Document:

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                                                                    Exhibit 10.5

                                                                October 31, 2000

                                 LEASE AGREEMENT

                       TVCM, Inc./Goldberg Brothers Trust

                 40 Eastern Avenue, Malden, Massachusetts 02148

      This Lease, made this 31 day of October, 2000 by and between the Trustees
of the Goldberg Brothers Trust, a Massachusetts Nominee Trust created pursuant
to a Declaration of Trust dated June 9, 1982, whose current business address is
10 Rantoul Street, Beverly Massachusetts, 01915, ("Landlord") and TVCM, Inc., a
Delaware Corporation, whose current business address is 40 Eastern Avenue,
Malden, Massachusetts, 02148-9104, ("Tenant") shall bind and inure to the
benefit of their respective representatives, successors and assigns.

      Tenant hereby attests, warrants and affirms that Bruce A. Cerullo as
President thereof has the authority to execute this Lease on behalf of Tenant
and bind Tenant to the terms hereof.

      Landlord hereby attest, warrant and affirm that Richard B. Goldberg,
Robert L. Goldberg, Steven J. Goldberg and William H. Goldberg, as Co-Trustees
have the authority to execute this Lease on behalf of Landlord and bind Landlord
to the terms hereof.

1.    PREMISES

      In consideration of the rent to be paid by Tenant, Landlord hereby does
let, lease and demise unto Tenant 27,812 +/- square feet of commercial space,
("the Leased Premises") situated within the building addressed 30-40 Eastern
Avenue, Malden, Massachusetts, 02148, (the "Building") together with the right
to use in common with others entitled thereto, the Building's common utility
pipes, utility service connections, area entrances and exits, and access ways
for the purpose of providing utility and other services and access to and from
the Leased Premises, providing such uses do not unreasonably interfere with
other tenants' normal business operations.

      The Leased Premises are specifically identified with type of use permitted
hereby with respect to each unit and useable square footage as follows:

             Unit        Square footage
             F-101       1,656 +/- Sq. Ft.      Office use
             F-103       1,350 +/- Sq. Ft.      Office use
             F-104       3,301 +/- Sq. Ft.      Office use
             S-201       10,051 +/- Sq. Ft.     Office use
             T-301       10,051 +/-  Sq. Ft     Office use
             B-101       1,200 +/- Sq. Ft.      Storage use
             BB-101      203 +/- Sq. Ft.        Storage use

      Tenant's total useable office area is 26,409 +/- Square Feet.
      Tenant's total useable storage area is 1,403 +/- Square Feet.
<PAGE>

      Tenant's useable square footage was determined by measuring to the
centerline of all of Tenant's exterior and perimeter walls and includes Tenant's
proportional share of the common areas of the Building.

2.    TERM AND BASE RENT

      NOTWITHSTANDING ANYTHING IN THIS LEASE TO THE CONTRARY, TENANT SHALL BE
BOUND AND OBLIGATED PURSUANT TO THE TERMS, CONDITIONS AND RENTAL OBLIGATIONS OF
THE EXISTING LEASES BETWEEN LANDLORD AND TENANT DATED OCTOBER 13, 1995 AND APRIL
14, 1998 THROUGH JANUARY 31ST 2001, WITHOUT LIMITATION, TENANT'S EXISTING
OVERAGE OBLIGATIONS THROUGH JANUARY 31ST 2001 SHALL SURVIVE THE COMMENCEMENT
DATE OF THIS LEASE. SUCH LEASES SHALL BE DEEMED TO TERMINATE ON JANUARY 31ST,
2001.

      Tenant covenants and agrees to pay rent to Landlord at Landlord's mailing
address (Goldberg Brothers Trust, 10 Rantoul Street, Beverly, Massachusetts,
01915) or to such person or entity at such other address as Landlord may from
time to time direct in writing. All monetary payments to Landlord are to be
made payable to the Goldberg Brothers Trust.

      Tenant's lease term is for the period commencing September 12th 2000 and
expiring June 30th 2005 (the "Lease Term").

      It is expressly understood and agreed the following schedule identifies
rental suites, annual base rental rates (as herein provided, through January 31,
2005, or for storage space, through June 30, 2005), square footage, lease
commencement dates and lease expiration dates and shall govern Tenant's lease
obligations.

Lease                            Commencement   Lease
Unit        Square footage       Date           Exp. Date   Rent PSF
F-101 (a)   1,656 Sq. Ft.        09/12/00       06/30/05    $15.45 PSF
F-103 (b)   1,350 Sq. Ft.        01/01/01       06/30/05    $15.45 PSF
F-104       3,301 Sq. Ft.        02/01/01       06/30/05    $15.45 PSF
T-301       10,051 Sq. Ft.       02/01/01       06/30/05    $15.45 PSF
S-201       10,051 Sq. Ft.       02/01/01       06/30/05    $15.45 PSF
B-101       1,200 Sq. Ft.        02/01/01       06/30/05    $6.41 PSF
BB-101      203 Sq. Ft.          02/01/01       06/30/05    $6.41 PSF

      (a)   Tenant shall be renting F-101 as of September 12th 2000.

            Pursuant to the terms of this Lease, Landlord at Landlord's expense
            shall install new carpet, and cove base and paint all existing
            previously painted surfaces within this (F-101) office suite.

            All other work to prepare this (F-101) office suite for Tenant shall
            be at Tenant's expense.

      (b)   Tenant shall be renting F-103 as of January 1st 2001.

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      Suite F-103 is currently occupied by Wholesale Printing. Wholesale
Printing has provided Landlord written notice that Wholesale Printing shall
vacate F-103 as of September 30th 2000.

      If Wholesale Printing fails to vacate on or before September 30th 2000,
Landlord shall immediately take all reasonable steps in a continuous fashion to
legally evict Wholesale Printing from Suite F-103. Tenant understands and agrees
this may cause a delay in leasing Suite F-103 to Tenant.

      Pursuant to the terms of this Lease, Landlord at Landlord's expense shall
install new carpet, and cove base and paint all existing previously painted
surfaces within this (F-103) office Suite. Additionally Landlord at Landlord's
expense shall open a portion of the wall separating F-101 and F-103 and patch
and repair such opening if requested by Tenant at the commencement of Tenant's
occupancy of F-103.

      All other work to prepare this (F-103) office suite for Tenant shall be at
Tenant's expense.

      Landlord shall require a minimum of one month to complete Landlord's work
and anticipated Tenant work requirements for this office suite (F-103). All work
by Landlord shall be completed in a good and workmanlike manner.

      Accordingly, Tenant shall provide Landlord plans of Tenant's work
requirements for F-103 (Wholesale Printing) on or before December 1st 2000.

      Landlord agrees if Tenant provides to Landlord Tenant's build-out
requirements on or before December 1st 2000, and if Landlord has not reasonably
completed this work on or before December 31st 2000, then Tenant's rental
obligations for this suite F-103 shall not commence until the date Landlord has
substantially completed Tenant's work for this suite F-103. "Substantially
completed" as used herein shall mean completion to a state reasonably usable by
Tenant with exception for minor "punch list" items which Landlord shall complete
within thirty (30) days after Tenant's notice thereof.

      Tenant agrees, if Tenant does not provide to Landlord Tenant's build-out
requirements on or before December 1st 2000, and such failure is the primary
cause preventing Landlord from completing Tenant's build-out requirements on or
before December 31st 2000, Tenant's rental obligations for this office suite
F-103 shall still commence January 1st 2001.

      Landlord agrees, if Landlord has not substantially completed Tenant's
build-out specifications within a one month period from the date of receiving
Tenant's complete build-out specifications, then Tenant's rental obligations
shall be suspended until Landlord has substantially completed Tenant's requested
build-out improvements.

      For the period from commencement of the Lease Term with respect to each of
the following suites through January 31, 2005, (or as applicable, June 30, 2005)
Tenant shall pay to

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Landlord a minimum Base Rent of One Million Six Hundred Eighty-Three Thousand
Four Hundred Forty-Three Dollars and Eighteen Cents ($1,683,443.18) in United
States Currency as follows:

<TABLE>
<CAPTION>
                                                                  Total             Monthly
Unit        Square footage    Rent PSF      Lease Term            Lease Rent        Rent
                                                                  (*Through 1/31/05 ONLY)
<S>         <C>               <C>           <C>                   <C>               <C>
F-101       1,656 Sq. Ft      $15.45 PSF    09/12/00 - 06/30/05   $112,219.53*      $ 2,132.10*
F-103       1,350 Sq. Ft      $15.45 PSF    01/01/01 - 06/30/05   $ 85,168.37*      $ 1,738.13*
F-104       3,301 Sq. Ft      $15.45 PSF    02/01/01 - 06/30/05   $204,001.92*      $ 4,250.04*
T-301       10,051 Sq. Ft     $15.45 PSF    02/01/01 - 06/30/05   $621,151.68*      $12,940.66*
S-201       10,051 Sq. Ft     $15.45 PSF    02/01/01 - 06/30/05   $621,151.68*      $12,940.66*
B-101       1,200 Sq. Ft      $6.41 PSF     02/01/01 - 06/30/05   $ 33,998.44       $   641.48
BB-101      203 Sq. Ft        $6.41 PSF     02/01/01 - 06/30/05   $  5,751.56       $   108.52
                                                  Totals        $1,683,443.18       $34,751.59
</TABLE>

      From and after February 1, 2005 and until June 30, 2005, Base Rent for
Suites F-101, F-103, F-104, T-301, and S-201 shall be at the annual rate(s) of
the lesser of (a) "Current Market Rent" for the given suite as hereinafter
defined and determined, and (b) $18.50 PSF, but in no event at a rate less than
$15.45 PSF.

      Tenant's Base Rent obligation pursuant to this Lease shall be payable in
monthly installments as follows (the "Base Rent"):

                                         Monthly             Total
Monthly                Total Period      Payment             Payment
09/12/00 - 09/30/00    19 days           $1,350.33           $1,350.33
10/01/00 - 12/31/00    3 months          $2,132.10           $6,396.30
01/01/01 - 01/31/01    1 month           $3,870.23           $3,870.23
02/01/00 - 12/31/01    11 months         $34,751.59          $382,267.49
01/01/02 - 12/31/02    12 months         $34,751.59          $417,019.08
01/01/03 - 12/31/03    12 months         $34,751.59          $417,019.08
01/01/04 - 12/31/04    12 months         $34,751.59          $417,019.08
01/01/05 - 01/31/05    1 month           $34,751.59          $34,751.59
02/01/05 - 06/30/05    5 months       "$Market" & 750.00    "$Market" &3,750.00

                           Total: $1,683,443.18 & "Market" Rent 2/1/05 - 6/30/05

      All Base Rent shall be due on the first day of each month in advance. If
this Lease shall commence on any day other than the first day of the month, then
that month's Base Rent shall be pro-rated so all future monthly rents shall be
due on the first of the month.

      In addition to the above Base Rent Tenant covenants and agrees to pay to
Landlord all other sums and additional rents that may become due as set forth in
this Lease or our existing October 13th 1995 and April 14th 1998 leases up
through January 31st 2001, including overage provisions as applicable.

      Tenant shall immediately pay to Landlord a penalty of One Hundred
($100.00) Dollars each time that Tenant issues and delivers to Landlord a check
or draft that is not honored for any reason or returned for insufficient funds
by Tenant's financial institution. If Tenant does not pay this penalty and
replace such "bounced check" within ten (10) days of written notification from

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Landlord then such inaction by Tenant shall be considered a material breach of
this Lease which may result in its early termination.

      Should Landlord not receive Tenant's monthly rental payment "in hand" on
or before the 10th day of the month, then Tenant shall pay to Landlord as
additional rent, a late penalty fee equal to five percent (5.00%) of the
outstanding rent owed for that rental period. If Tenant does not pay this late
fee and past due rent within ten (10) days of written notification from
Landlord, such inaction by Tenant shall be considered a material breach of this
Lease which may result in its early termination.

2.1   FIRST RIGHT TO LEASE ADDITIONAL SPACE

      Tenant shall have the "First Right" to lease the following commercial
spaces within 30-40 Eastern Avenue, Malden.

First Floor

                                     Lease       Option    Option     Tenant
         Current            Lease    exp.        notice    term       Rental
Unit #   Tenant             Sq. Ft   date        deadline  exp. date  Rate
F-102    Harbor Tech        2,650    04/30/2002  None      N/A        $15.45 psf
F-104a   Software Sol.      1,200    06/30/2001  None      N/A        $15.45 psf
F-105    Health Quarter     1,800    03/31/2006  None      N/A        $15.45 psf
Total poss. Office SF 5,650

      Tenant shall notify Landlord not later than six (6) months prior to each
of the lease expiration dates listed above whether Tenant shall lease the
relevant commercial space. In the event that Tenant fails to so notify Landlord
thereof not less than six (6) months in advance, as set forth above, Landlord
shall, prior to leasing such space to any third party, notify Tenant of such
proposed lease to a third party, whereupon, Tenant shall have five (5) business
days to exercise Tenant's option to lease such space, or such option shall
become null, void and of no further effect. If Tenant notifies Landlord that
Tenant exercises Tenant's option, Landlord shall lease such space to Tenant as
herein provided. For all spaces Tenant leases under this Section 2.1 the lease
termination date shall be June 30th 2005.

2.2   OPTION TO EXTEND LEASE TERM

      Tenant shall have the right to extend the Lease Term with respect to all
space leased hereunder for one (1) additional five (5) year term (the "Option
Period") provided Tenant meets and adheres to the following conditions:

            A. Tenant sends and Landlord receives "in hand" on or before 5:00 PM
June 30th 2004 written notice via certified mail, return receipt requested or by
nationally-recognized night delivery service providing a receipt for delivery a
notice evidencing Tenant's intent to exercise Tenant's right to extend the Lease
Term for the Option Period.

            B. At the time of exercising this option, Tenant must be in
conformance and in good standing in all material respects with Tenant's
obligations and conditions under this Lease.

                                       5
<PAGE>

Monetary arrearage in excess of fifteen (15) days by Tenant, shall constitute a
material breach of this Lease and prevent Tenant from exercising this right of
lease extension.

            C. During the Option Period, all terms, covenants, conditions and
provisions of this Lease shall remain in full effect and force except Tenant's
Base Rent during the first year of this Option Period shall be the higher of the
following: (a) Tenant's prior year annual Base Rent; and (b) Current Market
Rent. Determination of Current Market Rent for the last five months of the Lease
Term, with respect to Suites F-101, F-103, F-104, S-201, and T-301, and, if
applicable, the initial year of Tenant's Option Period shall be as follows:

      The phrase "Current Market Rent" shall mean the rental and all other
monetary payments and escalations that Landlord could obtain from a third party
desiring to lease space in the Malden commercial market as of July 1, 2005,
taking into account the type of building, the size, use, location, floor levels
and then condition of the demised premises, the quality of construction of the
building and of the demised premises, the services provided under the terms of
the proposed lease, including without limitation any special rights thereunder,
the rental then being attained for new leases of space comparable to the demised
premises in the Malden commercial market and all other factors that would be
relevant to a third party desiring to lease the demised premises; provided
however that no reduction, deduction or allowance for the construction of lessee
improvements shall be taken into account in determining Current Market Rent.
Upon Tenant's election to extend the Lease Term, or if Tenant elects not to
extend the Lease Term as herein provided, on or before July 31st 2004, Landlord
may, at its election, initially designate "Current Market Rent" by written
notice to Tenant, accompanied by data to support such designation (the
"Designation"). If Tenant disagrees with the Designation, Tenant shall notify
Landlord within fifteen (15) days after such Designation, of such disagreement
in writing; otherwise Tenant shall conclusively be deemed to have agreed to the
Designation.

      In the event that the parties hereto disagree as to the Current Market
Rent, each party shall, within thirty (30) days after the date of such notice by
Tenant, appoint an appraiser. Each appraiser so appointed shall be instructed to
determine independently the Current Market Rent. If the difference between the
amounts so determined by such appraisers does not exceed ten percent (10%) of
the lesser of such amounts, then the Current Market Rent shall be equal to fifty
percent (50%) of the combined total of the amounts so determined. If the
difference between the amounts so determined exceeds ten percent (10%) of the
lesser of such amounts, then such two (2) appraisers shall have ten (10) days
thereafter to appoint a third appraiser, but if such appraisers fail to do so
within such ten (10) day period, then either Landlord or Tenant may request the
American Arbitration Association or any successor organization thereto to
appoint an appraiser within ten (10) days of such request, and both Landlord and
Tenant shall be bound by any appointment so made within such ten (10) day
period. If no such appraiser shall have been appointed within such ten (10)
days, either Landlord or Tenant may apply to any court having jurisdiction to
have such appointment made by such court. Any appraiser appointed by the
original appraiser, by the American Arbitration Association or by such court
shall be instructed to determine the Current Market Rent in accordance with the
definition of such term contained herein within twenty (20) days after its
appointment. If the third appraisal shall exceed the higher of the first two (2)
appraisals, the Current Market Rent shall be the higher of the first two (2)
appraisals; if the third appraisal is less than the lower of the first two (2)
appraisals, the

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Current market rent shall be the lower of the first two (2) appraisals. In all
other cases, the Current Market Rent shall be equal to the third appraisal. All
such determinations of the Current Market Rent shall be final and binding upon
Landlord and Tenant as the Current Market Rent for the applicable effective
date. Notwithstanding the foregoing, if either party shall fail to appoint its
appraiser within the thirty (30) day period specified above (such party being
referred to herein as the "failing party"), the other party may serve notice on
the failing party requiring the failing party to appoint its appraiser within
ten (10) days of the giving of such notice. If the failing party shall not
respond by appointment of its appraiser within such ten (10) day period, then
the appraiser appointed by the other party shall be the sole appraiser whose
determination of the Current Market Rent shall be binding and conclusive upon
Landlord and Tenant. This provision for determination by appraisal shall be
specifically enforceable to the extent such remedy is available under applicable
law, and any determination hereunder shall be final and binding upon the parties
except as otherwise provided by applicable law. Each party shall pay for the
fees and expenses of the appraiser appointed by it, but the fees and expenses of
any third appraiser shall be shared equally by the parties. All appraisers
appointed hereunder shall be MAI appraisers, so-called.

      For each additional year in the Option Period, Tenant's annual rental rate
shall be calculated by adding (a) Tenant's base rental rate for the immediately
preceding year, and (b) the percentage increase in the Consumer Price Index
(CPI) [or similar Governmental measurement should this index no longer be
published] for the prior twelve month period multiplied by Tenant's base rental
rate for the immediately preceding year. It being understood at no time would
Tenant's rental rate decrease from the prior year.

      For clarification purposes, the specific "CPI" index is the Consumer Price
Index for all Urban Consumers, Boston, Massachusetts Consolidated Metropolitan
District; All Items as published by the Bureau of Labor Statistics of the United
States Department of Labor.

3.    HOLD-OVER BY TENANT

      In the event that Tenant fails to deliver up the Leased Premises to
Landlord at the end of the Lease Term in accordance with the terms hereof,
Tenant shall be liable to Landlord for all of following, without set-off or
reduction in any manner:

            A.    All of Landlord's actual damages resulting from such
                  hold-over;

            B.    A penalty equal to One and one-half (1 1/2) times Tenant's
                  then daily calculated rental rate per day for each day, or
                  portion of a day, after the date on which this Lease
                  terminates during which Tenant or its employees or agents
                  occupies any portion of the Leased Premises. Tenant shall be
                  deemed to occupy the Leased Premises under either of the
                  following circumstances: (1) the presence in the Leased
                  Premises of Tenant or Tenant's employees or agents, (2) the
                  material presence in the Leased Premises or portions thereof
                  of furniture or equipment belonging to Tenant or its employees
                  or agents,

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<PAGE>

            C.    Any additional relief awarded to Landlord in any judicial
                  proceeding regarding this Lease or Tenant's occupation of the
                  Leased Premises.

4.    REAL ESTATE TAXES

      Tenant agrees to pay to Landlord within thirty (30) days of receipt of
notice thereof SEVENTY TWO AND FORTY FOUR Hundredths percent (72.44%) of any
increase in the real estate taxes over Base Real Estate Taxes for the property
addressed 30-40 Eastern Avenue, Malden, Massachusetts, 02148 (the "Property").
Landlord warrants and represents that the Leased Premises contain no less than
SEVENTY TWO AND FORTY FOUR Hundredths (72.44%) percent of the total square
footage of the Building.

      The Base Real Estate Taxes shall be the taxes assessed by the City of
Malden for the 2000 fiscal tax year, commencing July 1, 1999 and ending June 30,
2000. Landlord warrants and represents that the 2000 Base Real Estate Taxes are
$36,851.59.

      In the event of any abatement of real estate taxes at any time, Tenant's
real estate tax payment due hereunder shall be reduced or if already paid in
full for the relevant period, the difference between the amount so paid by
Tenant and the amount due shall be reimbursed to Tenant within thirty (30) days
after Landlord receives such abatement. Landlord shall be entitled to deduct
from the whole of the taxes abated Landlord's reasonable expenses, including
reasonable professional fees spent by Landlord in the obtaining of such
abatement, in calculating any adjustment in the amount due from Tenant or to be
refunded to Tenant under this provision.

      Tenant is fully responsible for taxes assessed on Tenant's personal
property and equipment within the Leased Premises.

5.    OPERATING EXPENSE ESCALATIONS

      Tenant shall pay to Landlord as additional rent hereunder when and as
designated by notice in writing by Landlord, SEVENTY TWO AND FORTY FOUR
Hundredths percent (72.44%) of any increase in Landlord's operating expenses
over those incurred during the calendar year period commencing January 1, 2001
and ending December 31, 2001, which for this provision shall be Tenant's base
year (referred to herein as the "Base Year").

      For this provision, operating expenses are defined as all reasonable
expenses of Landlord in maintenance, repair and operation and management of the
Property for the benefit or protection of all property, tenants and owners
thereof.

      Capital improvements, reimbursed expenses, interest, and expenses related
to mortgaging of the Property or extension of any mortgage financing shall not
be considered operating expenses under this provision.

      For calculating Landlord's annual operating expenses for the Property,
Landlord's operating expenses shall include, but are not limited to, the
following categories with descriptions:

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<PAGE>

      Heat:

      Fuel necessary to heat the entire Building.

      Hot Water:

      Fuel necessary to provide hot water to all bathroom areas within the
      Building.

      Air Conditioning:

      Electric power necessary to air condition all applicable interior areas of
      the Building, unless served by a separate system maintained for any
      tenant.

      City Water and Sewage:

      Public water and sewage charges for the Property.

      Off-Street Parking:

      Cost to rent and maintain all parking lot(s) used by all tenants of the
      Property.

      Landscaping:

      Costs for grass cutting, shrub maintenance, tree pruning, watering, etc.

      Exterior Maintenance:

      Costs for maintaining and repairing all exterior areas of the Property.

      Snow Removal:

      Costs to shovel, plow, sand, salt, and remove snow off-site from the
      parking lots and exterior common entryway areas serving the Property.

      Common Area Janitorial:

      Costs to clean and maintain the interior common areas of the Building.

      Common Area Janitorial Supplies:

      Costs of all supplies and materials to clean and maintain the interior
      common areas of the Building.

      Rubbish:

      Cost to remove all rubbish and debris off-site from the Building and
      rental fees for any dumpsters for use by all tenants or by Landlord in
      maintaining the Building.

      On-Line Alarm System:

      Cost of maintaining, repairing and monitoring as necessary all electronic
      common area security systems for the protection of the common areas of the
      Building.

      On-Site Security Person:

      Costs of providing one (1) on-site security person from 4:30 P.M. to 8:30
      P.M. Monday through Friday excepting holidays from October 1st of each
      calendar year through March 31st in the following calendar year.

                                       9
<PAGE>

      Insurance:

      Cost of obtaining reasonable property insurance and liability insurance
      primarily protecting the Building, the Property and its owners.

      Energy Management System(s):

      Cost of the maintenance, repairing and monitoring as necessary the energy
      management system which serves the entire Building.

      Professional Fees:

      Costs reasonably incurred for the reporting of taxes and legal fees and
      other reasonable fees associated with the on-going operations of the
      Building and Property.

      Elevator:

      Costs of contractual maintenance, all inspection fees and necessary
      repairs for the elevator serving the Building.

      Repairs and Maintenance:

      Costs under contractual agreements or otherwise to maintain and repair all
      physical, mechanical, electrical, HVAC or other systems serving the
      entire Property.

      Should this Lease be in effect with respect to only a portion of any
calendar year, Tenant's responsibility under this provision shall be pro-rated
to accurately reflect Tenant's precise period of occupancy when calculating any
monies Tenant may owe to Landlord under this provision.

      Tenant's obligations to pay operating expenses as additional rent for
Tenant's period of occupancy in Tenant's final lease year shall survive the
expiration of the Lease Term.

      Commencing March 1, 2001 and on or about the same date every year
thereafter, Landlord shall provide Tenant with the previous year's operating
expense and real estate tax amounts. Upon Tenant's request, Landlord shall
provide Tenant a letter of certification from Landlord's accounting firm
affirming the accuracy of Landlord's operating expense and real estate tax
figures. If requested by Tenant, Landlord shall reasonably provide pertinent
receipts and records as proof of that year's operating expenses and real estate
taxes.

      Should Tenant request Landlord's accountant's certification, and if
Landlord's accountant determines Landlord's expense figures are substantially
accurate, then Tenant shall reasonably reimburse Landlord for the costs of
Landlord's accountant's certification.

      Tenant shall pay Landlord any amount owed under this provision within
thirty (30) days of receipt of the bill therefor from Landlord and any such
amount owed shall be considered additional rent under this Lease.

                                       10
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6.    JANITORIAL SERVICES

      Landlord shall provide Tenant the following janitorial services, including
supplies:

      DAILY: (Monday - Friday but excluding holidays)

      1. OFFICES:

            a:    Empty all trash receptacles. Change liners as necessary.
            b:    Wipe and dust all furniture surfaces.
            c:    Vacuum all carpet surfaces, paying particular attention to
                  corners, edges, and under exposed furnishings.
            d:    Sweep and vacuum all non-carpeted floors.
            e:    Wipe down all finger prints off doors and door frames.
            f:    Remove Rubbish to designated disposal area.

      2. KITCHEN:

            a:    Wipe down all tables and chairs.
            b:    Wipe down all cabinets and counters.
            c:    Clean sink area.
            d:    Wipe down all appliances, including the interior of microwave.
            e:    Sweep and wash flooring.

      3.    BATHROOMS:

            a:    Clean and disinfect all bathroom fixtures.
            b:    Replenish supplies (paper towels, toilet paper, soap, etc.)
            c:    Wipe down walls and paper dispensers.
            d:    Sweep and wash flooring using a disinfectant solution.
            e:    Empty all waste receptacles, change liners.
            f:    Clean and polish all mirrors and brightwork.

      WEEKLY:

            a:    Wash all non-carpeted flooring. Tenant is responsible to
                  remove all paper products and other belongings that reasonably
                  could be damaged if the cleaning service washes or waxes
                  Tenant's "mailroom" flooring.
            b:    Wipe and clean all glass wall inserts.
            c:    Police and clean debris from rear lot and front sidewalk.

      QUARTERLY:

            a:    Wax all non-carpet floor areas.

      YEARLY:

            a:    Vacuum all ceiling vents.
            b:    Dust all ceiling light fixtures.

      The above described janitorial services shall be performed only for
Tenant's office areas. Landlord shall be responsible for all common area
janitorial services.

                                       11
<PAGE>

      Any and all additional janitorial services shall be at Tenant's expense
and shall be scheduled through Goldberg Properties Management, Inc.

      Landlord solely reserves the right, at any time, to change cleaning
services, if in Landlord's reasonable determination such change is appropriate,
after notice to Tenant of the proposed change. At any time after such change,
Tenant shall have the option, exercised by notice to Landlord, to cause to be
performed Landlord's janitorial obligations within the Leased premises, as set
forth above, by a contractor or service of Tenant's selection, at Tenant's
expense. In the event Tenant so elects, the rent for the entire Leased Premises
shall be decreased by $1.00 per square foot of office space therein, for the
then-remainder of the Lease Term.

Janitorial Expense Escalations

      To accurately reflect Landlord's and Tenant's agreement pursuant to
Section 6 and as Landlord is providing interior Leased Premises janitorial
services only to Tenant, Tenant shall pay to Landlord as additional rent
hereunder one hundred (100%) percent of any increase in Landlord's costs for
performing the above described janitorial services over those costs incurred
therefor during the Base Year, provided that this provision shall not apply to
any services or supplies associated with (i) common area janitorial services or
(ii) services provided benefiting other tenants of the Building.

      Not withstanding the above, Tenant shall be responsible also for its
proportional share pursuant to Section 6 of any increase in costs for the
janitorial expenses associated with the common areas of the Property.

7.    COMMON AREAS

      Tenant shall have the shared right of use and access to the common area
bathrooms, staircases, hallways, elevators, lobbies, driveway, parking lots,
etc., within and outside of the Property. Tenant understands this right shall be
contingent upon Tenant not being in material default under the terms of this
Lease.

8.    PARKING

      Tenant currently has the exclusive right to use sixty four (64) parking
spaces pursuant to the terms of the existing leases between Landlord and Tenant
dated October 13th 1995 and April 14th 1998.

      Effective September 12th 2000 +/-, with Tenant's rental of F-101, Tenant
shall be allocated an additional five (5) parking spaces for a total of
sixty-nine (69) parking spaces. These spaces are identified and located as
follows:

40 Eastern Avenue parking lot  27 spaces   6 & 7, 10 & 11,    24 - 44,  46 & 47
Main street Lot:               21 spaces   no space numbers
Town & Paint parking lot:      21 spaces   1 - 21
Total:                         69 spaces

                                       12
<PAGE>

      In addition to these sixty-nine (69) spaces, Landlord leases to Tenant on
a month to month basis an additional eleven (11) parking spaces at the rental
rate of $35.00 dollars per space per month. These eleven (11) spaces are located
within the Main Street Parking lot.

      Effective January 1st 2001 +/-, with Tenant's rental of F-103, Tenant
shall be allocated an additional four (4) parking spaces for a total of
seventy-three (73) parking spaces. These spaces are identified and located as
follows:

<TABLE>
<S>                            <C>         <C>               <C>       <C>       <C>
40 Eastern Avenue parking lot  29 spaces   6 & 7,            10 - 13,  24 - 44,  46 & 47
Main street Lot:               23 spaces   no space numbers
Town & Paint parking lot:      21 spaces   1 - 21
Totals:                        73 spaces
</TABLE>

      In addition to these seventy-three (73) spaces, Landlord shall lease to
Tenant on a month to month basis an additional nine (9) parking spaces at the
rental rate of $35.00 dollars per space per month. These nine (9) spaces are
located within the Main Street Parking lot.

      Effective February 1st 2001, Tenant shall be allocated a total of
seventy-nine (79) parking spaces. They are as follows:

<TABLE>
<S>                            <C>         <C>               <C>       <C>       <C>
40 Eastern Avenue parking lot  29 spaces   6 & 7,            10 - 13,  24 - 44,  46 & 47
Main street Lot:               29 spaces   no space numbers
Town & Paint parking lot:      21 spaces   1 - 21
Totals:                        79 spaces
</TABLE>

      In addition to these seventy-nine (79) spaces, Landlord shall lease to
Tenant on a month to month basis an additional three (3) parking spaces at the
rental rate of $35.00 dollars per space per month. These three (3) spaces shall
be located within the Main Street Parking lot.

      Landlord shall have the right to allocate which parking spaces Tenant
shall have use of. Tenant further agrees, should Landlord request it, to provide
Landlord registration number, year, color and make of the cars which shall be
using Tenant's parking spaces.

      For any additional first floor office space Tenant leases, Landlord shall
provide Tenant with three (3) parking spaces per 1,000 sq. ft. of office space
Tenant leases or portion thereof. However, Tenant understands this does not
include the basement space.

9.    PERMITTED USE

      Tenant covenants and agrees that Tenant shall occupy and use the Leased
Premises throughout the Lease Term or any renewals or extensions thereof,
including any period of holding over, only for professional or general office
use.

                                       13
<PAGE>

10. TENANT'S ADDITIONAL COVENANTS

      Tenant covenants and agrees at Tenant's sole cost and at all times during
the course of the Lease Term and any such future terms of occupancy by Tenant of
the Leased Premises or any part thereof:

            A.    To conduct Tenant's business at all times in a professional
                  and reputable manner.

            B.    To comply with all governmental rules and regulations related
                  to the storage and disposal of refuse; to store all trash and
                  refuse within the Leased Premises or within the dumpster
                  located in the rear parking lot area of the Property.

                  After each use of the dumpster, Tenant shall make sure the
                  wooden gate accessing this dumpster is closed and secured.
                  Tenant further agrees to place Tenant's trash and refuse only
                  inside the dumpster and not on the ground around such
                  dumpster.

                  Tenant's use of this dumpster is for reasonable use only
                  (normal daily business operations, which term shall
                  specifically exclude disposal of any office furniture or bulk
                  items). If Tenant's use becomes unreasonable as reasonably
                  determined by Landlord, then Tenant shall reimburse Landlord
                  for such excess use.

            C.    Not to use the Leased Premises in a manner which shall be
                  unlawful, improper, noisy, odorous or offensive to the other
                  tenants within the Building and not to use the Leased Premises
                  in any way that shall be contrary to any law or any municipal
                  by-law of the City of Malden. Tenant agrees that Landlord has
                  made no representation or warranties with respect to Tenant's
                  intended use of the Leased Premises.

            D.    To comply promptly with all applicable laws, rules,
                  regulations, ordinances, requirements, or orders of public
                  authorities, the Board of Fire Underwriters, and similar
                  organizations except when Landlord is responsible for
                  compliance therewith under the terms and conditions of this
                  Lease.

            E.    Not to make any use of the Leased Premises which shall
                  invalidate or increase the cost of Landlord's insurance, nor
                  use any advertising medium which may constitute a nuisance;
                  nor do any act tending to injure the reputation of the
                  Property.

            F.    To be responsible for all maintenance and repairs within the
                  interior of the Leased Premises. Landlord shall be responsible
                  for structural repairs and any equipment that is Landlord's
                  obligation to maintain pursuant to

                                       14
<PAGE>

                  Section # 13. Tenant's responsibility shall include, without
                  limitation, electrical, plumbing, windows, doors, and any
                  interior improvements serving the Leased Premises exclusively.
                  At the end of Tenant's occupancy, Tenant shall surrender the
                  Leased Premises in the same condition as at the commencement
                  of Tenant's occupancy, reasonable wear and tear only excepted.

            G.    Not to overload or deface the Leased Premises.

            H.    To save harmless and to indemnify Landlord from and against
                  any and all liability, costs and expenses for damages, losses,
                  injuries, or death to persons or losses to property as a
                  result of Tenant's occupation of the Leased Premises excepting
                  only those arising from any omission, negligence or willful
                  misconduct of Landlord or its agents, such indemnification to
                  include Landlord's reasonable attorney's fees and costs.
                  Tenant agrees to maintain public liability insurance on the
                  Leased Premises protecting both Landlord and Tenant, and shall
                  furnish to Landlord on an annual basis a certificate showing
                  such insurance to be in force. The amount of such public
                  liability insurance shall be a minimum of $1,000,000.00
                  dollars per occurrence and $2,000,000.00 in the aggregate.
                  Tenant's insurer must be licensed to do business in the
                  Commonwealth of Massachusetts. In addition, Landlord
                  recommends this policy have a plate glass and door
                  endorsement, for Tenant is responsible for repairing and
                  replacing any broken glass, and doors and frames within or
                  providing access to the Leased Premises which for any reason
                  may occur other than by Landlord's fault.

            I.    To understand and agree Tenant's furnishings, fixtures,
                  equipment, effects, and property of every kind, in the
                  Building shall be at the sole risk and hazard of Tenant. If
                  all or any part thereof shall be destroyed or damaged by fire,
                  water, or any other casualty, or by leakage or bursting of
                  water, or any other pipes, by theft or from other cause, no
                  part of such loss is to be charged to or be borne by Landlord
                  unless such damage was caused by the negligence or willful
                  misconduct of Landlord.

            J.    Not to assign this Lease, nor sublet in whole or any portion
                  of the Leased Premises, nor permit the use of all or any part
                  of the Leased Premises by persons other than Tenant, its
                  servants and agents, without the written consent of Landlord.
                  Any such assignment, sublease or permission to occupy by
                  Tenant without such consent shall be a material breach of this
                  Lease by Tenant, and at the option of Landlord, entitle
                  Landlord to terminate this Lease. Landlord's permission to
                  assign, sublease or permit occupancy of the Leased Premises by
                  others shall not be unreasonably withheld or delayed.

                                       15
<PAGE>

                  Any assignment to any parent, subsidiary or affiliate of
                  Tenant shall not be deemed an assignment hereunder for
                  purposes of requiring Landlord's approval. "Affiliate" shall
                  mean any business entity controlling, controlled by or under
                  common control with Tenant, and any entity or person which may
                  come to own a controlling portion (fifty one percent (51%)) or
                  more of Tenant's assets or the ownership interest in Tenant.

                  Notwithstanding the above, neither Tenant nor any assignee,
                  whether or not an Affiliate shall be relieved of Tenant's
                  obligations hereunder, as a result of any such assignment,
                  sublease or permission to occupy the Leased Premises.

                  If either Tenant or Landlord engages a real estate broker to
                  procure a substitute tenant or subtenant in accordance with
                  the terms hereof, Tenant shall be responsible for the real
                  estate commission payable to such real estate broker on
                  account of such substitute tenant's or subtenant's occupancy
                  of the Leased Premises (or any portion thereof) for the period
                  commencing as of the effective date of such assignment or
                  sublease through the last day of the Lease Term. Thereafter,
                  Landlord shall be reasonably responsible for the remaining
                  portion of such standard and reasonable real estate
                  commission.

            K.    Not to make any alterations, installations, (other than trade
                  fixtures) or additions to the Leased Premises, nor permit the
                  painting, or placing of signs, awnings, flagpoles, or various
                  types of advertisement media or the like in, or about the
                  Leased Premises, without on each occasion obtaining the prior
                  written permission of Landlord, which shall not be
                  unreasonably withheld or delayed.

            L.    To pay promptly when due the entire cost of any alterations or
                  improvements in the Leased Premises undertaken by Tenant and
                  to bond against or discharge any liens for labor or materials
                  in connection therewith within ten (10) days after a request
                  therefor by Landlord; to procure all necessary permits before
                  undertaking such work; and to do all such work in a good and
                  workmanlike manner, employing materials equal in quality to
                  those used in Landlord's work and to comply with all
                  governmental requirements in connection with such
                  improvements.

            M.    To discharge (by payment or by filing of the necessary bond or
                  otherwise) any mechanics, materialman's or other liens against
                  the Leased Premises or Landlord's interest therein, which
                  liens may arise out of any payments due, or purported to be
                  due, for any labor, services, materials, supplies, or
                  equipment alleged to have been furnished to or at the request
                  of Tenant in, upon, or about the Leased Premises.

                                       16
<PAGE>

            N.    Upon Landlord providing Tenant reasonable oral notice (not
                  less than 24 hours in advance), to permit Landlord during
                  business hours to enter to view the Leased Premises or to show
                  the same to prospective purchasers, lenders, tenants, agents
                  of Landlord, or repair personnel. If an emergency arises, in
                  Landlord's reasonable determination, Landlord shall have the
                  right of access at any time to rectify such emergency.

            0.    To remove at the termination of this Lease Tenant's or
                  occupation of the Leased Premises, all Tenant's goods, and
                  effects from the Leased Premises which are not the property of
                  Landlord, and to yield up to Landlord the Leased Premises with
                  all keys and locks. The Leased Premises shall be in the same
                  condition as at the commencement of this Lease, reasonable
                  wear and tear only excepted. Landlord shall have the right to
                  treat any remaining property as abandoned and to dispose of
                  such property at Tenant's expense in any manner Landlord deems
                  fit.

            P.    To permit Landlord without molestation to install reasonable
                  "for lease" sign(s) within Tenant's windows twelve months
                  prior to the end of the Lease Term. Landlord covenants to
                  remove such sign(s) upon Landlord's leasing of the Leased
                  Premises.

            Q.    To pay when due all electricity separately metered to the
                  Leased Premises, telephone, and other charges payable on
                  account of Tenant's use of utilities in the Leased Premises.

11. LANDLORD'S IMPROVEMENTS

      Landlord shall provide to Tenant a Sixty Thousand Dollar ($60,000.00)
credit towards Tenant's cost of cosmetically upgrading Tenant's existing 2nd and
3rd floor office areas. Tenant shall provide to Landlord Tenant's detail plans
for cosmetically improving Tenant's 2nd and 3rd floor office areas on or before
March 31st 2001. Landlord shall make good faith efforts to complete such 2nd and
3rd floor improvements on or before June 30th, 2001 or ninety (90) days after
receipt of Tenant's plans, whichever date is later. Landlord's work shall be
completed in a good and workmanlike manner.

      In all new first floor office space Tenant leases (such as Suites F-101
and F-103), Landlord at Landlord's expense shall install new carpet with cove
base and paint all existing previously paintable surfaces within these newly
leased offices.

      Additionally, Landlord at Landlord's expense shall open a portion of the
wall separating F-101 and F-103 and patch and repair such opening as requested
by Tenant at the commencement of Tenant's occupancy of both of these suites.

      All other work not specifically covered by this Section 11 to prepare
Tenant's newly leased first floor office space shall be at Tenant's expense.

                                       17
<PAGE>

      Landlord and Tenant shall cooperate and work together to complete any and
all improvements to the Building during the Lease Term in a reasonable, timely,
workmanlike and quiet fashion.

      Landlord shall charge Tenant standard overtime rates should Tenant request
Landlord to work within the Leased Premises before or after normal business
hours, defined herein as 8:00 a.m. to 5:00 p.m. Monday through Friday, excepting
holidays.

      Any built-in improvements installed for Tenant shall, at Landlord's
option, remain part of the Leased Premises at the termination of this Lease or
shall be removed at Tenant's expense. Tenant shall notify Landlord not less than
thirty (30) nor more than ninety (90) days prior to expiration or termination of
this Lease that Landlord is required to notify Tenant of which improvements
Landlord so designates for removal. Any leasehold improvement not designated for
removal by Landlord by notice to Tenant within seven (7) days after Tenant's
notice shall remain in the Leased Premises after the expiration or termination
of the Lease Term.

      Goldberg Properties Management Inc. shall be the general contractor for
all work to the Leased Premises which physically or permanently alters any
portion of the Property or requires a building permit issued by the City of
Malden's Building Department or any associated City Department. However, Tenant
shall have the right to seek alternative quotes from other licensed contractors.
Tenant may select an alternative contractor's quote if such quote equals or
exceeds a seven and one-half percent (7.50%) reduction from Landlord's quote and
Landlord declines to match such alternative quote within forty-eight (48) hours
after receiving a copy of such alternative contractor's quote from Tenant.
Tenant's contractor, if selected, shall meet the following conditions:

            1.    Contractor shall provide to Landlord prior to commencement of
                  any work at the Property evidence of appropriate workman
                  compensation insurance coverage and liability insurance
                  coverage (minimum of one million dollars) issued by an
                  insurance company licensed to provide such insurance within
                  the Commonwealth of Massachusetts.

            2.    Contractor shall only use materials of a quality equal to or
                  that exceeds the quality of materials already in place.
                  Contractor shall further make all reasonable efforts to match
                  all existing materials in place.

      Tenant understands that any licensed contractor selected by Tenant other
than Goldberg Properties Management Inc. shall be considered an agent of Tenant.
Therefore, Tenant shall be liable and responsible for all actions or inactions
on the part of Tenant's contractor while within a or on the Property.

12. SMOKING POLICY

      The Building shall be a SMOKE FREE building. At no time shall Tenant's
employees smoke inside any interior area of the Property. Tenant's employees
shall smoke only in

                                       18
<PAGE>

designated exterior smoking areas. Tenant shall be responsible for policing and
picking up all improperly discarded cigarette butts in the designated smoking
areas.

13. LANDLORD'S COVENANTS

      A. Landlord covenants and agrees to maintain in good repair the roof and
the structural integrity of the Building, the common areas internally and
externally in and about the Building, all heating, ventilation and air
conditioning units and all other equipment located exterior to, but serving the
Building and the Leased Premises and all electrical and plumbing systems which
do not exclusively serve the Leased Premises, except to the extent Tenant is
obligated to maintain any such system pursuant to the terms of this Lease.
However, if any damage arises from Tenant or Tenant's employees', agents' or
customers' misuse, Tenant shall be solely responsible for repairing such damage
and restoring the Building and the Property to the same good working order and
condition as on the Commencement Date of this Lease, reasonable wear and tear
only excepted. Landlord warrants that at the commencement of this Lease, all
plumbing, electrical, mechanical and other systems serving the Leased Premises
shall be in good working order. Tenant shall be deemed to have waived any claim
for any defect with respect to which Tenant has to notify Landlord within seven
(7) days of the commencement of the Lease Term for the particular area leased
hereunder in which such system is located or which such system serves, (except
for claims related to latent defects which could not be identified by the normal
use of such areas or such systems during such period).

      Notwithstanding the above, Tenant shall be solely responsible for all
maintenance and repairs (including replacement) of any HVAC system exclusively
serving Tenant's computer room.

      B. Landlord and Tenant shall use all reasonable efforts to resolve any
problems or conflicts that may arise between Landlord and Tenant in a timely and
common sense fashion.

      C. Landlord shall furnish at no charge to Tenant in reasonable amounts the
following services and utilities:

Heating
Air Conditioning
Hot Water
Clean Water and Sewage
Off-Street Parking      (Sixty Nine (69) spaces 09/08/00-12/31/00)
                        (Seventy three (73) spaces 01/01/01-01/31/01)
                        (Seventy Nine (79) spaces 01/01/01-end of lease term)

Landscaping
Common Area Janitorial and related supplies
Tenant Area Janitorial and related supplies
Common area Snow Plowing and Shoveling
Standard Rubbish Services
24-Hour Monitored Security System
On-site security (10/1/-3/31; 4:30-8:30 M-F business days)

                                       19
<PAGE>

      Notwithstanding Landlord's obligations set forth in this Section 13,
Tenant in a timely manner and as necessary shall keep Tenant's exterior entryway
and steps at the rear entrance off the rear parking lot of Tenant's Leased
Premises (F-104 & F-104A) reasonably clear and clean of all rubbish, snow and
ice.

      Tenant has requested and Landlord has agreed to reasonably clear Tenant's
private entryway to suites F-l01, F-103, F-104 and F-104A and steps of snow and
ice and salt this area in a reasonable fashion. Tenant shall be charged a fee of
thirty-five ($35.00) dollars per snow storm as an additional charge for such
service.

      Landlord shall provide this service at the same time Landlord is providing
snow and ice removal services to other tenants and the exterior common areas of
the Property. If Tenant deems it necessary, and so notifies Landlord, Landlord
shall attempt to accelerate the timing of this service by Landlord's
then-current vendor. Until such time, as the entryway and steps are cleared each
instance, Tenant shall direct Tenant's employees, visitors and agents to use the
main entryway areas of the Building.

      Landlord shall shovel on behalf of Tenant, but at Landlord's expense, the
access way leading to Tenant's basement storage area. Landlord shall provide
this service at the same time Landlord is providing snow and ice removal
services to other tenants and the exterior common areas of the Property.

      D. Reasonable use

      Landlord's providing of services or utilities to Tenant as described above
is strictly contingent upon Tenant's reasonable use or consumption of such
utilities and services. If Landlord reasonably determines Tenant is wasting such
utilities, such as city water or other building services, and Tenant fails to
reduce such use after notice by Landlord, then such irresponsible use by Tenant
shall constitute a material breach of this Lease which at Landlord's option may
result in either an early termination of the Lease Term or an immediate stoppage
of Landlord supplying to Tenant such utilities and services.

      E. Timing of Utilities

      Heat and air conditioning shall be supplied during normal business hours
defined herein as

         Monday - Friday            8:00 a.m. - 8:00 p.m.
         Saturday                           None
         Sunday                             None

"Supplied,"as used herein, shall mean that reasonably comfortable temperatures
are maintained during such hours, notwithstanding that HVAC systems may have to
be put in operation prior to 8:00 a.m. or operate until or after 8:00 p.m. on
such days.

                                       20
<PAGE>

      Landlord acknowledges that Tenant shall be using the Leased Premises
frequently beyond normal business hours and agrees to arrange for heat, air
conditioning, and hot and cold water within Leased Premises during all extended
"Tenant" business hours.

      If Tenant's business hours exceed 8:00 am. - 8:00 p.m. Monday through
Friday or any portion of Saturdays or Sundays on a frequent basis, as determined
by Landlord, then Tenant shall reimburse Landlord for the additional costs of
providing such services, during such periods.

      F. Landlord shall furnish services in accordance with the terms of this
Lease; provided, however, that Landlord shall not be liable for, nor shall rent
abate because of interruption or cessation of any essential service to the
Leased Premises of the Building or agreed in this Lease to be furnished, which
is due to an accident, labor difficulties, scarcity of or inability to obtain
fuel, electricity, or any services or supplies from the sources from which they
may customarily have been obtained, fault of Tenant or any third party, or due
to any cause beyond Landlord's control.

      G. Upon Tenant paying the rent and performing and observing all the
covenants, conditions, duties, and other provisions of this Lease on Tenant's
part to be performed and observed, Tenant shall peacefully and quietly have and
enjoy the Leased Premises during the Lease Term without any manner of hindrance
or molestation from Landlord, subject however, to the terms and conditions of
this Lease.

      H. Landlord, warrants that within NINETY (90) days of the signing of this
Lease by all parties (except for testing and "fine tuning" work, which may be
accomplished during the cooling season, as reasonably necessary for
effectiveness, provided that all work contemplated under this subsection 13.H
shall be completed no later than June 30, 2001), Landlord shall perform at
Landlord's sole expense, the following work to the HVAC systems serving the
entire Building:

      1.    Retain the services of Siemens to perform the following:

            a.    Recalibrate all EMS sensors within 40 Eastern Avenue.

            b.    Recalibrate outside air temperature sensor.

            c.    Write and install a software patch creating separate winter
                  and summer programs. Additionally, program the software so it
                  shall allow the computer to switch back and forth based upon
                  outside temperature setting and actual interior space
                  temperature.

      2.    Set up meeting with Tech Air and Siemens to discuss integrating
            hardware enhancements into the EMS system. Specifically the
            installation of the following:

                                       21
<PAGE>

            a.    Enthalpy (humidity control for 3rd floor) sensor.

            b.    Installation of float switch sensor with ability to cut out
                  fan coil unit when and if condensate pan level gets to high.

            c.    Installation of new "outside" dampers throughout the Building.

            d.    Activation or replacement as necessary of AC units serving the
                  common lobby areas.

      3.    Discuss 2nd floor problems Tenant has been having with regard to
            humidity and stuffiness and determine if new software installed in
            Spring 2000 which is modulating the opening and closing of the
            dampers (5 minutes in 20 minutes) shall be effective or should be
            discontinued upon completion of the other actions as outlined in
            this Section 13.H.

      4.    Demonstrate to Tenant steps involved to access EMS system and
            initiate various commands Tenant would control. On or before
            December 1st 2000, upon Tenant's request, Landlord shall provide
            on-site a four (4) hour education session for up to three (3) Tenant
            and two (2) Landlord personnel to learn the following commands:

            a.    Ability to temporarily override existing temperature settings
                  in a particular area.

            b.    Ability to view and reset setting point(s) computer uses to
                  switch from summer to winter or from winter to summer.

            c.    Install software (if presently existing) that would allow
                  "temporary" override from winter setting to summer (or
                  reverse) depending on perceived need. Such software shall have
                  a time out mechanism, which effectively would reset system
                  back to original guidelines before temporary override.

            d.    Priority on/off commands.

            e.    Review temperature and command status settings per zone.

            f.    Review trends for individual area zones.

            g.    Method to change hours of operations including holidays,
                  weekends etc.

            h.    Track and review listing of changes with ability to identify
                  who made the changes.

                                       22
<PAGE>

      5.    Retain the services of Tech Air to perform the following:

            a.    Set up maintenance contract with Tech Air that provides for
                  the maintenance of the 40 Eastern Avenue HVAC systems within
                  specified 90 day time periods. Work to be performed during
                  these quarterly maintenance inspections are as follows.

                        *     Change filters.
                        *     Check and clean condensate traps as necessary.
                        *     Blow out condensate traps with spring cleaning.
                        *     Review diffusers to see if any closed off and
                              reopen as deemed appropriate.
                        *     Clean condenser coils annually.
                        *     Check and test damper operations.

            b.    Tech Air shall measure the heat load for area ECU 17 to
                  determine if the existing unit is sufficient to meet the
                  existing heat load of Tenant. If this review determines this
                  unit needs to be enlarged due to this demand, then Landlord
                  and Tenant shall each pay 50% of the cost to expand such
                  system and reconfigure duct work as necessary. Tenant has the
                  right to review such heat load measurements at Tenant's
                  expense.

            c.    Review problems in the area FCU 18 location. However, due to
                  this zone's location (north side of building) and the fact the
                  EMS sensor was off by 2.00 degrees per Jerry's on-site test,
                  Landlord expects that calibrating the EMS sensor should
                  resolve this area's problems.

            d.    Tech Air shall measure the heat load for area FCU 22 to
                  determine if the existing unit is sufficient to meet existing
                  heat load of Tenant. If this review determines this unit needs
                  to be enlarged due to this demand, Landlord and Tenant shall
                  each pay 50% of the cost to expand such system and reconfigure
                  duct work as necessary. Tenant has the right to review such
                  heat load measurements at Tenant's expense.

            e.    Review all three floors' common lobby HVAC equipment to
                  determine steps necessary to reactivate heat and air
                  conditioning systems for these zones.

            f.    Installation of condensate pans with float switches underneath
                  all ceiling AC units as reasonably possible.

            g.    Install in AC unit FCU 23 high and low pressure controls on
                  the condensers. All other applicable (south facing) units have
                  existing safety systems.

                                       23
<PAGE>

            h.    Change all outside air dampers within the Building. Purchase
                  dampers that are spring loaded and automatically close if they
                  fail. With regard to the 3rd level, tie these dampers into the
                  EMS enthalpy system.

            i.    Test to verify the 3rd floor outside air intake configuration
                  is operating within standard norms with regard to temperature
                  differentials. If not, raise this intake to achieve sufficient
                  performance.

            j.    Resolve Estelle's office (FCU 23 zone) HVAC needs by
                  installing within such office area a motorized damper tied
                  into a thermostatic control that she shall be able to control
                  and adjust.

            k.    Rebalance air-flow distribution for FCU zone 26 to minimize
                  cold office and conference room.

            l.    Open all diffusers within Leased Premises. This shall be the
                  last step/action performed

After the foregoing HVAC improvements have been completed, Tenant shall have the
right to engage a consultant periodically, at Tenant's expense, to inspect,
survey, and review the functioning of the HVAC systems serving the Leased
Premises. In the event that any such consultant recommends reasonable repairs,
improvements or upgrades necessary or reasonably advisable to improve the
functioning of such HVAC systems, Landlord shall negotiate in good faith with
Tenant regarding such improvements and repair and promptly implement such
reasonable recommendations as both Landlord and Tenant shall agree shall be
made, at Landlord's expense.

            I.    Landlord at Landlord's expense shall perform the following
                  work items on or before June 30, 2001:

            1.    Paint the stucco front exterior of Building. Colors and style
                  to be determined solely by Landlord.

            2.    Install a metal roof on the rear 30 Eastern Avenue smoke
                  shelter.

            3.    Remove existing retail signs in areas Tenant leases.

            4.    Ask Health Quarters and Software Solutions Group to take down
                  their exterior signs.

            5.    Replace existing ceiling files within the first floor elevator
                  lobby area.

            6.    Install new flooring throughout the rear 40 Eastern Avenue
                  atrium lobby areas (including all stairs and 2nd and 3rd
                  floors) but excluding granite floor in elevator lobby area.

                                       24
<PAGE>

            7.    Upgrade or replace building directories signs and displays.

            8.    Repair or replace as necessary HVAC systems serving the common
                  lobby areas.

            9.    Remove all cigarette dispensers from interior of common lobby
                  areas.

            10.   Upgrade all existing bathroom Formica counter tops.

            11.   Paint all paintable surfaces within common area (1st floor)
                  bathrooms.

            12.   Upgrade all existing lighting fixtures in common area (1st
                  floor) bathrooms.

            13.   Paint all paintable surfaces within 40 Eastern Avenue lobby
                  areas, including 2nd and 3rd floors.

            14.   Lightly sand and polyurethane all wooden surfaces within 30 &
                  40 Eastern Avenue lobby areas.

            15.   Cosmetically upgrade the interior (walls, ceiling, floors and
                  lighting) of the elevator.

            16.   Build a new dumpster enclosure.

            17.   Check all window systems to caulk as necessary to reduce water
                  leaks.

14. CASUALTY OR EMINENT DOMAIN TAKING

      If the Leased Premises or Building, or any substantial part (twenty-five
percent (25%) or more of either materially affecting Tenant's operations), shall
be taken by or under threat of right of eminent domain or shall be materially
destroyed or damaged by fire or other casualty or by action of any public or
other authority, or shall suffer any material direct or consequential damage for
which Landlord and Tenant, or either of them, shall be entitled to compensation
by reason of anything done in pursuance of any public or other authority during
the term of this Lease or any extension or renewal thereof, then this Lease
shall forthwith terminate at the election of Landlord, which election may be
made notwithstanding Landlord's entire interest may have been divested; and, if
Landlord shall not so elect, then in case such taking, destruction, or damage
renders the Leased Premises unfit for use and occupation, a just proportion of
the rent according to the nature and extent of injury, shall be abated until the
Leased Premises (or, in case of a partial taking, what remains thereof) shall
have been put in proper condition for use and occupation. If a partial or total
taking renders the remainder of the Leased Premises insufficient for Tenant's
use and Tenant shall so certify in good faith to Landlord, or if a taking or
such casualty shall be so extensive that restoration or repair cannot reasonably
be effected within 90 from the date on which insurance proceeds become
available, or if Landlord shall fail to repair or restore the Leased Premises
within ninety (90) days following such date on which

                                       25
<PAGE>

insurance proceeds become available or condemnation, then Tenant may terminate
this Lease by notifying Landlord of such election. Landlord reserves all rights
to damage to the Leased premises and Building and the leasehold hereby created,
whether now accrued or hereafter accruing, by reason of anything lawfully done
in pursuance of any public or other authority, and by way of confirmation,
Tenant grants to Landlord all of Tenant's rights to such damages and covenants
to execute and deliver such further instruments of assignments thereof as
Landlord may from time to time reasonably request, provided, however, that
nothing herein shall impair Tenant's right to maintain an action for a separate
award from a third party for damage to the Leased Premises or Tenant's separate
property or for moving and relocation expenses. Landlord shall notify Tenant of
Landlord's decision to terminate this Lease or to Landlord's obligation to
restore the Leased Premises or the Building within thirty (30) days after the
occurrence of any event giving rise to Landlord's right so to terminate or to
restore, and Tenant shall deliver its above-described certificate to and notify
Landlord of Tenant's election to terminate this Lease within thirty (30) days
after the event giving rise to its right to so terminate, and any such
termination by Tenant shall be effective thirty (30) days after the date of
notice of such termination.

15. BROKERAGE

      Both Tenant and Landlord warrant that except as set forth in this Section
15 neither party has had any dealings with any agent or broker in connection
with the Leased Premises which would result in any brokerage fees or commissions
being due and payable by either party. Tenant has retained the services of
Meredith and Grew Inc. and shall be solely responsible for its fees.

16. LIMITATIONS OF LANDLORD'S LIABILITY

      Landlord's obligations, rights and privileges under this Lease (including,
without limitation, any work letter or similar agreement between Landlord and
Tenant) beyond mere holding of legal title to the Leased Premises and other real
estate of which the Leased Premises are a part, shall be performed, held and
enjoyed by the beneficial owners of Landlord; but without recourse by Tenant in
any case against the personal estate of such beneficiaries or beyond the real
estate of which the Leased Premises are a part.

      The covenants and agreements of Landlord and Tenant shall run with the
land and be binding on and inure to the benefit of their respective heirs,
executors, administrators, successors and assigns; but no covenant, agreement or
undertaking of Landlord, expressed or implied, shall bound any person except for
matters occurring during such person's period of ownership of the building, and
no fiduciary, shareholder, or beneficiary of Landlord, if a trust shall be
individually bound. Tenant agrees to look only to the owner of the Building for
performance of Landlord's obligations.

17. REMEDIES CUMULATIVE

      Any and all rights and remedies which Landlord may have under this Lease,
at law or in equity, shall be cumulative and shall not be deemed inconsistent
with each other or exclusive,

                                       26
<PAGE>

of any two (2) or more of such rights and remedies may be exercised at the same
time insofar as permitted by law.

18. EFFECT OF WAIVERS OF DEFAULT

      No consent or waiver, expressed or implied, by Landlord to or of any
breach of any covenant, condition or duty of Tenant shall be construed as a
consent or waiver to or for any other breach of the same or any other covenant,
condition, or duty hereunder.

      The parties acknowledge that their covenants under this Lease are
independent and therefore Tenant waives any right to set off against Tenants
obligations to Landlord any money allegedly due from Landlord to Tenant by
reason of any purported default by Landlord hereunder otherwise.

19. NOTICE FROM ONE PARTY TO THE OTHER

      Any notice from Landlord to Tenant shall be deemed to have been given if
mailed by Registered or Certified Mail addressed to Tenant at the Leased
Premises with a copy to Tenant's Counsel: Hutchins, Wheeler and Dittmar, 101
Federal Street, Boston, Massachusetts, 02110, Attention: Thomas J. Philips,
Esq., or such other address as Tenant shall have last designated by written
notice to Landlord, so mailed. Any notice from Tenant to Landlord shall be
deemed to have given if mailed by Registered or Certified Mail addressed to
Landlord at Goldberg Properties Management Inc., 10 Rantoul Street, Beverly,
Massachusetts, 01915, or such other business as Landlord shall have last
designated by written notice to Tenant so mailed.

20. LANDLORD'S REMEDIES UPON DEFAULT

      In the event that Tenant fails to pay any rent or other charges due
hereunder within ten (10) days after notice from Landlord that the same is due;
or fails to perform any of Tenant's obligations under the terms, conditions, or
covenants of this Lease for more than thirty (30) days after receipt of written
notice of such failure or if such failure shall be of such nature that the same
cannot be reasonably cured or remedied within such thirty (30) day period,
Tenant shall not in good faith have commenced the curing or remedying of such
failure within such thirty (30) day period and thereafter diligently proceed
therewith to completion; or if Tenant shall abandon the Leased Premises; or if
this Lease or the estate created hereby shall be taken in execution or another
process of law; or if Tenant shall be adjudicated insolvent or bankrupt pursuant
to the provisions of any state or federal insolvency or bankruptcy act; or if a
receiver or trustee of the property of Tenant shall be appointed by reason of
Tenant's insolvency and inability to pay debts; or if any assignment shall be
made of Tenant's property for its benefit of the creditors, (all of the
foregoing being events of default), then and in any such event, Landlord,
besides other rights or remedies it may have, shall have the immediate right to
re-enter the Leased Premises and to remove all persons and property therefrom
without notice or resort to legal process and without being deemed guilty of
trespass or becoming liable for any loss or damage which may be occasioned
thereby.

                                       27
<PAGE>

      If Tenant shall fail to pay rent or any other charges within ten (10) days
after same becomes due and payable, such unpaid amounts shall bear interest from
the due date at four percent (4.00%) above the prime interest rate of the
CitiBank or its successor. In no event shall the interest rate payable by Tenant
exceed eighteen percent (18%).

21. RULES AND REGULATIONS

      Landlord may establish at any time rules and regulations which Landlord
may reasonably deem appropriate for, among other things, the orderly and
efficient management and operation of the Building, the safety and convenience
of all persons at any time properly within or about the Building, the protection
and security of property, and for dealing with any emergencies. Tenant agrees
always to comply with such rules and regulations notwithstanding any failure of
other [ILLEGIBLE] or occupants of the Building to observe the same or Landlord's
failure to enforce the [ILLEGIBLE] against any persons other than Tenant.
Landlord agrees to enforce its rules and regulations with respect to other
tenants.

22. SUBORDINATION

      This Lease shall, at the option of Landlord, be subject and subordinate to
any mortgages against, present or future, to any bank, financial institution, or
insurance company, [ILLEGIBLE] the Leased Premises.

      Such subordination shall not be effective against Tenant, unless Tenant is
provided with a non-disturbance agreement executed by the party to which
Tenant's interest shall be subordinated. Tenant's tenancy shall not be disturbed
so long as Tenant is not in default under the Lease. Landlord shall, within
reasonable time after the execution of this Lease, provide Tenant with such
non-disturbance agreement from Landlord's mortgagee. Tenant agrees that it shall
upon notice by Landlord, execute, acknowledge and deliver within ten (10)
business days of such request therefor any and all instruments requested by
Landlord which Landlord may reasonably require in order to effect the issuance
of such subordination.

      Any future subordination, non-disturbance and attornment agreement shall
be substantially similar to documents already in place or current CitiBank
standard agreements.

23. NO ACCORD AND SATISFACTION

      No acceptance by Landlord of a sum smaller than the Base Rent, additional
rent, or any amount due to Landlord shall be deemed accepted other than on
account of the earliest installment of such amount as then may be due and
payable by Tenant nor shall any such payment of a smaller amount than due be
deemed an accord and satisfaction under the terms of the Lease.

24. APPLICABLE LAW AND CONSTRUCTION

      This Lease shall be governed by and construed in accordance with the
laws of the Commonwealth of Massachusetts. If any provision of this Lease
shall to any extent be invalid,

                                       28
<PAGE>

remainder of this Lease shall not be affected thereby. There are no oral or
other written agreements between Landlord and Tenant affecting this Lease. This
Lease may be amended by an instrument in writing executed by both Landlord and
Tenant.

25. SEVERABILITY

      If any provision of this Lease shall be determined to be void by any court
of competent jurisdiction, such determination shall not affect any other
provision of this Lease, and all other provisions shall remain in full force and
effect. If any provision of this Lease is capable of two [ILLEGIBLE]
constructions, one of which would render the provision void and the other of
which would render the provision valid, the provision shall have the meaning
which renders it valid.

26. ESTOPPEL CERTIFICATIONS

      Promptly at Landlord's reasonable request, Tenant shall furnish to
Landlord (or as Landlord may direct) Tenant's written and duly signed
certification that this Lease is in full force and effect without amendment (or
with such changes as may then be effective, which shall be [ILLEGIBLE] in the
certificate); any defense, offset, or counterclaim against rent-payment or other
obligations hereunder which Tenant may have; the dates to which rent and other
charges have been paid, and that neither Landlord nor Tenant is in default under
this Lease (or specifying any default either party in detail in the
certificate). Any prospective purchaser or mortgagee may rely on such
certification.

      Promptly at Tenants reasonable request, Landlord shall furnish to Tenant
(or as Tenant may direct) Landlord's written and duly signed certification that
this Lease is in full force and [ILLEGIBLE] without amendment (or with such
changes as may then be effective, which shall be stated in the certificate); any
defense, offset, counterclaim or other obligations hereunder which [ILLEGIBLE]
may have; the dates to which rent and other charges have been paid; and that
neither Landlord nor Tenant is in default under this Lease (or specifying any
default of either party in [ILLEGIBLE in the certificate). Any prospective
purchaser or mortgagee may rely on such certifications.

27. WAIVER OF SUBROGATION

      The parties hereto shall procure an appropriate clause in, or endorsement
on, any fire or [ILLEGIBLE] coverage insurance policy covering the Leased
Premises or the Building or personal property, or fixtures or equipment located
thereon or herein, pursuant to which the insurance company providing such
insurance waives subrogation or consent to a waiver of right of recovery, and
having obtained such clauses or endorsements of waiver of subrogation or consent
[ILLEGIBLE] waiver of right of recovery, each party hereby agrees that it shall
not make any claim against [ILLEGIBLE] to recover from the other for any loss or
damage to its property or the property of others resulting from fire or other
perils covered by such fire and extended coverage insurance. Notwithstanding the
foregoing provisions of this ss.27, the party obtaining and paying the premium
such insurance shall not be required to obtain such endorsement or waiver if an
additional premium cost is incurred therefor, unless the other party hereto, for
whose benefit or endorsement or waiver is obtained, pays such additional premium
cost.

                                       29
<PAGE>

      IN WITNESS WHEREOF, the parties hereby accept and agree to abide by the
terms, conditions and covenants of this Lease Agreement under seal this 31 day
of October, 2000.

                                 TENANT:

                                 TVCM, INC.

 10-31-00                        By:  /s/ Bruce A. Cerullo
-----------------                    ----------------------------------------
                                 Bruce A. Cerullo,
                                                   --------------------------
                                 Hereunto Duly Authorized

                                 LANDLORD:

10-31-00                         By: /s/ Steven J. Goldberg, Trustee
-----------------                    ----------------------------------------
                                 Steven J. Goldberg, Trustee, for the
                                 Goldberg Brothers Trust

10-31-00                         By: /s/ William H. Goldberg, Trustee
-----------------                    ----------------------------------------
                                 William H. Goldberg, Trustee, for the
                                 Goldberg Brothers Trust

10-31-00                         By: /s/ Richard B. Goldberg, Trustee
-----------------                    ----------------------------------------
                                 Richard B. Goldberg, Trustee, for the
                                 Goldberg Brothers Trust

10-31-00                         By: /s/ Robert L. Goldberg, Trustee
-----------------                    ----------------------------------------
                                 Robert L. Goldberg, Trustee, for the
                                 Goldberg Brothers Trust

                                       31<PAGE>

                                                                    Exhibit 10.6

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

                                  222 BUILDING

                              STANDARD OFFICE LEASE

                                       FOR

                                 CEJKA & COMPANY

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

<PAGE>

                                  222 BUILDING

                              STANDARD OFFICE LEASE

                                TABLE OF CONTENTS

ARTICLE                           INDEX                                    PAGE
-------                           -----                                    ----

Article 1            Parties and Reference Data                             1
Article 2            Demising Clause                                        1
Article 3            Term and Possession                                    2
Article 4            Rent and Other Charges                                 2
Article 5            Security Deposit                                       3
Article 6            Services By Landlord                                   3
Article 7            Repair and Maintenance                                 4
Article 8            Tenant Improvements                                    4
Article 9            Surrender Upon Termination                             4
Article 10           Tenant's Default                                       4
Article 11           Right of Entry                                         5
Article 12           Fire and Other Casualty                                5
Article 13           Insurance and Waiver of Recovery                       5
Article 14           Condemnation                                           5
Article 15           Assignment and Subletting                              6
Article 16           Liability                                              6
Article 17           Restrictions on Use                                    6
Article 18           Substitute Premises                                    6
Article 19           General Provisions                                     7
Exhibit A            Floor Plan
Exhibit B            Tenant Finish Floor Plan
Exhibit C            Work to be Performed on the Premises
Exhibit D            Certificate of Occupancy
Exhibit E            Lien Waivers
<PAGE>

                                  222 BUILDING
                              STANDARD OFFICE LEASE

                                    ARTICLE 1
                           PARTIES AND REFERENCE DATA

      As used in this Lease, the Following terms shall have the following
meanings:

      1.1 Landlord: Clayton Investors Associates LLC, a Delaware limited
liability company, having as its address for notice purposes 50 South Bemiston
Avenue, Suite 100, Clayton, Missouri 63105, Attn: J. John Reis.

      1.2 Tenant: Cejka & Company, a Delaware Corporation, having as its address
for notice purposes 222 South Central Avenue, Suite 400, Clayton, MO 63105,
Attn.: Karen Robbins.

      1.3 Date of this Lease:                   October 1, 1998

      1.4 Date of Final Space Plan:             October 1, 1998
          Landlord's Plan Submittal Date:       October 1, 1998
          Tenant's Plan Approval Date:          October 1, 1998

      1.5 Lease Commencement Date:              December 1, 1998
          Rent Commencement Date:               December 1, 1998
          Lease Expiration Date:                November 30, 2003

      1.6 Term: Five (5) years

      1.7 Building: The office building in the City of Clayton, County of St.
Louis, known and numbered as the 222 Building, 222 South Central Avenue,
Clayton, Missouri 63105, including all facilities and improvements thereon.

      1.8 Premises: The Premises shall be located on floors 3, 4 & 7 and shall
be known as Suites 400, 700 & 704 being the same Premises now occupied by
Tenant herein and Suite 300 located in the Building as depicted in Exhibits A
and B of this Lease and as improved in accordance with the provisions of Exhibit
C of this Lease. Simultaneously with the commencement of this Lease is the
termination of the Lease dated February 6, 1986 by and between Cejka & Company
and Clayton investors Associates, LLC for Office Suites 400, 700 & 704 at 222
South Central Avenue.

      1.9 Permitted Use: The Premises shall be used and occupied by Tenant for
general office use and for no other purpose whatsoever provided, however, that
Tenant shall not use or occupy the Premises for any unlawful business use or
purpose.

      1.10 Annual Base Rent and Monthly Base Rent Installment:

            From 12/01/1998 - 09/30/1999; Annually $371,076.00; Monthly
            $30,923.00.

            From 10/01/1999 - 11/30/1999: Annually $410,736.00; Monthly
            $34,228.00.

            From 12/01/1999 - 11/30/2000; Annually $413,664.00; Monthly
            $34,472.00.

            From 12/01/2000 - 11/30/2001; Annually $416,604.00; Monthly
            $34,717.00.

            From 12/01/2001 - 06/30/2002; Annually $419,544.00; Monthly
            $34,962.00.

            From 07/01/2002 -- 11/30/2002; Annually $478,344.00; Monthly
            $39,862.00.

            From 12/01/2002-- 11/30/2003; Annually $481,272.00; Monthly
            $40,106.00.

      1.11 Public Liability Insurance Required: $1,000,000.00.

      1.12 Security Deposit: $6,378.00 (held under previous lease).

      1.13 Expense Stop Amount: The Expense Stop Amount shall be based upon the
Expenses, as defined in Section 4.2 of the Lease, of the Building for the 1998
(01/01/98 - 12/31/98) calendar year for Suite 300 only. The 1993 calendar year
(01/01/93--12/31/93) shall apply for Suites 400 and 700 only. The 1996 calendar
year (01/01/96 -- 12/31/96) shall apply for Suite 704 only.

      1.14 Brokers: Insignia Commercial Group, Inc.
                    Party responsible for payment: Landlord.

      1.15 Addendum: None

      1.16 Exhibits: The following Exhibits attached to this Lease are
incorporated herein by this reference:

            Exhibit A. Floor Plan
            Exhibit B. Tenant Finish Floor Plan
            Exhibit C. Work to be Performed on the Premises
            Exhibit D. Certificate of Occupancy
            Exhibit E. Lion Waivers

                                    ARTICLE 2
                                 DEMISING CLAUSE

      Landlord, for and in consideration of the rents, covenants and agreements
hereinafter mentioned and hereby agreed to be paid, kept and performed by
Tenant, does hereby lease to Tenant, and Tenant does hereby lease from Landlord,
the Premises on the terms and conditions contained herein.

                                       1
<PAGE>

                                    ARTICLE 3
                               TERM AND POSSESSION

      3.1 Term. The Term shall commence on the Lease Commencement Date and shall
continue for the Term, unless earlier terminated as provided for herein.

      3.2 Possession. If the Premises are not available or ready for occupancy
on the Lease Commencement Date, and such unavailability or unreadiness is not
occasioned or caused by Tenant (such as Tenant's failure to promptly approve
plans, make material or color selections, make improvements to the Premises
which are to be made by Tenant or make other decisions which are necessary to
prepare the Premises for occupancy), then the Lease Commencement Date shall be
the first day after the Premises is available and ready for occupancy, and the
Lease Expiration Date shall be adjusted accordingly. Subject to the availability
of the Premises and with the prior approval of Landlord, Tenant shall have the
right prior to the Lease Commencement Date to enter upon the Premises at
reasonable times for the purpose of preparing the Premises for its intended
use. The Premises shall be deemed ready for occupancy if only insubstantial
details of construction, decoration or mechanical adjustments remain to be done.
The determination of Landlord's tenant finish representative for the Building
shall be final as to whether the Premises are ready for occupancy. Tenant's
taking possession of any portion of the Premises shall be conclusive evidence
that such portion of the Premises was in good order and satisfactory condition
when Tenant took possession, except as to damage caused by Tenant or Tenant's
agents. On the date on which Tenant takes possession of the Premises, the
parties shall execute a Certificate of Occupancy in the form attached hereto as
Exhibit D confirming the Lease and Rent Commencement Dates and setting forth any
incomplete items (if any), but failure to execute such document shall not in any
manner affect the obligations of the parties hereunder. Tenant acknowledges that
neither Landlord nor any agent of Landlord has made any representation or
warranty with respect to the Premises or the Building, or with respect to the
suitability of either for the conduct of Tenant's business. If by mutual consent
of Landlord and Tenant, Tenant takes possession of the Premises prior to the
Lease Commencement Date, then during such pre-term period, Tenant shall pay rent
as herein established on a prorata basis and such occupancy shall be under all
of the terms and conditions of this Lease, but such pre-term occupancy shall not
affect this Lease as herein otherwise established.

      3.3 Common Areas. Tenant shall have the nonexclusive right to use, in
common with other tenants in the Building and subject to the building rules, the
common areas in the Building.

                                    ARTICLE 4
                             RENT AND OTHER CHARGES

      4.1 Rent. Commencing on the Rent Commencement Date, Tenant shall pay to
Landlord the Annual Base Rent, payable in the Monthly Base Rent Installment
specified in Article 1.10 to Landlord at the location designated in Article 1.1
or at the place designated from time to time by Landlord in advance and without
demand on the first day of each and every month throughout the Term of this
Lease. The Rent for any partial month shall be prorated on the basis of thirty
(30) days to the month and shall be paid on the first day of such partial
period. In addition, Tenant shall pay to Landlord all charges for any services,
goods, or materials furnished by Landlord at Tenant's request, which are not
required to be furnished by Landlord under this Lease, within thirty (30) days
after Landlord renders a statement therefore to Tenant. All sums hereunder are
payable without deduction, abatement or setoff of any nature whatsoever. All
past due obligations of Tenant shall bear interest at the rate of 1 .833% per
month or, if such rate be unlawful, at the highest lawful rate.

      4.2 Operating Cost Reimbursement. The Annual Base Rent shall be adjusted
from time to time in accordance with this section to reflect increases in the
expense of operating the Building ("Operating Costs"). The Annual Base Rent,
including the adjustments made pursuant to this section, is referred to in this
Lease as the "Rent". Landlord, during the last month of the Building's fiscal
year or as soon thereafter as practical, shall give Tenant written notice of
Landlord's estimate of increases in Operating Costs for the ensuing fiscal year
as compared to the Expense Stop Amount. As used herein ("Tenant's Prorata
Share") shall be the ratio of the Premises to the total leasable area of the
Building. On or before the first day of each and every month during the ensuing
fiscal year, Tenant shall pay to Landlord 1/12th of Tenant's Prorata Share of
each estimated amount. if at any time(s) it appears to Landlord that the actual
costs for the current fiscal year will vary from Landlord's estimate by more
than ten percent (10%), Landlord may, by written notice to Tenant, revise
Landlord's estimate for such year and revise the 1/12th billing accordingly.

      As soon as practical after the end of each fiscal year where estimated
increases in Operating Costs are required by this Lease to be paid, Landlord
shall send to Tenant a statement of the actual amount of the preceding fiscal
year's increase (if any) over the Expense Stop Amount. If the estimated amount
exceeded the actual amount paid by Tenant, such excess amount shall be credited
to Tenant within thirty (30) days from the date of the statement. If the
estimated amount was less than the actual amount owed to Landlord, then Tenant
shall pay to Landlord such difference within thirty (30) days from the date of
the statement. If at the end of the Building's fiscal year less than twelve (12)
months remain on this Lease, the final estimated increase being paid by Tenant
in the final lease year shall prevail to the end of this Lease.

                                       2
<PAGE>

Operating Costs shall include all costs of administration, operation, repairs,
maintenance, utilities, insurance and taxes, but shall not include federal or
state income taxes, tenant alterations, leasing commissions, interest expense,
debt service, capital items, or depreciation. If the Building is not fully
leased or if Landlord is not providing standard building services to all tenants
during any calendar year, actual Expenses shall be adjusted to reflect a fully
serviced and leased Building for the purpose of making the adjustment to Annual
Base Rent. In order to avoid distortion and inequity, the following items shall
be considered operating expenses and amortized over the life of the items: (i)
capital items made after the commencement of this Lease that produce a reduction
in energy consumption or Operating Costs; (ii) capital items caused by
governmental requirements imposed after the commencement of this Lease.

      4.3 Inspection. Tenant may inspect the books of the Building with respect
only to the Operating Costs of the Building at the office of the property
manager for the Building during normal business hours, provided such inspection
is requested within thirty (30) days from the statement date. Such inspection,
however, shall not extend the due date for payment. Unless Tenant asserts
specific error(s) within forty-five (45) days of statement date, the statement
shall be deemed to be correct. In the event of any dispute under this paragraph,
the determination of the independent certified public accountant then servicing
Landlord's books relating to the Building shall be binding on all parties.

                                    ARTICLE 5
                                SECURITY DEPOSIT

      Simultaneous, with the execution of this Lease, Tenant shall deposit with
Landlord the Security Deposit as specified in Article 1.12 to be held to
guarantee the faithful performance by Tenant of all of Tenant's obligations
under this Lease. Any interest earned thereon shall be the property of Landlord.
Upon the occurrence of any event of default by Tenant, Landlord may, from time
to time, without prejudice to any other remedy, use the Security Deposit to the
extent necessary to cure such default, the remaining balance to be returned by
Landlord to Tenant after termination of this Lease. Such Security Deposit shall
not be considered an advance payment of Rent or a measure of Landlord's damage
in case of default.

                                    ARTICLE 6
                              SERVICES BY LANDLORD

      Landlord covenants and agrees:

      a. to furnish heat and air conditioning to provide a seasonable
temperature (subject to governmental regulations) for normal occupancy and use
of the Premises (defined as a density not to exceed one [1] person per 175
usable square feet in the Premises) under normal business operations daily from
8:00 A.M. to 6:00 P.M., Saturdays from 8:00 A.M. to 1:00 P.M., Sundays and legal
holidays excepted ("Normal Business Hours");

      b. to provide elevator service during normal business hours and to have at
least one (1) elevator subject to call at all other times;

      c. to provide water for lavatory and drinking purposes in places
designated by Landlord;

      d. To provide maintenance services to keep the public areas of the
Building in good order and to cause the Premises to be cleaned by sweeping
floors, dusting the surfaces of normal office furniture, and emptying
wastebaskets on each business day, and to cause the floors of the public areas
and the Premises to be waxed or vacuumed and the windows to be cleaned at
reasonable intervals;

      e. To furnish the labor necessary to relamp all fluorescent light fixtures
installed by Landlord in the Premises;

      f. To provide electrical service at those points of connection provided
and installed by Landlord and in the manner and to the extent deemed by Landlord
to be standard. Tenant shall report to Landlord any material deficiency in the
services provided by Landlord or Landlord's Agents. Normal electrical
consumption on the Premises is as follows: electricity consumed by Tenant for
normal use of fluorescent lighting and small office machines aggregating not
more than four (4) watts per square foot per hour for normal business hours.
Tenant will not be allowed to exceed any of the amounts of electricity in the
Premises as herein referenced without Landlord's prior written approval. If
Tenant receives Landlord's written approval, Tenant is responsible for all
expenses associated with such excess electrical consumption. Landlord reserves
the right to install submeters or to conduct an electric consumption audit to
determine electrical consumption on the Premises at the expense of Landlord. If
desired by Tenant, a master meter may be installed at Tenant's expense. Landlord
shall have access to such metering devices at all reasonable times and shall
prepare a separate monthly statement of the excess utilities used by such
equipment based on the utility rates established from time to time by the public
utility furnishing such service. Tenant shall pay the amounts shown on such
statements to Landlord within thirty (30) days of receipt;

Tenant acknowledges that any one or more such services may be suspended by
reason of accident, repair, alterations or improvements necessary to be made,
strikes, lookouts, governmental restrictions, regulations or controls or causes
beyond the reasonable control of Landlord. No interruption, change or
malfunction of any of the services to be furnished by Landlord hereunder shall
constitute an eviction or disturbance of Tenant's use and possession of the
Premises or the Building or a breach by Landlord of any of Landlord's
obligations hereunder or render Landlord liable for damages or entitle Tenant to
be relieved from any of Tenant's obligations hereunder or grant Tenant any right
of setoff or recoupment. Landlord will, however, use reasonable diligence to
restore any such interrupted service except where such event is required or
recommended by governmental authority.

                                       3
<PAGE>

                                    ARTICLE 7
                             REPAIR AND MAINTENANCE

      Landlord will, at Landlord's own cost and expense, except as may be
provided elsewhere herein, make the necessary repairs of damage to the
Building's corridors, lobby, structural members and equipment used to provide
services furnished by Landlord hereunder, unless any such damage is caused by
acts or omissions of Tenant, Tenant's agents, or employees, in which event
Tenant will bear the cost of such repairs. Tenant will not injure the Premises
or the Building, but will maintain the Premises in a clean, attractive condition
and in good repair, except as to damage to be repaired by Landlord as provided
above and except for the cleaning services to be rendered by Landlord as
provided in Article 6.

                                    ARTICLE 8
                               TENANT IMPROVEMENTS

      Tenant shall not, without the prior written consent of Landlord, make any
alterations, improvements or additions to the Premises (hereinafter referred to
as a "Change"). If Landlord consents to a Change it may impose such conditions
with respect thereto as Landlord deems appropriate, including without
limitation, requiring Tenant to furnish Landlord security for the payment of all
costs to be incurred in connection with the Change, insurance against
liabilities which may arise out of such work and the plans and specifications
together with all necessary permits for such Change. The work necessary to make
the Change shall be done at Tenant's expense by employees or contractors hired
by Landlord except to the extent that Landlord may agree otherwise, and shall be
performed in such manner and at such times as Landlord shall direct to minimize
disturbance to other tenants. Tenant shall promptly pay, when due, the cost of
all such work and of all decorating required by reason thereof. Tenant shall
also pay to Landlord a percentage of the cost of such work (such percentage to
be established on a uniform basis for the Building) sufficient to reimburse
Landlord for all expenses arising from Landlord's involvement with such work.
Upon completion of such work, Tenant shall deliver to Landlord, if payment is
made directly to contractors, evidence of payment, contractors affidavits and
full and final waivers of all liens for labor, services or materials (in the
form attached hereto as Exhibit E). Tenant shall indemnify, defend and hold
harmless Landlord and the Building from all costs, damages and liens and
expenses related to such work. In connection with such work Tenant shall never
be deemed an agent of Landlord. All work done by Tenant or Tenant's contractors
shall be done in a first class workmanlike manner using only good grades of
materials and shall comply with all union and insurance requirements and all
Conditions. Any Change shall (without compensation to Tenant) become Landlords
property at the termination of the Term, and shall, unless Landlord requests
otherwise, be relinquished to Landlord in good condition, ordinary wear
excepted.

                                    ARTICLE 9
                           SURRENDER UPON TERMINATION

      9.1 Surrender. At the expiration of this Lease, Tenant shall surrender the
Premises broom cleaned and in as good condition as it was at the beginning of
the Term, reasonable use and wear and tear excepted. Tenant shall also surrender
to Landlord all keys to the Premises and the Building. Prior to the expiration
of this Lease, Tenant shall remove all personal property. If Tenant fails to
remove personal property or falls to leave the Premises in the condition
described above, Landlord may remove such personal property and restore the
Premises and charge Tenant for such removal and restoration.

      9.2 Holding Over. If Tenant without the consent of Landlord retains
possession of the Premises or any part thereof after termination of the Term,
Tenant shall pay to Landlord Rent at a rate equal to two hundred percent (200%)
of the Rent payable for the month immediately preceding the commencement of said
holding over computed on a per month basis for each month or part thereof
(without reduction for any partial month) that Tenant remains in possession, and
in addition thereto, Tenant shall pay Landlord all direct and consequential
damages sustained by reason of Tenant's retention of possession. Such retention
of possession shall constitute a month to month lease terminable in accordance
with law.

                                   ARTICLE 10
                                TENANT'S DEFAULT

      If Tenant defaults in the payment of Rent, or any other monetary
obligation hereunder, for more than five (5) business days after written notice
of such default by Landlord, or if Tenant defaults in the performance of any
other covenant, agreement, condition, rule or regulation herein contained or
provided for, or hereafter established for more than twenty (20) days after
written notice of such default by Landlord, then (in addition to and as an
alternative to all other legal remedies) Landlord shall have the right either to
(i) terminate this Lease and Tenant's right to possession of the Premises, or to
(ii) terminate only Tenant's right to possession of the Premises; and in either
such event, Landlord shall have the right to re-enter and/or repossess the
Premises, and dispose and remove therefrom Tenant, or other occupants thereof,
and their effects, and alter the locks and other security devises at the
Premises, all without being liable for any prosecution or damages therefore, in
either event Landlord shall be entitled to recover from Tenant, in addition to
the Rent, all expenses incurred In connection with such default, including
repossession costs, legal expenses and attorney's fees (whether or not suit is
filed), and all expenses incurred in connection with efforts to relet the
Premises, including cleaning, altering, advertising and brokerage commissions;
and all such expenses shall be reimbursed by Tenant as additional Rent, whether
or not such default is subsequently cured, if Landlord elects to terminate only
Tenant's right to possession, then Landlord may, at Landlord's option,
accelerate the entire amount then remaining unpaid under this Lease and recover
same forthwith from Tenant, together with all other charges recoverable
hereunder, and thereafter Landlord shall pay over to Tenant the net proceeds of
any total or partial reletting. If Landlord terminates only Tenant's right to
possession, then Landlord may relet the Premises for the account of Tenant
(either in the name of the Landlord or Tenant). *10.1

*10.1

                                       4
<PAGE>

                                   ARTICLE 11
                                 RIGHT OF ENTRY

      Landlord and Landlord's representatives may enter the Premises at any
reasonable time for the purpose of inspecting the Premises, performing
Landlord's obligations under this Lease, performing any work which Landlord
elects to undertake for the safety, preservation, benefit or welfare of the
Building or other tenants thereof, performing any work which Landlord elects to
undertake made necessary by reason of Tenant's default, or exhibiting the
Building or Premises for sale, lease or financing during the last year of the
Term of this Lease.

                                   ARTICLE 12
                             FIRE AND OTHER CASUALTY

      If at any time during the Term of this Lease, the Premises or any portions
of the Building shall be damaged or destroyed by fire or other casualty so as to
render the Building unquestionably untenantable for 120 days or render the
Premises unquestionably untentantable for 120 days or twenty percent (20%) of
the unexpired term, whichever is less, then either party may elect, within
thirty (30) days from the date of casualty, to terminate this Lease on the tenth
(10th) day after such election. Any dispute hereunder shall be determined by an
independent architect selected by Landlord.

      In any of the aforesaid circumstances, Rent shall abate proportionately
during the period and to the extent that the Premises is unfit for use by Tenant
in the ordinary conduct of Tenant's business. If this Lease is not terminated by
reason of such casualty, then Landlord shall repair and restore the Building and
Premises at Landlord's expense, with all reasonable speed and promptness,
subject to delays arising from shortage of labor or material, acts of god, war
or other conditions beyond Landlord's reasonable control; provided, however,
that Landlord shall not be required to restore any alterations, additions or
improvements made by or for Tenant which would not belong to Landlord upon the
expiration of this Lease.

                                   ARTICLE 13
                        INSURANCE AND WAIVER OF RECOVERY

      13.1 Insurance. Tenant shall at all times during the Term maintain in full
force and effect with respect to the Premises public liability insurance having
the limits set forth in Article 1.11 hereof, all risk property insurance upon
all property owned or used by Tenant in the Premises in an amount not less than
ninety percent (90%) of the full replacement cost thereof, workers' compensation
and employer's liability insurance in form and amount required by law, and such
other coverage as may be reasonably required by Landlord or any mortgagee of the
Building, each in the standard form generally of use in the State of Missouri in
a company satisfactory to Landlord. The amount of such insurance coverage shall
be subject to increase upon the reasonable request of Landlord. Such insurance
shall be subject to modification or cancellation only upon ten (10) days' notice
to each certificate holder. Tenant, at or prior to the Lease Commencement Date,
and thereafter not less than thirty (30) days prior to the expiration of any
such policy, shall furnish Landlord with a certificate of insurance in such
coverage, such certificate to be in a form acceptable to Landlord and any
mortgagee of the Building and, at the request of Landlord, to name Landlord and
any such mortgagee as an additional insured as their interests may appear (or in
the case of a mortgagee, by means of a standard mortgagee endorsement).

      13.2 Waiver of Recovery. Notwithstanding anything herein to the contrary,
Landlord and Tenant and all parties claiming under them hereby mutually release
and discharge the other from all claims and liabilities arising from or caused
by any hazard covered by insurance on the Building or Premises, or covered by
insurance in connection with property on or activities conducted at the Building
or Premises, regardless of the cause of the damage or loss. This release shall
apply only to the extent that such loss or damage is covered by insurance and
only so long as the applicable insurance policies contain a clause to the effect
that this release shall not effect the right of the insured to recover under
such policies.

                                   ARTICLE 14
                                  CONDEMNATION

      If all of the Premises is taken by condemnation, this Lease shall
terminate on the date when the Premises shall be so taken, and Rent shall be
apportioned as of that date. If part of the Building or Premises is taken by
condemnation and the Building or Premises is thereby rendered not reasonably
suitable for the continued conduct of Landlord's or Tenant's business, taking
into consideration the nature, size and scope of such business immediately prior
to the taking, then either party may elect by giving written notice to the
other, to terminate this Lease. In the event of such termination, all charges
and Rent shall be apportioned as of the date of taking. If the taking involves a
part of the Premises and if neither party elects to terminate this Lease, then
with respect to the part not taken the Rent shall be reduced by the value that
the condemned part bears to the total value of this Premises, in which event
Landlord shall restore the Promises to an architecturally complete unit. No part
of any award shall belong to Tenant, except for amounts awarded directly to
Tenant by the condemning authority.

                                       5
<PAGE>

                                   ARTICLE 15
                            ASSIGNMENT AND SUBLETTING

      Tenant shall not assign, mortgage or encumber this Lease, nor Sublet or
permit the Premises or any part thereof to be used by others, without the prior
written consent of Landlord in each instance, and any attempt to do any of the
foregoing without Landlord's consent shall be void. Landlord, however, shall not
unreasonably withhold the consent to an assignee or subtenant provided the
assignee's or subtenant's occupancy and use of the space, in the reasonable
judgment of Landlord, is similar to that of other tenants in the Building and is
not detrimental to the Building or any other tenants of the Building. In no
event shall this Lease be assigned or the Premises sublet for a rent less than
Landlord's schedule of rents for comparable space in the Building at the time.
Tenant's request for Landlord's consent to an assignee or subtenant shall be in
writing and accompanied by: (i) a true copy of the documents of assignment or
subletting, and (ii) information respecting the responsibility, reputation,
financial condition and business of the proposed assignee or subtenant. *15.1
Notwithstanding any consent by Landlord to an assignment or subtenancy, Tenant
shall remain jointly and severally liable (along with each approved assignee or
subtenant who shall automatically become liable for obligations of Tenant
hereunder), and Landlord shall be permitted to enforce the provisions of this
instrument directly against the undersigned Tenant and/or assignee or subtenant
without proceeding in any way against any other person. In any case where
Landlord consents to any such assignment, sublease or other transaction,
Landlord may require that Tenant pay Landlord a reasonable sum for attorney's
fees arising incident to such transaction. In no event shall any assignee or
subtenant have any right to make alterations in the Premises without the prior
written consent of Tenant and Landlord. If Tenant is permitted to sublease or
assign at a Base Rent in excess of that provided for herein, such excess shall
be paid by Tenant to Landlord as received.

*15.1

                                   ARTICLE 16
                                    LIABILITY

      Notwithstanding any other provision hereof to the contrary, Landlord or
Landlord's agents shall not be liable for any damage to property entrusted to
employees or agents of Landlord, nor for loss of or damage to any property by
theft or otherwise, nor for any injury or damage to persons or property
resulting from fire, explosion, falling plaster, steam, gas, electricity, water
or rain which may leak from any part of the Building or from the pipes,
appliances or plumbing works therein or from the roof, street or sub-surface or
from any other place or resulting from dampness or any other cause whatsoever.
*16.1 Landlord or Landlord's agents shall not be liable for interference with
the light or other incorporeal hereditaments, nor shall Landlord be liable for
any latent defect in the Premises or in the Building. Tenant shall give prompt
notice to Landlord in case of fire or accidents In the Premises or in the
Building or of defects therein or in the fixtures or building equipment.

*16.1

                                   ARTICLE 17
                               RESTRICTIONS ON USE

      Tenant shall not smoke nor allow, permit or suffer any noise or odor to
escape from the Premises in a manner which will disturb other occupants of the
Building, or occupy the Premises in such manner to disturb the peaceful and
quiet occupancy of the other tenants of the Building or constitute a public or
private nuisance, or keep open any exterior or corridor door thereto, or permit
any portion of the Premises visible from the exterior thereof to become
unsightly or in disrepair, or to bring into the Building any hazardous material,
or permit any unsafe or hazardous condition to exist in the Premises.

No sign, fixture, advertisement or notice shall be displayed, inscribed, painted
or affixed by Tenant on any part of the inside or outside of the Building
without the prior written consent of Landlord. Tenant shall not install any
draperies, shades or blinds visible from the exterior of the Building, unless
the color, materials, shape, style and size have the prior approval of Landlord.
Tenant shall not install or permit the installation of vending machines or other
special equipment in the Premises without prior written consent of Landlord.
Movement in and out of the Building of furniture or office equipment, or
dispatch or receipt by Tenant of any merchandise or materials, shall be done
only during the hours designated by Landlord and by means of elevator and exit
designated by Landlord. Tenant shall cooperate with Landlord in securing the
Building during non-normal business hours.

                                   ARTICLE 18
                               SUBSTITUTE PREMISES

      If, during the Term, Landlord requires the Premises for use in conjunction
with another suite or for other reasons connected with the Building planning
program, upon notifying Tenant in writing, Landlord shall have the right to move
Tenant to a substitute premises in the Building, at Landlord's sole cost and
expense, and the terms and conditions of this Lease shall remain in full force
and effect, save and excepting that a revised Exhibit A and B shall become part
of this Lease and shall reflect the location of the new space and Article 1 of
this Lease shall be amended to include all correct data as to the new space.
Landlord shall give Tenant at least sixty (60) days notice of Landlord's
intention to relocate the Premises. Tenant shall have thirty (30) days from the
date of Landlord's notice to accept or reject the substitute premises. If Tenant
refuses to accept the substitute premises or fails to reply to Landlord's notice
within the time stated, this Lease shall terminate upon Tenant vacating the
Premises or upon three (3) months from the date of Landlord's notice to Tenant,
whichever occurs first.

                                       6
<PAGE>

                                   ARTICLE 19
                               GENERAL PROVISIONS

      19.1. Notices: Any notice under this Lease shall be in writing and shall
be deemed to be duly given only when mailed by certified mail, addressed to
Landlord at the address at which it receives rent or addressed to Tenant at the
Premises.

      19.2. Successors And Assigns: The covenants, conditions and agreements
contained in this Lease shall run with the land and be binding upon and inure to
the benefit of the parties hereto and their respective heirs, executors,
administrators, successors and such assigns and subtenants as may be permitted
hereunder, provided however, that upon the transfer of Landlord's interest
hereunder the transfer shall have no liability for causes of action or defaults
accruing thereafter.

      19.3. Whole Contract: This Lease, together with all the Exhibits
referenced in Article 1 and Addendum, if any, constitutes the sole and entire
contract between the parties relative to the Premises, and shall be binding upon
the parties hereto and their respective heirs, personal representatives,
executors, successors and permitted assigns, as the case may be. No
representations as to the Premises have been made by Landlord to Tenant either
directly or indirectly prior to or at the execution of this Lease that are not
herein expressed.

      19.4 Applicable Law and Partial Invalidity: This Lease shall be governed
by and enforced in accordance with the laws of the State of Missouri. The
invalidity or unenforceability of any provision of this Lease shall not affect
or impair any other provision.

      19.5 Amendment: This Lease may not be altered, amended, modified, or
extended except by written instrument signed by Landlord and Tenant.

      19.6 Waiver: The waiver by Landlord of any breach of any term, condition
or covenant of this Lease shall not be deemed to be a waiver of any subsequent
breach of the same or any other term, condition or covenant of this Lease. No
failure by Landlord to take action against Tenant on account of any failure by
Tenant to perform any of Tenant's obligations under this Lease shall be deemed
to be a waiver by Landlord, except only where Landlord has provided to Tenant a
written waiver, signed by Landlord.

      19.7 Brokerage: Each of the parties hereto warrants to the other that,
except as set forth in Article 1 hereof, such party has not obligated the other
party for any finders', brokers' or other agents' commission, fees or other
remuneration in connection with this Lease; and Tenant shall indemnify and hold
Landlord harmless from and against any and all claims for such fees alleged to
have been incurred by Tenant.

      19.8 Estoppel: Within ten (10) days after request by Landlord or any
mortgagee of Landlord or any proposed purchaser of the Building, Tenant shall
deliver to Landlord or any proposed mortgagee or purchaser of the Building, a
Lease Estoppel Certificate in the Building standard form, certifying, if such be
the case, that this Lease is in full force and effect, and unmodified (or
stating any modifications), that Tenant is in possession of the Premises, that
Tenant has commenced the payment of Rent required under this Lease, that there
are no defenses or offsets to this Lease claimed by Tenant as of the date of
such Lease Estoppel certificate, that to the best of Tenant's knowledge,
Landlord is not in default hereunder, the dates to which any Rent or other
charge has been paid in advance, and such other information as may be requested.

      19.9. Subordination: The Lease is hereby made subject, junior and
subordinate to the Mortgage or Deed of Trust and to all renewals, modifications,
consolidations, replacements and extensions of the Mortgage or Deed of Trust so
that all rights of the Tenant under the Lease shall be subject, junior and
subordinate to the rights of the Mortgagee or beneficiary of a Deed of Trust and
to all renewals, modifications, consolidations, replacements and extensions of
the Mortgage or Deed of Trust as fully as if such Instruments had been executed,
delivered and recorded prior to the Lease, all on the conditions and subject to
the other provisions of this Agreement.

      19.10 Attornment: Tenant agrees to recognize the Mortgagee lender or
holder under the Mortgage or beneficiary of a Deed of Trust or any purchaser at
a foreclosure sale involving the Mortgage or Deed of Trust as its landlord under
the Lease without the necessity of any other or further attornment than in this
paragraph contained (and this paragraph shall be considered an attornment).
*19.10.1 Tenant hereby waives any and all rights to termination of the Lease by
reason of the foreclosure of the Mortgage or Deed of Trust, and if any court
holds the Lease to be terminated by reason of a foreclosure of the Mortgage or
Deed of Trust, this Agreement shall be deemed to be a new lease between the
purchaser at such foreclosure, as landlord, and Tenant, as tenant, for the
balance of the term of the Lease for the same demised premises at the same
rental therein provided and upon the identical terms and conditions as therein
provided. Also in the event of any such holding, at the written request of
Tenant or the purchaser at the foreclosure, Tenant and such purchaser at
foreclosure shall execute and deliver to each other a new lease for the balance
of the term of the Lease for the same demised premises at the same rental
therein provided and upon the same terms and conditions as therein provided.
*19.10.2

*19.10.1

/s/ [Initialed]

*19.10.2

/s/ [Initialed]

      19.11. Authority: Tenant, in the event that it is a Corporation, hereby
covenants and warrants that (a) it is duly authorized to do business in the
State of Missouri; (b) the person executing this lease on behalf of Tenant is an
officer of Tenant duly authorized by Tenant to sign and execute this Lease on
Tenant's behalf; and (c) this Lease is a valid and binding obligation of Tenant,
enforceable in accordance with the Lease's terms.

      19.12. Non-Binding Unless Signed: Submission of the form of this Lease for
examination shall not bind Landlord in any manner, and no lease or other
obligation of Landlord shall arise until this instrument is signed by both
Landlord and Tenant, approved by the holder of any mortgage, deed of trust or
other financial encumbrance on the Building having such approval rights, and
delivery is made to each party.

                                       7
<PAGE>

      19.13. Rights: No rights to any view or to light or air over any property,
whether belonging to Landlord or any other person are granted to Tenant by this
Lease.

      19.14. Requirements of Lender: If a lender requires as a condition to
lender's lending funds, the repayment of which is to be secured by a financial
encumbrance on the Building, that certain modifications be made to this Lease,
which modifications will not require Tenant to pay any additional amounts or
otherwise materially change the rights or obligations of Tenant hereunder,
Tenant shall, upon Landlord's reasonable request, execute appropriate
instruments effecting such modifications.

      19.15. Confidentiality: The terms and conditions of this Lease are
confidential and may not be disclosed by Tenant or Tenant's Representatives to
any third parties without the prior written consent of Landlord.

      19.16. Landlord's Default: In the event of any default on the part of
Landlord, Tenant shall give notice by certified mail to any holder of a
financial encumbrance covering the Building, whose address shall have been
furnished to the Tenant, and shall offer such holder a reasonable opportunity to
cure the default, including time to obtain possession of the Building by power
of sale or a judicial foreclosure, if such should prove necessarily to effect a
cure.

      19.17. Landlord's Rights: Landlord shall, from time to time, have the
right to change the name of the Building and to make, establish and promulgate
reasonable rules and regulations for the Building, and the occupants and tenants
thereof, and Tenant shall observe, keep and comply with such rules and
regulations. In no event shall Landlord be liable to Tenant for consequential or
incidental damages arising out of or relating to this Lease.

      19.18. Property Taxes: Tenant shall be liable for and shall pay before
delinquency, taxes levied against any personal property or trade fixtures placed
by Tenant in the Premises.

      19.19 Headings: The Article and/or Section headings and the Table of
Contents in this Agreement are included herein for convenience of reference only
and shall not constitute a part of this Agreement for any other purpose.

      19.20 Interpretation Of Words. All words which refer to Landlord and
Tenant shall be considered to be of the gender and number required, and if
Tenant be more than one person, the provisions hereof shall apply to them
jointly and severally.

      19.21. Time Of The Essence: Time is of the essence with respect to the
performance and observance of all of the terms, covenants and conditions hereof
by Tenant.

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

Landlord:                               Tenant:
Clayton Investors Associates LLC        Cejka & Company

By: Insignia/ESG, Inc.
     a Delaware corporation
     Its:  Agent

By: /s/ James Gray                     By:  /s/ Karla Mount
   --------------------------------        -------------------------------------
Title: Vice President                      Chief Financial Officer
      -----------------------------        -------------------------------------
                                           Title
<PAGE>

                                   EXHIBIT A
                                   FLOOR PLAN

                              [FLOOR PLAN OMITTED]
<PAGE>

                                   EXHIBIT B
                            TENANT FINISH FLOOR PLAN

                              [FLOOR PLAN OMITTED]
<PAGE>

                                    EXHIBIT C
                      WORK TO BE PERFORMED ON THE PREMISES

      A. Construction. Based on the space plan dated October 1, 1998, approved
by both Landlord and Tenant and included herein as Exhibit B, Landlord shall
construct the improvements to the Premises. Tenant shall be responsible for
payment of $13,737.00 as its share of the cost of said improvements due 50%
($6,868.50) on December 1, 1998 and 50% ($6,868.50) on January 1, 1999.

      In the event that Tenant requests any modifications to the Approved
Construction Documents ("Change Orders"), Tenant, upon written approval from the
Landlord of the Change Order, will pay Landlord the total amount of such costs
within ten (10) days of Landlord's approval of the Change Order.
<PAGE>

                                    EXHIBIT D
                            CERTIFICATE OF OCCUPANCY

TENANT:     CEJKA & COMPANY

LANDLORD:   CLAYTON INVESTORS ASSOCIATES LLC

BUILDING:   222 BUILDING

PREMISES:   SUITES 300, 400 & 700

DATE OF ORIGINAL LEASE EXECUTION: __________________

      This Certificate of Occupancy is executed by Tenant and Landlord pursuant
to the provisions of the Lease referenced above, and shall be attached thereto
and become a part thereof for all purposes.

      1. Tenant hereby acknowledges that it has inspected the Premises and finds
same to be substantially complete, in a tenantable condition and now suitable
for Tenant's intended use.

      2. Tenant and Landlord hereby agree that all work to be done to the
Premises is acceptable and that the only work remaining to be done to the
Premises, all of which is of a minor nature, is as follows:
___________________________________________________
Such work is the responsibility of __________________________ (insert Tenant or
Landlord, as the case may be) to complete and said party hereby agrees to
promptly undertake the completion of same. Tenant hereby agrees that such work
may be completed after it has taken occupancy of the Premises and the term of
the Lease has commenced; and further, that Tenant shall not be entitled to any
abatement of Tenant's Rent or other compensation as a result thereof.

      3. Tenant and Landlord hereby agree, pursuant to Section 3.2 of the Lease,
that the actual Commencement Date of the term of the Lease shall be
________________________ and that the Rent, as provided for in the Lease, shall
commence as of such date, and further, that the Lease will terminate at Midnight
(local time) on __________________, if not otherwise terminated pursuant to the
provisions of the Lease.

      Executed this _________ day of __________________, 19 ______.

TENANT:

CEJKA & COMPANY

By: ________________________________

Title: _____________________________

Date: ______________________________

LANDLORD:

CLAYTON INVESTORS ASSOCIATES LLC

By: Insignia/ESG, Inc.
    a Delaware corporation
    Its: Agent

By: /s/ James Gray
    --------------------------------
Title: Vice President
       -----------------------------
Date: 11-12-98
      -----------------------------

<PAGE>

                                    EXHIBIT E
                                     FORM 1
                            CONTRACTOR'S LIEN WAIVER

STATE OF MISSOURI    )
                     ) SS.   WAIVER OF ACKNOWLEDGMENT
CITY OF ST. LOUIS    )

      WHEREAS, ______________________________ ("Contractor") has/have been
employed by __________________________, as Tenant of the Premises described
below, to perform construction as a general contractor upon the following
described premises, to-wit:

("the Premises"), the specific terms and conditions of such employment being
governed by that certain Agreement dated the ______ day of _________, 19__, and

      WHEREAS, Clayton Investors Associates LLC (Landlord") is Landlord of the
Premises.

      NOW, THEREFORE, for and in consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration, the receipt of which is
hereby acknowledged, Contractor does hereby waive any right it may have to file
any and all mechanic's liens, claim of lien or right of lien against Landlord or
Landlord's interest in the Premises, provided by the statutes of the State of
Missouri, upon the above described Premises or any portion thereof. Further,
Contractor hereby acknowledges that Landlord has not contracted for or agreed to
pay for the work or materials called for in the contract described above.
Contractor agrees to look solely to Tenant or Tenant's interest in the Premises
to satisfy any mechanic's lien, right, claim or causes of action which
Contractor may have against Tenant arising out of the above referenced contract.
Contractor shall obtain a similar waiver and acknowledgment from all
subcontractors and suppliers.

      EXECUTED this ___ day of ___________,19___.

                                        CONTRACTOR:

                                        ________________________________________

                                        By: ____________________________________

Subscribed and sworn to before me this ____ day of _________, 19___.

My commission expires: _________________________________________________________

                                      ____________________________ Notary Public

<PAGE>

                                    EXHIBIT E
                                     FORM 2
                             PARTIAL WAIVER OF LIEN

                      (Subcontractor or Material Supplier)

STATE OF MISSOURI   )
                    ) SS.
CITY OF ST. LOUIS   )

      WHEREAS, ___________________________ ("Contractor") has/have been employed
by ______________________________, as Tenant of the Premises described below, to
perform construction as a general contractor upon the following described
premises, to-wit:

("the Premises"), the specific terms and conditions of such employment being
governed by that certain Agreement dated the ___ day of ______, 19__, and

      WHEREAS, under authority of the above mentioned Agreement, ________
has/have employed as a subcontractor material supplier, to perform labor, to
furnish materials or to do both upon the Premises or some portion thereof, the
specific terms and conditions of such employment being governed by that certain
Agreement dated the ____ day of _________, 19__, and

      WHEREAS, Clayton Investors Associates LLC ("Landlord") is Landlord of the
Premises.

      NOW, THEREFORE, for and in consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration, the receipt of which is
hereby acknowledged, subcontractor or material supplier does hereby waive any
right it may have to file any and all mechanic's liens, claim of lien or rights
of lien against Landlord or Landlord's interest in the Premises, provided by the
statutes of the State of Missouri, upon the above described Premises or any
portion thereof. Further, subcontractor or material supplier hereby acknowledges
that Landlord has not contracted for or agreed to pay for the work or materials
called for in the contract described above. Subcontractor or material supplier
agrees to look solely to Tenant to satisfy any lien, right, claim or cause of
action which subcontractor or material supplier may have against Tenant arising
out of the above referenced contract.

      EXECUTED this __ day of ___________, 19___.

                                        SUBCONTRACTOR OR
                                        MATERIAL SUPPLIER:

                                        ________________________________________

                                        By: ____________________________________
<PAGE>

                                   Addendum To
                     THE 222 BUILDING STANDARD OFFICE LEASE
                             Dated: October 1, 1998
                                 By And Between
                   CLAYTON INVESTORS ASSOCIATES LLC (LANDLORD)
                                       And
                            CEJKA & COMPANY (TENANT)

  This Addendum amends and supplements the Lease and shall govern in the event
  of any inconsistency between the Lease and the Addendum. The terms defined in
             the Lease shall have the same meaning in the Addendum.

                                   ARTICLE 10
                                TENANT'S DEFAULT

*10.1    Delete the language after the asterisk 10.1 (Page 4)

                                   ARTICLE 15
                            ASSIGNMENT AND SUBLETTING

*15.1    Delete the language after the asterisk 15.1 (Page 6)

                                   ARTICLE 16
                                    LIABILITY

*16.1    Add the following language after the asterisk 16.1 (Page 6):

         except for Landlord or Landlord's agent's gross negligence or willful
         misconduct.

                                   ARTICLE 19
                               GENERAL PROVISIONS

*19.10.1 Add the following language after the asterisk 19.10.1 (Page 7):

         Notwithstanding the foregoing, Landlord shall provide the Tenant a
         commercially reasonable non-disturbance executed by mortgage lender or
         other holder of a mortgage.

*19.10.2 Add the following language after the asterisk 19.10.2 (Page 7):

         The provisions of this paragraph shall include the right of Tenant to a
         commercially reasonable non-disturbance agreement upon Tenant's request
         from any of the foregoing.

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