Document:

FIRST BUSINESS
FINANCIAL SERVICES, INC. 

RESTRICTED STOCK
AGREEMENT 

        THIS
AGREEMENT, made this ______________ day of _____________, 20____, (the “Grant
Date”) by FIRST BUSINESS FINANCIAL SERVICES, INC., a Wisconsin corporation
(the “Company”), and ____________________, an employee of the Company (the
“Employee”). 

     	1.	
          Grant of Restricted Stock. Pursuant to the First Business Financial
          Services, Inc. 2006 Equity Incentive Plan (the “2006 Plan”), the Board
          of Directors of the Company (the “Board”) has granted to the Employee,
          on the terms and conditions set forth herein, __________________ shares of
          common stock of the Company (the “Restricted Shares”). 

          

     	2.	
          Period of Restriction. 

          

	 	a. 	Vesting
Period. Twenty-five percent (25%) of the           Restricted Shares
will vest on each of the first four (4) anniversaries of the           Grant Date,
provided the Employee is employed by the Company or an Affiliate on           the
applicable vesting date. If the Employee’s employment terminates prior           to
the date the Restricted Shares are vested as a result of death or disability
          (within the meaning of Code Section 22(e)(3)), the Restricted Shares will
become           fully vested on such date of termination. Upon any other termination of
          employment prior to the date the Restricted Shares are vested, the Employee
will           forfeit the Restricted Shares unless otherwise determined by the Board or
          Committee. Notwithstanding the foregoing, upon a Change in Control, all
          Restricted Shares shall become vested in full provided the Employee is employed
          by the Company or an Affiliate on the date of such Change in Control.  

	 	b. 	Non-Transferability
of Shares. The Employee may not sell, transfer or           otherwise alienate or
hypothecate any of the Restricted Shares until they are           vested.  

	 	c. 	Voting
and Dividends. While the Restricted Shares are subject to           forfeiture, the
Employee may exercise full voting rights and will receive all           dividends and
other distributions paid with respect to the Restricted Shares, in           each case so
long as the applicable record date occurs before the Restricted           Shares are
forfeited. If, however, any such dividends or distributions are paid           in shares
of Stock, such shares will be subject to the same risk of forfeiture,
          restrictions on transferability and other terms of this Agreement as are the
          Restricted Shares with respect to which they were paid.  

     	3.	
          Non-Transferability of Award. This Restricted Stock Agreement shall not
          be transferable other than by will or by the laws of descent and distribution,
          or pursuant to a beneficiary designation filed in accordance with Section 5. 

          

     	4.	
          Escrow/Issuance of Shares. The Restricted Shares will be held in escrow
          by the Company, as escrow agent. The Company will give the Employee a receipt
          for the Restricted Shares held in escrow that will state that the Company holds
          such shares in escrow for the Employee’s account, subject to the terms of
          this Agreement, and the Employee will give the Company a stock power for such
          shares duly endorsed in blank which will be used in the event such shares are
          forfeited in whole or in part. As soon as practicable after the vesting date,
          the Restricted Shares will cease to be held in escrow, and certificate(s) for
          such number of shares will be delivered to the Employee or, in the case of the
          Employee’s death, to his or her beneficiary. 

          

     	5.	
          Beneficiary. The Employee may designate one or more beneficiaries who
          shall be entitled to receive the Restricted Shares that vest upon the death of
          Employee. The Employee may from time to time revoke or change his or her
          beneficiary designation without the consent of any prior beneficiary by filing a
          new designation with the Company. The last such designation received by the
          Company shall be controlling; provided, however, that no designation, or change
          or revocation thereof, shall be effective unless received by the Company prior
          to the Employee’s death, and in no event shall any designation be effective
          as of a date prior to such receipt. If no beneficiary designation is in effect
          at the time of Employee’s death, or if no designated beneficiary survives
          the Employee or if such designation conflicts with law, the Employee’s
          estate will be considered the beneficiary. If the Board is in doubt as to the
          right of any person to receive the Restricted Shares, the Company may refuse to
          issue shares to any individual, without liability for any interest or dividends
          on the underlying Stock, until the Board determines the person entitled to
          receive the shares, or the Company may apply to any court of appropriate
          jurisdiction and such application shall be a complete discharge of the liability
          of the Company therefor. 

          

     	6.	
          Restrictions on Issuance and Transfer of Shares. 

          

	 	a. 	General. No
shares of Stock will be issued under this Agreement unless           and until the
Company has determined to its satisfaction that such issuance           complies with all
relevant provisions of applicable law, including the           requirements of any stock
exchange on which the shares may then be traded.  

	 	b. 	Securities
Laws. Employee acknowledges that he or she is acquiring the           Restricted
Shares for investment purposes only and not with a view to resale or           other
distribution thereof to the public in violation of the Securities Act of           1933,
as amended (the “Act”). Employee agrees and acknowledges with           respect
to any Restricted Shares that have not been registered under the Act,           that (i)
Employee will not sell or otherwise dispose of such shares except           pursuant to
an effective registration statement under the Act and any applicable           state
securities laws, or in a transaction which in the opinion of counsel for           the
Company is exempt from such registration, and (ii) a legend will be placed           on
the certificates for the shares to such effect. As further conditions to the
          issuance of the Restricted Shares, the Employee agrees for himself, his
          beneficiary(ies), and his heirs, legatees and legal representatives, prior to
          such issuance to execute and deliver to the Company such investment
          representations and warranties, to enter into a restrictive stock transfer
          agreement, and to take or refrain from taking such other actions, as counsel
for           the Company determines may be necessary or appropriate for compliance with
the           Act and any applicable federal or state securities laws, regardless of
whether           the shares have at that time been registered under the Act or qualified
under           the securities laws of any state.  

2 

     	7.	
          Tax Withholding. To the extent that the receipt of the Restricted Shares
          or the vesting of the Restricted Shares results in income to the Employee for
          Federal, state or local income tax purposes, the Employee shall deliver to the
          Company at the time the Company (or a Subsidiary or Affiliate) is obligated to
          withhold taxes in connection with such receipt or vesting, as the case may be,
          such amount as the Company requires to meet its withholding obligation under
          applicable tax laws or regulations, and if the Employee fails to do so, the
          Company has the right and authority to deduct or withhold from other
          compensation payable to the Employee an amount sufficient to satisfy its
          withholding obligations. If the Employee does not make an election under Section
          83(b) of the Internal Revenue Code of 1986, as amended, in connection with this
          Agreement, the Employee may satisfy the withholding requirement, in whole or in
          part, by electing to have the Company withhold for its own account that number
          of Restricted Shares otherwise deliverable to the Employee from escrow hereunder
          on the date the tax is to be determined having an aggregate Fair Market Value on
          the date the tax is to be determined equal to the minimum statutory total tax
          that the Company must withhold in connection with the vesting of such Shares.
          Such election must be irrevocable, in writing, and submitted to the Secretary of
          the Company before the applicable vesting date. The Fair Market Value of any
          fractional Share not used to satisfy the withholding obligation (as determined
          on the date the tax is determined) will be paid in cash. 

          

     	8.	
          Failure to Enforce Not a Waiver. The failure of the Company to enforce at
          any time any provision of this Agreement shall in no way be a waiver of such
          provision or of any other provision hereof. 

          

     	9.	
          Employee Bound by Plan. Employee hereby acknowledges receipt of a copy of
          the 2006 Plan and agrees to be bound by all the terms and provisions thereof.
          The terms of the 2006 Plan to the extent not stated herein are expressly
          incorporated herein by reference and in the event of any conflict between this
          Agreement and the Plan, the Plan shall govern. Any capitalized terms not defined
          herein will have the meanings given in the Plan. This Agreement is subject to
          all of the terms, conditions and provisions of the Plan, including, without
          limitation, the amendment provisions thereof, and to such rules, regulations and
          interpretations relating to the Plan or this Agreement adopted by the Board and
          in effect from time to time. By signing below, the Participant agrees and
          accepts on behalf of himself or herself, and his or her heirs, legatees and
          beneficiary(ies), that all decisions or interpretations of the Board with
          respect to the Plan or this Agreement are binding, conclusive and final. 

          

     	10.	
          Notices. Any notice hereunder to the Company shall be addressed to it at
          its office, 401 Charmany Drive, Madison, WI 53711; Attention: Corporate
          Secretary, and any notice hereunder to Employee shall be addressed to him or her
          at the last home address on file with the Company. Either party may designate
          some other address at any time hereafter in writing. 

          

3 

     	11.	
          Severability. In the event any provision of the Agreement is held illegal
          or invalid for any reason, the illegality or invalidity will not affect the
          remaining provisions of the Agreement, and the Agreement shall be construed and
          enforced as if the illegal or invalid provision had not been included. 

          

     	12.	
          Amendments. This Agreement may be amended or modified at any time by an
          instrument in writing signed by the parties hereto, and may be amended or
          terminated by the Company or the Board without the Employee’s consent as
          provided in the Plan. 

          

        IN
WITNESS WHEREOF, the parties have executed this Restricted Stock Agreement on the day
and year first above written. 

		
		FIRST BUSINESS FINANCIAL SERVICES, INC.
		
      By ____________________________________________
		      Its:
		
      The undersigned hereby accepts and agrees to all the terms
		      and provisions of the foregoing Restricted Stock Agreement
		      and to all the terms and provisions of the First Business
		      Financial Services, Inc. 2006 Equity Incentive Plan.
		

      _______________________________________________
		(Employee)

4EXHIBIT 10.2

                           COMMERCIAL LEASE AGREEMENT

This lease, made this 30th day of June, 2006 by and between King Investment
Partners ("Landlord") whose address is; PO Box 1762, King, NC 27021 and Braemar,
Inc. ("Tenant") whose address is; 1285 Corporate Center Dr., Suite 150, Eagan,
MN 55121.

                                  WITNESSETH:

PREMISES
         1. Landlord, for an in consideration of the rents, covenants,
         agreements, and stipulations hereinafter mentioned, provided for and
         covenanted to be paid, kept and performed by Tenant, leases and rents
         unto Tenant, and Tenant hereby leases and takes upon the terms and
         conditions which hereinafter appear, the following described property
         (hereinafter called the "Premises"), to wit:

         Address: 157 Industrial Drive, King, NC 27021
                  ------------------------------------

         Legal Description: Brick and steel building
                            ------------------------

TERM
         2. The Tenant shall have and hold the Premises for a term of Two Years
         beginning on the 30th day of June, 2006 and ending on the 29th day of
         June, 2008, at midnight, unless sooner terminated as hereinafter
         provided. The first Lease Year Anniversary shall be the date twelve
         (12) calendar months after the first day of the first full month of the
         term hereof and successive Lease Year Anniversaries shall be the date
         twelve (12) calendar months from the previous Lease Year Anniversary.

         THIS LEASE MAY BE CANCELLED WITH 90-DAY NOTICE.

RENTAL
         3. Tenant agrees to pay Landlord or its Agent without demand, deduction
         or set off, an annual rental of $50,400.00 payable in equal monthly
         installments of $4,200.00 in advance on the first day of each calendar
         month during the term hereof. Upon execution of this lease, Tenant
         shall pay to Landlord the first month's rent due hereunder. Rental for
         any period during the term hereof which is less than one month shall be
         the pro-rated portion of the monthly rental due.

LATE CHARGES
         4. If Landlord fails to receive any rent payment within 30 days after
         it becomes due, Tenant shall pay Landlord, as additional rental, a late
         charge equal to six percent (6%) of the overdue amount of $250.00,
         whichever is greater, plus any actual bank fees incurred for resumed or
         dishonored checks. The parties agree that such a late charge represents
         a fair and reasonable estimate of the cost Landlord will incur by
         reason of such late payment.

UTILITY BILLS
         5. Tenant shall pay all utilities. Responsibility to pay for a utility
         service shall include all metering, hook-up fees or other miscellaneous
         charges associated with the installation and maintenance of such
         utility in said party's name.

<PAGE>

USE OF PREMISES
         6. The Premises shall be used for manufacture, sales and repair of
         electronic equipment purposes only and no other. The Premises shall not
         be used for any illegal purposes, nor in any manner to create any
         nuisance or trespass.

TAX AND INSURANCE
         7. Tenant shall pay all taxes (including but not limited to, ad valorem
         taxes, special assessments and any other governmental charges) on the
         Premises for each tax year. Tenant shall further pay all fire and
         extended coverage insurance including any and all public liability
         insurance on the building.

INDEMNITY; INSURANCE
         8. Tenant agrees to and hereby does indemnify and save Landlord
         harmless against all claims for damages to persons or property by
         reason of Tenant's use or occupancy of the Premises, and all expenses
         incurred by Landlord because thereof, including attorney's fees and
         court costs. Supplementing the foregoing and in addition thereto,
         Tenant shall during the term of this Lease and any extension or renewal
         thereof, and at Tenant's expense, maintain in full force and effect
         comprehensive general liability insurance, which insurance shall
         contain a special endorsement recognizing and insuring any liability
         accruing to Tenant under the first sentence of this paragraph and
         naming Landlord as additional insured. Tenant shall provide evidence of
         such insurance to Landlord prior to the commencement of the term of
         this Lease. Landlord and Tenant each hereby release and relieve the
         other, and waive any right of recovery, for loss or damage arising out
         of or incident to the perils insured against which perils occur in, on
         or about the Premises, whether due to the negligence of Landlord or
         Tenant or their agents, employees, contractors and/or invitees, to the
         extent that such loss or damage is within the policy limits of said
         comprehensive general liability insurance. Landlord and Tenant shall,
         upon obtaining the policies or insurance required, give notice to the
         insurance carrier or carriers that the foregoing mutual waiver of
         subrogation is contained in this Lease.

REPAIRS BY LANDLORD
         9. Landlord agrees to keep in good repair the roof, foundation and
         exterior walls of the Premises (exclusive of all glass and exclusive of
         all exterior doors) and underground utility and sewer pipes outside the
         exterior walls of the building except repairs rendered necessary by the
         negligence or intentional wrongful acts of Tenant, its agents,
         employees or invitees. Tenant shall promptly report in writing to
         Landlord any defective condition known to it which Landlord is
         required to repair and failure to report such conditions shall make
         Tenant responsible to Landlord for any liability incurred by Landlord
         by reason of such conditions.

REPAIRS BY TENANT
         10. Tenant accepts the Premises in their present condition and as
         suited for the uses intended by Tenant. Tenant shall, throughout the
         initial term of this Lease, and any extension or renewal thereof, at
         its expense, maintain in good order and repair the Premises, including
         the building, heating and air conditioning equipment (including but not
         limited to replacement of parts, compressors, air handling units and
         heating units) and other improvements located thereon, except those
         repairs expressly required to be made by Landlord hereunder. Unless the
         grounds are common areas of a building(s) larger than the Premises,
         Tenant further agrees to care for the grounds around the building,
         including paving, the mowing of grass, care of shrubs and general
         landscaping. Tenant agrees to return the Premises to Landlord at the
         expiration or prior termination of this Lease, in as good condition and
         repair as when first received, natural wear and tear, damage by storm,
         fire, lightning, earthquake or other casualty alone excepted. Tenant,
         Tenant's employees, agents, contractors or subcontractors shall take no
         action which may void any manufacturers or installers warranty with
         relation to the Premises. Tenant shall indemnify and hold Landlord
         harmless from any

                                   Page 2 of 8

<PAGE>

         liability, claim, demand or cause of action arising on account of
         tenant's breach of the provisions of this paragraph.

ALTERATIONS
         11. Tenant shall not make any alterations, additions or improvements
         to the Premises without Landlord's prior written consent. Tenant shall
         promptly remove any alterations, additions, or improvements
         constructed in violation of this Paragraph upon Landlord's written
         request. All approved alterations, additions, and improvements will be
         accomplished in a good and workmanlike manner, in conformity with all
         applicable laws and regulations, and by a contractor approved by
         Landlord, free of any liens or encumbrances. Landlord may require
         Tenant to remove any alterations, additions or improvements (whether
         or not made with Landlord's consent) at the termination of the Lease
         and to restore the Premises to its prior condition, all at Tenant's
         expense. All alterations, additions and improvements which Landlord
         has not required Tenant to remove shall become Landlord's property and
         shall be surrendered to Landlord upon the termination of this Lease,
         except that Tenant may remove any of Tenant's machinery or equipment
         which can be removed without material damage to the Premises. Tenant
         shall repair, at Tenant's expense, any damage to the Premises caused
         by the removal of any such machinery or equipment.

REMOVAL OF FIXTURES
         12. Tenant may (if not in default hereunder) prior to the expiration of
         this Lease, or any extension or renewal thereof, remove all fixtures
         and equipment which it has placed in the Premises, provided Tenant
         repairs all damage to the Premises cause by such removal.

DESTRUCTION OF OR DAMAGE TO PREMISES
         13. If the Premises are totally destroyed by storm, fire, lightning,
         earthquake or other casualty, this lease shall terminate as of the date
         of such destruction and rental shall be accounted for as between
         Landlord and Tenant as of that date. If the Premises are damaged but
         not wholly destroyed by any such casualties, rental shall abate in such
         proportion as effective use of the Premises has been affected and
         Landlord shall restore Premises to substantially the same condition as
         before damage as speedily as is practicable, whereupon full rental
         shall commence.

GOVERNMENT ORDERS
         14. Tenant agrees, at its own expense, to comply promptly with all
         requirements of any legally constituted public authority made necessary
         by reason of Tenant's occupancy of the Premises. Landlord agrees to
         comply promptly with any such requirements if not made necessary by
         reason of Tenant's occupancy. It is mutually agreed, however, between
         Landlord and Tenant, that if in order to comply with such requirements,
         the cost to Landlord or Tenant, as the case may be, shall exceed a sum
         equal to one year's rent, the Landlord or Tenant, whichever is
         obligated to comply with such requirements, may terminate this Lease by
         giving written notice of termination to the other party by registered
         mail, which termination shall become effective sixty (60) days after
         receipt of such notice and which notice shall eliminate the necessity
         of compliance with such requirements by giving such notice unless the
         party giving such notice of termination shall, before termination
         becomes effective, pay to the party giving notice all cost of
         compliance in excess of one year's rent, or secure payment of said sum
         in manner satisfactory to the party giving notice.

                                   Page 3 of 8

<PAGE>

CONDEMNATION
         15. If the whole of the Premises, or such portion thereof as will make
         the Premises unusable for the purposes herein leased, is condemned by
         any legally constituted authority for any public use or purpose, then
         in either of said event the term hereby granted shall cease from the
         date when possession thereof is taken by public authorities, and rental
         shall be accounted for as between Landlord and Tenant as of said date.
         Such termination, however, shall be without prejudice to the rights of
         either Landlord of Tenant to recover compensation and damage caused by
         condemnation from the condemnor. It is further understood and agreed
         that Tenant shall not have any rights in any award made to Landlord by
         any condemnation authority.

ASSIGNMENT AND SUBLETTING
         16. Tenant shall not, without the prior written consent of Landlord,
         which shall not be unreasonably withheld, assign this Lease or any
         interest hereunder, or sublet the Premises or any part thereof, or
         permit the use of the Premises by any party other than the Tenant.
         Consent to any assignment or sublease shall not impair this provision
         and all later assignments or subleases shall be made likewise only on
         the prior written consent of Landlord. The Assignee of Tenant, at
         option of Landlord, shall become directly liable to Landlord for all
         obligations of Tenant hereunder, but no sublease or assignment by
         Tenant shall relieve Tenant of any liability hereunder.

EVENTS OF DEFAULT
         17. The happening of any one or more of the following events
         (hereinafter any one of which may be referred to as an "Event of
         Default") during the term of this Lease, or any renewal or extension
         thereof, shall constitute a breach of this Lease on the part of the
         Tenant: (a) Tenant fails to pay the rental as provided for herein; (b)
         Tenant abandons or vacates the Premises; (c) Tenant fails to comply
         with or abide by and perform any other obligation imposed upon Tenant
         under this Lease; (d) Tenant is adjudicated bankrupt; (e) A permanent
         receiver is appointed for Tenant's property and such receiver is not
         removed within sixty (60) days after written notice from Landlord to
         Tenant to obtain such removal; (f) Tenant, either voluntarily or
         involuntarily, takes advantage of any debt or relief proceedings under
         any present or future law, whereby the rent or any part thereof is, or
         is proposed to be reduced or payment thereof deferred; (g) Tenant makes
         an assignment for benefit of creditor; or (h) Tenant's effects are
         levied upon or attached under process against Tenant, which is not
         satisfied or dissolved within thirty (30) days after written notice
         from Landlord to Tenant to obtain satisfaction thereof.

REMEDIES UPON DEFAULT
         18. Upon the occurrence of Event of Default, Landlord may pursue any
         one or more of the following remedies separately or concurrently,
         without prejudice to any other remedy herein provided or provided by
         law; (a) if the Event of Default involves nonpayment of rental and
         Tenant fails to cure such default within five (5) days after receipt of
         written notice thereof from Landlord, or if the Event of Default
         involves a default in performing any of the terms or provisions of this
         Lease other than the payment of rental and Tenant fails to cure such
         default within (15) days after receipt of written notice of default
         from Landlord, Landlord may terminate this Lease by giving written
         notice to Tenant and upon such termination shall be entitled to recover
         from Tenant damages as may be permitted under application law; or (b)
         if the Event of Default involves any matter other than those set forth
         in item (a) of this paragraph, Landlord may terminate this Lease by
         giving written notice to Tenant and, upon such termination, shall be
         entitled to recover from the Tenant damages in an amount equal to all
         rental which is due and all rental which would otherwise have become
         due throughout the remaining term of this Lease, or any renewal or
         extension thereof (as if this Lease had not been terminated); or (c)
         upon any Event of Default, Landlord, as Tenant's agent, without
         termination this Lease, may enter upon and rent the Premises, in whole
         or in part, at the best

                                   Page 4 of 8

<PAGE>

         price obtainable by reasonable effort, without advertisement and by
         private negotiations and for any term Landlord deems proper, with
         Tenant being liable to Landlord for this deficiency, if any, between
         Tenant's rent hereunder and the price obtained by Landlord on reletting
         provided however, that Landlord shall not be considered to be under any
         duty by reason of this provision to take any action to mitigate damages
         by reason of Tenant's default. In the event Landlord hires an attorney
         to enforce its rights upon default, Tenant shall in addition be liable
         for reasonable attorney's fees and all costs of collection.

EXTERIOR SIGNS
         19. Tenant shall place no signs upon the outside walls or roof of the
         Premises, except with the express written consent of the Landlord. Any
         and all signs placed on the Premises by Tenant shall be maintained in
         compliance with governmental rules and regulations governing such signs
         and Tenant shall be responsible to Landlord for any damage caused by
         installation, use or maintenance of said signs, and all damage incident
         to removal thereof.

LANDLORD'S ENTRY OF PREMISES
         20. Landlord may advertise the Premises "For Rent" or "For Sale" ninety
         (90) days before the termination of this Lease. Landlord may enter the
         Premises at reasonable hours to exhibit same to prospective purchasers
         or tenants and to make repairs required of Landlord under the terms
         hereof or to make repairs to Landlord's adjoining property, if any.

EFFECT OF TERMINATION OF LEASE
         21. No termination of this Lease prior to the normal ending thereof, by
         lapse of time or otherwise, shall affect Landlord's right to collect
         rent for the prior to termination thereof.

MORTGAGEE'S RIGHTS
         22. Tenant's rights shall be subject to any bona fide mortgage, deed of
         trust or other security interest which is now or may hereafter be
         placed upon the Premises by Landlord. Tenant shall, if requested by
         Landlord, execute a separate agreement reflecting such subordination,
         and shall be obligated to execute such documentation as may facilitate
         Landlord's sale or refinancing of the Premises, including, but not
         limited to estoppel certificates, subordination or attornment
         agreements.

QUIET ENJOYMENT
         23. So long as Tenant observes and performs the covenants and
         agreements contained herein, it shall at all times during the Lease
         term peacefully and quietly have and enjoy possession of the Premises,
         but always subject to the terms hereof. Provided, however, that in the
         event Landlord shall sell or otherwise transfer its interest in the
         Premises, Tenant agrees to attorn to any new owner or interest holder
         and shall, if requested by Landlord, execute a separate agreement
         reflecting such attornment, provided that said agreement requires the
         new owner or interest holder to recognize its obligations and Tenant's
         rights hereunder.

HOLDING OVER
         24. If Tenant remains in possession of the Premises after expiration of
         the term hereof, with Landlord's acquiescence and without any express
         agreement of the parties, Tenant shall be a tenant at will at the
         rental rate which is in effect at end of this Lease and there shall be
         no renewal of this Lease by operation of law. If Tenant remains in
         possession of the Premises after expiration of the term hereof without
         Landlord's acquiescence, Tenant shall be a tenant at sufferance and
         commencing on the date following the date of such expiration, the
         monthly rental payable under Paragraph 3 above shall for each month, or
         fraction thereof during which Tenant so remains in possession of the
         premises, be twice the monthly rental otherwise payable under Paragraph
         3 above.

                                   Page 5 of 8

<PAGE>

ATTORNEY'S FEES
         25. In the event that any action or proceeding is brought to enforce
         any term, covenant or condition of this Lease on the part of Landlord
         or Tenant, the prevailing party in such litigation shall be entitled to
         recover reasonable attorney's fees and costs.

RIGHTS CUMULATIVE
         26. All rights, powers and privileges conferred hereunder upon parties
         hereto shall be cumulative and not restrictive of this given by law.

WAIVER OF RIGHTS
         27. No failure of Landlord to exercise any power given Landlord
         hereunder or to insist upon strict compliance by Tenant of its
         obligations hereunder and no custom or practice of the parties at
         variance with the terms hereof shall constitute a waiver of Landlord's
         right to demand exact compliance with the terms hereof.

ENVIRONMENTAL LAWS
         28. (a) Tenant shall not bring onto the Premises any Hazardous
         Materials (as defined below) without the prior written approval by
         Landlord. Any approval must be preceded by submission to Landlord of
         appropriate Material Safety Data Sheets (MSD Sheets). In the event of
         approval by Landlord, Tenant covenants that it will (1) comply with all
         requirements of any constituted public authority and all federal, state
         and local codes, statutes, rules and regulations, and laws, whether now
         in force or hereafter adopted relating to Tenant's use of the Premises,
         or relating to the storage, use, disposal, processing, distribution,
         shipping or sales of any hazardous, flammable, toxic, or dangerous
         materials, waste or substance, the presence of which is regulated by a
         federal, state, or local law, ruling rule or regulation hereafter
         collectively referred to as "Hazardous Materials"); (2) comply with any
         reasonable recommendations by the insurance carrier of either Landlord
         or Tenant relating to the use by Tenant on the Premises of such
         Hazardous Materials; (3) refrain from unlawfully disposing of or
         allowing the disposal of any Hazardous Materials upon, within, about or
         under the Premises; and (4) remove all Hazardous Materials from the
         Premises, either after their use by Tenant or upon the expiration or
         earlier termination of this lease, in compliance with all applicable
         laws.

                  (b) Tenant shall be responsible for obtaining all necessary
         permits in connection with its use, storage and disposal of Hazardous
         Materials, and shall develop and maintain, and where necessary file
         with the appropriate authorities all reports, receipts, manifest,
         filings, lists and invoices covering those Hazardous Materials and
         Tenant shall provide Landlord with copies of all such items upon
         request. Tenant shall provide within five (5) days after receipt
         thereof, copies of all notices, orders, claims or other correspondence
         from any federal, state or local government or agency alleging any
         violation of any environmental law or regulation by Tenant, or related
         in any manner to Hazardous Materials. In addition, Tenant shall provide
         Landlord with copies of all responses to such correspondence at the
         time of the response.

                  (c) Tenant hereby indemnifies and holds harmless Landlord, its
         successors and assigns from and against any and all losses,
         liabilities, damages, injuries, penalties, fines, costs, expenses and
         claims of any and every kind whatsoever (including attorney's fees and
         costs, expenses or claims asserted or arising under the Comprehensive
         Environmental Response, Compensation and Liability Act of 1980, as
         amended, from time to time, and regulations promulgated thereunder, any
         so-called state or local "Superfund" or "Superlien" law, or any other
         federal, state or local statute, law or ordinance, code, rule,
         regulation, order or decree

                                   Page 6 of 8

<PAGE>

         regulating relating to, or imposing liability or standards of conduct
         concerning any Hazardous Materials) paid, incurred or suffered by, or
         asserted against, Landlord as a result of any claim, demand or judicial
         or administrative action by any person or entity (including
         governmental or private entities) for, with respect to, or as a direct
         or indirect result of, the presence on or under or the escape, seepage,
         leakage, spoilage, discharge, emission or release from the Premises on
         any Hazardous Materials caused by Tenant or Tenant's agents, employees,
         invitees or successors in interest. This indemnity shall also apply to
         any release of Hazardous Materials caused by a fire or other casualty
         to the Premises if such Hazardous Materials were stored on the Premises
         by Tenant, its agents, employees, invitees or successors in interest.

                  (d) If Tenant fails to comply with the Covenants to be
         performed hereunder with respect to Hazardous materials, or if an
         environmental protection lien is filed against the Premises as a result
         of the actions of Tenant, its agents, employees or invitees, then the
         occurrence of any such events shall be considered a default hereunder.

                  (e) Tenant will give Landlord prompt notice of any release of
         Hazardous Materials, reportable or non-reportable, to federal, state or
         local authorities, of any fire, or any damage occurring on or to the
         Premises.

                  (f) Tenant will use and occupy the Premises and conduct its
         business in such a manner that the Premises are neat, clean and orderly
         at all times with all chemicals or Hazardous Materials marked for easy
         identification and stored according to all codes at outline above.

                  (g) The warranties and indemnities contained in this Paragraph
         shall survive the termination of this Lease.

TIME ESSENCE
         29. Time is of the essence in this Lease.

ABANDONMENT
         30. Tenant shall not abandon the Premises at any time during the Lease
         term. If Tenant shall abandon the Premises or be dispossessed by
         process of law, any Personal Property belonging to Tenant and left on
         the Premises shall, at the option of Landlord, be deemed abandoned, and
         available to Landlord to use or sell to offset any rent due or any
         expenses incurred by removing same and restoring the Premises.

DEFINITIONS
         31. "Landlord" as used in this Lease shall include the undersigned, its
         heirs, representatives, assigns and successors in title to the
         Premises. "Agent" as used in this Lease shall mean the party designated
         as same in Paragraph 32, its heirs, representatives, assigns and
         successors. "Tenant" shall include the undersigned and its heirs,
         representatives, assigns and successors, and if this Lease shall be
         validly assigned or sublet, shall include also Tenant's assignees or
         sublessees as to the Premises covered by such assignment or sublease.
         "Landlord", "Tenant", and "Agent" include male and female, singular and
         plural, corporation, partnership or individual, as may fit the
         particular parties.

NOTICES
         32. All notices required or permitted under this Lease shall be in
         writing and shall be personally delivered or sent by U.S. Certified
         mail, return receipt requested, postage prepaid. Notices to Tenant
         shall be delivered or sent to the address shown at the beginning of
         this Lease, except that upon Tenant taking possession of the Premises,
         then the Premises shall be Tenant's address for such purposes. Notices
         to

                                   Page 7 of 8

<PAGE>

         Landlord shall be delivered or sent to the address shown at the
         beginning of this Lease and notices to Agent, if any, shall be
         delivered or sent to Agent for King Investment Partners, PO Box 5871,
         Winston-Salem, NC 27113-5871.

ALL NOTICES SHALL BE EFFECTIVE UPON DELIVERY. ANY PARTY MAY CHANGE ITS NOTICE
ADDRESS UPON WRITTEN NOTICE TO THE OTHER PARTIES, GIVEN AS PROVIDED HEREIN.

ENTIRE AGREEMENT
         33. This Lease contains the entire agreement of the parties hereto,
         and no representations, inducements, promises or agreements, oral or
         otherwise between the parties, not embodied herein shall be of any
         force or effect. This Lease may not be modified except by a writing
         signed by all the parties hereto.

AUTHORIZED LEASE EXECUTION
         34. Each individual executing this Lease as director, officer, partner,
         member or agent of a corporation, limited liability company, or
         partnership represents and warrants that he is duly authorized to
         execute and deliver this Lease on behalf of such corporation, limited
         liability company, or partnership.

TRANSFER OF LANDLORD'S INTEREST
         35. In the event of the sale, assignment or transfer by Landlord of its
         interest in the Premises or in this Lease (other than a collateral
         assignment to secure a debt of Landlord) to a successor in interest who
         expressly assumes the obligation of Landlord under this Lease, Landlord
         shall thereupon be released and discharged from all its covenants and
         obligations under this Lease, except those obligations that have
         accrued prior to such sale, assignment or transfer; and Tenant agrees
         to look solely to the successor in interest of Landlord for the
         performance of those covenant's accruing after such sale, assignment or
         transfer. Landlord's assignment of this Lease, or of any or all of its
         right in this Lease, shall not affect Tenant's obligations hereunder,
         and Tenant shall attorn and look to the assignee as Landlord, provided
         Tenant has first received written notice of the assignment of
         Landlord's interest.

MEMORANDUM OF LEASE
         36. Upon request by either Landlord or Tenant, the parties hereto shall
         execute a short form lease (Memorandum of Lease) in recordable form,
         setting forth such provisions hereof (other than the amount of Base
         Monthly Rent and other sums due) as either party may wish to
         incorporate. The cost of recording such memorandum of lease shall be
         borne by the party requesting execution of same.

IN WITNESS WHEREOF, THE PARTIES HERETO HAVE HEREUNTO SET THEIR HANDS AND SEALS,
THAT DATE AND YEARS FIRST ABOVE WRITTEN.

LANDLORD:                                TENANT:

BUSINESS ENTITY:                         BUSINESS ENTITY:
KING INVESTMENT PARTNERS                 BRAEMAR, INC.

By: /s/ Diane B. Lackey   (SEAL)         By: /s/ Harold A. Strandquist   (SEAL)
    ---------------------                    ---------------------------
    Diane B. Lackey,                         Harold A. Strandquist,
    General Partner                          President

                                                    July 27, 2006

                                   Page 8 of 8

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