the Premises
by Lessee, for purposes of Condemnation only, shall be considered the property
of the Lessee and Lessee shall be entitled to any and all compensation which is
payable therefor. In the event that this Lease is not terminated by reason of
the Condemnation, Lessor shall repair any damage to the Premises caused by such
Condemnation.

15. Brokers' Fee.

         15.3 Representations and Indemnities of Broker Relationships. Lessee
and Lessor each represent and warrant to the other that it has had no dealings
with any person, firm, broker or finder (other than the Brokers, if any) in
connection with this Lease, and that no one other than said named Brokers is
entitled to any commission or finder's fee in connection herewith. Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other
harmless from and against liability for compensation or charges which may be
claimed by any such unnamed broker, finder or other similar party by reason of
any dealings or actions of the indemnifying Party, including any costs,
expenses, and/or attorneys' fees reasonably incurred with respect thereto.

16. Estoppel Certificates.

                  (a) Each Party (as "Responding Party") shall within ten (10)
days after written notice from the other Party (the "Requesting Party") execute,
acknowledge and deliver to the Requesting Party a statement in writing in form
similar to the then most current "Estoppel Certificate" form published by the
American Industrial Real Estate Association, plus such additional information,
confirmation and/or statements as may be reasonably requested by the Requesting
Party.

                  (b) If the Responding Party shall fail to execute or deliver
the Estoppel Certificate within such ten day period, the Requesting Party may
execute an Estoppel Certificate stating that: (i) the Lease is in full force and
effect without modification except as may be represented by the Requesting
Party, (ii) there are no uncured defaults in the Requesting Party's performance,
and (iii) if Lessor is the Requesting Party, not more than one month's Rent has
been paid in advance. Prospective purchasers and encumbrancers may rely upon the
Requesting Party's Estoppel Certificate, and the Responding Party shall be
estopped from denying the truth of the facts contained in said Certificate.

                  (c) If Lessor desires to finance, refinance, or sell the
Premises, or any part thereof, Lessee and all Guarantors shall deliver to any
potential lender or purchaser designated by Lessor such financial statements as
may be reasonably required by such lender or purchaser, including, but not
limited to, Lessee's financial statements for the past three (3) years. All such
financial statements shall be received by Lessor and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.

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17. Definition of Lessor. The term "Lessor" as used herein shall mean the owner
or owners at the time in question of the fee title to the Premises, or, if this
is a sublease, of the Lessee's interest in the prior lease. In the event of a
transfer of Lessor's title or interest in the Premises or this Lease, Lessor
shall deliver to the transferee or assignee (in cash or by credit) any unused
Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such
transfer or assignment and delivery of the Security Deposit, as aforesaid, the
prior Lessor shall be relieved of all liability with respect to the obligations
and/or covenants under this Lease thereafter to be performed by the Lessor.
Subject to the foregoing, the obligations and/or covenants in this Lease to be
performed by the Lessor shall be binding only upon the Lessor as hereinabove
defined. Notwithstanding the above, and subject to the provisions of Paragraph
20 below, the original Lessor under this Lease, and all subsequent holders of
the Lessor's interest in this Lease shall remain liable and responsible with
regard to the potential duties and liabilities of Lessor pertaining to Hazardous
Substances as outlined in Paragraph 6 above.

18. Severability. The invalidity of any provision of this Lease, as determined
by a court of competent jurisdiction, shall in no way affect the validity of any
other provision hereof.

19. Days. Unless otherwise specifically indicated to the contrary, the word
"days" as used in this Lease shall mean and refer to calendar days.

20. Limitation on Liability. Subject to the provisions of Paragraph 17 above,
the obligations of Lessor under this Lease shall not constitute personal
obligations of Lessor, the individual partners of Lessor or its or their
individual partners, directors, officers or shareholders, and Lessee shall look
to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse
against the individual partners of Lessor, or its or their individual partners,
directors, officers or shareholders, or any of their personal assets for such
satisfaction.

21. Time of Essence. Time is of the essence with respect to the performance of
all obligations to be performed or observed by the Parties under this Lease.

22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be effective.

23. Notices.

         23.1 Notice Requirements. All notices required or permitted by this
Lease shall be in writing and may be delivered in person (by hand or by courier)
or may be sent by certified or registered mail, return receipt requested, or
Federal Express or other reputable overnight courier, or U.S. Postal Service
Express Mail, with postage prepaid, and shall be deemed sufficiently given if
served in a manner specified in this Paragraph 23. The addresses noted adjacent
to a Party's signature on this Lease shall be that Party's address for delivery
or mailing of notices. Either Party may by written notice to the other specify a
different address for notice, except that upon Lessee's taking possession of the
Premises, the Premises shall constitute Lessee's address for notice. A copy of
all notices to Lessor shall be concurrently transmitted to such party or parties
at such addresses as Lessor may from time to time hereafter designate in
writing.

         23.2 Date of Notice. Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown on
the receipt card. Notices delivered by United States Express Mail or overnight
courier that guarantee next day delivery shall be deemed given twenty-four (24)
hours after delivery of the same to the Postal Service or courier. If notice is
received on a Saturday, Sunday or legal holiday, it shall be deemed received on
the next business day.

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24. Waivers. No waiver by Lessor of the Default or Breach of any term, covenant
or condition hereof by Lessee, shall be deemed a waiver of any other term,
covenant or condition hereof, or of any subsequent Default or Breach by Lessee
of the same or of any other term, covenant or condition hereof. Lessor's consent
to, or approval of, any act shall not be deemed to render unnecessary the
obtaining of Lessor's consent to, or approval of, any subsequent or similar act
by Lessee, or be construed as the basis of an estoppel to enforce the provision
or provisions of this Lease requiring such consent. The acceptance of Rent by
Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by
Lessee may be accepted by Lessor on account of monies or damages due Lessor,
notwithstanding any qualifying statements or conditions made by Lessee in
connection therewith, which such statements and/or conditions shall be of no
force or effect whatsoever unless specifically agreed to in writing by Lessor at
or before the time of deposit of such payment.

25. Recording. Either Lessor or Lessee shall, upon request of the other,
execute, acknowledge and deliver to the other a short form memorandum of this
Lease for recording purposes. The Party requesting recordation shall be
responsible for payment of any fees applicable thereto.

26. No Right To Holdover. Lessee has no right to retain possession of the
Premises or any part thereof beyond the expiration or termination of this Lease.
In the event that Lessee holds over, then the Base Rent shall be increased to
two hundred percent (200) " of the Base Rent applicable during the month
immediately preceding the expiration or termination. Nothing contained herein
shall be construed as consent by Lessor to any holding over by Lessee.

27. Cumulative Remedies. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at
law or in equity.

28. Covenants and Conditions; Construction of Agreement. All provisions of this
Lease to be observed or performed by Lessee are both covenants and conditions.
In construing this Lease, all headings and titles are for the convenience of the
Parties only and shall not be considered a part of this Lease. Whenever required
by the context, the singular shall include the plural and vice versa. This Lease
shall not be construed as if prepared by one of the Parties, but rather
according to its fair meaning as a whole, as if both Parties had prepared it.

29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties,
their personal representatives, successors and assigns and be governed by the
laws of the State in which the Premises are located. Any litigation between the
Parties hereto concerning this Lease shall be initiated in the county in which
the Premises are located.

30. Subordination; Attornment; Non-Disturbance.

         30.1 Subordination. This Lease and any Option granted hereby shall be
subject and subordinate to any ground lease, mortgage, deed of trust, or other
hypothecation or security device (collectively, "Security Device"), now or
hereafter placed upon the Premises, to any and all advances made on the security
thereof, and to all renewals, modifications, and extensions thereof. Lessee
agrees that the holders of any such Security Devices (in this Lease together
referred to as "Lessor's Lender") shall have no liability or obligation to
perform any of the obligations of Lessor under this Lease. Any Lender may elect
to have this Lease and/or any Option granted hereby superior to the lien of its
Security Device by giving written notice thereof to Lessee, whereupon this Lease
and such Options shall be deemed prior to such Security Device, notwithstanding
the relative dates of the documentation or recordation thereof.

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         30.2 Attornment. Subject to the non-disturbance provisions of Paragraph
30.3, Lessee agrees to attorn to a Lender or any other party who acquires
ownership of the Premises by reason of a foreclosure of a Security Device, and
that in the event of such foreclosure, such new owner shall not: (i) be liable
for any act or omission of any prior lessor or with respect to events occurring
prior to acquisition of ownership; (ii) be subject to any offsets or defenses
which Lessee might have against any prior lessor; or (iii) be bound by
prepayment of more than one (1) month's rent.

         30.3 Non-Disturbance. With respect to Security Devices entered into by
Lessor after the execution of this Lease, Lessee's subordination of this Lease
shall be subject to receiving a commercially reasonable non-disturbance
agreement (a "Non-Disturbance Agreement") from the Lender which Non-Disturbance
Agreement provides that Lessee's possession of the Premises, and this Lease,
including any options to extend the term hereof, will not be disturbed so long
as Lessee is not in Breach hereof and attorns to the record owner of the
Premises. Further, within sixty (60) days after the execution of this Lease,
Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance
Agreement from the holder of any pre-existing Security Device which is secured
by the Premises. In the event that Lessor is unable to provide the
Non-Disturbance Agreement within said sixty (60) days, then Lessee may, at
Lessee's option, directly contact Lessor's lender and attempt to negotiate for
the execution and delivery of a Non-Disturbance Agreement.

         30.4 Self-Executing. The agreements contained in this Paragraph 30
shall be effective without the execution of any further documents; provided,
however, that, upon written request from Lessor or a Lender in connection with a
sale, financing or refinancing of the Premises, Lessee and Lessor shall execute
such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein.

31. Attorneys' Fees. If any Party brings an action or proceeding involving the
Premises to enforce the terms hereof or to declare rights hereunder, the
Prevailing Party (as hereafter defined) in any such proceeding, action, or
appeal thereon, shall be entitled to reasonable attorneys' fees. Such fees may
be awarded in the same suit or recovered in a separate suit, whether or not such
action or proceeding is pursued to decision or judgment. The term, "Prevailing
Party" shall include, without limitation, a Party who substantially obtains or
defeats the relief sought, as the case may be, whether by compromise,
settlement, judgment, or the abandonment by the other Party of its claim or
defense. The attorneys' fees award shall not be computed in accordance with any
court fee schedule, but shall be such as to fully reimburse all attorneys' fees
reasonably incurred. In addition, Lessor shall be entitled to attorneys' fees,
costs and expenses incurred in the preparation and service of notices of Default
and consultations In connection therewith, whether or not a legal action is
subsequently commenced in connection with such Default or resulting Breach.

32. Lessor's Access; Showing Premises; Repairs. Lessor and Lessor's agents shall
have the right to enter the Premises at any time, in the case of an emergency,
and otherwise at reasonable times for the purpose of showing the same to
prospective purchasers, lenders, or lessees, and making such alterations,
repairs, improvements or additions to the Premises as Lessor may deem necessary.
All such activities shall be without abatement of rent or liability to Lessee.
Lessor may at any time place on the Premises any ordinary "For Sale" signs and
Lessor may during the last six (6) months of the term hereof place on the
Premises any ordinary "For Lease" signs. Lessee may at any time place on or
about the Premises any ordinary "For Sublease" sign.

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33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction
upon the Premises without Lessor's prior written consent. Lessor shall not be
obligated to exercise any standard of reasonableness in determining whether to
permit an auction.

34. Signs. Lessee shall not place any sign upon the Premises without Lessor's
prior written consent, which may be withheld In Lessor's sole discretion;
provided, however, Lessor and Lessee agree that Lessee shall be entitled to
install, subject to Lessor's reasonable approval and requirements, signage
consistent with the depiction set forth on Exhibit "C" attached hereto. All
signs must comply with all Applicable Requirements.

35. Termination; Merger. Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach
by Lessee, shall automatically terminate any sublease or lesser estate in the
Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor's failure within ten (10) days following any such
event to elect to the contrary by written notice to the holder of any such
lesser interest, shall constitute Lessor's election to have such event
constitute the termination of such interest.

36. Consents. Except as otherwise provided herein, wherever in this Lease the
consent of a Party is required to an act by or for the other Party, such consent
shall not be unreasonably withheld or delayed. Lessor's actual reasonable costs
and expenses (including, but not limited to, architects', attorneys', engineers'
and other consultants' fees) incurred in the consideration of, or response to, a
request by Lessee for any Lessor consent, including, but not limited to,
consents to an assignment, a subletting or the presence or use of a Hazardous
Substance, shall be paid by Lessee upon receipt of an invoice and supporting
documentation therefor. Lessor's consent to any act, assignment or subletting
shall not constitute an acknowledgment that no Default or Breach by Lessee of
this Lease exists, nor shall such consent be deemed a waiver of any then
existing Default or Breach, except as may be otherwise specifically stated in
writing by Lessor at the time of such consent. The failure to specify herein any
particular condition to Lessor's consent shall not preclude the imposition by
Lessor at the time of consent of such further or other conditions as are then
reasonable with reference to the particular matter for which consent is being
given. In the event that either Party disagrees with any determination made by
the other hereunder and reasonably requests the reasons for such determination,
the determining party shall furnish its reasons in writing and in reasonable
detail within ten (10) business days following such request.

37. Guarantor.

         37.1 Execution. The Guarantors, if any, shall each execute a guaranty
in the form most recently published by the American Industrial Real Estate
Association, and each such Guarantor shall have the same obligations as Lessee
under this Lease.

         37.2 Default. It shall constitute a Default of the Lessee if any
Guarantor fails or refuses, upon request to provide: (a) evidence of the
execution of the guaranty, including the authority of the party signing on
Guarantor's behalf to obligate Guarantor, and in the case of a corporate
Guarantor, a certified copy of a resolution of its board of directors
authorizing the making of such guaranty, (b) current financial statements, (c) a
Tenancy Statement, or (d) written confirmation that the guaranty is still in
effect.

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38. Quiet Possession. Subject to payment by Lessee of the Rent and performance
of all of the covenants, conditions and provisions on Lessee's part to be
observed and performed under this Lease, Lessee shall have quiet possession and
quiet enjoyment of the Premises during the term hereof.

39. Options.

         39.1 Definition. "Option" shall mean: (a) the right to extend the term
of or renew this Lease or to extend or renew any lease that Lessee has on other
property of Lessor; (b) the right of first refusal or first offer to lease
either the Premises or other property of Lessor; (c) the right to purchase or
the right of first refusal to purchase the Premises or other property of Lessor.

         39.2 Options Personal To Original Lessee. Each Option granted to Lessee
in this Lease is personal to the original Lessee, and cannot be assigned or
exercised by anyone other than said original Lessee and only while the original
Lessee is in full possession of the Premises and, if requested by Lessor, with
Lessee certifying that Lessee has no intention of thereafter assigning or
subletting.

         39.3 Multiple Options. In the event that Lessee has any multiple
Options to extend or renew this Lease, a later Option cannot be exercised unless
the prior Options have been validly exercised.

         39.4 Effect of Default on Options.

                  (a) Lessee shall have no right to exercise an Option: (i)
during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent
is unpaid (without regard to whether notice thereof is given Lessee), (iii)
during the time Lessee is in Breach of this Lease, or (iv) in the event that
Lessee has been given more than one (1) notice of separate Default, whether or
not the Default is cured, during the twelve (12) month period immediately
preceding the exercise of the Option or in the event that Lessee has been given
three (3) or more notices of separate Default, whether or not the Defaults are
cured, during the Term.

                  (b) The period of time within which an Option may be exercised
shall not be extended or enlarged by reason of Lessee's inability to exercise an
Option because of the provisions of Paragraph 39.4(a).

                  (c) An Option shall terminate and be of no further force or
effect, notwithstanding Lessee's due and timely exercise of the Option, if,
after such exercise and prior to the commencement of the extended term, (i)
Lessee falls to pay Rent for a period of thirty (30) days after such Rent
becomes due (without any necessity of Lessor to give notice thereof), (ii)
Lessor gives to Lessee more than one (1) notice of separate Default, whether or
not the Default is cured, during the twelve (12) month period immediately
preceding the exercise of the Option or in the event that Lessee has been given
three (3) or more notices of separate Default, whether or not the Defaults are
cured during the Term, or (iii) if Lessee commits a Breach of this Lease.

40. Multiple Buildings. If the Premises are a part of a group of buildings
controlled by Lessor, Lessee agrees that it will observe all reasonable rules
and regulations which Lessor may make from time to time for the management,
safety, and care of said properties, including the care and cleanliness of the
grounds and including the parking, loading and unloading of vehicles, and that
Lessee will pay its fair share of common expenses incurred in connection
therewith.

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41. Security Measures. Lessee hereby acknowledges that the rental payable to
Lessor hereunder does not include the cost of guard service or other security
measures, and that Lessor shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

42. Reservations. Lessor reserves to itself the right, from time to time, to
grant, without the consent or joinder of Lessee, such easements, rights and
dedications that Lessor deems necessary, and to cause the recordation of parcel
maps and restrictions, so long as such easements, rights, dedications, maps and
restrictions do not unreasonably interfere with the use of the Premises by
Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to
effectuate any such easement rights, dedication, map or restrictions.

43. Performance Under Protest. If at any time a dispute shall arise as to any
amount or sum of money to be paid by one Party to the other under the provisions
hereof, the Party against whom the obligation to pay the money is asserted shall
have the right to make payment "under protest" and such payment shall not be
regarded as a voluntary payment and there shall survive the right on the part of
said Party to institute suit for recovery of such sum. If it shall be adjudged
that there was no legal obligation on the part of said Party to pay such sum or
any part thereof, said Party shall be entitled to recover such sum or so much
thereof as it was not legally required to pay.

44. Authority. If either Party hereto is a corporation, trust, limited liability
company, partnership, or similar entity, each individual executing this Lease on
behalf of such entity represents and warrants that he or she is duly authorized
to execute and deliver this Lease on its behalf. Each Party shall, within thirty
(30) days after request, deliver to the other Party satisfactory evidence of
such authority.

45. Conflict. Any conflict between the printed provisions of this Lease and the
provisions of any Addendum shall be controlled by the Addendum provisions.

46. Offer. Preparation of this Lease by either Party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party. This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

47. Amendments. This Lease may be modified only in writing, signed by the
Parties in Interest at the time of the modification. As long as they do not
materially change Lessee's obligations hereunder, Lessee agrees to make such
reasonable non-monetary modifications to this Lease as may be reasonably
required by a Lender in connection with the obtaining of normal financing or
refinancing of the Premises.

48. Multiple Parties. If more than one person or entity is named herein as
either Lessor or Lessee, such multiple Parties shall have joint and several
responsibility to comply with the terms of this Lease.

49. Mediation and Arbitration of Disputes. An Addendum requiring the Mediation
and/or the Arbitration of all disputes between the Parties and/or Brokers
arising out of this Lease [ ] is |X| is not attached to this Lease.

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE
TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

                                                                Initials ___ ___

                                  Page 29 of 31
<PAGE>

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT
RELATES. THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
OF THE PREMISES FOR LESSEE'S INTENDED USE.

WARNING: IF THE PREMISES IS LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN
PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE
STATE IN WHICH THE PREMISES IS LOCATED.

                                                                Initials ___ ___

                                  Page 30 of 31
<PAGE>

The parties hereto have executed this Lease at the place and on the dates
specified above their respective signatures.
<TABLE>
<S>                                                       <C>
Executed at:                                              Executed at:
on:                                                       on:
By LESSOR:                                                By LESSEE:
VERNON ASSOCIATES, LLC, A CALIFORNIA                      OVERHILL FARMS. INC., A NEVADA CORPORATION
LIMITED LIABILITY COMPANY

By:/S/ WILLIAM D. FELDMAN                                 By:
Name Printed: WILLIAM D. FELDMAN                          Name Printed:
Title: MANAGING MEMBER                                    Title:

By:                                                       By: /S/ JAMES RUDIS
Name Printed:                                             Name Printed: JAMES RUDIS
Title:                                                    Title: PRESIDENT
Address:   12540 BEATRICE STREET, STE 203                 Address:     5730 UPLANDER WAY, SUITE 201
           LOS ANGELES, CA 90066                                       CULVER CITY, CA 90230-6617
Telephone: (310) 822-5770                                 Telephone: (__)
Facsimile: (310) 313-4908                                 Facsimile: (__)
Federal ID No.                                            Federal ID No.

NOTE:    These forms are often modified to meet the changing requirements of law
         and industry needs. Always write or call to make sure you are utilizing
         the most current form: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700
         So. Flower Street, Suite 600, Los Angeles, California 90017. (213)
         687-8777. Fax No. (213) 687-8616.
</TABLE>

                                                                Initials ___ ___

                                  Page 31 of 31

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