Document:

EMPLOYMENT AGREEMENT
                        BETWEEN BLUEGATE CORPORATION AND
                                  LARRY WALKER

     This Employment agreement (the "Agreement") is made effective as of the 1st
day of September 2005, by and between Bluegate Corporation, a Nevada corporation
("Bluegate"),  and  Larry  Walker  (the  "Executive").

     WHEREAS, The Executive is willing to be employed by Bluegate from and after
the  effective  date  on  the  basis  and terms and conditions set forth in this
Agreement.

     THEREFORE, upon the mutual promises and covenants of the parties, and other
good  and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged,  and  intending to be legally bound, the parties agree as follows:

1.   Employment.

     Bluegate  hereby  employs  the  Executive, and the Executive hereby accepts
     such  employment,  for  the  period  stated in Section 3 below and upon the
     other  terms  and  conditions  herein  provided.

2.   Position and Duties.

     During  the Employment Period the Executive agrees to serve as President of
     Trilliant  Technology  Group,  a subsidiary of Bluegate. In his capacity of
     President  of Trilliant Technology Group, the Executive will be responsible
     for  managing  the  day  to  day  operations  of  the firm including office
     personnel, revenue generation, and all other functions required for growing
     the  volume  of  sales  of  Trilliant.  The  Executive  will  perform  such
     additional  duties  and  responsibilities  for Bluegate as may from time to
     time  be  assigned  to  him  by  the  Chief  Executive  Officer.

3.   Term.

     By  this  Agreement,  Bluegate  employs  the  Executive,  and the Executive
     accepts employment with Bluegate, for a period consisting of two (2) years,
     commencing  on  the  date  of  this  Agreement.

4.   Compensation.

     In  consideration  of such service, Bluegate agrees to pay the Executive as
     compensation an annual salary of $125,000.00, in accordance with Bluegate's
     regular  payroll  practices  in  effect  from  time  to  time.

     Stock  Options.  In  addition  to  the  compensation  set  forth above, the
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     Executive  shall  be entitled to receive options to purchase 250,000 shares
     of  Bluegate  shares  of  common  stock, par value $.001 per share ("Option
     Shares"),  at  the  per-share  option price of $1.08, granted pursuant to a
     Stock  Option  Agreement  being  entered  into in connection herewith. This
     option shall become vested and exercisable with respect to 10,416.82 Option
     Shares  immediately  upon  the  execution  and  delivery  of  the  related

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     Stock Option Agreement, and this option shall become vested and exercisable
     with  respect  to  another 10,416.66 Option Shares every 30 days thereafter
     until  this  option  becomes  fully  vested.

     Quarterly  Bonus.  In  addition  to  the  compensation set forth above, the
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     Executive  shall  be  entitled to receive up to twenty percent (20%) of the
     quarterly  salary  each  calendar  quarter  based on performance objectives
     determined  by  Bluegate.  This  bonus  will  be  paid  quarterly.

     Annual. In addition to the compensation  set  forth  above,  the  Executive
     ---------
     shall  be  entitled  to  receive  options  to purchase additional shares of
     Bluegate  shares  of  common  stock,  par  value  $.001  per share ("Option
     Shares"), at the per-share option price of $1.08 according to the following
     schedule:

          a)   At 100% performance objectives - 50,000 shares

          b)   At 125% performance objectives - 100,000 shares

     Performance objectives will be determined by the Chief Executive Officer of
     Bluegate.

5.   Confidentiality.

     In the course of the performance of Executive's duties hereunder, Executive
     recognizes  and  acknowledges  that  Executive  may  have access to certain
     confidential  and  proprietary  information  of  Bluegate  or  any  of  its
     affiliates.  Without the prior written consent of Bluegate, Executive shall
     not disclose any such confidential or proprietary information to any person
     or  firm,  corporation,  association,  or  other  entity  for any reason or
     purpose  whatsoever,  and  shall  not  use  such  information,  directly or
     indirectly,  for  Executive's  own  behalf or on behalf of any other party.
     Executive agrees and affirms that all such information is the sole property
     of  Bluegate  and  that  at  the  termination  and/or  expiration  of  this
     Agreement,  at  Bluegate's written request, Executive shall promptly return
     to  Bluegate  any  and  all  such  information  so  requested  by Bluegate.

               The provisions of this Section shall not, however, prohibit
     Executive  from  disclosing  to  others  or using in any manner information
     that:
               (a) has been published or has become part of the public domain
     other  than  by  acts,  omissions  or  fault  of  Executive;
               (b) has been furnished or made known to Executive by third
     parties (other than those acting directly or indirectly for or on behalf of
     Executive)  as  a  matter  of legal right without restriction on its use or
     disclosure;
               (c) was in the possession of Executive prior to obtaining such
     information  from  Bluegate  in  connection  with  the  performance of this
     Agreement;  or
               (d) is required to be disclosed by law.

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6.   Indemnification.

     Bluegate  shall  to  the fullest extent permitted by law or as set forth in
     the Articles of Incorporation and the Bylaws of Bluegate, indemnify, defend
     and  hold  harmless Executive from and against any and all claims, demands,
     liabilities,  damages, losses and expenses (including reasonable attorney's
     fees,  court costs and disbursements) arising out of the performance by him
     of  his  duties  hereunder  except  in  the case of his willful misconduct.

7.   Termination.

     This  Agreement  and  the  employment  relationship  created  hereby  will
     terminate  :  (i) with cause under Section 7(a); or (ii) upon the voluntary
     termination  of  employment  by  Executive  under  Section7(b).

          (a)  With Cause. Bluegate may terminate this Agreement at any time for
               the  following  reasons:  (i) it is determined that the Executive
               has committed an act or acts constituting a felony or other crime
               involving  moral  turpitude,  dishonesty, theft or fraud; or (ii)
               the  Executive's  willful  misconduct  in  the performance of his
               duties  hereunder.  Such determination to terminate the Executive
               with  cause  pursuant  to  this Section 7(a) shall be made by the
               Chief  Executive  Officer,  in  his  sole  discretion

          (b)  Voluntary Termination. The Executive may terminate his employment
               voluntarily.

     In  the  event  of  the  termination  of Executive's employment pursuant to
     Section  7(a) or 7(b), Executive shall be entitled only to the compensation
     earned  by  him  hereunder  as  of  the  date  of  such  termination.

8.   Death  of  Executive.

     In  the event of the Death of the Executive prior to the end of the Term of
     this  Agreement,  Executive's  spouse  shall  be  entitled  to  receive
     Compensation  pursuant  to this Agreement through the end of its Term as it
     accrues.

9.   Waiver  of  Breach.

     The  waiver  by  any  party  hereto  of  a  breach of any provision of this
     Agreement  will  not  operate or be construed as a waiver of any subsequent
     breach  by  any  party.

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10.  Arbitration.

     If  a  dispute should arise regarding this Agreement the parties agree that
     all  claims,  disputes,  controversies,  differences  or  other  matters in
     question  arising  out  of  this  relationship  shall  be  settled finally,
     completely  and conclusively by arbitration in Houston, Texas in accordance
     with  the  Commercial  Arbitration  Rules  of  the  American  Arbitration
     Association (the "Rules"). The governing law of this Agreement shall be the
     substantive law of the State of Texas, without giving effect to conflict of
     laws.  A  decision of the arbitrator shall be final, conclusive and binding
     on  Bluegate  and  Executive.

11.  Covenant  Not  to  Compete.

     So  long  as  the  Executive  is  employed  by Bluegate and for a period of
     eighteen  (18)  months  after  either  (i)  the  voluntary  termination  of
     employment  by  Executive  or  (ii)  the  termination  of  the Executive by
     Bluegate  for  cause,  as  set  forth in Section 7(a) hereof, the Executive
     specifically  agrees  that  he  will  not, for himself, on behalf of, or in
     conjunction  with  any  person,  firm,  corporation  or  entity, other than
     Bluegate  (either  as  principal,  employee, shareholder, member, director,
     partner, consultant, owner or part-owner of any corporation, partnership or
     any  type  of  business entity) anywhere in any county in which Bluegate is
     doing  business  at  the  time of termination, directly or indirectly, own,
     manage,  operate,  control, be employed by, participate in, or be connected
     in  any manner with the ownership, management, operation, or control of any
     business  similar to the type of business conducted by Bluegate at the time
     of  termination  of the Executive's employment.

     Executive's  Acknowledgments and Agreements. The Executive acknowledges and
     -------------------------------------------
     agrees  that:
          (1) Due  to the nature of Bluegate's business, the foregoing covenants
     place  no greater restraint upon the Executive than is reasonably necessary
     to  protect  the  business  and  goodwill  of  Bluegate;
          (2) These  covenants  protect a legitimate interest of Bluegate and do
     not  serve  solely  to  limit  Bluegate's  future  competition;
          (3) This  Agreement  is  not  an  invalid or unreasonable restraint of
     trade;
          (4) A  breach  of  these  covenants  by  the  Executive  would  cause
     irreparable damage to Bluegate;
          (5) These  covenants  will  not  preclude  the Executive from becoming
     gainfully employed following termination of employment with Bluegate;
          (6) These  covenants  are  reasonable  in  scope  and  are  reasonably
     necessary  to  protect  Bluegate's  business  and goodwill and valuable and
     extensive  trade which Bluegate has established through its own expense and
     effort;
          (7) The  signing  of  this Agreement is necessary for the Executive's
     employment; and

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          (8) He  has  carefully  read  and  considered  all  provisions of this
     Agreement  and  that  all  of  the  restrictions  set  forth  are  fair and
     reasonable  and are reasonably required for the protection of the interests
     of Bluegate.

     Remedies, Injunction.  In the event of the Executive's actual or threatened
     --------------------
     breach  of  any  provisions  of  this  Agreement, the Executive agrees that
     Bluegate  shall  be  entitled to a temporary restraining order, preliminary
     injunction  and/or  permanent  injunction  restraining  and  enjoining  the
     Executive  from  violating the provisions herein. Nothing in this Agreement
     shall  be  construed to prohibit Bluegate from pursuing any other available
     remedies  for  such  breach or threatened breach, including the recovery of
     damages  from  the  Executive.  The  Executive  further agrees that for the
     purpose  of  any  such  injunction  proceeding,  it  shall be presumed that
     Bluegate's  legal  remedies  would  be  inadequate  and that Bluegate would
     suffer  irreparable  harm  as  a result of the Executive's violation of the
     provisions  of  this  Agreement.  In  any proceeding brought by Bluegate to
     enforce  the  provisions of this Agreement, no other matter relating to the
     terms  of  any  claim  or cause of action of the Executive against Bluegate
     will be defense thereto. The foregoing remedy provisions are subject to the
     provisions of Sec.15.51 of the Texas Business and Commerce Code, as amended
     (the  "Code"),  which  Code  provisions  shall  control in the event of any
     conflict  between  the  provisions  hereof and the Code or any other law in
     effect  relevant  and  applicable  hereto.

12.  Benefits Insurance.
          (i)Medical,  Dental  and  Vision  Benefits.  During  this  Agreement,
             ----------------------------------------
          Executive  and  his  dependents will be entitled to receive such group
          medical,  dental  and  vision  benefits as Bluegate may provide to its
          other  executives,  provided such coverage is reasonably available, or
          be  reimbursed  if  Executive  is  carrying his own similar insurance.

          (ii)Benefit  Plans.  The  Executive will be entitled to participate in
              ---------------
          any  benefit  plan  or  program  of Bluegate which may currently be in
          place  or  implemented  in  the  future.

          (iii)Other  Benefits.  During  the Term, Executive will be entitled to
               ----------------
          receive, in addition to and not in lieu of base salary, bonus or other
          compensation,  such  other benefits and normal perquisites as Bluegate
          currently provides or such additional benefits as Bluegate may provide
          for  its  executive  officers  in  the  future.

13.  Vacation and Sick Leave.

     Vacation  Pay.  The Executive shall be entitled to an annual vacation leave
     -------------
     of  two  (2)  weeks  at  full  pay.

     Sick  Pay.  The  Executive  shall  be  entitled  to  sick  leave as needed.
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14.  Reimbursement of Expenses.

     Upon  submission  of  a  detailed  statement  and reasonable documentation,
     Bluegate  will  reimburse  Executive  in the same manner as other executive
     officers  for  all  reasonable  and  necessary or appropriate out-of-pocket
     travel  and  other  expenses  incurred  by  Executive in rendering services
     required  under  this  Agreement.

15.  Withholding of Taxes.

     Bluegate may withhold from any payments under this Agreement all applicable
     taxes,  as shall be required pursuant to any law or governmental regulation
     or  ruling.

16.  Entire Understanding.

     This Agreement sets forth the entire understanding between the parties with
     respect  to  the subject matter hereof and cancels and supersedes all prior
     oral and written agreements between the parties with respect to the subject
     matter  hereof.

17.  Severability.

     If  for  any  reason any provision of this Agreement shall be held invalid,
     such  invalidity shall not affect any other provision of this Agreement not
     held  so  invalid.

18.  Governing Law.

     This  Agreement  has  been executed and delivered in the State of Texas and
     its validity, interpretation, performance and enforcement shall be governed
     by  and  construed  in  accordance  with  the  laws  thereof  applicable to
     contracts  executed  and  to  be  wholly  performed  in  Texas.

19.  Notices.

     All notices shall be in writing and shall have been duly given if delivered
     by  hand  or mailed, certified or registered mail, return receipt requested
     to  the  following  address  or  to  such other address as either party may
     designate  by  like  notice:

     If to Executive:

     Larry Walker
     3027 Tam Oshanter
     Missouri, City, TX 77459

     If to Bluegate:

     Bluegate Communications, Inc.
     Attn: Chairman of the Board of Directors
     701 N. Post Oak Road, Suite 630
     Houston, Texas 77024

     Bluegate has caused this Agreement to be executed by its officer and the
     Executive has signed this Agreement.

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20.  Successors, Binding Agreement.

     This Agreement is binding upon Bluegate's successors. Bluegate will require
     any  successor  (whether  direct  or  indirect,  by  purchase,  merger,
     consolidation,  or  otherwise)  to all or substantially all of the business
     and/or  assets  of  Bluegate  to expressly assume and agree to perform this
     Agreement  in the same manner and to the same extent that Bluegate would be
     required  to  perform  it  as  if  no  such  succession  had  taken  place.

     This  Agreement  shall  inure  to  the  benefit  of  both  Bluegate and its
     successors  and  assigns  and  the  Executive  and  his  personal  or legal
     representatives,  executors, administrators, heirs, distributes, successors
     and  assigns.

Bluegate:                              Executive:

______________________________         _____________________________
MANFRED  STERNBERG,  CEO               Larry  Walker

                                        7SHOPPING CENTER
                                LEASE AGREEMENT

                           SOYODO, INC., A CALIFORNIA
                                  CORPORATION

                       ST. JAMES CROSSING SHOPPING CENTER
                               WESTMONT, ILLINOIS

Lease Draft Date: June 2, 2005

<PAGE>

                         SHOPPING CENTER LEASE AGREEMENT

                               TABLE OF CONTENTS

ARTICLE I - ABSTRACT OF LEASE..................................................1
ARTICLE II - SHOPPING CENTER AND PREMISES......................................3
ARTICLE III - LEASE TERM AND POSSESSION OF PREMISES............................4
ARTICLE IV - RENT AND OTHER TENANT CONTRIBUTIONS...............................5
ARTICLE V - SECURITY..........................................................10
ARTICLE VI - CONSTRUCTION, ALTERATIONS, MAINTENANCE AND REPAIRS...............11
ARTICLE VII - USE OF PREMISES.................................................15
ARTICLE Vm - LIABILITY INSURANCE AND INDEMNIFICATION..........................18
ARTICLE IX - LOSS, DESTRUCTION OR TAKING OF PREMISES..........................20
ARTICLE X - ASSIGNMENT, SUBLETTING, MORTGAGING AND SUBORDINATION..............22
ARTICLE XI - DEFAULT AND REMEDIES FOR DEFAULT.................................24
ARTICLE XII - GENERAL PROVISIONS..............................................27

                                    EXHIBITS

EXHIBIT A-l      Site Plan of Shopping Center
EXHIBIT A-2      Legal Description of Shopping Center
EXHIBIT B        Minimum Rent
EXHIBIT C-l      Landlord's Work
EXHIBIT C-2      Tenant's Work
EXHIBIT D        Sign Criteria for Shopping Center
EXHIBIT E        Guaranty
EXHIBIT F        Prohibited Uses
EXHIBIT G        Rules and Regulations
RIDER

                                      - I -
<PAGE>

                        SHOPPING CENTER LEASE AGREEMENT
                        -------------------------------

ARTICLE I - ABSTRACT OF LEASE

Date of Lease: This Lease is entered into by the undersigned parties on this 6th
of June, 2005

1.1  PARTIES

A.   LANDLORD

     Name:           Inland Commercial Property      Phone:   (630)218-8000 2901
                     Management, Inc., an Illinois   Rent Payment:  Butterfield
                     corporation, as managing agent                 Road Oak
                     for the owner of the Shopping   (Location)  Brook, IL 60523
                     Center                                        (630)218-8000

     Address:(for    2901 Butterfield Road
     notices)        Oak Brook, IL 60523

B.   OWNER

     Name:           Inland Real Estate LB I LLC     Phone:       (630)218 -8000
     Address: (for   2901 Butterfield Road Oak
     notices)        Brook, IL 60523

C.   TENANT

     Name: (and      Soyodo, Inc., a California      Phone:Store   (323)261-1118
     Status          corporation                     Name: (Trade   Soyodo
     Address:        310N.LaFrance#C                 Name)
     (for notices)   Alhambra, CA 91801

D.   GUARANTOR

     Name:           Ru Hua Song                     Phone:        (626)616-0683
     Address:        310N.LaFrance#C
                     Alhambra, CA 91801

1.2  PROPERTY

A.   SHOPPING CENTER

     Name: Address:  St. James Crossing              Description: Site Plan
     (or Location)   800-844 Ogden Avenue            showing the layout of
     (include        Westmont, IL 60559              Shopping Center(and
     County)         DuPage                          approximate location of
                                                     Premises) is attached as
                                                     Exhibit A-1 legally
                                                     described on Exhibit A-2.

B.   PREMISES

     Space No.:(or   832-834 Ogden Avenue            Description: Approximately
     Location)       Westmont, IL 60559              2,600 square feet of gross
                                                     floor area as outlined on
                                                     the Site Plan attached as
                                                     Exhibit A-l.

<PAGE>

1.3   TERM OF LEASE

      A.    Commencement of Term as defined in Section 3.1 A shall occur upon
            delivery of possession to Tenant.

      B.    Rent Commencement Date shall be the date on which Landlord delivers
            possession of the Premises to Tenant pursuant to Section 6.2.

      C.    Termination of Lease shall be on the last day of the month which is
            five (5) years and three (3) months after the first full month
            following the Rent Commencement Date above.

            Other: NONE

      D.    Extended Term:

            Tenant shall have the option to extend the Term for one (1)
            period(s) of five (5) years.

      E.    Anticipated date for Tenant to open and conduct business at the
            Premises is August 1, 2005.

            After determination of the commencement of the Term and opening of
            Tenant's business, the Landlord will identify the Commencement Date,
            Termination Date and Opening Date as follows and such dates will be
            binding upon both parties hereto:

            Commencement Date:____________________________________
            Termination Date:_____________________________________
            Opening Date:_________________________________________

1.4   RENT AND OTHER TENANT CONTRIBUTIONS

      A.    Minimum Rent shall be: See Exhibit B

      B.    Tenant's initial share of Common Area Expenses as defined in Section
            4.3A shall begin at $13,155.96 annually ($1,096.33 monthly), with an
            annual adjustment (Section 4.3 C) and Tenant's initial share of Real
            Estate Taxes as defined in Section 4.3A shall begin at $5,511.96
            annually ($459.33 monthly), with an annual adjustment (Section
            4.3C), and Merchant's Association Fee as defined in 4.7 A shall
            begin at $900.00 annually ($75.00 monthly).

      C.    The term "Rent" shall include Minimum Rent, Additional Rent and all
            other amounts payable by Tenant pursuant to the terms of this Lease.

      D.    Notwithstanding anything in this Lease to the contrary. Rent for the
            first month ("Initial Rent") and the Security Deposit set forth in
            Section 1.5 A below shall be paid to Landlord upon execution of the
            Lease by Tenant. The Initial Rent shall be applied toward the first
            month that Rent is due pursuant to Section 4.1 and Exhibit B.

1.5   SECURITY

      A.    Tenant's Security Deposit shall be $24,700.02 (Section 5.1). If
            Tenant has not been in default during the first twenty-four (24)
            months of the Term. Landlord shall apply $4,116.67 (one month of
            Minimum Rent) of [he Security Deposit toward the Minimum Rent for
            the twenty-fifth (25th), twenty -sixth (26") and twenty-seventh
            (27") month of the Term. Notwithstanding the foregoing. Tenant shall
            remain obligated to pay all additional Minimum Rent and Additional
            Rent during the twenty-fifth (25"'), twenty-sixth (26"') and
            twenty-seventh (27'"') months of the Term.

      B.    Tenant's personalty securing this Lease (Section 5.2):

            |X|   All inventory of Tenant placed in or on the Premises,
                  excluding that sold in the ordinary course of business.

            |X|   All furnishings, trade fixtures, general equipment and
                  machinery placed in or on, or attached to, the Premises.

      C.    Guaranty (See Exhibit E).

1.6   CONSTRUCTION, ALTERATIONS, MAINTENANCE, & REPAIRS

      A.    Initial construction by Landlord (Section 6.2):

                            None       |X|         (See Exhibit C-l)

                                       -2-
<PAGE>

      B.    Initial Construction by Tenant (Sections 6.4 and 6.7):

             _______  None        |X|         (See Exhibit C-2)

      C.    Sign criteria (Section 6.5) are attached as Exhibit D.

1.7   USE OF PREMISES

      A.    Permitted uses of Premises: Tenant shall use the Premises for the
            operation of a Chinese book store selling CD's, DVDs, VCDs, books,
            gifts, stationary, novelty clothing, balls, badminton and ping pong
            equipment, and for no other purposes whatsoever.

      B.    Specifically excluded uses (in addition to those excluded by Section
            7.1): See Exhibit F attached.

1.8   ABSTRACT OF VARIABLE PROVISIONS AND STANDARD PROVISIONS

      The previous provisions of this Article I will be referred to as the
      "Abstract of Lease" and the provisions of the remaining Articles of this
      Lease will be referred to as the "Standard Provisions." Wherever in the
      Standard Provisions or elsewhere the parties, effective date, premises,
      rent, charges or other variable terms are defined or referred to they
      shall be those identified in the Abstract of Lease above and the exhibits
      to this Lease. In the event of any conflict between the terms of the
      Abstract of Lease and the Standard Provisions, the terms of the Abstract
      of Lease shall supersede and prevail.

ARTICLE II - SHOPPING CENTER AND PREMISES

2.1   SHOPPING CENTER

      The Premises are part of a shopping center which is depicted substantially
      in accordance with a site plan ("Site Plan") as outlined in the attached
      Exhibit A-l and which is legally described on Exhibit A-2. The purpose of
      the dimensions set forth and the Site Plan attached is to show the
      approximate location of the Premises. All dimensions are approximate only.
      Landlord reserves the right to change the size, layout and location of any
      buildings or common areas and facilities shown on Exhibit A-l as well as
      reduce or expand the size of the Shopping Center.

      The term "Shopping Center" herein shall be deemed to mean the entire
      development, including any and all existing and proposed structures
      (whether reflected in Exhibit A-l or hereafter incorporated in the
      Shopping Center during the term or any extension thereof), parking
      facilities, common facilities and the like to be built on the property
      shown on said Exhibit A-l as the same may from time to time be increased
      by the addition of other land, together with structures and the like
      thereon which may from time to time be included by Landlord in the
      development.

2.2   PREMISES

      A.    DESCRIPTION. Landlord on behalf of and as agent for the owner of the
            Shopping Center hereby leases to Tenant and Tenant leases and
            accepts subject to the terms and conditions of this Lease, those
            premises referred to as the "Premises" and described in the Abstract
            of the Lease and outlined on the attached Exhibit A-1. The Premises
            shall have the approximate floor area and dimensions as set forth in
            Section 1.2 of the Abstract of the Lease. If the floor area of the
            Premises, determined as hereinafter provided, shall be more or less
            than the estimated square footage set forth in Section 1.2 of the
            Abstract of the Lease, neither the Minimum Rent nor calculation of
            Tenant's Proportionate Share hereunder shall be affected. Under no
            circumstances shall Landlord or Tenant be entitled to any rent
            credits or other credits past, present and future for an error in
            the square footage calculation.

      B.    EXCEPTION AND RESERVATION. Landlord reserves and excepts from the
            Premises the roof and exterior walls of the building or buildings of
            which the Premises are a part, and further reserves the right to
            construct additional floors on the building of which the Premises
            are a part and the right in, over and upon the Premises as may be
            reasonably necessary or advisable for the servicing of the Premises
            or of other portions of the Shopping Center.

                                       -3-
<PAGE>

      C.    SUBSTITUTE PREMISES. At its option, Landlord may substitute for the
            Premises other space (hereinafter called "Substitute Premises") in
            the Shopping Center before the Commencement Date or at any time
            during the term or any extension of the Lease. Insofar as reasonably
            possible, the Substitute Premises shall have a comparable square
            foot area and a configuration substantially similar to the Premises.
            Tenant agrees that all of the obligations of this Lease, including
            the payment of Minimum Rent, will continue despite Tenant's
            relocation to the Substitute Premises. Upon substantial completion
            of the Substitute Premises, this Lease will apply to the Substitute
            Premises as if it had been the space originally described in the
            Lease. Landlord shall use all reasonable efforts to minimize any
            period when the Premises shall be closed to the public as a result
            of relocation. Tenant's Minimum Rent (but not Additional Rent) shall
            abate from the date the Premises are closed until the date the
            Substitute Premises are open for business. Tenant agrees to use all
            reasonable efforts to open for business in the Substitute Premises
            as quickly as is reasonably possible under the circumstances.
            Landlord hereby agrees to pay the reasonable cost of relocation such
            as equipment moving and installation costs. Landlord shall not,
            however, be liable or responsible in any way for damages or injuries
            suffered by Tenant pursuant to a relocation in accordance with this
            provision including, but not limited to, loss of goodwill, business
            or profits.

2.3   COMMON AREA

      Tenant along with its Lease of the Premises receives the right to use, in
      common with others, the Common Area of the Shopping Center. The term
      "Common Areas" herein shall include all service roads, loading facilities,
      sidewalks, automobile parking areas, driveways, footways and other
      facilities designed for common use, as may be installed by Landlord as
      hereinafter provided, and of such other and further facilities as may be
      provided or designated from time to time by Landlord for common use,
      subject, however, to the terms and conditions of this Lease and to
      reasonable rules and regulations for the use thereof, as prescribed from
      time to time by Landlord.

ARTICLE III - LEASE TERM AND POSSESSION OF PREMISES

3.1   TERM

      A.    INITIAL TERM. The term of this Lease ("Term") shall commence on the
            date ("Commencement Date") when Landlord shall deliver possession of
            the Premises to Tenant, as provided in Section 6.2 hereof. However,
            notwithstanding the provisions of Section 6.2, if the Term has not
            commenced on or before one (1) year from the date hereof, this Lease
            shall automatically terminate. Notwithstanding the fact that the
            Term commences upon possession of the Premises by Tenant, this Lease
            and all of the obligations of Landlord and Tenant set forth herein
            are binding and shall be in full force and effect from and after the
            date of their mutual execution of this Lease. Upon determination of
            the specific Commencement Date, Landlord shall have the right to
            complete Section 1.3 of the Abstract of Lease setting forth the
            Commencement Date, Termination Date and Opening Date and shall
            notify the Tenant of such dates. The Term of this Lease shall end
            (unless sooner terminated as provided herein) on the Termination
            Date identified in the Abstract of Lease subject to Tenant's option
            to extend the Term, if any, as set forth in Section 1.3 of the
            Abstract of Lease.

      B.    EXTENDED TERM. Provided that Tenant is not in default hereunder,
            both at the time of exercise of the option as well as at the time of
            commencement of any Extended Term hereinafter defined and provided
            that this Lease has not been terminated during the initial Term or a
            prior Extended Term, Tenant shall have options to extend the Term as
            set forth in Section 1.3 of the Abstract of Lease immediately
            following the then current term and subject to the terms,
            conditions, covenants and provisions of this Lease ("Extended
            Term"). Tenant shall exercise its extension rights hereunder in each
            instance by delivery to Landlord of written notice no earlier than
            two hundred and seventy (270) days and no later than one hundred and
            eighty (180) days prior to the expiration of the then current term.
            Except as expressly set forth herein, nothing contained in this
            Lease shall be construed as granting any rights to extend the Term
            beyond the Termination Date. In the event Tenant is in default
            either at the time it exercises its rights to extend or at the
            intended commencement date of such Extended Term, then all of
            Tenant's extension rights described in this Section and Section 1.3
            of the Abstract of Lease shall terminate automatically.

                                       -4-
<PAGE>

3.2   QUIET ENJOYMENT

      Landlord agrees that, if the Rent and any other additional charges are
      being paid in the manner and at the time prescribed and the covenants and
      obligations of Tenant are being all and singularly kept, fulfilled and
      performed, Tenant shall lawfully and peaceably have, hold, possess, use
      and occupy and enjoy the Premises so long as this Lease remains in force
      without hindrance, disturbance or molestation from Landlord, subject to
      the specific provisions of this Lease.

3.3   SURRENDER OF PREMISES

      A.    OBLIGATIONS UPON SURRENDER. Upon any termination of this Lease,
            whether by lapse of time, cancellation pursuant to an election
            provided for herein, forfeiture or otherwise, Tenant shall
            immediately surrender possession of the Premises and all buildings
            and improvements on the same to Landlord in good and tenantable
            repair, reasonable wear and damage from fire or other casualty or
            peril excepted, and shall surrender all keys for the Premises to
            Landlord at the place then fixed for the payment of Minimum Rent and
            shall inform Landlord of all combinations of locks, safes and
            vaults, if any, in the Premises.

      B.    RIGHT TO REMOVE. At any time during the ten (10) days before the
            Termination Date of this Lease, Tenant, if not in default hereunder
            at such time, shall have the right to remove, and at the end of the
            Term, if directed to do so by Landlord, shall remove from the
            Premises all furniture, furnishings, signs and equipment then
            installed or in place in, on or about the Premises provided,
            however, Tenant shall, and it covenants and agrees to, make all
            repairs to the Premises required because of such removal. If any of
            such property shall remain on the Premises after the end of the Term
            hereof, at the option of Landlord, such property shall be and become
            the property of Landlord without any claim therein of Tenant.
            Landlord may direct Tenant to remove such property, in which case
            Tenant agrees to do so, and to reimburse Landlord for any expense of
            removal in the event Tenant shall fail to remove such property if
            and when directed. Tenant hereby grants Landlord the absolute right
            to dispose of any property remaining on the Premises following
            Tenant's failure to remove same in any manner as Landlord determines
            in its sole discretion without liability therefor to Tenant and at
            Tenant's sole cost and expense.

      C.    Upon termination of this Lease, Tenant shall peaceably surrender the
            Premises including all fixtures and tenant improvements in a neat
            and "broom clean" condition. Tenant shall also repair any holes or
            openings made by Tenant in the walls, roof or floor of the building,
            remove any protuberance and perform any maintenance or repairs
            required of Tenant by this Lease. All such repair work shall be
            completed in accordance with the requirements of Section 6.4. If
            directed to do so by Landlord, Tenant, at its cost, shall also
            remove any improvements, additions or alterations made to the
            Premises by Tenant even though such improvements by the terms of
            this Lease are part of the Premises.

      D.    Upon termination of this Lease, Tenant shall, if requested by
            Landlord, execute a quitclaim deed, quitclaiming all of its right,
            title and interest in and to the Premises to the Landlord.

3.4   HOLDING OVER

      Any holding over after the expiration of the Term of this Lease, without
      the consent of Landlord, shall be construed to be a tenancy from month to
      month, cancelable by either Landlord or Tenant upon thirty (30) days'
      written notice, and at Minimum Rent equal to one hundred fifty percent
      (150%) of the total Minimum Rent as existed during the last year of the
      term hereof, and further upon the terms and conditions as existed other
      than payment of Minimum Rent during the last year of the term hereof.

3.5   ABANDONMENT

      If Tenant, prior to the expiration or termination of this Lease by lapse
      of time or otherwise, relinquishes possession of the Premises without
      Landlord's written consent, or fails to open for business under usual
      business hours, such relinquishment shall be deemed to be an abandonment
      of the Premises and an event of default under this Lease. The Premises and
      all furnishings, trade fixtures, equipment, machinery or other property
      therein shall be conclusively deemed abandoned by Tenant upon (a) failure
      by Tenant to open the Premises for business under usual business hours for
      seven (7) consecutive days or (b) Tenant's removal of all or a substantial
      portion of Tenant's furnishings, equipment, machinery or other property
      from the Premises.

                                       -5-
<PAGE>

ARTICLE IV - RENT AND OTHER TENANT CONTRIBUTIONS

4.1   MINIMUM RENT

      PAYMENT OF MINIMUM RENT. Tenant shall pay to Landlord the minimum annual
      rent (hereinafter referred to as "Minimum Rent") set forth in the Abstract
      of Lease, payable in advance in equal monthly installments on the first
      day of each calendar month, without prior demand therefore. Such Minimum
      Rent shall commence to accrue on the Rent Commencement Date. The first
      payment date for Minimum Rent shall be the Rent Commencement Date and
      shall, if the Rent Commencement Date is other than the first day of a
      month, include Minimum Rent for the fractional month on a per diem basis
      (calculated on the basis of a thirty-day month); and thereafter the
      Minimum Rent shall be paid in equal monthly installments in advance on the
      first day of each calendar month during the Term of this Lease.

4.2   INTENTIONALLY DELETED
      ---------------------

4.3   TENANT'S SHARE OF COMMON AREA AND SHOPPING CENTER EXPENSES

      A.    MONTHLY PAYMENT OF ESTIMATED CHARGE. For each year of the Term
            hereof, Tenant shall pay to Landlord, as additional rent
            ("Additional Rent"), Tenant's proportionate share ("Proportionate
            Share") of: (i) all costs of operation and maintenance of the common
            facilities of the Shopping Center ("Common Area Expenses"); (ii) all
            real estate taxes levied and assessed against the Shopping Center
            ("Real Estate Taxes"); (iii) all insurance coverage upon the
            Shopping Center and its operations ("Insurance"); and (iv)
            Landlord's administrative fees ("Administrative Fee"). As and for
            Tenant's Proportionate Share, as hereinafter defined, set forth in
            the Abstract of Lease, such amount shall be payable as Additional
            Rent in equal monthly installments at the same times as Minimum Rent
            is payable hereunder, without demand and without any deduction or
            setoff whatsoever.

      B.    DEFINITIONS. For the purpose of this Section:

      (1)   "Tenant's Proportionate Share" shall be a fraction equal to the
            rentable square footage of the Premises divided by the total square
            footage of all rentable floor space in the Shopping Center; provided
            Landlord may exclude from such rentable floor space in the Shopping
            Center, at Landlord's option, any portions of the Shopping Center:
            (i) not occupied and open for business during all or any portion of
            the subject year, (ii) leased to or used by other parties as major
            tenants (tenants occupying greater than ten percent (10%) of the
            Shopping Center, theaters, restaurants, storage areas, or premises
            in separate building, where such parties are not required to pay a
            full prorata share of Common Area Expenses or Real Estate Taxes, as
            the case may be, pursuant to a lease or other agreement with
            Landlord, and (iii) with respect to Real Estate Taxes, areas of the
            Shopping Center for which separate tax bills are received and which
            are the sole responsibility of separate parties pursuant to a lease
            or other agreement with Landlord; provided, Landlord shall also
            deduct from Shopping Center Expenses (after computing Landlord's 15%
            Administrative Fee) or Real Estate Taxes, as the case may be, all
            amounts received from such excluded parties for Common Area Expenses
            or Real Estate Taxes. If the Shopping Center shall be a part of or
            shall include a group of buildings or structures collectively owned
            or managed by Landlord or its affiliates, or shall include any space
            used for office, medical, dental or other non-retail purposes.
            Landlord may determine separately and allocate Real Estate Taxes or
            Common Area Expenses between such buildings and structures and the
            parcels on which they are located, and between the retail and
            non-retail areas of the Shopping Center, in accordance with sound
            accounting and management principles, in which event Tenant's
            Proportionate Share shall be based on the ratio for which Landlord
            separately determines such Real Estate Taxes or Common Area
            Expenses, subject to the adjustments set forth above; and

      (2)   Common Area Expenses shall include all expenditures incurred by or
            on behalf of Landlord in operating, maintaining, repairing or
            replacing the common facilities, including, without limitation,
            exterior walls and other structural elements of the Shopping Center,
            the cost of all of Landlord's gardening and landscaping,
            assessments, repairs, preventive maintenance, any Association fees,
            repainting including restriping or repaying of parking lot and
            access ways, repairing or replacing any streets, curbs or parking
            lots, roof repairs and replacement, updating and maintenance and
            replacement of directory signs, rental of signs and equipment,
            lighting, sanitary control, cleaning, sweeping, removal of ice,
            snow, trash, rubbish, garbage and other refuse, repair or
            replacement of awnings, depreciation over a period not exceeding
            sixty (60) months of machinery, equipment and other assets used in
            the operation and maintenance of the Shopping Center, repair or
            replacement of on-site water lines, sanitary sewer lines, storm
            water lines, gas lines and electrical lines and equipment serving
            the Shopping Center, all costs, charges and expenses incurred by
            Landlord in connection with any change of any company providing
            utility services including without limitation repair, installation
            and service costs associated therewith, the cost of police, fire
            protection, security and traffic control services, Landlord's
            management fees, all Landlord's insurance relating to the common
            facilities or the Shopping Center as a whole or the operations
            thereon including, but not limited to, casualty insurance, flood
            insurance, rent loss insurance, fire insurance and extended coverage
            as well as general liability insurance, umbrella liability
            insurance, bodily injury, public liability, property damage
            liability, automobile insurance, sign insurance, and any other
            insurance carried by Landlord in limits selected by Landlord,
            reasonable reserves for anticipated expenditures, and the cost of
            all personnel required to supervise, implement and accomplish all of
            the foregoing; and

                                       -6-
<PAGE>

      (3)   Real Estate Taxes shall include all taxes, assessments and other
            governmental charges, general and special, ordinary and
            extraordinary, of any kind and nature whatsoever, including, but not
            limited to, assessments for public improvements or benefits, which
            shall during the Term hereof be laid, assessed, levied, imposed upon
            or become due and payable and Landlord's reasonable expense in
            obtaining any refund or reduction of Real Estate Taxes, subject only
            to the following:

            (a)   Franchise, estate, inheritance, succession, capital levy,
                  transfer, federal and state income and excess profit taxes
                  imposed upon Landlord shall be excluded; and

            (b)   If at any time during the Term of this Lease, a tax or excise
                  on rents or other tax, however described, is levied or
                  assessed against Landlord on account of the rent expressly
                  reserved hereunder, as a substitute in whole or in part for
                  taxes assessed or imposed on land and buildings or on land or
                  buildings, such tax or excise on rents or other tax shall be
                  included within the definition of real estate taxes, but only
                  to the extent of the amount thereof which is lawfully assessed
                  or imposed as a direct result of Landlord's ownership of this
                  Lease or of the Rent accruing under this Lease;

      (4)   Landlord's Administrative Fee shall be an amount which is not to
            exceed fifteen percent (15%) of the aggregate of the sum of items B
            (2) and (3) hereinabove.

      C.    ANNUAL STATEMENT AND ADJUSTMENT. After the end of each calendar
            year, and following receipt of billings for Real Estate Taxes and
            Insurance, Landlord shall supply Tenant with a summary of all costs
            and expenditures as enumerated above and a determination of Tenant's
            Proportionate Share. In the event the amount billed to Tenant shall
            be less than its Proportionate Share, the same shall be paid within
            ten (10) days after notice of such determination. Said summary shall
            also contain a determination by Landlord of the monthly sum to be
            paid by Tenant during the succeeding months of the lease year, if an
            adjustment is required, which determination shall be based in part
            on the expenses for the preceding year modified by any known
            increases in the cost of said services. Failure of Landlord to
            provide notice of under or overpayment will not waive any of
            Landlord's rights to collect such payments or Tenant's obligations
            hereunder including, but not limited to. Tenant's obligations to pay
            its Proportionate Share of all costs and expenditures, but will
            extend each party's rights until the date notice is given. Under no
            circumstances shall the Tenant's share of Common Area Expenses ever
            be less than the minimum outlined in Section 1.4 B of the Abstract
            of Lease.

4.4   RENT PAYMENT PROCEDURES

      A.    PAYMENT LOCATION. Tenant shall, without prior notice or demand and
            without any setoff or deduction whatsoever, pay all Minimum Rent,
            Additional Rent and other charges and render all statements herein
            prescribed at the Landlord's address or other office specifically
            provided in the Abstract of Lease or to such other person or
            corporation, and at such other place as may be designated by
            Landlord in writing from time to time.

      B.    TAXES ON RENT. Tenant shall further pay to Landlord any and all
            excise, privilege, rental and other taxes, levied or assessed by any
            governmental authority upon or measured by the Rent reserved to
            Landlord under the provisions of this Lease. Such tax shall be paid
            by Tenant whether or not it comprises a portion of any Real Estate
            Taxes or real property tax bills.

      C.    INTEREST AND LATE CHARGES. Tenant covenants and agrees that all sums
            to be paid under this Lease, if not paid when due, shall bear
            interest on the unpaid portion thereof at the rate of eighteen
            percent (18%) per annum from the date when due but not in excess of
            the highest legal rates. Tenant further agrees that for each
            calendar month, that the Rent is not paid to Landlord within ten
            (10) days of the due date as provided herein above, Tenant shall
            promptly pay to Landlord a sum equal to the greater of $50.00 or ten
            (10%) percent of the monthly Rent as special damages. Tenant
            acknowledges that late payment by the Tenant to Landlord of Rent
            will cause Landlord to incur costs not contemplated by this Lease,
            the exact amount of such costs being extremely difficult and
            impractical to determine. Such costs include, without limitation,
            lost use of funds by Landlord, charges that may be imposed on
            Landlord by reason of late charges due on any obligation secured by
            the Shopping Center, costs incurred in connection with accounting
            for and attempting to collect late payments, outside collection
            agency costs and expenses and other administrative and accounting

                                       -7-
<PAGE>

            costs related to late payments. Tenant acknowledges that the terms
            of these special damages have been discussed and agreed upon by
            Landlord and Tenant and that such amount is a fair and reasonable
            estimate of costs which Landlord will incur by reason of late
            payments. Landlord does not waive any rights under the law for
            nonpayment of Rent. If Landlord shall pay any monies or incur any
            expenses in correction of any violation of any covenant of Tenant
            herein set forth, the amounts so paid or incurred shall, at
            Landlord's option and on notice to Tenant, be considered Additional
            Rent payable by Tenant with the first installment of Minimum Rent
            thereafter to become due and payable, and may be collected or
            enforced as by law provided with respect to Rent. Tenant shall pay
            to Landlord Fifty and No/100 Dollars ($50.00) for each of Tenant's
            checks returned to Landlord unpaid by Tenant's bank.

4.5   TAXES AND ASSESSMENTS ON TENANT'S PROPERTY

      Tenant shall be responsible for and shall pay before delinquency all taxes
      assessed against the leasehold interest or personal property of any kind
      owned or placed in, upon or about the Premises by Tenant. Tenant hereby
      agrees to protect and hold harmless Landlord and the Premises from all
      liability for Tenant's share of any and all such taxes, assessments and
      charges together with any interest, penalties or other charges thereby
      imposed, and from any sale or other proceedings to enforce payment
      thereof, and to pay all such taxes, assessments and charges before same
      become a lien on the Premises.

4.6   UTILITIES CONSUMED ON THE PREMISES

      In addition to all payments of Minimum Rent and Additional Rent herein
      specified, Tenant shall be responsible for and shall pay for all utilities
      used or consumed in or upon the Premises, and all sewer charges, as and
      when the charges therefor shall become due and payable. Commencing on the
      date Landlord notifies Tenant that the Premises are ready for occupancy,
      Tenant shall make all appropriate applications to the local utility
      companies and pay all required deposits for meters and service for all
      utilities commencing with the delivery of possession of the Premises as
      provided in Section 6.2. Landlord at its option may control the provider
      of electrical service to the Premises. If permitted by Law, Landlord shall
      have the right at any time and from time to time during the Term to either
      contract for service from a different company or companies providing
      electricity service (each such company shall hereinafter be referred to as
      an "Alternate Service Provider") or continue to contract for service from
      the present Provider of electric service ("Electric Service Provider").

      Tenant shall cooperate with Landlord, the Electric Service Provider and
      any Alternate Service Provider at all times and, as reasonably necessary,
      shall allow Landlord, Electric Service Provider, and any Alternate Service
      Provider reasonable access to the Shopping Center's electric lines,
      feeders, risers, wiring, and any other machinery within the Premises.

      Landlord shall in no way be liable or responsible for any loss, damage or
      expense that Tenant may sustain or incur by reason of any change, failure,
      interference, disruption or defect in the supply or character of the
      electric energy furnished to the Premises, or if the quantity or character
      of the electric energy supplied by the Electric Service Provider or any
      Alternate Service Provider is no longer available or suitable for Tenant's
      requirements, and no such change, failure, defect, unavailability or
      unsuitability shall constitute an actual or constructive eviction, in
      whole or in part, or entitle Tenant to any abatement or diminution of rent
      or relieve Tenant from any of its obligations under the Lease.

      In the event any utility or utility services (such as water or sewage
      disposal) are not separately metered or assessed to Tenant or are
      otherwise furnished to Tenant for which Landlord is billed directly or for
      which a lien could be filed against the Premises or any portion thereof,
      Tenant shall at Landlord's request pay the cost thereof to Landlord or any
      proration of such cost attributable to the Premises as determined by
      Landlord in Landlord's sole and absolute discretion as and when the
      charges thereof become due and payable; otherwise, Tenant shall deliver
      original receipt bills to Landlord within thirty (30) days after the same
      are due and payable without interest or penalty. In no event shall
      Landlord be liable for any interruption or failure in the supply of any
      utilities to the Premises.

                                       -8-
<PAGE>

4.7   SHOPPING CENTER PROMOTIONS

      A.    MERCHANT'S ASSOCIATION. In the event any merchant's association
            shall be formed in which the tenants in the center are included,
            Tenant agrees to maintain a membership therein, to attend meetings
            thereof and to pay such dues and assessments as may be required
            therein.

      B.    CENTER PROMOTIONS. Tenant agrees to participate in and to pay its
            pro-rata share of all center-wide promotions including cooperative
            advertising employed in connection with the said promotions. Tenant
            will include the name and location of the center in all advertising
            done by Tenant for its business in the Premises.

      C.    Landlord, at its option, may include the costs described in
            paragraphs A & B as Common Area Expenses under Paragraph 4.3 of this
            Lease.

4.8   INDEPENDENT COVENANTS

      Tenant's covenants to make payments pursuant to this Lease including, but
      not limited to, Minimum Rent, Additional Rent are independent covenants
      and, except as expressly set forth in this Lease, are not subject to
      setoff, deduction, reduction, abatement or suspension of any kind during
      the Term including any extension thereof.

ARTICLE V - SECURITY

5.1   SECURITY DEPOSIT

      The Security Deposit reflected in the Abstract of Lease is due as an
      initial Rent amount and failure to deliver such deposit to Landlord shall
      be an event of default for nonpayment of Rent. When delivered to Landlord,
      the Security Deposit shall remain on deposit with Landlord during the Term
      of this Lease and any extensions thereof as security for the payment of
      Rent and the full and faithful performance by Tenant of the covenants and
      conditions of this Lease. In the event of any default, the Security
      Deposit shall be retained by Landlord and may be applied toward damages
      arising from such default. Said deposit shall not be construed as
      liquidated damages. Upon yielding of the Premises at the termination of
      this Lease, and provided no default has occurred, the Security Deposit
      shall be returned to the Tenant. No interest shall be payable on the
      Security Deposit. It is understood that Landlord shall always have the
      right to apply said deposit, or portion thereof, to the curing of any
      default that may exist. Should Landlord convey its interest under this
      Lease, the Security Deposit, or the part or portion thereof not previously
      applied, shall be turned over to Landlord's grantees or assignees; and
      Tenant hereby releases Landlord from any liability with respect to the
      Security Deposit and Tenant agrees to look solely to such grantee or
      assignee for the return of the Security Deposit and this provision shall
      also apply to subsequent grantees or assignees. Tenant agrees it will not
      assign, pledge, mortgage or otherwise hypothecate its interest in the
      Security Deposit. Should the entire Security Deposit, or any portion
      thereof, be appropriated and applied by Landlord for the payment of unpaid
      Minimum Rent, Additional Rent or other sums due and payable to Landlord by
      Tenant, then Tenant shall, upon written demand by Landlord, remit to
      Landlord a sufficient amount in cash to restore the Security Deposit to
      the original sum deposited, and Tenant's failure to do so shall constitute
      a breach of this Lease for nonpayment of Rent. If Tenant is in default
      under this Lease more than two (2) times within any twelve-month period,
      irrespective of whether or not such default is cured, then, without
      limiting Landlord's other rights and remedies provided for in this Lease
      or at law or equity, the Security Deposit shall automatically be increased
      by an amount equal to the greater of:

      A.    three (3) times the original Security Deposit, or

      B.    three (3) months' Minimum Rent, which shall be paid by Tenant to
            Landlord forthwith on demand.

5.2   CHATTEL SECURITY AGREEMENT

      As additional security for Tenant's covenants and obligations under this
      Lease, Tenant hereby grants to Landlord a security interest in those items
      of personalty identified in the Abstract of Lease, together with all
      accessions to such personalty. In addition, Landlord's security interest
      shall include all spare and repair parts for the personalty identified in
      the Abstract of Lease and special tools and equipment and replacements
      for, as well as the proceeds generated from the sale thereof, except
      inventory sold in the ordinary course of business. As evidence of this
      security interest, Tenant shall provide Landlord, at Landlord's request,
      with an executed Financing Statement suitable for filing or recording,

                                       -9-
<PAGE>

      and, if requested by Landlord for clarification purposes, Tenant shall
      provide a Security Agreement (Chattel Mortgage) separate and apart from
      this Lease. Upon the occurrence of any event of default as defined in this
      Lease, Landlord shall have all rights with respect to the above named
      collateral granted a secured party pursuant to the Uniform Commercial Code
      or other applicable statutes. Except by the written consent of the
      Landlord, Tenant shall not execute or deliver any security interest in any
      furnishings, trade fixtures, equipment, machinery or other property placed
      upon the Premises at any time other than that granted Landlord herein.

5.3   LANDLORD'S LIEN

      Landlord shall have a general lien on the leasehold estate hereby created
      and on all property kept or used on the Premises, whether the same is
      exempt from execution or not, to secure payment of any and all monies then
      due or thereafter becoming due to Landlord under the terms and conditions
      of this Lease, and to secure the prompt performance and fulfillment by
      Tenant of each and every one of said terms and conditions. Said lien as
      provided for in this paragraph attaches as of the date of execution hereof
      and shall remain in full force and effect during the entire Term unless
      expressly waived by Landlord in writing.

5.4   SECURITY IN ADDITION TO OTHER REMEDIES

      The security given Landlord in this Article shall not limit, replace or
      obviate the remedies of Landlord upon a default by Tenant as described at
      Article XI below, including the right of Landlord to reenter the Premises,
      distrain for rent or pursue its general lien upon Tenant's property in the
      Premises described at Section 5.3.

ARTICLE VI - CONSTRUCTION, ALTERATIONS, MAINTENANCE AND REPAIRS

6.1   CONDITION OF THE PREMISES

      Tenant has fully examined the Premises and, except for any initial
      construction thereof as set forth on Exhibit C and Landlord's duty to
      repair as provided in Section 6.3, Tenant hereby accepts the Premises "as
      is" without any representation, warranty or expectation as to the
      condition of the Premises.

6.2   INITIAL CONSTRUCTION BY LANDLORD

      The responsibility for performance and payment for the initial
      construction of improvements on and in connection with the Premises, if
      any, is set forth in Exhibit C attached hereto and made a part hereof.
      Landlord shall use commercially reasonable efforts to complete such
      construction in a timely manner, provided that in the event the
      construction is delayed or hindered by strike, casualty, fire, injunction,
      inability to secure materials, restraint of law, action of the elements,
      or any other cause beyond the reasonable control of Landlord, then the
      period shall be extended to the extent of such delays.

      Completion of the Premises shall be certified to Tenant in writing by
      Landlord or its agent, and the delivery of such certificate of completion
      to Tenant shall constitute delivery of possession of the Premises
      hereunder. Tenant, its agents, servants and contractors, prior to the
      delivery of possession of the Premises, shall have the right to enter upon
      the Premises, for the purpose of taking measurements or making Tenant's
      improvements therein, but for no other purposes; provided, however, that
      such entry shall not interfere with or obstruct the progress of the work
      being done by Landlord.

6.3   LANDLORD'S DUTY TO REPAIR

      Landlord shall, subject to Tenant's reimbursement as provided in Section
      4.3 herein, maintain in good repair the exterior walls, roof, and
      sidewalks located on the Shopping Center. Tenant agrees that it will not
      permit or authorize any person to go onto the roof of the building of
      which the Premises are a part without the prior written consent of
      Landlord. Said consent will be given only upon Landlord's satisfaction
      that any repairs necessitated as a result of Tenant's action will be made
      by Tenant, at Tenant's expense, and will be made in such a manner so as
      not to invalidate any guarantee relating to said roof. Landlord shall not
      be required to make any repairs to the exterior walls, roof, and sidewalks
      unless and until Tenant has notified Landlord in writing of the need of
      such repairs and Landlord shall have had a reasonable period of time
      thereafter to commence and complete said repairs. Landlord may at its sole
      discretion arrange for a maintenance contract of all roof structures, the
      cost of which shall be Tenant's responsibility as to Tenant's
      Proportionate Share thereof. Tenant shall pay, as Additional Rent to
      Landlord, its Proportionate Share of the cost of said repairs and
      maintenance incurred by Landlord.

                                      -10-
<PAGE>

      It is agreed that by accepting possession of the Premises, Tenant
      acknowledges (i) Landlord's full and final completion of Landlord's work
      as set forth in Exhibit C attached hereto and made a part hereof and (ii)
      Landlord's construction and delivery of the Premises to Tenant in the
      condition called for hereunder.

6.4   TENANT'S ALTERATIONS AND IMPROVEMENTS TO PREMISES

      Tenant shall not make or cause to be made any alterations, additions or
      improvements to the building, or install or cause to be installed any
      interior signs, floor covering, exterior lighting, plumbing fixtures,
      shades or awnings, radio or television antennae, loud speakers, sound
      amplifiers or similar devices, or make any changes to the storefront or
      exterior of the building without first obtaining Landlord's written
      approval and consent. Tenant shall present to the Landlord plans and
      specifications for such work at the time approval is sought. No additions,
      alterations, changes or improvements shall be made which will weaken the
      structural strength, lessen the value of, or change the architectural
      appearance of any building or other construction. Use of the roof is
      reserved to Landlord, and Tenant shall not go upon the roof without
      Landlord's prior written consent.

      Landlord may condition its approval of any additions or alterations by
      Tenant on the requirement that Tenant or its contractor secure and bear
      the cost of a labor and materials payment bond for the amount of the
      proposed construction reflecting Landlord as an obligee.

      All building materials and fixtures installed by Tenant shall be new or
      completely reconditioned. All alterations, improvements, additions and
      fixtures made or installed by Tenant as aforesaid shall remain upon the
      Premises at the expiration or earlier termination of this Lease and shall
      become the property of Landlord, unless Landlord shall, prior to the
      expiration or termination of this Lease, have given written notice to
      Tenant to remove the same, in which event Tenant shall remove the same and
      restore the Premises to the same good order and condition in which it was
      at the commencement of this Lease. Should Tenant fail so to do, Landlord
      may do so, collecting, at Landlord's option, the cost and expense thereof
      from the Tenant as Additional Rent, together with a fee of Five Hundred
      and No/100 Dollars ($500.00) for the administrative costs thereof.

6.5   SIGNS

      Tenant shall not place, alter, exhibit, inscribe, point, or affix any
      sign, awning, canopy, advertisement, notice or other lettering on any part
      of the outside of the Premises or of the building of which the Premises is
      a part, or inside the Premises if visible from the outside, without first
      obtaining the Landlord's written approval thereof, and Tenant further
      agrees to maintain such sign, awning, canopy, decoration, advertising
      matter, lettering, etc., as may be approved in good condition and repair
      at all times, and repair all damage to the Premises that is caused by the
      installation, maintenance or removal of such signs, lettering, etc. All
      signs shall comply with the sign criteria provided by Landlord in Exhibit
      D, and Tenant shall be obligated to install at least one sign in
      conformance with, as well as any additional signs required by, such sign
      criteria. All signs shall comply with applicable ordinances or other
      governmental restrictions and the determination of such requirements and
      the prompt compliance therewith shall be the responsibility of the Tenant.

6.6   FURNITURE, TRADE FIXTURES AND EQUIPMENT

      Tenant shall not cut or drill into, or secure any trade fixture, apparatus
      or equipment of any kind to any part of the Premises without first
      obtaining the written consent of Landlord. All furnishings, trade
      fixtures, equipment, and machines installed by Tenant in the Premises
      shall be new or completely reconditioned and remain the property of Tenant
      subject to Landlord's security interest as defined in Section 5.2 above
      and shall be removable by Tenant subject to Landlord's security interest
      as defined in Section 5.2 at the expiration or earlier termination of this
      Lease or any renewal or extension thereof, provided that in the event of
      such removal Tenant shall promptly restore the Premises to their original
      order and condition. Any such equipment not removed at or prior to such
      termination shall, at Landlord's option, be and become the property of
      Landlord.

6.7   INITIAL INSTALLATION AND IMPROVEMENTS BY TENANT

      Tenant shall submit to Landlord complete architectural, electrical and
      mechanical plans and specifications covering all work which Tenant
      proposes to do in the Premises including the fixturing thereof, whether
      such work is to be done by Tenant or others. Such plans and specifications
      shall be prepared in such detail as is required by the municipality in
      which the Shopping Center is located and, if such municipality does not
      require submittal of such plans and specifications, then in such detail as
      Landlord reasonably requires and Tenant agrees not to commence work upon
      any portion of the Premises until Landlord has approved such plans and
      specifications in writing. Landlord agrees to act with reasonable
      promptness with respect to the approval or non-approval of such plans and
      specifications. Any changes in said plans or specifications must be
      similarly approved, in writing, by Landlord.

                                      -11-
<PAGE>

      Upon receiving possession of the Premises from Landlord, Tenant shall with
      due diligence proceed to commence work on these initial improvements and
      alterations to the Premises and to install such furnishings, trade
      fixtures and equipment and to perform such other work as shall be
      necessary or appropriate in order to prepare the Premises for the opening
      of business. In the event that Tenant does not open the Premises for the
      conduct of its business by the date set forth in Section 1.3 of the
      Abstract of Lease, Landlord, in addition to all other remedies hereunder,
      shall have the right to terminate this Lease by giving Tenant written
      notice of such termination, whereupon this Lease shall be terminated
      unless by the date of the giving of said written notice, Tenant shall have
      opened the Premises for the conduct of its business.

      All of Tenant's work and installations shall be done in a first class,
      workmanlike manner using qualified labor and high quality material and in
      compliance with all laws, rules, regulations and orders of all
      governmental authorities having jurisdiction thereof. Tenant's work shall
      be conducted so as not to interfere with other work in progress in the
      Premises or the Shopping Center and, in the performance of Tenant's work,
      Tenant shall engage and employ only such labor as will not cause any
      conflict or controversy with any labor organization representing trades
      performing work for Landlord or others in the Shopping Center, or any part
      thereof, including the Premises.

      Tenant shall, at Tenant's own expense, promptly remove from the Premises
      and the Shopping Center area all trash and debris which may accumulate in
      connection with Tenant's work in the Premises. Tenant, prior to delivery
      of possession, shall with the prior consent of Landlord be permitted to
      install fixtures and equipment. Any work done by Tenant prior to delivery
      of possession of the Premises shall be done in a manner as will not
      interfere with the progress of the work by Landlord of completing
      construction and Landlord shall have no liability or responsibility for
      loss of, or any damage to fixtures, equipment or other property of Tenant
      so installed or placed on the Premises.

      Tenant will obtain a certificate of occupancy and deliver a copy thereof
      to Landlord upon completion of Tenant's work.

6.8   MECHANIC'S LIENS

      If Tenant makes any alterations or improvements in the Premises, Tenant
      must pay for same when made. Nothing in the Lease shall be construed to
      authorize Tenant or anyone dealing with or under Tenant, to charge the
      rents of the Premises, or the property of which the Premises form a part,
      or the interest of Landlord in the estate of the Premises, or any person
      under and through whom Landlord has acquired its interest in the estate of
      the Premises, with a mechanic's lien or encumbrance of any kind, and under
      no circumstances shall Tenant be construed to be the agent, employee or
      representative of Landlord in the making of any such alterations or
      improvements to the Premises. If a mechanic's or materialmen's lien is
      threatened by any contractor or supplier, or in the event of the filing of
      a notice of any such lien, Tenant will promptly pay same and take steps
      immediately to have same removed. If the lien is not removed within ten
      (10) days from the date of written notice from Landlord, Landlord shall
      have the right at Landlord's option to cause the same to be discharged by
      record of payment, deposit, bond or order of a court of competent
      jurisdiction or otherwise, or to pay any portion thereof and of the
      amounts so paid, including attorneys' fees and expenses connected

                                      -12-
<PAGE>

      therewith and interest at the rate of 18% per annum on any sums paid or
      advanced shall be Additional Rent due from Tenant to Landlord and shall be
      paid to Landlord immediately upon rendition to Tenant of bill. Tenant will
      indemnify and hold harmless Landlord from and against all loss, claims,
      damages, costs or expenses suffered by Landlord by reason of any repairs,
      installations or improvements made by Tenant. At Landlord's option, Tenant
      will provide a payment and performance bond in the amount of Tenant's work
      and Tenant will deposit the cost of all Tenant's work into a construction
      escrow, with a title insurance company acceptable to Landlord. The terms
      of such escrow will provide for periodic payments directly to contractors
      upon the deposit of all appropriate mechanic's lien waivers and
      contractor's affidavits duly executed and acknowledged before a notary
      public, necessary to ensure Landlord of lien-free construction. In
      addition and at Landlord's option, Tenant shall be required to deliver to
      Landlord cash or other security in amounts, content and form acceptable to
      Landlord to hold as security for the prompt payment and to ensure
      completion of Tenant's work. Tenant will provide insurance certificates
      from all contractors performing Tenant's work in form and substance as is
      required by Tenant under this Lease.

      Except as may be expressly provided in this Lease, nothing in this Section
      shall be construed to permit Tenant to place any materials upon the
      Premises or cause any labor or construction, or to make any alterations,
      additions, replacements or substantial repairs, in or about the Premises.
      Landlord shall have the further right at any time, and from time to time,
      to post and maintain on the Premises such notices as Landlord deems
      necessary to protect the Premises, and Landlord, from all Hens of any
      nature whatsoever.

      No mechanics' or materialmen's liens or mortgages, deeds of trust, or
      other Hens of any character whatsoever created or suffered by Tenant shall
      in any way, or to any extent, affect the interest or rights of Landlord in
      any buildings or other improvements on the Premises, or attach to or
      affect Landlord's title to or rights in the Premises including, but not
      limited to, Landlord's reversionary interest or other estate or interest
      of Landlord in the Premises.

6.9   TENANT'S DUTY TO REPAIR AND MAINTAIN PREMISES

      Tenant shall keep and maintain in good order, condition and repair
      (including any such replacement, periodic painting, and restoration as is
      required for that purpose) the Premises and every part thereof and any and
      all appurtenances hereto located, including, but without limitation, the
      exterior and interior portion of all doors, door checks, windows, plate
      glass, store front, all plumbing and sewage facilities within the Premises
      including free flow up to the main sewer line, fixtures, heating and air
      conditioning and electrical systems (whether or not located in the
      Premises), sprinkler systems, walls, floors and ceilings, motors
      applicable to the Premises, and all alterations, improvements and
      installations made by Tenant under the terms of this Lease and any
      exhibits thereto, as herein provided; any repairs required to be made in
      the Premises due to burglary of the Premises or other illegal acts on the
      Premises or any damage to the Premises caused by a strike involving the
      Tenant or its employees.

      Tenant shall maintain and bear the expense of the light fixtures and
      bulbs, air-conditioning units and filters, janitorial services, interior
      pest control, and the like. In the event that any governmental
      regulations, from time to time, shall require emergency lighting to be
      installed in the Premises, the installation and the maintenance of the
      same, including providing of battery power, shall be the responsibility of
      Tenant. Tenant will not cause or permit accumulation of any debris or
      extraneous matter on the roof of the Premises and will be responsible for
      any damage caused to the roof by any acts of the Tenant, its agents,
      servants, employees or contractors of any type or nature.

      At all times during the Term, Tenant, at its sole cost and expense, shall
      maintain an HVAC maintenance contract in effect with a licensed competent
      contractor for the consistent periodic inspection and maintenance of all
      HVAC systems located on or for the use of the Premises. If the permitted
      use of the Premises is as a restaurant or other prepared food provider,
      Tenant, at its sole cost and expense, shall maintain in effect at all
      times during the Term of the Lease (or so long as the use of the Premises
      includes a restaurant or other food provider) a grease trap maintenance
      contract for the consistent and periodic inspection and maintenance of all
      grease traps located on or which service the Premises. All HVAC and grease
      trap maintenance contracts will be entered into with responsible,
      experienced providers. Tenant is obligated to provide copies of all such
      maintenance contracts to Landlord on an annual basis.

      In accordance with any applicable municipal regulations, and at its own
      expense, Tenant shall:

      o     place any rubbish or other matter outside the building or in the
            Premises only in such containers as are authorized from time to time
            by Landlord and pay the cost of removal of all of Tenant's refuse or
            rubbish. If Landlord shall provide or designate a service for
            picking up refuse or garbage, Tenant shall use the same at its sole
            cost;

      o     see that there are no undue accumulations of garbage and refuse;
            keep the same in proper containers on the interior of the Premises,
            until called for collection; remove the same at Tenant's expense;

      o     keep the outside areas immediately adjoining the Premises clean and
            free from ice and not place or permit any rubbish, obstructions or
            merchandise in such areas; and

      o     keep the Premises (including all exterior surfaces and both sides of
            all glass) clean, orderly, sanitary and free from objectionable
            odors, insects, vermin and other pests.

                                       -13-
<PAGE>

      If Tenant refuses or neglects to commence and to complete repairs or
      maintenance required herein promptly and adequately, Landlord may, but
      shall not be required to, make and complete said repairs and Tenant shall
      pay the cost thereof to Landlord as Additional Rent upon demand. Except as
      provided in Section 6.3 above and except as specifically provided in
      Section 9.1 (Fire and Casualty damage) and Section 9.2 (Condemnation),
      Landlord shall not be obligated to repair, replace, maintain or alter the
      Premises, and Tenant waives all laws in contravention thereof. With regard
      to repairs, Tenant expressly waives any right pursuant to any law now
      existing or which may be effective during the Term hereof, to make repairs
      at Landlord's expense.

ARTICLE VII - USE OF PREMISES

7.1   TENANT'S USE OF THE PREMISES

      Tenant shall use and occupy the Premises only for those permitted uses
      reflected in the Abstract of Lease and for no other purpose without
      Landlord's prior written consent. Additionally, except as provided to the
      contrary as permitted uses in the Abstract of Lease, Tenant shall not
      violate in any manner the exclusive use provisions granted by Landlord to
      other tenants in the Shopping Center when Tenant has received written
      notice of such exclusive use provisions. The prohibited uses set out
      herein and those set forth on Exhibit F, apply to Tenant's and Tenant's
      successors and assigns use of the Premises only and do not in any way
      limit Landlord's or any other tenant's rights with respect to the Shopping
      Center. If any conflict shall develop between Tenant and any other tenant
      of the Shopping Center regarding any provisions in this Lease or in leases
      to other tenants in the Shopping Center, Landlord shall be the sole
      arbitrator of such conflict. Landlord's decision shall be binding on
      Tenant and Landlord shall incur no liability to Tenant as a result of any
      such determination made by Landlord hereunder. If Landlord permits a
      deviation from any provision of this Lease, the permission, to be
      effective, must be in writing and Landlord in its sole discretion may
      withhold or revoke such permission. Failure of Landlord to enforce any
      provision in this Lease or in leases to any other tenant in the Shopping
      Center shall be at Landlord's sole discretion and Landlord shall incur no
      liability to Tenant as a result of any determination made by Landlord.

      Neither Tenant nor any person, firm, or corporation directly or indirectly
      affiliated with Tenant nor Tenant's franchisers, subsidiaries, parents,
      partners or shareholders (in a closely held corporation) shall conduct any
      commercial establishment within three (3) miles (measured in a straight
      line in all directions from the Shopping Center) of the Shopping Center
      during the Term hereof. Nothing contained in this Lease is intended to (or
      shall) limit or restrict the Landlord and its successors and/or assigns or
      any other tenant and their successors and/or assigns from engaging in one
      or more types of retail businesses. Tenant will at all time be the
      operator and manager of the Premises any attempt to use a management
      contract, concession agreement or any other arrangement whereby the
      operation of the business of the Premises will be other than by Tenant
      shall constitute a violation of this Lease.

7.2   USE OF COMMON AREAS

      All facilities furnished by Landlord in the Shopping Center and designated
      for the general use, in common, of occupants of the Shopping Center,
      including Tenant hereunder, their officers, agents, employees and
      customers, including, but not limited to, parking areas, streets,
      sidewalks, canopies, roadways, loading platforms, washrooms, shelters,
      ramps, landscaped areas and other similar facilities, shall at all times
      be subject to the exclusive control and management of Landlord. Landlord
      shall have the right from time to time to change the area, level, location
      and arrangement of such parking areas and other facilities above referred
      to, and make all rules and regulations pertaining to and necessary for the
      proper operation and maintenance of the common facilities. Tenant
      hereunder and any other subtenants and licensees shall comply with all
      rules and regulations made by Landlord pertaining to the operation and
      maintenance of said common facilities, including, but not limited to, such
      reasonable requirements pertaining to sanitation, handling of trash and
      debris, loading and unloading of trucks and other vehicles, and safety and
      security against fires, theft, vandalism, personal injury and other
      hazards. The parking area shall be limited to parking for customers of
      tenants of the Shopping Center and Tenant and its employees may not park
      in any portion of the parking area, except that portion thereof designated
      or which may hereafter be designated as "Employees' Parking Area." Upon
      request of the Landlord, Tenant will furnish to Landlord the license
      numbers of any automobiles belonging to Tenant or its employees and in the
      event any of such vehicles shall be parked in areas other than those
      designated for employee parking, the Tenant shall pay to Landlord
      forthwith on demand an amount equal to $10.00 per day of each day that
      such vehicles shall be parked in such nondesignated areas.

                                      -14-
<PAGE>

      Landlord shall have the exclusive right at any and all times to close any
      portion of the common areas for the purpose of making repairs, changes or
      additions thereto and may change the size, area or arrangement of the
      parking areas or the lighting thereof within or adjacent to the existing
      areas and may enter into agreements with adjacent owners for
      cross-easements for parking, ingress or egress. In the event that the
      lighting controls for the common areas shall be located within the
      Premises, then Landlord shall in such event have the right to enter the
      Premises of the Tenant for the purpose of adjusting or otherwise dealing
      with the said controls as required.

7.3   LANDLORD'S USE OF SHOPPING CENTER

      Landlord may use or lease the remaining shops and spaces in the Shopping
      Center for retail use, commercial offices or any other legally permitted
      uses.

7.4   CONDUCT OF TENANT'S OPERATIONS

      A.    Tenant shall open for business and shall operate all of the Premises
            during the entire Term of this Lease with due diligence and
            efficiency as to produce the maximum Gross Receipts which may be
            produced by such manner of operation. Subject to inability by reason
            of strikes or labor disputes or unavailability of goods or other
            reasons beyond Tenant's reasonable control, Tenant shall carry at
            all times in the Premises a stock of merchandise of such size,
            character and quality as shall be reasonably designed to produce the
            maximum return to Landlord and Tenant. Tenant shall conduct its
            business during the same days, nights and hours as the majority of
            the stores in the Shopping Center, and shall continuously and
            uninterruptedly occupy the Premises and operate the store throughout
            the Term for the use permitted by this Lease. In the event Tenant
            fails to continually and uninterruptedly occupy and operate its
            business on the Premises, Tenant shall, in addition to all other
            damages chargeable against Tenant in this Lease, pay the Landlord,
            as damages, an amount equal to the diminution in value of the
            Shopping Center resulting from this breach. The failure of Tenant to
            open the Premises for business within sixty (60) days after delivery
            of possession of the Premises from Landlord to Tenant as provided in
            Section 6.2 of this Lease shall constitute an event of default
            hereunder and shall, in addition to all other remedies permitted to
            be exercised by Landlord under the Lease, obligate the Tenant to
            reimburse Landlord for all of its initial construction costs and
            expenses and broker's fees in connection with the negotiation and
            execution of the Lease.

      B.    At all times throughout the Term, Tenant shall:

      (1)   comply with any and all requirements of any of the constituted
            public authorities, and with the terms of any State or Federal law,
            statute or local ordinance or regulation applicable to Tenant for
            its use, safety, cleanliness or occupation of the Premises
            including, but not limited to, the requirements of the Americans
            with Disabilities Act, and hold Landlord harmless from penalties,
            liens, costs, expenses or damages resulting from Tenant's failure to
            do so. Tenant shall, at its sole cost and expense, promptly make all
            additions, alterations or changes to the Premises, or any portion
            thereof, as may be required by any governmental authority or agency
            and shall comply promptly with all present and future orders, rules,
            regulations and directions of any governmental authority or agency.

      (2)   Give to Landlord prompt written notice of any accident, fire or
            damage occurring on or to the Premises.

      (3)   Load and unload goods at such times in the areas and through such
            entrance as may be designated for such purposes by Landlord. Such
            trailers or trucks shall not be permitted to remain parked overnight
            in any area of the Shopping Center, whether loaded or unloaded.

      (4)   Conduct its business in the Premises in all respects in a dignified
            manner and in accordance with high standards of store operation.

      (5)   Comply with all reasonable rules and regulations of Landlord in
            effect at the time of the execution of this Lease or at any time or
            times, and from time to time, promulgated by Landlord, which
            Landlord in its sole discretion shall deem necessary in connection
            with the Premises, the building of which the Premises are a part, or
            the Shopping Center, including both the operation of Tenant's
            business during certain minimum days and hours and the installation
            of such fire extinguishers, water buckets and other safety equipment
            as Landlord may reasonably require.

                                      -15-
<PAGE>

      C.    Except by prior written consent of Landlord, Tenant shall not:

      (1)   Use or operate any machinery that, in Landlord's opinion, is harmful
            to the building or disturbing to other tenants in the building of
            which the Premises is a part, nor shall Tenant use any loud
            speakers, televisions, phonographs, radios or other devices in a
            manner so as to be heard or seen outside of the Premises, nor
            display merchandise on the exterior of the Premises either for sale
            or for promotional purposes, nor shall Tenant create any noxious or
            objectionable odors which may be disturbing to other tenants in the
            building of which the Premises is a part.

      (2)   Do, or suffer to be done, any act, matter or thing objectionable to
            the fire insurance companies whereby the fire insurance or any other
            insurance now in force or hereafter to be placed on the Premises or
            any part thereof, or on the building of which the Premises may be a
            part, shall become void or suspended, or whereby the same shall be
            rated as a more hazardous risk than at the date when Tenant receives
            possession hereunder. In case of a breach of this covenant, in
            addition to all other remedies of Landlord hereunder, Tenant agrees
            to pay to Landlord as Additional Rent any and all increase or
            increases of premiums on insurance carried by Landlord on the
            Premises, the Shopping Center or any part thereof, caused in any way
            by the occupancy of Tenant.

      (3)   Conduct any auction, fire, bankruptcy or selling-out sale on or
            about the Premises, solicit business in any parking or other common
            area which may become such by the leasing or licensing to others by
            Landlord of any property adjoining or near the Premises. Such
            solicitation shall include, without limitation, distribution of
            handbills or other advertising media in or on automobiles parked in
            the parking area or other common areas, the use of pickets in such
            areas, the use of loud speaker systems which are audible in such
            areas, and the displaying of any of Tenant's merchandise or the
            posting of any signs not expressly authorized hereunder in such
            areas.

7.5   RIGHTS RESERVED BY LANDLORD

      A.    EASEMENTS. Landlord expressly reserves all rights in and with
            respect to the land hereby leased not inconsistent with Tenant's use
            of the Premises as provided in the Lease, including (without in any
            way limiting the generality of the foregoing) the rights of Landlord
            to establish common areas and grant parking easements to others and
            to enter upon the Premises and give easements to others (even before
            the establishment of common areas) for the purpose of installing,
            using, maintaining, renewing and replacing such overhead or
            underground water, gas, sewer and other pipe lines, and telephone,
            electric, and power lines, cables and conduits as Landlord may deem
            desirable in connection with the development or use of any other
            property in the neighborhood of the land hereby leased, whether
            owned by Landlord or not, all of which pipelines, lines and conduits
            shall be buried to a sufficient depth or raised to a sufficient
            height so as not to interfere with the use or stability of the
            building or any other improvements on the land hereby leased.

      B.    INSPECTION, REPAIR AND INSTALLATION. Landlord reserves the right to,
            at all reasonable times, by itself or its duly authorized agents,
            employees and contractors to go upon and inspect the Premises and
            every part thereof, to enforce or carry out the provisions of this
            Lease, at its option to make repairs, alterations and additions to
            the Premises or the building of which the Premises are a part, to
            perform any defaulted obligation of Tenant or for any other proper
            purposes. Landlord also reserves the right to install or place upon,
            or affix to the roof and exterior walls of the Premises, equipment,
            signs, displays, antenna, and any other object or structure of any
            kind, provided the same shall not materially impair the structural
            integrity of the building or interfere with Tenant's occupancy.

      C.    PRESENTATION FOR SALE OR LEASE. Landlord hereby reserves the right
            during usual business hours to enter the Premises and to exhibit the
            same for purposes of sale, lease or mortgage, and during the last
            twelve (12) months of the term of this Lease, to exhibit the same to
            any prospective Tenant, and to display a "For Sale" sign at any
            time, and also after notice from either party of their intention to
            terminate this Lease, or at any time within twelve (12) months prior
            to the expiration of this Lease, a "For Rent" sign, a "For Sale"
            sign, or both, as Landlord shall require, except on doors leading
            into the Premises. Prospective purchasers or tenants authorized by
            Landlord may inspect the Premises at reasonable hours at any time.

                                      -16-
<PAGE>

7.6   HAZARDOUS MATERIALS

      A.    HAZARDOUS MATERIALS. Tenant shall comply with all environmental laws
            relating to Hazardous Materials (as hereinafter defined) affecting
            the Premises, the Shopping Center and the improvements thereon, and
            the business conducted thereon by Tenant, or any activity or
            condition on or in the Premises. As used herein, the term "Hazardous
            Material" means any hazardous or toxic substance, material or waste
            which is or becomes regulated by any local governmental authority,
            and which is stored, used, disposed of or released in violation of
            any law, rule, regulation or order of any local governmental
            authority, the state in which the Premises is located or the United
            States Government. Without limiting the generality of the foregoing,
            Tenant shall not cause or permit any Hazardous Material to be
            brought upon, kept, or used in or about the Premises or the Shopping
            Center by itself or its agents, employees, contractors or invitees
            without the prior written consent of Landlord. If Tenant breaches
            the obligations stated in the preceding sentence, or if the presence
            of Hazardous Material on the Premises caused or permitted by Tenant
            results in contamination of the Premises, the Shopping Center or any
            adjacent property, then Tenant shall indemnify, defend and hold
            Landlord harmless from any and all claims, judgments, damages,
            penalties, fines, costs, liabilities or losses, including, without
            limitation, diminution in value of the Premises, the Shopping
            Center, and/or adjacent property, damages for the loss or
            restriction on use of rentable or usable space or of any amenity of
            the Premises, the Shopping Center, and/or adjacent property, damages
            arising from any adverse impact on occupying or marketing of the
            Premises, the Shopping Center, and/or adjacent property, and sums
            paid in settlement of claims, attorneys' fees, consultant fees and
            expert fees which arise during or after the term or extended term of
            this Lease as a result of such contamination. This indemnification
            includes, without limitation, costs incurred in connection with any
            investigation of site conditions or any cleanup, remedial, removal
            or restoration work required by any federal, state or local
            governmental agency or political subdivision because of Hazardous
            Material present in the soil or ground water on or under the
            Premises, the Shopping Center, and/or adjacent property. Without
            limiting the foregoing, if the presence of any Hazardous Material on
            the Premises or Shopping Center caused or permitted by Tenant
            results in any contamination of the Premises, the Shopping Center,
            and/or adjacent property, Tenant shall promptly take all actions at
            its sole expense as are necessary to return the Premises, the
            Shopping Center, and/or adjacent property to the condition existing
            prior to the introduction of any such Hazardous Material to the
            Premises, the Shopping Center, and/or adjacent property; provided
            that Landlord's approval of such actions shall first be obtained,
            which approval shall not be unreasonably withheld so long as such
            actions would not potentially have any material adverse long-term or
            short-term effect on the Premises, the Shopping Center, and/or
            adjacent property. The provisions of this Section 7.6 shall survive
            the expiration or earlier termination of this Lease and Tenant's
            surrender of the Premises to Landlord.

            Landlord shall have the right, but not the duty, to inspect the
            Premises at any time to determine whether Tenant is complying with
            the requirements of this Section 7,6. If Tenant is not in compliance
            with the requirements of this Section 7.6, Landlord shall have the
            right, but not the obligation, to immediately enter upon the
            Premises to remedy any condition which is in violation of the terms
            of this Lease or caused by Tenant's failure to comply with the
            requirements of this Lease. Landlord shall use reasonable efforts to
            minimize interference with Tenant's business as a result of any such
            entry by Landlord.

ARTICLE VIII - LIABILITY INSURANCE AND INDEMNIFICATION

8.1   ALLOCATION OF RISKS AND INSURANCE

      A.    OPERATION OF SHOPPING CENTER AND COMMON FACILITIES. Landlord bears
            the risk of and may insure, as practical or required by a lender of
            Landlord, the operation of the Shopping Center as a whole or the
            common facilities. Such insurance may include, but is not limited
            to, general liability, umbrella liability, bodily injury, public
            liability, property damage liability, automobile insurance, sign
            insurance and the like in limits selected by Landlord. Tenant shall
            pay to Landlord its Proportionate Share of such insurance as
            provided in Section 4.3 above.

      B.    PREMISES AND SHOPPING CENTER. Landlord bears the risk of and shall
            keep the buildings and improvements forming at any time a part of
            the Premises insured against loss or damage by fire, with extended
            coverage and vandalism and malicious mischief endorsement or their
            equivalents, in such insurance companies as Landlord shall select
            and in amounts not less than eighty percent (80%) of the replacement
            cost of the building and structures insured with loss payable
            thereunder to Landlord and to any authorized encumbrances of
            Landlord (with standard mortgagee loss payable clause) in accordance
            with their respective interests. Landlord may also maintain rent
            insurance equal to at least one year's Rent. If the Lease is
            canceled for any reason or if Tenant has committed an event of
            default which has not been cured, all insurance proceeds shall be
            paid and retained by Landlord, subject to the rights of any
            authorized encumbrances of Landlord. Tenant shall pay to Landlord
            its Proportionate Share of such Insurance as provided in Section 4.3
            above. Tenant agrees not to keep upon the Premises any articles or
            goods which may be prohibited by the standard form of fire insurance
            policy. It is agreed between the parties that in the event the
            insurance rates applicable to fire and extended coverage insurance
            covering the within Premises shall be increased by reason of any use
            of the Premises made by the Tenant, then Tenant shall pay to
            Landlord such increase in Insurance as shall be occasioned by said
            use.

                                      -17-
<PAGE>

      C.    PROPERTY OF TENANT. Tenant agrees that all leasehold improvements in
            the Premises (whether installed by Tenant or otherwise) and all of
            Tenant's property, including but not limited to Tenant's betterments
            and improvements, inventory, fixtures, furnishings, floor coverings,
            equipment and all other property owned by it in, on, or about the
            Premises shall be kept at the sole risk and hazard of the Tenant.
            Landlord shall not be liable or responsible for any loss of or
            damage to Tenant, or anyone claiming under or through Tenant, or
            otherwise, whether such loss or damage is caused by or resulting
            from a peril required to be insured hereunder, or from water, steam,
            gas, leakage, plumbing, electricity or electrical apparatus, pipe or
            apparatus of any kind, the elements or other similar or dissimilar
            causes, and whether or not originating in the Premises or elsewhere,
            irrespective of whether or not Landlord may be deemed to have been
            negligent with respect thereto, and provided such damage or loss is
            not the result of an intentional and willful wrongful act or the
            gross negligence of Landlord. Tenant agrees that if any property
            owned by it and located in the Premises shall be damaged or
            destroyed by an insured peril, Landlord shall not have any liability
            to Tenant, prior to any insurer of Tenant, for or in respect of such
            damage or destruction, and Tenant shall require all policies of risk
            insurance carried by it on its property in the Premises to contain
            or be endorsed with a provision in and by which the insurer
            designated therein shall waive its right of subrogation against
            Landlord.

      D.    OPERATIONS OF TENANT. All operations conducted by Tenant in, on or
            about the Premises shall be at Tenant's sole risk. In addition,
            Tenant shall procure insurance for its operations as follows:

      (1)   Liability Insurance: Tenant shall keep in force at its own expense
            commercial general liability insurance including bodily injury and
            property damage and contractual liability insurance covering the
            Premises, Tenant's use thereof and any use of motor vehicles by
            Tenant within the Shopping Center against claims for "personal
            injury" liability, including but not limited to, bodily injury,
            death or property damage with limits of not less than a combined
            single limit of One Million and No/100 Dollars ($1,000,000.00) per
            occurrence and Two Million and No/100 Dollars ($2,000,000.00)
            general aggregate and a One Million and No/100 Dollars
            ($1,000,000.00) umbrella policy, and Fire Legal Liability Insurance
            in amounts sufficient to cover the replacement costs of the Premises
            and loss of the use thereof.

      (2)   Plate Glass Insurance: Tenant shall keep and maintain in force
            during the Term hereof, plate glass insurance upon windows and doors
            in the Premises. Tenant may self-insure glass coverage with limits
            acceptable to Landlord.

      (3)   Boiler machinery insurance required in the amount equal to value of
            mechanical equipment.

      (4)   Dram Shop/Liquor Liability Insurance: In the event that at any time
            during the Term of the Lease or any extension or renewal thereof,
            drugs, prescription drugs, beer, wines or other alcoholic liquors or
            beverages are sold or given away upon or from the Premises (it being
            understood and agreed, however, the foregoing provision shall not
            authorize the use of the Premises for such purposes without the
            express written consent of the Landlord being set forth otherwise in
            this Lease), Tenant shall, at its sole expense, obtain, maintain,
            and keep in force, Dram Shop/Liquor Liability insurance protecting
            both Tenant and Landlord in connection therewith with policy
            provided for, from time to time, under the laws of the state in
            which the Premises are located, with a minimum limit of One Million
            and No/100 Dollars ($1,000,000.00) per occurrence. In the event
            Tenant shall fail to procure such insurance, then sales of the
            foregoing products shall be suspended until such coverage is again
            in force.

      E.    REQUIREMENTS OF ALL POLICIES. All insurance policies required of
            Tenant in this Lease shall be in the name of Tenant, and shall name
            Landlord, and, upon request, any other party named by Landlord with
            an interest in this Lease, as an additional insured for claims
            arising from the acts or omissions of Tenant or its employees. Each
            policy shall contain an express waiver of any right of subrogation
            against Landlord and other name insured designated by Landlord. Said
            policies shall be in Class "A-" or better companies authorized to
            write such coverage in the state in which the Premises is located
            and shall be reasonably acceptable to Landlord and/or its lender
            (which shall be named as an additional insured if requested in
            writing). Tenant will further deposit the policy or policies of such
            insurance or certificates thereof (on Accord 25 forms) with Landlord
            commencing with the date Tenant first enters upon the Premises for
            any purpose. Each policy shall provide against cancellation without
            thirty (30) days' prior written notice to the named insureds. The
            deductibles on all such insurance will be in amounts acceptable to
            Landlord. Tenant will pay all deductible amounts under all such
            insurance policies.

                                      -18-
<PAGE>

      F.    FAILURE TO PROCURE INSURANCE, In the event Tenant shall fail to
            procure insurance required under this Article and fail to maintain
            the same in force continuously during the Term, Landlord shall be
            entitled to procure the same and Tenant shall immediately reimburse
            Landlord for such premium expense.

8.2   INDEMNIFICATION AND WAIVER OF CLAIMS

      Tenant indemnifies Landlord and waives claims as follows:

      A.    INDEMNIFICATION. Tenant will indemnify and defend Landlord and hold
            it harmless from and against any and all claims, actions, damages,
            losses, risks, liabilities and expense (including attorney's fees
            and costs) in connection with the breach of any certification made
            by Tenant in this Lease, loss of life, personal injury and/or damage
            to property occurring in or about, or arising from or out of, the
            Premises and adjacent sidewalks and loading platforms or areas
            occasioned wholly or in part by any act or omission of Tenant, its
            agents, contractors, customers or employees unless such claim,
            action, damage, liability or expense is the result of the
            intentional and willful act or the gross negligence of Landlord.
            Additionally, Tenant agrees to indemnify, defend and hold harmless
            Landlord with respect to any claim, cause of action or proceeding,
            in law or in equity, civil, criminal or administrative, asserted or
            brought by any person, firm, or corporation, including, without
            limitation, any government or agency thereof, and any private
            individual, corporation, or other entity claiming or asserting that
            the exclusive uses contained in Section 7,1 constitute an unfair
            method of competition or an unfair and deceptive act or practice in
            commerce, or is in restraint of trade, or constitutes a violation of
            any of the Anti-Trust Laws of the United States, including, but not
            limited to, the Federal Trade Commission Act, or any state law
            having as its purpose the preservation of competition and/or the
            outlawing of agreements, combination, and conspiracies in restraint
            of trade or commerce. Tenant agrees to defend, at its own cost and
            expense, any lawsuit or proceeding referred to above and to
            reimburse Landlord for any reasonable expenses or damages, including
            reasonable attorney's fees and disbursements, incurred in any such
            proceeding, lawsuit, administrative action, or investigation
            commenced in whole or in part by reason of said exclusive clause.

      B.    WAIVER OF CLAIMS. Landlord and Landlord's agents, employees and
            contractors shall not be liable for, and Tenant hereby releases all
            claims for, damage to person and property sustained by Tenant or any
            person claiming through Tenant resulting from any theft, fire,
            accident, occurrence or condition in or upon the Premises or
            building of which they shall be a part, including, but not limited
            to, such claims for damage resulting from: (i) any defect in or
            failure of plumbing, heating or air-conditioning equipment, electric
            wiring or installation thereof, water pipes, stairs, railings or
            walks; (ii) any equipment or appurtenances becoming out of repair;
            (iii) the bursting, leaking or running of any tank, washstand, water
            closet, waste pipe, drain or any other pipe or tank in, upon of
            about such building or Premises; (iv) the backing up of any sewer
            pipe or downspout; (v) the escape of steam or hot water; (vi) water,
            snow or ice being upon or coming through the roof or any other place
            upon or near such building or Premises or otherwise; (vii) the
            falling of any fixture, plaster or stucco; (viii) broken glass; and
            (ix) any act or omission of co-tenants or other occupants of said
            building or of adjoining or contiguous property or buildings. In the
            event the Premises or its contents are damaged or destroyed by fire
            or other insured casualty, the rights, if any, of either party
            hereto against the other with respect to such damage or destruction
            are waived, and all policies of fire and/or extended coverage or
            other insurance covering the Premises or its contents shall contain
            a clause or endorsement providing in substance that the insurance
            shall not be prejudiced if the insureds have waived the right of
            recovery from any person or persons prior to the date and time of
            loss or damage, if any.

      C.    NOTICE OF CLAIMS OR SUITS. Tenant agrees to promptly notify Landlord
            of any claim, action, proceeding or suit instituted or threatened
            against the Landlord. In the event Landlord is made a party to any
            action for damages which Tenant has herewith indemnified Landlord
            against, then Tenant shall pay all costs and shall provide effective
            counsel in such litigation or shall pay, at Landlord's option, the
            attorneys' fees and costs incurred in connection with said
            litigation by Landlord.

      D.    TENANT'S TIME TO SUE. To the extent permitted by law, any claim,
            demand, right or defense by Tenant that arises out of this Lease or
            the negotiations that preceded this Lease shall be barred unless
            Tenant commences an action thereon, or interposes a defense by
            reason thereof, within six (6) months after the date of the
            inaction, omission, event, or action that gave rise to such claim,
            demand, right, or defense. Tenant acknowledges and understands,
            after having consulted with its legal counsel, that the purpose of
            this Section is to shorten the period within which Tenant would
            otherwise have to raise such claims, demands, rights, or defenses
            under applicable laws.

                                      -19-
<PAGE>

ARTICLE IX - LOSS, DESTRUCTION OR TAKING OF PREMISES OR SHOPPING CENTER

9.1   FIRE OR OTHER CASUALTY

      Tenant shall give to Landlord prompt written notice of any accident, fire
      or damage occurring on or to the Premises. Thereupon, Landlord's
      obligation concerning the repair or reconstruction of the Premises will be
      as follows:

      A.    PARTIAL DESTRUCTION OF PREMISES. If the Premises shall be damaged by
            the elements or other casualty or by fire, not due to Tenant's
            negligence, but are not thereby rendered untenantable in whole or in
            part, Landlord shall promptly after receipt of insurance proceeds
            cause such damage to be repaired, and the Rent shall not be abated.
            If by reason of any such occurrence, the Premises shall be rendered
            untenantable only in part, Landlord shall promptly after receipt of
            insurance proceeds cause the damage to be repaired and the Minimum
            Rent meanwhile shall be abated proportionately as to the portion of
            the Premises and only for the time such Premises are rendered
            untenantable.

      B.    SUBSTANTIAL DESTRUCTION OF PREMISES. If the Premises shall be
            rendered wholly untenantable by reason of such occurrence (i.e.,
            destruction of 25% or more), the Landlord shall promptly after
            receipt of insurance proceeds cause such damage to be repaired, and
            the Rent shall meanwhile be abated in whole, provided, however, that
            Landlord shall have the right, to be exercised by notice in writing
            delivered to Tenant within sixty (60) days from and after said
            occurrence, to elect not to reconstruct the destroyed Premises, and
            in such event this Lease and the tenancy hereby created shall cease
            as of the date of the said occurrence, the Rent to be adjusted as of
            such date.

      C.    DESTRUCTION OF SHOPPING CENTER. If the Shopping Center shall be
            damaged by the elements or other casualty or by fire, not due to
            Tenant's negligence and which damage does not render the Premises
            untenantable in whole or in part, Landlord shall promptly after
            receipt of insurance proceeds cause such damage to be repaired and
            the Rent shall not be abated. If the Shopping Center or any premises
            located thereon suffers damage or destruction of a substantial
            nature (i.e., destruction of 10% or more of the Shopping Center),
            which damage or destruction does not render the Premises
            untenantable in whole or in part. Landlord shall after receipt of
            insurance proceeds cause such damage to be repaired and the Rent
            shall not be abated; provided, however, that Landlord shall have the
            right to be exercised by notice in writing to be delivered to Tenant
            within sixty (60) days from and after such occurrence to elect not
            to reconstruct the destroyed portion of the Shopping Center, and in
            such event this Lease and the tenancy hereby created shall cease as
            of the date of the occurrence, the Rent to be adjusted as of such
            date.

9.2   CONDEMNATION

      A.    AWARD. If title to all or any portion of the Premises is taken by a
            public or quasi-public authority under any statute or by right of
            eminent domain of any governmental body, whether such loss or damage
            results from condemnation of part or all of the Premises or any
            portion of the parking area or service entrances and exits. Tenant
            shall not be entitled to participate or receive any part of the
            damages or award except where said award shall provide for moving or
            other reimbursable expenses for the Tenant under applicable statute
            in which event the latter sum shall be received by Tenant, and
            except that portion of any award allocated to the taking of Tenant's
            trade fixtures, equipment and personal property, or to a loss of
            business by Tenant. None of the awards or payments to Landlord shall
            be subject to any diminution or apportionment on behalf of Tenant or
            otherwise.

      B.    SUBSTANTIAL OR MATERIAL TAKING OF PREMISES. Should any power of
            eminent domain be exercised after Tenant is in possession, such
            exercise shall not void or impair this Lease unless the amount of
            the Premises so taken is such as to substantially and materially
            impair the usefulness of the Premises for the purpose for which the
            same are hereby demised, in which event either party may cancel this
            Lease by notice to the other within sixty (60) days after possession
            is taken, and the Rent herein provided shall abate as of the date
            possession is taken by the condemning authority.

                                      -20-
<PAGE>

      C.    PARTIAL TAKING OF PREMISES. If a portion of the Premises shall be
            taken as herein provided for public improvements or otherwise under
            the exercise of the right of eminent domain and the Premises shall
            continue to be reasonably suitable for the use which is herein
            authorized, then the Rent herein provided shall be reduced from the
            date of such taking in direct proportion to the reduction in
            usefulness of the Premises and the Lease shall continue in full
            force and effect.

      D.    If a portion of the Shopping Center shall be taken as herein
            provided for public improvements or otherwise under the exercise of
            the right of eminent domain, such exercise shall not void or impair
            the Lease unless the amount of the Shopping Center so taken, in
            Landlord's sole and absolute discretion, is such to substantially or
            materially impair the usefulness of the Shopping Center, in which
            event Landlord may cancel this Lease by notice to Tenant within
            sixty (60) days after possession is taken, the Rent to be adjusted
            as of such date.

ARTICLE X - ASSIGNMENT, SUBLETTING, MORTGAGING AND SUBORDINATION

10.1  ASSIGNMENT AND SUBLETTING BY TENANT

      A.    Except as may be provided in Section 11.4 with respect to assignment
            of this Lease following Tenant's bankruptcy, Tenant will not assign
            this Lease, in whole or in part, nor sublet all or any part of the
            Premises, nor license concessions or lease departments therein, nor
            pledge or encumber by mortgage or other instruments any interest in
            this Lease (each individually and collectively referred to in this
            Section as a "Transfer") without first obtaining the consent of
            Landlord, which consent Landlord may withhold in its sole and
            absolute discretion. This prohibition includes, without limitation,
            any subletting or assignment which would otherwise occur by
            operation of law, merger, consolidation, reorganization, transfer or
            other change of Tenant's corporate, partnership or proprietary
            structure. Any Transfer to or by a receiver or trustee in any
            federal or state bankruptcy, insolvency, or similar proceeding shall
            be subject to, and in accordance with, the provisions of Section
            11.4, if applicable. Consent by Landlord to any transfer shall not
            constitute a waiver of the requirement for such consent to any
            subsequent Transfer.

      B.    Subject to the provisions of Section 11.4 respecting assignment of
            this Lease following Tenant's bankruptcy and assumption of this
            Lease by Tenant or its trustee, if applicable, it is expressly
            understood and agreed that Landlord may, in its sole and absolute
            discretion, withhold its consent to any Transfer of this Lease or of
            all or any part of the Premises. The parties recognize that this
            Lease and the Premises are unique, and that this Lease and the
            Premises derive value from the remainder of the Shopping Center area
            as a whole, and that the nature and character of the operations
            within and management of the Premises are important to the success
            of Landlord's business and the Shopping Center area. Accordingly,
            and without limiting the generality of the foregoing, Landlord may
            condition its consent to any Transfer upon satisfaction of all or
            any of the following conditions:

      (1)   the net assets of the assignee, licensee, sublessee or other
            transferee or permittee (collectively, "Transferee") immediately
            prior to the transfer shall not be less than the greater of the net
            assets of Tenant immediately prior to the transfer or the net assets
            of Tenant at the time of the signing of this Lease;

      (2)   such Transfer shall not adversely affect the quality and type of
            business operation which Tenant has conducted theretofore;

      (3)   such Transferee shall possess qualifications for the Tenant business
            substantially equivalent to those of Tenant and shall have
            demonstrated recognized experience in successfully operating such a
            business, including, without limitation, experience in successfully
            operating a similar quality business in first class shopping
            centers;

      (4)   such Transferee shall continue to operate the business conducted in
            the Premises under the same Tenant trade name, in the same manner as
            Tenant and pursuant to all of the provisions of this Lease;

      (5)   such Transferee shall assume in writing, in a form acceptable to
            Landlord, all of Tenant's obligations hereunder and Tenant shall
            provide Landlord with a copy of such assumption/transfer document;

      (6)   should the Transferee propose to amend the Tenant use requirements
            as are set forth in Article VII of this Lease, such new use shall
            not conflict with the primary use of any other tenant or with any
            restrictive covenants encumbering the Shopping Center or exclusive
            use provisions of other leases in effect at the time of the
            assignment;

                                      -21-
<PAGE>

      (7)   Tenant shall pay to Landlord a transfer fee of Five Hundred and
            No/100 Dollars ($500.00) ("Transfer Fee") prior to the effective
            date of the transfer in order to reimburse Landlord for all of its
            internal costs and expenses incurred with respect to the transfer,
            including, without limitation, costs incurred in connection with the
            review of financial materials, meetings with representatives of
            transferor and/or Transferee and preparation, review, approval and
            execution of the required transfer documentation, and, in addition,
            Tenant shall reimburse Landlord for any out-of-pocket costs and
            expenses incurred with respect to such Transfer;

      (8)   as of the effective date of the Transfer and continuing throughout
            the remainder of the Term, the Minimum Rent shall be the greater of
            (A) the Minimum Rent set forth in the Abstract of Lease hereof, or
            (B) the sum of all Minimum Rent payable by Tenant during the twelve
            (12) calendar months preceding the Transfer;

      (9)   Tenant to which the Premises were initially leased shall continue to
            remain liable under this Lease for the performance of all terms,
            including, but not limited to, payment of Rent due under this Lease;

      (10)  Tenant's guarantor, if any, shall continue to remain liable under
            the terms of the Guaranty of this Lease and, if Landlord deems it
            necessary, such guarantor shall execute such documents necessary to
            insure the continuation of its guaranty;

      (11)  Landlord shall receive upon execution of its consent the full
            unamortized amount of any construction or other allowances given to
            the original Tenant under this Lease, any due but unpaid Rent, and
            an amount equal to fifteen percent (15%) of any and all
            consideration paid or agreed to be paid directly or indirectly, to
            Tenant for such transfer or for the sale of Tenant's business in
            connection with which any such Transfer is made; and

      (12)  each of Landlord's Mortgagees shall have consented in writing to
            such Transfer.

      The acceptance of any Rent by Landlord from any alleged assignee or
      subtenant shall not constitute approval of the assignment or sublease of
      this Lease by the Landlord, and the consent by Landlord to one assignment
      or subletting of the Premises shall not constitute a waiver of Landlord's
      rights hereunder.

      Tenant shall pay to Landlord the Transfer Fee of $500.00 for such written
      consent. In the event of any such assignment, subletting, licensing or
      granting of a concession made with the prior written consent of the
      Landlord as aforesaid, Tenant will nevertheless remain primarily liable
      for the performance of all the terms, conditions, and covenants of this
      Lease. Any Transfer shall be by agreement in a form and content acceptable
      to Landlord, and shall specify and require that each Transferee of this
      Lease by acceptance of any Transfer shall assume, be bound by, and be
      obligated to perform the terms and conditions of its sublessor and
      assignor under this Lease. A condition of such Transfer is the agreement
      of the parties that Landlord shall receive the full and complete Rent
      payment of the Transferee even though such payments may be in excess of
      the original Rent between Landlord and Tenant. It is the intent and
      understanding of the parties to this Lease that Tenant shall not receive
      any monetary benefit, in excess of the actual Rent obligation of Tenant,
      as agreed between the original Tenant and Landlord, through a Transfer to
      a third party. In the event of default of Tenant, Landlord at Landlord's
      sole option may succeed to the position of Tenant as to any subtenant or
      licensee of Tenant.

10.2  ASSIGNMENT AND MORTGAGING BY LANDLORD

      A.    TRANSFER BY LANDLORD. The owner of the Premises shall only remain
            liable for the Landlord's obligations pursuant to the terms and
            limitations set forth in this Lease during its ownership of the
            Premises. So long as all sums held on Tenant's behalf in trust or
            escrow by Landlord are paid over to any purchaser of the Premises,
            Landlord and the owner of the Premises shall be and are hereby
            relieved of all covenants and obligations of Landlord hereunder
            after the date of sale of said Premises, and it shall be construed
            without further agreement between the parties that the purchaser has
            assumed and agreed to carry out any and all covenants and
            obligations of Landlord hereunder from the date of such sale.

      B.    SUBORDINATION. This Lease is subordinate to any and all leases,
            mortgages or deeds of trust hereinafter placed upon the Shopping
            Center, now or in the future, or any part thereof, and to all future
            modifications, consolidations, replacements, extensions and renewals
            of, and all amendments and supplements to said leases, mortgages or
            deeds of trust. Notwithstanding such subordination, as aforesaid,
            this Lease, except as otherwise hereinafter provided including, but
            not limited to, an event of default by Tenant, shall not terminate
            or be divested by foreclosure or other default proceedings under
            said leases, mortgages, deeds of trust, or obligations secured
            thereby, and Tenant shall attorn to and recognize the Landlord,

                                      -22-
<PAGE>

      Mortgagee, Trustee, Beneficiary or the Purchaser at the foreclosure sale
      in the event of such foreclosure or other default proceeding, as Tenant's
      Landlord for the balance of the Term of this Lease, subject to all of the
      terms and provisions hereof. The provisions of this paragraph shall be
      self-operative, but Tenant acknowledges and agrees that as a material
      consideration inducing Landlord to enter into this Lease, Tenant shall
      acknowledge same by executing and delivering to Landlord on demand at any
      time or times, any and all instruments in order to subordinate this Lease
      and Tenant's rights hereunder, as aforesaid.

      C.    ESTOPPEL AND SUBORDINATION DOCUMENTS. Tenant acknowledges and agrees
            that as a material consideration inducing Landlord to enter into
            this Lease, Tenant agrees to execute, acknowledge and deliver any
            and all documents required to effectuate the provisions of this
            Section within seven (7) days after request thereof by Landlord. In
            the event that upon any sale, assignment, lease, mortgage or
            hypothecation of the Premises and/or the land thereunder by
            Landlord, a statement shall be required by Tenant, Tenant agrees to
            deliver in recordable form an Estoppel Certificate (if such be the
            case) that this Lease is in full force and effect and there are no
            defenses or offsets or Landlord defaults thereto, or stating those
            claimed by Tenant, the dates to which Rent or other sums have been
            paid in advance, and any other such certifications of Lease terms as
            may reasonably be required and such specific subordination agreement
            on Lender's form as may reasonably be required by Lender, it being
            intended that any such statements delivered pursuant to this Section
            may be relied upon by any prospective purchaser, mortgagee, assignee
            or beneficiary. Tenant hereby giants Landlord a power of attorney to
            execute any document in the name of Tenant in the event Tenant fails
            to execute, acknowledge and deliver any document required to
            effectuate the provisions of this Section within seven (7) days
            after request therefor by Landlord.

      D.    FINANCIAL STATEMENTS AND SALES FIGURES. Tenant acknowledges and
            agrees that as a material consideration inducing Landlord to enter
            into this Lease, Tenant will, with a request from Landlord, provide
            a copy of Tenant's latest available financial statements and
            year-to-date sales figures for the purpose of showing such
            statements in confidence to potential lenders or purchasers of the
            center. Tenant agrees to provide such statements within ten (10)
            days of Landlord's reasonable request. In addition, within sixty
            (60) days after Tenant's year end, Tenant will provide Landlord with
            monthly sales figures for the prior year.

ARTICLE XI - DEFAULT AND REMEDIES FOR DEFAULT

11.1  TENANT EVENTS OF DEFAULT

      The occurrence of any of the following shall constitute an event of
      default by Tenant hereunder:

      (1)   The filing of a petition by or against Tenant for adjudication as a
            bankrupt or insolvent, or for its reorganization or for the
            appointment of a receiver or trustee of Tenant's property; an
            assignment by Tenant for the benefit of creditors or the taking of
            possession of the property of Tenant by any governmental officer or
            agency pursuant to statutory authority for the dissolution or
            liquidation of Tenant.

      (2)   Failure of Tenant to pay when due any installment of Rent hereunder
            or any other sum herein required to be paid by Tenant, and the
            continuance of such nonpayment for five (5) days.

      (3)   Abandonment or misuse of the Premises by Tenant.

      (4)   Tenant's failure to perform any other covenant or condition of this
            Lease within twenty (20) days after written notice and demand from
            Landlord.

11.2  REMEDIES OF LANDLORD FOR DEFAULT BY TENANT

      Upon the occurrence of an event of default, Landlord shall have the right,
      then or at anytime thereafter, and while such event of default shall
      continue, and in addition to and not in lieu of any other remedies, relief
      or rights available to Landlord at law or equity or contained in this
      Lease, to do any of the following:

      (1)   Landlord by itself or its authorized agents may cure the default and
            charge Tenant for the costs of such cure, which charge shall be due
            and payable as Rent under this Lease immediately upon written notice
            to Tenant.

                                      -23-
<PAGE>

      (2)   Landlord may enforce every provision of the Lease in accordance with
            its terms including, but not limited to enforcement of the payment
            of Rent provisions.

      (3)   Landlord may look to the following security as provided in Article V
            above:

            (a)   Landlord may exercise its general lien on the leasehold estate
                  and all property in the Premises;

            (b)   Landlord may exercise its rights as secured party under its
                  Chattel Security Agreement with Tenant;

            (c)   Landlord may apply all or part of the Security Deposit to the
                  default of Tenant as provided in Section 5.1; or

            (d)   Landlord may exercise its rights under the Guaranty.

      (4)   Landlord shall have the right to reenter the Premises to assume and
            take possession of the whole or any part thereof, and to remove all
            persons or personal property by direct or summary action, or in a
            different type of suit or proceeding, by force or otherwise, without
            being deemed guilty of trespass or other actionable wrong by reason
            thereof, and without being liable for the damages therefore or in
            connection therewith, and, after demand made therefor, Tenant or
            anyone in possession claiming under Tenant shall be deemed guilty of
            unlawful detainer and subject to such summary judgment or other
            action as may be provided by law. Additionally, Landlord may relet
            the Premises as the agent for and in the name of the Tenant, at any
            rental readily acceptable, applying the proceeds first to reimburse
            Landlord for all costs of enforcement of this Lease, second, to
            costs to re-rent the Premises including, but not limited to, tenant
            improvement costs and leasing commissions, third, to the payment of
            such Rent as same comes due, and toward the fulfillment of the other
            covenants and agreements of Tenant herein contained, and the
            balance, if any, remaining upon expiration of the Term shall be paid
            to Tenant, and the Tenant hereby agrees that if Landlord shall
            recover or take possession of said Premises as aforesaid, and be
            unable to relet and rent the same so as to realize a sum equal to
            the Minimum Rent and Additional Rent hereby provided, Tenant shall
            pay to Landlord any loss or difference of Minimum Rent and
            Additional Rent for the remainder of the Term. Landlord may, but is
            not required to, assign this Lease to Guarantor, if any, in the name
            of and on behalf of Tenant or may enter into a new lease with
            Guarantor on the same terms as this Lease or upon different terms.
            Tenant acknowledges that Landlord has been granted Tenant's power of
            attorney coupled with an interest in order to effectuate Landlord's
            rights hereunder in the event that Tenant fails or refuses to do so
            within five (5) days of notice from Landlord.

      (5)   Landlord, irrespective of the date on which its right of reentry
            shall have accrued or be exercised, shall have the right, whether
            for rent or possession or otherwise, to forfeit this Lease and
            terminate the state of tenancy hereby created. If permitted by the
            laws of the state where the Premises are located, Landlord is under
            no affirmative duty to maximize the rent collected from any
            replacement tenant or otherwise mitigate Landlord's damages.

      This right to terminate is exercisable by a written notice to Tenant,
      which written notice may be part of a notice of default previously
      delivered to Tenant, and, as such, may be conditioned upon Tenant's
      failure to cure the default and the event of default. The termination may
      be made effective as of the event of default, or thereafter, and, if not
      otherwise specified, will be deemed to be effective immediately. Upon such
      termination and forfeiture, Landlord shall be entitled to and may take
      immediate possession of the Premises, any other notice or demand being
      hereby waived. Such termination does not, however, release Tenant from
      liability for Rent then overdue or remaining under the Lease but shall, if
      permitted by the laws of the state where the Premises are located, operate
      to accelerate the entire balance of the Term Rent and additional charges
      due over the entire lease Term, which shall become immediately due and
      payable by Tenant, along with all overdue Rent and charges.

      (6)   Tenant shall reimburse and pay to Landlord all costs and expenses of
            Landlord in connection with Landlord's enforcement of its rights and
            remedies hereunder, including court costs and reasonable attorneys'
            fees.

                                      -24-
<PAGE>

11.3  NON-WAIVER OF REMEDIES

      A.    It is expressly agreed that neither the taking of possession of the
            Premises nor the institution of any proceedings by way of unlawful
            detainer, ejectment, dispossessory, eviction, quiet title, or
            otherwise, to secure possession of said Premises, nor the reentry by
            Landlord with or without the institution of such proceedings, nor
            the issuance of a writ of possession, nor the rerenting or
            subletting of said Premises, shall operate to relieve Tenant of its
            obligations to pay Rent and other amounts due hereunder, or operate
            to terminate this Lease in whole or in part, nor of itself
            constitute an exercise of Landlord's option to do so, but only by
            the giving of the written notice specifically specifying termination
            shall such termination be effected.

      B.    In the event Tenant breaches this Lease, or any covenant, term or
            condition hereunder, or abandons the Premises, this Lease shall
            continue in force and effect, and Landlord may continue to enforce
            all rights and remedies of Landlord contained in the Lease
            including, without limitation, the right to recover Rent as it
            becomes due hereunder. Acts of maintenance or preservation or
            efforts to relet the Premises, or the appointment of a receiver upon
            the initiation of the Landlord to protect the Landlord's interest
            under this Lease, shall not constitute a termination of the Lease.

      C.    Waiver by Landlord of any default, breach or failure of Tenant under
            this Lease shall not be construed as a waiver of any subsequent or
            different default, breach or failure. In case of a breach by Tenant
            of any of the covenants or undertakings of Tenant, Landlord
            nevertheless may accept from Tenant any payments hereunder without
            in any way waiving Landlord's right to exercise the remedies
            hereinbefore provided for by reason of any other breach or lapse
            which was in existence at the time such payment or payments were
            accepted by Landlord.

      D.    It is expressly understood that the enumeration herein of express
            rights, options and privileges shall not limit Landlord thereto nor
            deprive Landlord of any other remedy or action or cause of action by
            reason of any default of Tenant, including the right to recover from
            Tenant any deficiency upon re-renting.

      E.    The specific remedies to which Landlord may resort under the terms
            of this Lease are cumulative and are not intended to be exclusive of
            any other remedies or means of redress to which they may be lawfully
            entitled in case of any breach or threatened breach by either of
            them or of any provisions of this Lease.

11.4  REMEDIES IN EVENT OF BANKRUPTCY OR OTHER PROCEEDING

      A.    Anything contained herein to the contrary notwithstanding, if
            termination of this Lease shall be stayed by order of any court
            having jurisdiction over any proceeding described in paragraph 1 of
            Section 11.1, or by federal or state statute, then, following the
            expiration of any such stay, or if Tenant or Tenant as
            debtor-in-possession or the trustee appointed in any such proceeding
            (being collectively referred to as "Tenant" only for the purposes of
            this Section 11.4.) shall fail to assume Tenant's obligations under
            this Lease within the period prescribed therefor by law or within
            fifteen (15) days after entry of the order for relief or as may be
            allowed by the court, or if Tenant shall fail to provide adequate
            protection of Landlord's right, title and interest in and to the
            Premises or adequate assurance of the complete and continuous future
            performance of Tenant's obligations under this Lease, Landlord, to
            the extent permitted by law or by leave of the court having
            jurisdiction over such proceeding, shall have the right, at its
            election, to terminate this Lease on fifteen (15) days' notice to
            Tenant and upon the expiration of said fifteen (15) day period this
            Lease shall cease and expire as aforesaid and Tenant shall
            immediately quit and surrender the Premises as aforesaid. Upon the
            termination of this Lease as provided above, Landlord, without
            notice, may reenter and repossess the Premises using such force for
            that purpose as may be necessary without being liable to indictment,
            prosecution or damages therefor and may dispossess Tenant by summary
            proceedings or otherwise.

      B.    For the purposes of the preceding paragraph A, adequate protection
            of Landlord's right, title and interest in and to the Premises, and
            adequate assurance of the complete and continuous future performance
            of Tenant's obligations under this Lease, shall include, without
            limitation, the following requirements:

      (1)   that Tenant comply with all of its obligations under this Lease;

      (2)   that Tenant pay to Landlord, on the first day of each month
            occurring subsequent to the entry of such order, or the effective
            date of such stay, a sum equal to the amount by which the Premises
            diminished in value during the immediately preceding monthly period,
            but, in no event, an amount which is less than the Rent payable for
            such monthly period;

      (3)   that Tenant continue to use the Premises in the manner originally
            required by this Lease;

                                      -25-
<PAGE>

(4)   that Landlord be permitted to supervise the performance of Tenant's
      obligations under this Lease;

(5)   that Tenant pay to Landlord within fifteen (15) days after entry of such
      Order or the effective date of such stay, as partial adequate protection
      against future diminution of value of the Premises and adequate assurance
      of the complete and continuous future performance of Tenant's obligations
      under this Lease, an additional security deposit in an amount acceptable
      to Landlord;

(6)   that Tenant has and will continue to have unencumbered assets after the
      payment of all secured obligations and administrative expenses to assure
      Landlord that sufficient funds will be available to fulfill the
      obligations of Tenant under this Lease;

(7)   that if Tenant assumes this Lease and proposes to assign the same
      (pursuant to Title 11 U.S.C. ss.365, or as the same may be amended) to any
      person who shall have made a bona fide offer to accept an assignment of
      this Lease on terms acceptable to such court having competent jurisdiction
      over Tenant's estate, then notice of such proposed assignment, setting
      forth (x) the name and address of such person, (y) all of the terms and
      conditions of such offer, and (z) the adequate assurance to be provided
      Landlord to assure such person's future performance under this Lease,
      including, without limitation, the assurances referred to in Title 11
      U.S.C. ss.365(b)(3), as it may be amended, shall be given to Landlord by
      Tenant no later than fifteen (15) days after receipt by Tenant of such
      offer, but in any event no later than thirty (30) days prior to the date
      that Tenant shall make application to such court for authority and
      approval to enter into such assignment and assumption, and Landlord shall
      thereupon have the prior right and option to be exercised by notice to
      Tenant given at any time prior to the effective date of such proposed
      assignment, to accept, or to cause Landlord's designee to accept, an
      assignment of this lease upon the same terms and conditions and for the
      same consideration, if any, as the bona fide offer made by such person
      less any brokerage commission which may be payable out of the
      consideration to be paid by such person for the assignment of this Lease;
      and

(8)   that if Tenant assumes this Lease and proposes to assign the same, and
      Landlord does not exercise its option pursuant to paragraph (7) of this
      Section 11.4, Tenant hereby agrees that:

      (a)   such assignee shall have a net worth not less than the net worth of
            Tenant as of the Commencement Date, or such Tenant's obligations
            under this Lease shall be unconditionally guaranteed by a person
            having a net worth equal to Tenant's net worth as of the
            Commencement Date;

      (b)   such assignee shall not use the Premises except subject to all the
            restrictions contained in this Lease;

      (c)   such assignee shall assume in writing all of the terms, covenants
            and conditions of this Lease including, without limitation, all of
            such terms, covenants and conditions respecting the Permitted Use
            and payment of Rent, and such assignee shall provide Landlord with
            assurances satisfactory to Landlord that it has the experience in
            operating stores having the same or substantially similar uses as
            the Permitted Use, in first class shopping centers, sufficient to
            enable it so to comply with the terms, covenants and conditions of
            this Lease and successfully operate the Premises for the Permitted
            Use;

      (d)   such assignee shall indemnify Landlord against, and pay to Landlord
            the amount of, any payments which Landlord may be obligated to make
            to any Mortgagee by virtue of such assignment;

      (e)   such assignee shall pay to Landlord an amount equal to the
            unamortized portion of any construction allowance made to Tenant;
            and

      (f)   if such assignee makes any payment to Tenant, or for Tenant's
            account, for the right to assume this Lease (including, without
            limitation, any lump sum payment, installment payment or payment in
            the nature of Rent over and above the Rent payable under this
            Lease), Tenant shall pay over to Landlord one half of any such
            payment, less any amount paid to Landlord pursuant to Section 8(e)
            above on account of any construction allowance.

                                      -26-
<PAGE>

11.5  DEFAULTS BY LANDLORD

      If Landlord fails to perform any of Landlord's obligations under this
      Lease, which failure continues for more than thirty (30) days after
      Tenant's delivery of written notice to Landlord specifying such failure,
      or if such failure is of a nature to require more than thirty (30) days
      for remedy and continues beyond the time reasonably necessary to cure (and
      Landlord has not undertaken procedures to cure the failure within such
      thirty (30) day period and diligently pursued such efforts to complete
      such cure), Tenant may, in addition to any other remedy available at law
      or in equity, after a second written notice to Landlord and Landlord's
      failure to cure within ten (10) business days after receipt of such second
      written notice, at its option, incur any expense necessary to perform the
      obligation of Landlord specified in such notice and invoice Landlord for
      the cost thereof.

ARTICLE XII - GENERAL PROVISIONS

12.1  BROKERS

      A.    TENANT'S BROKERS. Except for Welch Real Estate, Ltd., and its agent
            Helen Welch. Tenant warrants that it has employed no broker who has
            or may have a legitimate claim to a commission arising of Tenant's
            acceptance of this Lease. Any obligation or potential obligation for
            commission to any brokers who have a claim arising out of the
            actions of Tenant are the sole obligation of Tenant. Should a claim
            be made upon Landlord or the Premises by any brokers who in
            Landlord's discretion Landlord determines to have legitimate claim
            for commission arising out of this transaction, whether such claim
            is ultimately upheld or not, Landlord may, but shall not be
            obligated to, discharge the claim either by paying the amount
            claimed to be due or by any other means. Tenant shall reimburse and
            pay to Landlord on demand any amount so paid by Landlord and all
            costs and expenses, including reasonable attorneys' fees incurred by
            Landlord in connection therewith, together with interest thereon at
            the rate of eighteen percent (18%) per annum from the respective
            date of Landlord's notice to Tenant of the making of the payment or
            of the incurring of the cost and expense, including such attorneys'
            fees.

      B.    LANDLORD'S BROKERS. Any commission or other compensation due Welch
            Real Estate, Ltd.. and Helen Welch, and all brokers employed by
            Landlord shall be the sole responsibility of Landlord.

12.2  NO PARTNERSHIP

      Notwithstanding any other express or implied provision of this Lease, it
      is understood that Landlord does not in any way claim to be or propose a
      partnership or joint venture with Tenant in the conduct of Tenant's
      business.

12.3  SUCCESSORS AND ASSIGNS

      All rights, obligations and liabilities herein given to, or imposed upon,
      the respective parties hereto shall extend to and bind the several and
      respective heirs, executors, administrators, successors, sublessees and
      assigns of said parties, subject to the provisions of Article X, provided,
      however, that the liability of Landlord hereunder and any successor in
      interest and title to the Premises shall be limited to his or its interest
      in the Shopping Center, and no other assets of the Landlord other than his
      or its interest in the Shopping Center shall be affected by reason of any
      liability which said Landlord or successor in interest may have under this
      Lease. If there shall be more than one Tenant, they shall all be bound
      jointly and severally by the terms, covenants and agreements herein and
      the word "Tenant" shall be deemed and taken to mean each and every person
      or party mentioned as a Tenant herein, be the same one or more; and if
      there shall be more than one Tenant, any notice required or permitted by
      the terms of this Lease may be given by or to any one thereof and shall
      have the same force and effect as if given by or to all thereof.

12.4  NOTICES

      Wherever in this Lease it shall be required or permitted that notice or
      demand be given or served by either party to this Lease to or on the
      other, such notice or demand shall not be deemed to have been duly given
      or served unless made in writing and either personally delivered or
      forwarded by Certified Mail, Return Receipt Requested, postage prepaid,
      commercial delivery service or personal delivery to the address for each
      party provided in the Abstract of Lease. Such addresses may be changed
      from time to time by either party by serving notices as above provided.
      While Tenant is in possession of the Premises, notices to the Tenant may
      also be delivered or forwarded by Certified Mail to the Premises. Notice
      shall be deemed given when delivered, if given by personal delivery,
      otherwise one (1) business day following delivery to an overnight
      commercial delivery service or three (3) days following deposit in the
      United States mail.

                                      -27-
<PAGE>

12.5  SCOPE AND INTERPRETATION OF THIS AGREEMENT

      A.    ENTIRE AGREEMENT. This Lease shall be considered to be the only
            agreement between the parties hereto pertaining to the Premises. It
            is understood that there are no oral agreements between the parties
            hereto affecting this Lease, and this Lease supersedes and cancels
            any and all previous negotiations, arrangements, brochures, letters
            of intent, agreements and understandings, written or oral, if any,
            between the parties hereto or displayed by Landlord to Tenant with
            respect to the subject matter thereof, and none shall be used to
            interpret or construe this Lease. All negotiations and oral
            agreements acceptable to Landlord and Tenant have been merged into
            and are included in this Lease, It is further agreed by and between
            the parties hereto that there shall be no modification or amendment
            to this Lease, except as may be executed in writing between the
            parties hereto. Tenant agrees not to cancel its Lease, reduce,
            abate, or offset Rent, or pursue any other remedies under this
            Lease, or at law or equity, with respect to Landlord, for any
            violation breach or default of this Lease by virtue of any act or
            omission on, or with respect to, property not owned by Landlord or
            for any other reason not within the reasonable control of Landlord.
            There are no other representations or warranties between Landlord
            and Tenant and all reliance with respect to representations is
            solely upon the representation and agreements contained in this
            Lease.

      B.    ARTICLE HEADINGS AND CAPTIONS. The headings or captions of Articles
            in this Lease are for convenience and reference only and they in no
            way define, limit, or describe the scope or intent of this Lease or
            the provisions of such Articles.

      C.    GENDER AND INTERPRETATION OF TERMS AND PROVISIONS. As used in this
            Lease and whenever required by the context thereof, each number,
            both singular or plural, shall include all numbers, and each gender
            shall include all genders. Landlord and Tenant, as used in this
            Lease, or in any other instrument referred to in or made a part of
            this Lease, shall likewise include both the singular and the plural,
            a corporation, limited liability company, partnership, individual or
            person acting in any fiduciary capacity as executor, administrator,
            trustee, or in any other representative capacity. All covenants
            herein contained on the part of Tenant shall be joint and several.

      D.    TIME OF ESSENCE. Time is hereby expressly declared to be of the
            essence of this Lease and of each and every covenant, term,
            condition and provision hereof.

      E.    IMPARTIAL CONSTRUCTION. The language in all parts of this Lease
            shall be in all cases construed as a whole according to its fair
            meaning and not strictly for nor against either Landlord or Tenant.

      F.    GOVERNING LAW. The laws of the State in which the Premises are
            located shall govern the validity and enforceability of this Lease.
            Jurisdiction and venue shall be deemed valid and appropriate at
            Landlord's option in either the county and state where the Shopping
            Center is located or in Cook or DuPage County, Illinois.

      G.    PARTIAL INVALIDITY. If any term, covenant or condition of this Lease
            or the application thereof to any person or circumstance shall to
            any extent, be invalid or unenforceable, the remainder of this
            Lease, or the application of such term, covenant or condition to
            persons or circumstances other than those as to which it is held
            invalid or unenforceable shall not be affected thereby and each
            term, covenant or condition of this Lease shall be valid and be
            enforced to the fullest extent permitted by law.

      H.    AMENDMENT. Oral agreements in conflict with any of the terms of this
            Lease shall be without force and effect. All amendments to be in
            writing executed by the parties or their respective successors in
            interest.

      I.    TENANT'S CONFLICTS. Tenant hereby covenants, warrants and represents
            that by executing this Lease and by the operation of the Premises
            under this Lease, it is not violating, has not violated and will not
            be violating any restrictive covenant or agreement contained in any
            other lease or contract affecting Tenant or any affiliate, associate
            or any other person or entity with whom or with which Tenant is
            related or connected financially or otherwise. Tenant hereby
            covenants and agrees to indemnify, defend and save harmless
            Landlord, any future owner of the fee or any part thereof, and any
            mortgagee thereof against and from all liabilities, obligations,
            damages, penalties, claims, costs and expenses, including attorneys'
            fees, paid, suffered or incurred by them or any of them as a result
            of any breach of the foregoing covenant. Tenant's liability under
            this covenant extends to the acts and omissions of any subtenant,
            and any agent, servant, employee or licensee of any subtenant of
            Tenant.

                                      -28-
<PAGE>

      J.    LANDLORD, OWNER OR OWNER'S BENEFICIARY OR BENEFICIARIES THEREOF.
            Wherever in this Lease Landlord is granted a right of consent or
            approval, a right of inspection, a right to add improvements to the
            Shopping Center, a right to designate repairs, maintenance or
            improvements required to be made by Tenant or changes in any plans
            submitted by Tenant or any other act which involved the exercise of
            discretion on the part of the Landlord hereunder, such right or
            exercise of discretion may be exercised by Landlord, owner or
            owner's beneficiary or beneficiaries thereof. Any obligation set
            forth in this Lease of the Landlord, or any obligation of Tenant
            which Landlord is given the right to perform on Tenant's behalf,
            shall be conclusively deemed to have been performed by owner's
            beneficiary or beneficiaries thereof. Any obligation of Tenant
            contained in this Lease to indemnify, defend or hold Landlord
            harmless (or Landlord and any other party), or to maintain and pay
            for insurance for the benefit of Landlord (or Landlord and any other
            party), or to waive any claim against Landlord (or Landlord and any
            other party) is hereby extended so that such obligations shall run
            in favor of Landlord, owner and owner's beneficiary or beneficiaries
            thereof. Wherever in this Lease it is acknowledged or stated that
            Landlord has made no representation or warranties or promises with
            respect to any matter, such provisions shall be deemed to
            acknowledge or state that neither Landlord nor owner nor owner's
            beneficiary or beneficiaries thereof, nor employee of Landlord has
            made such representations or warranties or promises. All rights to
            enforce any provision of this Lease on the part of Landlord or any
            rights to exercise any remedies of Landlord, either specifically
            provided for herein or at law or equity, may be exercised by
            Landlord, owner or owner's beneficiary or beneficiaries thereof, in
            their own name, alone or in conjunction with Landlord or any of the
            foregoing parties.

      K.    EXECUTION OF LEASE BY LANDLORD. The submission of this document for
            examination and negotiation does not constitute an offer to lease,
            or a reservation of, or option for, the Premises and this document
            becomes effective and binding only upon the execution and delivery
            hereby by Landlord and Tenant. The execution of this Lease by Tenant
            shall be deemed an offer by Tenant to lease the Premises from
            Landlord upon the terms and conditions contained in the Lease, which
            offer may be accepted by Landlord only by the execution of this
            Lease by Landlord. All negotiations, considerations, representations
            and understandings between Landlord and Tenant are incorporated
            herein and may be modified or altered only by agreement in writing
            between Landlord and Tenant, and no act or omission of any employee
            or agent of Landlord or of Landlord's broker shall alter, change or
            modify any of the provisions hereof.

      L.    JURY WAIVER. LANDLORD AND TENANT WAIVE THEIR RIGHT TO TRIAL BY JURY
            IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE
            PARTIES HERETO AGAINST THE OTHER, OR WITH RESPECT TO ANY ISSUE OR
            DEFENSE RAISED THEREIN, INCLUDING THE RIGHT TO AN ADVISORY JURY
            (EXCEPT FOR PERSONAL INJURY AND PROPERTY DAMAGE), ON ANY MATTERS
            WHATSOEVER ARISING OUT OF, OR IN ANY WAY CONNECTED WITH, THIS LEASE,
            THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT'S USE AND OCCUPANCY
            OF THE PREMISES, INCLUDING SUMMARY PROCEEDING AND POSSESSION
            ACTIONS, ANY EMERGENCY STATUTORY OR OTHER STATUTORY REMEDY.

      M.    RENTS FROM REAL PROPERTY. Landlord and Tenant hereby agree that it
            is their intent that all Minimum Rent and all Additional Rent and
            all other charges payable to the Landlord under this lease
            (hereinafter individually and collectively referred to as "Rent")
            shall qualify as "rents from real property" within the meaning of
            Section 856(d) of the Internal Revenue Code of 1986, as amended,
            (the "Code") and the Department of the U.S. Treasury Regulations
            promulgated thereunder (the "Regulations"). Should the Code or the
            Regulations, or interpretations thereof by the Internal Revenue
            Service contained in revenue rulings or other similar public
            pronouncements, be changed so that any Rent no longer so qualifies
            as "rent from real property" for purposes of Section 856(d) of the
            Code and Regulations, or any successor provision thereto, then the
            parties agree to execute such further instrument as may reasonably
            be required by the Landlord in order to give effect to the foregoing
            provisions of this Section.

      N.    INDEPENDENT COVENANTS. The covenants of Tenant to pay Rent and any
            and all other amounts payable by Tenant pursuant to the terms of
            this Lease are independent covenants, and Tenant shall not have the
            right to hold back, offset or fail to pay any such amounts for
            default by Landlord or any other reason whatsoever.

      O.    OFAC CERTIFICATION. Tenant certifies that (i) it is not acting,
            directly or indirectly, for or on behalf of any person, group,
            entity or nation named by any Executive Order or the United States
            Treasury Department as a terrorist, "Specially Designated national
            and Blocked Person", or other banned or blocked person, entity,
            nation or transaction pursuant to any law, order, rule or regulation
            that is enforced or administered

                                      -29-
<PAGE>

            by the Office of Foreign Assets Control; and (ii) it is not engaged
            in this transaction, directly or indirectly on behalf of, or
            instigating or facilitating this transaction, directly or indirectly
            on behalf of, any such person, group, entity or nation.

12.6  RADON GAS

      Radon gas is a naturally occurring radioactive gas that when it has
      accumulated in a building in sufficient quantities, may present health
      risks to persons who are exposed to it over time. Levels of radon that
      exceed federal and state guidelines have been found in buildings in
      Illinois. Additional information regarding radon and radon testing may be
      obtained from your county public health unit.

12.7  ATTORNEYS' FEES

      In the case of the failure of either party to perform and comply with any
      of the covenants and conditions hereof within the time herein specified,
      whether suit be brought or not, the party so failing to perform and comply
      hereby agrees to pay to the other party hereto all costs, charges and
      expenses of such collection or other enforcement of rights in any suit or
      otherwise, including its reasonable attorneys' fees. The prevailing party
      in any litigation arising out of this Lease, including any appellate
      proceedings and bankruptcy proceedings, shall be entitled to the award of
      its reasonable attorneys' fees and costs.

12.8  ACCORD AND SATISFACTION

      Landlord is entitled to accept, receive and cash or deposit any payment
      made by Tenant for any reason or purpose, or in any amount whatsoever and
      apply the same at Landlord's option to any obligation of Tenant and the
      same shall not constitute payment of any amount owed except that to which
      Landlord has applied the same. No endorsements or statement on any check
      or letter of Tenant shall be deemed an accord and satisfaction or
      otherwise recognized for any purpose whatsoever. The acceptance of any
      such check or payment shall be without prejudice to Landlord's right to
      recover any and all amounts owed by Tenant hereunder and Landlord's right
      to pursue any other available remedy and shall not be deemed to constitute
      a waiver of any of Landlord's rights hereunder.

Tenant                                       Landlord

SOYODO, INC., a California corporation       INLAND COMMERCIAL PROPERTY
                                             MANAGEMENT, INC. an Illinois
                                             corporation, as managing agent for
                                             the Owner, Inland

                                             /s/ [ILLEGIBLE]
                                             -----------------------------------
                                             Real Estate LB I LLC

By: /s/                                      By: /s/
    ----------------------------------           -------------------------------
Print Name:                                  Print Name: D. Scott Carr
            --------------------------                   -----------------------
Its:                                         Its: President
     ---------------------------------            ------------------------------
Dated:                                       Dated:
       -------------------------------              ----------------------------

                                      -30-
<PAGE>

[SITE MAP OMITTED]

                                   EXHIBIT A-2
             LEGAL DESCRIPTION OF ST. JAMES CROSSING SHOPPING CENTER
                               WESTMONT, ILLINOIS

That part of the Northwest Quarter of Section 2, Township 38 North, Range 11,
East of the Third Principal Meridian, in Dupage County, Illinois, described as
follows:

Commencing at a point in the west line of said Northwest Quarter distant north
50.00 feet from the southwest corner of said Northwest Quarter; thence on an
assumed bearing of North 87 degrees 38 minutes 11 seconds East along the north
line of Ogden Avenue as dedicated per plat recorded December 7, 1976 as Document
Number R76-89001 in said County, 1622.48 feet to the Point of Beginning, being
also the easterly right-of-way line of Pasquinelli Drive; thence North 02
degrees 21 minutes 47 seconds West along said easterly right-of-way, 469.99 feet
to a point of curvature in said line; thence northerly along the curved easterly
line of said right-of-way, being the arc of a circle convex to the East, tangent
to the last described course, having a radius of 2040.00 feet and an arc length
80.36 feet (the chord of which arc bears North 03 degrees 29 minutes 30 seconds
West and measures 80.36 feet) to the southerly line of Lot 2 in Jack Douglass
Subdivision according to the plat thereof recorded December 9, 1982 as Document
Number R82-57425; thence North 87 degrees 38 minutes 11 seconds East, 757.84
feet to the westerly right-of-way line of Robert Kingery Highway (Illinois Route
83) as dedicated per plat recorded April 9, 1931 as Document Number 311138 in
said County, being also a point on a 2391.29 foot radius curve, the center of
circle of said curve bears South 67 degrees 05 minutes 54 seconds West from said
point; thence southerly along said westerly right-of-way line and said curve
567.67 feet (record) 567.86 feet (calculated) through a central angle of 13
degrees 36 minutes 22 seconds to the northerly right-of-way line of said Ogden
Avenue; thence South 87 degrees 38 minutes 11 seconds West along said northerly
right-of-way line 889.98 feet to the Point of Beginning.

Excepting therefrom the following:

                                      -31-
<PAGE>

Beginning at the Point of Beginning hereinbefore described; thence North 02
degrees 21 minutes 47 seconds West along the easterly right-of-way line of
Pasquinelli Drive, 15.00 feet; thence North 87 degrees 38 minutes 11 seconds
East parallel with the northerly right-of-way line of said Ogden Avenue 330.00
feet; thence North 61 degrees 24 minutes 12 seconds East 59.08 feet; thence
North 12 degrees 16 minutes 45 seconds West 297.19 feet; thence North 24 degrees
23 minutes 54 seconds East 163.24 feet; thence North 45 degrees 03 minutes 57
seconds East 104.52 feet to the northerly line of said tract, being also the
south line of Lot 2 in Jack Douglass Subdivision hereinbefore described; thence
North 87 degrees 38 minutes 11 seconds East along the northerly line, 273.17
feet to the aforesaid westerly right-of-way line of Robert Kingery Highway,
being also a point on a 2391.29 foot radius curve, the center of circle of said
curve bears South 67 degrees 05 minutes 54 seconds West from said point; thence
southerly along said westerly right-of-way line and said curve 567.67 feet
(record) 567.86 feet (calculated) through a central angle of 13 degrees 36
minutes 22 seconds to the northerly right-of-way line of said Ogden Avenue;
thence South 87 degrees 38 minutes 11 seconds West along said northerly
right-of-way line 889.98 feet to the Point of Beginning.

Said parcel containing 4.571 acres, more or less.

                                      -32-
<PAGE>

                                    EXHIBIT B
                                  MINIMUM RENT

                         Months 1            Monthly Rent         Annual Rent
                       -------------       -----------------   -----------------
INITIAL TERM:          through 12 13       $        4,116.67   $       49,400.04
                       through 24 25       $        4,225.00   $       50,700.00
                       through 36 37       $        4,333.33   $       51,999.96
                       through 48 49       $        4,441.67   $       53,300.04
                       through 63          $        4,550.00   $       54,600.00

EXTENDED TERM:         64 through 75       $        4,658.33   $       55,899.96
                       76 through 87       $        4,766.67   $       57,200.04
                       88 through 99       $        4,875.00   $       58,500.00
                       100 through 111     $        4,983.33   $       59,799.96
                       112 through 123     $        5,091.67   $       61,100.04

Rent Abatement. No Minimum Rent shall be due commencing on the Rent Commencement
Date and continuing for a period of three (3) months (the "Abatement Months,"
collectively). Notwithstanding the foregoing, Tenant shall remain obligated to
pay all Additional Rent for the Abatement Months. The entire Minimum Rent
otherwise due and payable during the Abatement Months shall become immediately
due and payable upon the occurrence of an event of default by Tenant under this
Lease.

                                      -33-
<PAGE>

                                   EXHIBIT C-l
                                LANDLORD'S WORK

Landlord shall provide the Premises in Landlord's Vanilla Box condition, such
specifications as set forth below. Landlord has made no representations or
warranties as to the condition of the Premises.

      Demolish and remove all previously installed interior partitions; floor
      coverings; fixtures and equipment.

      Combine units 14 and 15.

      Furnish a clean, concrete slab floor, per Tenant's floor covering.

      Prepare and prime all demising walls and remaining interior walls.

      Provide or install rigid electrical conduit, junction boxes and wires to
      connect to Tenant's storefront and other exterior signs, if any.

      Provide existing HVAC system, including all ductwork diffusers, return air
      vents and thermostat.

      Provide existing ADA restroom(s) in working order with walls in paint
      ready.

      Provide existing ceiling with building standard white acoustical drop-in
      tiles throughout the demised Premises.

      Provide existing lighting with building standard two foot by four foot
      (2'x 4') recessed fluorescent light fixtures throughout the demised
      Premises with standard acrylic lens, symmetrically spaced.

      Deliver the demised Premises "broom clean" free of trash and/or debris.

                                      -34-
<PAGE>

                                  EXHIBIT C-2

                                 TENANT'S WORK

All work required to complete and place the Premises in finished condition to
allow Tenant to open for business is to be done by the Tenant, at the Tenant's
expense, and in accordance with this Exhibit and the Lease to which this Exhibit
is attached.

1.    Tenant's Work. Includes, but is not limited to, the following:

      1.1   All plumbing, including waterlines, floor drains and sinks other
            than plumbing described in Exhibit C-1.

      1.2   All floor finishes and coverings over existing floor.

      1.3   Painting and decorating.

      1.4   All trade fixtures and furnishings.

      1.5   All tenant signs in accordance with Exhibit D.

      1.6   Storefront display platforms or backgrounds.

      1.7   All additions, deletions or modifications to existing conditions or
            to Landlord's work (proposed or in place) as described in Exhibit
            C-1.

      1.8   Temporary services and facilities during construction shall be the
            responsibility of the Tenant from the date Tenant commences Tenant's
            work, including costs or charges for any utility or other services
            to the Premises.

2.    Changes and Alterations. Landlord reserves the right to require changes in
      Tenant's work when necessary by reason of code requirements, or building
      facility necessity, or directives of governmental authorities having
      jurisdiction over the Premises, or directives of Landlord's insurance
      underwriters.

3.    General Provisions. All work done by Tenant shall be governed in all
      respects by, and be subject to, the following:

      3.1   Tenant agrees not to commence Tenant's work until Tenant has secured
            Landlord's written approval of all contractors to be used in
            performing Tenant's work and of the plans and specifications
            required to be submitted by Tenant to Landlord. Landlord agrees to
            notify Tenant within a reasonable time in advance of the day when
            Tenant must commence Tenant's work and Tenant agrees that Landlord
            may require Tenant to commence work, subject to such notice to
            commence Tenant's work before Landlord's work has been fully
            completed, provided that the Premises and the building of which the
            Premises are a part are completed to the extent that it is practical
            for Tenant to commence Tenant's work. Tenant's work shall be
            coordinated with the work being done by the Landlord and/or other
            tenants of Landlord to such a degree that such work will not
            interfere with or delay the completion of work by Landlord and/or
            other tenants of Landlord. The technical review of Tenant's plans
            and specifications for purpose of securing Landlord's approval,
            shall be performed by the Landlord's project architect on an hourly
            fee basis, plus reimbursable expenses, in accordance with the terms
            of agreement between the Landlord and the architect, and the Tenant
            shall reimburse the Landlord for all such fees and expenses.

      3.2   Tenant's work shall be performed in a first-class workmanlike manner
            and shall be in good and usable condition at the date of completion
            thereof. Tenant shall require any party performing any such work to
            guarantee the same to be free from any and all defects in
            workmanship and materials for one (1) year from the date of
            completion thereof. Tenant shall also require any such party to be
            responsible for the replacement or repair without additional charge
            of any and all work done or furnished by or through such part which
            shall become defective within one (1) year after substantial
            completion of the work. The correction of such work shall include,
            without charge, all expenses and damages in connection with such
            removal, replacement or repair of any part of the work which may be
            damaged or disturbed thereby. All warranties or guarantees as to
            materials or workmanship on or with respect to Tenant's work shall
            be contained in the contract or subcontract which shall be so
            written that such guarantees or warranties shall inure to the
            benefit of both Landlord and Tenant, as their respective interests
            appear, and can be directly enforced by either. Tenant covenants and
            agrees to give Landlord any assignment or other assurances necessary
            to effect the same.

                                      -35-
<PAGE>

      3.3   Landlord shall have the right (but shall not be obligated) to
            perform by its own contractor or subcontractor, on behalf of and for
            the account of Tenant, any of Tenant's work which Landlord
            determines should be so performed. Generally, such work shall be
            work which affects any structural or roofing components, or work of
            other tenants of, or the general utility systems for, the building
            in which the Premises are located. If Landlord so determines, it
            shall so notify Tenant prior to the commencement of such work.
            Tenant shall promptly, on demand, reimburse Landlord for all costs
            of planning and performing such work when and as incurred by
            Landlord, and for all permits in connection therewith.

      3.4   Compliance with Laws: All Tenant's work shall conform to applicable
            statutes, ordinances, regulations, codes and the requirements of
            Landlord's fire underwriter. Tenant shall obtain and convey to
            Landlord copies of all permits, certifications and approvals
            indicating compliance.

      3.5   Approvals: No approvals by Landlord shall be deemed valid unless the
            same shall be in writing signed by the Landlord.

      3.6   Drawing Submittal: The Tenant shall, before it commences Tenant's
            work, furnish Landlord with one (1) set of reproducible plans and
            specifications for all its architectural, mechanical and electrical
            systems. Such plans shall include the date for all electrical and
            cooling loads, in form approved by Landlord.

      3.7   Tenant's plans and specifications shall be prepared by an Illinois
            architect or professional engineer and shall bear the signature and
            seal thereof.

                                    EXHIBIT D
              SIGN CRITERIA FOR ST. JAMES CROSSING SHOPPING CENTER
                               WESTMONT, ILLINOIS

The following sign criteria has been established to assist tenants in complying
with their lease. These basic standards have been made to govern the design,
fabrication and installation of tenant signs and is intended to afford all
tenants with good visual identification, both day and night, and to protect
against poorly designed and badly proportioned signing.

The sign standards have been selected to harmonize with and compliment the
building materials and will assist in creating the proper atmosphere for the
center, which we feel is located in one of the most prestigious trade areas of
the Metroplex.

This criteria should be given to your sign company to serve as a guide in
preparing their design and cost estimates for your approval.

Please inform your sign fabricator that he must submit two (2) copies of his
detailed, scaled sign drawings to the office of the center's leasing and
management agent: Inland Commercial Property Management, Inc., 2901 Butterfield
Road, Oak Brook, Illinois 60523, Phone: (630) 954-5656, Attn: Property Manager
for approval prior to fabrication of your sign.

You will be liable and shall bear all costs for removal and/or correction of
signs, sign installation and damage to the building by sign installations that
do not conform with the following specifications.

                                 SPECIFICATIONS

1.    All signs are to be in the form of individual face channel letters,
      illuminated with plastic letter faces.

2.    Letter height: Overall height shall not exceed:
                                             28" - 1 line
                                             14" - 2 lines
                                             28" - logo

3.    Letter spread: Not to exceed length of 80% of storefront and shall be a
      minimum of 2' 0" from lease line. (Example: A storefront measuring 40' can
      have a sign length not to exceed 32'; a storefront measuring 15' 0" can
      have a length not to exceed 11' 0"). Signage with a column splitting the
      storefront will be decided upon by the Landlord. However, signage must
      meet all delineated requirements.

4.    Letter style: Shall be "Helvetica Medium" in either upper or lower case
      letters or other letter styles approved by Landlord.

5.    Letter depth: 5-1/2" to 12" (returns) maximum depth including raceway.

                                      -36-
<PAGE>

6.    Materials of construction:

      A.    Metal portions of letters must be of porcelain enamel, electrostatic
            painted galvanized sheet metal, painted or prefmished anodized
            aluminum, to match Benjamin Moore #1210.

      B.    Plastic letter faces of Rohm & Haas plexiglass or equivalent.

      C.    Face retainers of 1" dark bronze trim cap or equivalent.

7.    Letters to be affixed to metal raceway which shall be fastened directly to
      brick fascia sign board mounting surface or other areas as designated by
      Landlord with fastener type to be approved by Landlord. All wiring
      transformers (60 m. a.) and supports for the letters shall be contained
      within a metal raceway; no exposed connections. Raceway shall
      not exceed 8" height and length shall not exceed beyond the length of
      letters and shall be constructed of 20 gauge galvanized metal,
      color to be assigned. All fasteners, screws, bolts, etc., used in
      fabrication and installation of sign shall be rustproofed. (See drawing
      attached).

                                      -37-
<PAGE>

8.    Emblems or logos may be used in connection with sign letters provided they
      are not as "box" signs but in a contour form and are dimensioned with the
      limits as stated herein, (i.e., 24" high maximum) and conform with
      material specified.

9.    Placement: Letters shall be placed on brick fascia. Height of sign to be
      specified by Landlord. (See drawing attached).

10.   Quantity of Signs: One sign per tenant storefront except for tenant spaces
      with glass on two elevations. One sign will be allowed for each elevation
      which faces public right of way only. Signs on the east elevation of the
      building will be at the sole discretion and approval of the Landlord.

11.   Secondary signs:

      A.    No secondary exterior signs are to be place on building wall
            elevations, except that rear elevation signs will be permitted for
            identification of delivery doors. Landlord must approve.

      B.    No sandwich or easel/portable signs are allowed.

      C.    No window signs are permitted without the express approval of the
            Landlord. No neon window signs will be approved.

      D.    Standard address numerals for postal identification of premises will
            be required. Numeral height shall not exceed 3". Style shall be
            Helvetica Medium. Placement will be uniform as designated by the
            Landlord.

12.   Upon vacating the premises, Tenant shall be responsible for the removal of
      his sign and restoring the fascia to its original condition. If Tenant
      fails to do so promptly (within 10 days after notification by Landlord to
      do so), then Landlord may perform this work and charge the Tenant.
      Tenant's security deposit will be made available for such work if Tenant
      fails to perform the work.

13.   Signage must comply with the Village of Westmont sign ordinance. Permits
      from the Village of Westmont can be acquired only with the signed approval
      of Landlord.

As previously stated, scaled drawings in duplicate, indicating all copy,
materials of construction, letter style, colors, are to be submitted to the
Landlord for approval.

                                      -38-
<PAGE>

                                    EXHIBIT E
                                    GUARANTY

      THIS GUARANTY dated as of the______________day
of___________________20______by Ru Hua Song ("Guarantor") whose address is 310
N. LaFrance #C, Alhambra, California 91801 to Inland Commercial Property
Management, Inc. (the "Landlord"), having its address at 2901 Butterfield Road,
Oak Brook, Illinois 60523.

                                   WITNESSETH

      Contemporaneously herewith, Landlord, as lessor, is entering into a
certain lease (the "Lease") for real property located in the City of Westmont,
County of DuPage and State of Illinois, which property is more particularly
described in Exhibit A-2 thereto with Soyodo, Inc., a California corporation
("Tenant"), as lessee. Guarantor is executing this agreement as an inducement to
Landlord to enter into the Lease.

      NOW THEREFORE, in consideration of the premises, Guarantor agrees as
follows:

      1. Guarantor hereby absolutely, unconditionally and irrevocably guarantees
to the Landlord the full and punctual performance and observance by Tenant of
all of the terms, conditions, covenants and obligations to be performed and
observed by Tenant under the Lease including, without limitation, the payment as
and when due of all Minimum Rent and Additional Rent (both as defined in the
Lease) and any other sums payable by Tenant under the Lease. This is a Guaranty
of payment and performance, and not of collection, and Landlord shall not be
obligated to enforce or exhaust its remedies against Tenant before proceeding to
enforce this Guaranty. Landlord may, at Landlord's option, join Guarantor in any
action or proceeding commenced by Landlord against Tenant in connection with or
based upon the Lease or any term, covenant or condition thereof, and recovery
may be had against Guarantor in such action or proceeding or in any independent
action or proceeding against Guarantor without Landlord asserting, prosecuting,
or exhausting any remedy or claim against Tenant. Any suit or proceeding brought
against Guarantor to collect the amount of any deficiency in payments due from
Tenant under the Lease for any month or months shall not prejudice in any way
the rights of Landlord to collect any such deficiency for any subsequent month
or months in any similar suit or proceeding.

      2. Guarantor hereby assents to all of the provisions of the Lease and
waives demand, protest, notice of any indulgences or extensions granted to
Tenant, any requirement of diligence or promptness on the part of Landlord in
the enforcement of the Lease and any notice thereof, and any other notice
whereby to charge Guarantor. Guarantor shall be furnished with a copy of any
notice of or relating to default under or termination of the Lease which is
served upon Tenant.

      3. (a) This Guaranty shall be a continuing guarantee and the liability of
Guarantor hereunder shall in no way be affected, modified, diminished, impaired
or terminated for any reason whatsoever, including, without limitation, by
reason of any of the following, whether or not notice thereof is given to
Guarantor: (i) any one or more sublettings of all or any portion of the Premises
or any one or more assignments or other transfers of Tenant's interest in the
Lease, (ii) any consent, approval, waiver or other action, inaction or omission
under or concerning the Lease, (iii) any modifications,or
amendments of the Lease, (iv) any dealings or transactions or matter or thing
occurring between Landlord and Tenant, (v) any bankruptcy, insolvency,
reorganization, arrangement, assignment for the benefit of creditors,
receivership or trusteeship affecting Tenant or its successors or assigns, (vi)
the release or discharge of Tenant from the performance or observance of any of
the terms, covenants or conditions of law, by reason of any of the events
described in the foregoing clause (v) hereof, or otherwise, (vii) any change in
relationship between Guarantor and Tenant, (viii) the default or failure of
Guarantor to perform any of its obligations set forth in this Guaranty, (ix) any
action which Landlord may take or fail to take against Tenant by reason of any
waiver of, or failure to enforce, any of the rights or remedies reserved to
Landlord in the Lease, or otherwise, (x) any failure or refusal of Landlord to
re-let the Premises or any part or parts thereof in the event that Landlord
shall obtain possession of the Premises after Tenant's insolvency or default,
(xi) any failure to collect rent thereof under any such reletting, (xii) any
alterations, repairs, replacements and/or decoration in the Premises as
Landlord, in Landlord(1) s sole judgment, considers advisable and necessary for
the purpose of re-letting the Premises, and (xiii) any other circumstance or
condition that may result in a discharge, limitation or reduction of liability
of a surety or guarantor.

                                      -39-
<PAGE>

         (b) Guarantor hereby waives notice of the acceptance of this Guaranty
and presentment and demand for payment, notice of nonpayment, notice of
dishonor, protest, notice of protest, nonperformance, nonobservance and any
other notice or demand to which Guarantor might otherwise be entitled. Guarantor
hereby waives trial by jury of any and all issues arising in any action or
proceeding between the parties, upon, under or in connection with this Guaranty
or of any of its provisions, directly or indirectly, or any and all negotiations
in connection therewith. Guarantor's obligations hereunder shall not be subject
to any reduction, limitation, impairment or termination for any reason, and
shall not be subject to, and Guarantor hereby irrevocably waives, any defense or
set-off, counterclaim, recoupment or termination whatsoever by reason of the
invalidity, illegality or unenforceability of any of Tenant's obligations under
the Lease or of any of Guarantor's obligations hereunder, or otherwise.

      4. The obligations guaranteed by Guarantor pursuant to this Agreement
include all terms, conditions, covenants and obligations to be performed and
observed by Tenant during and/or with respect to the Initial Term of the Lease,
which is the period beginning on the "Commencement Date" and ending on the
"Termination Date" as set forth in Section 1.3 of the Abstract of Lease and
Section 3.1 of the Lease. This is a continuing guaranty and Guarantor's
obligations hereunder shall survive the expiration of the Initial Term and/or
any expiration or termination of the Lease and shall continue until all
obligations of Guarantor hereunder have been paid and satisfied in full:
provided, however, Guarantor's obligations shall not accrue beyond the Initial
Term of the Lease.

      5. In addition to the amounts specified pursuant to Paragraph 1 hereof,
Guarantor shall pay to Landlord any and all costs incurred by Landlord in
enforcing this Guaranty, including reasonable attorneys' fees and costs.

      6. This Agreement shall inure to the benefit of and may be enforced by
Landlord and its successors and assigns and any assignee of Landlord's interest
in the Lease (including Landlord's mortgagee), and shall be binding upon
Guarantor and its successors and assigns. No assignment by Guarantor shall
affect or reduce its obligations hereunder, and all such obligations shall
continue as though no such assignment had been made.

      7. This Agreement may not be changed or terminated orally, but only by a
written instrument signed by the party against whom enforcement of any change or
termination is sought.

      8. Any notice required hereunder to be sent to Guarantor shall be
sufficiently given by mailing by certified or registered mail, postage prepaid,
addressed to Guarantor at the address of Guarantor as stated above.

      9. If Landlord shall be obligated by any bankruptcy, insolvency or other
legal proceedings to repay to Guarantor or to Tenant, or to any trustee,
receiver or other representative of any of them, any amounts previously paid by
Guarantor pursuant to this Guaranty, this Guaranty shall be deemed reinstated to
the extent of that repayment made by Landlord. Landlord shall not be required to
litigate or otherwise dispute its obligation to make such repayments if, in good
faith and on the advice of counsel. Landlord believes that such obligation
exists. Nothing herein contained is intended or shall be construed to give to
Guarantor any right of subrogation under the Lease or any right to participate
in any way therein or in Landlord's right, title and interest in the Lease.
Notwithstanding any payments made under this Guaranty, all rights of subrogation
and participation are expressly waived and released by Guarantor.

      10. No delay on the part of Landlord in exercising any right, power or
privilege under this Guaranty, nor any failure to exercise the same, shall
operate as a waiver of, or otherwise affect, any right, power or privilege of
Landlord under this Guaranty, nor shall any single or partial exercise thereof
preclude the further exercise of, or the exercise of any other, right, power or
privilege of Landlord under this Guaranty.

      11. The validity and enforcement of this Guaranty shall be governed by and
construed in accordance with the internal laws of the State in which the
Premises (as defined in the Lease) are located without regard to principles of
conflicts of laws, and such laws shall apply in any action or proceeding arising
out of or under this Guaranty.

      12. All remedies afforded to Landlord by reason of this Guaranty are
separate and cumulative remedies and it is agreed that no one remedy, whether
exercised by Landlord or not, shall be deemed to be exclusion of any other
remedy available to Landlord and shall not limit or prejudice any other legal or
equitable remedy which Landlord may have.

      13. If any provision of this Guaranty or the application thereof to any
person or circumstance shall to any extent be held void, unenforceable or
invalid, then the remainder of this Guaranty or the application of such
provision to persons or circumstances other than those as to which it is held
void, unenforceable or invalid, shall not be affected thereby and each provision
of this Guaranty shall be valid and enforceable to the fullest extent permitted
by law.

                                      -40-
<PAGE>

      14. Guarantor hereby irrevocably:

         (a) submits to the jurisdiction of the state courts of the State of
Illinois and to the jurisdiction of the United States District Court for the
North District of Illinois, for the purposes of each and every suit, action or
other proceeding arising out of or based upon this Guaranty or the subject
matter hereof brought by landlord, it being expressly understood and agreed that
this consent to jurisdiction shall be self-operative and no further instrument
or action, other than service of process in one of the manners specified in this
Guaranty or as otherwise permitted by law, shall be necessary in order to confer
jurisdiction upon Guarantor in any such court; and

         (b) waives, and agrees not to assert, by way of motion, as a defense,
or otherwise, in any such suit, action or proceeding brought in any such court,
any claim that Guarantor is not subject personally to the jurisdiction of the
above named courts, that Guarantor's property is exempt or immune from
attachment or execution, that the suit, action or proceeding is brought in an
inconvenient forum, that the venue of the suit, action or proceeding is improper
or that this Guaranty or the subject matter hereof may not be enforced in or by
such court, and further agrees to waive, to the fullest extent permitted under
applicable law, the benefit of any defense that would hinder, fetter or delay
the levy, execution or collection of any amount to which Landlord or its
successors or assigns are entitled pursuant to the final judgment of any court
having jurisdiction; and

         (c) consents to service of process by certified or registered mail at
Guarantor's address as set forth herein, or in any other manner permitted by
law, service in the foregoing manner to be deemed, in every respect, effective
service of process upon Guarantor and be taken and held to be valid personal
service upon, and personal delivery to, Guarantor. Guarantor agrees that
Guarantor's submission to jurisdiction and consent to service of process by mail
is made for the express benefit of Landlord.

      IN WITNESS WHEREOF, Guarantor has duly executed this Agreement as of the
day and year first above written.

                                                 By: /s/
                                                 -------------------------------
                                                 Ru Hua Song

                                                 Social Security No: ###-##-####

                                                 Dated: 6/3/05

                                      -41-
<PAGE>

                                 ACKNOWLEDGMENT
State of Illinois )
                  )SS
County of Dupage

I, the undersigned, a Notary Public, in and for the County and State aforesaid,
DO HEREBY CERTIFY, that Ru Hua Song, personally known to me to be the same
person whose name is subscribed to the foregoing instrument, appeared before
this day in person and acknowledged that he/she signed and delivered the said
instrument as his/her free and voluntary act and deed for the uses and purposes
therein set forth. Given under my hand and notarial seal this 3th --
________________ day of June_________, 2005

                                                                   Notary Public

My commission expires:

----------------------
OFFICIAL SEAL [Seal]
MARY H FEKO
NOTARY PUBUC. STATE OF ILLINOIS >(

                                      -42-
<PAGE>

                                    EXHIBIT F
                                PROHIBITED USES

1.    Adult bookstore or facility selling or displaying or selling access to
      pornographic books, literature, websites or videotapes (materials shall be
      considered "adult" or "pornographic" for such purpose if the same are not
      available for sale or rental to children under 18 years old because they
      explicitly deal with or depict human sexuality), massage parlor, steam
      bath, nude modeling, establishment with nude or semi-nude waiters,
      waitresses or entertainers;

2.    Auction or bankruptcy sale;

3.    Auditorium, meeting hall, ballroom, school, educational facilities
      (including but not limited to, beauty schools, barber colleges, reading
      rooms or libraries), or other place of public assembly;

4.    Automobile sale, leasing, repair or display establishment or used car lot,
      including body repair facilities;

5.    Bingo or similar games of chance, but lottery tickets and other items
      commonly sold in retail establishments may be sold as an incidental part
      of business;

6.    Bowling alley;

7.    Car wash, car repair or car rental agency;

8.    Cocktail lounge, bar, disco or night club;

9.    Dance hall;

10.   Funeral establishment;

11.   Gymnasium, health club, exercise or dance studio;

12.   Off-track betting (provided that state sponsored lottery tickets shall not
      be prohibited);

13.   Outdoor circus, carnival or amusement park, or other entertainment
      facility;

14.   Outdoor meetings;

15.   Pawn shop;

16.   Primarily pool or billiard establishment;

17.   Refinery;

18.   Residential use, including, but not limited to living quarters, sleeping
      apartments or lodging rooms;

19.   Restaurant, including but not limited to, drive-in or drive-through
      restaurants;

20.   Second hand store, auction house, or flea market, army/navy type
      store-governmental "surplus";

21.   Shooting gallery;

22.   Skating or roller rink;

23.   So called "head shop" which sells drug paraphernalia;

24.   Theater, including but not limited to, X-rated theater;

25.   Unemployment agency, service or commission;

26.   Video game or amusement arcade, except as an incidental part of another
      primary business;

27.   Any other uses which conflict with the uses of existing tenants.

28.   Non-retail use (which shall not prohibit in the Shopping Center such uses
      commonly referred to as "quasi-retail" or "service retail" such as a
      travel agency, real estate office, insurance agency, accounting service,
      etc., so long as same do not exceed ten percent (10%) of the Leasable
      Square Feet of the Shopping Center); or

29.   Tenant may not install an Automatic Teller Machine in or on the Premises
      without the express written consent of Landlord which consent Landlord may
      deny in its sole discretion. 1.

[LANDLORD'S INITIALS OMITTED]                        [TENANT'S INITIALS OMITTED]
Landlord's Initials                                  Tenant's Initials

                                      -43-
<PAGE>

                                    EXHIBIT G
                             RULES AND REGULATIONS

1.    Tenant shall advise and cause its vendors to deliver all merchandise
      before noon on Mondays through Fridays, not at other times.

2.    All deliveries are to be made to designated service or receiving areas and
      Tenant shall request delivery trucks to approach their service or
      receiving areas by designated service routes and drives.

3.    Tractor-trailers which must be unhooked or parked must use steel plates
      under dolly wheels to prevent damage to the asphalt paving surface. In
      addition, wheel blocking must be available for use. Tractor trailers are
      to be removed from the loading areas after unloading. No parking or
      storing of such trailers will be permitted in the Shopping Center.

4.    Tenant shall not dispose of the following items in sinks or commodes:
      plastic products (plastic bags, straws, boxes); sanitary napkins; tea
      bags, cooking fats, cooking oils; any meat scraps or cutting residue;
      petroleum products (gasoline, naphtha, kerosene, lubricating oils); paint
      products (thinner, brushes); or any other item which the same are not
      designed to receive.

5.    Tenant shall not permit of suffer any advertising medium to be placed on
      exterior walls or windows, on the sidewalks or on the parking lot areas or
      light poles. No permission, expressed or implied, is granted to exhibit or
      display any banner, pennant, sign and trade or seasonal decoration of any
      size, style or material within the Shopping Center, outside the Premises.

6.    Tenant shall not permit or suffer the use of any advertising medium which
      can be heard or experienced outside of the Premises, including, without
      limiting the generality of the foregoing, flashing lights, searchlights,
      loud speakers, phonographs, radios, or television. No radio, television,
      or other communication antenna equipment or device is to be mounted,
      attached, or secured to any part of the roof, exterior surface, or
      anywhere outside the Premises, unless Landlord has previously given its
      written consent.

7.    Tenant shall not permit or suffer any portion of the Premises to be used
      for lodging or extended stay purposes.

8.    Tenant shall not, in or on any part of the Common Area:

      a.    Vend, peddle or solicit orders for sale or distribution of any
            merchandise, device, service, periodical, book, pamphlet or other
            matter whatsoever.
      b.    Exhibit any sign, placard, banner, notice or other written material,
            except for activities as approved in writing by Landlord.
      c.    Distribute any circular, booklet, handbill, placard or other
            material, except for activities as approved in writing by Landlord.
      d.    Solicit membership in any organization, group or association or
            contribution for any purpose.
      e.    Create a nuisance.
      f.    Throw, discard or deposit any paper, glass or extraneous matter of
            any kind except in designated receptacles, or create litter or
            hazards of any kind.
      g.    Deface, damage or demolish any sign, light standard or fixture,
            landscaping materials or other improvement within the Shopping
            Center, or the property of customers, business invitees or employees
            situated within the Shopping Center.

9.    Tenant shall not locate furnishings or cabinets adjacent to mechanical or
      electrical access Panels or over air-conditioning outlets so as to prevent
      operating personnel from servicing such units as routine or emergency
      access may require. Cost of moving such furnishings for Landlord's access
      will be at Tenant's cost. The lighting and air conditioning equipment of
      the Shopping Center will remain in the exclusive control of the building
      designated personnel.

10.   Tenant shall comply with parking rules and regulations as may be posted
      and/or distribution from time to time.

11.   Prior written approval, which shall be at Landlord's sole discretion, must
      be obtained for installation of window shades, blinds, drapes or any other
      window treatment of any kind whatsoever.

12.   Tenant shall keep the Premises at a temperature compatible with
      comfortable occupancy during business hours and at all times sufficiently
      high to prevent freezing of water in pipes and fixtures.

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

14.   No animals shall be brought into or kept in or about the Shopping Center
      other than as handicap aids.

15.   In the event any violation of any of the above rules and regulations
      continues after five (5) days following written notice to Tenant of such
      violation, beginning on such fifth day Tenant shall be in default of
      lease. In addition to all other remedies of Landlord provided in the Lease
      for default by Tenant, pay liquidated damages of One Hundred Dollars
      ($100.00) per day for each day such violation continues.

16.   Except as otherwise provided herein, Landlord reserves the right to modify
      or rescind any of these rules and regulations and to make such other or
      further reasonable rules and regulations as it deems in its reasonable
      judgment shall from time to time be necessary or advisable for the
      operation of the Shopping Center, which rules and regulations shall be
      binding upon each such tenant in the Shopping Center upon their
      notification of said further rules and regulations.

                                      -44-
<PAGE>

THIS RIDER IS ATTACHED TO AND IS MADE PART OF THAT CERTAIN SHOPPING CENTER LEASE
 (THE "LEASE") DATED [ILLEGIBLE] BY AND BETWEEN INLAND COMMERCIAL PROPERTY
    MANAGEMENT, INC., AS MANAGING AGENT FOR THE OWNER OF THE SHOPPING CENTER
    COMMONLY KNOWN AS ST. JAMES CROSSING SHOPPING CENTER AND SOYODO, INC., A
                       CALIFORNIA CORPORATION, AS TENANT

This Rider is dated and is effective the same date as the Lease. All capitalized
terms, unless expressly defined herein, shall have the same meaning as in the
Lease. In the event of a conflict between the terms of the Lease and those
contained in this Rider, this Rider shall prevail.

R-L EXCLUSIVE USE: Provided that Tenant has not committed an event of default
and further provided that the following uses do not interfere with any
exclusivity provisions of other tenants in the Shopping Center or with the
prohibitions set forth in Exhibit F attached to the Lease, and except for
existing tenants of the Shopping Center under their existing leases for premises
in the Shopping Center (which leases may be renewed, extended or replaced) and
which permit such existing tenant to engage in any use which would otherwise be
prohibited hereunder, Landlord covenants and agrees that during the Term, as
such terms may be extended pursuant to the provisions of the Lease, Tenant has
the exclusive right ("Tenant's Exclusive Right") in the Shopping Center to the
use of the Premises for the following purposes: a store selling Chinese books,
magazines, and other periodicals.

Tenant's Exclusive Right is subject to the following express limitations:

A.    Tenant acknowledges that the use clauses in the existing tenants' leases
      do not violate Tenant's Exclusive Right;

B.    Tenant's Exclusive Right shall only limit competing uses that are the
      primary business of competing tenants and shall not be construed as
      prohibiting ancillary uses of such competing tenants;

C.    Tenant's Exclusive Right shall only be effective so long as Tenant
      continuously operates its exclusive business in the entire Premises; and

D.    Tenant's Exclusive Right shall automatically terminate and be of no
      further force or effect upon the occurrence of an event of default by
      Tenant.

Anything to the contrary notwithstanding, Tenant shall have no remedy for a
violation of Tenant's Exclusive Right including, but not limited to, any right
of offset, rent reduction or Lease termination if all of the following occur:

1.    Another tenant or occupant in the Shopping Center violates a provision of
      its lease or license agreement regarding its premises, which provision
      either does not permit or specifically prohibits a use ("Prohibited Use")
      that violates Tenant's Exclusive Use; and

2.    Landlord provides notice of the lease or license agreement violation to
      such other tenant or occupant; and

3.    Landlord commences an action (or arbitration, if required by such lease or
      license agreement) against such other tenant or occupant, and thereafter
      uses good faith efforts to enforce its rights under such lease or license
      agreement and to obtain Judicial Relief. For purposes hereof, "Judicial
      Relief shall mean a temporary restraining order, preliminary injunction,
      order of eviction, other court order or order resulting from an
      arbitration proceeding enjoining the prohibited use; provided, however,
      Landlord shall not be required to appeal any adverse decision denying
      Judicial Relief.

R-2. CONTINGENT ENFORCEABILITY: The parties hereto acknowledge and confirm that
this Lease and the commencement and enforceability of all its terms and
conditions is contingent upon the termination of the existing lease for the
Premises and the surrender of the Premises by the existing tenant. Landlord
hereby covenants to exercise good faith efforts to meet this contingency and
deliver possession of the Premises in a timely manner

                                      -45-
<PAGE>

If the terms and conditions of this Rider conflict in any way with the terms and
conditions of the Lease to which this Rider is attached, the terms and
conditions of this Rider shall control.

R-3. RIGHT TO TERMINATE: Notwithstanding Section 2.2 of the Lease, if Landlord
requires that Tenant be relocated to a Substitute Premises, Tenant shall have a
one time right to terminate the Lease by delivery to Landlord within fifteen
(15) days after Tenant's receipt of Landlord's written notice indicating that
Tenant is terminating the Lease. Any such termination will be effective on the
date that is sixty (60) days after Tenant's delivery of written notice of
termination to Landlord. Should Tenant elect not to terminate the Lease, all
terms and conditions of the Lease shall remain in full force and effect.

Tenant                                       Landlord

SOYODO, INC., a California corporation       INLAND COMMERCIAL PROPERTY
                                             MANAGEMENT, INC., an Illinois
                                             corporation, as managing agent for
                                             the Owner, Inland

By:                                          By: /s/ D. Scott Carr
    ----------------------------------           -------------------------------
Print Name:                                  Print Name: D. Scott Carr
            --------------------------                   -----------------------
Its:                                         Its: President
     ---------------------------------            ------------------------------
Dated:                                       Dated: 6/13/2005
       -------------------------------              ----------------------------

                                      -46-
<PAGE>

                               INSURANCE CHECKLIST

TENANT:   Soyodo, Inc., a California corporation
          310 N. LaFrance#C
          Alhambra, CA 91801

LOCATION: St. James Crossing
          832-834 Ogden Avenue
          Westmont, IL 60559

|X|   Public liability and property damage insurance with limits of:

      1 MIL OCCURRENCE/2 MIL AGGREGATE/1 MIL UMBRELLA

|X|   Plate glass insurance.

|X|   Fire and extended coverage on the contents of the Premises.

|X|   Boiler, HVAC and machinery insurance.

|_|   Other:
      --------------------------------------------------------------------------

|X|   A 30 day cancellation or change notice should be included in all policies.

|X|   The following should be named as "additional insureds":

      1.    Inland Commercial Property Management, Inc., as managing agent for
            the Owner of St. James Crossing Shopping Center and the Owner,
            Inland Real Estate LB I LLC.

      2.

      3.

                                      -47-

<PAGE>

                       ASSIGNMENT AND ASSUMPTION OF LEASE
                             AND AMENDMENT TO LEASE

      THIS ASSIGNMENT AND ASSUMPTION OF LEASE AND AMENDMENT TO LEASE
("Assignment and Amendment"), is entered into as of __________________, 2005, by
and between Soyodo, Inc., a California corporation ("Assignor"), and Top Group
Holdings, Inc., a Delaware corporation ("Assignee"), and Inland Commercial
Property Management, Inc. ("ICPM").

                                R E C I T A L S:

      WHEREAS, ICPM, as managing agent for Inland Real Estate LB I LLC
("Owner"), and Assignor own the interests of Landlord and Tenant, respectively
under a Lease dated June 6, 2005 (hereinafter referred to as the "Lease")
pertaining to Space 832-834 Ogden Avenue, Westmont, Illinois ("Premises")
located in the St. James Crossing Shopping Center, Westmont, Illinois.

      WHEREAS, Ru Hua Song ("Guarantor") executed a Guaranty ("Guaranty") of
said Lease;

      WHEREAS, Assignor desires to assign all of its right, title and interest
as the Tenant under the Lease to Assignee and Assignee desires to assume,
observe and perform all of the terms, covenants, and conditions to be observed
or performed by the Tenant under the Lease; and

      WHEREAS, ICPM is willing to consent to the Assignment from Assignor to
Assignee provided the parties amend the Lease as hereinafter set forth, and
provided further that Assignor makes the acknowledgements contained herein.

      NOW, THEREFORE, in consideration of the sum of Ten Dollars ($10.00) and
other good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, it is hereby agreed that, effective ____________, 2005
("Effective Date").

      1. Incorporation of Recitals. The Recitals set forth above are hereby
incorporated by reference as if fully set forth herein.

      2. Validity of Lease. Assignor hereby warrants and represents that the
Lease is valid, in good standing, and in full force and effect and that there is
no condition or state of facts now in existence, which, if not corrected, would
constitute a default by Assignor, as the Tenant, or the Landlord, as the
Landlord, under the terms of the Lease.

      3. Assignment. As of the Effective Date, and subject to all of the terms,
provisions, conditions, obligations, covenants and agreements contained or
referred to in the Lease to be observed and performed by the Tenant thereunder
(collectively, the "Tenant Obligations"), Assignor does by these presents hereby
grant, bargain, sell, convey, transfer, assign and deliver unto Assignee all of
Assignor's right, title, and interest in the Lease, including Assignor's right
to the Security Deposit relating thereto, if any, and in and to the leasehold
estate created by the Lease.

                                      -1-
<PAGE>

      4. Acceptance. As of the Effective Date, Assignee accepts the assignment
of the Lease and of the Security Deposit relating thereto, if any, which shall
continue to be retained by Landlord, and in and to the leasehold estate created
by the Lease. Assignee further assumes and agrees to observe and perform all of
the Tenant Obligations, including but not limited to, the payment of all rent
(including, minimum Minimum Rent, percentage rent, if any and all Additional
Rent) and all charges and deposits (including Common Area Expenses and Real
Estate Taxes) due to be paid to Landlord, from and after the Effective Date, as
fully and completely as though Assignee were the original Tenant under the
Lease.

      5. Assignor and Guarantor Not Released. Notwithstanding this Assignment
and Amendment or ICPM's consent to such Assignment and Amendment or anything to
the contrary that may be contained in the Guaranty, Assignor and Guarantor shall
not be released from liability for the performance by Assignor of the Tenant
Obligations, including without limitation, the payment of all rent (including,
Minimum Rent, percentage rent and Additional Rent) and all charges and deposits
(including Common Area Expenses and Real Estate Taxes) due to be paid to
Landlord for the remainder of the Term of the Lease, but that the liability of
Assignor and Guarantor for the performance by Assignor of the Tenant Obligations
shall continue as if this Assignment and Amendment had not been made. Guarantor
hereby consents to this Assignment and Amendment and reaffirms in all respects
the Guaranty and all of the obligations of Guarantor thereunder.

      6. Preservation of Landlord's Remedies. Landlord shall not be required to
enforce or pursue any remedy which it now has or may hereafter acquire against
Assignor or Assignee prior to proceeding against the other, and no failure,
delay, or election to pursue any remedy under the Lease against either Assignor
or Assignee shall constitute a waiver on Landlord's part of the right to pursue
said remedy against either party on the basis of the same or a subsequent
breach. Any notices received from or given to Assignor by Assignee shall
simultaneously be furnished to Landlord. Neither the consent of Landlord to this
Assignment and Amendment, nor Assignee's taking possession of the Leased
Premises, shall constitute or be deemed to be a waiver by Landlord of any
existing default of any Tenant Obligations by Assignor.

      7. Maintenance of Agreement. Assignee and Assignor acknowledge that their
undertakings hereunder are given in consideration of Landlord's consent to this
Assignment and Amendment and that the Landlord would not consent to this
Assignment and Amendment were it not for the execution and delivery of this
Assignment and Amendment in the form and substance hereof.

      8. Amendment of Lease. From and after Effective Date the Lease shall be
amended as follows:

      A. Notices to Tenant shall be addressed as follows:

                                   Harrison Wu
                              832-834 Ogden Avenue
                               Westmont, Illinois

      B.    The Lease shall be amended to reflect tender of payment by Assignee
            to Landlord of an additional $-0- security deposit amount.

                                      -2-
<PAGE>

      C.    Notices to Landlord shall be addressed as follows:

                   Inland Commercial Property Management, Inc.
                              2901 Butterfield Road
                            Oak Brook, Illinois 60523

      D.    Assignee shall pay to ICPM concurrently upon execution of this
            Assignment and Amendment by Assignee a transfer fee of Five Hundred
            and No/100 Dollars ($500) in order to reimburse Landlord for all if
            its internal cost and expenses incurred with respect to this
            Assignment and Amendment.

      9. Amendment. This Assignment and Amendment shall not be modified except
by written instrument subscribed to by Assignor, Guarantor, Assignee and ICPM.
Except as specifically amended by this Assignment and Amendment, all of the
terms, provisions, agreements, covenants and conditions contained in the Lease
are and shall remain, unchanged and in full force and effect.

      10. Inurement. The terms and conditions of this Assignment and Amendment
shall be binding upon and shall inure to the benefit of the parties hereto, and
their respective heirs, successors and assigns.

      11. Headings. The paragraph headings contained in this Assignment are for
reference purposes only and shall not affect in any way its meaning or
interpretation.

      12. Counterparts. This Assignment may be executed in two or more
counterparts, each of which shall be deemed to be an original but all of which
shall together constitute one and the same instrument.

      13. Construction. This Assignment shall be governed by and construed in
accordance with the laws of the State wherein the Premises are located.

                      [THIS SPACE INTENTIONALLY LEFT BLANK]
                    [SIGNATURES APPEAR ON THE FOLLOWING PAGE]

                                      -3-
<PAGE>

      IN WITNESS WHEREOF, the parties hereto have caused this Assignment and
Amendment to be made as of the date first above written.

                                     ASSIGNOR:

                                     SOYODO, INC.,
                                     A CALIFORNIA CORPORATION

                                     By: /s/
                                         ---------------------------------------
                                     Printed Name:
                                                   -----------------------------
                                     Its:
                                          --------------------------------------

                                     ASSIGNEE:

                                     TOP GROUP HOLDINGS, INC.
                                     A DELAWARE CORPORATION

                                     By: /s/
                                         ---------------------------------------
                                     Printed Name:
                                                   -----------------------------
                                     Its:
                                          --------------------------------------

                                     GUARANTOR:

                                     By: /s/
                                         ---------------------------------------
                                     Ru Hua Song
                                     -------------------------------------------
                                     Social Security No.:
                                                         -----------------------

                                     ICPM:
                                     Inland Commercial Property Management, Inc.

                                     By: /s/
                                         ---------------------------------------
                                     Its:
                                          --------------------------------------

                                      -4-
<PAGE>

ACKNOWLEDGEMENTS:

ASSIGNOR:

STATE OF __________________ )
                                  ) SS.
COUNTY OF ________________ )

      I, the undersigned, a Notary Public, in and for the County and State
aforesaid, DO HEREBY CERTIFY, that _________________________________ , the
_________________ of Soyodo, Inc., a California corporation, personally known to
me to be the same person whose name is subscribed to the foregoing instrument,
appeared before this day in person and acknowledge that as such
_________________ he/she signed and delivered the said instrument as his/her
free and voluntary act and deed and as the free and voluntary act and deed of
said corporation, for the uses and purposes therein set forth.

      GIVEN under my hand and notarial seal this _____ day of
__________________, 2005.

                                            ------------------------------------
                                                       Notary Public

My commission expires:

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

ASSIGNEE:

STATE OF __________________ )
                                  ) SS.
COUNTY OF ________________ )

      I, the undersigned, a Notary Public, in and for the County and State
aforesaid, DO HEREBY CERTIRY, that _________________________________ , the
_______________ of Top Group Holdings, Inc., a Delaware corporation, personally
known to me to be the same person whose name is subscribed to the foregoing
instrument, appeared before this day in person and acknowledge that as such
_________________ he/she signed and delivered the said instrument as his/her
free and voluntary act and deed and as the free and voluntary act and deed of
said corporation, for the uses and purposes therein set forth.

      GIVEN under my hand and notarial seal this _____ day of
__________________, 2005.

                                            ------------------------------------
                                                        Notary Public

My commission expires:

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

                                      -5-
<PAGE>

GUARANTOR:

STATE OF ________________ )
                             ) SS.
COUNTY OF ______________ )

      I, the undersigned, a Notary Public, in and for the County and State
aforesaid, DO HEREBY CERTIFY, that Ru Hua Song personally known to me to be the
same person whose name is subscribed to the foregoing instrument, appeared
before this day in person and acknowledged that he/she signed and delivered the
said instrument as his/her free and voluntary act and deed for the uses and
purposes therein set forth.

      GIVEN under my hand and notarial seal this ________ day of
________________, 2005.

                                            ------------------------------------
                                                        Notary Public

My commission expires:

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

                                      -6-
<PAGE>

                                     CONSENT

      The undersigned, as managing agent for Owner under the Lease described in
the foregoing Assignment and Amendment, does hereby consent to the foregoing
assignment from Assignor to Assignee on the conditions set forth therein and
agrees to the foregoing amendment to the Lease.

      This consent by ICPM, as managing agent for Owner, to the Assignment and
Amendment shall not in any way be construed as to relieving Assignee from
obtaining the express prior written consent of ICPM, as managing agent for
Owner, which consent shall not be unreasonably withheld by ICPM, to any further
assignment or subletting for the use of any part of the Premises, nor shall the
collection of rent by ICPM, as managing agent for Owner, from any assignee,
sublessee or other occupant, be deemed a waiver of this covenant or the
acceptance of said assignee, sublessee or occupant, as tenant under the Lease,
or a release of Assignee from the further performance by Assignee of the
covenants in the Lease on the part of Assignee to be performed. ICPM's consent,
as managing agent for Owner, is contingent upon Assignee providing written
documentation stating the Effective Date of said Assignment.

                                       INLAND COMMERCIAL PROPERTY MANAGEMENT,
                                       INC., as managing agent for Owner, Inland
                                       Real Estate LB I LLC

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

                                      -7-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00091-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00091-of-00352.parquet"}]]