Document:

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                                                                    EXHIBIT 10.3

                                   FORM OF
                           INDEMNIFICATION AGREEMENT
                           -------------------------

     THIS INDEMNIFICATION AGREEMENT (the "Agreement") is entered into as of this
___ day of _______________________,     , by and between divine interVentures,
inc., a Delaware corporation (the "Corporation"), and _________________
("Indemnitee").

                                   RECITALS
                                   --------

     a.   The Corporation is aware that, because of the increased exposure to
          litigation costs and risks resulting from service to corporations,
          talented and experienced persons are increasingly reluctant to serve
          or continue serving as directors or executive officers of corporations
          unless they are protected by comprehensive liability insurance and
          indemnification;

     b.   Plaintiffs often seek damages in such large amounts, and the costs of
          litigation may be so great (whether or not the case is meritorious),
          that the defense and/or settlement of such litigation is usually
          beyond the personal resources of directors and executive officers;

     c.   Based upon their experience as business managers, the Board of
          Directors of the Corporation (the "Board") has concluded that, to
          retain and attract talented and experienced individuals to serve as
          directors and executive officers of the Corporation, it is appropriate
          for the Corporation to contractually indemnify its directors and its
          executive officers, and to assume for itself liability for expenses
          and damages in connection with claims against such directors and
          executive officers in connection with their service to the
          Corporation; and

     d.   The Corporation believes that it is fair and proper to protect its
          directors and executive officers of the Corporation from the risk of
          judgments, settlements and other expenses which may occur as a result
          of their service to the Corporation.

     NOW, THEREFORE, the parties, intending to be legally bound, for good and
valuable consideration, hereby agree as follows:

     1.   Definitions.
          -----------

          (a)  Agent. "Agent" means a director or executive officer of the
               -----
     Corporation or a director, officer, employee, agent or fiduciary of another
     foreign or domestic corporation, partnership, joint venture, trust or other
     enterprise serving at the request, for the convenience, or to represent the
     interests, of the Corporation.
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          (b)  Change in Control. "Change in Control" means the happening of any
               -----------------
     of the following events:

               (i)   An acquisition by any individual, entity or group, within
                     the meaning of Section 13(d)(3) or 14(d)(2) of the Exchange
                     Act (a "Person"), of beneficial ownership (within the
                     meaning of Rule 13d-3 promulgated under the Exchange Act)
                     of twenty-five percent (25%) or more of either (1) the then
                     outstanding shares of common stock of the Corporation (the
                     "Outstanding Common Stock") or (2) the combined voting
                     power of the then outstanding voting securities of the
                     Corporation entitled to vote generally in the election of
                     directors (the "Outstanding Voting Securities"); excluding,
                     however, the following: (1) any acquisition directly from
                     the Corporation, other than an acquisition by virtue of the
                     exercise of a conversion privilege unless the security
                     being so converted was itself acquired directly from the
                     Corporation, (2) any acquisition by the Corporation; (3)
                     any acquisition by Andrew J. Filipowski or any of his
                     Permitted Transferees (as defined in the Certificate of
                     Incorporation of the Corporation), (4) any acquisition by
                     any employee benefit plan (or related trust) sponsored or
                     maintained by the Corporation or by any corporation
                     controlled by the Corporation; or (5) any acquisition by
                     any Person pursuant to a transaction which complies with
                     clauses (1), (2) and (3) of subsection (iii) of this
                     Section 1(b); or

               (ii)  Within any period of twenty-four (24) consecutive months, a
                     change in the composition of the Board such that the
                     individuals who, immediately prior to such period,
                     constituted the Board (such Board shall be hereinafter
                     referred to as the "Incumbent Board") cease for any reason
                     to constitute at least a majority of the Board; provided,
                     however, for purposes hereof, that any individual who
                     becomes a member of the Board during such period, whose
                     election, or nomination for election by the Corporation's
                     stockholders, was approved by a vote of at least a majority
                     of those individuals who are members of the Board and who
                     were also members of the Incumbent Board (or deemed to be
                     such pursuant to this proviso) shall be considered as
                     though such individual were a member of the Incumbent
                     Board; but, provided further, that any such individual
                     whose initial assumption of office occurs as a result of
                     either an actual or threatened election contest (as such
                     terms are used in Rule 14a-11 of Regulation 14A promulgated
                     under the Exchange Act) or other actual or threatened
                     solicitation of proxies or consents by or on behalf of a
                     Person other than the Board shall not be so considered as a
                     member of the Incumbent Board; or

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               (iii) The approval by the stockholders of the Corporation of a
                     reorganization, merger or consolidation or sale or other
                     disposition of all or substantially all of the assets of
                     the Corporation ("Corporate Transaction"); excluding,
                     however, such a Corporate Transaction pursuant to which (1)
                     all or substantially all of the individuals and entities
                     who are the beneficial owners, respectively, of the
                     Outstanding Common Stock and Outstanding Voting Securities
                     immediately prior to such Corporate Transaction will
                     beneficially own, directly or indirectly, more than sixty
                     percent (60%) of, respectively, the outstanding shares of
                     common stock, and the combined voting power of the
                     outstanding voting securities entitled to vote generally in
                     the election of directors, as the case may be, of the
                     corporation resulting from such Corporate Transaction
                     (including, without limitation, a corporation which as a
                     result of such transaction owns the Corporation or all or
                     substantially all of the Corporation's assets, either
                     directly or through one or more subsidiaries) in
                     substantially the same proportions as their ownership,
                     immediately prior to such Corporate Transaction, of the
                     Outstanding Common Stock and Outstanding Voting Securities,
                     as the case may be, (2) no Person (other than the
                     Corporation or any employee benefit plan (or related trust)
                     sponsored or maintained by the Corporation, by any
                     corporation controlled by the Corporation or by such
                     corporation resulting from such Corporate Transaction) will
                     beneficially own, directly or indirectly, more than twenty-
                     five percent (25%) of, respectively, the outstanding shares
                     of common stock of the corporation resulting from such
                     Corporate Transaction or the combined voting power of the
                     outstanding voting securities of such corporation entitled
                     to vote generally in the election of directors, except to
                     the extent that such ownership existed with respect to the
                     Corporation prior to the Corporate Transaction, and (3)
                     individuals who were members of the Board immediately prior
                     to the approval by the stockholders of the Corporation of
                     such Corporate Transaction will constitute at least a
                     majority of the members of the board of directors of the
                     corporation resulting from such Corporate Transaction; or

               (iv)  The approval by the stockholders of the Corporation of a
                     complete liquidation or dissolution of the Corporation,
                     other than to a corporation pursuant to a transaction which
                     would comply with clauses (1), (2) and (3) of subsection
                     (iii) of this Section 1(b), assuming for this purpose that
                     such transaction were a Corporate Transaction.

          (c)  Corporation. "Corporation" means divine interVentures, inc., a
               -----------
     Delaware corporation, its successors or assigns, or any Subsidiary of the
     Corporation. "Subsidiary"

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     means, and "Subsidiaries" include, (i) any corporation of which more than
     fifty percent (50%) of the outstanding voting securities are owned directly
     or indirectly by the Corporation, or which is otherwise controlled by the
     Corporation, and (ii) any partnership, limited liability company, joint
     venture, trust or other entity of which more than fifty percent (50%) of
     the equity interest is owned directly or indirectly by the Corporation, or
     which is otherwise controlled by the Corporation.

          (d)  Exchange Act. "Exchange Act" means the Securities Exchange Act of
               ------------
     1934, as amended.

          (e)  Independent Legal Counsel. "Independent Legal Counsel" means an
               -------------------------
     attorney or firm of attorneys that shall not have otherwise performed
     services for the Corporation or any Indemnitee within the last three (3)
     years, other than with respect to matters concerning the right of
     Indemnitee under this Agreement or of other indemnitees under similar
     indemnity agreements with the Corporation.

          (f)  Liabilities. "Liabilities" means losses, claims, damages,
               -----------
     liabilities, obligations, penalties, judgments, fines, settlement payments,
     awards, costs, expenses and disbursements (and any and all costs, expenses
     or disbursements in giving testimony or furnishing documents in response to
     a subpoena or otherwise), including, without limitation, all reasonable
     attorneys' fees, costs, expenses and disbursements, as and when incurred.

          (g)  Proceeding. "Proceeding" means any threatened, pending, or
               ----------
     completed action, suit, alternative dispute resolution mechanism or other
     proceeding, whether civil, criminal, administrative, investigative or any
     other type whatsoever.

          (h)  Control. "Control" means, with respect to any person or entity,
               -------
     the possession, direct or indirect, of the power to direct or cause the
     direction of the management and policies of such person or entity, whether
     through the ownership of voting securities, by contract or otherwise.

     2.   Maintenance of Liability Insurance.
          ----------------------------------

          The Corporation hereby covenants and agrees to and with Indemnitee
     that, so long as Indemnitee shall continue to serve as an Agent and
     thereafter so long as Indemnitee shall be subject to any claim or
     Proceeding by reason of the fact that Indemnitee was an Agent or in
     connection with Indemnitee's acts as such an Agent, the Corporation shall
     obtain and maintain in full force and effect directors' and officers'
     liability insurance ("D&O Insurance") providing reasonable amounts of
     coverage from established and reputable insurers. In all policies of D&O
     Insurance, Indemnitee shall be named as an insured. The Corporation shall
     advise Indemnitee as to the general terms of, and the amounts of coverage
     provided by, the D&O Insurance maintained by the Corporation and shall
     promptly notify Indemnitee of (a) any failure by the Corporation at any
     time to

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     maintain D&O Insurance or (b) any decrease in the amounts of coverage
     provided by D&O Insurance maintained by the Corporation.

     3.   Indemnification of Agent.
          ------------------------

          (a)  Third Party Actions. If Indemnitee is a person who was or is a
               -------------------
     party or is threatened to be made a party to any Proceeding (other than an
     action by or in the right of the Corporation) by reason of the fact that
     Indemnitee is or was, or is alleged to have been, an Agent of the
     Corporation, or by reason of anything done or not done, or alleged to have
     been done or not done, by Indemnitee in any such capacity or otherwise at
     the request of the Corporation or of its officers, directors or
     stockholders, the Corporation shall indemnify, defend and hold harmless
     Indemnitee against any and all Liabilities actually and reasonably incurred
     by Indemnitee in connection with the investigation, defense, settlement or
     appeal of such Proceeding, so long as Indemnitee acted in good faith and in
     a manner Indemnitee reasonably believed to be in, or not opposed to, the
     best interests of the Corporation, and, with respect to any criminal action
     or Proceeding, if Indemnitee had no reasonable cause to believe his conduct
     was unlawful.

          (b)  Derivative Actions. If Indemnitee is a person who was or is a
               ------------------
     party, or is threatened to be made a party, to any Proceeding by or in the
     right of the Corporation to procure a judgment in its favor by reason of
     the fact that Indemnitee is or was, or is alleged to have been, an Agent of
     the Corporation, or by reason of anything done or not done, or alleged to
     have been done or not done, by Indemnitee in any such capacity or otherwise
     at the request of the Corporation or of its officers, directors or
     stockholders, the Corporation shall indemnify, defend and hold harmless
     Indemnitee against all Liabilities actually and reasonably incurred by such
     person in connection with the investigation, defense, settlement or appeal
     of such Proceeding, if Indemnitee acted in good faith and in a manner
     Indemnitee reasonably believed to be in, or not opposed to, the best
     interests of the Corporation; provided, however, that no indemnification
     under this Section 3(b) shall be made in respect of any claim, issue or
     matter for which such person is adjudged to be liable for gross negligence
     or willful misconduct in the performance of Indemnitee's duties to the
     Corporation, unless, and only to the extent that, the court in which such
     Proceeding was brought shall determine upon application that, despite the
     adjudication of liability, but in view of all the circumstances of the
     case, Indemnitee is fairly and reasonably entitled to indemnity for such
     Liabilities as the court shall deem proper.

          (c)  Actions Where Indemnitee Is Deceased. If Indemnitee is a person
               ------------------------------------
     who was or is a party or is threatened to be made a party to any Proceeding
     by reason of the fact that he is or was, or is alleged to have been, an
     Agent of the Corporation, or by reason of anything done or not done, or
     alleged to have been done or not done, by Indemnitee in any such capacity,
     and prior to, during the pendency of, or after completion of, such
     Proceeding, Indemnitee shall die, then the Corporation shall indemnify,
     defend and hold harmless the estate, heirs and legatees of Indemnitee
     against any and all Liabilities incurred by such estate, heirs or legatees
     in connection with the investigation,

                                      -5-
<PAGE>

     defense, settlement or appeal of such Proceeding on the same basis as
     provided for Indemnitee in Sections 3(a) and 3(b) above.

          (d)  Reduction of Liabilities. The Liabilities covered hereby shall be
               ------------------------
     net of any payments to, or on behalf of, Indemnitee by D&O Insurance
     carriers or others with respect to the subject Proceeding.

          (e)  Survival Regardless of Investigation. The indemnification and
               ------------------------------------
     contribution provided for in this Agreement will remain in full force and
     effect regardless of any investigation made by or on behalf of Indemnitee.

     4.   Indemnification as Witness.
          --------------------------

          Notwithstanding any other provision of this Agreement, to the extent
     Indemnitee is, by reason of the fact that Indemnitee is or was, or is
     alleged to have been, an Agent of the Corporation, involved in any
     investigative Proceeding, including, but not limited to, testifying as a
     witness or furnishing documents in response to a subpoena or otherwise,
     Indemnitee shall be indemnified against any and all Liabilities actually
     and reasonably incurred by or for Indemnitee in connection therewith.

     5.   Advancement of Liabilities.
          --------------------------

          Subject to the provisions of Section 6(c), until a determination that
     Indemnitee is not entitled to be indemnified by the Corporation under the
     terms hereof, and unless the provisions of Section 9 apply, the Corporation
     shall reimburse Indemnitee for Liabilities previously paid by Indemnitee
     and shall advance Liabilities which the Corporation reasonably determines
     will be due and payable by Indemnitee. The execution and delivery of this
     Agreement by the Corporation evidences the specific approval by the Board
     of the reimbursement and advancement of Liabilities as provided for in this
     Section 5. As a condition to such reimbursement and/or advancement,
     Indemnitee shall, at the request of the Corporation, undertake in a manner
     reasonably satisfactory to the Corporation to repay such amounts reimbursed
     and/or advanced, without interest, if it shall ultimately be determined
     pursuant to Section 7 or 9 below that Indemnitee is not entitled to be
     indemnified by the Corporation under the terms of this Agreement. Subject
     to the foregoing, the reimbursement and/or advances to be made hereunder
     shall be paid by the Corporation to Indemnitee within twenty (20) business
     days following delivery of a written request by Indemnitee to the
     Corporation, which request shall be accompanied by vouchers, invoices and
     similar evidence documenting the amounts incurred or to be incurred by
     Indemnitee.

     6.   Indemnification Procedures.
          --------------------------

          (a)  Notice by Indemnitee. Promptly after receipt by Indemnitee of
               --------------------
     notice of the commencement or threat of commencement of any Proceeding,
     Indemnitee shall, if Indemnitee believes that indemnification with respect
     thereto may be sought from the

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<PAGE>

     Corporation under this Agreement, deliver written notice to the Corporation
     of the commencement or threat of commencement thereof, provided that any
     failure to so notify the Corporation shall not relieve the Corporation of
     its obligations hereunder, except to the extent that such failure or delay
     increases the liability of the Corporation hereunder.

          (b)  D & O Insurance. If, at the time of receipt of a notice pursuant
               ---------------
     to Section 6(a) above, the Corporation has D&O Insurance in effect, the
     Corporation shall give prompt notice of the Proceeding or claim to its
     insurers in accordance with the procedures set forth in the applicable
     policies. The Corporation shall thereafter take all necessary or desirable
     action to cause such insurers to pay all amounts payable as a result of
     such Proceeding in accordance with the terms of such policies, and
     Indemnitee shall not take any action (by waiver, settlement or otherwise)
     which would adversely affect the ability of the Corporation to obtain
     payment from its insurers.

          (c)  Assumption of Defense. In the event the Corporation shall be
               ---------------------
     obligated under this Agreement to pay the Liabilities of Indemnitee, the
     Corporation shall be entitled to assume the defense (with counsel
     reasonably acceptable to Indemnitee, approval thereof not to be
     unreasonably withheld) of the Proceeding to which the Liabilities relate.
     The Corporation agrees to promptly notify Indemnitee in writing upon its
     election to assume such defense. Once the Corporation (i) provides
     Indemnitee with written notice of its election to assume such defense, (ii)
     obtains approval from Indemnitee of its proposed counsel and (iii) retains
     such counsel, the Corporation will not be liable to Indemnitee under this
     Agreement for any attorney's fees or other Liabilities subsequently
     incurred by Indemnitee with respect to such Proceeding, unless (x) the
     Liabilities incurred by Indemnitee were previously authorized by the
     Corporation or (y) counsel for Indemnitee shall have provided the
     Corporation with a written opinion of counsel stating that there is a
     likelihood that a conflict of interest exists between the Corporation and
     Indemnitee in the conduct of any such defense.

     7.   Determination of Right to Indemnification.
          -----------------------------------------

          (a)  Successful Proceeding. To the extent Indemnitee has been
               ---------------------
     successful, on the merits or otherwise, in the defense of any Proceeding
     referred to in Section 3(a) or 3(b) above, the Corporation shall indemnify
     Indemnitee against all Liabilities incurred by him in connection therewith.
     If Indemnitee is not wholly successful in such Proceeding, but is
     successful, on the merits or otherwise, as to one or more but less than all
     claims, issues or matters in such Proceeding, then the Corporation shall
     indemnify Indemnitee against all Liabilities actually or reasonably
     incurred by or for him in connection with each successfully resolved claim,
     issue or matter. For purposes of this Section 7(a), and without limitation,
     the termination of any Proceeding, or any claim, issue or matter in such a
     Proceeding, by dismissal, with or without prejudice, shall be deemed to be
     a successful result as to such Proceeding, claim, issue or matter, so long
     as there has been no finding (either adjudicated or pursuant to Section
     7(c) below) that Indemnitee (i) did not act in good faith, (ii) did not act
     in a manner reasonably believed to be in, or not opposed to, the

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<PAGE>

     best interests of the Corporation, or (iii) with respect to any criminal
     proceeding, had reasonable grounds to believe his conduct was unlawful.

          (b)  Other Proceedings. In the event that Indemnitee has not been
               -----------------
     successful in the defense of less than all claims, issues or matters of any
     Proceeding referred to in Section 3(a) or 3(b) above, the Corporation shall
     nevertheless indemnify Indemnitee against all Liabilities incurred by
     Indemnification in connection therewith, unless and only to the extent that
     the forum listed in Section 7(c) or 7(f) below determines that Indemnitee
     has not met the applicable standard of conduct set forth in Section 3(a) or
     3(b) above required to entitle Indemnitee to such indemnification.

          (c)  Forum in Event of Dispute. Subject to Section 3(f) below, the
               -------------------------
     determination that indemnification of Indemnitee is proper in the
     circumstances because Indemnitee has met the applicable standard of conduct
     set forth in Section 3(a) or 3(b) shall be made (i) by the Board, by a
     majority vote of the directors who are not parties to such Proceeding, even
     though less than a quorum or (ii) by a committee of such disinterested
     directors designated by a majority of such disinterested directors, even
     though less than a quorum, or (iii) if there are no such disinterested
     directors, or if such disinterested directors shall so direct, by
     Independent Legal Counsel in a written opinion, or (iv) by the stockholders
     of the Corporation. The choice of which forum shall make the determination
     shall be made by the Board. The forum shall act in the utmost good faith to
     assure Indemnitee a complete opportunity to present to the forum
     Indemnitee's case that Indemnitee has met the applicable standard of
     conduct.

          (d)  Appeal to Court. Notwithstanding a determination by any forum
               ---------------
     listed in Section 7(c) above that Indemnitee is not entitled to
     indemnification with respect to a specific Proceeding, Indemnitee shall
     have the right to apply to the court in which that Proceeding is or was
     pending or any other court of competent jurisdiction for the purpose of
     enforcing Indemnitee's right to indemnification pursuant to this Agreement.

          (e)  Indemnity for Liabilities in Enforcement of Agreement.
               -----------------------------------------------------
     Notwithstanding any other provision in this Agreement to the contrary, the
     Corporation shall indemnify Indemnitee against all Liabilities incurred by
     Indemnitee in connection with any other Proceeding between the Corporation
     and Indemnitee involving the interpretation or enforcement of the rights of
     Indemnitee under this Agreement, unless a court of competent jurisdiction
     finds that the material claims and/or defenses of Indemnitee in any such
     Proceeding were frivolous or made in bad faith.

          (f)  Change in Control. Notwithstanding any other provision of this
               -----------------
     Agreement, the Corporation agrees that if there is a Change in Control,
     other than a Change in Control which has been approved, prior to such
     Change in Control, by a majority vote of the members of the Board, then,
     with respect to all matters thereafter arising concerning the rights of
     Indemnitee to payments of Liabilities under this Agreement or any other
     agreement or under the Certificate of Incorporation or By-laws of the
     Corporation, as now or hereafter in effect, Independent Legal Counsel shall
     be

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     selected on behalf of Indemnitee and all persons who are the beneficiaries
     of indemnification agreements with the Corporation similar to this
     Agreement by a committee consisting of those persons who were members of
     the Board immediately prior to such Change in Control and who are no longer
     serving on the Board, and such selection shall be approved by the
     Corporation, which approval shall not be unreasonably withheld. Such
     Independent Legal Counsel, among other things, shall render its written
     opinion to the Corporation and Indemnitee as to whether and to what extent
     Indemnitee would be permitted to be indemnified under applicable law. The
     Corporation agrees to abide by such opinion, to pay the reasonable fees of
     such Independent Legal Counsel and to fully indemnify such Independent
     Legal Counsel against any and all expenses (including attorneys' fees),
     claims, liabilities and damages arising out of or relating to this
     Agreement or its engagement pursuant hereto.

     8.   Contribution.
          ------------

          If and to the extent that a final adjudication shall specify that the
     Corporation is not obligated to indemnify Indemnitee under this Agreement
     for any reason (including but not limited to the exclusion set forth in
     Section 9 hereof) in respect of any Proceeding, then the Corporation shall
     contribute to the amount of Liabilities reasonably incurred and paid or
     payable by Indemnitee in connection with such Proceeding in such proportion
     as is appropriate (i) to reflect the relative benefits received by the
     Corporation, on the one hand, and Indemnitee, on the other hand, from the
     transaction with respect to which such Proceeding arose, and (ii) if the
     allocation provided by clause (i) is not permitted by applicable law, in
     such proportion to reflect not only the relative benefits referred to in
     clause (i) but also the relative fault of the Corporation, on the one hand,
     and Indemnitee, on the other hand, in connection with the circumstances
     which resulted in such Liabilities, as well as any other relevant equitable
     considerations. The relative fault of the Corporation, on the one hand, and
     Indemnitee, on the other hand, shall be determined by reference to, among
     other things, the parties' relative intent, knowledge, access to
     information and opportunity to correct or prevent the circumstances
     resulting in such Liabilities. The Corporation agrees that it would not be
     just and equitable if contribution pursuant to this Section 8 were
     determined by pro rata allocation or any other method of allocation which
     does not take account of the foregoing equitable considerations.

     9.   Exceptions.
          ----------

          (a)  Claims Initiated by Indemnitee. Notwithstanding any other
               ------------------------------
     provision of this Agreement, the Corporation shall not be obligated
     pursuant to the terms of this Agreement to indemnify or advance Liabilities
     to Indemnitee with respect to Proceedings or claims initiated or brought
     voluntarily by Indemnitee and not by way of defense, except with respect to
     Proceedings brought to establish or enforce a right to indemnification
     under this Agreement, but such indemnification or advancement of expenses
     may be provided by the Corporation in specific cases if the Board finds it
     to be appropriate.

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<PAGE>

          (b)  Unauthorized Settlements. Notwithstanding any other provision of
               ------------------------
     this Agreement, the Corporation shall not be obligated pursuant to the
     terms of this Agreement to indemnify Indemnitee under this Agreement for
     any amount paid in settlement of a Proceeding without the prior written
     consent of the Corporation to such settlement.

          (c)  No Duplicative Payment. Notwithstanding any other provision of
               ----------------------
     this Agreement, the Corporation shall not be liable under this Agreement to
     make any payment of amounts otherwise indemnifiable hereunder if and to the
     extent that Indemnitee has otherwise actually received such payment under
     any insurance policy, contract, agreement or otherwise.

          (d)  Claim Under Section 16(b). Notwithstanding any other provision of
               -------------------------
     this Agreement, the Corporation shall not be obligated to indemnify
     Indemnitee for any payment of profits pursuant to Section 16(b) of the
     Exchange Act (or any successor statute), or any related expenses, arising
     from the purchase and sale by Indemnitee of securities.

          (e)  Unlawful Indemnification. Notwithstanding any other provision of
               ------------------------
     this Agreement, the Corporation shall not be obligated to indemnify
     Indemnitee if a final decision by a court having jurisdiction in the matter
     shall determine that such indemnification is not lawful.

     10.  Certificate of Incorporation and By-laws.
          ----------------------------------------

          The Corporation agrees that the Certificate of Incorporation and By-
     laws of the Corporation in effect on the date hereof shall not be amended
     to reduce, limit, hinder or delay (a) the rights of Indemnitee granted
     hereby or (b) the ability of the Corporation to indemnify Indemnitee as
     required hereby. The Corporation further agrees that it shall exercise the
     powers granted to it under its Certificate of Incorporation and By-laws and
     by applicable law to indemnify any Indemnitee to the fullest extent
     possible as required hereby.

     11.  Non-exclusivity.
          ---------------

          The provisions for indemnification and advancement of Liabilities set
     forth in this Agreement shall not be deemed exclusive of any other rights
     which Indemnitee may have under any provision of law, the Corporation's
     Certificate of Incorporation or By-laws, the vote of the Corporation's
     stockholders or disinterested directors, other agreements or otherwise.

     12.  Interpretation of Agreement.
          ---------------------------

          It is understood that the parties hereto intend this Agreement to be
     interpreted and enforced so as to provide indemnification to Indemnitee to
     the fullest extent now or hereafter permitted by law.

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<PAGE>

     13.  Mutual Acknowledgment.
          ---------------------

          The Corporation and Indemnitee acknowledge that in certain instances,
     federal law or applicable public policy may prohibit the Corporation from
     indemnifying Indemnitee in Indemnitee's capacity as an Agent under this
     Agreement or otherwise.

     14.  Severability.
          ------------

          If any provision or provisions of this Agreement shall be held to be
     invalid, illegal or unenforceable for any reason whatsoever, (a) the
     validity, legality and enforceability of the remaining provisions of the
     Agreement (including, without limitation, all portions of any paragraphs of
     this Agreement containing any such provision held to be invalid, illegal or
     unenforceable) shall not in any way be effected or impaired thereby, and
     (b) to the fullest extent possible, the provisions of this Agreement
     (including, without limitation, all portions of any paragraph of this
     Agreement containing any such provision held to be invalid, illegal, or
     unenforceable that are not themselves invalid, illegal or unenforceable)
     shall be construed so as to give effect to the intent manifested by the
     provision held invalid, illegal or unenforceable and to give effect to
     Section 12 hereof.

     15.  Modification and Waiver.
          -----------------------

          No supplement, modification or amendment to this Agreement shall be
     binding unless executed in writing by both of the parties hereto. No waiver
     of any of the provisions of this Agreement shall be deemed, or shall
     constitute, a waiver of any other provisions hereof (whether or not
     similar), nor shall such waiver constitute a continuing waiver.

     16.  Subrogation.
          -----------

          In the event that the Corporation makes any payment under this
     Agreement, the Corporation shall be subrogated to the extent of such
     payment to all of the rights of recovery of Indemnitee, who shall execute
     all papers and do all things that may be necessary to secure such rights,
     including, but not limited to, the execution of such documents as shall be
     necessary to enable the Corporation effectively to bring suit to enforce
     such rights.

     17.  Survival, Successors and Assigns.
          --------------------------------

          Indemnitee's rights under this Agreement shall continue after
     Indemnitee has ceased acting as an Agent of the Corporation. The terms of
     this Agreement shall be binding on and inure to the benefit of the
     Corporation and its successors and assigns and shall be binding on and
     inure to the benefit of Indemnitee and Indemnitee's heirs, executors and
     administrators.

                                      -11-
<PAGE>

     18.  Notices.
          -------

          All notices, demands, consents, requests, approvals and other
     communications between the parties pursuant to this Agreement must be in
     writing and will be deemed given when delivered in person, one (1) business
     day after being deposited with a nationally recognized overnight courier
     service, three (3) business days after being deposited in the U.S. Mail,
     registered or certified mail, return receipt requested, or one (1) business
     day after being sent by facsimile (with receipt acknowledged), to the
     Corporation at 4225 Naperville Road, Suite 400, Lisle, Illinois 60532
     (Attn: General Counsel), its principal office in Chicago, Illinois, and to
     Indemnitee at Indemnitee's address as shown on the Corporation's records.
     The Corporation or Indemnitee may change its address for notice purposes by
     delivering notice to the Corporation in accordance with this Section 18.
     All notices sent to the Corporation shall also be delivered to Katten
     Muchin Zavis, 525 West Monroe Street, Suite 1600, Chicago, Illinois 60661-
     3693, Attention: Mark D. Wood, Esq., Facsimile No. (312) 902-1061.

     19.  Governing Law.
          -------------

          This Agreement shall be governed exclusively by and construed
     according to the laws of the State of Delaware, without regard to its
     principles of conflicts of laws.

     20.  Counterparts.
          ------------

          This agreement may be executed in counterparts, each of which when so
     executed and delivered shall be deemed an original, and such counterparts
     together shall constitute one instrument.

     The parties hereto have entered into this Indemnification Agreement
effective as of the date first above written.

                                        divine interVentures, inc.

                                        By:  ___________________________________
                                        Its: ___________________________________

                                        INDEMNITEE:

                                        ________________________________________
                                        ________________________________________
                                        ________________________________________
                                        (Print Address)

                                      -12-<PAGE>

                                                                    EXHIBIT 10.4

                             AGREEMENT OF SUBLEASE

                                    Between

                        BUDGET RENT A CAR CORPORATION,
                                            Sublandlord

                                      And

                          DIVINE INTERVENTURES, INC.
                                         Subtenant

                            Dated: August 25, 1999
<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
Section                                                                                                   Page
-------                                                                                                   ----
<S>                                                                                                       <C>
   1  Sublease of Leased Premises.......................................................................    1
   2  Term..............................................................................................    2
   3  Base Rent.........................................................................................    3
   4  Additional Rent...................................................................................    3
   5  Security..........................................................................................    3
   6  Furniture and Fixtures............................................................................    4
   7  Subtenant Improvement Allowance...................................................................    4
   8  Right of First Offer..............................................................................    4
   9  Parking...........................................................................................    5
  10  Signage...........................................................................................    5
  11  Electricity.......................................................................................    5
  12  Use...............................................................................................    5
  13  Liability and Insurance...........................................................................    6
  14  Fire or Casualty..................................................................................    7
  15  Assignment........................................................................................    7
  16  Repairs...........................................................................................    7
  17  Surrender of Possession...........................................................................    7
  18  Captions..........................................................................................    8
  19  Notices...........................................................................................    8
  20  Severability/Separability.........................................................................    8
  21  Binding Effect....................................................................................    8
  22  Entire Agreement..................................................................................    8
  23  Attorneys' Fees...................................................................................    8
  24  Prime Lease.......................................................................................    9
  25  Prime Landlord's Consent..........................................................................    9
  26  Quiet Enjoyment...................................................................................    9
  27  Defaults and Remedies; Interest on Late Payments..................................................    9
  28  Utilities and Services............................................................................   10
  29  Subtenant's Obligations and Sublandlord's Right to Perform Subtenant's Obligations................   10
  30  Subtenant Not to Cause Default....................................................................   11
  31  Waiver............................................................................................   11
  32  Arbitration.......................................................................................   11
  33  Authority to Bind Parties.........................................................................   11
  34  Brokers...........................................................................................   11
  35  Rights Cumulative.................................................................................   11
  36  Governing Law.....................................................................................   11
  37  Full Negotiation..................................................................................   11
  38  Changes in Writing................................................................................   11
  39  Partial Payment...................................................................................   12
  40  Partial Invalidity................................................................................   12
  41  No Offer..........................................................................................   12
  42  Prime Lease Conditions............................................................................   12
</TABLE>

<PAGE>

     Exhibits
     --------

        A      Prime Lease
        B      Floor Plan
        C      Irrevocable Letter of Credit
        D      Bill of Sale
        E      Master Landlord Non-Disturbance, Recognition, Estoppel and
               Attornment Agreement
        F      Schedule of Occupancy and Space for Data Center

<PAGE>

                                   SUBLEASE

This Sublease is entered into as of this 25th day of August, 1999, by and
between Budget Rent A Car Corporation, a Delaware corporation ("Sublandlord"),
and Divine Interventures, Inc., a Delaware corporation" ("Subtenant").

                             W I T N E S S E T H:

WHEREAS, the following facts are true:

A.   By Lease Agreement Dated __________, 1991, which commenced January 1, 1992
     ("Prime Lease"), Sublandlord leased approximately 160,488 rentable square
     feet of office space ("Leased Premises") located at 4225 Naperville Road,
     Lisle, Illinois 60532 (the "Building") from Dugan/Office, L.L.C., an
     Indiana limited liability company ("Master Landlord"). A copy of the Prime
     Lease is attached hereto as Exhibit "A".
                                 -----------

B.   Sublandlord and Subtenant now desire to enter into a sublease whereby
     Subtenant will lease a portion of the Leased Premises consisting of
     approximately 25,000 square feet of office space located on the fourth
     (4/th/) floor of the Building and approximately 2,500 square feet of Data
     Center space located on the seventh (7/th/) floor of the Building (which
     Data Center space shall be delivered to Subtenant in phases in the manner
     set forth on the Schedule of Occupancy and Space for the Data Center
     attached to this Sublease as Exhibit "F" (the "Data Center Schedule")) for
                                  -----------
     a total of approximately 27,500 square feet ("Subleased Premises"), as
     shown on the floor plan attached to this Sublease as Exhibit "B" and
                                                          -----------
     Exhibit "F", upon and subject to the terms, covenants and conditions herein
     -----------
     contained.

NOW THEREFORE, the parties hereto agree as follows:

1.   Sublease of Leased Premises
     ---------------------------

     Effective as of the commencement of the term of this Sublease as set forth
     in paragraph 2 of this Sublease (with the exception of the Data Center
     space which shall be leased by Subtenant effective upon Sublandlord's
     delivery of same as more particularly set forth hereinbelow), Sublandlord
     hereby subleases to Subtenant, and Subtenant hereby hires and subleases
     from Sublandlord, on the terms, covenants and conditions hereinafter
     provided, the Subleased Premises consisting of all that office space and
     improvements, and Data Center as shown on Exhibit "B" and Exhibit "F".
                                               -----------     -----------
     Subtenant accepts the Subleased Premises in their current "as-is" condition
     and acknowledges that, except as may be otherwise expressly set forth
     herein, Sublandlord has made no representation or warranty of any kind,
     express or implied, with respect to the Subleased Premises or the condition
     thereof or the use or occupation that may be made thereof and that the
     Sublandlord shall in no event whatsoever be liable for any latent or patent
     defects therein. Notwithstanding the foregoing, Sublandlord shall, subject
     to the conditions and limitations set forth in the Prime Lease, cause the
     Subleased Premises to be demised from the balance of the fourth (4/th/)
     floor and from the remainder of the Data Center on the seventh (7/th/)
     floor and made independently functional for Subtenant's use, at
     Sublandlord's expense, with such work to be performed in a manner and to
     the extent reasonably satisfactory to Subtenant; provided, however, as to
     the work to be performed on the Data Center, such work shall include,
     without limitation, any and all work necessary to cause the Data Center to
     function for Subtenant in a manner consistent with the standards currently
     being provided to Sublandlord (which shall include, but not be limited to,
     supplementary HVAC, electric power and fire suppression for separately
     demised portions of the Data Center). The final square footage of the
     Subleased Premises is subject to final measurement by Sublandlord's
     architect which is the rentable square footage the Base Rent and Additional
     Rent (as hereinafter defined) will be paid on.
<PAGE>

     2.   Term; Delivery
          --------------

     The term of this Sublease shall commence upon Sublandlord's tender of
     possession to Subtenant of all of the Subleased Premises to be demised by
     Subtenant hereunder (except for the Data Center space which shall not be
     leased by Subtenant until Sublandlord delivers same to Subtenant and such
     phasing of delivery shall not affect the commencement of the term of this
     Sublease as to the remainder of the Subleased Premises) in the condition
     required pursuant to this Sublease, free of all tenancies except for the
     Prime Lease, and shall continue until December 31, 2006, which date
     Sublandlord hereby represents and warrants is coterminous with the
     expiration of the current term of the Prime Lease. Notwithstanding the
     foregoing, Base Rent and all Additional Rent shall commence to be due and
     payable three (3) weeks following the commencement of the term of this
     Sublease. Subtenant's obligation to pay Base Rent and Additional Rent on
     such portions of the Data Center space as are delivered to Subtenant by
     Sublandlord shall commence immediately following such delivery, and shall
     be subject to any abatement in effect at that time. Sublandlord and
     Subtenant hereby acknowledge and agree that in no event shall the term of
     this Sublease commence unless and until Sublandlord tenders possession of
     all of the Subleased Premises and not a portion thereof; provided, as set
     forth hereinabove, the foregoing limitation shall not be applicable to the
     phase in of the delivery of the Data Center space.

     In addition to the foregoing, in the event Sublandlord fails to deliver
     possession of the entire Subleased Premises (other than the Data Center
     space as set forth hereinabove) on or prior to August 27, 1999 for any
     reason whatsoever, including, without limitation, force majeure, then from
     and after said date Subtenant shall be entitled to free rent under this
     Sublease in the amount of two (2) days of such free rent for each day
     following such August 27, 1999 date until Sublandlord tenders possession of
     the Subleased Premises (other than the Data Center space) to Subtenant in
     the condition required under this Sublease, such free rent to apply to any
     and all rent due and owing under this Sublease following the expiration of
     any other credits, abatements and/or allowances. Further, in the event
     Sublandlord fails to tender possession of that portion of the Subleased
     Premises identified on the floor plan attached to this Sublease as Exhibit
                                                                        -------
     "B" as the "Minimum Required Space" on or prior to August 27, 1999, then in
     ---
     addition to any and all remedies available to Subtenant at law or in
     equity, Subtenant shall be entitled to terminate this Sublease upon written
     notice to Sublandlord, or Subtenant may continue to accrue additional free
     rent as set forth hereinabove.

     Further, Sublandlord and Subtenant acknowledge and agree that attached to
     this Sublease as Exhibit "F" is the Data Center Schedule which represents
                      -----------
     the dates upon which Sublandlord has committed to deliver portions of the
     Data Center space to Subtenant as more particularly set forth therein. In
     connection therewith, in the event Sublandlord fails to tender possession
     of any portion of the Data Center space in the condition required by this
     Sublease on or prior to the date Sublandlord committed to tender possession
     of such portion of the Data Center space to Subtenant as set forth in the
     Data Center Schedule, then with respect to such portion of the Data Center
     space for which possession has not been tendered to Subtenant in the
     condition required by this Sublease, Subtenant shall be entitled to accrue
     free rent under this Sublease (which free rent shall only relate to the
     Base Rent and Additional Rent that would otherwise be payable on such
     portion of the Data Center space which is not so delivered to Subtenant) in
     the amount of two (2) days of such free rent for each day following the
     committed date of delivery of such space until Sublandlord tenders
     possession of such portion of the Data Center space to Subtenant in the
     condition required under this Sublease, such free rent to apply to any and
     all rent due and owing under this Sublease following the expiration of any
     other credits, abatements and/or allowances.

                                       2
<PAGE>

3.   Base Rent
     ---------

     Following the expiration of any period of abatement, credit or allowances
     due under this Sublease, Subtenant shall pay to Sublandlord, without notice
     or demand and without abatement, deduction, counterclaim or setoff except
     as may be expressly set forth in this Sublease or permitted by virtue of
     the Prime Lease, a fixed annual rent (the "Base Rent"), payable in equal
     monthly installments on the first day of each month as follows:

                    -----------------------------------
                         Year           Rate Per RSF
                    -----------------------------------
                           1                $18.50
                    -----------------------------------
                           2                $19.06
                    -----------------------------------
                           3                $19.63
                    -----------------------------------
                           4                $20.22
                    -----------------------------------
                           5                $20.82
                    -----------------------------------
                           6                $21.45
                    -----------------------------------
                           7                $22.09
                    -----------------------------------
                           8                $22.75
                      (partial year)
                    -----------------------------------

     Notwithstanding the foregoing, all rent due under this Sublease shall abate
     in the following manner: (i) for the first three (3) months following the
     commencement of the term of this Sublease in which rent is due (i.e., after
     the expiration of the initial three (3) week abatement period set forth in
     Paragraph 2 of this Sublease) all rent due hereunder shall abate, (ii) for
     the fourth (4/th/) through ninth (9/th/) months, inclusive, of the term in
     which rent is due Subtenant shall receive an abatement of rent equal to
     sixty-eight percent (68%) of the rent due under this Sublease, and (iii)
     for the tenth (10/th/) through twelfth (12/th/) months, inclusive, of the
     term in which rent is due, Subtenant shall receive an abatement of rent
     equal to fifty-two percent (52%) of the rent due hereunder. Following the
     expiration of the twelfth (12/th/) month of the term of this Sublease in
     which such rent is payable, Subtenant shall not receive an abatement of
     rent in connection with the foregoing provisions of this Paragraph 3;
     provided, however, the foregoing shall not waive, limit or restrict any
     other abatement or credit of rent due hereunder due to any other concession
     granted to Subtenant hereunder or pursuant to any other provision of this
     Sublease.

4.   Additional Rent
     ---------------

     Subtenant shall pay, as additional rent ("Additional Rent"), its
     Proportionate Share (hereinafter defined) of Taxes paid by Sublandlord,
     together with its Proportionate Share of actual Operating Expenses paid by
     Sublandlord as those terms are defined in the Prime Lease. Subtenant's
     Proportionate Share is 17.135% (160,488 / 27,500) as potentially adjusted
     after final space measurement.

5.   Security
     --------

     Subtenant upon execution and delivery of this Sublease will cause its bank
     to issue to Sublandlord an irrevocable letter of credit substantially in
     the form attached hereto as Exhibit "C", in a sum equivalent to
                                 -----------
     $442,865.00. If Subtenant shall not be in monetary default or material non-
     monetary default beyond applicable notice and cure periods at the
     expiration of the second (2/nd/) full calendar year of the term of this
     Sublease, the letter of credit, or any unapplied balance thereof, shall be
     returned to Subtenant and upon returning the letter of credit to
     Sublandlord, Subtenant will deposit with Sublandlord a cash security
     deposit equal to one months gross rent at Subtenant's then escalated gross
     rental rate.

                                       3
<PAGE>

6.   Furniture and Fixtures
     ----------------------

     Subtenant shall for $10.00 and other consideration, the receipt and
     sufficiency Sublandlord hereby acknowledges, purchase the furniture systems
     and phone systems currently in place at the Subleased Premises, as
     described on the attached Exhibit "D", Bill of Sale. In connection with the
                               -----------
     foregoing, Sublandlord hereby represents and warrants that none of the
     items to be conveyed by Sublandlord to Subtenant pursuant to said Bill of
     Sale are encumbered by any lien or other security interest and Sublandlord
     owns said items free and clear of any other interest whatsoever. In the
     event the foregoing representation and warranty is not true, then in
     addition to any and all other remedies available to Subtenant at law or in
     equity, Subtenant shall be permitted to discharge any said liens or
     security interests without inquiring as to the validity thereof and any and
     all costs and expenses, including reasonable attorneys' fees and court
     costs, incurred by Subtenant in so discharging said liens or security
     interests shall be offset against the next installment or installments of
     rent due under this Sublease and if no such further installments of rent
     are due hereunder then Sublandlord shall reimburse said amounts to
     Subtenant within thirty (30) days of Subtenant's written demand therefor.
     The foregoing provision shall survive the expiration of this Sublease or
     earlier termination hereof.

7.   Subtenant Improvement Allowance
     -------------------------------

     Sublandlord will provide to Subtenant a tenant improvement allowance equal
     to $11.00 per rentable square foot times the final determined rentable
     square footage of the Subleased Premises. Subtenant shall be responsible to
     obtain any and all approvals required by the Prime Lease prior to
     Subtenant's commencement of any work which requires such approvals;
     provided, however Sublandlord and Subtenant acknowledge and agree that it
     shall be reasonable for Master Landlord to require Subtenant to provide to
     Master Landlord lien waivers in connection with any such work as a
     condition to Master Landlord's consent to same. The tenant improvement
     allowance may be utilized for space planning, working drawings,
     construction, furniture, fixtures and equipment, telecommunications and
     data and any other expenditures related to Subtenant's physical occupancy
     of the Subleased Premises. Any unused portion of the allowance up to $2.00
     per rentable square foot will be credited against Subtenant's Base Rent
     next becoming due hereunder.

     Sublandlord will pay the tenant improvement allowance to Subtenant within
     thirty (30) days of submittal by Subtenant of receipts for items covered by
     such allowance. In the event Sublandlord fails to pay such tenant
     improvement allowance within the time frames set forth hereinabove
     Subtenant shall thereafter be entitled to offset against the rent due
     hereunder such amounts which have not been paid by Sublandlord hereunder on
     a timely basis.

8.   Right of First Offer
     --------------------

     Sublandlord will provide Subtenant with a Right of First Offer ("ROFO") on
     the approximately 25,000 square feet on the south half of the 5/th/ floor
     of the Building. The ROFO will be triggered by a bona fide prospect's
     Request for Proposal. Upon receipt of Sublandlord's notice, Subtenant shall
     have fifteen (15) business days to respond if it wants to sublease the
     space. The rental rate for the space shall be Subtenant's then escalated
     Base Rent plus Additional Rent. The concession package (which concession
     package shall include, but not be limited to, construction allowances and
     parking spaces) will be adjusted proportionately, but shall not include the
     furniture systems and equipment located therein. The rent credit shall be
     equal to that being provided Subtenant, if any, at the time of occupancy of
     the ROFO space. If the occupancy date is beyond the first year of the
     sublease term there will be no rent credit.

     In the event Subtenant does not exercise its ROFO and the bona fide
     prospect does not sublease the space within six (6) months, Subtenant's
     ROFO will be renewed and the provisions and rights contained herein shall
     again apply to Subtenant.

                                       4
<PAGE>

9.   Parking
     -------

     Sublandlord will provide Subtenant, at no cost to Subtenant or its
     officers, agents, employees or invitees, with six (6) reserved parking
     spaces in the Building's heated garage. If Subtenant expands its sublease
     to 50,000 square feet it will receive an additional four (4) reserved
     parking spaces in the heated garage.

10.  Signage
     -------

     If Subtenant takes approximately 50,000 square feet of the Leased Premises
     it will receive the right, at its own cost and expense, to replace
     Sublandlord on the Building's monument sign subject to approval by the
     Master Landlord. In addition, if Subtenant takes 75,000 square feet of the
     Leased Premises it will receive the right, at its own cost and expense, to
     replace Sublandlord on all of the exterior signage on the Building
     permitted Sublandlord under the Prime Lease, subject to approval by the
     Master Landlord of same. In connection therewith, in the event Subtenant is
     entitled to replace Sublandlord on either the Building's monument sign or
     the exterior building signage, as the case may be, in any of such events
     Sublandlord shall, at Subtenant's sole, but reasonable, cost and expense,
     remove its existing signage to permit Subtenant to install Subtenant's
     signage thereon and Sublandlord shall, at Sublandlord's sole cost and
     expense except as set forth herein, further repair any damage caused to the
     monument sign or the Building caused by such removal and to cause such
     areas upon which Subtenant's signage will be installed to be in good
     condition and repair in order to permit Subtenant to install its signage
     thereon; provided, however, after Sublandlord has completed the repair
     obligations, if any, as set forth herein, Subtenant shall reimburse to
     Sublandlord one half (1/2) of the reasonable actual out-of-pocket costs and
     expenses incurred by Sublandlord in so making such repairs, such amounts to
     be payable by Subtenant to Sublandlord within thirty (30) days of an
     invoice therefor (with such reasonable supporting documentation as
     necessary to confirm the costs evidenced as payable by Sublandlord), such
     amounts to be considered as Additional Rent due hereunder.

11.  Electricity
     -----------

     The fourth floor portion of the Subleased Premises is currently separately
     metered and Subtenant will be responsible for cost of the electricity
     necessary to run the Subleased Premises, payable directly to the utility
     company.

     For the Data Center, the electrical will be billed to Subtenant by
     Sublandlord on a proportionate basis, such portion to be equal to a
     fraction, the numerator of which is such portion of the Data Center demised
     by Subtenant hereunder and the denominator of which is the total leasable
     floor area of the Data Center. Notwithstanding the foregoing, any and all
     costs billed by Sublandlord to Subtenant hereunder shall be Sublandlord's
     actual out-of-pocket costs with no markup or overhead.

12.  Use
     ---

     The Subleased Premises shall be used for general office purposes only.
     Subtenant shall not use or occupy the Subleased Premises or permit its
     employees or agents to use or occupy the Subleased Premises for any
     purpose, act or thing which is in violation of the Prime Lease or any
     public law, ordinance or governmental regulation or may invalidate any
     policy of insurance carried on the Building or the Subleased Premises.
     Subtenant shall not do or permit its employees or agents to do anything
     upon the Subleased Premises which in any way may constitute waste, create a
     nuisance, disturb the occupants of the Building or of neighboring property
     or injure the reputation of the Building or Sublandlord.

                                       5
<PAGE>

13.  Liability and Insurance
     -----------------------

     Subtenant agrees that Sublandlord, Master Landlord and its officers,
     employees and agents, shall not be liable to Subtenant for, and Subtenant
     hereby releases said parties from, any personal injury or damage to or loss
     of personal property in or about the Subleased Premises or the Building
     from any cause whatsoever, other than intentional or negligent conduct by
     Master Landlord or Sublandlord, or their respective officers, contractors,
     employees or agents, as the case may be.

     Subtenant shall defend, indemnify and save harmless Sublandlord and its
     agents and employees against and from all liabilities, obligations,
     damages, penalties, claims, costs, charges and expenses, including
     reasonable attorneys' fees, which may be imposed upon or incurred by or
     asserted against Sublandlord and/or its agents by reason of any of the
     following which shall occur during the Sublease term:

     a.   any work or act done in, on or about the Subleased Premises or any
          part thereof at the direction of Subtenant, its agents, contractors,
          subcontractors, servants, employees, licensees or invitees, except if
          such work or act is done or performed by Sublandlord or its agents,
          contractors or employees;

     b.   any negligence or other wrongful act or omission on the part of
          Subtenant or any of its agents, contractors, subcontractors, servants,
          employees, subtenants, licensees or invitees;

     c.   any accident, injury or damage to any person or property occurring in,
          on or about the Subleased Premises or any part thereof, unless caused
          by the negligence of Sublandlord, its employees or agents; and

     d.   any failure on the part of Subtenant to perform or comply with any of
          the covenants, agreements, terms, provisions, conditions or
          limitations contained in this Sublease on its part to be performed or
          complied with.

     Subtenant shall at all times during the period in which it has any
     occupancy rights in the Subleased Premises, maintain in full force and
     effect comprehensive public liability insurance, naming Sublandlord and
     Master Landlord as additional insureds, covering injury to persons in
     amounts at least equal to $2,000,000 for any occurrence involving one
     person, $5,000,000 involving two or more persons, per occurrence, and
     damage to property of at least $1,000,000, occurring in or about the
     Subleased Premises, and also covering the indemnity set forth above. All
     such policies of insurance shall comply with the terms and conditions of
     the Prime Lease, which is incorporated herein by reference.

     Sublandlord shall defend, indemnify and save harmless Subtenant and its
     agents and employees against and from all liabilities, obligations,
     damages, penalties, claims, costs, charges and expenses, including
     reasonable attorneys' fees, which may be imposed upon or incurred by or
     asserted against Subtenant and/or its agents by reason of any of the
     following which shall occur during the Sublease term:

     a.   any work or act done in, on or about the Subleased Premises or any
          part thereof at the direction of Sublandlord, its agents, contractors,
          subcontractors, servants, employees, licensees or invitees, except if
          such work or act is done or performed by Subtenant or its agents,
          contractors or employees;

     b.   any negligence or other wrongful act or omission on the part of
          Sublandlord or any of its agents, contractors, subcontractors,
          servants, employees, subtenants, licensees or invitees;

                                       6
<PAGE>

     c.   any accident, injury or damage to any person or property occurring in,
          on or about the Subleased Premises or any part thereof, unless caused
          by the negligence of Subtenant, its employees or agents; and

     d.   any failure on the part of Sublandlord to perform or comply with any
          of the covenants, agreements, terms, provisions, conditions or
          limitations contained in this Sublease on its part to be performed or
          complied with.

     Sublandlord shall at all times during the period in which it has any
     occupancy rights in the Leased Premises, maintain in full force and effect
     comprehensive public liability insurance, naming Subtenant as an additional
     insured, covering injury to persons in amounts at least equal to $2,000,000
     for any occurrence involving one person, $5,000,000 involving two or more
     persons, per occurrence, and damage to property of at least $1,000,000,
     occurring in or about the Leased Premises, and also covering the indemnity
     set forth above. All such policies of insurance shall comply with the terms
     and conditions of the Prime Lease, which is incorporated herein by
     reference.

14.  Fire or Casualty
     ----------------

     The terms of the Prime Lease shall control and prevail.

15.  Assignment
     ----------

     The terms of the Prime Lease shall control and prevail.

16.  Repairs
     -------

     Subtenant shall, at Subtenant's sole cost and expense, keep the interior
     nonstructural portions of the Subleased Premises and all systems therein in
     good order, repair and condition at all times during the Sublease term, and
     Subtenant shall promptly and adequately repair all damage to the interior
     nonstructural portions of the Subleased Premises occurring during the
     Sublease term and replace or repair all damaged or broken fixtures and
     appurtenances, as well as all operating equipment, facilities and systems,
     to the extent such damage occurs during the Sublease term, all with
     reasonable dispatch, and in a good and workmanlike manner; provided,
     however, in no event shall Subtenant be required to make any repairs
     otherwise required of Subtenant hereunder which are the responsibility of
     Master Landlord under the Prime Lease or which are otherwise required by
     the negligence or willful misconduct of Sublandlord or its agents,
     contractors, employees or agents. If Subtenant does not do so, Sublandlord
     may, but need not, make such repairs and replacements, after giving
     Subtenant reasonable prior written notice (which prior written notice shall
     in no event be less than thirty (30) days or such longer period of time as
     reasonably necessary to cure such default so long as Subtenant commences to
     cure such default within such thirty (30) day period and diligently pursues
     the cure thereafter), and Subtenant shall pay to Sublandlord the reasonable
     cost thereof within thirty (30) days after being billed for the same.
     Subtenant shall be liable for, and Subtenant shall repair any damage to the
     Building, including the structural and exterior (including the roof)
     portions thereof, caused by Subtenant, its agents, contractors or
     employees, reasonable wear and tear excepted.

17.  Surrender of Possession
     -----------------------

     Upon expiration of the Sublease term or upon the termination of Subtenant's
     right of possession, whether by lapse of time or as otherwise herein
     provided, Subtenant shall forthwith surrender the Subleased Premises to
     Sublandlord in good order, repair and condition, broom clean, ordinary wear
     and tear and damage by casualty or condemnation excepted. Subtenant agrees
     that TIME SHALL BE OF THE ESSENCE with respect to Subtenant's obligations
     to surrender possession of the Subleased Premises to Sublandlord upon the
     termination of the term of this Sublease, and further agrees that in the
     event that Subtenant does not promptly surrender possession of the
     Subleased Premises to Sublandlord upon such termination, Sublandlord, in
     addition to any other rights and remedies

                                       7
<PAGE>

     Sublandlord may have against Subtenant for such holding over, shall be
     entitled to the same rights and remedies as provided to Master Landlord
     under Article 23 of the Prime Lease and Subtenant shall be entitled to the
     same benefits as provided to Sublandlord thereunder; provided, however,
     Sublandlord hereby covenants and agrees that in the event Subtenant elects
     to remain in possession of the Subleased Premises for the Holdover Period
     (as defined in the Prime Lease) then Sublandlord shall provide to Master
     Landlord such notice as required under the Prime Lease to effectuate the
     right of Subtenant to remain in the Subleased Premises for such Holdover
     Period.

18.  Captions
     --------

     The captions in this Sublease are inserted only as a matter of convenience
     and for reference and they in no way define, limit or describe the scope of
     this Sublease or the intent of any provision hereof.

19.  Notices
     -------

     Where notice is required hereunder, such notice will be deemed given if
     sent to Sublandlord by certified mail, return receipt requested, postage
     prepaid at the address specified above, and to Subtenant at the Subleased
     Premises, by certified mail, return receipt requested, postage prepaid.
     Subtenant shall not bring any action or proceeding against Sublandlord
     without first having actually served Sublandlord with a copy of the
     summons, complaint, or other appropriate papers at the Leased Premises,
     with a copy to Peter Wemple, Vice President, Budget Rent A Car Corporation,
     4225 Naperville Road, Lisle, Illinois, 60525.

20.  Severability/Separability
     -------------------------

     Any provision of this Sublease which shall prove to be invalid, void or
     illegal shall in no way affect, impair or invalidate any other provisions
     hereof and such other provisions shall remain in full force and effect.

21.  Binding Effect
     --------------

     The covenants, conditions, warranties and agreements contained in this
     Sublease shall bind and inure to the benefit of Sublandlord and Subtenant
     and their respective heirs, distributees, executors, administrators,
     successors and assigns.

22.  Entire Agreement
     ----------------

     This Sublease, with the Exhibits annexed hereto, contains the entire
     agreement between Sublandlord and Subtenant and incorporates all prior and
     contemporaneous agreements, understandings, warranties, representations and
     covenants. Any executory agreement hereafter made between Sublandlord and
     Subtenant shall be ineffective to change, modify, waive, release,
     discharge, terminate or effect an abandonment of this Sublease, in whole or
     in part, unless such executory agreement is in writing and signed by the
     party against whom enforcement of the change, modification, waiver,
     release, discharge, termination or the effecting of the abandonment is
     sought.

23.  Attorneys' Fees
     ---------------

     If any lawsuit, reference, mediation or arbitration is commenced which
     arises out of or relates to this Sublease, the prevailing party shall be
     entitled to recover from each other party such sums as the court, referee,
     mediator or arbitrator may adjudge to be reasonable attorneys' fees in the
     action, reference, mediation or arbitration, including the allocated costs
     for the services of in-house counsel, in addition to costs and expenses
     otherwise allowed by law.

                                       8
<PAGE>

24. Prime Lease
    -----------

    This Sublease is subject and subordinate to the Prime Lease, which is
    herewith incorporated by this reference into this Sublease as if fully set
    forth herein. Except as may be inconsistent with the terms hereof, all the
    terms, covenants and conditions in the Prime Lease shall be applicable to
    this Sublease with the same force and effect as if Sublandlord were the
    landlord under the Prime Lease and Subtenant were the tenant thereunder.
    Sublandlord hereby represents and warrants that as of the date of this
    Sublease the Prime Lease is in full force and effect and that neither the
    Master Landlord nor the Sublandlord are in default thereunder nor has any
    event occurred which with the passage of time or the giving of notice, or
    both, would constitute a default by either party  under the Prime Lease.
    Sublandlord agrees not to enter into any amendment, modification, supplement
    or other agreement relating to the Prime Lease which would materially and
    adversely increase Subtenant's obligations hereunder or materially and
    adversely decrease Subtenant's rights hereunder.  Sublandlord shall not
    knowingly do anything or knowingly permit its employees, agents or
    contractors to do anything which results in a default of the Prime Lease or
    permits the Prime Lease to be cancelled or terminated.  In the event
    Sublandlord shall default in its obligations under the Prime Lease which
    will have a material and adverse impact upon Subtenant's rights pursuant to
    this Sublease, Subtenant shall have the right, but not the obligation, upon
    not less than ten (10) business days prior written notice and opportunity to
    cure to Sublandlord, to cure such default by tendering performance of same
    to Master Landlord and the costs and expenses incurred by Subtenant in
    connection therewith shall be offset against the next installment or
    installments of rent due under this Sublease.  Sublandlord agrees to provide
    to Subtenant copies of any and all notices (a) sent by Sublandlord to Master
    Landlord, and/or (b) received by Sublandlord with respect to the Prime Lease
    promptly upon Sublandlord's delivering or receipt of same, as the case may
    be.  With respect to any obligations to be performed by Master Landlord
    under the Prime Lease, Sublandlord shall request same from Master Landlord,
    upon written request from Subtenant, and use reasonable efforts to obtain
    performance under the Prime Lease with respect to such obligations from
    Master Landlord and Sublandlord shall exercise due diligence in connection
    with obtaining such performance.

25. Prime Landlord's Consent
    ------------------------

    This Sublease is conditioned upon Sublandlord's obtaining the Prime
    Landlord's written consent to this Sublease in the form of the Master
    Landlord Non-Disturbance, Recognition, Estoppel and Attornement Agreement
    attached to this Sublease as Exhibit "E". If such consent is refused or if
                                 -----------
    the same is not obtained, in writing, within ten (10) days of the full
    execution of this Sublease, this Sublease shall be null and void, of no
    force or effect and all sums that Subtenant shall have paid or delivered
    hereunder to Sublandlord shall be promptly returned to Subtenant.

26. Quiet Enjoyment
    ---------------

    Upon Subtenant paying the rent and observing and performing the terms,
    covenants and conditions on its part to be observed and performed under this
    Sublease, Subtenant shall have quiet and peaceful enjoyment and possession
    of the Subleased Premises during the Sublease term.

27. Defaults and Remedies: Interest on Late Payments
    ------------------------------------------------

    If default shall be made in the payment of any installment of Base Rent or
    any other sum required to be paid by Subtenant under this Sublease and such
    default shall continue for ten (10) days after written notice to Subtenant,
    or if default shall be made in the observance or performance of any other
    covenants or conditions in this Sublease or the Prime Lease which Subtenant
    is required to observe and perform and such default shall continue for
    thirty (30) days after written notice to Subtenant, or if such default
    cannot be cured within such thirty (30) day period and Subtenant shall not
    have commenced and be diligently attempting to cure such default, or if a
    default involves a hazardous

                                       9
<PAGE>

    condition and is not cured by Subtenant within three (3) days after written
    notice to Subtenant, or, if such default cannot be cured within such three
    (3) day period and Subtenant shall not have commenced and be diligently
    attempting to cure such default, then Sublandlord may treat the occurrence
    of any one or more of the foregoing events as a breach of this Sublease, and
    thereupon may, with or without notice or demand of any kind to Subtenant or
    any other person, have the following described remedies in addition to all
    other rights and remedies provided at law or in equity or elsewhere herein.
    Sublandlord may terminate this Sublease and the Sublease term created
    hereby, in which event Sublandlord may forthwith repossess the Subleased
    Premises and be entitled to recover forthwith, in addition to any other sums
    owing to Sublandlord from or damages caused by Subtenant, as damages a sum
    of money equal to the worth, discounted at the rate of the Prime Rate in
    effect at the time of Sublandlord's termination, of the excess, if any, of
    the amount of Base Rent and all other sums to be paid by Subtenant under
    this Sublease throughout the balance of the Sublease term in effect at the
    time of termination (as if not terminated by Sublandlord because of
    Subtenant's default) over the then fair market rental value of the Subleased
    Premises for the same period. Should the fair market rental value of the
    Subleased Premises for the balance of the Sublease term exceed the value of
    the Base Rent and Additional Rent provided to be paid by Subtenant for the
    balance of the Sublease term, Sublandlord shall have no obligation to pay to
    Subtenant the excess or any part thereof.

    All monetary obligations and/or installments of Base Rent or Additional Rent
    not paid when due and payable shall bear interest at the lesser of (a) the
    rate of ten percent (10%) or (b) the maximum interest rate permitted by law,
    from the date due until paid. In addition, following the first instance in
    any twelve (12) consecutive month period of failure by Subtenant to pay any
    installment of rent due hereunder within ten (10) days following the date
    same is due, Subtenant shall pay to Sublandlord if Subtenant fails to pay
    any installment of rent within ten (10) days of the date same is due, five
    percent (5%) of the overdue amount as a late charge. Sublandlord's
    acceptance of any late charge or interest shall not constitute a waiver of
    Subtenant's default with respect to the overdue amount nor prevent
    Sublandlord from exercising any of the other rights and remedies available
    to Sublandlord under this Sublease or any law now or hereafter in effect.

28. Utilities and Services
    ----------------------

    Subtenant shall be entitled to all of the services and rights to which
    Sublandlord is entitled under the Prime Lease; provided, however, that
    Sublandlord shall have no liability or responsibility should Master Landlord
    not provide any of the services required under the Prime Lease, and
    Subtenant's responsibility to pay Base Rent under this Sublease shall not be
    affected in any way unless Sublandlord is excused from paying rent under the
    Prime Lease; and further provided, however, that Sublandlord shall cause the
    Subleased Premises to be submetered for electricity at Sublandlord's
    expense, and Subtenant shall pay electricity costs directly to the utility
    company.

29. Subtenant's Obligations and Sublandlord's Right to Perform Subtenant's
    ----------------------------------------------------------------------
    Obligations
    -----------

    Subject to the terms of this Sublease and so long as the foregoing is
    consistent with the terms of this Sublease, Subtenant, solely with respect
    to the Subleased Premises, will duly and faithfully observe all the
    applicable terms and restrictions and perform all the applicable obligations
    imposed on Sublandlord as tenant under the Prime Lease; provided, however,
    in no event shall Subtenant be obligated to perform any monetary obligation
    imposed on Sublandlord, as tenant, under the Prime Lease. Sublandlord shall,
    after reasonable prior written notice and opportunity to cure to Subtenant
    (which shall in no event be less than thirty (30) days), have the right (but
    not the obligation) to take any and all applicable actions required to be
    taken by Subtenant pursuant to the provisions hereof or the Prime Lease, but
    not timely taken by Subtenant, which may be necessary to prevent a default
    under or to assure complete compliance with the terms of this Sublease or
    the Prime Lease. All reasonable costs and expenses reasonably incurred by
    Sublandlord, including, but not limited to, counsel fees, for any actions
    taken pursuant to this Article 29 shall be payable by Subtenant, as
    Additional Rent, within thirty (30) days after delivery of a statement of
    any such costs to Subtenant.

                                      10
<PAGE>

30. Subtenant Not to Cause Default
    ------------------------------

    Subtenant shall neither do nor knowingly permit anything to be done by its
    agents, contractors or employees which would cause the Prime Lease to be
    terminated or forfeited by reason of any right of termination or forfeiture
    reserved or vested in the Master Landlord under the Prime Lease.

31. Waiver
    ------

    Failure of either party to insist upon the strict performance of any of the
    terms or conditions herein shall not constitute a waiver of such party's
    rights to thereafter enforce such terms and conditions.

32. Arbitration
    -----------

    Intentionally deleted.

33. Authority to Bind Parties
    -------------------------

    The individuals signing this Sublease on behalf of Sublandlord and Subtenant
    hereby represent and warrant that they are empowered and duly authorized to
    bind the respective parties to this Sublease.

34. Brokers
    -------

    Subtenant and Sublandlord each hereby to the other, covenant, warrant, and
    represent that it has not dealt with any broker in connection with this
    Sublease other than Colliers, Bennett & Kahnweiler and Julien J. Studley,
    Inc. (the "Brokers"), and Sublandlord agrees to pay the commission of the
    Broker in accordance with a separate agreement. The parties agree to
    indemnify and hold each other harmless from any and all liability, damage,
    costs, expenses and fees (including attorneys' fees) which either may incur
    or be required to pay as a result of the other's dealings with any other
    broker.

35. Rights Cumulative
    -----------------

    All rights and remedies of Sublandlord under this Sublease shall be
    cumulative, and none shall exclude any other rights and remedies allowed by
    law.

36. Governing Law
    -------------

    This Sublease shall be governed by and construed in accordance with the laws
    of the State of Illinois.

37. Full Negotiation
    ----------------

    This Sublease, although drafted by Sublandlord, is the result of extensive
    negotiations between Sublandlord and Subtenant and their respective counsel
    and, therefore, shall be interpreted and construed only by the contents
    hereof, and there shall be no presumption or standard of construction in
    favor of or against either Sublandlord or Subtenant.

38. Changes in Writing
    ------------------

    This Sublease cannot be changed or terminated orally, but only by an
    instrument in writing executed by Sublandlord and Subtenant.

                                      11
<PAGE>

39. Partial Payment
    ---------------

    No payment by Subtenant or receipt by Sublandlord of a lesser amount than
    the correct Base Rent due hereunder shall be deemed to be other than a
    payment on account, nor shall any endorsement or statement on any check or
    letter accompanying any check or payment be deemed to effect or evidence an
    accord and satisfaction, and Sublandlord may accept such check or payment
    without prejudice to Sublandlord's right to recover the balance or pursue
    any other remedy in this Sublease or at law provided.

40. Partial Invalidity
    ------------------

    If any one of the provisions of this Sublease, or the application thereof to
    any person or circumstance, shall, to any extent, be invalid or
    unenforceable, the parties shall incorporate in this Sublease a lawful
    clause with similar and equivalent economic consequences so that the
    respective rights and obligations of the parties shall be maintained.
    Further, the remainder of this Sublease, or the application of such
    provision or provisions to persons or circumstances other than those to whom
    or which it is held invalid or unenforceable, shall not be affected thereby,
    and every provision of this Sublease shall be valid and enforceable to the
    fullest extent permitted by law.

41. No Offer
    --------

    This Sublease is transmitted for examination only and does not constitute an
    offer to lease. This Sublease shall not be binding on either Party in any
    way unless and until it is duly executed and unconditionally delivered by
    both Parties.

42.  Prime Lease Conditions
     ----------------------

     Notwithstanding anything to the contrary contained in this Sublease,
     Sublandlord and Subtenant hereby agree as follows:

     (a)  Car Rental Space. Sublandlord and Subtenant hereby acknowledge and
          -----------------
          agree that in no event shall any of the obligations of Sublandlord
          with respect to the Car Rental Space be the responsibility of
          Subtenant hereunder.

     (b)  Prior Lease Obligations. Sublandlord and Subtenant hereby acknowledge
          ------------------------
          and agree that in no event shall Subtenant be liable or obligated in
          any way with respect to any of the Prior Lease Obligations of
          Sublandlord as set forth in Article 9 of the Prime Lease.

     (c)  HVAC Requirements. Sublandlord and Subtenant acknowledge and agree
          ------------------
          that in no event shall Subtenant be responsible for any costs arising
          out of the last sentence of Section 11.1.1 of the Prime Lease unless
          the failure of such HVAC to meet the HVAC Standard was caused solely
          and directly by the acts of Subtenant or its agents, contractors or
          employees.

     (d)  Day Care/Cafeteria Concerns. Sublandlord and Subtenant hereby
          ----------------------------
          acknowledge and agree that in no event shall Subtenant be obligated or
          liable in any way with respect to any obligations of Sublandlord
          arising in connection with the cafeteria, as set forth in Section
          11.1.11 of the Prime Lease or the day care center, as set forth in
          Section 11.1.12 of the Prime Lease. Notwithstanding the foregoing, in
          no event shall the foregoing limitations in this clause (d) limit or
          restrict the inclusion within Operating Expenses (as defined under the
          Prime Lease) of any costs related to such day care facility or
          cafeteria facility for the purposes of calculating Additional Rent.

                                      12
<PAGE>

     (e)  Generator Space. Sublandlord hereby covenants and agrees that the
          ----------------
          backup generator servicing the Data Center space (as defined in the
          Prime Lease) shall serve and benefit the Subtenant's fixtures and
          equipment located in said Data Center space, at no additional cost or
          expense to Subtenant other than its pro rata share (such pro rata
          share is based on a fraction, the numerator of which is the square
          footage of the Data Center space occupied by Subtenant from tie to
          time and the denominator of which is the total square footage of the
          Data Center space) of the reasonable actual out-of-pocket costs and
          expenses incurred by Sublandlord to operate such generator for the
          Data Center space. In connection with the foregoing, Sublandlord
          hereby represents, warrants, covenants and agrees that all of the
          fixtures and equipment located within said Data Center space, whether
          owned by Sublandlord or Subtenant, shall receive the benefits of the
          electricity generated by such backup generator in a nondiscriminatory
          fashion.

     (f)  Fee of Prime Landlord. Sublandlord hereby acknowledges and agrees that
          ----------------------
          in no event shall Subtenant be responsible for any costs or expenses
          payable to Master Landlord in connection with Master Landlord's
          approval of this Sublease.

     (g)  Financial Statements. Sublandlord and Subtenant acknowledge and agree
          ---------------------
          that in no event shall the provisions of Section 34.14 of the Prime
          Lease be applicable to Subtenant or its occupancy of the Subleased
          Premises.

                                      13
<PAGE>

     (h)

     IN WITNESS WHEREOF, the Parties hereto have caused this Sublease to be
signed and sealed as of the day and year first above written.

                                        BUDGET RENT A CAR CORPORATION, a
                                        Delaware corporation
                                                             Sublandlord

                                        By:    /s/ PETER WEMPLE
                                              ---------------------------------

                                        Date: August 25, 1999
                                              ---------------------------------

                                        DIVINE INTERVENTURES, Inc., a Delaware
                                        corporation
                                                                     Subtenant

                                        By:   /s/ R.W. POWELL
                                              ---------------------------------

                                        Date: August 13, 1999
                                              ---------------------------------

                                      14
<PAGE>

                                   Exhibit A

                                  PRIME LEASE

                                      15
<PAGE>

                                   EXHIBIT B

                                  FLOOR PLAN

                                       2
<PAGE>

                                   EXHIBIT C

                         IRREVOCABLE LETTER OF CREDIT

BANK OF AMERICA, N.A. HAS PREPARED THIS DRAFT UPON REQUEST AND BASED ON
INFORMATION SUPPLIED TO IT.  NO REPRESENTATION OR COMMITMENT IS MADE BY BANK  OF
AMERICA, N.A., REGARDING THE ACCURACY OR SUITABILITY OF THIS DRAFT FOR ITS
INTENDED PURPOSE OR THE WILLINGNESS OF NATIONSBANK TO ISSUE A LETTER OF CREDIT
IN THIS OR ANY OTHER FORM.

IF THIS LANGUAGE FOR THE STANDBY LETTER OF CREDIT IS TO BE USED THEN THE
OBLIGOR/APPLICANT MUST SIGNIFY THEIR APPROVAL BY SIGNING-OFF ON THIS EXHIBIT,
MARKING "ISSUE AS PER ATTACHED EXHIBIT "A" AND ATTACH IT TO THE STANDBY LETTER
                               -----------
OF CREDIT APPLICATION.

           EXHIBIT "A"
           -----------

     APPROVED AS ISSUED BY

  COMPANY: X________________________________________    X____________
           Authorized Signature of Obligor/Applicant    Date
--------------------------------------------------------------------------------

BANK OF AMERICA, N.A.

ISSUE DATE:  ____________________

IRREVOCABLE LETTER OF CREDIT NO. _____________

BENEFICIARY:
BUDGET RENT A CAR CORPORATION
4225 NAPERVILLE ROAD
LISLE, ILLINOIS 60525

WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. ____________ IN
BENEFICIARY'S FAVOR FOR THE ACCOUNT OF DIVINE INTERVENTURES, INC.,
______________________________________________ (ADDRESS) UP TO THE AGGREGATE SUM
OF USD _____________________________________________ (AMOUNT IN WORDS) EXPIRING
ON ____________________ AT THE COUNTERS OF BANK OF AMERICA, N.A., DALLAS, TEXAS
AVAILABLE BY PAYMENT AGAINST BENEFICIARY'S SIGHT DRAFT DRAWN ON BANK OF AMERICA,
N.A., ACCOMPANIED BY THE FOLLOWING DOCUMENT(S):

1.   A WRITTEN STATEMENT PURPORTEDLY SIGNED BY AN AUTHORIZED REPRESENTATIVE OF
     BUDGET RENT A CAR CORPORATION WITH THE FOLLOWING WORDING:

     "I, THE UNDERSIGNED, AN AUTHORIZED REPRESENTATIVE OF BUDGET RENT A CAR
     CORPORATION HEREBY CERTIFY THAT DIVINE INTERVENTURES, INC. HAS DEFAULTED
     UNDER THAT CERTAIN LEASE AGREEMENT DATED _________________ BETWEEN BUDGET
     RENT A CAR CORPORATION AND DIVINE INTERVENTURES, INC., THEREFORE USD
     __________________________ IS NOW DUE AND PAYABLE TO US."

2.   THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT NUMBER __________.

SPECIAL CONDITIONS:

PARTIAL DRAWINGS ARE PERMITTED.

THIS LETTER OF CREDIT IS SUBJECT TO THE 1993 REVISION OF THE UNIFORM CUSTOMS AND
PRACTICE FOR DOCUMENTARY CREDITS OF THE INTERNATIONAL CHAMBER OF COMMERCE
(PUBLICATION NO. 500).

WE HEREBY ENGAGE WITH YOU THAT DRAFTS DRAWN UNDER AND IN COMPLIANCE WITH THE
TERMS OF THIS CREDIT WILL BE DULY HONORED UPON REPRESENTATION TO BANK OF
AMERICA, N.A., LETTERS OF CREDIT DEPT., 901 MAIN STREET, 9/TH/ FLOOR, DALLAS,
TEXAS 75202 ON OR BEFORE THE EXPIRATION DATE SHOWN ABOVE.

BANK OF AMERICA, N.A.

____________________________________
AUTHORIZED SIGNATURE

                                       3
<PAGE>

                                   EXHIBIT D

                                  BILL OF SALE

KNOW ALL MEN BY THESE PRESENTS, that BUDGET RENT A CAR CORPORATION, a Delaware
corporation ("Seller"), in consideration of the sum of Ten and No/100 Dollars
($10.00) lawful money of the United States, to Seller paid by DIVINE
INTERVENTURES, INC., a Delaware corporation ("Buyer"), the receipt of which is
hereby acknowledged, does hereby grant, bargain, sell, transfer, and deliver
unto Buyer the following goods and chattels set forth on the 4 South Inventory
List attached hereto.

TO HAVE AND TO HOLD all and singular the goods and chattels to Buyer and its
executors, administrators and assigns to their own use forever.

Said goods and chattels are hereby sold "as is", there are no representations or
warranties, express or implied, and Buyer is responsible for removing said goods
and chattels from Seller's premises.

Seller hereby covenants with Buyer that Seller is the lawful owner of said goods
and chattels; that they are free from all encumbrances; that Seller has good
right to sell the same as aforesaid; and that Seller will warrant and defend the
same against the lawful claims and demands of all persons whomsoever.

IN WITNESS WHEREOF, Seller has executed these presents this 25/th/ day of
August, 19___.

                                           BUDGET RENT A CAR CORPORATION

Witness:                                   By:_______________________________
                                                    Authorized Signatory

                                       4
<PAGE>

                                   EXHIBIT E

DIVINE INTERVENTURES, INC.

    MASTER LANDLORD NON-DISTURBANCE, RECOGNITION, ESTOPPEL AND ATTORNEMENT
                                   AGREEMENT

     This Non-Disturbance, Recognition, Estoppel and Attornment Agreement (this
"Agreement") is made and entered into this _______ day of ___________________,
1999 by and among Dugan/Office, L.L.C., an Indiana limited liability company
("Master Landlord"), Budget Rent A Car Corporation, a Delaware corporation
("Sublandlord"), and Divine Interventures, Inc., a Delaware corporation
("Subtenant").

                                R E C I T A L S

     A.   Master Landlord is the owner in fee of that certain real property
located at 4225 Naperville Road in Lisle, Illinois, more particularly described
in Exhibit "A" attached hereto (the "Property").
   -----------

     B.   By Office Lease dated ________________, 1991 (the "Master Lease") by
and between a predecessor in interest to Master Landlord and Sublandlord, Master
Landlord leased certain premises (the "Premises) in the Property to Sublandlord,
and Sublandlord leased the Premises from Master Landlord.

     C.   Sublandlord and Subtenant have entered into, or are contemplating
entering into, a sublease of all or a part of the Premises (the "Subleased
Premises").  The sublease by and between Sublandlord and Subtenant shall be
referred to herein as the "Lease."

     D.   The parties desire, pursuant to the provisions set forth in this
Agreement, (i) to assure to Subtenant possession of the Subleased Premises for
the entire term of the Lease, even if Sublandlord defaults under the Master
Lease or the Master Lease terminates before the expiration of the Lease, and
(ii) to confirm certain other agreements and covenants between Master Landlord,
Sublandlord and Subtenant.

     NOW, THEREFORE, the parties agree as follows:

     1.   Master Landlord's Consent to Lease.  Master Landlord hereby consents
          ----------------------------------
to Sublandlord and Subtenant entering into the Lease, without waiver of the
restriction, if any, in the Master Lease concerning further assignment or
subletting; provided, Master Landlord hereby covenants and agrees that as to the
Subtenant, in no event shall any of the Master Lease apply to Subtenant's use,
occupancy, rights, or obligations under the Lease.

     2.   Attornment.  If, after the expiration of the applicable notice and
          ----------
cure period, Sublandlord fails to cure any default under the Master Lease and
the Master Lease is terminated, or if the Master Lease terminates for any other
reason, Master Landlord shall notify Subtenant in writing of such termination.
Upon receipt of such written notice from Master Landlord, Subtenant shall attorn
to Master Landlord and perform all of Subtenant's obligations under the Lease
for the benefit of Master Landlord as if Master Landlord were the landlord under
the Lease.  So long as there remains no uncured default (beyond the expiration
of the applicable notice and cure period) under the Lease, then (a) the Lease
shall continue in full force and effect as a direct lease between Master
Landlord and Subtenant upon, and subject to, all of the terms, covenants and
conditions of the Lease for the balance of the term thereof remaining, including
any extensions therein

                                       5
<PAGE>

provided; (b) Master Landlord shall continue to recognize the estate and rights
of Subtenant created under the Lease; and (c) the terms of the Lease, and
Subtenant's leasehold estate in the Subleased Premises, shall not then or
thereafter be terminated, disturbed or adversely affected, except in accordance
with the terms and provisions of the Lease.

     3.   Subtenant's Liability to Sublandlord.  From the date Subtenant attorns
          ------------------------------------
to Master Landlord, as provided in this Agreement, Subtenant shall not be
further liable to Sublandlord for performance of its obligations under the
Lease, and Sublandlord shall deposit with Master Landlord, immediately upon
demand, any security deposit and other prepaid sums that Subtenant has paid to
Sublandlord pursuant to the Lease that have not been delivered to Master
Landlord.

     4.   Conditions of Master Landlord's Recognition and Subtenant's
          -----------------------------------------------------------
Attornment.  Master Landlord's obligation to recognize Subtenant's rights under
----------
the Lease, and Subtenant's obligation to attorn to Master Landlord, are subject
to the following:

          (a) Master Landlord and Subtenant, from and after the date of
recognition and attornment, shall have the same rights and remedies against each
other as Sublandlord and Subtenant have against each other under the Lease.
Notwithstanding the foregoing, Master Landlord shall not be (i) liable for any
prior default of any landlord under the Lease (including Sublandlord); provided,
however, that in the event the Master Lease is terminated and the Lease becomes
a direct lease between Master Landlord and Subtenant, Master Landlord agrees to
cure any continuing default under the Lease within the applicable notice and
cure periods set forth therein, following written notice to Master Landlord of
such continuing default; or (ii) subject to any offsets or defenses which have
accrued prior to the date the Lease becomes a direct lease between Master
Landlord and Subtenant (except to the extent that Master Landlord has received
notice of the default of Sublandlord which gave rise to such offset or defense
and provided the same opportunity to cure such default as provided to
Sublandlord under the Lease). Master Landlord shall not be bound by any prepaid
rent, security deposit or other prepaid sum that Subtenant has paid in advance
to Sublandlord, except to the extent such sum is paid over by Sublandlord to
Master Landlord. Furthermore, Master Landlord shall not be liable for the
construction of any improvements required under the Lease to be performed by
Sublandlord.

     5.   Notice of Default.  Master Landlord hereby covenants and agrees that
          -----------------
it shall provide to Subtenant a copy of any notice served upon Sublandlord with
respect to the Premises. In connection therewith, Master Landlord hereby
acknowledges and agrees that pursuant to the provisions of the Lease Subtenant
has the right (but not the obligation) to cure any such default of Sublandlord
under the Lease and Master Landlord hereby agrees that if such cure of said
default is provided by Subtenant that Master Landlord shall accept said cure.

     6. Estoppel.  Master Landlord hereby represents and warrants as to the
        --------
following: (a) the Master Lease is in full force and effect, and there are no
other promises, agreements, understandings or commitments between Master
Landlord and Sublandlord relating to the Premises; and (b) neither Master
Landlord nor Sublandlord are in default under the Master Lease and no events
have occurred which with the passage of time or the giving of notice, or both,
would constitute such a default under the Master Lease.

                                       6
<PAGE>

     7.   Parking.  Master Landlord hereby covenants and agrees that throughout
          -------
the term of the Lease it shall provide to Subtenant ten (10) reserved executive
parking spaces in the heated parking garage of the Building, at no cost or
expense to Subtenant or its agents, contractors, employees or invitees.

     8.   Option to Extend.  Master Landlord and Subtenant hereby acknowledge
          ----------------
and agree that Subtenant has been provided no option to extend or renew the term
of the Lease by Sublandlord. However, Master Landlord hereby covenants and
agrees that upon the expiration of the term of the Lease it shall extend the
term of the Lease for one (1) period of five (5) years thereafter upon the same
terms and conditions as contained in the Lease except as follows: (i) the Base
Rent (as defined in the Lease) to be paid by Subtenant to Master Landlord for
such extension term shall be equal to the Market Rent (as defined in the Prime
Lease) for such period of time and the determination of such Market Rent as
between Subtenant and Master Landlord shall take place as set forth in the Prime
Lease, with such modifications to said process to conform to the Lease, (ii)
Subtenant shall be required to provide notice of its exercise of its option to
extend the term of the Lease to Master Landlord not less than one hundred eighty
(180) days following the expiration of the initial term of the Sublease, time
being of the essence, and (iii) Subtenant shall have no right to exercise its
option to extend the term of the Lease as set forth herein if at the time
Subtenant exercises such option it is in default under the terms of the Lease
beyond applicable notice and cure periods. In connection with the foregoing
exercise of an option to extend the term of the Sublease, Master Landlord,
Sublandlord and Subtenant hereby acknowledge and agree that for all intents and
purposes Sublandlord's right to demise that portion of the Premises which is
considered Subleased Premises hereunder shall terminate and during such option
period the Lease shall be considered a direct Lease between Master Landlord, as
landlord, and Subtenant, as tenant, upon the same terms and conditions set forth
therein except as may be modified as set forth in this paragraph.

     9.   Master Lease Issues.  In connection with certain of the provisions of
          -------------------
the Master Lease, Master Landlord, Sublandlord and Subtenant hereby agree as
follows: (i) Master Landlord has no security interest in any of the furniture,
fixtures and/or equipment contained within the Subleased Premises which is
currently owned by Sublandlord and which is to be conveyed by Bill of Sale to
Subtenant; (ii) Master Landlord hereby acknowledges and agrees that in
connection with Subtenant's demise of the Subleased Premises Subtenant is also
being provided the right to use and occupy certain portions of the Data Center
Space (as defined in the Master Lease) and Landlord hereby consents to same;
(iii) as of the date hereof, no portion of the Premises, including the Subleased
Premises, have been used in a manner which exceeds the HVAC Standard (as defined
in the Master Lease); and (iv) as of the date hereof Master Landlord hereby
represents and warrants that no portion of the Subleased Premises contains any
leasehold improvements that would be considered to be "Type B Nonstructural New
Work" or any "Structural New Work" (each as defined in the Master Lease) which
would be required to be removed by Subtenant upon the expiration of the term of
the Lease.

     10.  Miscellaneous.
          -------------

          (a) No Effect on Master Lease.  Nothing in this Agreement shall be
              -------------------------
construed to affect or otherwise modify in any manner the provisions of the
Master Lease between Master Landlord and Sublandlord, or to waive any right that
Master Landlord may now or hereafter have against Sublandlord by reason of or in
connection with the Master Lease.

          (b) Attorneys' Fees.  Should any action or proceeding be commenced to
              ---------------
enforce any of the provisions of this Agreement or in connection with its
meaning, the prevailing party in such action shall be awarded, in addition to
any other relief it may obtain, its reasonable costs and expenses, not limited
to taxable costs and reasonable attorneys' fees.

          (c) Notice.  All notices which may or are required to be sent under
              ------
this Agreement shall be in writing and shall be sent by first-class certified
U.S. mail, postage prepaid, return receipt requested, and

                                       7
<PAGE>

sent to the party at the address appearing below or such other address as any
party shall hereafter inform the other party by written notice given as set
forth above:

                    Subtenant:   Divine Interventures, Inc.
                                 4225 Naperville Road
                                 Lisle, Illinois 60532
                                 Attention: Rick Powell

                  Sublandlord:   Budget Rent A Car Corporation
                                 4225 Naperville Road
                                 Lisle, Illinois 60532
                                 Attention: Peter Wemple

              Master Landlord:   Dugan/Office, L.L.C.
                                 4225 Naperville Road
                                 Lisle, Illinois 60532
                                 Attention: Steven Holmberg

All notices delivered as set forth above shall be deemed effective three (3)
days from the date deposited in the U.S. mail.

          (d) Successors.  This Agreement shall inure to the benefit of and be
              ----------
binding upon the parties hereto, their successors in interest, heirs and assigns
and any subsequent owner of the Property.

          (e) Governing Law.  This Agreement shall be governed by, and construed
              -------------
in accordance with, the laws of the state in which the Property is located.

          (f) No Modification Unless in Writing.  This Agreement contains all of
              ---------------------------------
the agreements and understandings between the parties regarding the subject
matter hereof, and supersedes any and all prior agreements and understandings
between Sublandlord, Subtenant and Master Landlord. This Agreement shall not be
amended, changed or modified in any way unless in writing executed by the party
against whom the amendment is sought to be enforced. Sublandlord, Subtenant and
Master Landlord shall not be deemed to have waived or released any of their
rights hereunder unless the waiver or release is in writing executed by the
party against whom the waiver or release is sought to be enforced.

                                       8
<PAGE>

     IN WITNESS WHEREOF, the parties have executed this Agreement as of the date
first above written.

                              MASTER LANDLORD:

                              DUGAN/OFFICE, L.L.C., an Indiana limited
                              liability company

                              By:  Duke-Weeks Realty Limited Partnership, an
                                   Indiana limited partnership, its member

                                   By:  Duke-Weeks Realty Corporation, an
                                        Indiana corporation, its general partner

                                        By:_____________________________
                                              Steven B. Holmberg
                                              Senior Vice President
                                              Chicago Office

                              SUBLANDLORD:

                              BUDGET RENT A CAR CORPORATION, a
                              Delaware corporation

                              By:   _________________________
                              Name: _________________________
                              Title:  _______________________

                              SUBTENANT:

                              DIVINE INTERVENTURES, INC., a Delaware corporation

                              By:____________________________
                              Name: _________________________
                              Title:  _______________________

                                       9
<PAGE>

ACKNOWLEDGMENT OF MASTER LANDLORD:
----------------------------------

STATE OF _____________  )
                        ) (S)
COUNTY OF ___________   )

     On ________________________, 1999, before me, ________________________, a
Notary Public, personally appeared ______________________, personally known to
me (or proved to me on the basis of satisfactory evidence) to be the person
whose name is subscribed to the within instrument and acknowledged to me that he
executed the same in his authorized capacity, and that by his signature on the
instrument the person, or the entity on behalf of which the person acted,
executed this instrument.

     WITNESS my hand and official seal.

                        Notary Public in and for the state and county aforesaid

                        Printed or typed name of Notary Public

                        My Commission Expires:

ACKNOWLEDGMENT OF SUBLANDLORD:
------------------------------

STATE OF _____________  )
                        ) (S)
COUNTY OF _________     )

     On ________________________, 1999, before me, ________________________, a
Notary Public, personally appeared ______________________, personally known to
me (or proved to me on the basis of satisfactory evidence) to be the person
whose name is subscribed to the within instrument and acknowledged to me that he
executed the same in his authorized capacity, and that by his signature on the
instrument the person, or the entity on behalf of which the person acted,
executed this instrument.

     WITNESS my hand and official seal.

                        Notary Public in and for the state and county aforesaid

                        Printed or typed name of Notary Public

                        My Commission Expires:

                                      10
<PAGE>

ACKNOWLEDGMENT OF SUBTENANT:
----------------------------

STATE OF            )
                    ) (S)
COUNTY OF           )

     On ________________________, 1999, before me, ________________________, a
Notary Public, personally appeared __________________, personally known to me
and acknowledged to me that he executed the same as _______________________ of
_________________________., a ______________________, and that by his signature
on the instrument the person, or the entity on behalf of which the person acted,
executed this instrument.

     WITNESS my hand and official seal.

                    Notary Public in and for the state and county aforesaid

                    Printed or typed name of Notary Public

                    My Commission Expires:

                                      11
<PAGE>

                                  EXHIBIT "A"
                                  -----------

                               LEGAL DESCRIPTION
                               -----------------

                                      12

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