Document:

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                                                                   EXHIBIT 10.21

This Indenture, dated May 22, 2001.

         WITNESSETH: That Research Boulevard Partnership, (the Landlord), hereby
leases unto R. E. Stafford, Inc, d.b.a. Colo Solutions having its principal
place of business at P0 Box 411570, Melbourne, Florida 32941-1570__ (the Tenant)
and the Tenant accepts from Landlord the leased premises (125 N. MARKET, Suite
210, WICHITA KANSAS 67202) containing approximately 1,224 rentable square feet
as defined by BOMA standards outlined on the floorplan(s) attached hereto as
Exhibit A, (the Premises), in the building known as The KSB Building located at
123-125 North Market, Wichita Kansas, 67201 (the Building) (said Building,
together with the land on which it is located and all other improvements thereon
being called the Property), for the term, the rent, and subject to the
conditions and covenants hereinafter provided.

         The term of this lease shall commence on June 8, 2001, and shall end on
June 7, 2005 or 48 months from the date possession is tendered to Tenant, unless
sooner terminated as provided herein, to be occupied and used by the Tenant for
general offices and for no other purposes whatsoever. No easement for light or
air is included in the Premises.

In consideration thereof, the parties covenant and agree as follows:

1.  RENT

         (a) Tenant shall pay to the Landlord as Base Rent, in legal tender at
the Landlord's Agent's office of KEY MANAGEMENT COMPANY, 125 N. MARKET, SUITE
1510, WICHITA, KANSAS 67202, or as directed from time to time by Landlord's
notice the annual sum of SEVENTEEN THOUSAND ONE HUNDRED THIRTY SIX DOLLARS AND
NO/100 ($17,136.00), payable in equal monthly payments of ONE THOUSAND FOUR
HUNDRED TWENTY EIGHT DOLLARS AND NO/100 ($1,428.00) in advance promptly on the
first day of every calendar month of the term, except for the first month's rent
which is due and payable on execution, and prorata, in advance, for any partial
month, without demand, the same being hereby waived and without any set-off or
deduction whatsoever. Interest at the per annum rate of 10% will be charged
retroactive to the first day of the month for rents not paid by the tenth (10th)
of the calendar month. No payment by Tenant or receipt by Landlord of a lesser
amount than the monthly installments of Rent (herein defined) herein stipulated
shall be deemed to be other than on account of the earliest stipulated Rent nor
shall any endorsement or statement on any check or any letter accompanying any
check or payment as Rent be deemed an accord and satisfaction, and Landlord may
accept such check for payment without prejudice to Landlord's right to recover
the balance of such Rent or to pursue any other rent provided in this lease.

         (b) The annual Base Rent payable pursuant to Paragraph (a) shall be
increased by Taxes and Operating Expenses in excess of the Fixed Amount as
defined in Paragraph 1(c). The Base Rent, as so increased, together with any and
all other charges due Landlord from Tenant pursuant to the terms of this Lease,
is hereinafter called the "Rent". Certain terms are defined as follows:

         Tenant's Share: The amount of Tenant's prorata share of the increase in
Taxes and Operating Expenses in excess of the fixed amount during each calendar
year. Tenant's prorata share of such increase is agreed to be .39% (rentable
area leased/total building rentable area).

         Taxes: (i) All real estate taxes, including State equalization factor
if any, payable (adjusted after protest or litigation, if any) for any part of
the term of this Lease, exclusive of penalties or discounts, on the Property,
(ii) any taxes which shall be levied in lieu of any such taxes on the gross
rentals of the Property, (iii) any special assessments against the Property
which shall be required to be paid during the calendar year in respect to which
taxes are being determined (including Benefit District Assessments) and (iv) the
expense (including attorney fees) of contesting the amount or validity of any
such taxes, charges or assessments, such expense to be applicable to the period
of the item contested. Landlord shall have no obligation to contest, object or
litigate the levying or imposition of any Taxes and may settle, compromise,
consent to, waive or otherwise determine in its discretion any Taxes without
consent or approval of Tenant.

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         Operating Expenses: Those expenses incurred or paid on behalf of the
Landlord in respect to the operation, maintenance, repair and management of the
Property which, include, but are not limited to property insurance premiums,
replacement and or repair of HVAC equipment, electrical repairs and supplies,
plumbing repairs and supplies, building equipment maintenance and repairs,
landscaping maintenance, maintenance and repairs to walks and parking areas
(including sealcoating and asphalt overlay), electricity, gas, sewer, water, and
any other utilities furnished to the Premises and the common areas, five (5)
days per week janitorial service for the Premises and common areas, janitorial
supplies, management services, roof repairs, elevator maintenance, interior
common area and exterior painting, trash removal, maintenance and replacement of
floor coverings in common areas, pest control, lamp replacement in the common
areas and the Premises, window washing, and any other property maintenance and
operation expenses which may be required from time to time in maintaining the
Property in a prudent manner, and the cost, as reasonably amortized by the
Landlord, with interest at the rate of 10% per annum on the unamortized amount,
of any capital improvement made after completion of initial construction of the
Building which reduces other Operating Expenses, but in an amount not to exceed
such reduction for the relevant year. If Landlord makes any capital improvement
during the term of this lease in order to comply with safety or any other
requirements of any federal, state or local law or government regulation, then
the Tenant's Share of the reasonable annual amortization of the cost of such
improvement, with interest at the highest rate permitted by applicable law,
shall be deemed an Operating Expense in each of the calendar years during which
such amortization occurs, and the Tenant shall be responsible for Tenant's Share
of any such charges. Operating Expenses shall not include franchise or income
taxes imposed on the Landlord, except to the extent hereinbefore provided, nor
the cost to the Landlord of any work or service performed in any instance for
any tenant (including the Tenant) at the cost of such tenant.

         (c) In order to provide for current payments on account of increases in
the Taxes and Operating Expenses in excess of 2001 base year Taxes and Operating
Expenses (said sum being defined as the "Fixed Amount") the Tenant agrees at
Landlord's request, to pay, as additional rent, Tenant's Share due for each
calendar year after the base year, as estimated by Landlord from time to time,
in twelve (12) monthly installments, during the calendar year, each in an amount
equal to 1/12th of Tenant's Share so estimated by Landlord. The monthly
estimated payments shall commence and any adjustment amount for the estimated
payments in the current calendar year shall be due or credited, if applicable,
on the first day of the month following the month in which Landlord notifies
Tenant of the amount of such estimated Tenant's Share. If, as finally
determined, Tenant's Share shall be greater than or be less than the aggregate
of all installments so paid on account to the Landlord for such calendar year,
then Tenant shall pay to Landlord the amount of such underpayment, or the
Landlord shall credit Tenant for the amount of such overpayment to Tenant's
future payments of Taxes and Operating Expenses, as the case may be. It is the
intention hereunder to estimate the amount of Taxes and Operating Expenses for
each calendar year and then to adjust such estimate in the following year based
on actual Taxes and Operating Expenses incurred and/or paid by Landlord. The
obligation of the Tenant with respect to the payment of Rent shall survive the
termination of this Lease. Any payment, refund, or credit made pursuant to this
paragraph (c) shall be made without prejudice to any right of the Tenant to
dispute, or of the Landlord to correct, any item(s) as billed pursuant to the
provisions hereof.

         (d) Upon receipt of the Landlord's statement, Tenant does hereby
covenant and agree promptly to pay the increases in Rent pursuant to Paragraph
(c) of this Section as and when the same shall become due and payable, without
further demand therefor, and without any set-off or deduction whatsoever.
Failure to give such statement shall not constitute a waiver by Landlord of its
right to require an increase in Rent nor shall such failure deprive Tenant of a
decrease in Rent, as the case may be.

         (e) Within thirty (30) days after receipt of such statement, Tenant or
its authorized employee shall have the right to inspect the books of Landlord
during the business hours of Landlord at Landlord's office in the Building or,
at Landlord's option, at such other location that Landlord may specific, for the
purpose of verifying information in such statement. Unless Tenant asserts
specific error(s) within thirty (30) days after delivery of such statement, the
statement shall be deemed to be correct.

         (f) No decrease in Taxes and/or Operating Expenses shall reduce
Tenant's Rent below the annual Base Rent set forth in Paragraph (a) of this
Section.

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         (g) All costs and expenses which Tenant assumes or agrees to pay to
Landlord pursuant to this lease shall be deemed additional rent and, in the
event of non-payment thereof, Landlord shall have all the rights and remedies
herein provided for in case of non-payment of Rent.

2.  SERVICES

         The Landlord shall provide, at Landlord's expense, except as otherwise
provided, the following services:

         (a) Air conditioning and heat for normal general office purposes only,
to provide in Landlord's judgment comfortable occupancy Monday through Friday
from 7:00 a.m. to 7:00 p.m., and Saturday from 8:00 a.m. to 1:00 p.m., Sundays
and holidays excepted. Tenant agrees not to use any apparatus or device, in or
upon or about the Premises which in any way may increase the amount of such
services usually furnished or supplied to said Premises, and Tenant further
agrees not to connect any apparatus or device with the conduits or pipes, or
other means by which such services are supplied, for the purpose of using
additional or unusual amounts of such services, without written consent of
Landlord. Should Tenant use such services under this provision to excess or
requests the use of these services at other than operating hours listed above,
Landlord reserves the right to charge for such services. The charge shall be
payable as additional rent. Should Tenant refuse to make payment upon demand of
Landlord of such charges, such refusal shall constitute a breach of the
obligation to pay rent under this lease and shall entitle Landlord to the rights
hereinafter granted for such breach. Tenant will install a separate electric
sub-meter for the demised space which shall cover all consumption of electricity
on the demised premises. Tenant will pay for electricity usage based on the
monthly sub-meter readings at the then current rates as invoiced. Tenant is
hereby authorized to augment existing electrical, air conditioning and fire
suppression systems as set forth in paragraph 11.(o). All future changes must be
presented to Landlord in writing prior to any changes made.

         (b) Electric power for lighting and operation of office machines, air
conditioning and heating as may be required for comfortable occupancy of the
Premises between Monday and Friday from 7:00 am. to 7:00 p.m. and Saturdays from
8:00 a.m. to 1:00 p.m., Sundays and holidays excepted. Electric power furnished
by the Landlord is intended to be that consumed in normal office use for
lighting, heating, ventilating, air conditioning and small office machines.
Landlord shall read the tenants sub-meter monthly, and invoice the tenant for
the electricity used at the then prevailing electric utility rates. If the
Tenant refuses to pay upon demand of Landlord such charges, such refusal shall
constitute a breach of the obligation to pay Rent under this lease and shall
entitle Landlord to the rights hereinafter granted for each breach.

         (c) Water for drinking, lavatory and toilet purposes from the regular
Building supply (at the prevailing temperature) through fixtures installed by
Landlord, (or by Tenant with Landlord's written consent).

         (d) Public restroom supplies, public area lamp replacement, window
washing with reasonable frequency, and janitor services to the Premises during
the times and in the manner that such janitor services are customarily furnished
(not more than 5 times per week) in general office buildings in the area.

         (e) A total of 0 parking stalls will be provided subject to
availability, in the parking garage adjacent to the Building on an assigned
basis at market price.

         (f) Landlord agrees to maintain the exterior and interior of the
Premises to include lawn and shrub care, if applicable, snow removal,
maintenance of the structure, roof, mechanical and electrical equipment,
interior finishes, and so on, excluding only those items specifically excepted
elsewhere in this lease and special interior improvements unique to Tenants
Premises.

         (g) Landlord may close the Building at 7:00 p.m. Monday through Friday,
1:00 p.m. on Saturday and all day Sunday and holidays, or at such other hours as
Landlord may from time to time reasonably determine; after which hour admittance
may be gained only under such regulations as may from time to time be prescribed
by Landlord. Notwithstanding the above, tenant and its customers shall have
access to their space 24x7x365.

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         (h) All building standard lamp replacement within the Tenant's demised
areas shall be replaced by the Landlord.

         Should Tenant require any additional work or service, including but not
limited to the work or service described above, including service furnished
outside the stipulated hours, Landlord may, on terms to be agreed, upon
reasonable advance notice by Tenant, furnish such additional service and Tenant
agrees to pay the Landlord such charges as may be agreed on, but in no event at
a charge less than Landlord's actual cost plus overhead for the work or services
provided, it being agreed that the cost to the Landlord of such additional
services shall be excluded from Operating Expense.

         It is understood that Landlord does not warrant that any of the
services referred to above, or any other services which Landlord may supply,
will be free from interruption. Tenant acknowledges that any one or more such
services may be suspended by reason of accident or of repairs, alterations or
improvements to be made, or by strikes or lockouts, or by reason of operation of
law, or causes beyond the reasonable control of Landlord. Any such interruption
or discontinuance of service shall never be deemed an eviction or disturbance of
Tenant's use and possession of the Premises, or any part thereof, or render
Landlord liable to Tenant for damages by abatement of rent or otherwise, or
relieve Tenant from performance of Tenant's obligations under this lease.

3. QUIET ENJOYMENT

         So long as the Tenant shall observe and perform the covenants and
agreements binding on it hereunder, the Tenant shall at all times during the
term herein granted peacefully and quietly have and enjoy possession of the
Premises without any encumbrances or hindrance by, from or through the Landlord.

4. CERTAIN RIGHTS RESERVED TO THE LANDLORD

         The Landlord reserves the following rights:

         (a) To name the Building and to change the name or street address of
the Building.

         (b) To install and maintain a sign or signs on the exterior or interior
of the Building.

         (c) To designate all sources furnishing sign painting and lettering,
drinking water, towels, toilet supplies, shoe shining, vending machines, mobile
vending service, catering, and like services used on the Premises or in the
Building.

         (d) During the last ninety (90) days of the term, if during or prior to
that time the Tenant vacates the Premises, to decorate, remodel, repair, alter
or otherwise prepare the Premises for reoccupancy, without affecting Tenant's
obligation to pay rental for the Premises.

         (e) To have pass keys to the Premises and the right of entry by
Landlord, Landlord's mortgagees, its agents or designees.

         (f) On reasonable prior notice to the Tenant, to exhibit the Premises
to prospective tenants during the last twelve (12) months of the term, and to
any prospective purchaser, mortgagee, or assignee of any mortgage on the
Property and to others having a legitimate interest at any time during the term.

         (g) At any time in the event of an emergency, and otherwise at
reasonable times, to take any and all measures, including inspections, repairs,
alterations, additions and improvements to the Premises or to the Building, as
may be necessary or desirable for the safety, protection or preservation of the
Premises or the Building or the Landlord's interests, or as may be necessary or
desirable in the operation or improvement of the Building or in order to comply
with all laws, orders and requirements of governmental or other authority.

         (h) To install vending machines of all kinds in the Premises, and to
provide mobile vending service therefor, and to receive all of the revenue
derived therefrom, provided, however, that no vending machines shall be
installed in the Premises without Tenant's prior written consent.

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5. ESTOPPEL CERTIFICATE BY TENANT

         Upon request, but no more than twice per calendar year, Tenant shall
deliver to Landlord, within ten (10) days after receipt of said request, a duly
executed estoppel certificate as may be required by Landlord attesting to such
facts regarding this lease as Landlord may reasonably require, including without
limitation, that (i) this lease is in full force and effect, binding and
enforceable in accordance with its terms and unmodified; (ii) no default exists
on the part of Landlord or Tenant under this Lease; (iii) there are no events
which, with the passage of time or the giving of notice or both, would create a
default under this Lease; (iv) no rent in excess of one month's rent has been
collected in advance under this Lease; (v) Tenant has received no notice of any
other sale, assignment, transfer, mortgage or pledge of this Lease or the rents
due hereunder; (vi) Tenant has no defense, setoff or counterclaim against
Landlord; (vii) this lease has not been modified, supplemented or amended;
(viii) that Tenant is in possession of the Premises; (ix) the amount of Rent and
the dates through which Rent has been paid; and (x) the amount of any Security
Deposit held by Landlord. Failure to deliver the certificate within ten (10)
days after request by Landlord shall be conclusive upon Tenant for the benefit
of Landlord and any successor to Landlord that this Lease is in full force and
effect and has not been modified, supplemented, or amended, except as may be
represented by the party requesting the certificate. If Tenant fails to deliver
the certificate within ten (10) days after requested by Landlord, then by such
failure Tenant shall irrevocably constitute and appoint Landlord as its
attorney-in-fact to execute and deliver the certificate to any third party.

6. WAIVER OF CERTAIN CLAIMS

         The Tenant, to the extent permitted by law, waives all claims it may
have against the Landlord, and against the Landlord's agents and employees for
any and all damages sustained by the Tenant or by any occupant of the Premises,
or by any other person, resulting from any part of the Property or any equipment
or appurtenances becoming out of repair, or resulting from any accident in or
about the Property or resulting directly or indirectly from any act or neglect
of any tenant or occupant of any part of the Property or of any other person,
unless such damage is a result of the gross negligence or willful misconduct of
Landlord, or Landlord's agents or employees. If any damage results from any act
or neglect of the Tenant, the Landlord may, at the Landlord's option, repair
such damage and the Tenant shall thereupon pay to the Landlord the total cost of
such repair. All personal property belonging to the Tenant or any occupant of
the Premises that is in or on any part of the Property shall be there at the
risk of the Tenant or of such other person only, and the Landlord, its agents,
and employees shall not be liable for any damage thereto or for the theft or
misappropriation thereof. The Tenant agrees to defend, hold the Landlord
harmless and indemnified against any and all claims, liability, losses, damages,
causes of action, expenses, costs suffered or claimed by any person occurring in
or about the Property, due to any conduct, act of negligence or default under
this lease by the Tenant, its contractors, agents or employees.

         To the extent that the Tenant carries hazard insurance on any of its
property in the Premises and to the extent that the Landlord carries hazard
insurance on the Property, each policy of insurance shall contain, if obtainable
from the insurer selected by the Tenant or the Landlord, as the case may be,
without additional expense, a provision waiving subrogation against the other
party to this lease. Each of the parties hereto hereby releases the other with
respect to any liability which the other may have for any damage by fire or
other casualty with respect to which the party against whom such release is
claimed shall be insured under a policy of policies of insurance containing such
provision waiving subrogation.

7. INSURANCE

         Tenant shall, at its expense, obtain and maintain during the term and
any extended term of this Lease, comprehensive general liability insurance,
contractual liability insurance and property damage insurance under policies
issued by insurers of recognized responsibility, with limits of not less that
$1,000,000 for personal injury, bodily injury, death, or for damage or injury to
or destruction of property (including the loss of use thereof) for any one
occurrence. Tenant's

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policies shall name Landlord, its agents, servants and employees as additional
insureds. At the option of the Landlord, the originals of all policies of
insurance shall be held by Landlord. Landlord shall be notified by Tenant or
Tenant's insurance carrier at least thirty (30) days in advance of cancellation
of liability coverage.

8.  HOLDING OVER

         If the Tenant retains possession of the Premises or any part thereof
after the termination of the term, the Tenant shall pay the Landlord Rent at
double the monthly rate specified in Section I for the time the Tenant thus
remains in possession and, in addition thereto, shall pay the Landlord for all
damages, consequential as well as direct, sustained by reason of the Tenant's
retention of possession. The provisions of this Section do not exclude the
Landlord's rights of re-entry or any other right hereunder.

9. ASSIGNMENT AND SUBLETTING

         It is understood that the nature of the Tenant's business is colocation
services. The Tenant is allowed to locate their customers within the demised
space.

         Tenant shall not, without Landlord's prior written consent, which
consent may be withheld in the sole and absolute discretion of Landlord, (a)
convey, mortgage, pledge, or encumber (whether voluntarily or otherwise) this
lease or any interest under it; (b) allow any transfer or lien upon the Tenant's
interest by operation of law; (c) or sublet the Premises or any part thereof.

         Tenant agrees to pay to Landlord, on demand, reasonable costs incurred
by Landlord in connection with any request by Tenant for Landlord to consent to
any assignment or subletting by Tenant.

         If this lease be assigned or if the Premises or any part thereof be
sublet or occupied by anybody other than Tenant, Landlord may, after default by
Tenant, collect rent from the assignee, subtenant or occupant, and apply the net
amount collected to the Rent herein reserved, but no such assignment,
subletting, occupancy or collection shall be deemed a waiver of any Tenant's
covenants contained in this lease or the acceptance of the assignee, subtenant
or occupant as Tenant, or a release of Tenant from further performance by Tenant
of covenants on the part of Tenant herein contained.

         Notwithstanding anything contained herein to the contrary, in the event
that at any time during the term of this lease Tenant desires to sublet all or
part of the Premises, Tenant shall notify the Landlord in writing (hereinafter
referred to as "Sublet Notice") of the terms of the proposed subletting and the
area so proposed to be sublet and shall give the Landlord the option to sublet
from Tenant such space (hereinafter referred to as "sublet space") at the same
rent and additional rent as Tenant is required to pay to Landlord under this
lease for the same space or, at Landlord's option, to terminate the lease with
respect to the sublet space. If the sublet space does not constitute the entire
Premises and Landlord exercises its option to terminate this lease with respect
to the sublet space, then as to that portion of the Premises which is not part
of the sublet space, this lease shall remain in full force and effect except
that the Rent shall be reduced by a fraction, the numerator of which shall be
the usable square feet of the sublet space and the denominator of which shall be
the usable square feet of the Premises. The option to sublet, or to terminate
the lease, shall be exercisable by Landlord in writing for a period of
forty-five (45) days after receipt of the Sublet Notice.

         In the event Landlord exercises its option to sublease the sublet
space, the term of the subletting from the Tenant to the Landlord for the sublet
space shall be the term set forth in the Sublet Notice and shall be on such
other terms and conditions as are contained in this lease to the extent
applicable.

         In the event Landlord does not exercise either of its options specified
above and Tenant completes a sublease with a third party, the subtenant shall be
subject to and comply with the requirements of this Section.

         Tenant agrees to reimburse Landlord for Landlord's reasonable
attorneys' and administrative fees incurred in conjunction with the processing
of any documentation for each

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proposed transfer, whether or not the transfer is consummated, which in any
event shall not be less than Five Hundred Dollars ($500.00) per transfer.
Landlord's consent or approval to any transfer shall not be construed as a
waiver of the requirement that Landlord's consent or approval be obtained to all
subsequent transfers.

         Notwithstanding anything contained herein to the contrary, Tenant may
assign this lease in the event that they are acquired by, or merge with another
company, so long as the acquiring entity is at least as financially viable as
the tenant. Tenant shall notify Landlord in advance of an assignment and execute
such assignment documents as may be necessary.

10. CONDITION OF PREMISES

         Tenant's taking possession of the Premises shall be conclusive evidence
as against the Tenant that the Premises were in good order and satisfactory
condition when the Tenant took possession, except as to latent defects. No
promise of the Landlord to alter, remodel, repair or improve the Premises or the
Building and no representation respecting the condition of the Premises or the
Building have been made by Landlord to Tenant, other than as may be contained
herein or in a separate Work Letter Agreement signed by Landlord and Tenant. At
the termination of this lease, the Tenant shall return the Premises broom-clean
and in as good condition as when the Tenant took possession, ordinary wear and
loss by fire or other casualty excepted, failing which the Landlord may restore
the Premises to such condition and the Tenant shall pay the cost thereof on
demand.

11. USE OF PREMISES

         The Tenant agrees to comply with the following rules and regulations
and with such reasonable modifications thereof and additions thereto as the
Landlord may hereafter from time to time make for the Building. The Landlord
shall not be responsible for the non-observance by any other tenant of any said
rules and regulations:

         (a) The Tenant shall not exhibit, sell or offer for sale on the
Premises or in the Building any article or thing except those articles and
things essentially connected with the stated use of the Premises by the Tenant
without the advance consent of the Landlord.

         (b) The Tenant will not make or permit to be made any use of the
Premises or any part thereof which would violate any of the covenants,
agreements, terms, provisions and conditions of this lease or which directly or
indirectly is forbidden by public law, ordinance or governmental regulation or
which may be dangerous to life, limb, or property, or which may invalidate or
increase the premium cost of any policy of insurance carried on the Building or
covering its operation, or which will suffer or permit the Premises or any part
thereof to be used in any manner or anything to be brought into or kept therein
which, in the judgment of Landlord, shall in any way impair or tend to impair
the character, reputation or appearance of the Property as a high quality office
building, or which will impair or interfere with any of the services performed
by Landlord for the Property.

         (c) The Tenant shall not display, inscribe, print, paint, maintain or
affix on any place in or about the Building any sign, notice, legend, direction,
figure or advertisement, except on the doors of the Premises and on the
Directory Board, and then only such name(s) and matter, and in such color, size,
style, place and materials, as shall first have been approved by the Landlord.

         (d) The Tenant shall not advertise the business, profession or
activities of the Tenant conducted in the Building in any manner which violates
the letter or spirit of any code of ethics adopted by any recognized association
or organization pertaining to such business, profession or activities, and shall
not use the name of the Building for any purposes other than that of the
business address of the Tenant, and shall never use any picture or likeness of
the Building in any circulars, notices, advertisements or correspondence without
the Landlord's consent.

         (e) Tenant has permission to install card/keycode access/security
system at Tenants expense. Landlord will be provided with card/code/security
code to be used in emergency situation only. No additional locks or similar
devices shall be attached to any door or window without Landlord's prior written
consent. No keys for any door other than those provided by the Landlord shall be
made. If more than two keys for one lock are desired, the Landlord will provide

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the same upon payment by the Tenant. All keys must be returned to the Landlord
at the expiration or termination of this lease.

         (f) The Tenant shall not make any alterations, improvements or
additions to the Premises other than those set forth in paragraph 11.(o)
including, but not limited to, wall coverings, floor coverings and special
lighting installations, without the Landlord's advance written consent in each
and every instance. In the event Tenant desires to make any future alterations,
improvements or additions, Tenant shall first submit to Landlord plans and
specifications therefor and obtain Landlord's written approval thereof prior to
commencing any such work.

         (g) All persons entering or leaving the Building after hours on Monday
through Friday or at any time on Saturdays, Sundays or holidays, may be required
to do so under such regulations as the Landlord may impose. The Landlord may
exclude or expel any peddler.

         (h) The Tenant shall not overload any floor. The Landlord may direct
the time and manner of delivery, routing and removal, and the location of safes
and other heavy articles.

         (i) Unless the Landlord gives advance written consent, the Tenant shall
not install or operate any steam or internal combustion engine, boiler,
machinery, refrigerating or heating device in or about the Premises, or carry on
any mechanical business therein, or use the Premises for housing accommodations
or lodging or sleeping purposes, or do any cooking therein, or use any
illumination other than electric light, or use or permit to be brought into the
Building any flammable fluids such as gasoline, kerosene, naphtha, and benzine,
or any explosives, radioactive materials or other articles deemed extra
hazardous to life, limb or property except in a manner which would not violate
any laws, rules, regulations and ordinances existing or hereinafter enacted by
any governmental authority having jurisdiction over the Building, the Premises,
Landlord or Tenant, applicable to Tenant and Tenant's use of the Building and
Premises. The Tenant shall not use the Premises for any illegal or immoral
purpose.

         (j) The Tenant shall cooperate fully with the Landlord to assure the
effective operation of the Building's air conditioning system, including the
closing of venetian blinds and drapes, and if windows are operable to keep them
closed when the air conditioning system is in use.

         (k) The Tenant shall not contract for any work or service which might
involve the employment of labor incompatible with the Building employees or
employees of contractors doing work or performing services by or on behalf of
the Landlord.

         (l) The sidewalks, halls, passages, exits, entrances, elevators and
stairways shall not be obstructed by the Tenant or used for any purpose other
than for ingress to and egress from its Premises. Landlord shall retain the
right to control and prevent access thereto by all persons whose presence, in
the judgment of the Landlord, shall be prejudicial to the safety, character,
reputation and interests of the Building and its tenants, provided that nothing
herein contained shall be construed to prevent such access to the persons with
whom the Tenant normally deals in the ordinary course of Tenant's business
unless such persons are engaged in illegal activities. No tenant and no
employees or invitees of any tenant shall go upon the roof or in the mechanical
rooms of the Building without the Landlords permission.

         (m) Tenant shall not use, keep or permit to be used or kept any foul or
noxious gas or substance in the Premises, or permit or suffer the Premises to be
occupied or used in a manner offensive or objectionable to the Landlord or other
occupants of the building by reason of noise, odors and/or vibrations, or
interfere in any way with other tenants or those having business therein, nor
shall any animals or birds be brought in or kept in or about the Premises or the
Building.

         (n) Tenant shall see that the doors, and windows, if operable, of the
Premises are closed and securely locked before leaving the Building and must
observe strict care and caution that all water faucets or water apparatus are
entirely shut off before Tenant or Tenant's employees leave the Building, and
that all electricity shall likewise be carefully shut off so as to prevent waste
or damage, and for any default or carelessness Tenant shall make good all
injuries or losses sustained by other tenants or occupants of the Building or
Landlord.

         (o) It is understood that the Tenant will use the premises for the
colocation and operation of customers telecommunications and internet related
equipment. Tenant is hereby authorized to

<PAGE>

add supplemental air conditioning equipment/systems, additional electrical
switchgear/systems consisting of a 400 amp 277/480 volt electrical feed from the
building main electrical service into the Tenants suite, double detection
pre-action fire suppression system fed from the existing building system,
standby generator and Automatic Transfer Switch in mutually agreed upon
location, DC power plant equipment/system and batteries along with racks,
cabinets, cages, and cabling, all as necessary for the operation of their
business. All work shall be done at Tenants expense and performed by only
licensed contractors under such permits required for the work. All work proposed
by Tenant shall first be determined to not reduce the capacity of the base
building electrical and fire suppression systems to an extent that would prevent
the Landlord from providing service to any portion of the building. Any
modification or upgrade necessary to the base building systems as a result of
Tenant's proposed work shall be a Tenant's sole cost. In all cases, Tenant shall
retain all ownership rights to the above equipment/systems. Tenant shall, at its
option, either leave all equipment in place at the end of the lease or remove it
and restore the premises at Tenant's expense.

         In addition to all other liabilities for breach of any covenant of this
Section, the Tenant shall pay to the Landlord an amount equal to any increase in
insurance premiums payable by the Landlord or any other tenant in the Building,
caused by such breach.

12. REPAIRS

         Tenant shall give to Landlord prompt written notice of any damage to,
or defective condition in any part or appurtenance of the Building's plumbing,
electrical, heating, air conditioning or other systems serving, located in, or
passing through the Premises. Subject to the provisions of Section 13, the
Tenant shall, at the Tenant's own expense, keep the Premises in good order,
condition and repair during the term of this lease, except that the Landlord, at
the Landlord's expense (unless damage thereto is caused by the fault or
negligence of the Tenant, its contractors, agents, employees in which case, the
same shall be maintained or repaired by Tenant, at Tenant's expense and if
Tenant fails to make such repairs promptly, Landlord, at its option, may make
such repairs and Tenant shall pay Landlord on demand Landlord's actual costs of
making such repairs plus a fee of ten percent (10%) to cover Landlord's
overhead) shall keep in repair the elevators, heating and air conditioning
equipment, outside walls, including windows, roof, electrical lines, standard
building lighting and light bulbs, switches, receptacles, plumbing fixtures,
blinds, door hardware and ceilings located in or for the Building and Premises;
provided, however that Tenant shall be responsible for the maintenance and
repair of all improvements and equipment installed by Tenant including those
items set forth m paragraph 11.(o). Landlord's cost of maintenance and repair is
subject to the provisions of Section 1. The Tenant at the Tenant's expense,
shall comply with all laws and ordinances, and all rules and regulations of all
governmental authorities and of all insurance bodies at any time in force,
applicable to the Premises or to the Tenant's use thereof, except that the
Tenant shall not hereby be under any obligation to comply with any law,
ordinance, rule or regulation requiring any structural alteration of or in
connection with the Premises, unless such alteration is required by reason of a
condition which has been created by, or at the instance of, the Tenant, or is
required by reason or a breach of any of the Tenant's covenants and agreements
hereunder. Landlord shall not be liable to Tenant for any damage or
inconvenience and Tenant shall not be entitled to any abatement or reduction of
Rent by reason of any repairs, alterations or additions made by Landlord.

13. UNTENANTABILITY

         If the Premises are made untenantable in whole or in part by fire or
other casualty the Rent, until repairs shall be made or the lease terminated as
hereinafter provided, shall be apportioned on a per diem basis according to the
part of the Premises which is usable by the Tenant, if, but only if, such fire
or other casualty be not caused by the fault or negligence of the Tenant, its
contractors, agents, or employees. If such damage shall be so extensive that the
Premises cannot be restored to the same or better quality condition than the
condition prior to the fire or other casualty by the Landlord within a period of
three (3) months, either party shall have the right to cancel this lease by
notice to the other given at any time within thirty (30) days after the date of
such damage; except that if such fire or casualty resulted from the Tenant's
fault or negligence the Tenant shall have no right to cancel. If a portion of
the Building other than the Premises shall be so damaged that in the opinion of
the Landlord the Building should be restored in such a way as to alter the
Building or Premises materially, the Landlord may cancel this lease by notice to
the Tenant given at any time within thirty (30) days after the date of such
damage. In

<PAGE>

the event of giving effective notice pursuant to this Section, this Lease and
the term and the estate hereby granted shall expire on the date fifteen (15)
days after the giving of such notice as fully and completely as if such date
were the date hereinbefore set for the expiration of the term of this lease. If
this lease is not terminated, the Landlord will promptly repair the damage at
the Landlord's expense. Landlord shall not be obligated to repair, restore or
replace any fixture improvement, alteration, furniture, personal property,
decorations or other property owned installed or made by Tenant, all of which
shall be repaired restored or replaced by Tenant.

14. EMINENT DOMAIN

         (a) In the event that title to the whole or any part of the Premises
shall be lawfully condemned or taken in any manner for any public or
quasi-public use or purpose, this lease and the term and estate hereby granted
shall forthwith cease and terminate as of the date of vesting of title and the
Landlord shall be entitled to receive the entire award, the Tenant hereby
assigning to the Landlord the Tenant's interest therein, if any.

         (b) In the event that title to a part of the Building other than the
Premises shall be so condemned or taken and if in the opinion of the Landlord,
the Building should be restored in such a way as to alter the Building or the
Premises materially, the Landlord may terminate this lease and the term and
estate hereby granted by notifying the Tenant of such termination within sixty
(60) days following the date of vesting of title, and this lease and the term
and estate hereby granted shall expire on the date specified in the notice of
termination, not less than sixty (60) days after the giving of such notice, as
fully and completely as if such date hereinbefore set for the expiration of the
term of this lease, and the Rent hereunder shall be apportioned as of such date.
Landlord shall be entitled to receive the entire award.

15. LANDLORD'S REMEDIES

         All rights and remedies of the Landlord herein enumerated shall be
cumulative, and none shall exclude any other right or remedy allowed by law. In
addition to the other remedies in this lease provided, the Landlord shall be
entitled to the restraint by injunction of the violation or attempted violation
of any of the covenants, agreements or conditions of this lease.

         (a) If the Tenant shall (i) apply for or consent to the appointment of
a receiver, trustee or liquidator of the Tenant or of all or a substantial part
of its assets, (ii) file a voluntary petition in bankruptcy or admit in writing
its inability to pay its debts as they come due, (iii) make a general assignment
for the benefit of creditors, (iv) file a petition or an answer seeking
reorganization or arrangement with creditors or to take advantage of any
insolvency law, or (v) file an answer admitting the material allegations of a
petition filed against the Tenant in any bankruptcy, reorganization or
insolvency proceeding, or if an order, judgment or decree shall be entered by
any court of competent jurisdiction adjudicating the Tenant a bankrupt or
insolvent or approving a petition seeking reorganization of the Tenant or
appointing a receiver, trustee or liquidator of the Tenant or of all or a
substantial part of its assets, then, in any such events, the Landlord may give
to the Tenant a notice of intention to end the term of this lease specifying a
day not earlier than ten (10) days thereafter, and upon the giving of such
notice the term of this lease and all right, title and interest of the Tenant
hereunder shall expire as fully and completely on the day so specified as if
that day were the date herein specifically fixed for the expiration of the term.

         (b) If the Tenant defaults in the payment of Rent or Additional Rent
and such default continues for ten (10) days after written notice or defaults in
the prompt and full performance of any other provision of this lease and such
default continues for ten (10) days after written notice, or if the leasehold
interest of the Tenant be levied upon under execution or be attached by process
of law, or if the Tenant abandons the Premises, then and in any such event the
Landlord may, at its election, either terminate the lease or retake possession
of the Premises, without terminating this lease, and endeavor to relet the
Premises. Nothing herein shall be construed so as to relieve the Tenant of any
obligation, including the payment of Rent and Additional Rent as provided in
this lease. Landlord recognizes Tenant will only occupy space with equipment.
This is not considered abandonment.

         (c) Upon any termination of this lease, the Tenant shall surrender
possession and vacate the Premises immediately, and deliver possession thereof
to the Landlord. Should the Tenant refuse to peaceably surrender and vacate the
premises, an action of forcible entry and detainer will

<PAGE>

be sought in order to provide possession to the Landlord without relinquishing
the Landlord's right to Rent, Additional Rent, or any other right given to the
Landlord hereunder or by operation of law.

         (d) If the Tenant abandons the Premises or the Landlord otherwise
becomes entitled so to elect, and the Landlord elects, without terminating the
lease, to endeavor to relet the Premises, the Landlord may, at the Landlord's
option enter into the Premises, remove the Tenant's signs and other evidence of
tenancy, and take and hold possession thereof as in Paragraph (c) of this
Section provided, without such entry and possession terminating the lease or
releasing the Tenant, in whole or in part, from the Tenant's obligation to pay
Rent and Additional Rent hereunder for the full term as hereinafter provided.
Upon and after entry into possession without termination of the lease, the
Landlord may relet the Premises or any part thereof for the account of the
Tenant to any person, firm or corporation other than the Tenant for such rent,
for such time and upon such terms as the Landlord shall determine, to be
reasonable. In any such case, the Landlord may make repairs, alterations and
additions in or to the Premises, and redecorate the same to the extent deemed by
the Landlord necessary or desirable, and the Tenant shall, upon demand, pay the
cost thereof, together with the Landlord's expenses of the reletting. If the
consideration collected by the Landlord upon any such reletting for the Tenant's
account is not sufficient to pay monthly the full amount of the Rent reserved in
this lease, together with the cost of repairs, alterations, additions,
redecorating and the Landlord's expenses, the Tenant shall pay to the Landlord
the amount of each monthly deficiency upon demand.

         (e) If the Landlord elects to terminate this lease in any of the
contingencies specified in this Section, it being understood that the Landlord
may elect to terminate this lease after and notwithstanding its election to
terminate the Tenant's right to possession as in Paragraph (d) of this Section
provided, the Landlord shall forthwith upon such termination be entitled to
recover as damages, and not as penalty, an amount equal to the then present
value of the Rent and Additional Rent provided in this lease for the residue of
the stated term hereof, less the present value of the fair rental value of the
Premises for the residue of the stated term.

         (f) In the event Tenant defaults and Landlord has been granted
possession of space, any and all property which may be removed from the Premises
by the Landlord pursuant to the authority of the lease or of law, to which the
Tenant is or may be entitled, may be handled, removed or stored by the Landlord
at the risk, cost and expense of the Tenant, and the Landlord shall in no event
be responsible for the value preservation or safe keeping thereof. The Tenant
shall pay to the Landlord, upon demand, any and all expenses incurred in such
removal and all storage charges against such property so long as the same shall
be in the Landlord's possession or under the Landlord's control. Any such
property of the Tenant not removed from the Premises or retaken from storage by
the Tenant within thirty (30) days after the end of the term or of the Tenant's
right to possession of the Premises, however terminated, shall be conclusively
deemed to have been forever abandoned by the Tenant and either may be retained
by Landlord as its property or may be disposed of in such manner as Landlord may
see fit.

         (g) The Tenant agrees that if it shall at any time fail to make any
payment or perform any other act on its part to be made or performed under this
lease, the Landlord may, but shall not be obligated to, and after reasonable
notice or demand and without waiving, or releasing the Tenant from, any
obligation under this lease, make such payment or perform such other act to the
extent the Landlord may deem desirable, and in connection therewith to pay
expenses and employ counsel. All sums so paid by the Landlord and all expenses
in connection therewith, together with interest thereon at the rate of l8% per
annum from the date of payment, shall be deemed Additional Rent hereunder and
payable at the time of any installment of Rent thereafter becoming due and the
Landlord shall have the same rights and remedies for the nonpayment thereof, or
of any other Additional Rent, as in the case of default in the payment of Rent.

16. SUBORDINATION AND ATTORNMENT

         The rights of the Tenant under this lease shall be and are subject and
subordinate at all times to all ground leases and/or underlying leases, if any,
now or hereafter in force against the Property, and to the lien of any mortgage
or mortgages now or hereafter in force against such leases and/or the Property,
and to all advances made or hereafter to be made upon the security thereof, and
to all renewals, modifications, consolidations, replacements and extensions
thereof. This Section is self-operative and no further instrument of
subordination shall be required. In

<PAGE>

confirmation of such subordination Tenant shall promptly execute such further
instruments as may be requested by the Landlord. The Tenant hereby irrevocably
appoints the Landlord as attorney-in-fact for the Tenant with full power and
authority to execute and deliver in the name of the Tenant any such instrument
or instruments.

         Upon request of any person succeeding to the interest of Landlord as a
result of the enforcement of any remedy provided for by law or pursuant to the
terms of any mortgage or assignment of rents and leases given by Landlord as
security to Landlord's mortgagee, Tenant shall automatically become the Tenant
of such successor-in-interest, without change in the terms or other provisions
of this Lease, however, such successor-in-interest shall not be (i) bound by any
payment of rent for more than one (1) month in advance, except prepayments in
the nature of security for the performance by Tenant of its obligations
hereunder, (ii) bound by any amendment or modification hereof made without the
written consent of Landlord's mortgagee or Landlord's successor-in-interest,
(iii) liable for any act or omission of any previous Landlord (including
Landlord's mortgagee) (iv) subject to any offset, defense or counterclaim that
Tenant might be entitled to assert against any previous landlord (including
Landlord's mortgagee), or (v) liable for any deposit that Tenant may have given
to any previous landlord (including Landlord's mortgagee) that has not, as such,
been transferred to said successor-in-interest. Upon request of said
successor-in-interest, Tenant shall execute and deliver an instrument or
instruments confirming such attornment.

17. COMMENCEMENT OF POSSESSION

         If the Landlord shall be unable to give possession of the Premises on
the date of the commencement of the term hereof because the Premises shall not
be ready for occupancy, the Landlord shall not be subject to any liability for
the failure to give possession on said date. Under such circumstances, unless
the delay is the fault of the Tenant, the Rent shall not commence until the
Premises are available for occupancy by the Tenant, and no such failure to give
possession on the date of commencement of the term shall in any wise affect the
validity of this lease or the obligations of the Tenant hereunder and shall not
be construed in any wise to extend the term of this lease. If, at the Tenant's
request, the Landlord shall make the Premises available to the Tenant prior to
the date of commencement of the term for the purpose of decorating, furnishing
and equipping the Premises, the use of the Premises for such work shall be
subject to all terms and conditions of the Lease except Rent, as defined m
Paragraph (b) of Section 1. If, with the consent of the Landlord, the Tenant
shall enter into occupancy of the Premises to do business therein prior to the
date of commencement of the term, all provisions of this lease shall apply and
the Rent shall accrue and be payable at the first rate specified in Paragraph
(a) of Section 1 from the date of occupancy.

18. NOTICES AND CONSENTS

         All notices, demands, requests, consents or approvals which may or are
required to be given by either party to the other shall be in writing and shall
be deemed given when sent by United States Certified or Registered Mail, postage
prepaid, (a) if for the Tenant, addressed to the Tenant at the Building, or at
such other places as the Tenant may from time to time designate by notice to the
Landlord, or (b) if for the Landlord, addressed to the office of the Landlord's
Agent at Key Management, 125 N. Market Street, Wichita, Kansas 67202, Attention:
Alan Huffman, with copies to the Landlord at Research Boulevard Partnership, c/o
Union Land & Management Company, Inc., 481 Carlisle Drive, Herndon, Virginia
20170, Attention: Daniel R. Baker, or at such other place as the Landlord may
from time to time designate by notice to the Tenant. All consents and approvals
provided for herein must be in writing to be valid. If the term Tenant as used
in this lease refers to more than one person, any notice, consent, approval,
request, bill, demand or statement, given as aforesaid to any one of such
persons shall be deemed to have been duly given to Tenant.

19. SPRINKLERS

         If there now is or shall be installed in the Building a "sprinkler
system", and such system or any of its appliances shall be damaged or injured or
not in proper working order by reason of any act or omission of the Tenant,
Tenant's agents, servants, employees, licensees or visitors, the

<PAGE>

conditions or representations, oral or written, express or implied, not herein
contained. This lease may not be modified orally or in any manner other than by
written agreement signed by the parties hereto.

         (i) In event of variation or discrepancy, the Landlord's original copy
of the lease shall control.

         (j) This lease shall be binding upon and shall inure to the benefit of
the parties hereto and their respective heirs, personal representatives,
successors and assigns, This provision shall not be deemed to grant Tenant any
right to assign this lease or sublet the Premises or any part thereof other than
as provided in this lease.

         (k) If because of any act or omission of Tenant, its employees, agents,
contractors, or subcontractors, any mechanic's lien or other lien, charge or
order for the payment of money shall be filed against Landlord, or against all
or any portion of the Premises, or the Building of which the Premises are a
part, Tenant shall, at its own cost and expense, cause the same to be discharged
of record, within thirty (30) days after the filing thereof, and Tenant shall
indemnify and save harmless Landlord against and from all costs, liabilities,
suits, penalties, claims and demands, including reasonable attorneys' fees
resulting therefrom.

         (l) It is understood and agreed that this lease shall not be binding
until and unless all parties have signed it.

         (m) Landlord's liability for any breach under this Lease shall be
limited to its right, title and interest in the Premises.

         This lease shall be construed and governed by the laws of the State of
Kansas.

         Exhibits A, consisting of 1 pages are attached hereto and become part
of this lease.

28. NOTICE OF DEFAULT TO MORTGAGEE AND ADDITIONAL TIME TO CURE

         In the event of any act or omission by Landlord which would give the
Tenant the right to terminate this Lease or to claim a partial or total
eviction, Tenant shall not exercise any such right (a) until it shall have given
written notice, by Certified Mail, of such act or omission to the holder of any
deed of trust or mortgage encumbering the Premises whose name and address shall
have been furnished to Tenant in writing, at the last address so furnished, and
(b) until a reasonable period of time for remedying such act or omission shall
have elapsed following the giving of such notice, Landlord or said holder shall,
with reasonable diligence, have commenced and continued to remedy such act of
omission or to cause the same to be remedied. For purposes of the immediately
preceding sentence, Tenant acknowledges the holder of the Deed of Trust or
Mortgage encumbering the Premises to whom written notice is to be given is as
follows:

with copy to: Intrust Bank
              105 N. Main
              Wichita, KS 67202

29. AGENCY

     Unless indicated otherwise by an attached Addendum, Tenant and Landlord
understand and acknowledge that all brokers involved in this transaction
represent the Landlord, not the Tenant; that any information disclosed by the
Tenant to any broker in this transaction has been and will be disclosed to the
Landlord; and that this agency relationship was disclosed to the Tenant when the
broker agreed to expose properties to the Tenant.

30. EXCULPATION

     The obligations of Landlord under this Lease do not constitute obligations
of the general or limited partners of the Landlord, and Tenant shall look solely
to the real estate that is the subject of this Lease and to no other assets of
Landlord for the satisfaction of any liability in respect of

<PAGE>

this Lease and will not seek recourse against the general or limited partners of
the partnership, which is Landlord herein, nor against any of their personal
assets, for such satisfaction.

31. RENEWAL

         Provided, Tenant is not in default hereunder, Tenant shall have the
right and option to extend the initial term of this lease for three (3)
additional terms of four (4) years on the same terms and conditions of this
lease except that the fixed rent as hereafter defined shall be renegotiated by
Landlord and Tenant for the option period. Said option shall be exercised by
Tenant's giving written notice upon Landlord of Tenant's intent to renew the
Lease at least one hundred eighty (180) days prior to the expiration of its
term. In the event Landlord and Tenant fail to agree upon the fixed rent within
a one hundred twenty (120) day period after written notice such option of Tenant
shall become null and void. However, for each option period, the fixed rent
shall not exceed the lesser of the following: (a) a twenty percent (20%)
increase in the fixed rent over the preceding term or option term; or (b) an
increase in the fixed rent computed as follows: the adjust shall be equal to the
increase in the "Consumer Price Index (CPI) all items" percentage as published
by the U.S. Department of Labor, Bureau of Statistics. The time period shall
include the period from the initial date of the preceding term or initial date
of the date of exercising the option by Tenant. In the event the Bureau of Labor
Statistics shall no longer publish such figures there shall be substituted the
nearest available and practical index for achieving the same purpose.
Additionally, in no event shall the fixed rent be less than the fixed rent
during the preceding term increased by twelve percent (12%).

IN WITNESS WHEREOF, Landlord and Tenant have respectively signed and sealed this
lease as of the day and year first above written.

         LANDLORD:         Research Boulevard Partnership
                           By its General Partner, Union Land & Management, Inc.

                           BY: /s/ Daniel R. Baker
                               ------------------------
                               Daniel R. Baker

                           Title: President
                                  -----------------

         TENANT            R.E. Stafford, Inc. d.b.a. Colo Solutions

                           BY: /s/ Ronald Stafford
                               ------------------------
Ronald Stafford
                           Title: CEO

<PAGE>

                                  ADDENDUM # 1
                        ATTACHED TO LEASE DATED 01/22/01
                                 DATE: 04/10/01

                  LANDLORD:             340 Associates LLC
                                        120 Exchange Street
                                        Portland, Me 04101

                    TENANT:             COLO Solutions
                                        560 Hawksbill Island Drive
                                        Satellite Beach, FL 32937

         This Addendum #1 will be attached to a Lease Agreement between Landlord
and Tenant dated 01/22/01.

         Whereas; Tenant has Agreed to Add l3Osq. ft. of Space in the Basement
of the Leased Premises known as 340 Cumberland Ave. In addition, Tenant has
agreed to enclose the space and provide cooling at the sole cost to Tenant.

1)       Tenant and Landlord Agree all Terms and Conditions of Original Lease
will remain in full force and effect, Except with the following changes:

                  Sec. 1, c) Premises: The premises shall be deemed to contain
                  4,215 sq. ft. of space on the first and basement floor of 340
                  Cumberland Avenue, Portland, Me.

                           This Agreement will be binding to both Landlord and
                  Tenant.

Seen and Agreed to:           Landlord: /s/ Louis C. Wood        Date  4/10/01
                                       -------------------------      ----------

                              Tenant:   /s/ Ronald Stafford      Date  4/23/01
                                       -------------------------      ----------<PAGE>
                                                                   EXHIBIT 10.22

LEASE AGREEMENT entered into on and as of this 22nd day of January, 2001, by and
between 340 Associates, L.L.C., a Maine Limited Liability Corporation
("Landlord") and COLO Solutions L.L.C., a Florida Limited Liability Corporation
("Tenant").

1.       SUBJECTS REFERRED TO. Each reference in this Lease to any of the
         following subjects shall be construed to incorporate the data stated
         for that subject in this Article:

a)       Landlord:  340 Associates, L.L.C.
                    120 Exchange St.
                    Portland, ME 04101

b)       Tenant:    COLO Solutions
                    560 Hawksbill Island Drive
                    Satellite Beach, FL 32937

c)       Premises: The premises shall be deemed to contain 4,085+/- sq. ft. of
         space on the first floor of 340 Cumberland Avenue, Portland, Maine.

d)       Term Commencement Date: Sixty (60) days after full lease execution,
         provided that the premises are ready for occupancy as contemplated by
         Exhibit A and that the Landlord has obtained City of Portland approval
         for the Tenant to occupy the space. Occupancy delays beyond the
         Landlord's control due to weather, construction schedule and
         deliveries, might affect the date of occupancy and the Landlord shall
         not be penalized for such delays. Landlord shall exert its best
         reasonable efforts to provide the Tenant with "early access" to the
         premises prior to completion of the Exhibit A work and prior to
         issuance of a Certificate of Occupancy for the purposes of equipment
         delivery and installation.

e)       Term: Five (5) years

f)       Options: Two (2) renewal options of Five (5) years each. Tenant agrees
         to give Landlord at least nine (9) months advance written notice of its
         intent to exercise this Option.

g)       Annual Rent: Refer to Exhibit "B" for rate schedule.

h)       Minimum Security Deposit: $16,340.00 total: $10,893.33 at Lease
         execution and $5,446.67 sixty (60) days thereafter.

i)       Taxes, Insurance, Common Area Maintenance: Tenant shall pay its pro
         rata share based upon the proportion which the square foot area of the
         leased premises bears to the total square foot area of the building,
         that percentage being 8.92%.

j)       Permitted Uses: Housing Telecommunications equipment and related office
         uses.

k)       Public Liability Insurance: Bodily injury and property damage of
         $2,000,000/$2,000,000 with aggregate limit of liability not to exceed
         $2,000,000 in any year.

l)       Pet Policy: Pets of any kind are not permitted in the premises.

<PAGE>

2.       LEASE. Landlord hereby leases unto Tenant, and Tenant hereby leases
from landlord the Premises located at 338-340 Cumberland Avenue, Portland,
Maine, consisting of 4,085 square feet of rentable space on the first floor of
the building.

3.       TERM. Tenant shall have and hold the Premises, unless sooner
terminated, for the original term and commencing on the Term Commencement Date.

4.       RENT. The annual rent is as set forth in Article 1 above. Said rent
shall be payable monthly in advance on the first day of each month. For any
partial month within the term hereof, said rent shall be payable on a prorated
basis on the first day of such month within the term. Notwithstanding any other
provisions of this Lease, Tenant agrees that any rent not paid by the tenth
(10th) of the month will be assessed a penalty of five percent (5%) for payment
not received by the tenth (10th) day of the month.

5.       SECURITY DEPOSIT. Tenant will pay over to Landlord the sum provided in
Article 1.i, to be held by Landlord throughout the term of this Lease in a non
interest bearing account, as a security deposit for the faithful performance of
all of Tenant's obligations hereunder. Said security deposit earned will be
returned to Tenant at the end of the Lease Term, provided the Leased Premises
are left in good repair, "broom clean", and provided Tenant has not been in
default of the Lease. Landlord will have the right to apply any part or the
whole of said security deposit to the curing of any default that may then exist,
without prejudice, or to any other remedy which Landlord may have on account
thereof. Where Landlord must apply said security deposit to rectify Tenant's
default, Tenant is obligated to Landlord for restitution and/or recompensation
for the amounts owed up to the value of the security deposit. Should the
premises be conveyed by Landlord, such deposit, or the balance thereof, will be
turned over by Landlord to Landlord's transferee, and, if such is done, Tenant
hereby releases Landlord from any and all liability with respect to the deposit
and its application or return; Tenant agrees to look only to such transferee
thereafter. If Tenant shall have fully complied with all of the terms of this
Lease during the entire term hereof or if Tenant shall have recompensated
Landlord for security deposit applied to rectify Tenant's default, the said
security deposit will be returned to Tenant at the end of the Lease term.

6.       REAL ESTATE TAXES, INSURANCE AND COMMON AREA MAINTENANCE ASSESSMENTS.
Real estate taxes, reasonable insurance and normal and customary reasonable
cleaning, maintenance and management fees, common area utilities, customary snow
removal charges, and other reasonable and typical common area operating costs,
shall be paid by Tenant on a pro rata basis based upon the proportion which the
square foot area of the leased premises bears to the total square foot area of
the building. Tenant will pay said pro rata assessments each month in addition
to the base rent set forth above.

7.       UTILITIES. Tenant shall pay for all water charges, sewer charges or
sewer tax, gas, electricity, fuel and like utilities used or consumed in or upon
the leased premises, including the operation of the heating, air-conditioning
and fire protection for the leases Premises. Separate metering may be provided
for the leased Premises for utilities. Landlord may interrupt the supply of
water, gas, electric, and also sewer service and any other similar utilities
upon terms that are mutually agreed upon by both parties, and with prior written
notification of such interruption. When interruptions are beyond the indirect or
direct control of the Landlord the above requirements do not apply. Tenant shall
be responsible for the payment of any deposits or similar charges required to be
paid in connection with supply of services and for the payment of any sewer or
other utility assessment, charge or connection fee required to be paid as a
result of a change in the nature of a utility service to the leases Premises
made by Tenant after the commencement date of this Lease.

For items beyond the direct or indirect control of Landlord, Landlord shall not
be liable in damages or otherwise for any failure to furnish or interruption of
the services of water, gas, electricity, or sewer.

<PAGE>

Nothing in this article is intended to limit Landlord's ability to make
emergency repairs, in a prompt manner, as Landlord deems necessary. Tenant's
agreement and written notification are both waived with respect to emergencies.
For those utilities, and charges under Section 6 of this Lease, billed by the
Landlord to the Tenant, whether metered or pro-rated, the Tenant shall pay all
charges in full by the twentieth (20th) of the month for the previous month's
usage; Landlord to provide bill to Tenant by the tenth (10th) of the month.
Tenant agrees to pay a penalty of five percent (5%) if payment is not received
by the twentieth (20th) of the month.

8.       QUIET ENJOYMENT. The Tenant, upon payment of the rent herein reserved
and upon performance of all the terms of this Lease, shall at all times during
the lease term and any extension thereof peacefully and quietly enjoy and be
able to productively use the leased property for the intended purposes without
unreasonable disturbance.

9.       MAINTENANCE.

(a)      The Tenant shall keep the leased Premises in a neat, clean, and
         sanitary condition and in as good order and repair as at the
         commencement of the Lease, reasonable wear and tear excepted. Tenant
         shall not do anything to cause the leased Premises or the activities
         therein to violate any municipal, county, state, or federal law,
         ordinance, or requirement, including, but not limited to any Maine
         Department of Environmental Protection regulations, and shall promptly
         act upon any direction of any officer of competent authority. The
         Tenant shall permit no waste with regard to the leased Premises. Tenant
         shall make no permanent improvements to the leased Premises without the
         prior written approval of Landlord which approval shall not be
         unreasonably withheld or delayed. Any such permanent improvements
         approved by Landlord shall become the property of Landlord upon
         termination of this lease for any reason except as mutually agreed by
         Tenant and Landlord. No work which Landlord permits Tenant to do
         pursuant to this Lease, whether in the nature of erecting,
         construction, alteration or repair, shall be deemed to be for the
         immediate use and benefit of Landlord so that no mechanic's or other
         lien shall be allowed against the estate of Landlord by reason of any
         consent given by Landlord to Tenant to improve the Premises. Tenant
         shall pay promptly all persons furnishing labor or materials performed
         or furnished, or alleged to be performed or furnished, to Tenant or to
         anyone holding the leased Premises through or under Tenant, Tenant
         shall forthwith cause the same to be discharged or bonded after being
         notified of the filing thereof; and, in addition to any other right or
         remedy of Landlord, Landlord may discharge the same by paying the
         amount claimed to be due, and the amount so paid by Landlord including
         reasonable attorney's fees incurred by Landlord in procuring the
         discharge of lien, per annum, shall be due and payable by Tenant to
         Landlord as additional rental. in addition, Landlord may charge
         interest of eighteen percent (18%) on such funds after thirty (30)
         days of delivery of notice by Landlord to Tenant that Landlord has paid
         such lien.

(b)      The Landlord shall keep the structural, mechanical, electrical, and
         sanitary portions of the building which shall be defined to include
         without limitation, exterior walls, foundation, floors, roof, and
         exterior glass in good order and repair, provided, however, that any
         such maintenance made necessary by fault or neglect of the Tenant or
         the employees or visitors of the Tenant shall be at the expense of the
         Tenant and Tenant shall pay all costs therefore. Tenant will be
         responsible for all light bulb replacement and supplies consumed within
         its leased premises.

(c)      Tenant shall be solely responsible for any costs related to security of
         the premises necessitated by use by the Tenant, its employees,
         customers, or clients, except as it relates to common areas which shall
         be protected and maintained with reasonable efforts at Landlord's
         expense. This determination shall be at the sole discretion of the
         Landlord.

10.      COMMON AREAS. Landlord grants to Tenant and its agents, employees and
customers, a non-exclusive license to use the Common Areas in common with others
during the Term, subject to the

<PAGE>

exclusive control and management thereof at all times by Landlord and subject
further to the rights of Landlord and Tenant set for herein.

11.      SIGNS, AWNINGS, CANOPIES, FIXTURES, ALTERATIONS.

(a)      Tenant shall not make or cause to be made any alterations, additions,
         or improvements, erect any sign(s) or make any changes to the Leased
         Premises or the Building without first obtaining Landlord's written
         approval and consent. Tenant shall present to Landlord plans and
         specifications for such work at the time approval is sought. Tenant
         shall promptly remove any liens or encumbrances against the Leased
         Premises or Building which may arise as a result of such alterations,
         additions, or improvements. Exterior signage to be in accordance with
         Landlord's standards and compatible with other signs in the Building.

(b)      At the expiration or earlier termination of this Lease, all
         alterations, modifications, or improvements upon the Premises made by
         Tenant, including decorations, signs, awnings, canopies, sprinklers,
         heating, ventilating, and air conditioning equipment, lighting
         fixtures, plumbing equipment, generator, racks, cabinets, cases,
         security access system and the like, absent any agreement between
         Landlord and Tenant to the contrary at the time of the installation, or
         unless Landlord directs Tenant to remove said alterations,
         modifications, or improvements, shall at the option of Tenant, either
         (i) be removed by Tenant, or (ii) shall become the property of the
         Landlord and shall remain upon and be surrendered with the Premises as
         part thereof at the end of the Lease term. In the event the Landlord
         shall notify Tenant to remove any or all of the above described items,
         Tenant shall do so and shall promptly restore the Premises and the
         building as provided in paragraph nine (9) above. Should Tenant wish to
         enter into certain financing agreements which require the Tenant's
         Lender to take a security position in any of the above described items,
         any such lien or security position shall be subject to the Tenant not
         being in default under this lease. At the request of the Tenant or its
         Lender(s), the Landlord will enter into a Non-subordination and
         Attornment Agreement, in the conventional form, providing the Tenant's
         Lender(s) the opportunity to cure any of the Tenant's defaults under
         the lease.

(c)      Signage is to be installed on building and common directory by Landlord
         to Building standards and size and paid for by Tenant.

12.      TENANTS PROPERTY. All merchandise, furniture, fixtures, effects and
property of every kind, nature or description of Tenant and of all persons
claiming through or under Tenant which may be in the Leased Premises during the
term or any occupancy by Tenant thereof, shall be at the sole risk and hazard of
Tenant, and if the whole or any part thereof shall be destroyed or damaged by
fire, water or otherwise, or by the leakage or bursting of water pipes, steam
pipes or other pipes, by theft or from any other cause, no part of said loss or
damage is to be borne by Landlord.

13.      INSURANCE.

(a)      Tenant agrees to and does hereby indemnify Landlord and save him
         harmless from and against any and all claims, actions, damages,
         liability, and expense, including but not limited to attorney's and
         other professional fees, in connection with loss of life, personal
         injury and/or damage to property arising from or out of the occupancy
         or use by Tenant of the Building or any part thereof or any other part
         of the building. Landlord shall not be responsible or liable to Tenant
         or to those claiming by, through or under Tenant, for any loss or
         damage which may be occasioned by or through the acts or omissions of
         persons occupying space adjoining the leased Premises or any part of
         the building, or for any loss or damage resulting to Tenant, or those
         claiming by, through, or under Tenant, or its or their property, from
         the breaking, bursting, stoppage or leakage of electrical cable wires,
         water, gas, sewer, or steam pipes, or the leaking of the roof or
         exterior walls, of the building, or the seepage or flooding of ground
         or storm water into the building. To

<PAGE>

         the maximum extent permitted by law, Tenant agrees to use and occupy
         the Premises, and to use such other portions of the building as Tenant
         is given the right to use, at Tenant's own risk.

(b)      At all times after the execution of this Lease, Tenant will take out
         and keep in force, at his expense, public liability insurance including
         insurance against assumed or contractual liability, with respect to the
         Premises, to afford protection to the limit, for each occurrence, of
         not less than Two Million Dollars ($2,000,000.00) with respect to
         personal injury or death with total aggregate liability not to exceed
         $2,000,000.00 in any given year. Said insurance shall provide for
         coverage of all third parties, including other tenants in the
         Landlord's building who might be harmed or injured, or suffer property
         damage, as a result of any negligent act of the Tenant. The insurance
         policy shall protect and hold harmless Landlord from any and all claims
         of all third parties and other tenants in the building who are harmed
         as described above, unless such claims arise from any act, conduct or
         omission of the Landlord, its agents, employees, or contractors.

(c)      Tenant will not do or suffer to be done, or keep or suffer to be kept,
         anything in, upon or about the Premises which will contravene
         Landlord's policies of hazard or liability insurance or which will
         prevent Landlord from procuring such policies in companies acceptable
         to Landlord. If anything done or omitted to be done by Tenant, upon or
         about the leased Premises shall cause the rate of fire or other
         insurance on the Premises or on other property of Landlord or of others
         within the building to be increased beyond the minimum rate from time
         to time applicable to the Premises or to any such property for the use
         or uses made thereof, Tenant will pay as additional rental, the amount
         of any such increase upon Landlord's demand.

(d)      Tenant shall provide at its expense a policy or policies of insurance
         covering loss or damage to its personal property in the amount of full
         replacement value thereof providing protection against all perils
         included within the classification of fire, extended coverage,
         vandalism, malicious mischief, special extended perils (all risk) and
         business interruption insurance.

14.      DAMAGE OR DESTRUCTION In case the Premises shall be damaged by fire or
other casualty so as to render the same untenantable in whole or in part for any
period, a just abatement of rent shall be made until the same shall be repaired
by the Landlord, provided, however, that in case the Premises shall be so badly
damaged by fire or any other casualty the Landlord shall not desire to rebuild,
this Lease shall terminate at the Landlord's option and rent shall be
apportioned to the time of such termination. Tenant shall be given prompt notice
of any decision not to rebuild. Landlord shall not be liable for the
interruption to Tenant's business or for damage to or replacement or repair of
Tenant's personal property (including, without limitation, equipment, inventory,
trade fixtures, floor coverings, furniture, and other property removable by
Tenant under the provisions of this Lease) or to any leasehold improvements
installed in the Premises by Tenant.

15.      CONDEMNATION. If the Premises or any part thereof are taken or
condemned by a duly constituted public authority, this Lease shall, as to the
part taken, terminate and all proceeds and awards shall be paid to the Landlord.
In the event that a substantial portion of the leased Premises itself is taken,
both Landlord and Tenant shall have the right to terminate this Lease upon the
giving of notice in writing ten (10) days in advance of the proposed termination
date. In the event this Lease shall not be terminated as provided herein, rent
shall abate proportionately as to the part so taken.

16.      ASSIGNMENT AND SUBLETTING. The Tenant shall not assign, mortgage or
encumber this Lease nor sublet the leased Premises or any part thereof without
the prior written consent of the Landlord in each instance, which consent shall
not be unreasonably withheld, giving, however, due consideration to the proposed
usage and financial responsibility of the proposed assignee or subtenant. If
this Lease is assigned or if the leased Premises or any part thereof is sublet
or occupied by anybody other than the Tenant, Landlord may, after default by the
Tenant, collect rent from the assignee, subtenant or occupant and apply the net
amount collected to the rent herein reserved, provided that no such

<PAGE>

assignment, subletting, occupancy or collection shall be deemed a waiver of this
covenant or the acceptance of the assignee or subtenant as tenant or a release
of the Tenant from the further performance of its obligations hereunder. The
consent by the Landlord to an assignment or subletting shall not be construed to
relieve or release the Tenant from its obligations under the terms of this
Lease, unless Landlord shall so consent in writing. In the event of any sublease
or assignment, Tenant shall obtain market rental rates for the Leased Premises
and Tenant shall remain primarily liable for the Lease. Landlord shall receive
all rent received by Tenant in excess of the base rent herein. Landlord shall
have the right, but not the obligation, to recapture the space and release
Tenant from its Lease obligation for the portion of the Leased Premises to be
subleased or assigned rather than approve any sublease or assignment of the
Lease. Notwithstanding the above, Tenant shall have the right to freely assign
or sublease the Leased Premises to affiliates or subsidiaries so long as Tenant
remains primarily liable for the Lease and so long as this provision continues
for any subsequent non-affiliated assignment or sublease. It is understood that
the Tenant's Co-Location business is not to be construed as either subleasing or
lease assignment. Tenant shall also have the right to freely assign this lease
to an entity which merges with, or acquires the Tenant's business provided such
entity is of equal or greater creditworthiness as the Tenant.

17.      USE. Tenant shall not use or occupy or permit the leased Premises to be
used or occupied, nor do or permit anything to be done in or on the leased
Premises, in a manner which will in any way violate any present or future laws
or regulations of any governmental authority, including but not limited to
zoning regulations or Maine Department of Environmental Protection regulations.

18.      SUBORDINATION. Tenant shall, from time to time, upon request of
Landlord, subordinate this Lease to any mortgage deed, and/or other security
indenture hereafter placed upon the Premises, and to any renewal, modification,
replacement or extension of such mortgage or security indenture, provided that,
in the instrument of subordination, the holder thereof agrees that so long as
Tenant shall not be in default under this Lease, he will not be disturbed from
his peaceful, quiet enjoyment of the Premises and using the Premises for the
intended purposes.

19.      SALE. The term "Landlord" as used in this Lease means only the owner
for the time being in fee of the leased Premises, or the owner of the leasehold
estate created by an underlying lease, or the mortgagee of the fee or of such
underlying lease in possession for the time being of the leased Premises, so
that in the event of any sale of the leased Premises or of any creation,
transfer or assignment or other conveyance of such underlying lease and the
leasehold estate thereby created, the seller, transferor, or assignor shall be
entirely relieved of all further obligations and duties hereunder (other than
those obligations set forth in Article 19 below) provided that the buyer,
transferee, or assignee shall assume all obligations and duties of landlord
hereunder.

20.      COSTS. Landlord and Tenant hereby agree that the Premises shall be
improved substantially as set forth in Exhibit A and the cost of such
improvement shall be borne by The Landlord.

21.      DEFAULT. This Lease is made on the condition that if the Tenant shall
fail to pay any rental as provided hereunder, or shall fail to pay any other
monetary obligation to Landlord as provided hereunder, within ten (10) days of
its due date, or fail to perform any other obligation hereunder and such other
failure shall continue for fifteen (15) days under written notice thereof by
Landlord, of if the estate hereby created shall be taken on execution or other
process of law, or if Tenant shall be declared bankrupt or insolvent according
to law, or if Tenant shall make or offer to make, in or out of bankruptcy, a
composition with the Tenant's creditors, or if Tenant shall make an assignment
for the benefit of its creditors, or if Tenant shall commit any act of
bankruptcy, or if a receiver, trustee or other officer shall be appointed to
take charge of Tenant's assets by any court, or if the Tenant shall hold over at
the termination of this Lease as hereinabove provided, then and in any of said
cases, notwithstanding any license of any former breach of covenants or waiver
or consent in former instances, the Landlord lawfully may, in

<PAGE>

addition to and not in derogation of any remedies for any preceding breach of
covenant, immediately or at any time thereafter, upon three days prior written
notice, (a) terminate this Lease by notice in writing to be effective three days
hence or on a later date stated in said notice; (b) with or without process of
law, enter into and upon leases Premises or any part thereof and repossess the
same as of the Landlord's former estate; and/or (c) expel the Tenant and those
claiming through or under the Tenant and remove its effects without being deemed
guilty of any manner of trespass and without prejudice to any remedies which
might otherwise be used for arrears of rent or preventing a breach of covenant,
and upon entry as aforesaid, all rights of Tenant hereunder shall terminate.
Tenant covenants that in case of such termination, Tenant will during the
remainder of the then-current term pay to Landlord on the last of each calendar
month the difference, if any, between the rental and other monetary obligations
of Tenant which would have been due for such month had there been no such
termination and the sum of such amounts being received by Landlord from
occupants of the leased Premises, if any.

         The Landlord shall make reasonable effort to relet the Premises at a
market rate of rent for the Premises concerned. In addition, Tenant agrees to
pay to Landlord, as damages for any above described breach, the costs of
reletting the Premises including real estate commissions, costs of restoring the
Premises to their original condition, and costs of moving and storing Tenant's
personal and trade fixtures. Tenant further agrees to pay and indemnify the
Landlord against all legal costs and charges, including counsel fees reasonably
incurred, in obtaining possession of the leased Premises after a default of the
Tenant or after the Tenant's default in surrendering possession upon the
expiration or earlier termination of the term of the Lease or of enforcing any
covenant or obligation of the Tenant herein contained.

22.      ESTOPPEL CERTIFICATE.

(a)      Tenant shall at any time upon ten (10) days prior written notice from
         Landlord execute, acknowledge and deliver to Landlord a statement in
         writing (i) certifying that this Lease is unmodified and in full force
         and effect (or, if modified, is in full force and effect) and the date
         to which the rent and other charges are paid in advance, if any, and
         (ii) acknowledging that there are not, to Tenant's knowledge, any
         uncured defaults on the part of Landlord hereunder, or specifying such
         defaults if any are claimed. Any such statement may be conclusively
         relied upon by any prospective purchaser or encumbrances of the
         Building. At Landlord's option, Tenant's failure to deliver such
         statements within such time shall be a material breach of this Lease or
         shall be conclusive upon Tenant (ii) that this lease is in full force
         and effect, without modification except as may be represented by
         Landlord's performance, and (iii) that not more than one month's rent
         has been paid in advance; or such failure may be considered by Landlord
         as a default by Tenant under this Lease.

(b)      If Landlord desires to finance, refinance, or sell the Building, or any
         part thereof, Tenant hereby agrees to deliver to any lender or
         purchaser designated by Landlord such financial statements of Tenant.
         All such financial statements shall be received by Landlord and such
         lender or purchaser in confidence and shall be used only for the
         purposes herein set forth.

23.      LANDLORD'S ACCESS AND RELOCATION. Landlord and Landlord's agents shall
have the right to enter the Leased Premises at reasonable times upon reasonable
notice except in the case of an emergency for the purpose of inspecting the
same, showing the same to prospective purchasers, lenders, or tenants, and
making such alterations, repairs, improvements or additions to the Leased
Premises or the Building as Landlord may deem necessary or desirable. Landlord
may at any time, place on or about the Leased Premises any ordinary "For Sale"
signs and Landlord may at any time during the last one hundred and twenty (120)
days of the term hereof place on or about the Leased Premises any ordinary "For
Lease" signs, all without rebate of rent or liability to Tenant. In addition,
Landlord reserves the right at any time during the term of the Lease (or any
extensions thereof) to relocate Tenant to other reasonably comparable space
within the Building. Landlord shall notify Tenant in writing at least sixty (60)
days prior to the effective date of the relocation. Landlord agrees to pay for
all reasonable moving

<PAGE>

costs incurred by Tenant in connection with a relocation including moving
Tenant's equipment, circuits, etc. to space of equal or greater utility within
the premises.

24.      NOTICES. Any notice or communication relating to this Lease shall be
deemed duly given if in writing and either hand delivered or sent by certified
or registered mail, return receipt requested, postage pre-paid, addressed to the
party for whom it is intended at such place as shall have been last designated
by such party. Unless designated otherwise in writing, notices required under
this Lease shall be given according to the names and addresses of Tenant and
Landlord set forth in Article 1 above.

25.      SIGNS. Tenant shall not place or suffer to be placed or maintained on
the exterior of the leased Premises or of the building any sign, advertising
matter or other thing of any kind, and will not place or maintain any
decorations, window shades, curtains or blinds, or window treatment of any kind,
letter or advertising matter on same or on the glass of any window or door of
the leased Premises except as specifically approved in writing by Landlord as to
size, style, and location on the Premises. Any signage approved by Landlord
shall be at Tenant's sole cost and expense. All sign cabinets, panels, mounting
hardware, and wiring shall become part of the building and considered the
Landlord's property at the termination of the lease.

26.      SELF-HELP. The acceptance of a check by Landlord for a lesser amount
with an endorsement or statement thereon, or upon any letter accompanying such
check, to the effect that such lesser amount constitutes payment in full shall
be given no effect and Landlord may accept such check without prejudice to any
other rights or remedies which Landlord may have given against Tenant.

27.      HOLDOVER. If Tenant fails to vacate the Leased Premises at the
termination of this Lease and/or any renewal term(s), then the terms of this
Lease shall be applicable during said holdover period, except for base rent,
which shall be increased to two (2) times the then current base rent for the
period just preceding such termination; but this provision shall not be
interpreted as consent or permission by the Landlord for Tenant to holdover at
the termination of this Lease and terms of this holdover provision shall not
preclude Landlord from recovering any other damages which it incurs as a result
of Tenant's failure to vacate the Leased Premises at the termination of this
Lease.

28.      MISCELLANEOUS PROVISIONS.

(a)      Subject to the foregoing, the covenants and agreements of Landlord and
         Tenant shall run with the land and be binding upon and inure to the
         benefit of them and their respective heirs, executors, administrators,
         successors, and assigns, but no covenant or agreement of Landlord or
         Tenant, expressed or implied, shall be binding upon any person during
         such person's period of ownership or leasing nor binding individually
         upon any fiduciary, and shareholder or any beneficiary under any trust.

(b)      If Tenant is more than one person or party, Tenant's obligations shall
         be joint and several. Unless repugnant to the context, "Landlord" and
         "Tenant" mean the person or persons, natural or corporate, named above
         as Landlord and Tenant respectively, and their respective legal
         representatives, heirs, administrators, executors, successors, and
         assigns.

(c)      Landlord and Tenant agree that this Lease shall not be recordable.
         Landlord and Tenant at the request of either shall enter a Memorandum
         of Lease in recordable form, setting forth the actual commencement and
         termination dates of this Lease and the option to renew.

(d)      If any provisions of this Lease or its application to any person or
         circumstances shall to any extent be held invalid or unenforceable, the
         remainder of this Lease shall be considered valid and enforceable, and
         effect shall be given to the intent manifested by the portion held
         invalid or unenforceable.

<PAGE>

IN WITNESS WHEREOF, the parties hereto have set their hand and seals on and as
of the date first set forth above.

WITNESS:                                     LANDLORD:
                                             340 ASSOCIATES, L.L.C.

/s/ Linda Corey                              /s/ Louis C. Wood
-----------------------------------          -----------------------------------
SIGNATURE                                    SIGNATURE

Linda Corey                             BY:  Louis C. Wood
-----------------------------------          -----------------------------------
NAME                                         NAME

                                        ITS: Partner
                                             -----------------------------------
                                             TITLE

WITNESS:                                     TENANT:
                                             COLO SOLUTIONS, L.L.C.

/s/ Margy A. Hoppin                          /s/ Ronald Stafford
-----------------------------------          -----------------------------------
SIGNATURE                                    SIGNATURE

Margy A. Hoppin                         BY:  Ronald Stafford
-----------------------------------          -----------------------------------
NAME                                         NAME

                                        ITS: Pres.
                                             -----------------------------------
                                             TITLE

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