Document:

Exhibit 10.51

                           MAINSPRING CAPITAL, L.L.C.
                                COMMERCIAL LEASE

            Bel de Mar, L.L.C., an Arizona limited liability company
--------------------------------------------------------------------------------
                                   "Landlord"

                                       AND

             Integrated Information Systems, a Delaware corporation
--------------------------------------------------------------------------------
                                    "Tenant"

                             SUMMARY OF LEASE TERMS*

<TABLE>
<CAPTION>
<S>                                    <C>
Date:                                  December 31, 2002
                                       ---------------------------------------------
Lease Number:
                                       ---------------------------------------------
Project:                               Airway Corporate Center
                                       ---------------------------------------------
Square Footage:                        7,529 (approximately)
                                       ---------------------------------------------
Address:                               2250 W. 14th Street, Tempe, Arizona 85281
                                       ---------------------------------------------
Term:                                  24 months
                                       ---------------------------------------------
Base Rental Schedule:                  Months 1 - 24:  $7,000 (excluding rental tax)
                                       ---------------------------------------------

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

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

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

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

Current Rental Tax Rate:               2.3%
                                       ---------------------------------------------
Current Estimated Operating Expenses:
                                       ---------------------------------------------
Other Items:                           Tenant's Right to Cancel:  See paragraph 28.
                                       ---------------------------------------------
                                       Early Occupancy:  See paragraph 29.
                                       ---------------------------------------------
                                       Tenant Improvements:  See paragraph 30.
                                       ---------------------------------------------

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

                                       ---------------------------------------------
</TABLE>

<PAGE>

NOTE:    This summary is provided for the Tenant's convenience only. It is not
         to be construed as a part of the above referenced Lease Agreement. In
         the event that there is a conflict between this summary of lease terms
         and the Lease Agreement, the language in the Lease Agreement shall
         prevail.

STANDARD LEASE AGREEMENT

PHXINDNII                         DATE           December 31, 2002
                                       -----------------------------------------

                                 LEASE AGREEMENT

THIS LEASE AGREEMENT, made and entered into by and between Bel de Mar, L.L.C.,
an Arizona limited liability company, hereinafter referred to as "Landlord", and
Integrated Information Systems, a Delaware corporation, hereinafter referred to
as "Tenant";

                              W I T N E S S E T H:

1.   PREMISES AND TERM. In consideration of the mutual obligations of Landlord
and Tenant set forth herein, Landlord leases to Tenant, and Tenant hereby takes
from Landlord the Premises situated within the County of Maricopa, State of
Arizona, more particularly described on Exhibit "A" attached hereto and
incorporated herein by reference, (the "Premises"), together with all rights,
privileges, easements, appurtenances, and amenities belonging to or in any way
pertaining to the Premises, to have and to hold, subject to the terms, covenants
and conditions of this Lease. The term of this Lease shall commence on the
commencement date hereinafter set forth and shall end on January 31, 2005. If
this Lease is executed before the Premises become vacant or otherwise available
and ready for occupancy, or if any present Tenant or occupant of the Premises
holds over, and Landlord cannot acquire possession of the Premises prior to the
date recited as the commencement date of this Lease, Landlord shall not be
deemed in default hereunder, and Tenant agrees to accept possession of the
Premises at such time as Landlord is able to tender the same, which date shall
thenceforth be deemed the "commencement date", and Landlord hereby waives
payment of rent covering any period prior to the tendering of possession to
Tenant hereunder.

     A.   Existing Building. If no improvements are to be constructed to the
Premises, the commencement date shall be February 1, 2003. Tenant acknowledges
that, (i) it has inspected and accepts the Premises, (ii) the buildings and
improvements comprising the same are suitable for the purpose for which the
Premises are leased, (iii) the Premises are in good and satisfactory condition,
and (iv) no representations as to the repair of the Premises, nor promises to
alter, remodel or improve the Premises have been made by Landlord (unless
otherwise set forth in the Lease). In no event shall Landlord be liable for any
defects in the Premises or for any limitation on its use (this limitation of
liability shall not relieve landlord of its obligations set forth in Paragraph
4). Upon request by Landlord, Tenant shall execute and deliver to Landlord a
Letter of Acceptance of delivery of the Premises.

2.   BASE RENT, SECURITY DEPOSIT AND OPERATING EXPENSE PAYMENTS.

     A.   Base Rent. Tenant agrees to pay Landlord base rent ("Base Rent") for
the Premises, in advance, without demand, deduction or set off, at the rate of
Seven thousand and 00/100 Dollars ($7,000.00) per month during the term hereof.
One such monthly installment, plus the other monthly charges set forth in
Paragraph 2.C below, shall be due and payable on the date hereof and a like
monthly installment shall be due and payable on or before the first day of each
calendar month succeeding the commencement date, except that all payments due
hereunder for any fractional calendar month shall be prorated. The obligation of
Tenant to pay Base Rent and other sums to Landlord and the obligations of
Landlord under this Lease are independent obligations. Tenant shall have no
right at any time to abate, reduce, or set-off any rent due hereunder except
where expressly provided in this Lease. Tenant waives and releases all statutory
liens and off-set rights as to rent.

     B.   Security Deposit. In addition, Tenant agrees to deposit with Landlord
on the date hereof the sum of Seven thousand and 00/100 Dollars ($7,000.00),
which shall be held by Landlord, without obligation for interest, as security
for the performance of Tenant's obligations under the Lease, it being expressly
understood and agreed that this deposit is not an advance rental deposit or a
measure of Landlord's damages in case of Tenant's default. Upon each occurrence
of an event of default, Landlord may use all or part of the deposit to pay rent
or other payments due Landlord under this Lease, and the cost of any other
damage, injury, expense or liability caused by such event of default without
prejudice to any other remedy provided herein or provided by law. On demand,
Tenant shall pay Landlord the amount that will restore the security deposit to
the full amount required by this Lease. If the Base Rent increases during the
term of this Lease, Tenant shall, upon written request from Landlord, deposit
additional monies with Landlord so that the total amount of the Security Deposit
shall at all times bear the same proportion to the increased Base Rent as the
initial Security Deposit bore to the initial Base Rent. Should the Use be
amended to accommodate a material change in the business of Tenant or to
accommodate a Tenant or assignee, Landlord shall have the right

                                       2
<PAGE>

to increase the Security Deposit to the extent necessary, in Landlord's
reasonable judgment, to account for any increased wear and tear that the
Premises may suffer as a result thereof. The security deposit shall be deemed
the property of Landlord and Landlord shall not be required to keep the Security
Deposit separate from its general accounts, but any remaining balance of such
deposit shall be returned by Landlord to Tenant within thirty (30) days from the
time Tenant's obligations under this Lease have been fulfilled.

3.   TAXES.

     A.   Landlord agrees to pay all taxes, assessments and governmental charges
of any kind and nature (collectively referred to herein as "Taxes") that accrue
against the Premises, and/or the land and/or improvements of which the Premises
are a part. Landlord shall have the right to contest by appropriate legal
proceedings the amount, validity, or application of any Taxes or liens thereof.
The Landlord shall have the right to employ a tax consulting firm and legal
counsel to attempt to assure a fair tax burden on the building and grounds
within the applicable taxing jurisdiction.

     B.   Tenant shall be liable for all taxes levied or assessed against any
personal property or fixtures placed in the Premises. If any such taxes are
levied or assessed against Landlord or Landlord's property and (i) Landlord pays
the same or (ii) the assessed value of Landlord's property is increased by
inclusion of such personal property and fixtures and Landlord pays the increased
taxes, then, upon demand Tenant shall pay to Landlord such taxes.

4.   LANDLORD'S REPAIRS.

     A.   Landlord, at its own expense, shall maintain only the structural
soundness of the roof, foundation and exterior walls of the building of which
the Premises are a part in good repair, reasonable wear and tear and casualty
losses and damages caused by Tenant excluded. The term "walls" as used herein
shall not include windows, glass or plate glass, doors and overhead doors,
special store fronts, dock bumpers, dock plates or levelers, or office entries.
Tenant shall immediately give Landlord written notice of defect or need for
repairs, after which Landlord shall have reasonable opportunity to repair same
or cure such defect. Landlord's obligation to maintain the aforementioned items
shall be limited solely to the cost of such repairs or maintenance or the curing
of any defect in the same.

     B.   Landlord shall maintain paving, common areas, landscaping, exterior
painting, common water and sewage line plumbing. Landlord shall enter into a
regularly scheduled preventative maintenance service contract with a maintenance
contractor for servicing all hot water, heating and air-conditioning systems and
other equipment within the Premises.

     C.   Reserved.

     D.   Landlord reserves the right to alter or modify the building of which
the premises are a part and/or common areas associated therewith, when such
alterations or modifications are required by governmental laws, codes,
ordinances, regulations, or any other applicable authorities, including, without
limitation, the Americans with Disabilities Act of 1990 (the "ADA"), in which
event Tenant shall be liable for its proportionate share of such cost. If such
modification is a capital modification for the general benefit of the project,
and is required regardless of Tenant's particular use of the Premises, then the
cost shall be an operating expense allocated over the lesser of five (5) years
or the useful life of the modification. Notwithstanding the foregoing, if such
modification is predicated by Tenant's particular use of the Premises or is
principally for the benefit of Tenant (and not other Tenants of the building)
the cost shall be borne entirely by Tenant and Tenant shall reimburse Landlord
for same promptly upon demand.

5.   TENANT'S REPAIRS.

     A.   Reserved.

     B.   Reserved.

     C.   Subject to the provisions of Paragraph 10, Tenant shall repair and pay
for any damage to the Premises or the Project caused by Tenant or Tenant's
employees, agents or invitees, or caused by Tenant's default hereunder. Access
to the roof or the exterior walls of the Premises or Project for purposes of
repairs or otherwise by the Tenant shall be subject to Landlord's prior approval
and to such conditions as Landlord may require.

     6.   ALTERATIONS. Tenant shall not make any alterations, additions,
partitions, or other improvements to the Premises without the prior written
consent of Landlord. Tenant, at its own cost and expense, may erect shelves,
bins, machinery and trade fixtures as it desires as well as alterations,
additions, partitions, or other improvements which have been specifically
consented to in writing by Landlord, provided that (i) such items do not alter
the basic character of the Premises or the building and/or improvements of which
the Premises are a part, (ii) such items do not overload or damage the same,
(iii) such items may be removed without injury to the Premises, and (iv) the
construction, erection or installation thereof complies with all applicable
governmental laws, codes, ordinances, regulations, or any other applicable
authorities, including, without limitation, the Americans with Disabilities Act
of 1990 (the "ADA"), and with Landlord's details, specifications and other
requirements, (v) any architectural, engineering, construction management,
permits, inspections or other cost or fee required to assure compliance with
conditions set forth in this Paragraph 6 shall be paid by Tenant promptly upon
demand. All alterations, additions, partitions, or other improvements erected by
Tenant shall be and remain the property of Tenant during the term of this Lease;
provided however, at the termination of this Lease, Landlord shall have the
option, exercisable in Landlord's sole discretion, to require

                                       3
<PAGE>

Tenant either upon request to remove, at Tenant's sole cost and expense, all or
part of each alterations, additions, partitions, or other improvements, at which
time Tenant shall promptly restore the Premises to its condition immediately
prior to the commencement date, or to keep in place the same at which time such
alterations, additions, improvements, and partitions shall become the property
of Landlord. All shelves, bins, machinery and trade fixtures installed by Tenant
shall be removed on or before the earlier to occur of the date of termination of
this Lease or vacating the Premises, at which time Tenant shall restore the
Premises to their original condition. All alterations, installations, removals
and restoration shall be performed in a good and workmanlike manner so as not to
damage or alter the primary structure or structural qualities of the buildings
and other improvements situated on the Premises or of which the Premises are a
part.

7.   SIGNS. Any signage Tenant desires for the Premises shall be subject to
Landlord's written approval and shall be submitted to Landlord prior to the
commencement date of this Lease or within sixty (60) days thereafter. Tenant
shall repair, paint and/or replace the building facia surface to which its signs
are attached upon vacation of the Premises, or the removal or alteration of the
signage. Tenant shall not (i) make any changes to the exterior of the Premises,
(ii) install any exterior lights, decorations, balloons, flags, pennants,
banners or painting, or (iii) erect or install any signs, windows, or door
lettering, placards, decorations or advertising media of any type which can be
viewed from the exterior of the Premises, without Landlord's prior written
consent. Tenant, at its sole cost, shall obtain all applicable governmental
permits and approvals for signage and exterior treatments. All signs,
decorations, advertising media, blinds, draperies and other window treatment or
bars or other security installations visible from outside the Premises shall
conform in all respects to the criteria established by Landlord and any
applicable governmental laws, ordinances, regulations, or other requirements.

8.   PARKING. Tenant shall be entitled to park in common with other tenants of
the Project in those areas designed for non-reserved parking. Tenant agrees not
to burden the parking facilities and agrees to cooperate with Landlord and other
tenants in the use of the parking facilities. Landlord reserves the right, in
its absolute discretion, to determine whether parking facilities are becoming
crowded and, in such event, to allocate parking spaces among Tenant and other
tenants. Landlord shall not be responsible for enforcing Tenant's parking rights
against any third parties. No vehicle storage of any nature shall be allowed or
permitted in any parking area without Landlord's prior written consent.

9.   UTILITIES.

     A.   Landlord agrees to provide normal water and electricity connection to
the Premises as determined in Landlord's reasonable discretion. Tenant shall pay
for all gas, heat, light, power, telephone, and other utilities and services
used on or at the Premises and any maintenance or inspection charges for
utilities, together with any taxes, penalties, surcharges or the like pertaining
to the Tenant's use of the Premises. Landlord shall not be liable for any
interruption or failure of utility service on the Premises.

     B.   In the event water is not separately metered to Tenant, Tenant agrees
that it will not use water for uses other than normal domestic restroom and
kitchen usage; and, Tenant does further agree to reimburse Landlord for the
entire amount of common water costs as additional rental if, in fact, Tenant
uses water for uses other than normal domestic restroom and kitchen uses without
first obtaining Landlord's written permission. Furthermore, Tenant agrees in
such event to install at its own expense, a submeter to determine Tenant's
usage.

     C.   Tenant agrees it will not use sewer capacity for any use other than
normal domestic restroom and kitchen use. Tenant further agrees to notify
Landlord of any other sewer use ("excess sewer use") and also agrees to
reimburse Landlord for the costs and expenses related to Tenant's excess sewer
use, which shall include, but is expressly herein not limited to, the cost of
acquiring additional sewer capacity to service Tenant's Lease.

10.  INSURANCE.

     A.   Subject to Tenant's reimbursement obligation, Landlord shall maintain
such fire and extended coverage insurance covering the building situated on the
Premises or of which the Premises are a part as Landlord deems appropriate. Such
insurance may provide for a commercially reasonable deductive. Landlord may, but
is not obligated to, maintain such other insurance and additional coverage as it
may deem necessary, including but not limited to, comprehensive general
liability insurance, loss of rental insurance for up to 12 months rental, and
such additional insurance and coverage shall be reimbursable by Tenant as
provided herein. The Project may be included in a blanket policy (in which case
the cost of such insurance allocable to the Project will be determined by
Landlord based upon insurer's cost calculations).

     B.   Tenant, at its own expense, shall maintain during the term of this
Lease a policy or policies of worker's compensation and comprehensive general
liability insurance, including personal injury and property damage, with
contractual liability endorsement, in the amount of One Million Dollars
($1,000,000.00) for property damage and Two Million Dollars ($2,000,000.00) per
occurrence for personal injuries or deaths of persons occurring in or about the
Premises. Tenant, at its own expense, also shall maintain during the term of
this Lease fire and extended coverage insurance covering the replacement cost of
(i) all alterations, additions, partitions and Tenant's personal property
contained within the Premises by Tenant or by Landlord on behalf of Tenant and
(ii) all of Tenant's personal property contained within the Premises. Said
policies shall (i) name Landlord as an additional insured and insure Landlord's
contingent liability under this Lease (except for the worker's compensation
policy, which instead shall include waiver of subrogation endorsement in favor
of Landlord), (ii) be issued by an insurance company

                                       4
<PAGE>

which is acceptable to Landlord, (iii) provide that said insurance shall not be
canceled unless thirty (30) days written notice shall be given to Landlord, and
(iv) provide primary coverage to Landlord, when any policy issued to Landlord
provides duplicate or if similar coverage, Landlord's policy will be excess over
Tenant's policies. Said policies or certificates thereof shall be delivered to
Landlord by Tenant within ten (10) written days of the commencement of the term
of the Lease and upon each renewal of said insurance.

     C.   Tenant will not permit the Premises to be used for any purpose or in
any manner that would (i) void the insurance thereon, (ii) increase the
insurance risk, or (iii) cause the disallowance of any sprinkler credits,
including without limitation, use of the Premises for the receipt, storage or
handling of any product, material or merchandise that is explosive or highly
flammable. If any increase in the cost of any insurance of the Premises or the
building of which the Premises are a part is caused by Tenant's use of the
Premises, or because Tenant vacates the Premises, then Tenant shall pay the
amount of such increase to Landlord.

11.  FIRE AND CASUALTY DAMAGE.

     A.   If the Premises or the building of which the Premises are a part
should be damaged or destroyed by fire or other peril, Tenant immediately shall
give written notice to Landlord. If the buildings situated on the Premises or of
which the Premises are a part should be totally destroyed by any peril covered
by insurance to be provided by Landlord under Paragraph 10.A above, or if they
should be so damaged thereby that, in the Landlord's estimation, rebuilding or
repairs cannot be completed within one hundred eighty (180) days after the date
of such damage, this Lease shall terminate and rent shall be abated during the
unexpired portion of this Lease, effective upon the date of the occurrence of
such damage, provided Tenant has paid to Landlord the deductible or applicable
portion of the deductible, as the case may be, under the Landlord's insurance
policy.

     B.   If the buildings situated upon the Premises or of which the Premises
are a part, should be damaged by any peril covered by the insurance to be
provided by Landlord under Paragraph 10.A above, and in Landlord's estimation,
rebuilding or repairs can be substantially completed within one hundred twenty
(120) days after the date of such damage, this Lease shall not terminate (unless
less than 120 days remain in the then current term of the lease, in which case
the lease shall terminate), and Landlord shall restore the Premises to
substantially its previous condition, except that Landlord shall not be required
to rebuild, repair or replace any part of the partitions, fixtures, additions
and other improvements that may have been constructed, erected or installed in,
or about the Premises or for the benefit of, or by or for the Tenant. If such
repairs and rebuilding have not been substantially completed within one hundred
twenty (120) days after the date of such damage, Tenant, at Tenant's exclusive
remedy, may, upon payment of insurance policy, terminate this Lease by
delivering written notice of termination to Landlord in which event the rights
and obligations hereunder shall cease and terminate. As an alternative to the
aforementioned rebuilding, repairs and/or reduction of rent, Landlord may, at
its sole option, use reasonable efforts to provide a reasonably comparable
facility for Tenant to lease at the then prevailing fair market rental for
either (i) the remainder of the term of the Lease, or (ii) the period of time
during which the Premises are untenantable.

     C.   Notwithstanding anything herein to the contrary, in the event the
holder of any indebtedness secured by a mortgage or deed of trust covering the
Premises requires that the insurance proceeds be applied to such indebtedness,
then Landlord shall have the right to terminate this Lease by delivering written
notice of termination to Tenant within fifteen (15) days after such requirements
is made known by any such holder, whereupon all rights and obligations hereunder
shall cease and terminate.

     D.   Anything in this Lease to the contrary notwithstanding, Landlord and
Tenant hereby waive and release each other of and from any and all rights of
recovery, claim, action or cause of action, against each other, their agents,
officers and employees, for any loss or damage that may occur to the Premises,
improvements to the building of which the Premises are a part, or personal
property (building contents) within the building and /or Premises, for any
reason regardless of cause or origin. Each party of this Lease agrees
immediately after execution of this Lease to give each insurance company, which
has issued to its policies of fire and extended coverage insurance, written
notice of the terms of the mutual waivers contained in this subparagraph, and if
necessary, to have the insurance policies properly endorsed.

12.  LIABILITY AND INDEMNIFICATION. Except for any claims, rights of recovery
and causes of action that Tenant has released, Landlord shall hold Tenant
harmless and defend Tenant against any and all claims or liability for any
injury or damage to any person in, on or about the Premises or any part thereof
and/or the building of which the Premises are a part, when such injury shall be
caused by the act, neglect, negligence, fault of, or omission of any duty with
respect to the same by Landlord, its agents, servants and employees. Except for
any claims, rights of recovery and causes of action that Landlord has released,
Tenant shall hold Landlord harmless from and defend Landlord against any and all
claims or liability for any injury or damage (i) to any person or property
whatsoever occurring in, on or about the Premises or any part thereof and/or of
the building of which the Premises are a part, including without limitation
elevators, stairways, passageways or hallways, the use of which Tenant may have
in accordance with this Lease, when such injury or damage shall be caused by the
act, neglect, negligence, fault of, or omission of any duty with respect to the
same by Tenant, its agents, servants, employees, or invitees, (ii) arising from
the conduct of management of any work done by the Tenant in or about the
Premises, (iii) arising from transactions of the Tenant, (iv) Tenant's breach of
any covenant contained in this Lease, including but not limited to Tenant's
failure to comply with any of the matters set forth relating to environmental
requirements as defined and described in Paragraph 23 and incorporated herein by

                                       5
<PAGE>

reference, and (v) all costs, counsel fees, expenses and liabilities incurred in
connection with any such claim or action or proceeding brought thereon. The
provisions of this Paragraph 12 shall survive the expiration or termination of
this Lease with respect to any claims or liability occurring prior to such
expiration or termination.

13.  USE. The Premises shall be used only for the purpose of general office use.
Outside storage, including without limitation, storage of trucks and other
vehicles and the washing thereof at any time is prohibited without Landlord's
prior written consent. Tenant shall, at its own cost and expense, obtain any and
all licenses and permits necessary for such use, shall at all times maintain the
Premises in a clean, healthful and safe condition and comply with all
governmental laws, codes, ordinances, regulations or any other applicable
authorities with regard to the use, condition or occupancy of the Premises
including, without limitation, the ADA. Tenant shall be responsible, at Tenant's
sole cost and expense, for the correction, prevention, and abatement of
nuisances in or upon, or connected with, the Premises. Tenant shall not permit
any objectionable or unpleasant odors, smoke, dust, gas, noise, vibrations, or
pest infestations to emanate from the Premises, nor take any other action that
would constitute a nuisance or would disturb, unreasonably interfere with, or
endanger Landlord or any other tenants of the building or project of which the
Premises are a part. Tenant's use of the Premises shall at all times comply with
the insurance provisions in Paragraph 10 hereof. 14. INSPECTION. Landlord and
its agents and representatives shall have the right to enter the Premises at any
reasonable time during business hours to inspect the Premises and to make such
repairs as may be required or permitted pursuant to this Lease. During the
period that is six (6) months prior to the end of the Lease term upon telephonic
notice to Tenant, Landlord and Landlord's representative may enter the Premises
during business hours for the purpose of showing the Premises. In addition,
Landlord shall have the right to erect a suitable sign on the Premises stating
the Premises are available. Tenant shall notify Landlord in writing at least
thirty (30) days prior to vacating the Premises and shall arrange to meet with
Landlord for a joint inspection of the Premises prior to vacating. If Tenant
fails to give such notice or to arrange for such inspection, then Landlord's
inspection of the Premises shall be deemed correct for the purpose of
determining Tenant's responsibility for repairs and restoration of the Premise.

15.  ASSIGNMENT AND SUBLETTING.

     A.   Tenant shall not have the right to assign, sublet, transfer or
encumber this Lease, or any interest therein, without the prior written consent
of Landlord. Any attempted assignment, subletting, transfer or encumbrance by
Tenant in violation of the terms and covenants of this Paragraph shall be void.
Notwithstanding the foregoing, Tenant shall have the right to assign this Lease
to any affiliate provided that such assignment is in form satisfactory to
Landlord. Any assignee, Sub-Tenant or transferee of Tenant's interest in this
Lease (all such assignees, Sub-Tenant and transferees being hereinafter referred
to as "Transferees"), by assuming Tenant's obligations hereunder, shall assume
liability to Landlord for all amounts paid to persons other than Landlord by
such Transferees in contravention of this Paragraph. No assignment, subletting
or other transfer, whether consented to by Landlord or not permitted hereunder
shall relieve Tenant of its liability hereunder. If an event of default occurs
while the Premises or any part thereof are assigned or sublet, then Landlord, in
addition to any other remedies herein provided, or provided by law, may collect
directly from such Transferee all rents payable to the Tenant and apply such
rent against any sums due Landlord hereunder. No such collection shall be
construed to constitute a novation or a release of Tenant from the further
performance of Tenant's obligations hereunder.

     B.   If this Lease is assigned to any person or entity pursuant to the
provisions of the Bankruptcy Code, 11 U.S.C., Section 101, et. seq., (the
"Bankruptcy Code"), any and all monies or other consideration payable or
otherwise to be delivered in connection with such assignment shall be paid or
delivered to Landlord, shall be and remain the exclusive property of Landlord
and shall not constitute property of Tenant or of the estate of Tenant within
the meaning of the Bankruptcy Code. Any and all monies or other considerations
constituting Landlord's property under the preceding sentence not paid or
delivered to Landlord be held in trust for the benefit of Landlord and be
promptly paid or delivered to Landlord.

     C.   Any person or entity to which this Lease is assigned pursuant to the
provisions of the Bankruptcy Code, shall be deemed, without further act or deed,
to have assumed all of the obligations arising under this Lease on and after the
date of such assignment. Any such assignee shall upon demand execute and deliver
to Landlord an instrument confirming such assumption.

16.  CONDEMNATION. If the whole or any substantial part as determined by
Landlord of the Premises should be taken for any public or quasi-public use
under governmental law, ordinance or regulation, or by right of eminent domain,
or by private purchase in lieu thereof and the taking prevents or materially
interferes with the use of the Premises for the purpose for which they were
leased to tenant, this Lease shall terminate and the rent shall be abated during
the unexpired portion of this Lease, effective on the date of such taking. If
less than a substantial part, as determined by Landlord, of the Premises is
taken for any public or quasi-public use under any governmental law, ordinance
or regulation or by right of eminent domain, or by private purchase in lieu
thereof, this Lease shall not terminate, but the rent payable hereunder during
the unexpired portion of this Lease shall be reduced to such extent as may be
fair and reasonable under all of the circumstances. All compensation awarded in
connection with or as a result of any of the foregoing proceedings shall be the
property of Landlord and Tenant hereby assigns any interest in any such award to
Landlord; provided, however, Landlord shall have no interest in any award made
to Tenant for

                                       6
<PAGE>

loss of business or goodwill or for the taking of Tenant's fixtures and
improvements, if a separate award for such items is made to Tenant.

17.  HOLDING OVER. At the termination of this Lease by its expiration or
otherwise, Tenant immediately shall deliver possession to Landlord with all
cleaning, repairs and maintenance required herein to be performed by Tenant
completed. If, for any reason, Tenant retains possession of the Premises after
the expiration of the Lease, unless the parties hereto otherwise agree in
writing, such possession shall be subject to termination by either Landlord or
Tenant at any time upon not less than ten (10) days advance written notice, and
all of the other terms and provisions of this Lease shall be applicable during
such period, except that Tenant shall pay Landlord from time to time, upon
demand, as rental for the period of such possession, an amount equal to one
hundred fifty percent (150%) of the rent in effect on the termination date,
computed on a daily basis for each day of such period. No holding over by
Tenant, whether with or without consent of Landlord shall operate to extend this
Lease except as otherwise expressly provided. The preceding provisions of this
Paragraph 17 shall not be construed as consent for Tenant to retain possession
of the Premises in the absence of written consent thereto by Landlord.

18.  QUIET ENJOYMENT. Landlord covenants that on or before the commencement date
it will have good title to the Premises, free and clear of all liens and
encumbrances, excepting only the lien for such mortgage or mortgages as are
permitted by the terms of this Lease, zoning ordinances and other building and
fire ordinances and governmental regulations relating to the use of such
property, and easements, restrictions and other conditions of record. If this
Lease is a sublease, then Tenant agrees to take the Premises subject to the
provisions of the prior Leases. Landlord represents that it has the authority to
enter into this Lease and that so long as Tenant pays all amounts due hereunder
and performs all other covenants and agreements herein set forth, Tenant shall
peaceably and quietly have, hold and enjoy the Premises for the term hereof
without hindrance or molestation from Landlord, subject to the terms and
provisions of this Lease.

19.  EVENTS OF DEFAULT. The following events (herein individually referred to as
"event of default") each shall be deemed to be events of nonperformance by
Tenant under this Lease:

     A.   Tenant shall fail to pay any installment of the rent herein when due,
or any other payment of reimbursement to Landlord required herein when due, and
such failure shall continue for a period of five (5) days from the date such
payment was due.

     B.   The Tenant or any guarantor of the Tenant's obligations hereunder
shall (i) become insolvent; (ii) admit in writing its inability to pay its
debts; (iii) make a general assignment for the benefit of creditors; (iv)
commence any case, proceeding or other case action seeking to have an order for
relief entered on its behalf as a debtor or to adjudicate it a bankrupt or
insolvent, or seeking reorganization, arrangement, adjustment, liquidation,
dissolution or composition of it or its debts under any law relating to
bankruptcy, insolvency, reorganization or relief of debtors seeking appointment
of a receiver, trustee, custodian or other similar official for it or for all or
of any substantial part of its property; or (v) take any action to authorize or
in contemplation of any of the actions set forth above in this Paragraph.

     C.   Any case, proceeding or other action against the Tenant or any
guarantor of the Tenant's obligations hereunder shall be commenced seeking (i)
to have an order for relief entered against it as debtor or to adjudicate it a
bankrupt or insolvent; (ii) reorganization, arrangement, adjustment,
liquidation, dissolution or composition of it or its debts under any law
relating to bankruptcy, insolvency, reorganization of relief of debtors; (iii)
appointment of a receiver, trustee, custodian or other similar official for it
or for all or any substantial part of its property, and such case, proceeding or
other action (a) results in the entry of an order for relief against it which is
not fully stayed within seven (7) business days after the entry thereof, or (b)
shall remain undismissed for a period of forty-five (45) days.

     D.   Tenant shall (i) vacate all of a substantial portion of the Premises,
or (ii) fail to continuously operate its business at the Premises for the
permitted use set forth herein, whether or not Tenant is in default of the
rental payments due under this Lease.

     E.   Tenant shall fail to discharge any lien placed upon the Premises in
violation of Paragraph 22 hereof within twenty (20) days after any such lien or
encumbrance is filed against the Premises.

     F.   Tenant shall fail to comply with any term, provision or covenant of
this Lease (other than those listed in this Paragraph 19), and shall not cure
such failure within twenty (20) days after written notice thereof to Tenant.

20.  REMEDIES.

     A.   Upon each occurrence of an event of default and so long as such event
of default shall be continuing. Landlord shall have the option to pursue any one
or more of the following remedies without any notice or demand:

          (i) Terminate this Lease; and/or (ii) Enter upon and take possession
of the Premises without terminating this Lease; and/or (iii) Alter all locks and
other security devices at the Premises with or without terminating this Lease,
and pursue, at Landlord's option, one or more remedies pursuant to this Lease,
Tenant hereby specifically waiving any state or federal law to the contrary; and
in any such event Tenant immediately shall surrender the Premises to Landlord,
and if Tenant fails so to do, Landlord, without waiving any other remedy it may
have, may enter upon and take possession of the Premises and expel or

                                       7
<PAGE>

remove Tenant and any other person who may be occupying such Premises or any
part thereof, without being liable for prosecution or any claim of damages
therefore.

     B.   If Landlord terminates this Lease, at Landlord's option, Tenant shall
be liable for and shall pay to Landlord, the sum of all rental and other
payments owed to Landlord hereunder accrued to the date of such termination,
plus, as liquidated damages, an amount equal to (i) the present value of the
total rental and other payments owed hereunder for the remaining portion of the
Lease term, calculated as if such term expired on the date set forth in
Paragraph 1, less (ii) the then present fair market value of the Premises for
such period, which because of the difficulty of ascertaining such value,
Landlord and Tenant stipulate and agree, shall in no event be deemed to exceed
seventy-five percent (75%) of the rental amount set forth in Paragraph 2 above.

     C.   If Landlord repossesses the Premises without terminating the Lease,
Tenant, at Landlord's option, shall be liable for and shall pay Landlord on
demand all rental and other payments owed to Landlord hereunder, accrued to the
date of such repossession, plus all amounts required to be paid by Tenant to
Landlord until the date of expiration of the term as stated in Paragraph 1,
diminished by all amounts received by Landlord through reletting the Premises
during such remaining term (but only to the extent of the rent herein reserved).
Actions to collect amounts due by Tenant to Landlord under this subparagraph may
be brought from time to time, on one or more occasions, without the necessity of
Landlord's waiting until expiration of the Lease term.

     D.   During an event of default, in addition to any sum provided to be paid
herein, Tenant also shall be liable for and shall pay to Landlord (i) broker's
fees incurred by Landlord in connection with reletting the whole or any part of
the Premises; (ii) the costs of removing and storing Tenant's or other
occupant's property; (iii) the costs of repairing, altering, remodeling or
otherwise putting the Premises into condition acceptable to a new tenant or
tenants; and (iv) all reasonable expenses incurred by Landlord in enforcing or
defending Landlord's rights and/or remedies. If either party hereto institute
any action or proceeding to enforce any provision hereof by reason of any
alleged breach of any provision of the Lease, the prevailing party shall be
entitled to receive from the losing party all reasonable attorney's fees and all
court costs in connection with such proceeding.

     E.   In the event Tenant fails to make any payment due hereunder when
payment is due, to help defray the additional cost to Landlord for processing
such late payments, Tenant shall pay to Landlord on demand a late charge in an
amount equal to five percent (5%) of such installment; and the failure to pay
such amount within ten (10) days after demand therefor shall be an additional
event of default hereunder. The provision for such late charge shall be in
addition to all of Landlord's other rights and remedies hereunder or at law and
shall not be construed as liquidated damages or as limiting Landlord's remedies
in any manner.

     F.   Exercise by Landlord of any one or more remedies hereunder granted or
otherwise available shall not be deemed to be an acceptance of surrender of the
Premises by Landlord, whether by agreement or by operation of law, it being
understood that such surrender can be effected only by the written agreement of
Landlord and Tenant. Tenant and Landlord further agree that forbearance by
Landlord to enforce its rights pursuant to the Lease at law or in equity, shall
not be a waiver of Landlord's right to enforce one or more of its rights in
connection with any subsequent default.

     G.   In the event of termination and/ or repossession of the Premises for
an event of default, Landlord shall use reasonable efforts to relet the Premises
and to collect rental after reletting; provided that, Tenant shall not be
entitled to credit or reimbursement of any proceeds in excess of the rental owed
hereunder. Landlord may relet the whole or any portion of the Premises for any
period, to any Tenant and for any use and purpose.

     H.   If Landlord fails to perform any of its obligations hereunder within
thirty (30) days after written notice from Tenant specifying such failure,
Tenant's exclusive remedy shall be an action for damages. Unless and until
Landlord fails to so cure any default after such notice, Tenant shall not have
any remedy or cause of action by reason thereof. All obligations of Landlord
hereunder will be construed as covenants, not conditions; and all such
obligations will be binding upon Landlord only during the period of its
possession of the Premises and not thereafter. The term "Landlord" shall mean
only the owner, for the time being of the Premises, and in the event of the
transfer by such owner of its interest in the Premises, such owner shall
thereupon be released and discharged from all covenants and obligations of the
Landlord thereafter accruing but such covenants and obligations shall be binding
during the Lease term upon each new owner for the duration of such owner's
ownership. Notwithstanding any other provision hereof, Landlord shall not have
any personal liability hereunder. In the event of breach or default by Landlord
in any term or provision of this Lease, Tenant agrees to look solely to the
equity or interest then owned by Landlord in the Premises; however, in no event,
shall any deficiency judgment or any money of any kind be sought or obtained
against any Landlord.

     I.   If Landlord repossesses the Premises pursuant to the authority herein
granted, the Landlord shall have the right to (i) keep in place and use or (ii)
remove and store all of the furniture, fixtures and equipment at the Premises,
including that which is owned by or leased to Tenant at all times prior to any
foreclosure thereon by Landlord or repossession thereof by any Landlord thereof
of third party having a lien thereof. Landlord also shall have the right to
relinquish possession of all or any portion of such furniture, fixtures,
equipment and other property to any person ("Claimant") who presents to Landlord
a copy of any instrument represented by Claimant to have been executed by Tenant
(or any predecessor of Tenant) granting Claimant the right under various
circumstances to take possession of such furniture, fixtures, equipment or other
property, without the necessity

                                       8
<PAGE>

on the part of Landlord to inquire into the authenticity or legality of said
instrument. The rights of Landlord herein stated shall be in addition to any and
all other rights that Landlord has or may hereafter have at law or in equity;
and Tenant stipulates and agrees that the rights herein granted Landlord are
commercially reasonable.

     J.   Notwithstanding anything in this Lease to the contrary, all amounts
payable by Tenant to or on behalf of Landlord under this Lease, whether or not
expressly denominated as rent, shall constitute rent.

     K.   This is a contract under which applicable law excuses Landlord from
accepting performance from (or rendering performance to) any person or entity
other than Tenant. 21. MORTGAGES. Tenant accepts this Lease subject and
subordinate to any mortgages and/or deeds of trust now or any time hereafter
constituting a lien or change upon the Premises or the improvements situated
thereon or the building of which the Premises are a part, provided, however,
that if the mortgagee, trustee, or holder of any such mortgage or deed of trust
elects to have Tenant's interest in this Lease superior to any such instrument,
then by notice to Tenant from such mortgage, trustee or holder, this Lease shall
be deemed superior to such lien, whether this Lease was executed before or after
said mortgage or deed of trust. Tenant, at any time hereafter on demand, shall
execute any commercially reasonable instruments, consistent with this lease,
releases or other documents that may be required by any mortgagee for the
purpose of subjecting and subordinating this Lease to the lien of any such
mortgage. Further, Tenant, at any time hereafter on demand, shall deliver to
Landlord a certified copy of its most recent financial statement.

22.  MECHANIC'S LIENS. Tenant has no authority, express or implied, to create or
place any lien or encumbrance of any kind or nature whatsoever upon, or in any
manner to bind the interest of Landlord or Tenant in the Premises or to charge
the rentals payable hereunder for any claim in favor of any person dealing with
Tenant, including those who may furnish materials or perform labor for any
construction or repairs. Tenant covenants and agrees that it will pay or cause
to be paid all sums legally due and payable by it on account of any labor
performed or materials furnished in connection with any work performed on the
Premises and that will save and hold Landlord harmless from any and all loss,
cost or expense based on or arising out of asserted claims or liens against the
leasehold estate or against the right, title and interest of the Landlord in the
Premises or under the terms of this Lease. Tenant agrees to give Landlord
immediate written notice of the placing of any lien or encumbrance against the
Premises.

23.  HAZARDOUS MATERIALS. The term "Substances," as used in this Lease shall
mean pollutants, contaminants, toxic or hazardous wastes, or any other
substances, the use, storage, handling, disposal, transportation or removal of
which is regulated, restricted, prohibited or penalized by any "Environmental
Law," which term shall mean any federal, state or local law, ordinance or other
statute of a governmental or quasi-governmental authority relating to pollution
or protection of health or the environment and shall specifically include, but
not be limited to, any "hazardous substance" as that term is defined under the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 and
any amendments or successors in function thereto. Tenant hereby agrees that (i)
no activity will be conducted on the Premises that will produce any Substance
except for such activities that are part of the ordinary course for Tenant's
business activities (the "Permitted Activities") provided said Permitted
Activities are conducted in accordance with all Environmental Laws and have been
approved in advance in writing by Landlord (which approval Landlord may grant or
withhold in its sole discretion); Tenant shall be responsible for obtaining any
required permits and paying any fees and providing any testing required by any
governmental agency; (ii) the Premises will not be used in any manner for the
storage of any Substance except for the temporary storage of such materials that
are used in the ordinary course of Tenant's business provided such substances
are properly stored in a manner and location meeting all Environmental Laws and
approved in advance in writing by Landlord (which approval Landlord may grant or
withhold in its sole discretion); Tenant shall be responsible for obtaining any
required permits and paying any fees and providing any testing required by any
governmental agency; (iii) no portion of the Premises will be used as a landfill
or a dump; (iv) Tenant will not install any underground or aboveground tank of
any type; (v) Tenant will not allow any surface or subsurface conditions to
exist or come into existence that constitute, or with the passage of time, may
constitute a public or private nuisance; (vi) Tenant will not permit any
Substances to be brought onto the Premises, except in accordance with the terms
and conditions hereof, and if so brought or found located thereon, the same
shall be immediately removed, and properly disposed, and all required cleanup
procedures shall be diligently undertaken pursuant to all Environmental Laws;
and (vii) Tenant shall in all regards comply with Environmental Laws including,
without limitation, meeting any necessary financial responsibility requirements.
Prior to any Substance being brought upon or into the Premises, whether
Landlord's written permission is required or not, Tenant will provide to
Landlord any applicable material safety data sheets regarding said Substance as
well as a written description of the amount of such Substance to be brought upon
or into the Premises and the common and recognized chemical name of such
Substance. Tenant shall bear responsibility for insuring that all record
keeping, reporting and remediation responsibilities of Tenant under
Environmental Laws are met and Tenant assumes all such responsibility and
liability for such legal compliance. Landlord or Landlord's representative shall
have the right, but not the obligation, to enter the Premises for, among other
purposes, the purposes of inspecting the storage, use and disposal of any
Substances and to review compliance with all Environmental Laws. Should it be
determined, in Landlord's sole opinion, that any Substances are being improperly
stored, used, or disposed of, then Tenant shall immediately take such corrective
action as required by applicable Environmental Laws. Tenant will provide
Landlord written notification of the release or disposal of any Substances
either within the Premises or outside of Tenant's Premises and will also provide

                                       9
<PAGE>

Landlord written notice of any pending or threatened litigation concerning the
breach or purported breach of any Environmental Laws. If at any time during or
after the term of the Lease, the Premises is found to be contaminated by
Substances or subject to said conditions, arising from or as a result of
Tenant's negligence (whether in whole or in part) or the use of the Premises or
any Substances by Tenant or any of Tenant's agents, employees, assigns or
subtenants, Tenant shall diligently institute proper and thorough cleanup
procedures in accordance with Environmental Laws at Tenant's sole cost, and
Tenant agrees to indemnify and hold Landlord harmless from all claims, demands,
actions, liabilities, costs, expenses, damages, fines, reimbursement,
restitution, response costs, cleanup costs and obligations (including
investigative responses and attorney's fees) of any nature. The foregoing
indemnification and the responsibilities of Tenant shall apply to Tenant
regardless of whether they arise from any Permitted Activity or from any
Substances, the use of which Landlord approved, and shall survive the
termination or expiration of this Lease. Landlord shall be under no obligation
to expend any sums or to seek reimbursement to enforce the indemnification
obligations of Tenant hereunder.

     Permitted Materials:                 None
                         --------------------------------------------

     Tenant acknowledges and agrees that it shall not be unreasonable for
Landlord to withhold its consent to any proposed assignment, subletting, or
transfer of Tenant's interest in this Lease if (i) the anticipated use of the
Premises by the proposed assignee, subtenant, or transferee (collectively, a
"Transferee") involves the generation, storage, use, treatment, or disposal of
Substances; (ii) the proposed Transferee has been required by any prior
Landlord, lender, or governmental authority to make remedial action in
connection with Substances contaminating a property, if the contamination
resulted from such Transferee's actions or use of the property in question; or
(iii) the proposed Transferee is subject to an enforcement order issued by any
governmental authority in connection with the use, disposal, or storage of a
Substance.

24.  MISCELLANEOUS.

     A.   Words of any gender used in this Lease shall be held and construed to
include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires. The captions inserted
in this Lease are for the convenience only and in no way define, limit or
otherwise describe the scope of intent of this Lease, or any provision hereof,
or in any way affect the interpretation of this Lease.

     B.   In the event the Premises constitute a portion of a multiple occupancy
building or buildings, Tenant's "proportionate share", as used in this Lease,
shall mean a fraction, the numerator of which is the space contained in the
Premises and the denominator of which the entire space contained in the building
or buildings.

     C.   The terms, provisions and covenants and conditions contained in this
Lease shall run with the land and shall apply to, inure to the benefit of, and
be binding upon, the parties hereto and upon their respective heirs, executors,
personal representatives, legal representatives, successors and assigns, except
as otherwise herein expressly provided. Landlord shall have the right to
transfer and assign, in whole or in part, its rights and obligations in the
building and property that are subject of this Lease. Each party agrees to
furnish to the other, promptly upon demand, a corporate resolution, proof of due
authorization by partners, or other appropriate documentation evidencing the due
amortization of such party to enter into this Lease.

     D.   Landlord shall not be held responsible for delays in the performance
of its obligations hereunder when caused by strikes, lockouts, labor disputes,
acts of God, inability to obtain labor or materials or reasonable substitutes
therefor, governmental restrictions, governmental regulations, governmental
controls, enemy or hostile governmental action, civil commotion, fire or other
casualty, and other causes beyond the control of the Landlord.

     E.   Tenant agrees, from time to time, within ten (10) days after request
of Landlord, to execute and deliver to Landlord, or Landlord's designee, a
Certificate of Occupancy and an estoppel certificate prepared and/or submitted
by Landlord stating that this Lease is in full force and effect, the date to
which rent has been paid, the unexpired term of this Lease and such other
factual matters pertaining to this Lease as may be requested by Landlord. It is
understood and agreed that Tenant's obligation to furnish such estoppel
certificates in a timely fashion is a material inducement for Landlord's
execution of this Lease. No grace or cure period provided in this Lease shall
apply to the Tenant's obligations to timely deliver an estoppel certificate.
Tenant hereby irrevocably appoints as its attorney in fact to execute on its
behalf and in its name any such estoppel certificate if Tenant fails to execute
and deliver the estoppel certificate within ten (10) days after Landlord's
written request thereof.

     F.   This Lease constitutes the entire understanding and agreement of the
Landlord and Tenant with respect to the subject matter of this Lease, and
contains all of the covenants and agreements of Landlord and Tenant with respect
thereto. Landlord and Tenant each acknowledge that no representations,
inducements, promises or agreements, oral or written, have been made by Landlord
or Tenant, or anyone acting on behalf of Landlord or Tenant, which are not
contained herein, and any prior agreements, promises, negotiations or
representations not expressly set forth in this Lease are of no force and
effect. This Lease may not be altered, changed or amended except by an
instrument in writing signed by both parties hereto.

     G.   All obligations of Tenant hereunder not fully performed as of the
expiration or earlier termination of the term of this Lease shall survive the
expiration or earlier termination of the term hereof, including without
limitation, all payment obligations with respect to operating expenses as set
forth in Paragraph 2.C and all obligations concerning the condition and repair

                                       10
<PAGE>

of the Premises, including without limitation, all heating and air-conditioning
systems and equipment therein, in good condition and repair, reasonable wear and
tear excluded. Tenant shall also, prior to vacating the Premises, pay to
Landlord the amount, as estimated by Landlord, of Tenant's obligation hereunder
for operating expenses for the year in which the Lease expires or terminates.
All such amounts shall be used and held by Landlord for payment of such
obligations of Tenant hereunder, with Tenant being liable for any additional
costs therefore upon demand by Landlord, or with any excess to be returned to
Tenant after all such obligations have been determined and satisfied as the case
may be. Any security deposit held by Landlord (less the refurbishment fee
specified in Paragraph 2.B) shall be credited against the amount due from Tenant
under this Paragraph 24.G.

     H.   If any clause or provision of this Lease is illegal, invalid or
unenforceable under present or future laws effective during the term of this
Lease, then and in that event, it is the intention of the parties hereto that
the remainder of this Lease shall not be affected thereby, and it is also the
intention of the parties to this Lease that in lieu of such clause or provision
of this Lease that it is illegal, invalid or unenforceable, there be added, as
part of this Lease, a clause or provision as similar in terms to such illegal,
invalid or unenforceable clause or provision as may be possible and be legal,
valid and enforceable. I. All references in this Lease to "the date hereof" of
similar references shall be deemed to refer to the last date, in point of time,
on which all parties hereto have executed this Lease.

     J.   Tenant represents and warrants that it has dealt with no broker, agent
or other person in connection with this transaction or that no broker, agent or
other person brought into this transaction, other than as may be referenced in a
separate written agreement executed by Tenant, and delivered to Landlord prior
to the date hereof, and Tenant agrees to indemnify and hold Landlord harmless
from and against any claims by any other broker, agent or other person claiming
a commission or other form of compensation by virtue of having dealt with Tenant
with regard to this leasing transaction.

     K.   If and when included within the term "Landlord", as used in this
instrument, there is more than one person, firm or corporation, all shall
jointly arrange among themselves for their joint execution of a notice
specifying some individual at some specific address for the receipt of notices
and payments to Landlord. If and when included within the term "Tenant", as used
in this instrument, there is more than one person, firm or corporation, all
shall jointly arrange among themselves for their joint execution of a notice
specifying some individual at some specific address within the continental
Unites States for the receipt of notices and payments to Tenant. All parties
included within the terms "Landlord" and "Tenant", respectively shall be bound
by notices given in accordance with the provisions of Paragraph 26 hereof to the
same effect as if each had received such notice.

     L.   Tenant shall, at all times during the term of this Lease and any
extension thereof, comply with all reasonable rules and regulations ("Building
Rules and Regulations") at any time or from time to time established by Landlord
covering use of the Premises and common areas. The existing Building Rules and
Regulations currently in force and effect are attached hereto as Exhibit "B" and
made a part hereof. In the events of any conflict between said Building Rules
and Regulations and the Lease, the terms and provisions of the Lease shall
control.

     M.   Landlord shall have the right to substitute for the Premises other
space within the building or buildings; provided, however, the usable area of
the substituted premises shall not be less than the usable area of the
originally leased premises, and no increase in the rentals provided to be paid
by Tenant hereunder shall be occasioned by such substitution of premises. Tenant
shall relocate to such substitution of premises. Tenant shall relocate to such
substituted premises upon thirty (30) days notice thereof, and Landlord shall
pay the reasonable moving expenses of Tenant incidental to such substitution of
premises. Upon such relocation, such substituted premises shall be considered
the Premises described in this Lease for all uses and purposes as though
originally leased to Tenant by this Lease.

     N.   As Tenant has been previously informed, the Landlord is a manager
managed limited liability company whose manager is MainSpring Capital, L.L.C.
The members of MainSpring Capital, L.L.C. are shareholders of Ross Brown
Partners, Inc. and may, furthermore, be members of the Landlord. Furthermore,
MainSpring Capital, L.L.C. may be a member of Landlord. Ross Brown Partners,
Inc. is the property manager for the Landlord and is employed by Landlord to
lease the property of which the demised premises are a part. As such, the broker
and real estate licensees of Ross Brown Partners, Inc. are solely agents of
Landlord. 25. SECURITY SERVICE. Tenant agrees to pay the proportionate share of
the cost of any security services and/or of monitoring, repair and maintenance
of any burglar alarm systems, water flow detection systems and other protective
security equipment that is on or may be installed on the Premises and/or the
building of which the Premises are a part, including the cost of any license or
permit or user charge required for any such security systems. Landlord shall not
be liable to Tenant for any damages, costs or expenses suffered or incurred by
Tenant in connection with any unauthorized entry into the Premises and any other
liability arising in connection with such security systems or services.

26.  NOTICES. Each provision of this instrument or of any applicable
governmental laws, ordinances, regulations and other requirements with reference
to the sending, mailing or delivering of notice or the making of any payment to
Landlord to Tenant or with reference to sending, mailing or delivering any
notice or the making of any payment by Tenant to Landlord shall be deemed to be
compiled with when and if the following steps are taken:

     (a)  All rent and other payments required to be made by Tenant to Landlord
hereunder shall be payable to Landlord at the address set forth below or at such
other address as Landlord may specify from time to time by written notice
delivered in

                                       11
<PAGE>

accordance herewith. Tenant's obligation to pay rent and any other amounts to
Landlord under the terms of this Lease shall not be deemed satisfied until such
rent and other amounts have been actually received by Landlord. In addition to
base rental due hereunder, all sums of money and all payments due Landlord
hereunder shall be deemed to be additional rent owed to Landlord.

     (b)  All payments required to be made by Landlord to Tenant hereunder shall
be payable to Tenant at the address set forth below, or at such other address
within the continental United States as Tenant may specify from time to time by
written notice delivered in accordance herewith.

     (c)  Any written notice or document required or permitted to be delivered
hereunder shall be deemed to be delivered whether actually received or not when
deposited in the United States Mail, postage prepaid, Certified or Registered
Mail, addressed to the parties hereto at the respective addresses set out below,
or at such other address as they have therefore specified by written notice
delivered in accordance herewith. 27. LANDLORD'S LIEN. In addition to any
statutory lien for the rent in Landlord's favor, Landlord shall have and Tenant
hereby grants to Landlord a continuing security interest for all rentals and
other sums of money due or which may become due hereunder from Tenant, upon all
goods, wares, equipment, fixtures, furniture, inventory and other personal
property of the Tenant now or hereafter situated as fixtures, furniture,
inventory and other personal property of the Tenant now or hereafter situated at
2250 W. 14th Street, Tempe, Arizona, and such property shall not be removed
therefrom without the consent of Landlord until all arrearages in rent as well
as any and all other sums of money then due to Landlord hereunder shall first
have been paid and discharged. In the event any of the foregoing described
property is removed from the Premises in violation of the covenant in the
preceding sentence, the security interest shall continue in such property and
all proceeds and products, regardless of locations. Upon a default hereunder by
Tenant in addition to all other rights and remedies, Landlord shall have all
rights and remedies under the Uniform Commercial Code, including without
limitation, the right to sell the property described in this Paragraph at public
or private sale upon five (5) days notice by Landlord. Tenant hereby agrees to
execute such other instruments, necessary or desirable under applicable law to
perfect the security interest hereby created. Landlord and Tenant agree that
this Lease and security agreement serves as a financing statement and that a
copy, photographic or other reproduction of this portion of this Lease may be
filed of record by Landlord and have the same force and effect as the original.
This security agreement and financing statement also covers fixtures located at
the Premises subject to this Lease and legally described in Exhibit "A" attached
hereto and incorporated herein by reference and is to be filed for record in the
real estate records. The record owner of this property is Bel de Mar, L.L.C., an
Arizona limited liability company.

28.  TENANT'S RIGHT TO CANCEL. Subject expressly to the Tenant's strict and
timely compliance with the following conditions, Landlord hereby grants Tenant
the option to terminate this Lease at any time after January 31, 2004.

     (a)  Tenant must provide written notice to Landlord of its intent to
terminate this Lease at least ninety (90) days prior to the effective date.

     (b)  Tenant must pay to Landlord, at the same time it provides written
notice pursuant to 28.(a) above, payment in the amount of Seven thousand and
00/100 Dollars ($7,000.00). (c) Tenant is not, either at the time of execution
of this option, nor has been during the term of this Lease, in default of this
Lease.

If Tenant does not comply with the conditions above, this option is null and
void.

29.  EARLY OCCUPANCY. Once Tenant has provided Landlord with all necessary
deposits and proof of insurance, Tenant shall have the right to occupy the
Premises prior to the commencement date for the purposes of installing systems
furniture, telephone systems, etc.

30.  TENANT IMPROVEMENTS. Landlord agrees to install new carpeting to be
provided by Tenant based upon the following:

     (a)  Landlord approves quality and color of carpet prior to installation.

     (b)  Tenant delivers carpet to Landlord no later than January 27, 2002.

                                       12
<PAGE>

EXECUTED BY LANDLORD, this 24th day of January, 2003.

LANDLORD:                                   Bel de Mar, L.L.C., an Arizona
                                            limited liability company
                                            By: MainSpring Capital, LLC
                                            Its:Managing Member

ADDRESS:

2999 North 44th Street, Suite 200                /s/ Wilford M. Farnsworth, III
Phoenix, Arizona  85018                          Its: Wilford M. Farnsworth, III
(602) 840-6363                                   Its: Presiding Member

EXECUTED BY TENANT, this 21st day of January, 2003.

TENANT:                                        Integrated Information Systems, a
                                               corporation

ADDRESS:
1480 South Hohokam Drive                       /s/ James G. Garvey, Jr.
Tempe, Arizona 85281                           By: James G. Garvey, Jr.
                                               Its: CEOExhibit 10.52

                              GROSS LEASE AGREEMENT

                               For Office Space at

                       EastPark One in The American Center

                                      With

                    AMERICAN FAMILY MUTUAL INSURANCE COMPANY,
                                    As Lessor

                                       And

                         INTEGRATED INFORMATION SYSTEMS
                                    As Lessee

                                                                February 6, 2003
<PAGE>

                                TABLE OF CONTENTS

DESCRIPTION                                                                 PAGE

Article I         Use                                                         3
ArticleI I        Certain Definitions                                         3
Article III       Base Rent                                                   4
Article IV        Additional Rent                                             4
Article V         Lessor's Books and Records                                  4
Article VI        Security Deposit                                            4
Article VII       Overdue Amount - Rent Independent                           5
Article VIII      ADA/Handicap Access                                         5
Article IX        EastPark One Completion                                     5
Article X         Lessee's Leasehold Improvements                             5
Article XI        Possession of Premises & Liquidation Damages                6
Article XII       Services                                                    6
Article XIII      Other                                                       8
Article XIV       Insurance                                                   8
Article XV        Certain Rights Reserved by Lessor                          10
Article XVI       Alterations and Improvements                               11
Article XVII      Waste and Repairs                                          12
Article XVIII     Lessor's Right of Entry                                    13
Article XIX       Maintenance by Lessor                                      13
Article XX        Environmental Issues                                       13
Article XXI       Assignment or Subletting                                   15
Article XXII      Damage by Fire or Other Casualty                           16
Article XXIII     Eminent Domain                                             17
Article XXIV      Surrender of Premises                                      18
Article XXV       Default of Lessee                                          19
Article XXVI      Subordination                                              23
Article XXVII     Miscellaneous                                              24
Article XXVIII    Lessor's Personal Property Taxes                           29
Article XXIX      Storage Space                                              30
Article XXX       Lessee Identification                                      30
Article XXXI      Parking Rights of Lessee                                   30
Article XXXII     Attorney Fees                                              30

Exhibit A         Floor Plan (See Exhibit "C")
Exhibit B         Plat of Survey (Intentionally Deleted)
Exhibit C         Leasehold Improvements
Exhibit D         Maintenance Schedule
Exhibit E         Rules and Regulations
Exhibit F         Termination Fee Calculation

                                      -2-
<PAGE>

                                  OFFICE LEASE

     THIS INDENTURE of lease, dated this 6th day of February, 2003, by and
between American Family Mutual Insurance Company, a Wisconsin insurance
corporation authorized to do business in the State of Wisconsin, owner of an
office building known as EastPark One, located at 4600 American Parkway,
Madison, Wisconsin, 53718, hereinafter referred to as "Lessor", and Integrated
Information Systems, hereinafter referred to as "Lessee".

                                   WITNESSETH:

     That Lessor, in consideration of the rents and covenants hereinafter set
forth, does hereby lease and let unto Lessee, and Lessee does hereby hire and
take from Lessor, that certain space shown and designated on the floor plans
attached hereto and made a part hereof as Exhibit "A", located on the second
floor of the office building known and described as EastPark One, located at
4600 American Parkway, Madison 53718. The aforesaid space leased and let unto
Lessee is hereinafter referred to as the "Premises". Said Premises consists of
7,082 square feet of net rentable office area known as suite 200 in a building
which contains approximately 62,536 square feet of net rentable area. The land
(including all easement areas appurtenant thereto, if any) upon which the
building or buildings of which the Premises are a part, is hereinafter referred
to as the "Property". The Property and improvements including the Premises
located therein and thereon and the appurtenant parking facilities, if any, are
hereinafter called "EastPark One".

     TO HAVE AND TO HOLD THE SAME PREMISES, for a term of five ( 5 ) years
beginning April 5, 2003 (Commencement Date) and ending on March 31, 2008 unless
sooner terminated, in the manner provided hereinafter.

ARTICLE I. USE: Lessee may use the Premises for any lawful purpose including,
but not by way of limitation, administrative and other office purposes provided
that Lessee's use shall not violate applicable laws, regulations or ordinances
nor existing protective covenants and provided that such use does not materially
adversely affect Lessor or other tenants. Lessor warrants that Lessee's
permitted uses herein do not violate any private restrictive covenants binding
upon Lessor or the Property and that no private protective covenants will be
imposed upon the Property as would restrict Lessee's use of the Premises as set
forth in this Lease. Lessor represents and warrants to Lessee that the Property
is zoned 0-4 according to the zoning ordinance of the City of Madison,
Wisconsin.

ARTICLE II. CERTAIN DEFINITIONS: "Substantial Completion" shall mean that the
applicable space including leasehold improvements to be constructed by Lessor as
more particularly described on Exhibit "C" attached hereto and made a part
hereof, has been constructed and is finished to the condition that Lessee can
use same to substantially the same extent and usefulness as Lessee could if such
work were fully completed. Applicable space

                                      -3-
<PAGE>

shall not be deemed "Substantially Complete" unless a certificate of occupancy
(full, temporary or permanent) has been issued by applicable governmental
authority in respect to such space, but no such certificate shall be required if
failure to secure same arises out of matters which are the responsibility of
Lessee.

ARTICLE III.  BASE RENT:

     A.   In consideration of the leasing aforesaid, Lessee agrees to pay to
          Lessor, by mailing to Lessor's Agent: Oakbrook Corporation, 2 Science
          Court, Post Office Box 45530, Madison, Wisconsin 53744, or at such
          other place as Lessor from time to time may designate in writing,
          annual rental, sometimes hereinafter referred to as the "Initial Base
          Rent" payable monthly, in advance, in equal installments of
          one-twelfth (1/12) of said annual sums, commencing and due on the
          first day of the term and on the first day of each and every month
          thereafter during the term of this lease. This is a gross lease (full
          service lease) with Landlord paying all operating expenses and real
          estate taxes subject to limits established in Article IV.

     B.   Base rental schedule:

                           For annual periods beginning on Commencement Date:

                                  Square Foot        Annual
                           Year   Base Rental Rate   Rental Amount
                           ----   ----------------   -------------
                             1         $17.50          $123,935
                             2         $17.85          $126,414
                             3         $18.21          $128,963
                             4         $18.57          $131,513
                             5         $18.94          $134,133

ARTICLE IV. ADDITIONAL RENT: If, at the beginning of the second lease year, and
each year thereafter, Lessor's Real Estate Tax for the Property, for the next
twelve (12) months will increase by more than two (2) percent over the prior
twelve (12) months (Base Year), Lessee shall pay their pro-rata share of the
increase in Real Estate Tax over the Base Year as Additional Rent. Lessor shall
invoice Lessee for 1/12 of this amount monthly which shall be due and payable
along with Base Rent. Lessee's prorata share shall be computed as Lessee's
rentable area of 7,082 square feet to total rentable area of 62,536 square feet,
or in this case 11.32% for the first lease year. Lessor shall recompute Lessee's
prorata share at the beginning of each lease year based on Lessee's rentable
area then in effect and total rentable area of the Property.

ARTICLE V.  LESSOR'S BOOKS AND RECORDS:  Intentionally Deleted.

ARTICLE VI. SECURITY DEPOSIT: In lieu of a security deposit, Lessee has
submitted and Lessor has accepted Lessee's financial statement prior to lease
execution.

                                      -4-
<PAGE>

ARTICLE VII. OVERDUE AMOUNTS - RENT INDEPENDENT: Any installment of Base Rent,
Additional Rent, or other charges to be paid by Lessee accruing under the
provisions of this Lease, which shall not be paid when due, shall bear interest
at the rate of eight percent (8%) per annum from the date when the same is due
until the same shall be paid if Lessor so elects, but if such rate exceeds the
maximum interest rate permitted by law, such rate shall be reduced to the
highest rate allowed by law under the circumstances. Lessee's covenants to pay
the Base Rent are independent of any other covenant, condition, provision or
agreement herein contained.

ARTICLE VIII. ADA/HANDICAP ACCESS: Lessor shall be responsible for complying
with the Title III of the Americans with Disabilities Act (ADA) with respect to
the Common Areas of the Building. Notwithstanding the foregoing, Lessor shall
have the right to contest any alleged violation in good faith, including,
without limitation, the right to apply for and obtain a waiver or deferment of
compliance, the right to assert any and all defenses allowed by law and the
right to appeal any decisions, judgments or rulings to the fullest extent
permitted by law. Lessor, after the exhaustion of any and all rights to appeal
or contest, will make all repairs, additions, alterations or improvements
necessary to comply with the terms of any final order or judgment, provided that
Lessor elects not to contest any alleged violation, will promptly make all
repairs, additions, alterations or improvements necessary to comply with the
notice of violation. After construction of the leasehold improvements in
accordance with the provisions of Article X, Lessee shall be responsible for all
ADA modifications within the Premises at Lessee's sole cost and expense. In the
event Lessee fails to meet its obligations with respect to ADA modifications to
the Premises, Lessor shall have the right to make the modifications necessary to
comply with the ADA and to recover the full cost of such modifications along
with interest at the rate of eight percent (8%) by increasing future Additional
Rent Payments.

ARTICLE IX.  EASTPARK ONE COMPLETION:  Intentionally Deleted.

ARTICLE X. LESSEE'S LEASEHOLD IMPROVEMENTS: Lessor and Lessee agree that Lessor
shall construct for Lessee's use certain leasehold improvements in and to the
Premises in accordance with the provisions of this Article X. The leasehold
improvements shall be substantially completed on or before Commencement Date
subject to extensions for any additional time resulting from delays by Lessee
approved by Lessor. For every day of delay not caused by Lessee, Lessee shall be
entitled to two days of abated Base Rental.

     Lessor shall construct improvements shown on Exhibit "C" under a turnkey
arrangement for the Premises within a construction budget of $123,759 based on
plans and outline specifications approved by Lessee as shown on Exhibit "C". In
the event that the leasehold improvements requested by Lessee are in excess of
the construction budget due to changes requested by the Lessee after execution
of this agreement, Lessor shall inform Lessee of the additional costs to Lessee
setting forth, in reasonable detail, the items occasioning any excess costs over
and above the construction budget and Lessee shall pay the amount thereof to
Lessor upon substantial completion of the improvements.

                                      -5-
<PAGE>

     Lessor shall not be required to install any Leasehold Improvements unless
the timing, price and all other matters in relation to such improvements have
been agreed upon in writing between Lessor and Lessee. Lessee shall authorize an
individual to make all agreements as to the type, quality, timing and price of
all leasehold improvements in the Premises; provided, however, such
authorization may be changed by Lessee upon written notice to Lessor.

     Leasehold Improvements shall be substantially complete within sixty (60)
days of Lease execution and Lessee approval of floor plans, whichever is later.

     Lessee shall have access to the Premises to install Lessee's telephone and
data cables, at Lessee's sole cost and expense, no sooner than fifteen (15) days
prior to substantial completion and upon notification to Lessor's general
contractor for trade scheduling purposes.

     Lessor shall reimburse Lessee's facility planner, Interior Logic, not to
exceed $4,000.00 for services rendered for Lessee within twenty-one (21) days of
Lessor's receipt of invoice, following Lease execution.

ARTICLE XI. POSSESSION OF PREMISES AND LIQUIDATED DAMAGES: If Lessor shall be
unable to give possession of the Premises to Lessee on the dates set forth in
Article X hereof because the leasehold improvements have not been substantially
completed in a timely manner, Lessor shall not be subject to any claims, damages
or liabilities for failure to give possession except as described in Article X;
provided, however, that in the event Lessor is unable to give possession to
Lessee by April 30, 2003, Lessee shall have the option to terminate this Lease.
Any delay in giving possession shall not serve to extend the termination date of
this Lease.

ARTICLE XII. SERVICES: Subject to Articles IV and XII hereof, Lessor shall
provide the following services on all days excepting Saturdays, Sundays,
holidays, and as otherwise stated:

     A.   Nightly janitorial services Monday through Friday in and about the
          Premises and the common areas of the building. The janitorial service
          furnished to the Premises shall include normal cleaning and upkeep
          services, normal removal of trash and rubbish, vacuuming and spot
          cleaning of carpeting, maintenance of towels, tissue and other
          restroom supplies and such other work as is customarily performed in
          connection with such nightly janitorial services in an office complex
          similar in construction, general location, use and occupancy to
          EastPark One, all in accordance with Lessor's schedule, a copy of
          which is attached hereto as Exhibit "D".

     B.   Electricity for lighting or any other purpose required in any common
          areas and parking facilities of EastPark One. In the event Lessee
          desires to install machinery, equipment or other devices requiring
          electrical energy in excess of that which can reasonably be provided
          by the electrical service to the Premises, Lessee shall not make such
          installation without first receiving Lessor's prior written consent,
          which shall not unreasonably be withheld; and provided

                                      -6-
<PAGE>

          further that Lessee shall pay all costs of installation of facilities
          necessary to furnish such excess capacity and shall pay for such
          increased electrical usage pursuant to Article XII hereof.

     C.   Heat and air-conditioning, when reasonably necessary, Monday through
          Friday from 6:30 o'clock A.M. to 8:00 o'clock P.M., and on Saturdays
          which are not holidays, from 7:00 o'clock A.M. to 3:00 o'clock P.M.
          The foregoing notwithstanding, Lessor will provide on a 24 hour per
          day, seven days per week basis, the circulation of thermal water and
          the operation of any heat exchangers and the cooling tower all to the
          extent sufficient to allow for the proper functioning of air
          conditioning equipment in the Premises. In the event Lessee desires
          additional heating or air conditioning services over and above what is
          Lessor's obligation herein (extra hours), Lessee will provide Lessor
          reasonable advance notice that such additional services will be
          required and Lessor will use all reasonable effort to provide such
          additional services in minimum segments of one (1) hour. Lessor shall
          charge, and Lessee shall pay, a charge for such additional service
          equal to the cost to Lessor of the additional services provided,
          together with an invoice supporting the calculation of such additional
          services.

     D.   Hot and cold water from the regular building outlets for lavatory and
          restrooms and for drinking purposes.

     E.   Passenger elevator service in common with other Lessees to be provided
          by operator-less automatic elevators. Lessor shall have the right to
          restrict the use of elevators for freight purposes to the freight
          elevator and to hours to be determined by Lessor. Lessor shall have
          the right to limit the number of elevators to be in operation on
          Saturdays, Sundays and holidays.

     F.   Maintenance in good order, condition and repair of the parking
          facilities and all driveways leading thereto and keeping the same free
          from debris, litter, and any unreasonable accumulation of ice and snow
          and when Lessor is so required to remove snow and ice Lessor shall do
          so promptly. Lessor shall keep and maintain the landscaped area and
          parking facilities in a neat and orderly condition. Lessor reserves
          the right to designate areas of the appurtenant parking facilities
          where Lessee, its agents, employees and invitees shall park and may
          subject to Article XXXI hereof exclude Lessee, its agents, employees
          and invitees from parking in other areas as designated by Lessor,
          provided, however, Lessor shall not be liable to Lessee for the
          failure of any Lessee, its invitees, employees, agents, and customers
          to abide by Lessor's designations or restrictions.

     No temporary interruption in, or temporary stoppage of, any of the
aforesaid services caused by repairs, renewals, improvements, alterations,
strikes, lockouts, labor controversy, accidents, inability to obtain fuel or
supplies, or other causes not caused by the neglect of the Lessor shall be
deemed an eviction or disturbance of Lessee's use and possession, or render

                                      -7-
<PAGE>

Lessor liable for damages, by abatement of rent or otherwise or relieve Lessee
from any obligation herein set forth. In no event shall Lessor be required to
provide any heat, air conditioning, electricity or other service in excess of
those set out in laws, ordinances or regulations of governmental authority.
Subject to the above, Lessor shall use reasonable effort to correct any such
interruption or stoppage of any of the aforesaid services.

     Anything in this Article XII to the contrary notwithstanding, in the event
Lessor is unable to provide any of the services required to be provided by
Lessor pursuant to said Article XII, and in the event such inability renders the
whole or any material portion of the Premises untenantable or unsuitable for the
purposes intended hereunder for a period of three (3) consecutive days after
receipt by Lessor of notice of untenantability or unsuitability from Lessee,
rent for the portion of the Premises rendered untenantable or unsuitable for the
purposes intended hereunder shall abate pro rata until the services are restored
to such a condition that the portion of the Premises affected is again rendered
tenantable or suitable; provided, however, that there shall be no such abatement
of rent if the Lessor's inability to provide such services is caused by misuse
or neglect of Lessee or Lessee's agents, employees or invitees or is caused by
shortages of fuel or other energy supplies to be provided by public or private
utilities or suppliers or by general unavailability of fuel, utilities or energy
in the Madison area.

ARTICLE XIII.  OTHER:  Intentionally Deleted.

ARTICLE XIV. INSURANCE: Lessor shall keep EastPark One insured for the benefit
of Lessor in an amount equivalent to the full replacement value thereof
(excluding foundation, grading and excavation costs) against:

     (a)  loss or damage by fire; and

     (b)  such other risk or risks of a similar or dissimilar nature as are now,
          or may in the future be, customarily covered with respect to buildings
          and improvements similar in construction, general location, use,
          occupancy and design to EastPark One, including, but without limiting
          the generality of the foregoing, windstorms, hail, explosion,
          vandalism, malicious mischief, civil commotion, and such other
          coverage as may be deemed necessary by Lessor, providing such
          additional coverage is obtainable and providing such additional
          coverage is such as is customarily carried with respect to buildings
          and improvements similar in construction, general location, use,
          occupancy and design to EastPark One.

     These insurance provisions shall in no way limit or modify any of the
obligations of Lessee under any provision of this Lease Agreement. Lessor agrees
that such policy or policies of insurance shall contain a waiver of subrogation
clause as to Lessee and Lessor (to the fullest extent allowed by law) waives,
releases and discharges Lessee from all claims or demands whatsoever which
Lessor may have or acquire arising out of damage to or destruction of EastPark
One (or Lessor's personal property located therein or thereon) whether such
claim or demand may arise because of the negligence or fault of Lessee, its
agents,

                                      -8-
<PAGE>

employees, customers or business invitees, or otherwise, and Lessor agrees to
look to the insurance coverage only in the event of such loss.

     Lessee shall keep all of its machinery, equipment, furniture, fixtures,
personal property and business interests which may be located in, upon, or about
the Premises insured for the benefit of Lessee in an amount equivalent to the
full replacement value or insurable value thereof against:

     (a)  loss or damage by fire; and

     (b)  such other risk or risks or a similar or dissimilar nature as are now,
          or may in the future be, customarily covered with respect to a
          Lessee's machinery, equipment, furniture, fixtures, personal property
          and business located in a building similar in construction, general
          location, use, occupancy and design to EastPark One, including, but
          without limiting the generality of the foregoing, windstorms, hail,
          explosions, vandalism, theft, malicious mischief; civil commotion, and
          such other coverage as Lessee may deem appropriate or necessary.

     Lessee agrees that such policy or policies of insurance shall contain a
waiver of subrogation clause as to Lessor and Lessee (to the fullest extent
allowed by law) waives, releases and discharges Lessor from all claims or
demands whatsoever which Lessee may have or acquire arising out of damage to or
destruction of the machinery, equipment, furniture, fixtures, personal property,
and business of Lessee whether such claim or demand may arise because of the
negligence or fault of Lessor, its agents, employees, subcontractors or
otherwise, and Lessee agrees to look to the insurance coverage only in the event
of such loss.

     Lessor shall maintain, for its benefit and the benefit of its managing
agent, general public liability insurance against claims for personal injury,
death or property damage occurring upon, in or about EastPark One, such
insurance to afford protection to Lessor and its managing agent.

     Lessee shall, at Lessee's sole cost and expense maintain general public
liability insurance against claims for personal injury, death or property damage
occurring upon, in or about the Premises, such insurance to afford protection to
the limit of not less than One Million and 00/100 Dollars ($1,000,000.00) in
respect to the injury or death to a single person, and to the limit of not less
than Three Million and 00/100 Dollars ($3,000,000.00) in respect to any one
accident, and to the limit of not less than Five Hundred Thousand and 00/100
Dollars ($500,000.00) in respect to any property damage. Such policies of
insurance shall be written in companies reasonably satisfactory to Lessor,
naming Lessor and its managing agent as additional insureds thereunder, and such
policies, or a memorandum or certificate of such insurance, shall be delivered
to Lessor. At such time as insurance limits required of Lessees in office
buildings in the area in which EastPark One is located are generally increased
to greater amounts, Lessor shall have the right to require such greater

                                      -9-
<PAGE>

limits as may then be customary. Lessee agrees to include in such policy the
contractual liability coverage insuring Lessee's indemnification obligations
provided for herein.

     Subject to the waiver of subrogation and waiver or release of claims
contained in this Article and except to the extent caused by the willful
misconduct of the Lessor, Lessee agrees to indemnify, defend, and save Lessor
and its managing agent harmless against and from any and all claims by or on
behalf of any person or persons, firm or firms, corporation or corporations,
arising from any breach or default on the part of Lessee in the performance of
any covenant or agreement on the part of Lessee to be performed, pursuant to the
terms of this Lease Agreement, or arising from any wrongful act or negligence
occurring or claimed to have occurred on the part of Lessee or its agents,
contractors, servants, employees or licensees, occurring during the term of this
Lease Agreement or any renewal thereof, in or about the Premises and EastPark
One, and from and against all costs, reasonable counsel fees, expenses and
liabilities incurred as a result of any such claim or action or proceeding
brought thereon; and in case any action or proceeding be brought against Lessor
or its managing agent by reason of any such claim, Lessee, upon notice from
Lessor, covenants to resist or defend such action or proceeding by counsel
reasonably satisfactory to Lessor.

     All property in EastPark One or on the Premises belonging to or under the
care, custody, and control of Lessee, its agents, employees, invitees or
otherwise located at the Premises, shall be at the risk of Lessee only, and
Lessor shall not he liable for damage thereto or theft, misappropriation or loss
thereof and Lessee agrees to defend and hold Lessor, its agents, employees and
servants harmless and indemnify them against claims and liability for loss of or
damage to such property. Anything in this Article XIV to the contrary
notwithstanding, Lessor shall be responsible for loss or damage sustained by
Lessee for the gross negligence of Lessor and for willful acts of theft by
Lessor or its employees while acting in the course of their employment, and for
acts of theft by others for whose acts Lessor may be responsible but only to the
extent of insurance proceeds recovered by Lessor because of such claims in
respect to such loss or damage; provided, however, in no event shall Lessor be
liable for more than $25,000 per occurrence.

ARTICLE XV. CERTAIN RIGHTS RESERVED BY LESSOR: Lessor reserves the following
rights exercisable without notice and without liability to Lessee and without
effecting an eviction, constructive or actual, or disturbance of Lessee's use or
possession, or giving rise to any claim for setoff or abatement of rent:

     A.   To reasonably control, install, affix and maintain any and all signs
          on the Property, or on the exterior of EastPark One and in the
          corridors, entrances and other common areas thereof. Landlord agrees,
          at its cost and expense, that it will erect and maintain at least one
          free standing sign visible from the adjacent private driveway
          indicating that Lessee is an occupant of the EastPark One Building.

     B.   To reasonably designate, limit, restrict and control any services (by
          third parties) which Lessor is not obligated to provide in or to
          EastPark One, including but not limited to the designation of sources
          from which Lessee may

                                      -10-
<PAGE>

          obtain sign painting and lettering. Any restriction, designation,
          limitation or control imposed by reason of this subparagraph shall be
          imposed uniformly on Lessee and other Lessees occupying space in
          EastPark One, provided, however, that such restriction and control
          shall not prevent or unreasonably interfere with services delivering
          packages, parcels, mail, freight or similar items or the delivery of
          the product of services performed elsewhere for use by Lessee in the
          Premises pursuant to the terms hereof and further provided that the
          quality of such services designated by Landlord shall meet or exceed
          the quality of competitive providers and that the costs of such
          services designated by Landlord shall not exceed the costs of such
          services from competitive providers.

     C.   To reasonably retain at all times and to use in appropriate instances
          keys to all doors within and into the Premises. No locks shall be
          changed without the prior written consent of Lessor and Lessee. This
          provision shall not apply to Lessee's safes, or other areas maintained
          by Lessee for the safety and security of monies, securities,
          negotiable instruments or like items or areas containing proprietary
          items or information.

     D.   To temporarily, while making repairs, alterations, additions, or
          improvements, whether structural or otherwise, in and about EastPark
          One, or any part thereof, close doors, entryways, public spaces, and
          corridors in EastPark One and to interrupt or temporarily suspend
          services and facilities. Lessor shall use all reasonable efforts in
          its exercise of its rights under this Paragraph D to interfere as
          little as reasonably possible under the circumstances with Lessee's
          use of and operation in the Premises, but nothing herein shall require
          Lessor to perform any such work at other than normal business hours.
          All such work shall be performed by Lessor in a manner using
          reasonable effort to protect the safety of persons and property.

     E.   To reasonably restrict or prohibit vending or dispensing machines of
          any kind in or about the Premises, provided, however, Lessee shall be
          allowed to use coffee machines, vending machines and microwave ovens
          (for heating as opposed to cooking) in the Premises.

     F.   To reasonably approve the weight, size and location of safes and other
          heavy equipment and articles in and about the Premises and EastPark
          One and to require all such items to be moved into and out or EastPark
          One and the Premises only at such times and in such manner as Lessor
          shall direct in writing.

ARTICLE XVI. ALTERATIONS AND IMPROVEMENTS: Lessee shall not make any
improvements, alterations, additions or installations in or to the Premises
(hereinafter referred to as the "Work") without Lessor's prior written consent
(which consent shall not unreasonably be withheld) except that Lessor's consent
shall not be required for improvements, alterations, additions or installations
costing less than $5,000.00 if such neither

                                      -11-
<PAGE>

affect the structural aspects of the office nor change the electrical, plumbing,
or mechanical systems of EastPark One and Tenant notifies Landlord of its plans.
Along with any request for Lessor's consent, if required, and before
commencement of the Work or delivery of any materials to be used in the Work to
the Premises or into EastPark One, Lessee shall furnish Lessor with plans and
specifications, names and addresses of contractors, copies of contracts,
necessary permits and licenses, and an indemnification in such form and amount
as may be reasonably satisfactory to Lessor. Lessee agrees to defend and hold
Lessor forever harmless from any and all claims and liabilities of any kind and
description, which may arise out of or be connected in any way with said
improvements, alterations, additions or installations. All Work shall be done
only by contractors or mechanics reasonably approved by Lessor and at such time
and in such manner as Lessor may from time to time reasonably designate. Lessee
shall pay the cost of all such improvements, alterations, additions or
installations (including a reasonable charge for Lessor's services, if any, and
for Lessor's inspection and engineering time), and also the cost of painting,
restoring, or repairing the Premises and EastPark One occasioned by such
improvements, alterations, additions or installations. Upon completion of the
Work, Lessee shall furnish Lessor with contractor's affidavits and full and
final waivers of liens, and receipted bills covering all labor and materials
expended and used. The Work shall comply with all insurance requirements and all
laws, ordinances, rules and regulations of all governmental authorities and
shall be constructed in a good and workmanlike manner. Lessee shall permit
Lessor to inspect construction operations in connection with the Work. As a
condition to granting approval for any changes or alterations, Lessor may
require Lessee to agree that Lessor, by written notice to Lessee, given at or
prior to approval of Lessee's work under the Lease agreement, may require Lessee
to remove any improvements, additions or installations installed by Lessee in
the demised Premises, and repair and restore any damage caused by the
installation and removal of such improvements, additions or installations;
provided, however, the only improvements, additions or installations which
Lessee shall remove shall be those specified in such notice. Lessor's failure to
give such notice at the time of approval of the work shall be deemed to
constitute Lessor's consent for such work to remain in place at termination of
the Lease. At the time approval is requested or granted as to any specific
change or alteration, Lessee shall request Lessor to designate which portion of
such change or alteration shall be removed, repaired and restored at termination
of this Lease and which portion may be surrendered at termination of this Lease
without removal, repair and restoration and Lessor shall not be arbitrary or
capricious in respect to any such designation.

ARTICLE XVII. WASTE AND REPAIRS: Lessee shall take good care of the Premises and
shall not commit any nuisance or waste on the Premises or in, on, or about
EastPark One, throw foreign substances in the plumbing facilities, or waste any
of the utilities furnished by the Lessor. Anything in this Lease to the contrary
notwithstanding, all uninsured damage or injury to the Premises, or to EastPark
One caused by Lessee's gross misconduct in moving furniture, fixtures,
equipment, devices or other property of Lessee, its agents, contractors,
servants or employees, and due to gross carelessness, omission, neglect,
improper conduct of Lessee, its servants, employees, agents, visitors, or
licensees, shall be repaired, restored and replaced promptly by Lessee at its
sole cost and expense to the reasonable satisfaction of Lessor. All repairs,
restorations and replacements shall be in quality and class equal to the
original work.

                                      -12-
<PAGE>

ARTICLE XVIII. LESSOR'S RIGHT OF ENTRY: Lessor or its employees, or agents,
shall have the right to enter the Premises at any reasonable time or times for
the purpose of inspection, cleaning, repairs, altering, or improving the same.
Entry by Lessor or its agents, employees and service contractors shall be
conducted so as to interfere as little as reasonably possible under the
circumstances with Lessee's operations in the Premises; provided, however,
nothing herein shall prevent Lessor from performing inspection, cleaning,
maintenance and repair during normal business hours. Nothing in this Article
shall imply any obligation on the part of Lessor for repairs or maintenance and
Lessor's obligations therefor shall only be as expressly provided for in this
Lease. Lessor shall use reasonable effort to comply with Lessee's reasonable
security rules; provided, however, Lessor shall in no event be denied access
into the Premises in the event of an emergency and Lessee warrants that its
security rules shall in no event prevent access for routine cleaning and
janitorial services unless Lessee shall waive its right to such services in any
area to which access is prevented for performing such services in which event
Lessee shall perform at Lessee's sole cost and expense all routine and necessary
maintenance and repairs and provide janitorial services to such areas.

ARTICLE XIX. MAINTENANCE BY LESSOR: Lessor shall (subject to Article IV hereof)
maintain and keep in good appearance and repair EastPark One including the
Premises (except as expressly provided otherwise in this Lease) both exterior
and interior, and all structural parts, fixtures, wiring, plumbing, heating and
air conditioning components and systems, roof, walls, ceilings, and common areas
of EastPark One, including the common parking lot and/or ramp, driveways,
walkways and landscaping. Nothing herein shall require Lessor to repair, replace
or maintain any of Lessee's property (including air conditioning and electrical
systems owned by Lessee), or Lessee's trade fixtures, or any decorating items
within the Premises, including but not limited to paint, wall covering, carpet,
draperies and similar items, except as required hereunder. However, if through
normal use and with reasonable care by Lessee such decorating items in the foyer
areas shall deteriorate to a condition substandard for offices of similar
quality, the Lessor shall repair or replace the same with items similar in
quality to that repaired or replaced and the cost thereof shall be deemed an
Operating Expense. Lessor shall use reasonable effort to exercise its rights
under third party warranties if such third parties owe Lessor an obligation
under such warranties to repair or maintain any part of EastPark One.

ARTICLE XX.  ENVIRONMENTAL ISSUES:

     A.   During the term of this Lease, Lessee shall comply with all
          Environmental Laws and Environmental Permits (each as defined in
          Section D hereof) applicable to the operation or use of the Premises,
          shall cause all other persons occupying or using the Premises to
          comply with all such Environmental Laws and Environmental Permits,
          shall immediately pay all costs and expenses incurred by reason of
          such compliance, and shall obtain and renew all Environmental Permits
          required for operation or use of the Premises. Lessee shall not
          generate, use, treat, store, handle, release or dispose of, or permit
          the generation, use, treatment, storage, handling, release or disposal
          of Hazardous

                                      -13-
<PAGE>

          Materials (as defined in Section D of this Article XX) on the
          Premises, the Building or the Property by Lessee, its agents,
          employees, independent contractors, licensees or invitees, except for
          limited quantities used or stored at the Premises and required in
          connection with the routine operation and maintenance of the Premises,
          and then only in compliance with all applicable Environmental Laws and
          Environmental Permits. Except as otherwise required with respect to
          Lessee's obligation to comply with all Environmental Laws and
          Environmental Permits as set forth in the first sentence of this
          section A, Lessor shall comply with all Environmental Laws and
          Environmental Permits applicable to the operation or use of the
          Building, shall cause all other persons occupying or using the
          Building to comply with all such Environmental Laws and Environmental
          Permits, shall immediately pay all costs and expenses incurred by
          reason of such compliance, and shall obtain and renew all
          Environmental Permits required for operation or use of the Building.
          Lessor represents to Lessee that neither the Building nor the Property
          violates, or in the past has violated, any environmental laws.

     B.   Lessee will as soon as practicable, based on their knowledge, advise
          Lessor in writing of any of the following: (1) the Lessee's receipt of
          written notice of any Environmental Claim (as defined in Section D
          hereof) against Lessee relating to the Premises, the Building or the
          Property; (2) any condition or occurrence on the Premises, the
          Building or the Property that (a) results in noncompliance by Lessee
          with any applicable Environmental Law, or (b) could reasonably be
          anticipated to form the basis of an Environmental Claim against Lessee
          and/or Lessor or the Premises and (3) the actual or anticipated taking
          of any removal or remedial action in response to the presence of any
          Hazardous Material on the Premises. All such notices shall describe in
          reasonable detail the nature of the claim, investigation, condition,
          occurrence or removal or remedial action and Lessee's response
          thereto. In addition, Lessee will provide Lessor with copies of all
          communications regarding the Premises with any person relating to
          Environmental Claims, and such detailed reports of any such
          Environmental Claim as may reasonably be requested by Lessor. At any
          time and from time to time during the term of this Lease, Lessor or
          its agents may perform an environmental inspection of the premises,
          and Lessee hereby grants to Lessor and its agents access to the
          Premises to undertake such an inspection following reasonable prior
          notice from Lessor except that no such notice shall be required in
          case of an emergency. Lessor agrees to advise Lessee of any
          Environmental Claim that affects Lessee's use of the Building or
          Premises.

     C.   Each of Lessor and Lessee agrees to defend, indemnify and hold
          harmless the other (collectively, the "Indemnitees") from and against
          all obligations (including removal and remedial actions), losses,
          claims, suits, judgments, liabilities, penalties (including, by way of
          illustration and not by way of limitation, civil fines), damages,
          reasonable costs and expenses (including reasonable attorneys' and
          consultants' fees and expenses) of any kind or nature

                                      -14-
<PAGE>

          whatsoever that may at any time be incurred by, imposed on or asserted
          against such Indemnitees based on, or arising or resulting from (a)
          the presence of Hazardous Materials on the Premises, in the Building
          or on the Property which is caused or permitted by such party, its
          agents, employees, or independent contractors, and/or (b) any
          Environmental Claim relating in any way to such party's operation or
          use of the Premises, the Building or the Property. The provisions of
          this Section C shall survive the expiration or sooner termination of
          this Lease.

     D.   (1) "Hazardous Materials" means (a) petroleum products, natural or
          synthetic gas asbestos in any form, urea formaldehyde foam insulation,
          and radon gas: (b) any substances defined as or included in the
          definition of "hazardous substances," "hazardous wastes," "hazardous
          materials," "extremely hazardous wastes," "restricted hazardous
          wastes," "toxic substances," "toxic pollutants," "contaminants" or
          "pollutants," or words of similar import, under any applicable
          Environmental Law; and (c) any other substance exposure which is
          regulated by any governmental authority; (2) "Environmental Law" means
          any federal, state or local statute, law, rule, regulation, ordinance,
          code, policy or rule of common law now or hereafter in effect and in
          each case as amended, and any judicial or administrative
          interpretation thereof, including any judicial or administrative
          order, consent, decree or judgment, relating to the environment,
          health, safety or Hazardous Materials; (3) "Environmental Claims"
          means any and all administrative regulatory or judicial actions,
          suits, demands, demand letters, claims, liens, notice of
          non-compliance or violation, investigations, proceedings, consent
          orders or consent agreements relating in any way to any Environmental
          Law or any Environmental Permit, including, without limitation (a) any
          and all Environmental Claims by governmental or regulatory authorities
          for enforcement, cleanup, removal, response, remedial or other actions
          or damages pursuant to any applicable Environmental Law and/or (b) any
          and all Environmental Claims by any third party seeking damages, or
          arising from alleged injury or threat of injury to health, safety or
          the environment; and (4) "Environmental Permits" means all permits,
          approvals, identification numbers, licenses and other authorizations
          required under any applicable Environmental Law.

ARTICLE XXI. ASSIGNMENT OR SUBLETTING: Lessee agrees to use and occupy the
Premises throughout the entire term thereof for the purpose or purposes herein
specified and for no other purpose, and not to transfer, pledge, mortgage, or
assign this Lease or sublet said Premises, or any part thereof, whether by
voluntary act, operation of law, or otherwise, without obtaining the prior
written consent of Lessor in each instance. Lessee shall seek such written
consent of Lessor by a written request therefor, setting forth such information
as Lessor may reasonably deem necessary. Lessor agrees not to unreasonably
withhold or unreasonably delay consent to an assignment of this Lease or a
sublease of all or a part of the Premises. Consent by Lessor to any assignment
of this Lease or to any subletting of the Premises shall not be a waiver of
Lessor's right under this Article XXI as to any subsequent assignment or
subletting. No such assignment or subleasing shall relieve Lessee from any of

                                      -15-
<PAGE>

Lessee's obligations in this Lease contained. Further, no assignment or sublease
or other transfer of this Lease shall be effective unless the assignee, sub
lessee or transferee shall at the time of such assignment, sublease or transfer,
assume in writing for the benefit of Lessor, its successors or assigns, all of
the terms, covenants and conditions of this Lease thereafter to be performed by
Lessee. Lessor may make a reasonable charge to Lessee for any reasonable
attorneys' fees or expenses incurred in review of any documentation, excluding,
however, any in-house counsel fees of Lessor incident to such review.

     If the rent paid by any assignee or sub lessee under any such permitted
assignment or sublease (or a combination of the rent payable under such
assignment or sublease plus any bonus or any other consideration therefore or
any payment, incident thereto) exceeds the Base Rent payable under the Lease for
such space, Lessee shall pay to Lessor fifty percent (50%) of such excess rent
and other excess consideration remaining after reimbursing Lessee for any
transaction costs, including but not limited to construction costs,
architectural fees, brokerage commissions and reasonable legal expenses, and on
a monthly basis together with Lessee's payment of Base Rent.

     Anything herein to the contrary notwithstanding, Lessee may transfer,
sublet or assign Lessee's interest in this Lease to an affiliate, subsidiary, or
parent domestic U.S. corporation (partnership, limited liability company or
other business entity) without Lessor's consent; provided, however, no such
transfer, assignment or subletting shall release Lessee (or any prior assignor
of Lessee's interest in this lease) from its obligations under this Lease,
unless specified to the contrary in writing by Lessor, and nothing herein shall
abrogate the requirement of the written assumption by such affiliate, subsidiary
or successor in interest.

     Lessor's rights to assign this Lease are and shall remain unqualified;
provided, however, that in no event shall any assignment by Lessor voluntarily
or otherwise diminish or interfere with the right of Lessee to occupy the
Premises and use EastPark One pursuant to this Lease so long as Lessee shall
continue to fulfill its obligations hereunder.

ARTICLE XXII. DAMAGE BY FIRE OR OTHER CASUALTY: If fire or other casualty shall
render the whole or any material portion of the Premises untenantable, and the
Premises can reasonably be expected to be repairable within one hundred twenty
(120) days from the date of such event, then Lessor shall repair and restore the
Premises and EastPark One to as near their condition prior to the fire or other
casualty as is reasonably possible within such one hundred twenty (120) day
period (subject to delays for causes beyond Lessor's reasonable control) and
notify Lessee that it will be doing so, such notice to be mailed within thirty
(30) days from the date of such damage or destruction, and this Lease shall
remain in full force and effect, but the rent for the period during which the
Premises are untenantable shall be abated pro rata. If Lessor is required to
repair EastPark One and/or the Premises, as aforesaid, said work shall be
undertaken and prosecuted with all due diligence and speed.

     If fire or other casualty shall render the whole or any material part of
the Premises untenantable and the Premises cannot reasonably be expected to be
repairable within one hundred twenty (120) days from the date of such event,
then either party, by notice in writing

                                      -16-
<PAGE>

to the other mailed within thirty (30) days from the date of such damage or
destruction, may terminate this Lease effective upon a date within thirty (30)
days from the date of such notice.

     In the event that more than fifty percent (50%) of the value of EastPark
One is damaged or destroyed by fire or other casualty, and irrespective of
whether damage or destruction can be repaired within one hundred twenty (120)
days thereafter, then at Lessor's option, by written notice to Lessee, mailed
within forty-five (45) days from the date of such damage or destruction, Lessor
may terminate this Lease effective upon a date within ninety (90) days from the
date of such notice to Lessee.

     If fire or other casualty shall render the whole or any material part of
the Premises untenantable and the Premises cannot reasonably be expected to be
repairable within one hundred twenty (120) days from the date of such event and
neither party hereto terminates this Lease pursuant to its rights herein or in
the event that more than fifty percent (50%) or the value of EastPark One is
damaged or destroyed by fire or other casualty, and Lessor does not terminate
this Lease pursuant to its option granted herein, or in the event that fifty
percent (50%) or less of the value of EastPark One is damaged or destroyed by
fire or other casualty and neither the whole nor any material portion of the
Premises is rendered untenantable, then Lessor shall repair and restore the
Premises and EastPark One to as near their condition prior to the fire or other
casualty as is reasonably possible with all due diligence and speed (subject to
delays for causes beyond Lessor's reasonable control) and the rent for the
period during which the Premises are untenantable shall be abated pro rata. In
no event shall Lessor be obligated to repair or restore any special equipment or
improvements installed by Lessee at Lessee's expense.

     In the event of a termination of this Lease pursuant to this Article, rent
shall be apportioned on a per diem basis and paid to the date of the fire or
other casualty.

ARTICLE XXIII. EMINENT DOMAIN: If the whole of or any substantial part of the
Premises is taken by any public authority under the power of eminent domain, or
taken in any manner for any public or quasi public use, so as to render (in
Lessee's reasonable judgment) the remaining portion of the Premises unsuitable
for the purposes intended hereunder, then the term of this Lease shall cease as
of the day possession shall be taken by such public authority and Lessor shall
make a pro rata refund of any prepaid rent. All damages awarded for such taking
under the power of eminent domain or any like proceedings shall belong to and be
the property of Lessor, Lessee hereby assigning to Lessor its interest, if any,
in said award. In the event that fifty percent (50%) or more of the building
area or fifty percent (50%) or more of the value of EastPark One is taken by
public authority under the power of eminent domain, then, at Lessor's option, by
written notice to Lessee, mailed within sixty (60) days from the date possession
shall be taken by such public authority, Lessor may terminate this Lease
effective upon a date within ninety (90) days from the date of such notice to
Lessee. Further, if the whole of or any material part of the Premises is taken
by public authority under the power of eminent domain, or taken in any manner
for any public or quasi-public use, so as to render the remaining portion of the
Premises unsuitable in Lessee's reasonable opinion, for the purposes intended
hereunder, upon delivery of possession to the condemning authority pursuant to
the proceedings, Lessee may, at its option, terminate this Lease as to the

                                      -17-
<PAGE>

remainder of the Premises by written notice to Lessor, such notice to be given
to Lessor within thirty (30) days after Lessee receives notice of the taking.
Lessee shall not have the right to terminate this Lease pursuant to the
preceding sentence unless (i) the business of Lessee conducted in the portion of
the Premises taken cannot in Lessee's reasonable judgment be carried on with
substantially the same utility and efficiency in the remainder of the Premises
(or any substitute space securable by Lessee pursuant to clause (ii) hereof);
and (ii) Lessee cannot secure substantially similar (in Lessee's reasonable
judgment) alternate space upon the same terms and conditions as set forth in
this Lease (including rental) from Lessor in EastPark One. Any notice of
termination shall specify the date no more than sixty (60) days after the giving
of such notice as the date for such termination.

     Anything in this Article XXIII to the contrary notwithstanding, Lessee
shall have the right to prove in any condemnation proceedings and to receive an
award which may be made for damages to or condemnation of Lessee's movable trade
fixtures and equipment and for moving expenses; provided, however, Lessee shall
in no event have any right to receive any award for its interest in this Lease
Agreement or for loss of leasehold. Anything in this Article XXIII to the
contrary notwithstanding, in the event of a partial condemnation of EastPark One
or the Premises and this Lease is not terminated, Lessor shall, at its sole cost
and expense, restore the Premises and EastPark One to a complete architectural
unit, and the Base Rent provided for herein during the period from and after the
date of delivery of possession pursuant to such proceedings to the termination
of this Lease shall be reduced to a sum equal to the product of the Base Rent
provided for herein multiplied by the actual number of square feet remaining in
the premises.

ARTICLE XXIV. SURRENDER OF PREMISES: On the last day of the term of this Lease,
or on the sooner termination thereof, Lessee shall peaceably surrender the
Premises in good condition and repair (reasonable wear and tear, as well as fire
and casualty damage, excepted).

     On or before the last day of the term of this Lease, or the date of sooner
termination thereof, Lessee shall, at its sole cost and expense, remove all of
its property and trade fixtures and equipment from the Premises, and all
property not removed may at Lessor's option be deemed abandoned. Lessee hereby
appoints Lessor its agent to remove all property of Lessee from the Premises
upon termination of this Lease (if Lessee has failed to do so prior to
termination) and to cause its transportation and storage for Lessee's benefit,
all at the sole cost and risk of Lessee and Lessor shall not be liable for
damage, theft, misappropriation or loss of and Lessor shall not be liable in any
manner in respect thereto. Lessee shall pay all costs and expenses of such
removal, transportation and storage.

     In the event Lessee fails to so remove all of its property, equipment, and
trade fixtures, Lessee shall reimburse Lessor upon demand for any expenses
incurred by Lessor with respect to removal, transportation or storage of
abandoned property and with respect to restoring said Premises to good order,
condition and repair. All alterations, additions and fixtures, other than
Lessee's trade fixtures and equipment, which have been made or installed by
either Lessor or Lessee upon the Premises, shall remain the property of Lessor
and shall be surrendered with the Premises as a part thereof, subject to Article
XVI hereof.

                                      -18-
<PAGE>

     If the Premises be not surrendered at the end of the term or sooner
termination thereof, Lessee shall indemnify Lessor against loss or liability
resulting from delay by Lessee in so surrendering the Premises, including,
without limitation, claims made by any succeeding Lessees founded on such delay
and any attorneys' fees resulting therefrom. Lessee shall promptly surrender all
keys for the Premises to Lessor at the place then fixed for the payment of rent
and shall inform Lessor of combinations on any vaults, locks and safes left on
the Premises.

     In the event Lessee remains in possession of the Premises after expiration
of this Lease, and without the execution of a new lease, but with Lessor's
written consent, it shall be deemed to be occupying the Premises as a Lessee
from month-to-month, subject to all the provisions, conditions and obligations
of this Lease insofar as the same can be applicable to a month-to-month tenancy,
except that the Base Rent shall be escalated to Lessor's then current rental
rate schedule for prospective Lessees. In the event Lessee remains in possession
of the Premises after expiration of this Lease and without the execution of a
new lease and without Lessor's written consent, Lessee shall be deemed to be
occupying the Premises without claim of right and Lessee shall pay Lessor for
all costs arising out of loss or liability resulting from delay by Lessee in so
surrendering the Premises as above provided and shall pay as a charge for each
day of occupancy an amount equal to double the Base Rent and Additional Rent (on
a daily basis) then currently being charged by Lessor on new leases in EastPark
One for space similar to the Premises.

     Within that 30 days before Lessee's vacating the Premises, Lessor and
Lessee will arrange a mutually agreeable time to make a joint inspection of the
Premises for discovery of possible damages.

ARTICLE XXV. DEFAULT OF LESSEE: All rights and remedies of Lessor herein
enumerated shall be cumulative and are not intended to be exclusive of any other
remedies or means or redress to which Lessor may be lawfully entitled in case of
any breach by Lessee of any provision of this Lease. The failure of Lessor to
insist in any one or more cases upon the strict performance of any of the
covenants of this Lease or to exercise any option herein contained shall not be
construed as a waiver or relinquishment for the future of such covenant or
option. A receipt by Lessor of rent with knowledge of the breach of any covenant
hereof (other than breach of the obligation to pay the portion of such rent)
shall not be deemed a waiver of such breach, and no waiver by Lessor of any
provisions of this Lease shall be deemed to have been made unless expressed in
writing and signed by Lessor. In addition to other remedies in this Lease
provided, Lessor shall be entitled to the restraint by injunction of the
violation or attempted or threatened violation of the covenants, conditions and
provisions of this Lease. Lessor agrees to make commercially reasonable efforts
to mitigate damages in the event of any default of Lessee.

     If, during the term of this Lease or any renewal term, (i) Lessee shall
make an assignment for the benefit of creditors, or (ii) a voluntary petition be
filed by Lessee under any law having for its purpose the adjudication of Lessee
a bankrupt, or Lessee be adjudged a bankrupt pursuant to an involuntary petition
in bankruptcy, or (iii) a receiver be appointed for the property of Lessee by
reason of the insolvency of Lessee, or (iv) any department of the

                                      -19-
<PAGE>

state or federal government, or any officer thereof, duly authorized, shall take
possession of the business or property of Lessee by reason of the insolvency of
Lessee, the occurrence of any of such contingencies shall be deemed a breach of
this Lease and this Lease shall ipso facto upon the happening of any of said
contingencies be terminated and the same shall expire as fully and completely as
if the day fixed for the expiration of the initial term of this Lease or any
renewal term, as the case may be, had occurred, and Lessee will then quit and
surrender the Premises, but Lessee shall remain liable as hereinafter provided
in Exhibit "F". If, during the initial term of this Lease or any renewal term,
(i) Lessee shall default in fulfilling any of the covenants, obligations, or
agreements of this Lease (other than the covenants for the payment of rent
payable by Lessee hereunder), or (ii) this Lease, without the prior written
consent of Lessor or except as expressly permitted, shall be assigned, pledged,
mortgaged, transferred, or sublet in any manner, Lessor may give Lessee notice
of such default or the happening of any contingency in this paragraph referred
to and, if at the expiration of thirty (30) days after service of such notice
the default or contingency upon which said notice was based shall continue to
exist, or in the event of a default or contingency which cannot with due
diligence be cured within a period of thirty (30) days, if Lessee fails to
proceed promptly after the service of said notice and with all due diligence to
commence to cure the same and thereafter to prosecute the curing of such default
with all due diligence (it being intended that in connection with a default not
susceptible of being cured with diligence within thirty (30) days, the time
within which Lessee is to cure the same shall be extended for such period as may
be necessary to complete the same with all due diligence), Lessor, at its
option, may terminate this Lease and upon such termination Lessee will quit and
surrender the Premises to Lessor but Lessee shall remain liable as hereinafter
provided.

     If Lessee defaults in any payment of the rent expressly reserved hereunder,
or any part of the same and such default shall continue for nineteen (19) days
after written notice thereof by Lessor, or if Lessee shall default in the
payment of any item or any charge required to be paid by Lessee hereunder, or
any part of the same and such default shall continue for nineteen (19) days
after written notice thereof by Lessor, Lessor or Lessor's agent or servant may
immediately or at any time thereafter terminate this Lease, and upon such
termination for failure to pay such rent, item, or charge, or if this Lease
shall terminate by reason of the insolvency of Lessee, as set forth above,
Lessor or Lessor's agent or servant may re-enter the Premises and remove all
persons and all or any property therefrom, either by summary dispossess
proceedings, or by any suitable action or proceeding at law or in equity,
without being liable to indictment, prosecution, or damage therefor and
repossess and enjoy the Premises, together with all additions, alterations and
improvements, without such re-entry and repossession working a forfeiture or
waiver of the rents to be paid and the covenants to be performed by Lessee
during the full term of this Lease.

     Upon termination of this Lease or expiration of Lessee's right to occupy
the Premises by reason of the happening of any of the foregoing events, or in
any other manner or circumstances whatsoever, whether with or without legal
proceedings, by reason of or based upon or arising out of a default or breach of
this Lease on the part of Lessee, Lessor may, at its option, at any time and
from time-to-time relet the Premises or any part or parts thereof, for the
account of Lessee or otherwise, and receive and collect the rent therefor,
applying the same first to the payment or such expenses as Lessor may have
incurred in recovering

                                      -20-
<PAGE>

possession of the Premises, including the attorney's fees and expenses for
putting the same into good order and condition or preparing or altering the same
for re-rental to the extent Lessor deems necessary or desirable and all other
expenses, commissions and charges paid, assumed or incurred by Lessor in or
about reletting the Premises and then to the fulfillment of the covenants of
Lessee hereunder. Any such reletting herein provided for may be for the
remainder of the initial term or any renewal term of this Lease, as originally
granted, or for a longer or shorter period; Lessor shall have the right to
change the character and use made of the Premises, and Lessor shall not be
required to accept any substitute tenant offered by Lessee or to observe any
instructions given by Lessee about reletting. In any such case, and whether or
not the Premises or any part thereof be relet, Lessee shall pay to Lessor the
Base Rent and all Additional Rent and other charges required to be paid by
Lessee up to the later of the time of such termination of the Lease or of such
recovery of possession of the Premises by Lessor, as the case may be, and
thereafter, except in a case in which liability of Lessee as hereinafter
provided, arises by reason of the happening of the insolvency of Lessee, Lessee
covenants and agrees, if required by Lessor, to pay to Lessor until the end of
the then current term of this Lease the equivalent of the amount of all rent
reserved hereunder, and all other charges required to be paid by Lessee, less
the net proceeds of reletting, if any, and all other charges required to be paid
by Lessee, less the net proceeds of reletting, if any, or the rent that would
have been paid by a bona fide substitute tenant offered by the Lessee and
approved by Lessor which approval will not unreasonably be denied up to the
limits specified in Exhibit "F". Lessor shall have the election in place of and
instead of holding Lessee so liable forthwith to recover against Lessee as
damages for loss of the bargain and not as a penalty, an aggregate sum which at
the time of such termination of this Lease or of such recovery of possession of
the Premises by Lessor, as the case may be, represents the then present worth of
the excess, if any, of the aggregate of the rent and all other charges payable
by Lessee hereunder that would have accrued for the balance of the initial term,
and/or any renewal term, as the case may be, over the present value of the fair
market rents for the Premises for the balance of such term.

     If this Lease shall terminate by reason of the bankruptcy or insolvency of
Lessee, as above set forth, Lessor shall be entitled, notwithstanding any other
provisions of this Lease or any present or future law, to recover from Lessee or
Lessee's estate (in lieu of the equivalent of the amount of all rent unpaid at
the time of such termination) as damages for loss of the bargain, and not as a
penalty, an aggregate sum which, at the time of such termination of this Lease,
represents the excess, if any, of the then present worth of the aggregate of the
rent and other charges payable by Lessee hereunder that would have accrued for
the balance of the initial term and/or any renewal term, if renewal had
previously been elected, as the case may be, over the then present value of the
aggregate fair market rents for the Premises for the balance of the initial term
and/or any renewal term, as the case may be, unless any statute or rule of law
governing the proceedings in which such damages are to be proved shall limit the
amount of such claim capable of being so proved. In such case, Lessor shall be
entitled to prove, as and for liquidated damages, by reason of such breach and
termination of this Lease, the maximum amount, which may be allowed by or under
such statute or rule of law. Nothing herein contained shall limit or prejudice
Lessor's right to prove and obtain as liquidated damages by reason out of such
breach or termination the maximum amount allowed by any such statute or rule of
law which may govern the proceedings in which such damages are to

                                      -21-
<PAGE>

be proved whether or not such amount be greater, equal to, or less than the
amount of the excess of the then present value of the rent and other charges
received herein over the then present value of the fair market rents referred to
above less proceeds to Lessor from reletting and Lessee's obligation shall not
exceed the limits established in Exhibit "F".

     Anything in this Article XXV to the contrary notwithstanding, in the event
Lessor terminates this Lease or is entitled to possession of the Premises after
surrender thereof by Lessee by reason of default by Lessee, Lessor shall use
reasonable efforts under the circumstances to relet the space; provided,
however, Lessor may lease or refrain from leasing, as Lessor deems appropriate,
using the same standards as Lessor would normally use when leasing similar space
(assuming Lessor had all ownership and financial risk as to such similar space).

     Event of Bankruptcy. In addition to, and in no way limiting the other
remedies set forth herein, Lessor and Lessee agree that if Lessee ever becomes
the subject of a voluntary or involuntary bankruptcy, reorganization,
composition, or other similar type proceeding under the federal bankruptcy laws,
as now enacted or hereinafter amended, then:

     A.   "Adequate protection" of Lessor's interest in the Premises pursuant to
          the provisions of Section 361 and 363 (or their successor sections) of
          the Bankruptcy Code, 11 U.S.C. Section 101 et seq., (such Bankruptcy
          Code as amended from time to time being herein referred to as the
          "Bankruptcy Code"), prior to assumption and/or assignment of the Lease
          by Lessee shall include, but not be limited to all (or any part) of
          the following:

          1.   The continued payment by Lessee of the Base Rental and all other
               Rent due and owing hereunder and the performance of all other
               covenants and obligations hereunder by Lessee.

          2.   The hiring of security guards to protect the Premises if Lessee
               abandons and/or ceases operations; such obligation of Lessee only
               to be effective so long as Lessee remains in possession and
               control of the Premises to the exclusion of Lessor.

          3.   The furnishing of an additional/new security deposit by Lessee in
               the amount of three (3) times the then-current monthly Base
               Rental.

     B.   "Adequate assurance of future performance" by Lessee and/or any
          assignee of Lessee pursuant to Bankruptcy Code Section 365 will
          include (but not be limited to) payment of an additional/new Security
          Deposit in the amount of three (3) times the then-current Base Rental
          payable hereunder.

     C.   Any person or entity to which this Lease is assigned pursuant to the
          provisions of the Bankruptcy Code, shall be deemed without further act
          or deed to have assumed all of the obligations of Lessee arising under
          this lease on and after the effective date of such assignment. Any
          such assignee shall, upon demand

                                      -22-
<PAGE>

          by Lessor, execute and deliver to Lessor an instrument confirming such
          assumption of liability.

     D.   Notwithstanding anything in this Lease to the contrary, all amounts
          payable by Lessee to or on behalf of the Lessor under this Lease,
          whether or not expressly denominated as "Rent", shall constitute
          "rent" for the purpose of Section 502(b)(6) of the Bankruptcy Code.

     E.   If this Lease is assigned to any person or entity pursuant to the
          provisions of the Bankruptcy Code, any and all monies or other
          considerations payable or otherwise to be delivered to Lessor
          (including Base Rentals and other Rent hereunder), shall be and remain
          the exclusive property of Lessor and shall not constitute property of
          Lessee or of the bankruptcy estate of Lessee. Any and all monies or
          other considerations constituting Lessor's property under the
          preceding sentence not paid or delivered to Lessor shall be held in
          trust by Lessee or Lessee's bankruptcy estate for the benefit of
          Lessor and shall be promptly paid to or turned over to Lessor.

     F.   If Lessee assumes this Lease and proposes to assign the same pursuant
          to the provisions of the Bankruptcy Code to any person or entity who
          shall have made a bona fide offer to accept an assignment of this
          Lease on terms acceptable to the Lessee, then notice of such proposed
          offer/assignment, setting forth 1. the name and address of such person
          or entity, 2. all of the terms and conditions of such offer, and 3.
          the adequate assurance to be provided Lessor to assure such person's
          or entity's future performance under the Lease, shall be given to
          Lessor by Lessee no later than twenty (20) days after receipt by
          Lessee, but in any event no later than ten (10) days prior to the date
          that Lessee shall make application to a court of competent
          jurisdiction for authority and approval to enter into such assumption
          and assignment, and Lessor shall thereupon have the prior right and
          option, to be exercised by notice to Lessee given at any time prior to
          the effective date of such proposed assignment, 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
          persons or entity, less any brokerage commission which may be payable
          out of the consideration to be paid by such person for the assignment
          of this Lease.

     G.   To the extent permitted by law, Lessor and Lessee agree that this
          Lease is a contract under which applicable law excuses Lessor from
          accepting performance from (or rendering performance to) any person or
          entity other than Lessee within the meaning of Sections 365(c) and
          365(e)(2) of the Bankruptcy Code.

ARTICLE XXVI. SUBORDINATION: This Lease shall be subject and subordinate to any
mortgage, deed of trust or ground lease now or hereafter placed upon the
Premises, EastPark One, the Property, or any portion thereof by Lessor, its
successors or assigns, and to

                                      -23-
<PAGE>

amendments, replacements, renewals and extensions thereof. Lessee agrees at any
time hereafter, upon demand, to execute and deliver any instruments, releases,
or other documents that may be reasonably required for the purpose of subjecting
and subordinating this Lease, as above provided, to the lien of any such
mortgage, deed of trust or ground lease, provided that such instruments,
releases or other documents (including any attornment agreement) are
commercially reasonable, consistent with the terms of this Lease (financial and
otherwise) and do not seek to expand the obligations of Lessee under this Lease.
It is agreed, nevertheless, that as long as Lessee is not in default in the
payment of Base Rent, Additional Rent, and the payment of other charges to be
paid by Lessee under this Lease, and the performance of all covenants,
agreements and conditions to be performed by Lessee under this Lease, then
neither Lessee's right to quiet enjoyment under this Lease, nor the right of
Lessee to continue to occupy the Premises and to conduct its business thereon,
in accordance with the terms of this Lease as against any lessor, lessee,
mortgagee, trustee, or their successors or assigns shall be interfered with.

     The above subordination and non-disturbance shall be effective without the
necessity of the execution and delivery of any further instruments on the part
of Lessee or Lessor to effectuate such subordination and non-disturbance.
Notwithstanding anything hereinabove contained in this Article XXVI, in the
event the holder of any mortgage, deed of trust or ground lease shall at any
time elect to have this Lease constitute a prior and superior lien to its
mortgage, deed of trust or ground lease, then, and in such event, upon any such
holder or Lessor notifying Lessee to that effect in writing, this Lease shall be
deemed prior and superior in lien to such mortgage, deed of trust, ground lease,
whether this Lease is dated prior to or subsequent to the date of such mortgage,
deed of trust or ground lease and Lessee shall execute such attornment agreement
as may be reasonably requested by said holder.

ARTICLE XXVII.  MISCELLANEOUS:

     A.   Lessee agrees from time to time (in connection with any actual or
          proposed sale, lease, financing, or similar transaction in respect to
          EastPark One) upon not less than twenty-four (24) days prior written
          request by Lessor to deliver to Lessor a statement in writing
          certifying (i) this Lease is unmodified and in full force and effect
          (or if there have been modifications that the Lease as modified is in
          full force and effect and stating the modifications); (ii) the dates
          to which the rent and other charges have been paid; (iii) Lessor is
          not in default in any provision of this Lease or, if in default, the
          nature thereof specified in detail; (iv) the amount of monthly rental
          currently payable by Lessee; (v) the amount of any prepaid rent, and
          (vi) such other matters as may be reasonably requested by Lessor or
          any mortgagee or prospective purchaser of EastPark One.

     B.   All notices, demands and requests shall be in writing, and shall, in
          addition to the delivery methods specified below, be telecopied to the
          party addressed, and otherwise all such notices shall be effectively
          served in any of the following manners:

          (i)  If addressed to Lessee:

                                      -24-
<PAGE>

               By forwarding such notice, demand or request by certified or
               registered mail, postage prepaid, or by overnight courier
               service, addressed to Lessee at:

                    Don Megrath, Sr. Vice President
                    Integrated Information Systems
                    1480 South Hohkam Drive
                    Tempe, AZ 85281

               with a copy to Lessee at:

                    Integrated Information Systems
                    4600 American Parkway, Suite 200
                    Madison, WI 53718

               or at such other address or addresses as Lessee may hereafter
               designate by written notice to Lessee, in which case said notice
               shall be effective at the time of receipt such notice.

          (ii) If addressed to Lessor:

               By forwarding such notice, demand or request by certified or
               registered mail, postage prepaid, or by overnight courier
               service, addressed to Lessor at:

                    American Family Mutual Insurance Company
                    6000 American Parkway
                    Madison, Wisconsin  53783-0001
                    Attn:  Investment Division  Q21G

               or at such other address or addresses as Lessor may hereafter
               designate by written notice to Lessee, in which case said notice
               shall be effective at the time of receipt such notice.

     C.   All rights and remedies of Lessor under this Lease or that may be
          provided by law may be executed by Lessor in its own name,
          individually, or in the name of its agent, and all legal proceedings
          for the enforcement of any such rights or remedies, including those
          set forth in Article XXV, may be commenced and prosecuted to final
          judgment and execution by Lessor in its own name or in the name of its
          agent. Lessee shall give Lessor notice of any act of Lessor which
          Lessee deems to be a breach of this Lease within a reasonable time
          after discovery of such breach.

     D.   Lessor covenants and agrees that Lessee, upon paying the Base Rent,
          Additional Rent and other charges herein provided for and observing
          and keeping the covenants, agreements and conditions of this Lease on
          its part to

                                      -25-
<PAGE>

               be kept and performed, shall lawfully and quietly hold, occupy
               and enjoy the Premises during the term of this Lease, and Lessor
               shall defend such right.

     E.   The covenants and agreements herein contained shall bind and inure to
          the benefit of the Lessor, its successors and assigns, and Lessee and
          its permitted successors and assigns.

     F.   If any term or provision or this Lease shall to any extent be held
          invalid or unenforceable, the remaining terms and provisions of this
          Lease shall not be affected thereby, but each term and provision of
          this Lease shall be valid and enforced to the fullest extent permitted
          by law. This Lease shall be construed and enforced in accordance with
          the laws of the state in which the Premises are located.

     G.   Lessee covenants not to do or suffer any waste or damage or
          disfigurement or injury to the Premises or EastPark One.

     H.   The term "Lessor" as used in this Lease so far as covenants or
          obligations on the part of Lessor are concerned shall be limited to
          mean and include only the owner or owners of EastPark One at the time
          in question, and in the event of any transfer or transfers or
          conveyances the then grantor shall be automatically freed and released
          from and after the date of such transfer or conveyance of all personal
          liability as respects the performance of any covenant or obligation on
          the part of Lessor contained in this Lease thereafter accruing, it
          being intended hereby that the covenants and obligations contained in
          this Lease on the part of Lessor shall be binding on the Lessor, its
          successors and assigns, only during and in respect to their respective
          successive periods of ownership. However, any accrued right of the
          Lessee shall survive and be enforceable against the Lessor despite any
          transfer or conveyance.

          In the event of a sale or conveyance by Lessor of EastPark One, the
          same shall operate to release Lessor from any future liability upon
          any of the covenants or conditions herein contained and in such event
          Lessee agrees to look solely to the responsibility of the successor in
          interest of Lessor in and to this Lease. This Lease shall not be
          affected by any such sale or conveyance, and Lessee agrees to attorn
          to the purchaser or grantee, so long as Lessee's possession of the
          Premises is not disturbed.

     I.   The marginal or topical headings of the several Articles are for
          convenience only and do not define, limit or construe the contents of
          said Articles.

     J.   All preliminary negotiations are merged into and incorporated in this
          Lease.

     K.   This Lease can only be modified or amended by an agreement in writing
          signed by the parties hereto. No receipt of money by Lessor from
          Lessee or any other person after termination of this Lease or after
          the service of any

                                      -26-
<PAGE>

          notice or after the commencement of any suit, or after final judgment
          for possession of the Premises shall reinstate, continue or extend the
          term of this Lease or affect any such notice, demand or suit, or imply
          consent for any action for which Lessor's consent is required, unless
          specifically agreed to in writing by Lessor.

     L.   Lessee shall permit Lessor (or its designees) to erect, use, maintain,
          replace and repair pipes, cables, conduits, plumbing, vents, and
          telephone, electric and other wires or other items, in, to and through
          the premises, but only above the ceiling, behind wall surfaces and
          below floor surfaces, as and to the extent that Lessor may now or
          hereafter deem necessary or appropriate for the proper operation and
          maintenance of EastPark One, provided that such installations (after
          being made) shall not materially adversely affect the usefulness of
          the Premises to Lessee and that the installation shall not, while in
          process, materially adversely affect Lessor's operations. Lessor's
          rights herein shall be subject to the provisions of Article XVIII
          hereof.

     M.   The submission of this document for examination does not constitute an
          offer to lease, or a reservation of, or option for, the Premises. This
          document becomes effective and binding only upon the execution and
          delivery hereof by the proper officers of Lessor and by Lessee. Lessee
          confirms that Lessor and its agents have made no representations or
          promises with respect to the Premises or the making of or entry into
          this Lease except as in this Lease expressly set forth, and agrees
          that no claim or liability shall be asserted by Lessee against Lessor
          for, any Lessor shall not be liable by reason of, breach of any
          representations or promises not expressly stated in this Lease. This
          Lease, except for the Building Rules and Regulations, in respect to
          which Subparagraph (N) of this Article shall prevail, can be modified
          or altered only by agreement in writing between Lessor and Lessee, and
          no act or omission of any employee or agent of Lessor shall alter,
          change or modify any of the provisions hereof.

     N.   Lessee shall perform, observe and comply with the Building Rules and
          Regulations of EastPark One as set forth in Exhibit E hereto, with
          respect to the safety, care and cleanliness of the

                                      -27-
<PAGE>

          Premises and EastPark One, and the preservation of good order thereon,
          and, upon written notice thereof to Lessee, Lessee shall perform,
          observe, and comply with any reasonable changes (which without
          limitation shall not include changes which would significantly
          increase Lessee's costs), amendments or additions thereto as from time
          to time shall be established and deemed advisable by Lessor for
          tenants of EastPark One. Lessor shall not be liable to Lessee for any
          failure of any other tenant or tenants of EastPark One to comply with
          such Building Rules and Regulations.

     O.   All rights and occupancy of Lessee herein shall be subject to all
          governmental laws, ordinances and regulations, and Lessee shall comply
          with the same to the extent such laws, ordinances and regulations
          arise out of Lessee's use of the Premises.

     P.   All obligations of Lessee or Lessor hereunder not fully performed as
          of the expiration or earlier termination of the term of this Lease
          shall survive the expiration or earlier termination of the term
          hereof, including, without limitation, all payment obligations with
          respect to Operating Expenses and Real Estate Taxes and all
          obligations concerning the condition of the Premises.

     Q.   Furthermore, Lessee agrees to look solely to Lessor's interest in
          EastPark One for the recovery of any judgment from Lessor, it being
          agreed that Lessor, or if Lessor is a partnership, its partners
          whether general or limited, or if Lessor is a corporation, its
          directors, officers and shareholders, shall never be personally liable
          for any such judgment. Likewise, Lessor agrees as to the Lessee, if
          Lessee is a partnership, its partners whether general or limited, or
          if Lessee is a corporation, its directors, officers and shareholders
          shall never be personally liable for any such judgment against Lessee
          arising out of this Lease Agreement.

     R.   Lessee shall furnish to Lessor promptly upon demand, appropriate
          documentation reasonably requested by Lessor evidencing the
          authorization of Lessee to enter into this Lease.

     S.   This Lease shall not be deemed or construed to create or establish any
          relationship or partnership or joint venture or similar relationship
          or arrangement between Lessor and Lessee hereunder.

     T.   Lessee shall have a recurring right of first refusal for any vacant
          space on the second floor of said building. Upon availability of
          space, Lessor shall notify Lessee in writing. Lessee has five (5)
          business days to respond. The Lease Rate for this space shall be the
          same as the Lease Rate Lessee is paying at the time of expansion. The
          Leasehold Improvement allowance for this space shall be eleven dollars
          ($11.00) per square foot.

     U.   Lessor shall abate three (3) months Base Rental beginning on the
          Commencement Date designated in Article III above.

     V.   Lessee shall have an option to renew for three (3) one-year (1)
          renewal terms with six month prior written notice to Lessor. Renewal
          Rental shall be the Base Rental then in effect plus two percent (2%).
          Lessor shall provide $3.00 per square foot at the conclusion of the
          initial term for carpet, repair and minor modifications for the first
          renewal term.

     W.   Provided that, at the time of exercise of the Early Termination Option
          herein provided, this lease is in effect and no event of default under
          this lease then exists, and subject to and in accordance with the
          terms and provisions set forth

                                      -28-
<PAGE>

          below, Lessee shall have the option (the "Early Termination Option")
          to accelerate the expiration date of the lease term as defined in this
          lease to the last day of the first year of the lease term and each
          month thereafter, with one hundred eighty (180) days prior written
          notice and payment of an "Early Termination Fee" subject to the
          following:

               (a)  No part of the premises is sublet for a term extending
                    beyond the early Termination date;

               (b)  The Lease has not been assigned by Lessee to an unrelated
                    third Party; and

               (c)  If Lessee executes its Early Termination Option, Lessee
                    shall pay to the Lessor an early termination fee as
                    calculated on the attached Exhibit "F", Termination Fee
                    Calculation for each month of the lease after the first
                    year. The termination fee on Exhibit "F" is based on the
                    initial rentable area's unamortized balance of a total cost
                    of $179,515 for 7,082 square feet at the end of each month
                    following the end of the first year for the lease term and
                    is in consideration of the early termination date for the
                    Premises and not as a penalty. If additional space is leased
                    during the initial term, pursuant to this Lease by Lessee,
                    any Leasehold improvement cost, commissions, space planning
                    and concessions expenses for this expansion space shall be
                    included within the Total Cost shown on Exhibit "F" and
                    amortized, with interest, over the remaining term to
                    calculate the revised Termination Fee to include the
                    expansion space.

               (d)  If Lessee exercises its option, Lessee shall remain liable
                    for all Base Rent, Additional Rental and other sums due
                    under this Lease up to and including the early termination
                    date, even though billings for such may occur subsequent to
                    this date.

ARTICLE XXVIII. LESSOR'S PERSONAL PROPERTY TAXES: Lessee shall pay all personal
property taxes levied against all equipment and personal properties owned by
Lessee or placed by Lessee, its agents or employees on the Premises or in
EastPark One during the term hereof.

     Lessee shall pay, prior to delinquency, all personal property taxes
assessed or levied upon the trade fixtures, furnishings, equipment and all other
personal property of Lessee located in the Premises, and when possible, Lessee
shall cause such trade fixtures, furnishings, equipment and other personal
property to be assessed and billed separately from the property of Lessor. In
the event any or all of Lessee's trade fixtures, furnishings, equipment or other
personal property, or Lessee's occupancy of the Premises, shall be assessed and
taxed with the property of Lessor, Lessee shall pay to Lessor its share of such
taxes within thirty (30) days after delivery to Lessee by Lessor of a statement
in writing

                                      -29-
<PAGE>

setting forth the amount of such taxes applicable to Lessee's personal property.
Upon Lessor notice of assessment, Lessor shall provide Lessee with full access
to the appeal procedure provided Lessor.

ARTICLE XXIX.  STORAGE SPACE:  Intentionally Deleted.

ARTICLE XXX. LESSEE IDENTIFICATION: Lessee shall be provided a listing on the
building directory and the outside monument sign at Lessor's expense.

ARTICLE XXXI. PARKING RIGHTS OF LESSEE: Lessee shall have the right in common
with other tenants to have the use for its employees and invitees of the 287
parking spaces common parking facilities (exclusive of "handicapped" stalls
which shall be open for all those legally permitted to use same) at EastPark
One, such use to be in common with the other tenants in EastPark One. Lessor
reserves the right to designate areas of the appurtenant common parking
facilities where Lessee, its agents, employees and invitees shall park and may
exclude Lessee, its agents, employees and invitees from parking in other areas
as designated by Lessor; provided, however, Lessor shall not be liable to Lessee
for the failure of any tenant, its invitees, employees, agents and customers to
abide by Lessor's designations or restrictions. Lessor shall have the right to
designate and Lessee shall thereupon have the right to use that portion of the
287 common parking spaces as the exclusive parking spaces to be used by Lessee,
its agents, employees and invitees equal to a ratio of 4.0 spaces for every full
1,000 square feet of rentable office area in EastPark One. Such percentage is
hereinafter called "Lessee's Percentage". At any time that other tenants in the
building, their employees and invitees are consistently using more than the
number of stalls remaining after deduction from the total number of common
parking stalls of the number of stalls Lessor has the right to designate (which
as of the date hereof is 4.0/1,000 parking spaces) Lessor will, within a
reasonable time, establish a method of control of the parking facilities
reasonably acceptable to Lessee or reasonably designate parking spaces for
Lessee's exclusive use pursuant to the provisions hereof. Lessee, its agents,
employees and invitees shall not use more (in absolute numbers) of the common
parking facilities at EastPark One than Lessee could use if Lessor made the
designations permitted herein. Anything in this Lease to the contrary
notwithstanding, all costs and expenses of such special parking control, signs
in connection therewith, and costs of any enforcement shall be an Operating
Expense pursuant to the provisions of Article IV hereof. Lessee shall pay all
reasonable costs and expenses in connection with signs or traffic control
devices for Lessee's exclusively designated parking area, if approved in writing
by Lessee. Lessor warrants to Lessee that parking currently complies with all
zoning requirements and Lessor is not aware of any proposed zoning changes which
would affect parking.

                                      -30-
<PAGE>

ARTICLE XXXII. ATTORNEY FEES: If either party shall bring suit against the other
to enforce the terms of this Lease, the losing party shall pay to the prevailing
party the prevailing party's reasonable costs and expenses, including reasonable
attorney's fees.

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

LESSEE:                                           LESSOR:

INTEGRATED INFORMATION                            AMERICAN FAMILY MUTUAL
SYSTEMS                                           INSURANCE COMPANY, a Wisconsin
                                                  insurance corporation

By: /s/ Jim Garvey                                By: /s/ Thomas S. King
    Jim Garvey                                        Thomas S. King
Its: Chief Executive Officer                      Its: Vice President

                                      -31-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00050-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00050-of-00352.parquet"}]]