Document:

<PAGE>
                                                                   EXHIBIT 10.11

                           UROLOGY CENTER OF THE SOUTH

                                     CLINIC

                                 LEASE AGREEMENT

                            BRIERBROOK PARTNERS, LLC
                      A TENNESSEE LIMITED LIABILITY COMPANY

                                  ("LANDLORD")

                                       AND

                        UROLOGY CENTER OF THE SOUTH, P.C.

                      A TENNESSEE PROFESSIONAL CORPORATION

                                   ("TENANT")

                  DATE OF LEASE:   26TH DAY OF JUNE, 2001
                  PROPERTY         BRIERBROOK MEDICAL BUILDING
                  ADDRESS:         1325 WOLF PARK DRIVE, GERMANTOWN, TN 38138

                                  (WYATT LOGO)

<PAGE>
                                TABLE OF CONTENTS

<TABLE>
         <S>                                                                                                     <C>
         ARTICLE 1.      BASIC LEASE INFORMATION..................................................................2

         1.1      Basic Information And Definitions...............................................................2

         1.2      Summary Of Terms................................................................................2

         1.3      General Definitions.............................................................................3

         1.4      Construction....................................................................................7

         ARTICLE 2.      PROPERTY AND TERM........................................................................7

         2.1      Property........................................................................................7

         2.2      Term............................................................................................8

         ARTICLE 3.      RENT.....................................................................................8

         3.1      Base Rent.......................................................................................8

         3.2      Base Rent Escalation............................................................................8

         3.3      Additional Rent.................................................................................8

         3.4      Payment of Rent................................................................................10

         3.5      Late Charge....................................................................................10

         3.6      Net Lease......................................................................................10

         3.7      Accounting Classification......................................................................11

         3.8      True Lease.....................................................................................12

         ARTICLE 4.      CONSTRUCTION BY LANDLORD................................................................12

         4.1      Landlord's Duty to Construct Improvements......................................................12

         4.2      Plans and Specifications.......................................................................12

         4.3      Commencement of Construction...................................................................12

         4.4      Zoning Charges and Permits.....................................................................12

         4.5      Variance from Approved Plans...................................................................12

         ARTICLE 5.      TAXES AND UTILITIES.....................................................................13

         5.1      Tax Filings, Assessments, Refund...............................................................13

         5.2      Utilities and Utility Charges..................................................................13

         5.3      Janitorial Service.............................................................................13

         ARTICLE 6.      TENANT'S REPRESENTATIONS, WARRANTIES AND COVENANTS......................................13

         6.1      Legal Status and Authority.....................................................................13

         6.2      Validity of Documents..........................................................................13

         6.3      Litigation.....................................................................................14

         6.4      Status of Property.............................................................................14

         6.5      No Foreign Person..............................................................................14

         6.6      Managed Care Plan..............................................................................14

         6.7      Taxes..........................................................................................14
</TABLE>

<PAGE>

<TABLE>
         <S>                                                                                                     <C>
         6.8      No Change in Facts or Circumstances............................................................15

         6.9      Disclosure.....................................................................................15

         6.10     Illegal Activity/Forfeiture....................................................................15

         6.11     Principal Place of Business....................................................................15

         6.12     ERISA..........................................................................................15

         6.13     Representations and Warranties True............................................................15

         6.14     Compliance with Restrictions...................................................................16

         6.15     Change of Name, Identity or Structure..........................................................16

         6.16     Existence......................................................................................17

         6.17     Principal Place of Business....................................................................17

         6.18     Information and Notices........................................................................17

         6.19     Activities.....................................................................................17

         6.20     ERISA..........................................................................................18

         6.21     Subordination Agreements.......................................................................19

         6.22     Financial Statements and Tax Returns...........................................................19

         ARTICLE 7.      TENANT'S PERSONAL PROPERTY/CONDITION OF PROPERTY........................................19

         7.1      Tenant's Personal Property.....................................................................19

         7.2      Condition of the Property......................................................................20

         ARTICLE 8.      USE.....................................................................................20

         8.1      Use of the Property............................................................................20

         ARTICLE 9.      REPAIRS AND RESTRICTIONS................................................................21

         9.1      Maintenance and Repair.........................................................................21

         9.2      Landlord's Maintenance and Repair..............................................................22

         9.3      Encroachments and Restrictions.................................................................22

         ARTICLE 10.     ALTERATIONS.............................................................................22

         10.1     Alterations To The Suite.......................................................................22

         ARTICLE 11.     LIENS...................................................................................23

         11.1     Liens..........................................................................................23

         11.2     Mechanics Liens................................................................................24

         ARTICLE 12.     LEGAL REQUIREMENTS......................................................................24

         12.1     Compliance.....................................................................................24

         ARTICLE 13.     INSURANCE...............................................................................25

         13.1     Types of Insurance.............................................................................25

         13.2     General Requirements...........................................................................26

         13.3     Waiver of Subrogation..........................................................................26

         13.4     Blanket Policy.................................................................................27

         13.5     No Separate Insurance..........................................................................27
</TABLE>

                                       ii

<PAGE>

<TABLE>
<S>                                                                                                              <C>
         ARTICLE 14.     FIRE AND CASUALTY.......................................................................27

         14.1     Proceeds.......................................................................................27

         14.2     Reconstruction for Damage or Destruction Covered by Insurance..................................27

         14.3     Tenant's Property..............................................................................28

         14.4     No Abatement of Rent...........................................................................28

         14.5     Damage Near End of Term........................................................................28

         14.6     Waiver.........................................................................................28

         ARTICLE 15.     CONDEMNATION............................................................................28

         15.1     Total Taking...................................................................................28

         15.2     Partial Taking.................................................................................28

         15.3     Award Distribution.............................................................................29

         15.4     Temporary Taking...............................................................................29

         ARTICLE 16.     DEFAULT AND REMEDIES....................................................................29

         16.1     Events of Default..............................................................................29

         16.2     Remedies.......................................................................................30

         16.3     Remedies Cumulative............................................................................31

         16.4     Additional Expenses............................................................................32

         16.5     Waiver.........................................................................................32

         16.6     Application of Funds...........................................................................32

         16.7     Notices by Landlord............................................................................32

         16.8     Landlord's Contractual Security Interest.......................................................32

         16.9     Landlord's Right to Cure.......................................................................33

         16.10    Bankruptcy of Tenant...........................................................................33

         ARTICLE 17.     INDEMNIFICATION.........................................................................35

         17.1     Indemnification................................................................................35

         ARTICLE 18.     SUBLETTING AND ASSIGNMENT...............................................................37

         18.1     Subletting and Assignment......................................................................37

         18.2     Attornment.....................................................................................37

         ARTICLE 19.     SURRENDER...............................................................................38

         19.1     Condition of Property..........................................................................38

         19.2     No Surrender...................................................................................38

         ARTICLE 20.     LIMITATION ON LANDLORD'S LIABILITY......................................................38

         20.1     Landlord's Liability...........................................................................38

         20.2     Utility Service................................................................................38

         20.3     Limitation.....................................................................................38

         ARTICLE 21.     SUBORDINATION...........................................................................39

         21.1     Tenant Subordination...........................................................................39
</TABLE>

                                      iii

<PAGE>

<TABLE>
         <S>                                                                                                     <C>
         ARTICLE 22.     RENEWAL OPTION..........................................................................39

         22.1     Renewal Option.................................................................................39

         ARTICLE 23.     MISCELLANEOUS...........................................................................40

         23.1     Officer's Certificate and Financial Statements.................................................40

         23.2     Risk of Loss...................................................................................40

         23.3     Holding Over...................................................................................40

         23.4     Inspection.....................................................................................40

         23.5     No Waiver......................................................................................41

         23.6     No Merger of Title.............................................................................41

         23.7     Transfers by Landlord..........................................................................41

         23.8     Peaceful Enjoyment.............................................................................41

         23.9     Notices........................................................................................41

         23.10    Survival.......................................................................................43

         23.11    Severability...................................................................................43

         23.12    Late Charges...................................................................................43

         23.13    Amendment; Qualification as REIT...............................................................43

         23.14    Parties Bound..................................................................................43

         23.15    Entire Agreement...............................................................................43

         23.16    Headings.......................................................................................43

         23.17    Governing Law..................................................................................43

         23.18    Memorandum of Lease............................................................................44

         23.19    Landlord's Approval............................................................................44

         23.20    Waiver of Jury Trial...........................................................................44

         23.21    No Brokers.....................................................................................44

         23.22    Rating of the Transaction......................................................................44

         23.23    Additional Rights of Landlord..................................................................45

         EXHIBIT A         Physician Subordination, Non-Compete and Guaranty Agreement
         EXHIBIT B         Property Description
         EXHIBIT C         Floor Plan For Suite
         Exhibit D         Financial Reporting Agreement
</TABLE>

                                       iv

<PAGE>

                                     CLINIC
                                 LEASE AGREEMENT

         This Lease Agreement (this "LEASE") is made as of this 26TH DAY OF
JUNE, 2001, by and between BRIERBROOK PARTNERS, LLC, a Tennessee limited
liability company, its successors and assigns, (the "LANDLORD") and UROLOGY
CENTER OF THE SOUTH, P.C., a Tennessee professional corporation, its successors
and permitted assigns (the "TENANT").

                                    RECITALS

         WHEREAS, the Landlord desires to lease to Tenant and Tenant desires to
lease from Landlord the "Suite" as herein defined upon the terms and conditions
of this Lease Agreement;

         NOW, THEREFORE, IN CONSIDERATION OF THE RECITALS and in consideration
of the agreements, covenants, warranties and agreements set forth herein, which
each party acknowledges as good and sufficient consideration, the parties hereto
agree as follows:

                       ARTICLE 1. BASIC LEASE INFORMATION

1.1      BASIC INFORMATION AND DEFINITIONS.

         In addition to the terms that are defined elsewhere in this Lease, the
following terms and phrases shall have the meanings ascribed thereto below in
this ARTICLE 1, unless otherwise limited or expanded elsewhere in this
Agreement.

1.2      SUMMARY OF TERMS.

         Any reference in this Agreement to any of the following basic
provisions shall be deemed to incorporate all of the pertinent provisions
hereinbelow set forth in this ARTICLE 1.

<TABLE>
<S>                                                    <C>
A.  MEDICAL BUILDING ADDRESS                           1325 Wolf Park Drive, Germantown, TN 38138

B.  LANDLORD                                           BRIERBROOK PARTNERS, LLC

C.  LANDLORD ADDRESS                                   Suite 250
                                                       7101 Executive Center Drive
                                                       Brentwood, TN 37027

D.  TENANT                                             UROLOGY CENTER OF THE SOUTH, P.C.

E.  CURRENT ADDRESS                                    Suite 220
                                                       5909 Shelby Oaks
                                                       Memphis, TN 38134

F.  COMMENCEMENT DATE OF LEASE                         26th day of June, 2001

G.  INITIAL LEASE TERM                                 Twenty (20) Years from the Completion Date

H.  RENEWAL OPTION(S)                                  Two (2) additional periods of five (5) years each

I.  RENT BEGINS                                        On the Completion Date

J.  TENANT TERMINATION DATE                            Two (2) years from the Commencement Date

K.  ANNUAL BASE RENT                                   Three Hundred Forty Five Thousand Six Eighty-Seven Dollars
                                                       ($345,687) as adjusted in accordance with SECTION 3.2.
</TABLE>

                                       2

<PAGE>

<TABLE>
<S>                                                    <C>
L.  RENTABLE AREA                                      12,789 square feet

M.  RENTABLE AREA OF MEDICAL BUILDING                  33,777 square feet

N.  TENANT'S PROPORTIONATE SHARE                       37.86%

O.  USABLE AREA OF SUITE                               12,267 square feet

P.  FLOOR OF SUITE                                     First

Q.  BROKER                                             Med Properties Management Group, L.L.C.

R.  USE PERMITTED                                      General office use and as defined in SECTION 8.1.
</TABLE>

1.3      GENERAL DEFINITIONS.

         Except as otherwise provided herein, or unless the context otherwise
requires, the following terms shall have the following meanings:

         1.3.1    ADJUSTMENT DATE shall mean the first date of the Term and each
January 1 thereafter occurring within the Term.

         1.3.2    ADJUSTMENT YEAR shall mean each calendar year during which an
Adjustment Date occurs.

         1.3.3    AFFILIATE shall mean when used with respect to any
corporation, limited liability company, or partnership, any person, corporation,
limited liability company, partnership or other legal entity, which, directly or
indirectly, controls or is controlled by or is under common control with such
corporation, limited liability company, or partnership. For the purposes of this
definition, "control" (including the correlative meanings of the terms
"controlled by" and "under common control with"), as used with respect to any
person, corporation, limited liability company, partnership or other legal
entity, shall mean the possession, directly or indirectly, of the power to
direct or cause the direction of the management and policies of such person,
corporation, limited liability company, partnership or other legal entity,
through the ownership of voting securities, partnership interests or other
equity interests.

         1.3.4    ASSESSMENTS shall mean all levies or charges of every kind and
nature for any easement or agreement maintained for the benefit of the Property,
association fees, permits, inspection and license fees, general or special
assessments, water, sewer or other rents, charges and fees and all other
governmental charges of every kind and nature, whether general or special,
ordinary or extraordinary, or foreseen or unforeseen, in connection with the
Property which at any time may be assessed or imposed on or in respect of or be
a lien upon (a) Landlord or its interest in the Property, (b) the Property or
any part thereof, any rent therefrom or any interest therein, or (c) any
occupancy, use or possession of, sales from, or activity conducted in connection
with the Property or any part thereof, including leasing.

         1.3.5    BASE RENT shall have the meaning set forth in SECTION 3.1
herein.

         1.3.6    BASE RENT ESCALATION shall have the meaning set forth in
SECTION 3.2 herein.

         1.3.7    CODE shall mean the Internal Revenue Code of 1986, as amended.

         1.3.8    COMMENCEMENT DATE shall mean the date set forth in
SECTION 1.2 (F).

                                       3

<PAGE>

         1.3.9    COMPLETION DATE shall mean the date which is the earlier of
(a) the date, if applicable, that the Tenant begins to occupy the Suite pursuant
to a request from the Tenant to the Landlord to allow Tenant to occupy the
Suite, or (b) the date on which Landlord completes construction of the Suite, as
evidenced by Landlord's receipt and delivery to Tenant of the following:

                  1.3.9.1  A certificate of occupancy or other comparable
certificate which permits the occupancy of the Suite (as herein defined) issued
by the appropriate governmental authorities (or such other evidence satisfactory
to Buyer that the Suite is ready for occupancy); and,

                  1.3.9.2  A certificate signed by the Landlord to the effect
that the construction of the Suite has been completed in accordance with this
Agreement and the Plans and Specifications for the Suite; and,

                  1.3.9.3  A certificate signed by the Project Architect to the
effect that construction of the Suite has been completed in accordance with the
Plans, subject to punch list item specified as a result of the due diligence of
the Tenant or the Architect.

         1.3.10   CPI shall mean the Consumer Price Index published by the
Bureau of Labor Statistics of the United States Department of Labor, All Items
for Urban Wage Earners and Clerical Workers (1982-84 = 100), or if such index is
not available, a comparable index selected by Landlord which is published by a
governmental institution or a nationally recognized publisher of statistical
information.

         1.3.11   CPI INCREASE shall mean on the third Adjustment Date, the
amount obtained by multiplying (a) the Base Rent then payable under the Lease
immediately preceding the third Adjustment Date, by (b) the percentage increase
between the CPI for the month of November immediately preceding the third
Adjustment Date and the CPI for the month of immediately preceding the second
Adjustment Date. For each next succeeding Adjustment Date, the CPI Increase
shall mean the amount obtained by multiplying (a) the Base Rent then payable
under the Lease immediately preceding the applicable Adjustment Date, by (b) the
percentage increase between the CPI for the month of November immediately
preceding the Adjustment Date and the CPI for the month of November for the
immediately preceding prior Adjustment Date. The CPI Increase for each
Adjustment Year shall be effective as of the first day of such Adjustment Year.

         1.3.12   ENVIRONMENTAL CONDITION shall mean the release of a hazardous
pollutant or the generation, manufacture, refining, transportation, treatment,
storage, handling, disposal, transfer, production or processing of a hazardous
pollutant or other dangerous or toxic substance or solid waste in violation of
any applicable environmental law.

         1.3.13   HAZARDOUS MATERIALS shall mean any substance, including
without limitation, asbestos or any asbestos containing materials, the group of
organic compounds known as polychlorinated biphenyls, flammable explosives,
radioactive materials, infectious wastes, biomedical and medical wastes,
pollutants, effluents, contaminants or emissions, regulated under any Hazardous
Materials Law.

         1.3.14   HAZARDOUS MATERIALS LAW shall mean any local, state or federal
law, regulation, ordinance, order, judgment, agreement with a governmental
authority or other legal requirement relating to the indoor or outdoor
environment, human health or safety, occupational health or safety or industrial
hygiene, including, without limitation, the Resource Conservation and Recovery
Act of 1976 ("RCRA"), the Comprehensive Environmental Response, Compensation and
Liability Act of 1980 ("CERCLA"), as amended by the Superfund Amendments and
Reauthorization Act of 1986 ("SARA"), the Hazardous Materials Transportation
Act, the Federal Water Pollution Control Act, the Clean Air Act, the Clean Water
Act, the Toxic Substances Control Act, the Safe Drinking Water Act, the
Occupational, Health and Safety Act ("OSHA") and the Tennessee Petroleum
Underground Storage Tank Act, all as now or hereafter amended and all similar or
related federal, state or local environmental requirements.

                                       4

<PAGE>

         1.3.15   LEASE YEAR shall mean a period of twelve (12) full calendar
months beginning on the Commencement Date or on each anniversary date thereof,
(unless the Commencement Date shall be other than the first day of a calendar
month, in which event it shall begin on the first day of the following month).

         1.3.16   LENDING INSTITUTION shall mean any insurance company,
federally insured commercial or savings bank, national banking association,
savings and loan association, employees' welfare, pension or retirement fund or
system, corporate profit-sharing or pension trust, college or university, or
real estate investment trust, including any corporation qualified to be treated
for federal tax purposes as a real estate investment trust, or any Real Estate
Mortgage Investment Conduit, Financial Asset Securitization Investment Trust or
similar investment vehicles created in connection with commercial mortgage
backed securities.

         1.3.17   MAJOR ALTERATION(S) shall mean any repair, replacement,
restoration, remodeling or rebuilding of the Suite or any portion thereof that
is not normal, ordinary or recurring to maintain the Suite.

         1.3.18   OFFICER'S CERTIFICATE shall mean a certificate of Tenant
signed by the President, Chief Manager, any Vice President or the Treasurer of
Tenant or another officer authorized to so sign by the Board of Directors or
By-Laws or Operating Agreement of Tenant, or any other person whose power and
authority to act has been authorized by delegation in writing by any of the
persons holding the foregoing offices.

         1.3.19   OVERDUE RATE shall mean on any date, a rate per annum equal to
Six Percent (6%) above the Prime Rate, but in no event greater than the maximum
rate then permitted under applicable law.

         1.3.20   PASS THROUGH EXPENSES shall mean all expenses, costs and
disbursements (including Taxes and Assessments) of every kind and nature
(determined for the applicable Adjustment Year on an accrual basis in accordance
with generally accepted accounting principles) paid or incurred by Landlord or
Landlord's beneficiaries in connection with the ownership, management,
operation, maintenance, replacement and repair (including capital expenditures
and reserves for capital replacements required by the Facility Mortgagee) for
the Medical Building and the parcel of real estate on which the Medical Building
is located (the "Premises" or the "Property") (including but not limited to
parking, driveway, sidewalk, fencing and other portions of the common areas),
easements or the personal property and fixtures used in connection therewith,
including but not being limited to insurance (fire, extended coverage, rent,
business interruption, earthquake, war risk, commercial liability, etc.);
utilities; license, permit and inspection fees; cost of funds imposed by
Facility Mortgagee on the Landlord (other than costs resulting solely from a
variable interest rate, janitorial costs; wages and salaries of operating
personnel, including, among others, maids, janitors, and security guards;
repairs and maintenance to the Medical Building and the Premises; and security
services.

         1.3.21   PAYMENT DUE DATE shall mean any due date for the payment of
the installments of Base Rent and Additional Rent or any other sums payable
under this Lease.

         1.3.22   PERSON shall mean and include an individual, corporation,
limited liability company, partnership, trust, unincorporated association,
government, governmental authority, and any other entity.

         1.3.23   PHYSICIAN SUBORDINATION, NON-COMPETE AND GUARANTY AGREEMENT
shall mean the agreement substantially in the form of EXHIBIT A attached hereto
with respect to each physician/member of Tenant requiring such physician/member
to (a) subordinate his/her income, fees and distributions from Tenant to the
payment and performance of the obligations of the Tenant set forth in this
Lease; (b) refrain from competition with the Tenant within a limited period of
time and geographic area as set forth in the Physician Subordination,
Non-Compete and Guaranty Agreement; and (c) guarantee (on a limited basis) the
payment and performance of the obligations of the Tenant as set forth in the
Physician Subordination, Non-Compete and Guaranty Agreement.

                                       5

<PAGE>

         1.3.24   PRIME RATE shall mean the annual rate announced by South Trust
Bank (Lender Bank) to be its prime rate for 90-day unsecured loans to its United
States corporate borrowers of the highest credit standing, as in effect from
time to time.

         1.3.25   PROPERTY shall mean the real property attached hereto as
EXHIBIT B, together with all improvements, covenants, licenses, privileges and
appurtenances thereto belonging (including, without limitation, any easements,
rights-of-way, rights of ingress or egress or other interests in, on or to any
land, highway, street, road or avenue in, on, across, abutting or adjoining such
real property and any strips and gores adjacent to or lying between such real
property and any adjacent real property).

         1.3.26   QUALIFIED MEDICAL PROVIDERS shall mean a physician or other
health care professional that is duly licensed in the State of Tennessee and
fully qualified to render the medical services in the specialty rendered by such
provider in the Suite.

         1.3.27   RATING AGENCIES shall mean Standard & Poors Rating Group
("S&P"), Moody's Investors Service Inc. ("Moody's"), Fitch IBCA, Inc. ("Fitch"),
Duff & Phelps Credit Rating Co. ("Duff & Phelps"), or any of their respective
successors, or any other nationally recognized credit rating agency or agencies
which is rating securities issued in connection with any securitizations or
other secondary market transaction in which the loan secured by the Facility
Mortgage is included.

         1.3.28   RELEASE shall mean releasing, placing, spilling, leaking,
pumping, pouring, emitting, emptying, discharging, injecting, escaping,
leeching, disposing or dumping, whether intentional or unintentional.

         1.3.29   SECURITY AGREEMENT shall mean that certain Security Agreement
to be dated on or about the Commencement Date or executed upon the request of
the Landlord pursuant to the terms of which Tenant has granted to Landlord a
first priority security interest in all of Tenant's Collateral, including,
without limitation, Tenant's Personal Property, to secure (a) Tenant's
obligations under this Lease, (b) Tenant's and the Physicians' obligations under
the Physician Subordination, Non-Compete, Guaranty and Indemnification
Agreement; (c) any and all other obligations of Tenant or any Affiliate of
Tenant or to Landlord and which is assignable to any Facility Mortgagee.

         1.3.30   TAXES shall mean all federal, state and local governmental
taxes, assessments and charges (including general real estate taxes, and transit
or transit district taxes or assessments) of every kind or nature, which
Landlord shall pay or become obligated to pay because of or in connection with
the ownership, leasing, management, control or operation of the Suite (including
the Premises on which it is situated), or of the personal property, fixtures,
machinery, equipment, systems or apparatus located therein or used in connection
therewith (including any rental or similar taxes and license, building,
occupancy, permit or similar fees levied in lieu of or in addition to general
real or personal property taxes) or any limited liability company assessments.
For purposes hereof, Taxes for any year shall be Taxes, which are due for
payment or paid in that year rather than Taxes which are assessed or become a
lien during such year. There shall be included in Taxes for any year the amount
of all fees, costs and expenses (including reasonable attorneys' fees) paid by
Landlord during such year in seeking or obtaining any refund or reduction of
Taxes. If a change occurs in the method of taxation resulting in whole or in
part in the substitution for any Taxes as above defined (or any other such tax
or assessment that are to be paid by Tenant), such substituted taxes or
assessments shall be included in Taxes. Taxes in any year shall be reduced by
the net amount of any tax refund received by Landlord during such year. Taxes
shall not include any federal, state or local sales, use, franchise, capital
stock, inheritance, general income, gift or estate taxes.

         1.3.31   TENANT'S CONSTITUENT PARTIES shall mean Tenant and each of
Tenant's officers, directors, and chief manager.

         1.3.32   TENANT'S PROPORTIONATE SHARE shall mean the percentage set
forth in SECTION 1.2 (N) of this Lease.

                                       6

<PAGE>

         1.3.33   TENANT'S PROPORTIONATE SHARE OF PASS THROUGH EXPENSES shall
mean the product of the sum of Pass Through Expenses multiplied by Tenant's
Proportionate Share for each Adjustment Year.

         1.3.34   UNAVOIDABLE DELAYS shall mean Delays due to acts of God, acts
of a public enemy, fires, floods, wars, civil disturbances, sabotage, accidents,
insurrections, blockades, embargoes, storms, severe weather, explosions, damage
to its plants, labor disputes (whether or not the employees' demands are
reasonable and within the party's power to satisfy), government restrictions or
regulations, acts of any governmental body (whether civil or military, foreign
or domestic), all perils of the seas and other waters, failure or delay of third
parties or governmental bodies from whom a party is obtaining or must obtain
rights of way, easements, franchises, permits, machinery, materials, equipment,
transportation, independent contractor's services or supplies to grant or
deliver the same, or inability to obtain labor, services, materials, equipment
or transportation or other causes beyond the control of the party responsible
for performing an obligation hereunder (individually and collectively, "Force
Majeure").

         1.3.35   UNSUITABLE FOR ITS PRIMARY INTENDED USE shall mean, as used
anywhere in this Lease, that, by reason of damage or destruction, or a Partial
Taking, in the good faith judgment of Landlord, reasonably exercised, the Suite
cannot be operated on a commercially practicable basis for its Primary Intended
Use, taking into account, all relevant factors, and the effect of such damage or
destruction or Partial Taking.

1.4      CONSTRUCTION.

         Except as otherwise expressly provided or unless the context otherwise
requires, (a) the terms defined above include the plural as well as the
singular, (b) all accounting terms not otherwise defined herein have the
meanings assigned to them in accordance with generally accepted accounting
principles as at the time applicable, (c) all references in this Lease to
designated "Articles", "Sections" and other subdivisions are to the designated
Articles, Sections and other subdivisions of this Lease, and (d) the words
"herein", "hereof" and "hereunder" and other words of similar import refer to
this Lease as a whole and not to any particular Article or Section.

                          ARTICLE 2. PROPERTY AND TERM

2.1      PROPERTY.

         Subject to and upon the terms, provisions, and conditions hereinafter
set forth, and each in consideration for the duties, covenants and obligations
of the other hereunder, Tenant does hereby lease from Landlord and Landlord does
hereby lease to Tenant certain premises (the "Suite") outlined in red on the
floor plan attached hereto as EXHIBIT C that are contained in the building to be
constructed by Landlord known as the BRIERBROOK MEDICAL BUILDING located at 1325
Wolf Park Drive, Germantown, TN 38138, more particularly described in EXHIBIT B.

         Landlord specifically excepts and reserves to itself the use of any
roof decks, the exterior portions of the Suite, all rights to the land and
improvements below the improved floor level of the Suite, to the improvements
and air rights above the Suite and to the improvements and air rights located
outside the demising walls of the Suite, and to such areas within the Suite
required for installation of utility lines and other installations required to
serve other occupants of the Medical Building and to maintain and repair same,
and no rights with respect thereto are conferred upon Tenant, unless otherwise
specifically provided herein.

         This Lease is expressly subject and subordinate at all times to (a) the
restrictions set forth in EXHIBIT B, and (b) the lien of any mortgage or deed of
trust deed encumbering the Property and/or any such leasehold estate, and to all
advances made or to be made upon the security thereof as more fully set forth in
ARTICLE 21 hereof.

                                       7

<PAGE>

2.2      TERM.

         The term of this Lease ("Term") shall commence on the Commencement Date
and shall end at midnight on date that is the last day of the month following
the date that is Twenty (20) Years from the Completion Date, unless the Renewal
Option is exercised pursuant to ARTICLE 22 hereof. In the event that the
Landlord has not completed the Improvements on or before the date stated in
SECTION 1.2 (I), then Tenant shall have the right to terminate this Lease.

                                ARTICLE 3. RENT

3.1      BASE RENT.

         During the Term, Tenant shall pay to Landlord, an initial base annual
rental (the "Base Rent") in the amount of THREE HUNDRED FORTY FIVE THOUSAND SIX
EIGHTY-SEVEN DOLLARS ($345,687), as adjusted in accordance with SECTION 3.2,
payable in advance in immediately available funds in equal, consecutive monthly
installments of Twenty Eight Thousand Eight Hundred Seven and 25/100 Dollars
($28,807.25) on the first (1st) business day of each calendar month ("Payment
Date"), commencing on the Completion Date (prorated as to any partial month).

3.2      BASE RENT ESCALATION.

         Base Rent for each Adjustment Year shall be increased during the Term,
including any Renewal Term, as follows:

         3.2.1    On the first Adjustment Date, the Base Rent shall be increased
by an amount equal to the prior year's Base Rent multiplied by one percent (1%).
Provided, however, if the Completion Date is less than twelve (12) months prior
to the First Adjustment Date, then the escalator of one percent (1%) shall be
prorated by the number of months beginning with the first day of the month next
succeeding the Completion Date to the first Adjustment Date. For example, if the
Completion Date of the prior year's Base Rent is May 15th, then the escalator of
1% will be adjusted by multiplying the escalator by 6 months divided 12 months
or 50% so that the escalator for the First Adjustment Date would be one-half
percent (1/2%).

         3.2.2    On the second Adjustment Date, the prior year's Base Rent
shall be increased by an amount equal one percent (1%) of the prior year's Base
Rent.

         3.2.3    Beginning with the third (3rd) Adjustment Date and for each
Adjustment Date thereafter during the Term hereof, including any Renewal Terms,
the prior year's Base Rent shall be increased by an amount equal to the greater
of (a) an amount equal three percent (3%) of the prior year's Base Rent; or (b)
the increase in the CPI over the preceding year from the immediately prior year
multiplied by the prior year's Base Rent whichever is higher.

         3.2.4    Increases in the Base Rent resulting from these adjustments
shall be added to the Base Rent and payable during the Term on a monthly basis.
In no event shall the Base Rent Escalation result in a decrease in the Base
Rent.

3.3      ADDITIONAL RENT.

         In addition to the Base Rent, Tenant shall also cause to be paid, when
due and payable, all "Additional Rent", which term shall be defined to include
the following:

         3.3.1    TENANT'S PROPORTIONATE SHARE OF PASS THROUGH EXPENSES.

                  3.3.1.1  ESTIMATED AMOUNTS. Within a reasonable time after
each Adjustment Date, Landlord shall notify Tenant in writing of the amount of
Tenant's estimated Proportionate Share of Pass

                                       8

<PAGE>

Through Expenses for the current Lease Year. Such notification shall include the
Landlord's calculation of the Additional Rent to be paid by Tenant on an
estimated basis for the current Lease Year. Within ten (10) days after the date
of such notice from Landlord, Tenant shall pay to Landlord in a lump sum, any
increases in Additional Rent required by this Section retroactively to the most
recent preceding Adjustment Date. On the first day of the calendar month
following the date on which Landlord delivers such statement and on the first
day of each calendar month thereafter to and including the date upon which
Landlord delivers a subsequent statement hereunder, Tenant shall pay the monthly
Additional Rent specified in such statement. The failure of the Landlord to
provide any such statement within said period shall not relieve Tenant from its
obligation to continue to pay Base Rent at the rate then in effect under this
Lease; and,

                  3.3.1.2  ACTUAL AMOUNTS. Within a reasonable period after the
end of each month, or at such later date as the Landlord shall be able to
determine the actual amount of Tenant's Proportionate Share of Pass Through
Expenses for such month, the Landlord shall notify Tenant in writing of such
actual amounts for such month. If such actual amounts exceed the estimates for
such month then Tenant shall, within ten (10) days after the date of such notice
from Landlord, pay to the Landlord, in a lump sum, an amount equal to the excess
of the Additional Rent payable for such month based upon the actual amount of
Tenant's Proportionate Share of Pass Through Expenses in excess of the estimated
amounts paid by Tenant. The obligation to make such payments shall survive the
expiration or earlier termination of this Lease. If the total Additional Rent
paid by Tenant for such Adjustment Year exceeds the amount of Additional Rent
payable for such Adjustment Year based upon Tenant's actual Proportionate Share
of Pass Through Expenses, then the Landlord shall credit the excess to monthly
installments of Additional Rent payable after the date of the Landlord's notice,
until such excess shall be exhausted, or if the Lease shall expire prior to full
application of such excess, and Tenant has made full payment of any and all
remaining Rent and other sums owed to the Landlord, the Landlord shall pay the
balance to the Tenant. No interest or penalties shall accrue on any amounts
which Tenant is obligated to pay to the Landlord or which the Landlord is
obligated to credit to Tenant by reason of this Section, except to the extent
Tenant does not pay such Additional Rent within the time periods set forth
herein.

         3.3.2    OTHER OBLIGATIONS. All other amounts, liabilities, obligations
and Assessments which Tenant assumes or agrees to pay under this Lease including
without limitation, amounts required to reimburse Landlord for its obligations,
costs and expenses not previously included in Rent, arising in connection with
the termination of any financing as a result of a default hereunder by Tenant;
and,

         3.3.3    NONPAYMENT CHARGES. In the event of any failure on the part of
Tenant to pay any of those items referred to in SECTIONS 3.3.1 AND 3.3.2 above,
every fine, penalty, interest and cost provided for herein which may be added
for non-payment or late payment of such items; and,

         3.3.4    COLLECTION EXPENSES. Tenant shall also pay to Landlord on
demand an amount equal to any expenses incurred by Landlord in collecting any
unpaid sums under this Lease.

         3.3.5    BOOKS AND RECORDS. The Landlord shall maintain books and
records of Pass Through Expenses in accordance with sound accounting and
management practices. The books and records shall be available to Tenant for
inspection at any time prior to the date that is one year after the expiration
of the Lease Year to which such books and records pertain, upon prior reasonable
notice from Tenant to the Landlord. Such inspection shall take place, at
Landlord's election, either at the office of the Medical Building or Landlord's
principal office as the Landlord may designate.

         3.3.6    BASE RENT MINIMUM. Notwithstanding anything to the contrary
contained in this Lease, Base Rent shall not be adjusted or decreased below the
amount set forth in SECTION 3.1 as adjusted by SECTION 3.2.

                                       9

<PAGE>

3.4      PAYMENT OF RENT.

         The Base Rent and Additional Rent may be collectively referred to
herein as the "RENT". All payments of Rent shall be paid without notice, demand,
setoff or counterclaim, in advance, in lawful money of the United State of
America, at Landlord's address set forth herein or at such other place as
Landlord may designate in writing.

3.5      LATE CHARGE.

         Landlord shall have all remedies provided at law or equity in the case
of non-payment of the Rent. If any installment of Base Rent or Additional Rent
(but only as to that Additional Rent which is payable directly to Landlord)
shall not be paid on its due date, Tenant will pay Landlord on demand, as
Additional Rent, a late charge (to the extent permitted by law) computed at the
Overdue Rate (or at the maximum rate permitted by law, whichever is less) on the
amount of such delinquent payment(s), from the due date of such delinquent
payment(s) to the date of payment thereof.

3.6      NET LEASE.

         3.6.1    This Lease is an absolutely net lease and, any present or
future law to the contrary notwithstanding, shall not terminate except as
otherwise expressly provided in this Lease nor shall Tenant be entitled to any
abatement, reduction, diminution, set-off, counterclaim, defense or deduction
with respect to any Rent. All costs, expenses and obligations of every kind and
nature whatsoever relating to the Suite, including the Pass Through Expenses and
the appurtenances thereto and the use and occupancy of the Suite which may arise
or become due and payable with respect to the period which ends on the
expiration or earlier termination of the Term in accordance with the provisions
hereof (whether or not the same shall become payable during the Term or
thereafter) shall be paid by Tenant except as otherwise expressly provided
herein. It is the purpose and intention of the parties to this Lease that the
Base Rent and Additional Rent due hereunder shall be absolutely net to Landlord
and that this Lease shall yield, net to Landlord, the Base Rent and Additional
Rent provided in this Lease. The parties intend that the obligations of Tenant
hereunder shall be separate and independent covenants and agreements and shall
continue unaffected unless such obligations shall have been modified or
terminated pursuant to an express provision of this Lease other than by an Event
of Default.

         3.6.2    The obligations of Tenant to pay all amounts payable pursuant
to this Lease shall be absolute and unconditional under any and all
circumstances of any character, and such amounts shall be paid without notice,
demand, defense, set-off, deduction or counterclaim and without abatement,
suspension, deferment, diminution or reduction of any kind whatsoever, except as
herein expressly otherwise provided. The obligation of Tenant to lease and pay
Base Rent and Additional Rent, and any other amounts due hereunder is without
any warranty or representation, express or implied, as to any matter whatsoever
on the part of Landlord or any Facility Mortgagee or any Affiliate of either, or
anyone acting on behalf of any of them.

         3.6.3    Pursuant to SECTION 7.2, Tenant has approved the plans and
specifications for the Suite and selected the Suite and the Medical Building on
the basis of its own judgment. Except as otherwise expressly provided herein
upon a transfer of Landlord's interest in the property to Tenant or a third
party, neither Landlord nor any Facility Mortgagee nor any affiliate of either,
nor anyone acting on behalf of any of them makes any representation or warranty
of any kind whatsoever, express or implied, including, without limitation, as to
the safety, title, condition, quality, quantity, fitness for use,
merchantability, conformity to specification, or any other characteristic, of
the property or the Suite, or as to whether the property or the Suite or the
ownership, use, occupancy or possession thereof complies with any laws, rules,
regulations or requirements of any kind.

         3.6.4    As between Tenant and Landlord, any Facility Mortgagee or any
indemnified party, Tenant assumes all risks and waives any and all defenses,
set-offs, deductions, counterclaims (or other rights), existing or future, as to
Tenant's obligation to pay base rent and all other amounts payable hereunder,
including, without limitation, any relating to:

                                       10

<PAGE>

                  3.6.4.1  The safety, title, condition, quality, fitness for
use, merchantability, conformity to specification, or any other quality or
characteristic of the Suite or the Property, latent or not;

                  3.6.4.2  Any set-off, counterclaim, recoupment, abatement,
defense or other right which Tenant may have against Landlord, any Facility
Mortgagee or any indemnified party for any reason whatsoever arising out of this
or any other transaction or matter;

                  3.6.4.3  Any defect in title or ownership of the Property or
any title encumbrance now or hereafter existing with respect to the Property;

                  3.6.4.4  Any loss, theft or destruction of, or damage to, the
Suite or the Property, in whole or in part, or cessation of the use or
possession of the Suite by Tenant for any reason whatsoever and of whatever
duration, or any condemnation, confiscation, requisition, seizure, purchase,
taking or forfeiture of the Suite or the property, in whole or in part;

                  3.6.4.5  Any inability or illegality with respect to the use,
ownership, occupancy or possession of the Suite or by Tenant;

                  3.6.4.6  Any insolvency, bankruptcy, reorganization or similar
proceeding by or against Tenant or Landlord or any Facility Mortgagee;

                  3.6.4.7  Any failure to obtain, or expiration, suspension or
other termination of, or interruption to, any required licenses, permits,
consents, authorizations, approvals or other legal requirements;

                  3.6.4.8  The invalidity or unenforceability of this Lease or
any other infirmity herein or any lack of power or authority of Landlord or
Tenant to enter into this contract;

                  3.6.4.9  Any other circumstances or happening whatsoever,
whether or not similar to any of the foregoing.

         3.6.5    Tenant hereby waives, to the extent permitted by applicable
law, any and all rights which it may now have or which at any time hereafter may
be conferred upon it, by statute or otherwise, to terminate, cancel, quit,
rescind or surrender this Lease except in accordance with the express terms
hereof. Each payment of Base Rent and Additional Rent, and any other amount due
hereunder made by Tenant shall be final, and Tenant, without waiving any other
remedies it may have, will not seek or have any right to recover all or any part
of such payment from Landlord or any Facility Mortgagee for any reason
whatsoever. The making of payments under this Lease by Tenant shall not be
deemed to be a waiver of any claim or claims that Tenant may assert against
Landlord or any other person. Landlord agrees to repay Tenant amounts paid to
Landlord to the extent such payments were in error and are not required by any
of the terms and provisions of this Lease.

3.7      ACCOUNTING CLASSIFICATION.

         Notwithstanding any other provision contained in this Lease, it is
specifically understood and agreed that neither Landlord nor any Facility
Mortgagee nor any Affiliate of either, nor anyone acting on behalf of any of
them makes any warranties or representations or has any responsibility to
disclose any relevant information, nor, has Landlord or any Facility Mortgagee
or any Affiliate of either, or anyone acting on behalf of any of them made any
covenants or undertakings or has any other responsibility or duty, as to the
accounting treatment to be accorded Tenant or as to the U.S. Federal or any
state income or any other tax consequences, if any, to Tenant as a result of or
by virtue of the transactions contemplated by this Lease.

                                       11

<PAGE>

3.8      TRUE LEASE.

         This Lease is intended as, and shall constitute, an agreement of lease,
and nothing herein shall be construed as conveying to Tenant any right, title or
interest in or to the Property nor to any remainder or reversionary estates in
the Property held by any entity or person, except, in each instance, as a
Tenant. Under no circumstances shall this Lease be regarded as an assignment of
all of Landlord's interests in and to the Property or the Suite; instead
Landlord and Tenant shall have the relationship between them of landlord and
tenant, pursuant to the provisions of this Lease. Landlord and Tenant each shall
reflect the transaction represented herein in all applicable books and records
(including income tax returns) in a manner consistent with "true lease"
treatment, rather than "financing treatment".

                      ARTICLE 4. CONSTRUCTION BY LANDLORD

4.1      LANDLORD'S DUTY TO CONSTRUCT IMPROVEMENTS.

         Landlord will construct on the Property all of the improvements
reflected on the plans and specifications as hereinafter defined in SECTION 4.2
("Improvements"), including, but not limited to the Suite.

4.2      PLANS AND SPECIFICATIONS.

         Landlord has engaged the services of the Architect who has been
approved by Tenant to prepare the plans and specifications to be used in the
construction of the Suite required in SECTION 4.1 hereof ("Plans and
Specifications"). Copies of these Plans and Specifications, to the extent they
are prepared as of the date hereof, have been made available to Tenant, and
additional plans and specifications will be made available to Tenant as they are
prepared. The construction required herein shall proceed according to the Plans
and Specifications.

4.3      COMMENCEMENT OF CONSTRUCTION.

         Landlord will commence construction as soon as practicable after the
execution of this Lease, and will complete the same within twelve months (12)
from the commencement of construction; provided, however, that the time within
which the Improvements are to be completed shall be extended for a period equal
to an Unavoidable Delay.

4.4      ZONING CHARGES AND PERMITS.

         Landlord will obtain, at its sole cost, all necessary variances or
zoning changes, construction permits and licenses for the construction of the
Improvements and shall comply with all local, state and federal laws and
regulations concerning the excavation, construction and the maintenance of the
Improvements. Landlord covenants that it shall comply with all local, state and
federal laws and regulations concerning the maintenance of the Improvements.
Tenant will cooperate with Landlord in the acquisition of such variances,
permits and other governmental authorizations for the construction of the
Improvements.

4.5      VARIANCE FROM APPROVED PLANS.

         Landlord shall not authorize a material variance from the Plans and
Specifications for the Suite without the prior written consent of Tenant.

                                       12

<PAGE>

                         ARTICLE 5. TAXES AND UTILITIES

5.1      TAX FILINGS, ASSESSMENTS, REFUND.

         Landlord, at its expense, shall, to the extent permitted by applicable
law, prepare and file all tax returns and reports as may be required by
governmental authorities in respect of any Taxes and Assessments as may be
required by governmental authorities. If any refund shall be due from any taxing
authority in respect of any Taxes and Assessments paid by Tenant, the same shall
be paid to Tenant if no Event of Default exists hereunder. Any such funds
retained by Landlord due to an Event of Default shall be applied as provided in
ARTICLE 16. Upon request of either party, Landlord and Tenant shall, to the
extent it possesses same, provide such data as may be necessary to prepare any
required returns and reports. In the event governmental authorities classify any
property covered by this Lease as personal property, Tenant shall file all
personal property tax returns in such jurisdictions where it may legally so
file. Landlord and Tenant, to the extent it possesses the same, will provide the
other party, upon request, with cost and depreciation records necessary for
filing returns for any property so classified as personal property.

5.2      UTILITIES AND UTILITY CHARGES.

         Tenant shall arrange, contract and pay for its own account, at its own
expense, and in its own name, all utilities necessary to serve the Suite
including, without limitation, all water, light, power, electricity, gas
telephone, information or computer services or other utility charges relating to
the Suite. Separate meters shall be installed for such utilities.

5.3      JANITORIAL SERVICE.

         Tenant shall make arrangements for janitorial services for the Suite.
Tenant shall pay the entire cost of such janitorial services.

         ARTICLE 6. TENANT'S REPRESENTATIONS, WARRANTIES AND COVENANTS

6.1      LEGAL STATUS AND AUTHORITY.

         Tenant (a) is duly organized, validly existing and in good standing
under the laws of its state of organization or incorporation; (b) is duly
qualified to transact business and is in good standing in the state where the
Suite is located; and (c) has all necessary approvals, governmental and
otherwise, and full power and authority to own, operate and lease the Suite.
Tenant has full power, authority and legal right to execute this Lease and to
fulfill its obligations pursuant to the terms of this Lease and to keep and
observe all of the terms of this Lease on Tenant's part to be performed.

6.2      VALIDITY OF DOCUMENTS.

         6.2.1    The execution, delivery and performance of this Lease:

                  6.2.1.1  Are within the power and authority of Tenant's
Constituent Parties, to the extent applicable; and,

                  6.2.1.2  Have been authorized by all requisite organizational
action of Tenant and each of Tenant's Constituent Parties; and,

                  6.2.1.3  Do not violate, conflict with, result in a breach of
or constitute (with notice or lapse of time, or both) a material default under
any provision of law, any order or judgment of any court or governmental
authority, the articles of incorporation, by-laws, partnership or trust
agreement, articles of organization, operating agreement, or other governing
instrument of Tenant or of any of Tenant's Constituent Parties, or any
indenture, agreement or other instrument to which Tenant or any of Tenant's

                                       13

<PAGE>

Constituent Parties is a party or by which it or any of them or any of their
respective assets or the Property is or may be bound or affected; and,

                  6.2.1.4  Have not and will not result in the creation or
imposition of any lien, charge or encumbrance whatsoever upon any of its assets,
except as contemplated herein; and

                  6.2.1.5  Will not require any authorization or license from,
or any filing with, any governmental or other body (except for the recordation
of a memorandum of this Lease in appropriate land records in the State where the
Property is located and except for Uniform Commercial Code filings relating to
the security interest created by this Lease).

         6.2.2    This Lease constitutes the legal, valid and binding
obligations of Tenant.

6.3      LITIGATION.

         There is no action, suit or proceeding, judicial, administrative or
otherwise (including any condemnation or similar proceeding), pending or, to
Tenant's knowledge, threatened or contemplated against Tenant, or against or
affecting the Suite that (a) has not been fully disclosed to Landlord and
Facility Mortgagee by Tenant in writing and (b) (i) as reasonably determined by
Tenant, has a material, adverse affect on the Suite or Tenant's ability to
perform its obligations under this Lease, or (ii) is not adequately covered by
insurance.

6.4      STATUS OF PROPERTY.

         6.4.1    Tenant has obtained or caused to be obtained all necessary
certificates, licenses and other approvals, governmental and otherwise,
necessary for the conduct of its business in the Suite, all of which are in full
force and effect as of the date hereof and not subject to revocation,
suspension, forfeiture or modification due to any act or omission by or on
behalf of Tenant.

         6.4.2    Tenant has paid in full for, and is the owner of, all of
Tenant's Personal Property used in connection with the operation of the Suite,
free and clear of any and all security interests, liens or encumbrances, except
the lien and security interest created by this Lease.

6.5      NO FOREIGN PERSON.

         Tenant is not a "foreign person" within the meaning of Section
1445(f)(3) of the Internal Revenue Code of 1986, as amended and the related
Treasury Department regulations.

6.6      MANAGED CARE PLAN.

         Tenant has entered into a contract with Health Choice Managed Care Plan
and is fully entitled to participate as a provider of services under the Health
Choice Managed Care Plan. During the Term of this Lease, Tenant shall maintain
its contractual relationship with Health Choice Managed Care Plan and shall not
terminate or allow the termination of Tenant's relationship as a provider of
services under such Plan without the written consent of the Landlord. Provided,
however, in the event that Tenant's relationship as a provider of services to
Health Choice Managed Care Plan is terminated for any reason, such termination
shall not be an event of default hereunder if Tenant within sixty (60) days
following such termination establishes a similar contractual relationship as a
provider of services with a similar managed care plan (or other similar type
plan) reasonably acceptable to Landlord.

6.7      TAXES.

         Tenant has filed all federal, state, county, municipal, and city
income, personal property and other tax returns required to have been filed by
it and has paid all taxes and related liabilities which have become due pursuant
to such returns or pursuant to any assessments received by them. Tenant does

                                       14

<PAGE>

not know of any basis for any additional assessment in respect of any such taxes
and related liabilities for prior years.

6.8      NO CHANGE IN FACTS OR CIRCUMSTANCES.

         All information in all financial statements, reports, certificates and
other documents prepared by Tenant or its Affiliates, and to the best of
Tenant's knowledge after due inquiry, all such information and documents
prepared by any other Person, and in either case submitted to Landlord by Tenant
or any Affiliate thereof, or any member, general partner, principal or affiliate
of Tenant, in connection with this Lease, are accurate, complete and correct in
all material respects. There has been no adverse change in any condition, fact,
circumstance or event that would make any such information inaccurate,
incomplete or otherwise misleading in any material way.

6.9      DISCLOSURE.

         Tenant has disclosed to Landlord all material facts and has not failed
to disclose any material fact that could cause any representation or warranty
made herein to be materially misleading.

6.10     ILLEGAL ACTIVITY/FORFEITURE.

         6.10.1   No portion of the Suite will be purchased, improved, equipped
or furnished by Tenant or any Affiliate of Tenant, including without limitation
Tenant's predecessors-in-interest, with proceeds of any illegal activity and to
the best of Tenant's knowledge, there are no illegal activities or activities
relating to controlled substances in violation of applicable Legal Requirements
to be conducted in the Suite.

         6.10.2   There has not been and shall never be committed by Tenant, or
any other person under the reasonable control of Tenant to be in occupancy of or
involved with the operation or use of the Suite, any act or omission affording
the federal government or any state or local government the right of forfeiture
as against the Suite, the Property or any material part thereof or any monies
paid in performance of Tenant's obligations under the Lease. Tenant hereby
covenants and agrees not to commit or knowingly permit or suffer to exist any
act or omission affording such right of forfeiture.

6.11     PRINCIPAL PLACE OF BUSINESS.

         Tenant's principal place of business and its chief executive office as
of the date hereof is:

         Suite 220
         5909 Shelby Oaks
         Memphis, TN 38134

6.12     ERISA.

         6.12.1   As of the date hereof and throughout the term of this Lease:
(a) Tenant is not and will not be an "employee benefit plan" as defined in
Section 3(3) of ERISA, which is subject to Title I of ERISA, and (b) the assets
of Tenant do not and will not constitute "plan assets" of one or more such plans
for purposes of Title I of ERISA; and

         6.12.2   As of the date hereof and throughout the term of this Lease
(a) Tenant is not and will not be a "governmental plan" within the meaning of
Section 3(32) of ERISA and (b) transactions by or with Tenant are not and will
not be subject to state statutes applicable to Tenant regulating investments of
and fiduciary obligations with respect to governmental plans.

6.13     REPRESENTATIONS AND WARRANTIES TRUE.

         In the event that any representation or warranty contained herein
becomes materially untrue, in whole or in part, after the date hereof, in a
manner which adversely affects the Suite, Tenant or Tenant's

                                       15

<PAGE>

ability to perform its obligations under this Lease, Tenant will so advise
Landlord and Facility Mortgagee in writing immediately.

         6.13.1   Tenant shall furnish Landlord with such financial or
management information (including State and Federal tax returns) as may, from
time to time, be reasonably required by Landlord or Facility Mortgagee in form
and substance reasonably satisfactory to Landlord and Facility Mortgagee.

         6.13.2   Tenant shall furnish to Landlord or Facility Mortgagee and its
agents commercially reasonable facilities for the examination and audit of any
such books and records.

6.14     COMPLIANCE WITH RESTRICTIONS.

         TENANT SHALL OBSERVE AND COMPLY IN ALL MATERIAL RESPECTS WITH EACH AND
EVERY TERM OF (A) THE RESTRICTIONS ON THE USE OF THE PROPERTY SET FORTH IN
EXHIBIT C INCLUDING, BUT NOT LIMITED TO THE SPECIFIC PROHIBITIONS OF PROVIDING
ANY SERVICE INVOLVING THE ELECTIVE TERMINATION OF A PREGNANCY; (B) ANY AGREEMENT
OR RECORDED INSTRUMENT AFFECTING OR PERTAINING TO THE SUITE, GIVEN BY TENANT TO
LANDLORD IN CONNECTION WITH THIS LEASE AND ANY AMENDMENTS, MODIFICATIONS OR
CHANGES THERETO.

         TENANT FURTHER ACKNOWLEDGES AND AGREES THAT THE RESTRICTIONS SET FORTH
ABOVE APPLY TO EACH OF ITS MEMBERS, OFFICERS, PARTNERS, SHAREHOLDERS, EMPLOYEES
AND AFFILIATES OR ANY OTHER PERSON OR ENTITY WHICH TENANT ALLOWS TO PERFORM
MEDICAL SERVICES AND TENANT ASSUMES FULL AND COMPLETE RESPONSIBILITY FOR
COMPLIANCE WITH THE FOREGOING RESTRICTIONS IN TENANT'S SUITE. IN THE EVENT OF
ANY VIOLATION OF ANY OF THE FOREGOING RESTRICTIONS, THEN TENANT, NOTWITHSTANDING
ANY OTHER PROVISION OF THIS LEASE SHALL BE IN IMMEDIATE DEFAULT OF THIS LEASE
AND TENANT SHALL IMMEDIATELY CEASE AND DESIST SUCH VIOLATION AND/OR CAUSE ANY
PERSON OR ENTITY CAUSING SUCH VIOLATION TO IMMEDIATELY AND PERMANENTLY VACATE
THE SUITE.

         WITHOUT LIMITING ANY OTHER RIGHTS THAT LANDLORD MAY HAVE HEREUNDER,
INCLUDING LANDLORD'S RIGHT OF TERMINATION, LANDLORD SHALL BE ENTITLED TO
EXERCISE ANY AND ALL REMEDIES, AT LAW OR IN EQUITY, TO ENFORCE THE PROVISIONS OF
THIS LEASE AND ANY BREACH OR DEFAULT HEREUNDER INCLUDING, WITHOUT LIMITATION,
THE RIGHT TO OBTAIN A TEMPORARY OR PERMANENT INJUNCTION AND/OR SPECIFIC
PERFORMANCE. SPECIFICALLY, TENANT ACKNOWLEDGES THAT THE COVENANTS SET FORTH IN
THIS SECTION OF THIS LEASE ARE MATERIAL TO LANDLORD ENTERING INTO THIS LEASE.
TENANT FURTHER ACKNOWLEDGES AND AGREES THAT THE INTERESTS OF LANDLORD WILL BE
IRREPARABLY HARMED AND DAMAGED IN THE EVENT OF A BREACH OF THE COVENANTS SET
FORTH IN THIS SECTION OF THIS LEASE. ACCORDINGLY, LANDLORD SHALL BE ENTITLED TO
INJUNCTIVE RELIEF (TEMPORARY AND PERMANENT) AND/OR SPECIFIC PERFORMANCE, OR
OTHER APPROPRIATE EQUITABLE REMEDY, IN CONNECTION WITH ANY BREACH OR THREATENED
BREACH OF THE COVENANTS SET FORTH IN THIS SECTION OF THIS LEASE, WITHOUT THE
NECESSITY OF POSTING BOND OR OTHER SECURITY.

6.15     CHANGE OF NAME, IDENTITY OR STRUCTURE.

         Except as may be permitted under this Lease, Tenant will not change
Tenant's name, identity (including its trade name or names) or, if not an
individual, Tenant's corporate, partnership or other structure without notifying
Landlord of such change in writing at least thirty (30) days prior to the
effective date of such change and, in the case of a change in Tenant's
structure, without first obtaining the prior written consent of Landlord and
Facility Mortgagee, which will not be unreasonably withheld or delayed, provided
that such change in structure shall comply in all applicable respects with the
provisions of this Lease.

                                       16

<PAGE>

6.16     EXISTENCE.

         Tenant will continuously maintain (a) its existence and shall not
dissolve or permit its dissolution, (b) its rights to do business in the state
where the Suite is located and (c) its franchises and trade names, if any.

6.17     PRINCIPAL PLACE OF BUSINESS.

         Tenant shall not change the principal place of business or chief
executive office set forth in SECTION 6.11 without the consent of Landlord,
which consent shall not be unreasonably withheld. Landlord's consent shall be
conditioned upon, among other things, the execution and delivery of additional
financing statements, security agreements and other instruments that may be
necessary to effectively evidence or perfect Landlord's security interest in the
Tenant's Personal Property as a result of such change of principal place of
business.

6.18     INFORMATION AND NOTICES.

         Tenant shall promptly deliver to Landlord and Facility Mortgagee (a)
all material written communications relating to any pending or threatened
investigations, claims or proceedings with respect to a violation any Legal
Requirement, Insurance Requirement, Hazardous Material Law, condemnation
proceedings, and the occurrence of any event giving rise (or that could
reasonably be expected to give rise) to a claim under any insurance policy
maintained pursuant to the terms of this Lease in an amount greater than
$100,000 together with copies of any document relating thereto (including copies
of any such claim) in the possession or control of Tenant and (b) any
information it has knowledge of concerning matters that have or may have a
material adverse effect on the Property.

6.19     ACTIVITIES.

         6.19.1   Tenant has not and shall not:

                  6.19.1.1  Merge into or consolidate with any person or entity
or dissolve, terminate or liquidate in whole or in part, transfer or otherwise
dispose of all or substantially all of its assets or change its legal structure;

                  6.19.1.2  Amend or terminate its Charter or By-Laws.

                  6.19.1.3  Fail to observe its organizational formalities;

                  6.19.1.4  Own any subsidiary or make any investment in, any
person or entity without the consent of Landlord;

                  6.19.1.5  Commingle its assets with the assets of any of its
members, general partners, affiliates, principals or of any other person or
entity, participate in a cash management system with any other entity or person,
or fail to use its own separate stationary, telephone number, invoices and
checks;

                  6.19.1.6  Become insolvent and fail to pay its debts and
liabilities (including, as applicable, shared personnel and overhead expenses)
from its assets as the same shall become due;

                  6.19.1.7  Fail to maintain its records (including financial
statements), books of account and bank accounts separate and apart from those of
the members, general partners, principals and Affiliates of Tenant, the
Affiliates of a member, general partner or principal of Tenant, and any other
person or entity; permit its assets or liabilities to be listed as assets or
liabilities on the financial statement of any other entity or person; or,
include the assets or liabilities of any other person or entity on its financial
statements;

                                       17

<PAGE>

                  6.19.1.8  Enter into any contract or agreement (except for the
Management Agreement) with any member, general partner, principal or affiliate
of Tenant, or any member, general partner, principal or affiliate thereof,
except upon terms and conditions that are commercially reasonable, intrinsically
fair and substantially similar to those that would be available on an
arms-length basis with third parties other than any member, general partner,
principal or affiliate of Tenant, or any member, general partner, principal or
affiliate thereof;

                  6.19.1.9  Seek the dissolution or winding up in whole, or in
part, of Tenant;

                  6.19.1.10 Guarantee or become obligated for the debts of any
other entity or person or hold itself out to be responsible for the debts of
another entity or person;

                  6.19.1.11  Make any loans or advances to any third party,
including any officer, director or shareholder or Affiliate of Tenant, and shall
not acquire obligations or securities of any officer, director or shareholder of
Tenant, or Affiliate thereof, except the obligations of the Company, under
applicable law, to repurchase the shares of stock of the Company under the
Tennessee Professional Corporation Act, when a shareholder terminates, dies,
becomes disabled, or, becomes a disqualified shareholder;

                  6.19.1.12  Fail to file its own tax returns or be included on
the tax returns of any other person or entity except as required by applicable
law;

                  6.19.1.13  Fail to allocate fairly and reasonably any overhead
expenses that are shared with an Affiliate, including paying for office space
and services performed by any employee of an Affiliate;

                  6.19.1.14  Pledge its assets for the benefit of any other
person or entity, other than, with respect to Tenant, with respect to this
Lease;

                  6.19.1.15  Fail to consider the interests of its creditors in
connection with all corporate actions to the extent permitted by applicable law;

                  6.19.1.16  Have any of its obligations guaranteed by an
Affiliate, except only to the extent expressly provided in this Lease.

         6.19.2   This Lease shall not be amended, modified, supplemented,
restated or terminated and no provisions thereof shall be waived or released if
the effect of such amendment, modification, termination, waiver or release would
have the effect of violating or being inconsistent with any of the covenants set
forth above in this SECTION 6.19 without in each instance the express prior
written consent of Landlord.

6.20     ERISA.

         6.20.1   Tenant shall not engage in any transaction that would cause
any obligation, or action taken or to be taken, hereunder (or the exercise by
Landlord of any of its rights under this Lease) to be a non-exempt (under a
statutory or administrative class exemption) prohibited transaction under the
Employee Retirement Income Security Act of 1974, as amended ("ERISA").

         6.20.2   Tenant further covenants and agrees to deliver to Landlord
such certifications or other evidence from time to time throughout the Term of
this Lease, as requested by Landlord, that (a) Tenant is not an "employee
benefit plan" as defined in Section 3(3) of ERISA, which is subject to Title I
of ERISA, or a "governmental plan" within the meaning of Section 3(32) of ERISA;
(b) Tenant is not subject to state statutes regulating investments and fiduciary
obligations with respect to governmental plans.

                                       18

<PAGE>

6.21     SUBORDINATION AGREEMENTS.

         At all times during the Term of this Lease, Tenant shall cause each
physician/member of Tenant to execute, deliver and maintain in full force and
effect a Physician Subordination Non-Compete and Guaranty Agreement in favor of
Landlord and any Facility Mortgagee substantially in the form attached hereto as
EXHIBIT A.

6.22     FINANCIAL STATEMENTS AND TAX RETURNS.

         6.22.1   At all times during the Term of this Lease, Tenant shall cause
the following financial statements and/or tax returns to be provided to Landlord
and the Facility Mortgagee as follows:

                  6.22.1.1 With respect to Tenant, Landlord and the Facility
Mortgagee shall receive, no later than 45 days after the end of each quarter, a
quarterly financial statement (such quarterly financial statements to be
internally-prepared); and

                  6.22.1.2 With respect to any physician/member that is required
to executed a Physician Subordination, Non-Compete and Guaranty Agreement,
Landlord and the Facility Mortgagee shall receive no later than April 30 of each
year thereafter, a personal financial statement that includes a balance sheet
and income statement in form acceptable to the Facility Mortgagee and such
financial statement shall set forth with reasonable particularity the sources of
income, a description of assets and liabilities (including contingent
liabilities). All such financial statements shall be certified by the physician
to provide that "under penalties of perjury, the undersigned states that the
financial information set forth herein is true and correct to the best of the
undersigned's knowledge, information and belief". In lieu of providing an income
statement, the physician may deliver to Landlord and the Facility Mortgagee a
copy of such physician's federal income tax return for the applicable period.

                  6.22.1.3 In addition, Tenant shall cause each physician
required to deliver a financial statement in accordance with this Section, shall
be required to execute and deliver an agreement (in the form of the Financial
Reporting Agreement attached hereto as EXHIBIT D) agreeing to timely deliver a
financial statement as required above.

          ARTICLE 7. TENANT'S PERSONAL PROPERTY/CONDITION OF PROPERTY

7.1      TENANT'S PERSONAL PROPERTY.

         Tenant, at its election and expense, may install or place in the Suite,
any items of Tenant's Personal Property (as defined below). Subject to the terms
of this Lease, Tenant may remove the same upon the expiration or earlier
termination of the Term. As used herein, "Tenant's Personal Property" shall mean
all machinery, equipment, furniture, furnishings, movable walls or partitions,
computers, trade fixtures or other personal property, and consumable inventory
and supplies, used or useful in Tenant's business in the Suite, except items
that constitute a fixture. Tenant shall provide and maintain during the Term all
Tenant's Personal Property and Tenant's equipment required to operate the Suite
in compliance with all applicable Legal Requirements (as defined below) and
Insurance Requirements (as defined below) and otherwise in accordance with
customary practice in the industry for the Primary Intended Use. All of Tenant's
Personal Property not removed by Tenant upon the expiration or earlier
termination of this Lease shall be considered abandoned by Tenant and may be
appropriated, sold, destroyed or otherwise disposed of by Landlord without first
giving notice thereof to Tenant, without any payment to Tenant and without any
obligation to Tenant to account therefor. Tenant will, at its expense, restore
the Suite at the expiration or earlier termination of this Lease to the
condition required by SECTION 19.1, including repair of all damage to the Suite
caused by the removal of Tenant's Personal Property, whether effected by Tenant
or Landlord.

                                       19

<PAGE>

7.2      CONDITION OF THE PROPERTY.

         Tenant's occupancy of the Suite upon the Completion Date shall
constitute Tenant's acknowledgement of receipt and delivery of possession of the
Suite and that Tenant has examined and otherwise has acquired knowledge of the
condition of the Property and Suite prior to the occupancy of the Suite and has
found the same to be in good order and repair and satisfactory for all purposes.
Such occupancy shall constitute Tenant's further acknowledgement (a) that Tenant
has examined or has had an opportunity to examine title to the Property and has
found the same to be satisfactory for all purposes and accepts such condition of
title; (b) that Tenant is leasing the Property "as is" in its present condition;
(c) that Tenant waives any claim or action against Landlord in respect of the
condition of the Property or the Suite. LANDLORD MAKES NO WARRANTY OR
REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE PROPERTY OR ANY PART
THEREOF, EITHER AS TO ITS FITNESS FOR USE, SUITABILITY, DESIGN OR CONDITION FOR
ANY PARTICULAR USE OR PURPOSE OR OTHERWISE, AS TO QUALITY OF THE MATERIAL OR
WORKMANSHIP THEREIN, LATENT OR PATENT, IT BEING AGREED THAT ALL SUCH RISKS ARE
TO BE BORNE BY TENANT. LANDLORD HEREBY DISCLAIMS ANY AND ALL EXPRESS OR IMPLIED
WARRANTIES OF MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE RELATIVE TO
THE PROPERTY OR ANY COMPONENT PART THEREOF. Tenant represents that the officers
of Tenant are knowledgeable and experienced in the leasing of properties
comparable to the Suite and agrees that Tenant will be relying solely on
Tenant's inspections of the Suite in leasing the Property. THE PROVISIONS OF
THIS PARAGRAPH HAVE BEEN NEGOTIATED AND ARE INTENDED TO BE A COMPLETE EXCLUSION
AND NEGATION BY LANDLORD OF, AND LANDLORD DOES HEREBY DISCLAIM, ANY AND ALL
WARRANTIES BY LANDLORD, EXPRESS OR IMPLIED, WITH RESPECT TO THE SUITE OR ANY
PORTION THEREOF, WHETHER ARISING PURSUANT TO THE UNIFORM COMMERCIAL CODE OR ANY
OTHER LAW NOW OR HEREAFTER IN EFFECT OR OTHERWISE, AND TENANT HEREBY
ACKNOWLEDGES AND ACCEPTS SUCH EXCLUSION, NEGATION AND DISCLAIMER.

                                 ARTICLE 8. USE

8.1      USE OF THE PROPERTY.

         8.1.1    The Property shall be used as a urology clinic for the conduct
of urology medical practice of Tenant and for such other uses as may be
necessary in connection with or incidental to such use (the "Primary Intended
Use"), but shall not be used to provide other medical services or for any other
purpose without Landlord's and Facility Mortgagee's prior written consent.
Tenant covenants and agrees that it will use its best efforts to continuously
operate the Suite as a urology clinic. Tenant shall obtain and maintain all
approvals needed to use and operate the Suite for its Primary Intended User,
under applicable Legal Requirements.

                  8.1.2    Only Qualified Medical Providers shall be permitted
to use the Suite to render medical services or to render medical services
therein.

                  8.1.3    Tenant shall not use or permit the Suite to be used
in any manner that will cause the violation of the restrictions set forth in
this Lease (including, but not limited the restrictions on use set forth in this
Section or SECTION 6.14) or under any insurance policy covering the Property or
any part thereof. Tenant shall, at its sole cost, comply with all of the
requirements of the Insurance Requirements pertaining to the Suite or other
improvements necessary for the maintenance of the insurance, as herein provided,
covering the Suite and Tenant's Personal Property.

                  If an invalidation of coverage or increase in the rate of fire
insurance or other insurance occurs or is threatened by any insurance company
due to any act or omission by Tenant, or its Invitees, such statement or threat
shall be conclusive evidence that the increase in such rate is due to such act
of Tenant, or the contents or equipment in or about the Suite, and, as a result
thereof, Tenant shall be liable for such increase and shall reimburse Landlord
upon demand.

                                       20

<PAGE>

         8.1.4    Tenant shall not commit or suffer to be committed any waste in
the Suite or on the Property, nor shall Tenant cause or permit any nuisance
thereon or disturbance of any other tenant of the Medical Building or the
occupants of neighboring property or injure the reputation of the Medical
Building.

         8.1.5    Tenant shall neither suffer nor permit the Suite or any
portion thereof, or Tenant's Personal Property, to be used in such a manner as
(a) might reasonably tend to impair Landlord's title thereto or to any portion
thereof, or (b) may reasonably make possible a claim or claims of adverse usage
or adverse possession by the public, as such, or of implied dedication of the
Property or any portion thereof.

         8.1.6    Tenant shall use the Suite in full compliance with all
Hazardous Materials Laws and shall not suffer the use, storage, handling,
disposal, relocation or management of Hazardous Materials on the Property,
except as is consistent with the ordinary course of business for a medical
facility in full compliance with all Hazardous Material Laws. Without limiting
the foregoing, Tenant agrees to comply at all times with the Ordinances of the
City of Germantown, Tennessee the regulations of the State of Tennessee and/or
the federal Environmental Protection Agency in Tenant's use and occupancy of the
Premises and disposal of infectious and pathological waste and biologicals.
Tenant agrees that Landlord shall have the sole right to designate a waste
hauler or transporter for all infectious and pathological waste (including
sharps) and biologicals (as such terms are defined from time to time by
Landlord, consistent with governmental statutes, ordinances or regulations)
generated by Tenant at the Premises. Tenant agrees to enter into a separate
contract with the waste hauler designated by Landlord and to be solely
responsible for the costs (based upon competitive rates) associated with the
disposal of such wastes from the Premises.

         8.1.7    Tenant shall use every reasonable precaution to prevent loss
or damage to the Suite and to prevent injury to third persons or property of
third persons. Tenant shall cooperate fully with Landlord and all insurance
companies providing insurance pursuant to ARTICLE 13 hereof in the investigation
and defense of any claims or suits arising from the ownership, operation,
occupancy or use of the Suite; provided that nothing contained in this Section
shall be construed as imposing on Landlord any duty to investigate or defend any
such claims or suits. Tenant shall comply and shall cause all persons using,
operating or occupying the Suite to comply with all Insurance Requirements and
Legal Requirements applicable to the Suite, to Tenant or such person in
connection with such person's use, operation or occupancy of the Suite (as the
case may be) and to the acquiring, titling, registering, leasing, insuring,
using, occupying, operating and disposing of the Suite or any part thereof, and
the licensing of operators thereof.

                      ARTICLE 9. REPAIRS AND RESTRICTIONS

9.1      MAINTENANCE AND REPAIR.

         Tenant, at its sole expense, shall keep the Suite and Tenant's Personal
Property in good order and repair and, will effect all items of repair and
maintenance of every kind and nature with respect to the Suite, both structural
and non-structural, all with reasonable promptness and in compliance with all
Legal Requirements, Hazardous Material Laws and Insurance Requirements and in
accordance with SECTION 19.1, including, but not limited to replacing or
repairing all damaged or broken glass, fixtures and appurtenances. All repairs
shall be at least equivalent in quality to the original work. Tenant will not
take or omit to take any action the taking or omission of which might materially
impair the value or the usefulness of the Suite or the Property. Landlord shall
not under any circumstances be required to build or rebuild any improvements, or
to make any repairs, replacements, alterations, or renewals of any nature to the
Suite or to make any expenditure whatsoever with respect thereto or to maintain
the Suite in any way, except as set forth in SECTION 9.2. Tenant waives the
right to (a) require Landlord to maintain, repair or rebuild all or any part of
the Suite, or (b) make repairs at the expense of Landlord pursuant to any Legal
Requirement, Insurance Requirement, or Hazardous Material Law, except as set
forth in SECTION 9.2.

                                       21

<PAGE>

9.2      LANDLORD'S MAINTENANCE AND REPAIR.

         Landlord shall keep in good order and repair only the electrical, sewer
and sprinkler systems, the windows, window frames and sashes, abutting
sidewalks, heating, ventilation and air conditioning equipment, roof, exterior
walls, foundation, exterior canopies, gutters and water spouts, and common areas
(as designated by Landlord from time to time) including any truck loading
facilities pertaining to the Property. All costs incurred by Landlord for
maintenance and repair of the Property of any nature shall be included as a Pass
Through Expense.

9.3      ENCROACHMENTS AND RESTRICTIONS.

         If the Suite or the use or activities conducted therein shall, at any
time, violate the agreements or conditions contained in any law, lawful
restrictive covenant or other agreement affecting any portion of the Suite, then
promptly upon the request of Landlord or Facility Mortgagee, Tenant shall, at
its expense (a) obtain valid and effective waivers or settlements of all claims,
liabilities and damages resulting from each such encroachment, violation or
impairment, whether the same shall affect Landlord or Facility Mortgagee or
Tenant or (b) make such changes in the Suite, and take such other actions, as
Landlord or Facility Mortgagee in the good faith exercise of its judgment deems
reasonably practicable, to remove such encroachment, or to end such violation or
impairment, including, if necessary, the alteration of any of the Suite, and in
any event take all such actions as may be necessary in order to be able to
continue the operation of the Medical Building and the Suite substantially in
the manner and to the extent the Medical Building and the Suite were operated
prior to the assertion of such violation or encroachment. Any such alteration
shall be made in conformity with the applicable requirements of ARTICLE 10.
Tenant's obligations under this SECTION 9.3 shall be in addition to and shall in
no way discharge or diminish any obligation of any insurer under any policy of
title or other insurance and Tenant shall be entitled to a credit for any sums
recovered by Landlord under any such policy of title or other insurance.

                            ARTICLE 10. ALTERATIONS

10.1     ALTERATIONS TO THE SUITE.

         10.1.1   Tenant shall not make any alterations, additions, improvements
or decorations to the Suite without Landlord's prior written consent, which
consent shall not be unreasonably withheld, and Tenant shall, if requested by
Landlord, furnish Landlord with plans and specifications, names and addresses of
contractors, copies of contracts, necessary permits and indemnification in form
and amount satisfactory to Landlord and waivers of lien against any and all
claims, costs, damages, liabilities and expenses which may arise in connection
with any such work. Landlord reserves the right to designate the hours during
which such work shall be performed. Before commencing any such work, Tenant, if
requested by Landlord, shall furnish Landlord with certificates of insurance
from all contractors performing labor or furnishing materials insuring Landlord
against any and all liabilities, which may arise out of or be connected in any
way with such work. Tenant shall pay the cost of all such work and also the cost
of decorating the Suite occasioned by such work. Landlord shall approve all
contractors, which shall hold all required licenses.

         10.1.2   Upon completing any such work, Tenant shall furnish Landlord
with contractors' affidavits and full and final waivers of lien and receipted
bills covering all labor and material expended and used. All such work shall
comply with all with Legal Requirements, Insurance Requirements and Hazardous
Material Laws.

         10.1.3   Notwithstanding anything herein to the contrary, the following
shall apply to all repairs, maintenance and alterations:

                  10.1.3.1 All repairs, maintenance and alterations shall be
commenced only after all required municipal and other governmental permits,
authorizations and approvals shall have been obtained by Tenant, at its own cost
and expense, and copies thereof delivered to Landlord and Facility

                                       22

<PAGE>

Mortgagee. Landlord will, on Tenant's written request, promptly execute any
documents necessary to be signed by Landlord to obtain any such permits,
authorizations and approvals, provided that Tenant shall bear any expense or
liability of Landlord in connection therewith; provided that none of the
foregoing shall, in any manner, result in a change in zoning or otherwise have a
material adverse affect on the ability to use the Suite for its Primary Intended
Use.

                  10.1.3.2 If the alteration shall constitute a Material
Alteration, it shall not be commenced until Tenant shall have obtained and
delivered to Landlord and Facility Mortgagee, either (a) a performance bond and
a labor and materials payment bond (issued by a corporate surety licensed to do
business in the state in which the Property is located and satisfactory to
Landlord and Facility Mortgagee and in an amount equal to the estimated cost of
such Material Addition and in form otherwise reasonably satisfactory to Landlord
and Facility Mortgagee (an "Acceptable Bond")), (b) a Letter of Credit
acceptable to Landlord and Facility Mortgagee having a stated amount at least
equal to the estimated cost of the Material Alteration, or (c) such other
security as shall be reasonably satisfactory to Landlord and Facility Mortgagee.

                  10.1.3.3 All alterations shall be performed in a first-class
workmanlike manner, and in accordance with all Legal Requirements, as well as
any plans and specifications approved by Landlord related thereto. All
alterations shall be commenced and completed in a commercially reasonable
manner. No Material Alterations shall be undertaken except under the supervision
of an architect. Upon completion of any Material Alteration, Tenant shall
certify to Landlord and Facility Mortgagee that such Material Alteration has
been made in compliance with the provisions hereof.

                  10.1.3.4 The cost of all repairs, maintenance and alterations
shall be paid promptly, in cash, so that the Property, the Suite and Tenant's
leasehold estate therein shall at all times be free from (a) liens for labor or
materials supplied or claimed to have been supplied to the Property, the Suite
or Tenant, and (b) chattel mortgages, conditional sales contracts, title
retention agreements, security interest and agreements, and financing agreements
and statements.

                  10.1.3.5 Upon completion of any Material Alteration, Tenant,
at Tenant's expense, shall obtain certificates of final approval of such
Material Alteration required by any governmental or quasi-governmental authority
and shall furnish Landlord and Facility Mortgagee with copies thereof, and,
together with "as-built" plans and specifications for such Material Alteration,
as applicable.

                  10.1.3.6 Any alteration shall be subject to inspection at any
time and from time to time by any of Landlord or, if a Facility Mortgage is
outstanding, Facility Mortgagee, their respective architect(s), or their duly
authorized representatives at reasonable times and upon reasonable notice to
Tenant.

                  10.1.3.7 Except as may be expressly provided to the contrary
hereunder with respect to Tenant's Personal Property, all alterations installed
in or upon the Suite at any time during the Term shall become the property of
Landlord and shall remain upon and be surrendered with the Suite.

         10.1.4   No alterations shall be performed by Tenant if the same would
(a) materially reduce the usable square footage of the Suite, (b) weaken,
temporarily or permanently, the structure of the Property or any part thereof
or, (c) reduce in any material respect the permitted uses thereof under the
restrictions set forth in EXHIBIT B or applicable zoning laws.

                               ARTICLE 11. LIENS

11.1     LIENS.

         Tenant will not create or allow to remain and will promptly discharge
at its expense, any lien, encumbrance, attachment, or claim upon the Property or
the Suite or any attachment, levy, claim or

                                       23

<PAGE>

encumbrance in respect of the Rent, not including, however, (a) this Lease, (b)
restrictions, liens and other encumbrances to which Landlord consents in
writing, (c) liens for those Landlord's taxes which Tenant is not required to
pay, (d) liens of mechanics, laborers, materialmen, suppliers or vendors for
sums either disputed or not yet due, provided that the payment of such sums
shall not be postponed for more than sixty (60) days after the completion of the
action giving rise to such lien and such reserve or other appropriate provisions
as shall be required by law or generally accepted accounting principles shall
have been made therefor or any such liens are in the process of being contested
as permitted below, and (e) any liens which are the responsibility of Landlord.
Nothing contained in this Lease and no action or inaction by Landlord shall be
construed as (a) constituting the express or implied consent or request of
Landlord to any contractor, subcontractor, laborer, materialman or vendor to or
for the performance by any contractor, laborer, materialman, or vendor of any
labor or services or for the furnishing of any materials (or other property) for
the construction, alteration, addition, or repair of or to the Suite or any part
thereof, or (b) giving Tenant any right, power or permission to contract for or
permit the performance of any labor or services or the furnishing of any
materials in any manner which would permit the making of any claim against
Landlord in respect thereof or to make any agreement that may create, or be the
basis for, any right, title, interest, lien, claim or other encumbrance upon
Landlord's estate in the Property or any portion thereof. No mechanic's or other
liens for any such labor, services or materials shall attach to or affect the
interest of Landlord in and to the Property.

11.2     MECHANICS LIENS.

         Tenant shall not permit any lien or claim for lien of any mechanic,
laborer or supplier or any other lien to be filed against the Suite or the
Property, or any part thereof arising out of work performed, or alleged to have
been performed by, or at the direction of, or on behalf of Tenant. If any such
lien or claim for lien is filed, Tenant shall immediately record a release of
record of such lien or shall deliver to Landlord a bond in form, content,
amount, and issued by surety satisfactory to Landlord indemnifying Landlord and
others designated by Landlord against all costs and liabilities resulting from
such lien or claim for lien and the foreclosure or attempted foreclosure
thereof. If Tenant fails to have such lien or claim for lien so released or to
deliver such bond to Landlord, Landlord, without investigating the validity of
such lien, may pay or discharge the same and Tenant shall reimburse Landlord
upon demand for the amount so paid by Landlord, including Landlord's expenses
and attorneys' fees.

                         ARTICLE 12. LEGAL REQUIREMENTS

12.1     COMPLIANCE.

         Subject to Tenant's right to contest as provided herein, Tenant, at its
expense, shall comply with (a) all federal, state, county, municipal and other
governmental statutes, laws, rules, orders, regulations, ordinances, judgments,
decrees and injunctions affecting either the Property or Tenant's or Landlord's
interest in the Suite or the construction, use, operation or alteration thereof,
whether now or hereafter enacted and in force, and all permits, licenses,
authorizations and regulations relating thereto, and all covenants, agreements,
charters, restrictions and encumbrances contained in any instruments, either of
record or known to Tenant, at any time affecting the Property or Tenant's or
Landlord's interest in the Suite, (collectively, the "Legal Requirements"), (b)
all terms of any insurance policy required by this Lease and all requirements of
the issuer of any such policy and any insurance board, association or
organization (collectively, the "Insurance Requirements") in connection with the
use, operation, maintenance, and repair of the Suite or the Property and (c) all
Hazardous Materials Law, whether or not compliance therewith shall require
structural change in the Suite or interfere with the use and enjoyment of the
Suite. Tenant shall maintain and comply with all licenses, charters and other
authorizations required for any use of the Property, the Suite and Tenant's
Personal Property then being made, and for the proper installation, operation
and maintenance of the Suite or any part thereof. Tenant covenants and agrees
that the Property and Tenant's Personal Property shall not be used for any
unlawful purpose.

                                       24

<PAGE>

                             ARTICLE 13. INSURANCE

13.1     TYPES OF INSURANCE.

         Tenant shall at all times keep the Suite and Tenant's Personal
Property, insured with policies of insurance insuring the risks and in the
amounts described below, all at Tenant's sole expense and in Tenant's own name:

         13.1.1   Loss or damage by fire, vandalism and malicious mischief,
extended coverage perils commonly known as "Special Form" and all physical loss
perils, including but not limited to sprinkler leakage, windstorm, hail,
earthquake, tornado, explosion, riot, aircraft, smoke and vehicle damage, in an
amount not less than one hundred percent (100%) of the then Full Replacement
Cost of the Suite and all Tenant's equipment, Tenant's Personal Property and
other property located in the Suite with a replacement cost endorsement
sufficient to prevent Tenant or Landlord from becoming a co-insurer together
with an agreed value endorsement. As used herein, "FULL REPLACEMENT COST" shall
mean the actual replacement cost thereof from time to time, including increased
cost of construction endorsement, less exclusions provided in the normal fire
insurance policy. In addition, if Full Replacement Cost is adjusted pursuant to
any Facility Mortgage, such increase shall be part of the Pass Through Expenses
payable by Tenant and Lessor hereunder shall have the additional right to
require that Full Replacement Cost for the purposes of this Lease to be adjusted
appropriately.

         13.1.2   Business interruption insurance covering risk of loss during
the first twenty-four (24) months of reconstruction, in an amount sufficient to
prevent Landlord from becoming a co-insurer.

         13.1.3   Commercial General Liability Coverage insurance including
personal injury, bodily injury broad-form property damage, operations hazard,
elevator, owner's and contractor's protective coverage, contractual liability,
products and completed operations liability and use of all owned, non-owned and
hired vehicles, in limits not less than with amounts not less than Three Million
Dollars ($3,000,000) per occurrence in respect of property damage, bodily injury
and death and Five Million Dollars ($5,000,000) in the aggregate for property
damage, bodily injury and death or such higher limits as the Landlord may
require from time to time during the term of this Lease provided such higher
limits are required by Landlord for tenants of comparable size in the building
or are reasonably necessitated by Tenant's particular use of the Suite. It being
understood that no lack or inadequacy of insurance by Tenant shall in any event
make Landlord subject to any claim by virtue of any loss or damage to any
uninsured or inadequately insured property.

         13.1.4   Worker's Compensation and Employer's Liability Insurance, with
a waiver of subrogation endorsement, in form and amount satisfactory to Landlord
and as required by law.

         13.1.5   If Tenant shall engage or cause to be engaged any contractor
to perform work in the Suite, Tenant shall require such contractor to carry and
maintain, at no expense to Landlord, non-deductible commercial general liability
insurance and builder's risk insurance, including but not limited to
contractor's liability coverage, completed operations coverage, broad form
property damage endorsement and contractor's protection liability coverage in
such amounts and with such companies as Landlord and Facility Mortgagee shall
approve.

         13.1.6   Malpractice Insurance in an insurance company in such amounts
and with such coverages as is reasonably acceptable to Landlord and Facility
Mortgagee.

         13.1.7   Any other form or forms or amounts of insurance or any changes
or endorsements to the insurance required herein as Landlord or Facility
Mortgagee may reasonably require from time to time, provided such forms,
amounts, changes or endorsements are available and customarily required for
tenants of comparable size in premises similar to the building in the
Germantown, Tennessee metropolitan area or are reasonably necessitated by
Tenant's particular use of the Suite.

                                       25

<PAGE>

13.2     GENERAL REQUIREMENTS.

         13.2.1   All policies of insurance required to be carried hereunder
shall be issued by companies authorized to do insurance business in the state in
which the Property is located and who have a claims payment rating of no less
than "A" as determined by the Standard and Poors rating service. Additionally,
all policies of insurance required to be carried hereunder shall be in a form
and with deductibles satisfactory to Landlord. All such policies shall contain
an agreement by the insurers that such policies will not be altered or canceled
and the coverage thereunder shall not be reduced without at least forty-five
(45) days prior written notice to Landlord and Facility Mortgagee. Tenant shall
deliver to Landlord certificates of insurance acceptable to Landlord, together
with receipts evidencing payment of the premiums therefor, prior to their
effective date (and, with respect to any renewal policy, at least five (5) days
prior to expiration) and in the event of the failure of Tenant either to effect
such insurance as required herein or to pay the premiums therefor, or to deliver
such policies or certificates to Landlord when required, Landlord may, but shall
have no obligation to, enact such insurance and pay the premiums therefor, which
premiums shall be repayable to Landlord upon written demand therefor, and
failure to repay the same shall constitute an Event of Default hereunder.

         13.2.2   The policies (except Workman's Compensation), must name as
additional insureds (a) Landlord, and losses shall be payable to Landlord and/or
Tenant as set forth in this Lease, and (b) any trustee, noteholder, or
beneficial owner, co-lender or security holder ("FACILITY MORTGAGEE") of a loan
secured by any mortgage, deed of trust or other security agreement securing any
Encumbrance placed on the Property, or any other document executed in connection
therewith ("FACILITY MORTGAGE"), if any, by way of a standard form of
mortgagee's loss payable endorsement. The term "Facility Mortgage" for the
purpose of this Lease shall also include any trustee, noteholder, or beneficial
owner, co-lender or security holder of a securitized loan with respect to a
Facility Mortgage. Any loss adjustment shall require the written consent of
Landlord and each affected Facility Mortgagee. Tenant shall provide to Landlord
and, if requested, to Facility Mortgagee(s), a certificate of insurance in form
satisfactory to Landlord and/or Facility Mortgagee. If any provision of any
Facility Mortgage that constitutes a first lien on the Property requires
deposits of insurance to be made with such Facility Mortgagee, Tenant shall make
such deposits directly with such Facility Mortgagee.

         13.2.3   All insurance proceeds payable under any policy of insurance
with respect to the Suite, shall be paid to Landlord (or so long as the lien of
the Facility Mortgage is outstanding, if the Landlord so directs to the Facility
Mortgagee) to be applied in accordance with SECTION 14.1.

         13.2.4   The interests of Facility Mortgagee shall not be invalidated
by any action or inaction of Landlord, Tenant or any other person, and such
insurance shall insure to Facility Mortgagee regardless of any breach or
violation by Tenant, Landlord or any other person of any warranties,
declarations or conditions contained in the policies relating to such insurance
or application therefor.

         13.2.5   In the event of any transfer by Landlord of Landlord's
interest in the Property or any financing or refinancing of Landlord's interest
in the Property, Tenant shall, upon not less than ten days' prior written
notice, deliver to Landlord or any Facility Mortgagee providing such financing
or refinancing, as the case may be, certificates of all insurance required to be
maintained by Tenant hereunder naming such transferee or such Facility
Mortgagee, as the case may be, as a named insured to the extent required herein
effective as of the date of such transfer, financing or refinancing.

13.3     WAIVER OF SUBROGATION.

         Tenant hereby waives any rights it may have against the Landlord on
account of any loss or damage to its property (including the Suite, the contents
of such, and property located on the common areas) which arises from any risk
that is covered by fire and extended coverage insurance policies, and only to
the extent that such loss or damage is recoverable under such insurance
policies. Tenant shall obtain a clause or endorsement in the policies of such
insurance that Tenant obtains in connection with this Lease to effect the waiver
of the right of subrogation against the Landlord for loss covered by such
insurance.

                                       26

<PAGE>

13.4     BLANKET POLICY.

         Notwithstanding anything to the contrary contained herein, Tenant's
obligations to carry the insurance provided for herein may be brought within the
coverage of a so-called blanket policy of insurance carried and maintained by
Tenant provided that (a) any such blanket policy is acceptable to and has been
approved by the Landlord and any Facility Mortgagee, (b) any such blanket policy
shall not be changed, altered or modified without the prior written consent of
the Landlord and any Facility Mortgagee, (c) any such blanket policy or policies
shall otherwise satisfy the insurance requirements of this Article and shall
provide for deductibles in amounts acceptable to Landlord and any Facility
Mortgagee, and (d) the amount of insurance coverage provided for the Property by
said blanket policy shall not be reduced in the event of any claim(s) made under
the blanket policy regarding other property insured by the blanket policy.

13.5     NO SEPARATE INSURANCE.

         Tenant shall not under any circumstance take out separate insurance
concurrent in form or contributing in the event of loss with that required in
this Article to be furnished by, or which may reasonably be required to be
furnished by, Tenant, or increase the amounts of any then existing insurance by
securing an additional policy or policies, unless all parties having an
insurable interest in the subject matter of the insurance, including Landlord
and all Facility Mortgagees, are included therein as additional insureds and the
loss is payable under said insurance in the same manner as losses are required
to be payable hereunder. In the event Tenant takes out such separate insurance
or increases any of the amounts of existing insurance by securing an additional
policy or policies, Tenant shall immediately notify Landlord thereof.

                         ARTICLE 14. FIRE AND CASUALTY

14.1     PROCEEDS.

         All proceeds payable by reason of any loss or damage to the Suite, the
Property, or any part thereof, and insured under any policy of insurance
required hereunder shall be paid to Landlord or to the Facility Mortgagee if
required by the terms of a Facility Mortgage pursuant to the terms thereof.
Subject to the foregoing and if the Facility Mortgagee makes such proceeds
available to the Landlord, then the proceeds shall be held by Landlord in trust
(subject to the provisions of SECTION 14.2) and shall be made available for
reconstruction or repair, as the case may be, of any damage to or destruction of
the Suite or the Property, or any portion thereof, and shall be paid out by
Landlord from time to time for the reasonable cost of such reconstruction or
repair against certificates, invoices or bills and lien waivers reasonably
satisfactory to Landlord, delivered to Landlord from time to time as such work
or repair progresses. Any excess proceeds of insurance remaining after
restoration or reconstruction is complete (or in the event neither Landlord nor
Tenant is required or elects to repair and restore, all such insurance proceeds)
shall be retained by Landlord except as otherwise expressly provided in this
Article. All salvage resulting from any risk covered by insurance shall belong
to Landlord except any salvage relating to Tenant's Personal Property, which
shall belong to Tenant.

14.2     RECONSTRUCTION FOR DAMAGE OR DESTRUCTION COVERED BY INSURANCE.

         14.2.1   If during the Term, the Property is totally or partially
destroyed from a risk covered by the insurance described hereunder, Landlord may
elect, by written notice to Tenant within sixty (60) days following the date of
such destruction, to restore the Suite and the Property to substantially the
same condition as existed immediately before the damage or destruction, and
Landlord shall proceed to restore the Property and the Suite to substantially
the same condition as existed immediately before the damage or destruction or,
Landlord may elect to terminate this Lease. In either event, the Landlord shall
be entitled to retain the insurance proceeds.

                                       27

<PAGE>

         14.2.2   If the cost of the repair or restoration of the Suite and the
Property exceeds the amount of insurance proceeds received by Landlord from the
insurance policies required hereunder, Tenant shall pay to Landlord an amount
equal to cost of repair or restoration of the Suite in excess of the insurance
proceeds received by Landlord and shall pay to Landlord its Proportionate Share
as set forth in SECTION 1.2 (N) of the insurance deficiency with respect to the
Property. Such amount shall be paid to Landlord and held in trust by Landlord
together with any other insurance proceeds for application to the cost of repair
and restoration.

14.3     TENANT'S PROPERTY.

         All insurance proceeds payable by reason of any loss of or damage to
any of Tenant's Personal Property and Tenant's equipment shall be paid to
Landlord or Facility Mortgagee as applicable and if the Facility Mortgagee makes
such proceeds available to the Landlord, then Landlord shall hold such insurance
proceeds in trust to pay the cost of repairing the damage to, or replacing the
Property and the Suite, with any excess payable to Tenant for the restoration of
Tenant's Personal Property and Tenant's equipment.

14.4     NO ABATEMENT OF RENT.

         This Lease shall remain in force during any period required for repair
and restoration, and Tenant's obligation to pay Rent and any other sums due
hereunder shall not abate.

14.5     DAMAGE NEAR END OF TERM.

         Notwithstanding any provisions of SECTION 14.2 to the contrary, if
damage to or destruction of the Suite occurs during the last twenty-four (24)
months of the Term, and if such damage or destruction cannot be fully repaired
and restored within six (6) months immediately following the date of loss,
Landlord or Tenant may terminate this Lease by giving notice to the other within
thirty (30) days after the date of damage or destruction, in which event
Landlord shall be entitled to retain the insurance proceeds

14.6     WAIVER.

         Tenant hereby waives any statutory or common-law rights of termination
that may arise by reason of any damage or destruction of the Suite or the
Property.

                            ARTICLE 15. CONDEMNATION

15.1     TOTAL TAKING.

         If the whole or substantially the whole of the Property should be taken
for any public or quasi-public use under any governmental law, ordinance,
regulation, or by right of eminent domain, or should be sold to the condemning
authority in lieu of condemnation (a "Total Taking"), then either party may
terminate this Lease by giving written notice of termination to the other party
within thirty (30) days after such taking and this Lease shall terminate as of
the date when physical possession of the Property is taken by the condemning
authority (the "Date of Taking").

15.2     PARTIAL TAKING.

         If less than the whole or substantially the whole of the Property is
taken (a "Partial Taking"), rendering the Suite Unsuitable for its Primary
Intended Use, then either party may terminate this Lease by giving written
notice of termination to the other party within thirty (30) days after such
taking and this Lease shall terminate as of the Date of Taking. If there is a
Partial Taking that does not render the Suite Unsuitable for its Primary
Intended Use, then this Lease shall not terminate and there shall be no
abatement of rent.

                                       28

<PAGE>

15.3     AWARD DISTRIBUTION.

         With respect to a Partial Taking that does not terminate this Lease,
Landlord shall be entitled to the entire Award (as defined below) and Landlord
agrees to restore the Suite and Property to the extent of such award. In any
other event, the entire Award shall be paid to Landlord or to Facility Mortgagee
if required by the terms of a Facility Mortgage, except that, if this Lease is
terminated, and subject to the rights of the Facility Mortgagee, Tenant shall be
entitled to receive from the Award, if and to the extent such Award specifically
includes such items, a sum attributable to Tenant's Personal Property and any
reasonable removal and relocation costs included in the Award. As used herein,
"AWARD" shall mean all compensation, sums or anything of value awarded, paid or
received on a Total Taking or a Partial Taking.

15.4     TEMPORARY TAKING.

         In the event of a taking of all or part of the Property by a
governmental authority for a period up to six (6) months for public or
quasi-public use (a "Temporary Taking"), this Lease shall not terminate and Rent
shall not abate. Any award made or damages granted in connection with such
Temporary Taking shall be retained by Landlord.

                        ARTICLE 16. DEFAULT AND REMEDIES

16.1     EVENTS OF DEFAULT.

         The occurrence of any one or more of the following events shall
constitute an "Event of Default" hereunder:

         16.1.1   Failure of Tenant to pay Rent or any sums due hereunder on or
before the date which is either (a) five (5) days after the date the payment of
Rent or other sum is due or (b) one (1) business day after receipt by Tenant of
notice from Landlord of Tenant's failure to pay any sum other than Rent on the
date due, or

         16.1.2   Failure of Tenant to observe or perform any other term,
covenant or condition not specifically addressed in this Section of this Lease
and such failure is not cured within a period of twenty (20) days after receipt
by Tenant of notice thereof from Landlord, unless such failure cannot with due
diligence be cured within twenty (20) days, in which case such twenty (20) day
period shall be extended for twenty (20) days, if Tenant proceeds promptly and
with due diligence to cure the failure and diligently completes the curing
thereof within forty (40) days after receipt by Tenant of Landlord's notice of
default, (provided, however, that no extension of time to cure such a default
shall be granted by Landlord if such extension of time continues or results in a
default under the Facility Mortgage or the Facility Mortgagee does not consent
to such extension); or

         16.1.3   If Tenant shall (a) admit in writing its inability to pay its
debts generally as they become due, (b) file a petition in bankruptcy or a
petition to take advantage of any insolvency act, (c) make an assignment for the
benefit of its creditors, (d) consent to the appointment of a receiver of itself
or of the whole or any substantial part of its property, or (e) file a petition
or answer seeking reorganization or arrangement under the federal bankruptcy
laws or any other applicable federal or state law or statute, or

         16.1.4   If Tenant shall be adjudicated a bankrupt or if a court of
competent jurisdiction shall enter an order or decree appointing, without the
consent of Tenant, a receiver, or approving a petition filed against it seeking
reorganization or arrangement of Tenant under the federal bankruptcy laws or any
other applicable law or statute of the United States of America or any state
thereof, and such judgment, order or decree shall not be vacated or set aside or
stayed within ninety (90) days from the date of the entry thereof, or

                                       29

<PAGE>

         16.1.5   If Tenant shall be liquidated or dissolved, or shall begin
proceedings toward such liquidation or dissolution, or shall, in any manner,
permit the sale or divestiture of substantially all of its assets or shares of
stock or,

         16.1.6   If the estate or interest of Tenant in the Property or any
part thereof shall be levied upon or attached in any proceeding and the same
shall not be vacated or discharged within the later of ninety (90) days after
commencement thereof or thirty (30) days after receipt by Tenant of notice
thereof from Landlord, subject to Tenant's right to contest as provided in this
Lease, or

         16.1.7   The breach, default or failure of any Physician/Member to
comply with the terms and conditions of the Physician Subordination, Non-compete
and Guaranty Agreement.

         16.1.8   Any Material Adverse Change or the existence of any other
condition that, in Landlord's determination, constitutes an impairment of the
ability of Tenant or any Physician/Member to perform their respective
obligations under this Lease or the other documents executed pursuant hereto,
and which condition is not remedied within twenty (20) days after written notice
to Tenant or, if the condition cannot be fully remedied within said twenty (20)
days, substantial progress, in the opinion of Landlord, has not been made within
said thirty (30) days toward remedy of the condition.

         16.1.9   If, except as a result of damage, destruction or a Partial or
Total Taking, Tenant voluntarily ceases operations on the Property for a period
in excess of ninety (90) days, or

         16.1.10  If any representation or warranty of Tenant contained herein
or in the certificates delivered in connection therewith are or become untrue in
any material respect, and are not cured within twenty (20) days after receipt by
Tenant of notice from Landlord thereof; or,

         16.1.11  A default or event of default shall occur under any other
lease or agreement between Landlord or any Affiliate of Landlord and Tenant or
any Affiliate of Tenant.

         16.1.12  Tenant or any Physician/Member shall contest the validity or
enforceability of this Agreement or the Physician Subordination, Non-compete and
Guaranty Agreement or any of the foregoing parties shall deny that it has any or
further liability or obligation, as applicable, under any of the foregoing.

         16.1.13  A default or event of default under that certain lease
agreement dated of even date herewith by and between Landlord and Urology
Ambulatory Surgery Center, LLC.

16.2     REMEDIES.

         Upon the occurrence of an Event of Default, Landlord shall have the
option to pursue, then or at any time thereafter, any one or more of the
following remedies, in addition to any remedies permitted by law or by this
Lease, without notice or demand, except as hereinafter provided:

         16.2.1   Terminate this Lease in which event Tenant shall immediately
surrender the Suite to Landlord, and if Tenant fails to do so, Landlord may,
without prejudice to any other remedy which Landlord may have for possession or
arrearages in rent, enter upon and take possession of the Suite and expel or
remove Tenant and any other person who may be occupying said Suite or any part
thereof, by force, if necessary, without being liable for prosecution or any
claim for damages therefor, Tenant hereby waives any statutory requirement of
prior written notice for filing eviction or damage suits for nonpayment of rent.
Tenant agrees to pay to Landlord, on demand, the amount of any expenses incurred
and any loss and damage which Landlord may suffer by reason of such termination,
said loss and damages to be determined at Landlord's election by either of the
following measures of damages both of which shall include all past due Rent:

                                       30

<PAGE>

                  16.2.1.1 Until Landlord is able to relet the Suite, although
Landlord shall be under no obligation to relet, Tenant shall pay to Landlord on
or before the first (1st) day of each calendar month, the Rent and any other
charges due under this Lease. After the Suite has been relet by Landlord, Tenant
shall pay to Landlord on the fifth (5th) day of each calendar month the
difference between the Rent and any other charges due under this Lease for the
preceding calendar month and that actually collected by Landlord for such month.
If Landlord must bring suit in order to collect any deficiency, Landlord may
allow such deficiencies to accumulate and bring an action on several or all of
the accrued deficiencies at one time. Any such suit shall not prejudice in any
way the right of Landlord to bring a similar action for any subsequent
deficiency or deficiencies. Any amount collected by Landlord from subsequent
tenants for any calendar month, in excess of the Rent and any other charges
under this Lease, shall be credited to Tenant in reduction of Tenant's liability
for any calendar month for which the amount collected by Landlord will be less
than the Rent and other charges, but Tenant shall have no right to such excess
other than the above-described credit.

                  16.2.1.2 Landlord may demand a final settlement and at any
time upon demand, Tenant shall pay the difference between the total of all Rent
and any other charges due under this Lease for the remainder of the Term and the
reasonable rental value of the Property for such period, such difference to be
discounted to present value at a rate equal to five percent per annum.

         16.2.2   In the event Tenant vacates or deserts the Suite, enter upon
and take possession of such Suite in order to protect it from deterioration and
continue to demand from Tenant the monthly rentals and other charges provided in
this Lease, without any obligation to relet; but that if Landlord does elect to
relet the Suite, such action by Landlord shall not be deemed an acceptance of
Tenant's surrender of the Suite unless Landlord expressly notifies Tenant of
such acceptance in writing, Tenant hereby acknowledging that Landlord shall
otherwise be reletting as Tenant's agent and Tenant furthermore hereby agreeing
to pay to Landlord on demand any deficiency that may arise between the monthly
rentals and other charges provided in this Lease and that actually collected by
Landlord.

         16.2.3   Enter upon the Suite by force, if necessary, without being
liable for prosecution or any claim for damages therefor, and do whatever Tenant
is obligated to do under the terms of this Lease; and Tenant agrees to reimburse
Landlord on demand for any expenses which Landlord may incur in thus effecting
compliance with Tenant's obligations under this Lease, and Tenant further agrees
that Landlord shall not be liable for any damages resulting to the Tenant from
such action.

         16.2.4   Take any action permissible at law or in equity to insure
performance by Tenant of Tenant's covenants and obligations under this Lease, or
cure such default on behalf of Tenant and withhold an amount necessary to cure
such default against sums due hereunder.

         16.2.5   Pursue any other remedy now or hereafter available to Landlord
under the laws of the state in which the Property are located.

         16.2.6   In addition to the forgoing, Tenant shall pay any accrued and
unpaid Rent due at the time the Lease is terminated.

16.3     REMEDIES CUMULATIVE.

         To the extent permitted by law, each legal, equitable or contractual
right, power and remedy of Landlord now or hereafter provided either in this
Lease or by statute or otherwise shall be cumulative and concurrent and shall be
in addition to every other right, power and remedy available to Landlord.
Landlord's election of any remedy shall in no way prejudice Landlord's right at
any time thereafter to cancel said election in favor of another remedy or to
pursue other remedies simultaneously. Forbearance by Landlord to enforce one or
more of the remedies herein provided upon an Event of Default shall not
constitute a waiver of such default.

                                       31

<PAGE>

16.4     ADDITIONAL EXPENSES.

         In addition to payments required pursuant to SECTION 16.2 above, Tenant
shall compensate Landlord for (a) all expenses incurred by Landlord in
repossessing the Suite (including any increase in insurance premiums caused by
the vacancy of the Suite), (b) all expenses incurred by Landlord in reletting,
(c) all concessions granted to a new tenant upon reletting, (d) Landlord's
reasonable legal fees, (e) all losses incurred by Landlord as a direct or
indirect result of Tenant's default (including among other losses any adverse
reaction by Landlord's mortgagee), and (f) a reasonable allowance for Landlord's
administrative efforts, salaries and overhead attributable directly or
indirectly to Tenant's default and Landlord's pursuing the rights and remedies
provided herein and under applicable law.

16.5     WAIVER.

         If this Lease is terminated pursuant to ARTICLE 16, Tenant waives, to
the extent permitted by applicable law, (a) any right of redemption, re-entry or
repossession, (b) any right to a trial by jury in the event of summary
proceedings to enforce the remedies set forth in this Article, and (c) the
benefit of any laws now or hereafter in force exempting property from liability
for rent or for debt.

16.6     APPLICATION OF FUNDS.

         Any payments otherwise payable to Tenant that are received by Landlord
under any provision of this Lease during the existence or continuance of any
Event of Default shall be applied to Tenant's obligations in the order which
Landlord may reasonably determine or as may be prescribed by the laws of the
state in which the Suite is located.

16.7     NOTICES BY LANDLORD.

         The provisions of this Article concerning notices shall be liberally
construed insofar as the contents of such notices are concerned, and any such
notice shall be sufficient if reasonably designed to apprise Tenant of the
nature and approximate extent of any default, it being agreed that Tenant is in
good or better position than Landlord to ascertain the exact extent of any
default by Tenant hereunder.

16.8     LANDLORD'S CONTRACTUAL SECURITY INTEREST.

         16.8.1   Landlord shall have at all times a valid security interest to
secure payment of Rent and other sums becoming due hereunder, and to secure
payment of any damages or loss which Landlord may suffer by reason of the breach
by Tenant of any covenant, agreement or condition contained herein, upon (a) all
of Tenant's Personal Property presently, or which may hereafter be, situated in
or about the Property, (b) all rents, sub-rents, fees, payments, royalties,
contract payments, any local, state, federal government or any subdivision
thereof payments that Tenant is now or hereafter entitled to, (c) all contracts,
charters and agreements, entered into by Tenant (d) all deposits, bank accounts,
funds, documents, contract rights, accounts, commitments, payment intangibles
and general intangibles now or hereafter owned by Tenant (collectively, the
"COLLATERAL") and all proceeds therefrom and accessions thereto and, upon
Landlord's request, Tenant, at its sole cost and expense, shall promptly
execute, acknowledge, deliver and file a UCC-1 or other financing statement as
may be necessary or proper, in Landlord's opinion, to maintain or perfect such
security interest. Such property shall not be removed without the consent of
Landlord until all arrearages in rent as well as any and all other sums then due
to Landlord or to become due to Landlord hereunder shall first have been paid
and discharged and all the covenants, agreements and conditions hereof have been
fully complied with and performed by Tenant.

         16.8.2   Upon the occurrence of an Event of Default, Landlord may, in
addition to any other remedies provided herein, exercise any remedy available at
law and equity, including without limitation under the Uniform Commercial Code
in the jurisdiction where the Collateral is located to enforce its rights and
realize upon the Collateral, including without limitation, enter the Suite and
take possession of any and all Tenant's Personal Property situated in or about
the Suite, without liability for trespass or

                                       32

<PAGE>

conversion, and sell the same at public or private sale, with or without having
such property at the sale, after giving Tenant reasonable notice of the time and
place of any public sale of the time after which any private sale is to be made,
at which sale the Landlord or its assigns may purchase unless otherwise
prohibited by law. Unless otherwise provided by law, and without intending to
exclude any other manner of giving Tenant reasonable notice, the requirement of
reasonable notice shall be met, if such notice is given in the manner prescribed
in this Lease at least seven days before the time of sale. Any sale made
pursuant to the provision of this paragraph shall be deemed to have been a
public sale conducted in commercially reasonable manner if held in the
above-described Suite or where the property is located after the time, place and
method of sale and a general description of the types of property to be sold
have been advertised in a daily newspaper published in the county in which the
property is located, for five consecutive days before the date of the sale. The
proceeds from any such disposition, less any and all expenses connected with the
taking of possession, holding and selling of the property (including reasonable
attorney's fees and legal expenses), shall be applied as a credit against the
indebtedness secured by the security interest granted in this paragraph. Any
surplus shall be paid to Tenant or as otherwise required by law and the Tenant
shall pay any deficiencies forthwith. Upon request by Landlord, Tenant agrees to
execute and deliver to Landlord a financing statement in form sufficient to
perfect the security interest of Landlord in the aforementioned property and
proceeds thereof under the provision of the Uniform Commercial Code (or
corresponding state statute or statutes) in force in the state in which the
Property is located, as well as any other state the laws of which Landlord may
at any time consider to be applicable.

         16.8.3   Landlord may assign its rights under this Section to any
Facility Mortgagee.

         16.8.4   Upon demand by Landlord, Tenant will promptly, at the cost of
Tenant and without expense to Landlord, do, execute, acknowledge and deliver all
such further acts, deeds, conveyances, mortgages, assignments, notices of
assignment, transfers and assurances as Landlord shall from time to time
reasonably require for the better assuring, conveying, assigning, transferring,
perfecting and confirming unto Landlord the property and rights hereby conveyed
or assigned or intended now or hereafter so to be, or which Tenant may be or may
hereafter become bound to convey or assign to Landlord, or for carrying out the
intention or facilitating the performance of the terms of this Lease, or for
filing, registering or recording this Lease.

16.9     LANDLORD'S RIGHT TO CURE.

         If Tenant shall fail to make any payment, or to perform any act
required to be made or performed under this Lease and to timely cure the same,
Landlord, without waiving or releasing any obligation or Event of Default, may
(but shall be under no obligation to) at any time thereafter make such payment
or perform such act for the account and at the expense of Tenant, and may, to
the extent permitted by law, enter the Suite for such purpose and take all such
action thereon as, in Landlord's opinion, may be necessary or appropriate
therefor, and no such entry shall be deemed an eviction of Tenant. Tenant shall
immediately repay the same to Landlord, upon demand, together with all costs and
expenses so incurred, together with a late charge thereon, all to the extent
permitted by law, at the Overdue Rate from the date on which such sums or
expenses are paid or incurred by Landlord. The obligations of Tenant and rights
of Landlord contained in this Article shall survive the expiration or earlier
termination of this Lease.

16.10    BANKRUPTCY OF TENANT.

         16.10.1  In the event that Tenant shall become a debtor in a case filed
under Chapter 7 of the Bankruptcy Code and Tenant's trustee or Tenant shall
elect to assume this Lease for the purpose of assigning the same or otherwise,
such election and assignment may be made only if the provisions of SECTIONS
16.10.2 AND 16.10.4 are satisfied as if the election to assume were made in a
case filed under Chapter 11 of the Bankruptcy Code. If Tenant or Tenant's
trustee shall fail to elect to assume this Lease within sixty (60) days after
the filing of such petition or such additional time as provided by the court
within such sixty (60)-day period, this Lease shall be deemed to have been
rejected. Immediately thereupon Landlord shall be entitled to possession of the
Suite without further obligation to Tenant or Tenant's trustee and this Lease
upon the election of Landlord shall terminate, but Landlord's right to be

                                       33

<PAGE>

compensated for damages (including, without limitation, liquidated damages
pursuant to any provision hereof) or the exercise of any other remedies in any
such proceeding shall survive, whether or not this Lease shall be terminated.

         16.10.2  In the event that Tenant shall become a debtor in a case filed
under Chapter 11 of the Bankruptcy Code, or in a case filed under Chapter 7 of
the Bankruptcy Code which is transferred to Chapter 11, Tenant's trustee or
Tenant, as debtor-in-possession, must elect to assume this Lease within 120 days
from the date of the filing of the petition under Chapter 11 or the transfer
thereto or Tenant's trustee or the debtor-in-possession shall be deemed to have
rejected this Lease. In the event that Tenant, Tenant's trustee or the
debtor-in-possession has failed to perform all of Tenant's obligations under
this Lease within the time periods (excluding grace periods) required for such
performance, no election by Tenant's trustee or the debtor-in-possession to
assume this Lease, whether under Chapter 7 or Chapter 11, shall be permitted or
effective unless each of the following conditions has been satisfied:

                  16.10.2.1 Tenant's trustee or the debtor-in-possession has
cured all Events of Default under this Lease, or has provided Landlord with
Assurance (as defined below) that it will cure all Events of Default susceptible
of being cured by the payment of money within ten (10) days from the date of
such assumption and that it will cure all other Events of Default under this
Lease which are susceptible of being cured by the performance of any act
promptly after the date of such assumption.

                  16.10.2.2 Tenant's trustee or the debtor-in-possession has
compensated Landlord, or has provided Landlord with Assurance that within ten
(10) days from the date of such assumption it will compensate Landlord, for any
actual pecuniary loss incurred by Landlord arising from the default of Tenant,
Tenant's trustee, or the debtor-in-possession as indicated in any statement of
actual pecuniary loss sent by Landlord to Tenant's trustee or the
debtor-in-possession.

                  16.10.2.3 Tenant's trustee or the debtor-in-possession has
provided Landlord with Assurance of the future performance of each of the
obligations of Tenant, Tenant's trustee or the debtor-in-possession under this
Lease, and, if Tenant's trustee or the debtor-in-possession has provided such
Assurance, Tenant's trustee or the debtor-in-possession shall also (a) deposit
with Landlord, as security for the timely payment of rent hereunder, an amount
equal to three installments of Rent (at the rate then payable) which shall be
applied to installments of Rent in the inverse order in which such installments
shall become due provided all the terms and provisions of this Lease shall have
been complied with, and (b) pay in advance to Landlord on the date each
installment of Rent is payable a pro rata share of Tenant's annual obligations
for Additional Rent pursuant to this Lease, such that Landlord shall hold funds
sufficient to satisfy all such obligations as they become due. The obligations
imposed upon Tenant's trustee or the debtor-in-possession by this Section shall
continue with respect to Tenant or any assignee of this Lease after the
completion of bankruptcy proceedings.

                  16.10.2.4 The assumption of this Lease will not breach or
cause a default under any provision of any other lease, mortgage, financing
arrangement or other agreement by which Landlord is bound.

         16.10.3  For purposes of this Section, Landlord and Tenant acknowledge
that "ASSURANCE" shall mean no less than: Tenant's trustee or the
debtor-in-possession has and will continue to have sufficient unencumbered
assets after the payment of all secured obligations and administrative expenses
to assure Landlord that sufficient funds will be available to fulfill the
obligations of Tenant under this Lease, and there shall have been deposited with
Landlord, or the Bankruptcy Court shall have entered an order segregating,
sufficient cash payable to Landlord, and/or Tenant's trustee or the
debtor-in-possession shall have granted a valid and perfected first lien and
security interest and/or mortgage in property of Tenant, Tenant's trustee or the
debtor-in-possession, acceptable as to value and kind to Landlord, to secure to
Landlord the obligation of Tenant, Tenant's trustee or the debtor-in-possession
to cure the Events of Default under this Lease, monetary and/or non-monetary,
within the time periods set forth above.

                                       34

<PAGE>

         16.10.4  In the event that this Lease is assumed in accordance with
SECTION 16.10.2 and thereafter Tenant is liquidated or has filed against it
(without dismissal within sixty (60) days thereafter) or files a subsequent
petition under Chapter 7 or Chapter 11 of the Bankruptcy Code, Landlord may, at
its option, terminate this Lease and all rights of Tenant hereunder by giving
Tenant notice of its election to so terminate within thirty (30) days after the
occurrence of any such event.

         16.10.5  If Tenant's trustee or the debtor-in-possession has assumed
this Lease pursuant to the terms and provisions of SECTION 16.10.2 for the
purpose of assigning (or elects to assign) this Lease, this Lease may be so
assigned only if the proposed assignee (the "ASSIGNEE") has provided adequate
assurance of future performance of all of the terms, covenants and conditions of
this Lease to be performed by Tenant. Landlord shall be entitled to receive all
cash proceeds of such assignment. As used herein "adequate assurance of future
performance" shall mean no less than that each of the following conditions has
been satisfied:

                  16.10.5.1 The Assignee has furnished Landlord with either (a)
(x) a copy of a credit rating of Assignee which Landlord reasonably determines
to be sufficient to assure the future performance by Assignee of Tenant's
obligations under this Lease and (y) a current financial statement of Assignee
audited by a certified public accountant indicating a net worth and working
capital in amounts which Landlord reasonably determines to be sufficient to
assure the future performance by Assignee of Tenant's obligations under this
Lease, or (b) a guarantee or guarantees, in form and substance satisfactory to
Landlord, from one or more persons with a credit rating and net worth equal to
or exceeding the credit rating and net worth of Tenant as of the date hereof.

                  16.10.5.2 Landlord has obtained all consents or waivers from
others required under any lease, mortgage, financing arrangement or other
agreement by which Landlord is bound to permit Landlord to consent to such
assignment.

         16.10.6  When, pursuant to the Bankruptcy Code, Tenant's trustee or the
debtor-in-possession shall be obligated to pay reasonable use and occupancy
charges for the use of the Suite, such charges shall not be less than the Base
Rent and Additional Rent payable by Tenant under this Lease.

         16.10.7  Neither the whole nor any portion of Tenant's interest in this
Lease or its estate in the Suite shall pass to any trustee, receiver, assignee
for the benefit of creditors, or any other person or entity, by operation of law
or otherwise under the laws of any state having jurisdiction of the person or
property of Tenant unless Landlord shall have consented to such transfer. No
acceptance by Landlord of rent or any other payments from any such trustee,
receiver, assignee, person or other entity shall be deemed to constitute such
consent by Landlord nor shall it be deemed a waiver of Landlord's right to
terminate this Lease for any transfer of Tenant's interest under this Lease
without such consent.

         16.10.8  In the event of an assignment of Tenant's interests pursuant
to this Section, the right of Assignee to extend the term of this Lease for an
extended term beyond the then term of this Lease shall be extinguished.

                          ARTICLE 17. INDEMNIFICATION

17.1     INDEMNIFICATION.

         Notwithstanding the existence of any insurance or self insurance
provided for herein, and without regard to the policy limits of any such
insurance or self insurance, Tenant shall, at its sole expense, indemnify,
defend and hold Landlord, any Facility Mortgagee and their respective successors
and assigns, and their respective directors, offices, employees, servants
agents, partners, members and shareholders (each, an "Indemnified Party")
harmless from and against and reimburse Landlord and any Facility Mortgagee on
demand with respect to any and all claims, demands, actions, causes of action,
losses, damages, liabilities, costs and expenses (including, without limitation,
reasonable attorney's fees,

                                       35

<PAGE>

consultant's fees and court costs) of any and every kind or character, known or
unknown, fixed or contingent, asserted against or incurred by any Indemnified
Party at any time and from time to time by reason or arising out of (a) any
breach or violation of any of the representations, warranties, covenants,
agreements and warranties made by Tenant in this Lease; (b) any accident, injury
to or death of persons or loss of property occurring on or about the Property
(including common areas) arising from the breach by Tenant of this Lease or the
negligence or willful misconduct of Tenant, its Affiliates, contractors,
licensees or invitees; (c) use, misuse, no use, condition, maintenance,
alteration or repair by Tenant of the Suite; (d) any Taxes or Assessments; (e)
any failure on the part of Tenant to perform or comply with any of the terms of
this Lease or restrictions set forth in SECTION 6.14, (f) the non-performance of
any of the terms and provisions of any and all existing and future subleases of
the Suite to be performed by the sub-landlord (Tenant) thereunder and (g) any
liability of any nature whatsoever arising under any Hazardous Materials Law or
relating to the actual or alleged migration, release, handling, disposal or
storage of or exposure to any Hazardous Material, whether arising under any
Hazardous Material Law, common law or otherwise and resulting from the action or
inaction of Tenant. Any amounts which become payable by Tenant under this
Section shall be paid, on demand by Landlord, and, if not timely paid, shall
bear a late charge (to the extent permitted by law) at the Overdue Rate from the
date of such determination to the date of payment. Nothing herein shall be
construed as indemnifying Landlord against its own gross negligent acts or
omissions or willful misconduct provided Tenant shall have the burden of proving
such gross negligence or intentional wrongful act. In case any action or
proceeding is brought against an Indemnified Party by reason of any such claim
against which Tenant has agreed to defend, pay, protect, indemnify, save and
hold harmless pursuant to this Section, Tenant covenants upon notice from an
Indemnified Party to resist or defend such Indemnified Party in such action,
with the expenses of such defense paid by Tenant, and such Indemnified Party
will cooperate and assist in the defense of such action or proceeding if
reasonably requested so to do by Tenant. No settlement shall be made by Tenant
without Landlord's written consent, unless such settlement includes a full,
complete and absolute release by claimant against Landlord, the Property and
Facility Mortgagee.

         In addition to the foregoing and not by way of limitation, in the event
Tenant discovers, determines or is advised of the existence of any environmental
condition (including, without limitation, a spill, discharge or contamination),
the result of which may require remedial action pursuant to any applicable
environmental law or may be the basis for the assertion of any third party
claims, including claims of governmental entities, Tenant shall promptly notify
Landlord thereof and Tenant shall, at its sole cost and expense, proceed with
due diligence to take the appropriate action in response thereto. The Tenant
hereby agrees to pay any and all fines, charges, fees, expenses, damages,
losses, liabilities or response cost arising from or pertaining to the
application of any such applicable environmental law to the Suite, or with
respect to the Medical Building or the Property results from the activities of
Tenant or its Invitees, and to indemnify and forever hold Landlord and any
Facility Mortgagee harmless from any and all judgments, fines, charges, fees,
expenses, damages, claims, losses, liabilities and response cost including but
not limited to all legal, accounting, consulting, engineering and other expenses
which may be incurred or imposed upon Landlord and any Facility Mortgagee by any
other party or parties arising out of or in connection with any environmental
condition, including the exposure of any person to any such environmental
condition that occurs on the Suite or results from the activities of Tenant, its
Invitees or any lessee of Tenant. Tenant agrees to immediately notify the
Landlord and any Facility Mortgagee in the event that any governmental agency or
other entity notifies the Tenant that it may not be in compliance with any
applicable environmental laws.

         In the event any claim, action, proceeding or suit is brought by a
third party against an Indemnified Party with respect to which Tenant would be
required to defend, pay, protect, indemnify, save and hold harmless such
Indemnified Party, Tenant shall have the right to assume the defense thereof,
including the employment at its expense of counsel; provided that Tenant shall
not have the right to the extent that such Indemnified Party shall have
requested security from Tenant satisfactory to such Indemnified Party and Tenant
shall not have provided such security, or such Indemnified Party shall deliver
to Tenant a written notice waiving the benefits of the indemnification of such
Indemnified Party provided herein in connection with such claim, action,
proceeding or suit. In the event that (a) any proceeding is brought against an
Indemnified Party who is an individual; (b) the action threatens to restrain or
adversely affect the conduct of the business of the Indemnified Party, excluding
the business

                                       36

<PAGE>

of Landlord's ownership of the Property; (c) based on the written opinion of
independent counsel to the Indemnified Party, which opinion will be supplied to
Tenant, an Indemnified Party shall have reasonably concluded that there are
defenses available to the Indemnified Party which conflict with those available
to Tenant; or (d) Tenant shall have failed to provide the security required by
the immediately preceding sentence, Tenant shall not have the right to assume
the defense of any such action on behalf of the Indemnified Party if such
Indemnified Party chooses to defend such action, and all reasonable costs,
expenses and attorneys' fees incurred by the Indemnified Party in defending such
action shall be borne by Tenant. Notwithstanding the assumption of its defense
by Tenant pursuant to this paragraph, any Indemnified Party shall have the right
to employ separate counsel and to participate in its defense, but except as set
forth in the immediately preceding sentence, the fees and expenses of such
counsel shall be borne by the Indemnified Party. In addition, Tenant will not be
liable for any settlement or any claim, action, proceeding or suit unless Tenant
has consented thereto in writing (such consent not to be unreasonably withheld).
Any decision by an Indemnified Party to employ its own counsel rather than
counsel selected by Tenant (whether or not at Tenant's expense) shall in no way
affect any rights of such Indemnified Party otherwise arising under this Lease.
Tenant's liability for a breach of the provisions of this Article shall survive
any termination of this Lease.

                     ARTICLE 18. SUBLETTING AND ASSIGNMENT

18.1     SUBLETTING AND ASSIGNMENT.

         Without the prior written consent of Landlord, neither this Lease, nor
any interest of Tenant in this Lease or in the Suite, shall be sold, sublet,
assigned, or otherwise transferred, directly or indirectly, whether by operation
of law or otherwise (collectively an "Assignment"). The consent of Landlord and
Facility Mortgagee to any Assignment may be withheld or denied, in their sole
discretion and may be conditioned upon such documentation, opinions,
certificates and other matters that shall be in form and substance acceptable to
the Landlord and Facility Mortgagee. Consent to one Assignment shall not act as
consent to any future Assignments. In case of any permitted assignment or
subletting, Tenant shall remain primarily liable, as principal rather than as
surety, for the prompt payment of the Rent and any other sums due hereunder and
for the performance and observance of all of the covenants and conditions to be
performed by Tenant hereunder. The fact that a violation or breach of any of the
terms, provisions or conditions of this Lease results from or is caused by an
act or omission by any of the subtenants shall not relieve Tenant of Tenant's
obligation to cure the same. Tenant shall take all necessary steps to prevent
any such violation or breach. Any rentals or payments that Tenant receives
pursuant to any sublease or assignment in excess of the Base Rent amount shall
be paid without demand by Tenant to Landlord. In the event an Event of Default
shall have occurred and be continuing under this Lease, Landlord shall be
entitled to collect directly from any subtenant any rents that Tenant would
otherwise be entitled to receive as a sublessor under any sublease. Any
assignment or sublease of the Suite shall not require Landlord to perform any
additional duties or obligations other than those set forth in this Lease.
Tenant shall cause the subtenants to comply with their obligations under their
subleases, and Tenant shall diligently enforce all of its rights as the landlord
thereunder in accordance with the terms of such subleases.

18.2     ATTORNMENT.

         Each permitted sublease shall provide that (a) such sublease is subject
and subordinate to this Lease and to the rights of Landlord hereunder, (b) in
the event this Lease shall terminate before expiration of such sublease, the
sublessee will, at Landlord's option, attorn to Landlord and waive any right the
sublessee may have to terminate the sublease or to surrender possession
thereunder, (c) that sublessee shall upon request of Tenant, Landlord or
Facility Mortgagee furnish within ten (10) days an estoppel certificate relating
to the sublease in form and substance reasonably acceptable to the requestor,
and (d) in the event the sublessee receives notice from Landlord or its
assignees, stating that Tenant is in default under this Lease, the sublessee
shall pay all rentals accruing under said sublease as the party giving such
notice may direct. All rentals received from the sublessee shall be credited
against the amounts owing by Tenant under this Lease.

                                       37

<PAGE>

                             ARTICLE 19. SURRENDER

19.1     CONDITION OF PROPERTY.

         Tenant will, upon the expiration or prior termination of this Term,
vacate and surrender the Suite to Landlord in the condition in which the Suite
was originally received from Landlord as a medical clinic, except as repaired,
rebuilt, restored, altered or added to as permitted or required by this Lease
and except for ordinary wear and tear (subject to Tenant's obligation to
maintain the Suite in good order and repair), damage caused by the gross
negligence or willful acts of Landlord and damage or destruction described in
ARTICLE 14 or resulting from a Total Taking or Partial Taking which Tenant is
not required to repair or restore.

19.2     NO SURRENDER.

         No surrender to Landlord of this Lease or of the Suite or any part
thereof, or of any interest therein, shall be valid or effective unless agreed
to and accepted in writing by Landlord and no act by Landlord or Landlord's
representatives or agents, other than such a written acceptance by Landlord,
shall constitute an acceptance of any such surrender.

                 ARTICLE 20. LIMITATION ON LANDLORD'S LIABILITY

20.1     LANDLORD'S LIABILITY.

         Tenant is and shall be in exclusive control and possession of the
Suite, and Landlord shall not, in any event whatsoever, be liable for any injury
or damage to any property or to any person happening in, on or about the Suite,
nor for any injury or damage to any property of Tenant, or of any other person
or persons contained therein, nor for any injury or damage to the Suite or to
any property belonging to Tenant or any other person which may be caused by any
fire or breakage, or by the use, misuse or abuse of any of the openings,
installations, or hallways, or which may arise from any other cause whatsoever
unless caused by the gross negligence or willful misconduct of Landlord, its
agents or employees. The provisions hereof permitting Landlord to enter and
inspect the Suite are made for the purpose of enabling Landlord to be informed
as to whether Tenant is complying with the agreements, terms, covenants and
conditions hereof, and if Landlord so desires, to do such acts as Tenant shall
fail to do at Tenant's sole cost and risks.

20.2     UTILITY SERVICE.

         Landlord shall not be liable for any failure of water supply, gas or
electric current, sewer service, telephone service, cable or other information
or internet services nor for any injury or damage to any property or any person
or to the Suite caused by or resulting from gasoline, oil, steam, gas,
electricity, or hurricane, earthquake, tornado, flood, wind or similar storms or
disturbances, or water, rain or snow which may leak or flow from the street,
sewer, gas mains or subsurface area or from any part of the Property, or leakage
of gasoline or oil from pipes, appliances, sewer or plumbing works therein, or
from any other place, nor for interference with light or other incorporeal
hereditaments by anybody, or caused by any public or quasi-public work, unless
any of the foregoing results from the gross negligence or willful misconduct of
Landlord, its agents or employees. Landlord shall not be deemed in default with
respect to any of the terms, covenants and conditions of this Lease on
Landlord's part to be performed if Landlord fails to timely perform same and
such failure is due in whole or in part to any Unavoidable Delay.

20.3     LIMITATION.

         Notwithstanding anything herein to the contrary, Landlord's liability
shall be limited to its interest in the Property. Tenant agrees that no judgment
against Landlord under this Lease may be satisfied against any property or
assets of Landlord other than the interest of Landlord in the Property.

                                       38

<PAGE>

                           ARTICLE 21. SUBORDINATION

21.1     TENANT SUBORDINATION.

         21.1.1   This Lease is expressly subject and subordinate at all times
to the lien of any mortgage or deed of trust deed encumbering the Medical
Building and the Property and to all advances made or to be made upon the
security thereof. At the request, from time to time, by one or more holders of a
mortgage or deed of trust that may hereafter be placed upon the Property or any
part thereof by Landlord, and any and all renewals, replacements, modifications,
consolidations and extensions thereof, Tenant shall subordinate this Lease and
all of Tenant's rights and estate hereunder to each such mortgage or deed of
trust and agree with each such institutional holder that Tenant will attorn to
and recognize such holder or the purchaser at any foreclosure sale or any sale
under a power of sale contained in any such mortgage or deed of trust, as the
case may be, as Landlord under this Lease for the balance of the Term then
remaining, subject to all of the terms and provisions of this Lease and will
execute such subordination agreement, estoppel agreements or other agreements as
may be reasonably required by any said mortgagee, trustee or lessor. The
Landlord shall deliver to Tenant a non-disturbance and attornment agreement
(such agreement having theretofore been executed by Tenant) from the holder of
the mortgage or trust deed encumbering all or any part of the Medical Building
or the Property is situated existing as of the date hereof, and if Tenant is
requested to subordinate its interest under this Lease to any future mortgagee
or trustee, the Landlord shall deliver a non-disturbance and attornment
agreement from the holder of the mortgage or trust deed desiring such
subordination. The non-disturbance and attornment agreements referred to above
shall provide that Tenant's possession hereunder shall not be disturbed in the
event of a foreclosure, so long as Tenant is not in default hereunder.

         21.1.2   If any such mortgage or deed of trust be foreclosed, upon
request of the mortgagee, trustee or Lessor, Tenant will attorn to the purchaser
at any foreclosure sale thereunder or the lessor under the ground lease (as the
case may be) and will execute such instruments as may be necessary or
appropriate to evidence such attornment.

                           ARTICLE 22. RENEWAL OPTION

22.1     RENEWAL OPTION.

         As long as no Event of Default shall have occurred and be continuing
hereunder, Landlord shall grant to Tenant the option to renew (the "Renewal
Option") the term of this Lease for Two (2) additional periods of five (5) years
each (the "Renewal Term(s)"). Tenant shall exercise such Renewal Option by
delivering written notice of such election to Landlord at least nine (9) months
prior to the expiration of the initial Term or a Renewal Term, as the case may
be. The renewal of this Lease shall be upon the same terms and conditions of
this Lease, except (a) the Base Rent during each Renewal Term shall be as
adjusted as set forth in ARTICLE 3; (b) Tenant shall have no option to renew
this Lease beyond the expiration of the Renewal Terms; (c) Tenant shall not have
the right to assign its renewal rights to any sublessee of the Property or a
portion thereof or to any assignee of this Lease, nor may any such sublessee or
assignee exercise or enjoy the benefit of such renewal rights; (d) the Suite
shall be provided in its then-existing condition (on an "as is" basis in the
broadest sense of the term) at the time each Renewal Term commences; and, (e)
there shall not be any rent abatement period and Tenant shall not be entitled to
any cash payment, concessions or allowance of any nature or amount whatsoever.
Notwithstanding the foregoing, Tenant shall have no right to exercise such
option to renew, and Landlord shall have no obligation to renew this Lease,
unless (i) this Lease shall be in full force and effect upon the date of the
exercise of the Renewal Option and upon the date of expiration of the Initial
Term or the Renewal Term, as the case may be; and (ii) on the date of exercise
of the Renewal Option and on the date of expiration of the initial Term or the
Renewal Term, as the case may be, no Event of Default shall have occurred or be
continuing hereunder. If Tenant shall fail to exercise a Renewal Option within
the time permitted or conditions (i) and (ii) set forth above are not entirely
satisfied, such Renewal Option shall automatically terminate and this Lease
expire at the expiration of the initial Term.

                                       39

<PAGE>

                           ARTICLE 23. MISCELLANEOUS

23.1     OFFICER'S CERTIFICATE AND FINANCIAL STATEMENTS.

         Tenant shall furnish to Landlord, within twenty (20) days following
written request by Landlord, an Officer's Certificate certifying that (a) this
Lease is unmodified and in force and effect (or if there have been
modifications, that this Lease is in force and effect as modified, and
identifying the modification agreements); (b) the date to which Rent has been
paid; (c) whether there is (w) to the best of Tenant's knowledge, any existing
default or (x) any Event of Default, in either case by Tenant in the payment of
Rent, whether there is an existing default by Tenant in the payment of any
Additional Rent beyond any applicable grace period, and whether there is (y) to
the best of Tenant's knowledge, any other existing default or, (z) any Event of
Default by either party hereto, and, if there is any such default, specifying
the nature and extent thereof and the action taken to cure such default; (d)
whether there are to the best of Tenant's knowledge any actions or proceedings
pending against the Property before any governmental authority to condemn the
Suite or any portion thereof or any interest therein and whether, to the best of
Tenant's knowledge, any such actions or proceedings have been threatened; (e)
whether there exists any material unrepaired damage to the Suite from fire or
other casualty; (f) whether, to the best of Tenant's knowledge, there is any
existing default by Landlord under this Lease; and (g) other items that may be
reasonably requested by Landlord or Facility Mortgagee. Any such Officer's
Certificate furnished pursuant to this Section may be relied upon by Landlord,
Facility Mortgagee and any prospective purchaser of the Property. Failure to
give such a statement within ten days after written request shall be conclusive
evidence that the Lease is unmodified and in full force and effect and Landlord
is not in default, and Tenant shall be estopped from asserting any defaults
known to Tenant at that time.

23.2     RISK OF LOSS.

         The risk of loss or of decrease in the enjoyment and beneficial use of
the Suite in consequence of the damage or destruction thereof by fire, the
elements, casualties, thefts, riots, wars or otherwise, or in consequence of
foreclosures, attachments, levies or executions is assumed by Tenant and,
Landlord shall in no event be answerable or accountable therefor nor shall any
of the events mentioned in this Section entitle Tenant to any abatement of Rent.

23.3     HOLDING OVER.

         In the event Tenant remains in possession of the Suite after the
expiration or earlier termination of the Term, such occupancy shall not be
deemed to extend or renew the Term, but shall continue as a tenancy at will upon
the covenants, provisions and conditions herein contained, except that, during
such holdover period, Tenant shall pay as rental each month, two times the
aggregate of (a) one-twelfth of the Base Rent payable with respect to the last
complete Lease Year prior to the expiration of the Term; (b) all Additional Rent
accruing during the month and (c) all other sums, if any, payable by Tenant
pursuant to the provisions of this Lease. Tenant shall have no rights hereunder
other than the right, to the extent given by law to tenancies at will, to
continue its occupancy and use of the Suite. Nothing contained herein shall
constitute the consent, express or implied, of Landlord to the holding over of
Tenant after the expiration or earlier termination of this Lease.
Notwithstanding anything herein to the contrary, in the event Tenant remains in
possession of the Suite after the expiration or earlier termination of the Term,
such possession shall be an Event of Default under this Lease and Landlord shall
be entitled to all of the rights and remedies in this Lease.

23.4     INSPECTION.

         Tenant shall permit Landlord and its authorized representatives to
inspect the Suite during usual business hours subject to any security, health,
safety or confidentiality requirements of Tenant, any governmental agency, any
Insurance Requirements relating to the Property, or imposed by law or applicable
regulations. If Landlord or any Facility Mortgagee has reason to believe there
has been a violation of this Lease or a release of any Hazardous Materials or
any violation of any Hazardous Materials Law which has or could be reasonably
expected to give rise to liability under common law or

                                       40

<PAGE>

any Hazardous Materials Law, Landlord may take such action or require Tenant to
take such action, as may be necessary to investigate and/or remediate the
situation.

23.5     NO WAIVER.

         The failure of Landlord or Tenant to insist at any time upon the strict
performance of any term of this Lease or to exercise any option, right, power or
remedy contained in this Lease shall not be construed as a waiver or a
relinquishment thereof for the future. No payment by Tenant or receipt by
Landlord of a lesser amount than any installment or payment of Rent due shall be
deemed to be other than on account of the amount due, and no endorsement or
statement on any check or any letter or any check or payment of Rent shall be
deemed an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord's right to recover the balance of such installment
or payment of Rent or pursue any other remedies available to Landlord. No
receipt of money by Landlord from Tenant after the termination of this Lease or
Tenant's right of possession of the Suite shall reinstate, continue or extend
the Term.

23.6     NO MERGER OF TITLE.

         There shall be no merger of this Lease or of the leasehold estate
created hereby with Landlord's interest in or ownership of the Property by
reason of the fact that the same person, firm, corporation or other entity may
acquire, own or hold, directly or indirectly, (a) this Lease or the leasehold
estate created hereby or any interest in this Lease or such leasehold estate and
(b) the Landlord's interest in the Property.

23.7     TRANSFERS BY LANDLORD.

         If Landlord or any successor owner of the Property shall convey the
Property, other than as security for a debt, Landlord or such successor owner,
as the case may be, shall thereupon be released from all future liabilities and
obligations of the Landlord under this Lease arising or accruing from and after
the date of such conveyance or other transfer and all such future liabilities
and obligations shall thereupon be binding upon the new owner.

23.8     PEACEFUL ENJOYMENT.

         So long as Tenant shall pay all Rent as the same becomes due and shall
fully comply with all of the terms and obligations of this Lease, Tenant shall
peaceably and quietly have, hold and enjoy the Suite for the Term hereof, free
of any claim or other action by Landlord or anyone claiming by, through or under
Landlord, but subject to all liens and encumbrances of record as of the date
hereof, the provisions of ARTICLE 21 or hereafter consented to by Tenant. No
failure by Landlord to comply with the foregoing covenant shall give Tenant any
right to cancel or terminate this Lease, or to fail to perform any obligation of
Tenant hereunder including the obligation to pay Rent and other amounts payable
by Tenant under the Lease. Notwithstanding the foregoing, Tenant shall have the
right by separate and independent action to pursue any claim it may have against
Landlord as a result of a breach by Landlord of the covenant of quiet enjoyment,
provided, however, that Tenant's claim shall be limited to the value of
Landlord's interest in the Property.

23.9     NOTICES.

         All notices, demands, consents, approvals, requests and other
communications under this agreement shall be in writing and shall be either (a)
delivered in person, (b) sent by certified mail, return receipt requested, (c)
delivered by a recognized delivery service or (d) sent by facsimile transmission
and addressed as follows:

                                       41

<PAGE>

         (A)      IF TO TENANT:

                  UROLOGY CENTER OF THE SOUTH, P.C.
                  C/0 Rusty DeGeorge, Administrator
                  Suite 220
                  1325 Wolf Park Drive, Germantown, TN 38138
                  Phone: 901-384-8840
                  Fax:901-384-6422
                  Email: rustydegeorge@aol.com)

              with a copy to:

                  Frank S. Carney
                  Stokes, Bartholomew, Evans & Petree
                  81 Monroe Avenue
                  Suite 600
                  Memphis, Tn. 38103-2402
                  Phone:  901-525-6781
                  Fax:  901-521-6544
                  facarney@stokesbartholomew.com

         (B)      IF TO LANDLORD:

                  BRIERBROOK PARTNERS, LLC
                  c/o Med Properties Asset Group, L.L.C.
                  Attn:  O.B. McCoin
                  Suite 250
                  7101 Executive Center Drive
                  Brentwood, TN 37027
                  (615) 376-9995
                  (615) 371-0246 (fax)
                  mccoino@hadc.com

              with a copy to:

                  Daniel R. Loftus
                  Wyatt, Tarrant & Combs
                  Suite 1500
                  2525 West End Avenue
                  Nashville, Tn. 37203-1423
                  615-244-0020 (phone)
                  615-256-1726 (fax)
                  dloftus@wyattfirm.com (email)

or to such other address as either party may hereafter designate, and shall be
effective upon receipt. All notices given under this Section shall also be
provided to the Facility Mortgagee at the address provided for the Facility
Mortgagee in the Facility Mortgage or to the address provided by the Facility
Mortgagee. A notice, demand, consent, approval, request and other communication
shall be deemed to be duly received if delivered in person or by a recognized
delivery service, when left at the address of the recipient and if sent by
facsimile, upon receipt by the sender of an acknowledgment or transmission
report generated by the machine from which the facsimile was sent indicating
that the facsimile was sent in its entirety to the recipient's facsimile number;
provided that if a notice, demand, consent, approval, request or other
communication is served by hand or is received by facsimile on a day which is
not a business day, or after 5:00 p.m. on any business day at the addressee's
location, such notice or communication shall be deemed to be duly received by
the recipient at 9:00 a.m. on the first business day thereafter.

                                       42

<PAGE>

23.10    SURVIVAL.

         Anything contained in this Lease to the contrary notwithstanding, all
claims against, and liabilities of, Tenant or Landlord arising prior to any date
of termination of this Lease shall survive such termination.

23.11    SEVERABILITY.

         If any term or provision of this Lease or any application thereof shall
be invalid or unenforceable, the remainder of this Lease and any other
application of such term or provision shall not be affected thereby.

23.12    LATE CHARGES.

         If any late charges provided for in any provision of this Lease are
based upon a rate in excess of the maximum rate permitted by applicable law, the
parties agree that such charges shall be fixed at the maximum permissible rate.

23.13    AMENDMENT; QUALIFICATION AS REIT.

         No provision of this Lease may be amended, waived, or discharged except
by a written agreement in recordable form signed by Landlord and Tenant. In the
event Landlord desires to apply for qualification as a real estate investment
trust ("REIT"), Tenant agrees to (a) execute any such amendment to this Lease,
or any other document Landlord deems necessary or appropriate for Landlord to
qualify as a REIT under Code Sections 856-860, or any other applicable Code
provisions, and (b) comply, to the extent reasonably required by Landlord, with
all applicable tax and securities laws relating to Landlord's qualification as a
REIT, so long as Tenant's economic obligations or liabilities are not materially
affected.

23.14    PARTIES BOUND.

         All the terms and provisions of this Lease shall be binding upon and
inure to the benefit of the parties hereto and their respective successors and
assigns.

23.15    ENTIRE AGREEMENT.

         This Lease and the Exhibits attached hereto contain the entire
agreement between Landlord and Tenant concerning the Suite and there are no
other agreements, either oral or written.

23.16    HEADINGS.

         The headings or captions used in this Lease are for convenience of
reference only and shall not limit, modify or otherwise affect the meaning
hereof.

23.17    GOVERNING LAW.

         This Lease and the rights and obligations of the parties hereto, shall
be interpreted and construed in accordance with the laws of the State of
Tennessee, including its conflict of laws rules. Any and all suits in law or in
equity or other judicial proceeding for any and every breach or for the
enforcement of this agreement or any provision therein, shall be instituted and
maintained only in Tennessee state courts of competent jurisdiction located in
Davidson County, Tennessee, or if a party is entitled to federal jurisdiction,
then such proceeding shall be brought in the Federal District Court for the
Middle District of Tennessee at Nashville. The parties hereto waive their rights
to bring an action in another venue and forfeit their right to appeal a motion
to transfer if such action is brought in another venue.

                                       43

<PAGE>

23.18    MEMORANDUM OF LEASE.

         Landlord and Tenant shall, promptly upon the request of Landlord, enter
into a short form memorandum of this Lease, in form suitable for recording under
the laws of the state in which the Property is located in which reference to
this Lease, and all options contained herein, shall be made. Tenant may not
record or file for registration this Lease, any memorandum of this Lease or any
instrument affecting the Building or the land upon which the Medical Building is
situated, in the Office of the Register of Deeds of Shelby County, Tennessee
without the prior written consent of Landlord.

23.19    LANDLORD'S APPROVAL.

         23.19.1  Whenever Landlord is allowed or required to give its consent
or approval of any matter under this Lease or to deliver any estoppel or other
instrument, Tenant's sole remedy for Landlord's failure to give such consent or
approval or to deliver such instrument in accordance with the applicable
provision of this Lease shall be to compel such approval or delivery. In no
event and under no circumstance shall Tenant be entitled to any monetary damages
for such failure or to terminate or otherwise modify this Lease.

         23.19.2  Under no circumstance shall Landlord be deemed to have acted
negligently, grossly negligently or willfully merely by Landlord's ownership of
the Property. In order to have acted negligently, grossly negligently or
willfully, Landlord must have committed an affirmative act.

         23.19.3  Wherever pursuant to this Lease (a) Landlord or Facility
Mortgagee exercises any right given to it to consent, approve or disapprove, (b)
any arrangement or term is to be satisfactory to Landlord, or (c) any other
decision or determination is to be made by Landlord or Facility Mortgagee, the
decision to consent to, approve or disapprove all decisions that arrangements or
terms are satisfactory or not satisfactory, and all other decisions and
determinations made by Landlord or Facility Mortgagee, shall be in the sole
discretion of either Landlord or Facility Mortgagee, as applicable, except as
may be otherwise expressly and specifically provided herein.

23.20    WAIVER OF JURY TRIAL.

         LANDLORD AND TENANT HEREBY IRREVOCABLY AND UNCONDITIONALLY WAIVE TRIAL
BY JURY IN ANY LEGAL ACTION OR PROCEEDING RELATING TO THIS LEASE.

23.21    NO BROKERS.

         Landlord and Tenant each represent that no real estate broker or other
party engaged by it (other than, with respect to Tenant, Med Properties
Management Group, L.L.C. (the "BROKER"), is entitled to any commission as a
result of the purchase and leasing of the Property. Tenant shall be responsible
for the payment of a commission to the Broker. Tenant shall indemnify Landlord
against the claims of brokers claiming through Tenant and from any loss,
liability, cost and expense (including, without limitation, reasonable
attorney's fees) arising from a breach by Tenant under this Section. The
provisions of this Section shall survive the expiration or earlier termination
of this Lease.

23.22    RATING OF THE TRANSACTION.

         During the Term Tenant will, at Landlord's request, cooperate in good
faith with Landlord and any Lending Institution in (a) effecting any secondary
market transaction relating to a loan with respect to the property, including
without limitation, any loan secured by a Facility Mortgage (including
satisfying the market standards to which Lender customarily adheres) and (b)
implementing all requirements imposed by the Rating Agencies involved in any
such secondary market transaction.

                                       44

<PAGE>

23.23    ADDITIONAL RIGHTS OF LANDLORD.

         23.23.1  The Landlord reserves the following rights:

                  23.23.1.1 OCCUPANCY. During the last sixty (60) days of the
Term, if during that period Tenant vacates the Suite, to decorate, remodel,
repair, alter or otherwise prepare the Suite for reoccupancy.

                  23.23.1.2 PASS KEYS. To have pass keys to the Suite.

                  23.23.1.3 ACCESS FOR REPAIRS. To have access for repairs,
inspections, alterations, additions and improvements to the Suite.

                  23.23.1.4 SHOW SUITE. To show the Suite to prospective tenants
or brokers during the last six (6) months of the Term and to prospective
purchasers at all reasonable times provided prior notice is given to Tenant in
each case and Tenant's use and occupancy of the Suite shall not be materially
inconvenienced by any such action of Landlord.

                  23.23.1.5 HEAVY EQUIPMENT. To approve the weight, size and
location of safes or heavy equipment or articles, which approval shall not be
unreasonably withheld.

                  23.23.1.6 CLOSE BUILDING. To close the Building after regular
working hours and on legal holidays subject, however, to Tenant's right to
admittance under such regulations as Landlord may prescribe from time to time.

                  23.23.1.7 MEDICAL BUILDING IDENTIFICATION AND APPEARANCE. To
change the Building's name or street address; to install and maintain all signs
on the exterior or interior of the Building; and to change the arrangement of
entrances, doors, corridors and stairs in the Building.

                  23.23.1.8 EXCLUSIVES. To grant to any party the exclusive
right to conduct any business or service in the Medical Building provided such
exclusive right shall not operate to prohibit Tenant from using the Suite for
the purposes permitted hereunder.

         Landlord may enter upon the Suite and may exercise any or all of the
foregoing rights hereby reserved without being deemed guilty of an eviction or
disturbance of Tenant's use or possession and without being liable in any manner
to Tenant

         23.23.2  RULES AND REGULATIONS. Landlord shall have the right to
establish the rules and regulations with respect to the Medical Building and the
Property. Tenant shall abide and shall cause its Invitees to abide by these
rules and regulations, and any reasonable amendments or additions thereto as may
be made by Landlord from time to time in its sole discretion. Landlord shall
provide Tenant with a copy of any rules and regulations (or any amendments
thereto) within a reasonable period of time prior to the effective date of such
rules and regulations (or any amendments thereto). Landlord shall not be
responsible for the violation of any rules or regulations of the Medical
Building by other tenants of the Medical Building and Landlord shall have no
obligation to enforce the same against other tenants.

                            [SIGNATURE PAGE FOLLOWS]

                                       45

<PAGE>

         IN WITNESS WHEREOF, the parties have caused this Lease to be executed
and their respective corporate seals to be hereunto affixed and attested by
their respective officers thereunto duly authorized.

         LANDLORD:

         BRIERBROOK PARTNERS, LLC

         a Tennessee limited liability company

         By:   Its Managing Member

         MED PROPERTIES ASSET GROUP, L.L.C.

         an Indiana limited liability company

         By:    /s/ O.B. McCoin
            -----------------------------------

         Title: Chief Manager
               --------------------------------

         TENANT:

         UROLOGY CENTER OF THE SOUTH, P.C.

         a Tennessee professional corporation

         By: /s/ Richard M. Pearson, M.D.
            ------------------------------------

         Print Name:  Richard M. Pearson, M.D.
                    ----------------------------

         Its:    President
              ----------------------------------

                                       46

<PAGE>

STATE OF TENNESSEE

COUNTY OF SHELBY

         I, the undersigned, a Notary Public in and for said County in said
State, hereby certify that Richard M. Pearson, whose name as President of
UROLOGY CENTER OF THE SOUTH, P.C., a Tennessee profession corporation, is signed
to the foregoing instrument, and who is known to me, acknowledged before me on
this day that, being informed of the contents of said instrument, he, as such
President and with full authority, executed the same voluntarily for and as the
act of said corporation, in his/her capacity as President as aforesaid.

         Given under my hand and official seal, this the 26th day of June, 2001.

                                           /s/ Mary Louise Grubbs         (SEAL)
                                           -------------------------------
                                           Notary Public
                                           My Commission Expires: Feb 26, 2003

                                       47
<PAGE>

STATE OF TENNESSEE

COUNTY OF DAVIDSON

                  I, the undersigned, a Notary Public in and for said County in
said State, hereby certify that O.B. McCoin, whose name as Chief Manager of MED
PROPERTIES ASSET GROUP, L.L.C. an Indiana limited liability company, in its
capacity as Managing Member of BRIERBROOK PARTNERS, LLC, a Tennessee Limited
Liability Company, is signed to the foregoing instrument, and who is known to
me, acknowledged before me on this day that, being informed of the contents of
said instrument, he, as such Chief Manager and with full authority, executed the
same voluntarily for and as the act of said limited liability company, in its
capacity as Managing Member of BRIERBROOK PARTNERS, LLC as aforesaid.

                  Given under my hand and official seal, this the 28th day of
June, 2001.

                                           /s/ Carole E. Baker            (SEAL)
                                           ------------------------------
                                           Notary Public

                                           My Commission Expires: Jan 31, 2004

                                       48<PAGE>
                                                                   Exhibit 10.12

                                LEASE AGREEMENT

                                    between

               CPSIEM, LLC, a Delaware limited liability company

                                  as Landlord

                                      and

           Southwest Medical Associates, Inc., a Nevada corporation,

                                   as Tenant,

                        covering the Premises located at

                  2300 W. Charleston Blvd., Las Vegas, Nevada

<PAGE>
                               TABLE OF CONTENTS
<Table>
<Caption>
                                                                            PAGE
                                                                        --------
<S>            <C>                                                  <C>

ARTICLE 1.     ....................................................   1
      1.1      Lease of Premises; Title and Condition .............   1
      1.2      Use ................................................   2
      1.3      Terms ..............................................   3
      1.4      Rent ...............................................   3

ARTICLE 2.     ....................................................   5
      2.1      Net Lease ..........................................   5
      2.2      Taxes and Assessments; Compliance with Law .........   6
      2.3      Liens ..............................................   8
      2.4      Indemnification ....................................   8
      2.5      Maintenance and Repair .............................   9
      2.6      Permitted Contests .................................   9

ARTICLE 3.     ....................................................  10
      3.1      Omitted ............................................  10
      3.2      Condemnation and Casualty ..........................  10
      3.3      Omitted ............................................  13
      3.4      Rejection of Rejectable Purchase Offer; Notice to
               Lender of Rejectable Purchase Offer ................  13
      3.5      Restoration ........................................  13
      3.6      Insurance ..........................................  17
      3.7      Alterations ........................................  19
      3.8      Easements ..........................................  22
      3.9      Equipment ..........................................  22

ARTICLE 4.     ....................................................  23
      4.1      Assignment and Subletting ..........................  23

ARTICLE 5.     ....................................................  25
      5.1      Conditional Limitations; Default Provisions ........  25
      5.2      Additional Rights of Landlord ......................  29

ARTICLE 6.     ....................................................  30
      6.1      Notices and Other Instruments ......................  30
      6.2      Estoppel Certificates, Financial Information .......  32

ARTICLE 7.     ....................................................  34
      7.1      Environmental Covenant and Warranty ................  34
      7.2      Notice .............................................  36
      7.3      Survival ...........................................  36

ARTICLE 8.     ....................................................  36
      8.1      Holdover ...........................................  36

ARTICLE 9.     ....................................................  37
      9.1      No Merger ..........................................  37
      9.2      Surrender ..........................................  37

                                      (i)

</Table>

<PAGE>
<Table>
<S>          <C>                                                            <C>
       9.3   Separability; Binding Effect.................................  37
       9.4   Counterparts.................................................  37
       9.5   Recording of Lease...........................................  37
       9.6   No Brokers...................................................  38
       9.7   Governing Law................................................  38
       9.8   Waiver of Jury Trial.........................................  38
       9.9   Conveyance by Landlord.......................................  38
       9.10  Relationship of the Parties..................................  38
       9.11  Representation by Counsel....................................  38
       9.12  Access to Premises...........................................  39
       9.13  Showing......................................................  39
       9.14  True Lease...................................................  39
       9.15  Landlord's Consent and Standards.............................  39
       9.16  Quiet Enjoyment..............................................  39
       9.17  Force Majeure................................................  40

Schedule A:  Legal Description
Schedule B:  Permitted Exceptions
Schedule C:  Lease Term
Schedule D:  Basic Rent
Schedule E:  Stipulated Loss Value
Schedule F:  Determining Fair Market Value for Rejectable Purchase Offer
Schedule G:  Related Leases
</Table>

                                      (ii)
<PAGE>
<Table>
<Caption>
                      INDEX OF DEFINITIONS                                          SECTION
<S>                                                                  <C>
Additional Rent....................................................                  1.4(b)
Alterations........................................................                  3.7(a)
Architect..........................................................                  3.5(b)
Basic Rent ........................................................                  1.4(a)
Casualty ..........................................................                  3.2(a)
Commencement Date .................................................                  1.3(a)
Compensation ......................................................                  3.2(a)
Condemnation ......................................................                  3.2(a)
Default Rate ......................................................                  1.4(b)
Easements .........................................................                  3.8(a)
Environmental Laws ................................................               7.1(a)(i)
Event of Default ..................................................                  5.1(a)
Equipment .........................................................             1.1(a)(iii)
Extended Terms ....................................................                  1.3(a)
Fair Market Rent ..................................................                  1.4(a)
Force Majeure .....................................................                   9.17
Guarantor .........................................................             5.1(a)(iii)
Hazardous Substance ...............................................             7.1(a)(iii)
Impositions .......................................................                  2.2(a)
Improvements ......................................................              1.1(a)(ii)
Indenture .........................................................                    2.2
Investment Grade Rating ...........................................                  3.5(e)
Junior Indenture ..................................................                  3.6(c)
Junior Lenders ....................................................                  3.6(c)
Land ..............................................................               1.1(a)(i)
Landlord ..........................................................           Heading; 9.9
Lease .............................................................                Heading
Lease Termination Date ............................................  3.1(a); 3.2(b); 3.2(c)
Legal Requirements ................................................                  2.2(b)
Lender ............................................................                  2.4(a)
Liquidated Damages ................................................                  5.1(g)
Loan ..............................................................                  3.4(a)
Major Condemnation ................................................                  3.2(c)
Make Whole Premium ................................................                  3.2(d)
Material Alteration ...............................................                  3.7(a)
Net Proceeds ......................................................                  3.2(a)
Payment Dates .....................................................                  1.4(a)
Permitted Exceptions ..............................................             1.1(a)(iii)
Policy Expiration Date ............................................                  3.6(e)
Premises ..........................................................                  1.1(a)
Primary Term ......................................................                  1.3(a)
REA ...............................................................                  3.8(b)
Regulated Activity ................................................             7.1(a)(iii)
Rejectable Purchase Offer .........................................                  3.2(e)
Restoration Cost ..................................................                  3.5(a)

</Table>

                                     (iii)

<PAGE>
<Table>
<S>                                                                  <C>
Stipulated Loss Value..............................................         3.2(e)
Tenant.............................................................       Heading
Tenant's Personal Property.........................................    1.1(a)(iii)
Term...............................................................         1.3(a)
Total Condemnation.................................................         3.2(b)
Treasury Rate......................................................         5.1(g)
Work...............................................................         3.7(a)
</Table>

                                      (iv)
<PAGE>
                                LEASE AGREEMENT

     THIS LEASE AGREEMENT, dated as of December 28, 2000 (this "Lease"), is
made and entered into among CPSIEM, LLC, a Delaware limited liability company,
(together with its respective successors and assigns, herein called "Landlord",
having an address at c/o CB Richard Ellis Investors, L.L.C., 865 S. Figueroa
Street, Suite 3500, Los Angeles, California 90017-2543, and Southwest Medical
Associates, Inc., a Nevada corporation (together with its successors and
assigns, herein called "Tenant"), having an address at 2716 N. Tenaya Way, Las
Vegas, Nevada 89128.

                                   ARTICLE 1.

1.1  Lease of Premises; Title and Condition.

     (a)  In consideration of the rents and covenants herein stipulated to be
paid and performed by Tenant and upon the terms and conditions herein
specified, Landlord hereby leases to Tenant, and Tenant hereby leases from
Landlord, the premises (the "Premises") consisting of:

          (i)   that certain parcel of land more particularly described on
Schedule A attached hereto and made a part hereof, together with all of the
Landlord's right, title and interest, if any, in and to (1) all easements,
rights-of-way, appurtenances, and other rights and benefits belonging to the
parcel of land, and (2) all public or private streets, roads, avenues, alleys,
or passageways, open or proposed, on or abutting each of the parcels of land,
and any award made or to be made in lieu thereof (collectively, the "Land"); and

          (ii)  all buildings located on the Land, together with all plumbing,
electrical, ventilating, heating, cooling, lighting and other utility systems,
equipment, ducts and pipes attached to or comprising a part thereof (the
"Improvements"); and

          (iii) all machinery and equipment owned by Landlord and located on,
attached, affixed or incorporated into the Land and Improvements including,
without limitation, all floor coverings, lighting, appliances, telephone wiring
and jacks, and other miscellaneous fixtures and equipment now or hereafter
located on the Land and used in the operation of the Improvements (the
"Equipment").

Notwithstanding anything to the contrary in the foregoing, the Premises and the
Equipment do not include Tenant's personal property, Tenant's or any
sublessee's tradenames or trademarks or the right to use the same
(collectively, the "Tenant's Personal Property"), which shall remain the
property of Tenant, or its affiliates, as the case may be.

The Premises are leased to Tenant in their present condition without
representation or warranty by Landlord and subject to the rights of parties in
possession, to the existing state of title and any state of facts which an

                                       1
<PAGE>
accurate survey or physical inspection might reveal, to all applicable Legal
Requirements (as hereinafter defined) now or hereafter in effect and subject to
those matters listed in Schedule B attached hereto and made a part hereof (the
"Permitted Exceptions").

     (b)  Tenant has examined the Premises and title to the Premises and has
found all of the same satisfactory for all purposes. Tenant acknowledges that
Tenant is fully familiar with the physical condition of the Premises and that
the Landlord makes no representation or warranty, express or implied, with
respect to same. THE LEASE OF THE PREMISES IS ON AN "AS IS" BASIS, IT BEING
AGREED THAT TENANT WILL LEASE THE PREMISES IN THEIR PRESENT CONDITION, WITH ALL
FAULTS. LANDLORD HEREBY DISCLAIMS ANY AND ALL EXPRESS OR IMPLIED WARRANTIES OF
MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE RELATIVE TO THE PREMISES
OR ANY COMPONENT PART THEREOF. Tenant acknowledges and agrees that no
representations or warranties have been made by Landlord, or by any person, firm
or agent acting or purporting to act on behalf of Landlord, as to (i) the
presence or absence on or in the Premises of any particular materials or
substances (including, without limitation, asbestos, hydrocarbons or hazardous
or toxic substances), (ii) the condition or repair of the Premises or any
portion thereof, (iii) the value, expense of operation or income potential of
the Premises, (iv) the accuracy or completeness of any title, survey, structural
reports, environmental audits or other information provided to Tenant by any
third party contractor relative to the Premises (regardless of whether the same
were retained or paid for by Landlord), or (v) any other fact or condition which
has or might affect the Premises or the condition, repair, value, expense of
operation or income potential thereof. Tenant represents that the officers of
Tenant are knowledgeable and experienced in the leasing of properties comparable
to the Premises and agrees that Tenant will be relying solely on Tenant's
inspections of the Premises in leasing the Premises. THE PROVISIONS OF THIS
PARAGRAPH HAVE BEEN NEGOTIATED AND ARE INTENDED TO BE A COMPLETE EXCLUSION AND
NEGATION BY THE LANDLORD OF, AND THE LANDLORD DOES HEREBY DISCLAIM, ANY AND ALL
WARRANTIES BY THE LANDLORD, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES OR
ANY PORTION THEREOF, WHETHER ARISING PURSUANT TO THE UNIFORM COMMERCIAL CODE OR
ANY OTHER LAW NOW OR HEREAFTER IN EFFECT OR OTHERWISE, AND TENANT HEREBY
ACKNOWLEDGES AND ACCEPTS SUCH EXCLUSION, NEGATION AND DISCLAIMER.

1.2  Use.  Tenant may use the Premises for any lawful purpose, but may not
change the current use if such change would materially increase the risk of
violating an Environmental Law. Landlord and its agents and designees may enter
upon and examine the Premises at reasonable times, subject to the provisions of
Section 9.12. In no event shall the Premises or any portion thereof be used for
any purpose which violates any of the provisions of this Lease, including but
not limited to, provisions with respect to compliance with Legal Requirements
(as defined in Section 2.2(b) hereof) and other recorded covenants,
restrictions or agreements which are applicable to the Premises. Tenant shall
not use, occupy or permit the Premises to be used or occupied, nor do or permit
anything to be done in or on the Premises in a manner which would (i) violate
any certificate of occupancy or equivalent certificate affecting the Premises
or violate any zoning or other law, ordinance or regulation, (ii) make void or
voidable any insurance then in

                                       2
<PAGE>
effect with respect to the Premises, (iii) materially and adversely affect in
any manner the ability of Tenant to obtain fire and other insurance which
Tenant is required to furnish hereunder, (iv) cause any injury or damage to the
Improvements which is not repaired in accordance with the provisions of this
Lease, (v) violate any provision of an applicable ground lease, or (vi)
constitute a public or private nuisance or waste. Tenant shall not conduct its
business operation in the Premises unless and until (and only during such time
as) all necessary certificates of occupancy, permits, licenses and consents
from any or all appropriate governmental authorities have been obtained by
Tenant, at Tenant's sole cost and expense, and are in full force and effect.

1.3  Terms.

     The Premises are leased for a primary term (the "Primary Term") covering
the period shown on Schedule C attached hereto to the right of the words
"Primary Term", and, at Tenant's option, for up to five (5) five years
consecutive additional terms (the "Extended Terms"), unless and until the term
of this Lease shall expire or be terminated pursuant to any provision hereof.
The Primary Term and each Extended Term (collectively, the "Term") shall
commence and expire on the dates set forth in Schedule C attached hereto and
made a part hereof. "Commencement Date" shall refer to the commencement date of
the Primary Term.

So long as no Event of Default shall have occurred and be continuing, Tenant may
elect to exercise its option to extend the term of this Lease for an Extended
Term by giving written notice thereof to Landlord not later than (i) 365 days
prior to the expiration of the Primary Term, with respect to the first Extended
Term, and (ii) 365 days prior to the expiration of the then current Term, with
respect to any other Term. If Landlord and Tenant cannot agree in writing on the
Fair Market Rent of the Premises, Tenant's notice of election to extend the term
of this Lease for the first Extended Term shall be accompanied by an appraisal
of the then Fair Market Rent of the Premises prepared by an Appraiser.
"Appraiser" shall mean a member of the Appraisal Institute, in good standing,
holding the MAI designation and who is licensed in the State of Nevada (or
associated with a nationally recognized firm if permitted under applicable law)
and who is familiar with the Nevada market and single-tenant properties with
comparable or similar uses. Subject to Tenant's right to rescind its notice to
extend the Term as provided in Section 1.4(a) hereof, such notice shall
automatically extend the term of this Lease for the Extended Term selected,
without further writing; provided, however, either party, upon request of the
other, shall execute and acknowledge, in form suitable for recording, an
instrument confirming any such extension. Each Extended Term shall be upon the
same terms as provided in this Lease for the Primary Term, except as otherwise
stated herein. Tenant shall not be entitled to extend the term of this Lease for
any Extended Term unless Tenant shall have extended the term of this Lease for
the preceding Extended Term, if any.

1.4  Rent.

                                       3
<PAGE>
     (a)  Tenant shall pay to Landlord (or to such other party as Landlord may
from time to time specify in writing at least ten days before Tenant makes
payment) by federal funds wire transfer in immediately available funds (in U.S.
Dollars) (or, if the original Landlord has sold the Premises or there has been
a sale of the ownership interest in the original Landlord, by company check) as
basic rent for the Premises during the Primary Term the amounts set forth in
Schedule D attached hereto and made a part thereof (the "Basic Rent") on the
dates set forth therein (or if any such date falls on a day which is not a
Business Day (defined as any day other than a Saturday or Sunday or other day
on which the banks in New York, New York are authorized or required to be
closed), the next succeeding Business Day, the "Payment Dates"), to such
account as Landlord from time to time may designate.

     Tenant shall pay Basic Rent for the Extended Terms, if any, in the same
manner as required for the Primary Term, monthly in advance beginning on the
15th day of the first month of the First Extended Term and on the 15th day of
each month thereafter for the remainder of the Term. The Basic Rent for each
month of the first year of the first Extended Term shall be equal to the
greater of (i) 101.5% of the Basic Rent for the last month of the Primary Term
and (ii) the Fair Market Rent for the Premises as of the commencement of the
first Extended Term. The annual Basic Rent for the second year of the first
Extended Term and for each year thereafter for the remainder of the Term shall
be increased by 1.5% annually, but 1/12 of such annual Basic Rent shall be
payable each month in advance.

     The term "Fair Market Rent" shall mean the rental value of the Premises
under the terms and conditions of this Lease and determined at the time in
question. If Landlord and Tenant agree upon the Fair Market Rent of the
Premises at the time the notice to extend is given, the Fair Market Rent shall
be as agreed. If Landlord is in agreement with the appraisal delivered by
Tenant pursuant to Section 1.3 above, such appraisal, if any, shall determine
the Fair Market Rent. If Landlord gives Tenant written notice of its
disapproval (the "Disapproval Notice") of Tenant's appraisal (to be delivered
by Landlord within 30 days after Landlord's receipt  of Tenant's appraisal)
Fair Market Rent shall be determined in accordance with the following procedure:

Within thirty days after the delivery of the Disapproval Notice, Landlord shall
submit to Tenant an appraisal of Fair Market Rent of the Premises, prepared by
an Appraiser. If the higher of the two appraised values determined by the
Appraisers for Landlord and Tenant is less than or equal to 105% of the lower
appraised value, then Fair Market Rent shall be set at the average of the two
appraised values. If the two appraised values differ by more than five percent,
then Landlord's appraiser and Tenant's appraiser shall jointly, within thirty
days after delivery of the Disapproval Notice, choose a third Appraiser who
shall, within fifteen days after receipt of both Landlord's and Tenant's
appraisals, choose one of the two appraised values as the Fair Market Rent. The
Fair Market Rent, as determined by the foregoing arbitration procedure, shall be
binding upon both Tenant and Landlord. If Fair Market Rent determined in
accordance with the procedure set forth in this paragraph exceeds 105% of the
Fair Market Rent given by the Tenant's

                                       4
<PAGE>
Appraiser, the Tenant shall have the right to rescind its notice to extend the
term of this Lease within 15 days after such determination of Fair Market Rent
by giving Landlord written notice of such rescission. Whether or not Tenant
rescinds its notice to extend the term of this Lease, the fees and expenses of
the Appraisers shall be borne by Tenant.

     (b)  All taxes, costs, expenses and amounts which Tenant is required to pay
pursuant to this Lease (other than Basic Rent), together with every fine,
penalty, interest and cost which may be added for non-payment or late payment
thereof, shall constitute additional rent ("Additional Rent"). If Tenant shall
fail to pay any such Additional Rent or any other sum due hereunder when the
same shall become due, Landlord shall have all rights, powers and remedies with
respect thereto as are provided herein or by law in the case of non-payment of
any Basic Rent and shall, except as expressly provided herein,  have the right
to pay the same on behalf of Tenant. Tenant shall pay to Landlord interest, at a
rate (the "Default Rate") equal to the lesser of fifteen percent per annum and
the maximum rate permitted by law, on all overdue Basic Rent from the due date
thereof until paid and on all overdue Additional Rent and all other sums due
hereunder, from the end of the third Business Day after delivery of written
notice of default to Tenant. In addition, if Tenant fails to make any payment of
Basic Rent, Additional Rent or other sums payable hereunder to Landlord within
three Business Days after delivery of written notice to Tenant that nay such
Basic Rent, Additional Rent, or other sum payable hereunder has not been paid on
the due date thereof, Tenant shall pay a late charge equal to four percent (4%)
of the amount past due. Tenant shall perform all its obligations under this
Lease at its sole cost and expense, and shall pay all Basic Rent, Additional
Rent and any other sum due hereunder when due and payable, without offset,
notice or demand.

                                   ARTICLE 2.

2.1 Net Lease.

     (a)  This Lease is a net lease and, any present or future law to the
contrary notwithstanding, shall not terminate except as otherwise expressly
provided herein, nor shall Tenant be entitled to any abatement, reduction,
diminution, set-off, counterclaim, defense (except for the defense that the
performance or payment has been made) or deduction with respect to any Basic
Rent, Additional Rent or other sums payable hereunder, nor shall Tenant be
excused from the performance of its obligations hereunder, by reason of: any
damage to or destruction of the Premises or any portion thereof; any defect in
the condition, design, operation or fitness for use of the Premises or any
portion thereof; any taking of the Premises or any part thereof by condemnation
or otherwise; any prohibition, limitation, interruption, cessation, restriction
or prevention of Tenant's use, occupancy or enjoyment of the Premises, or any
interference with such use, occupancy or enjoyment by any person; any eviction
by paramount title or otherwise; any default by Landlord hereunder or under any
other agreement; the impossibility or

                                       5
<PAGE>
illegality of performance by Landlord, Tenant or both; any action of any
governmental authority (including, without limitation, changes in Legal
Requirements); construction on or renovation of the Premises; or any failure in
the Premises to comply with applicable laws, Legal Requirements, or any other
cause whether similar or dissimilar to the foregoing. All costs, expenses and
obligations of every kind and nature whatsoever relating to the Premises and the
appurtenances thereto and the use and occupancy thereof which may arise or
become due and payable with respect to the period which ends on the expiration
or earlier termination of the Term in accordance with the provisions hereof
(whether or not the same shall become payable during the Term or thereafter)
shall be paid by Tenant. It is the purpose and intention of the parties to this
Lease that the Basic Rent, Additional Rent and other sums payable to Landlord
hereunder shall be absolutely net to Landlord and that this Lease shall yield,
net to Landlord, the Basic Rent, Additional Rent, and other sums payable to
Landlord as provided in this Lease. The parties intend that the obligations of
Tenant hereunder shall be separate and independent covenants and agreements and
shall continue unaffected unless such obligations shall have been modified or
terminated pursuant to an express provision of this Lease.

     (b)  Tenant shall remain obligated under this Lease in accordance with its
terms and shall not take any action to terminate, rescind or avoid this Lease,
notwithstanding any bankruptcy, insolvency, reorganization, liquidation,
dissolution or other proceeding affecting Landlord or any action with respect to
this Lease which may be taken by any trustee, receiver or liquidator or by any
court.

     (c)  Tenant waives all rights to surrender this Lease, or to any abatement
or deferment of Basic Rent, Additional Rent or other sums payable hereunder.
Tenant waives all rights to terminate this Lease, except in the case of a Total
Condemnation, Major Condemnation or Major Casualty in accordance with the
provisions of Article 3.

2.2  Taxes and Assessments; Compliance with Law.

     (a)  Subject to Tenant's right to contest pursuant to Section 2.6 of this
Lease, Tenant shall pay, prior to delinquency, all "Impositions", which are
defined as: (i) all taxes (including, without limitation, those described in
(iii) below), assessments (including, without limitation, all assessments for
public improvements or benefits, whether or not commenced or completed prior to
the date hereof and whether or not commenced or completed within the term of
this Lease), excises, levies, fees (including, without limitation, license,
permit, inspection, authorization and similar fees), water and sewer rents and
charges, and all other governmental charges, general and special, ordinary and
extraordinary, foreseen and unforeseen, and any interest and penalties thereon
which are, at any time prior to or during the Primary Term or any Extended Term
hereof, imposed or levied upon or assessed against or which arise with respect
to (A) the Premises, (B) any Basic Rent, Additional Rent or other sums payable
hereunder, (C) this Lease or the leasehold estate hereby created or (D) the
operation, possession or use of the Premises; (ii) all gross receipts or similar
taxes (i.e., taxes based upon gross income

                                       6
<PAGE>
which fail to take into account deductions with respect to depreciation,
interest, taxes or ordinary and necessary business expenses, in each case
relating to the Premises) imposed or levied upon, assessed against or measured
by any Basic Rent, Additional Rent or other sums payable hereunder; (iii) all
sales (including those imposed on lease rentals), value added, ad valorem, gross
receipts, use and similar taxes at any time levied, assessed or payable on
account of the acquisition, ownership, leasing, operation, possession or use of
the Premises; (iv) all transfer, recording, stamp and real property gain taxes
incurred upon the sale or transfer, or other disposition of the Premises or any
interest therein to Tenant or the foreclosure of the Premises, (v) all offers,
claims and demands of mechanics, laborers, materialmen and others which, if
unpaid, might create a lien on the Premises, (vi) all charges of utilities,
communications and similar services serving the Premises, and (vii) any other
tax relating to the Premises resulting from any law enacted or adopted or
amended after the date of this Lease imposed on Landlord pursuant to any deed of
trust or mortgage creating a first mortgage lien on the Premises ("Indenture").
Notwithstanding the above, Tenant shall not be required to pay any franchise,
estate, inheritance, transfer, net income or similar tax of Landlord (other than
any tax referred to in clause (ii) above) unless such tax is imposed, levied or
assessed in substitution for any other tax, assessment, charge or levy which
Tenant is required to pay pursuant to this Section 2.2(a). Subject to Tenant's
right to contest pursuant to Section 2.6 of this Lease, Tenant will furnish to
Landlord, within 30 days after the due date thereof, proof of payment of all
Impositions. If any such Imposition may legally be paid in installments, Tenant
may pay such Imposition in installments; in such event, Tenant shall be liable
only for installments which become due and payable during the Term hereof.

     (b) Tenant shall comply with and cause the Premises to comply with and
shall assume all obligations and liabilities with respect to (i) all laws,
ordinances and regulations, and other governmental rules, orders and
determinations presently in effect or hereafter enacted, made or issued, both
foreseen and unforeseen and ordinary and extraordinary applicable to the
Premises or the ownership, operation, use or possession thereof and (ii) all
contracts (including, but not limited to, insurance policies (including, without
limitation, to the extent necessary to prevent cancellation thereof and to
insure full payment of any claims made under such policies)), covenants,
conditions and restrictions now or hereafter applicable to the Premises or the
ownership, operation, use or possession thereof (collectively, "Legal
Requirements"), including but not limited to all such Legal Requirements,
contracts, agreements, covenants, conditions and restrictions which require
structural, unforeseen or extraordinary changes. Notwithstanding the foregoing,
Legal Requirements shall not include any contracts, covenants, conditions or
restrictions applicable to the Premises which are hereafter voluntarily entered
into by Landlord without the consent or approval of Tenant (which approval shall
not be unreasonably withheld or delayed), unless Landlord is required to enter
into such contract, covenant, condition or restriction by any governmental or
quasi-governmental entity. Tenant's failure to comply with any such contract,
covenant, condition or restriction required by any governmental or
quasi-governmental entity to be

                                       7
<PAGE>
entered into by Landlord shall not constitute a default by Tenant hereunder
prior to Tenant's receipt of notice or knowledge thereof.

2.3 Liens. Subject to Tenant's right to contest pursuant to Section 2.6 of this
Lease, Tenant will act promptly to remove and discharge any charge, lien,
security interest or encumbrance upon the Premises or any Basic Rent, Additional
Rent or other sums payable hereunder which arise for any reason, including all
liens which arise out of the possession, use, occupancy, construction, repair or
rebuilding of the Premises or by reason of labor or materials furnished or
claimed to have been furnished to Tenant or for the Premises, but not including
(i) the Permitted Exceptions, and (ii) any mortgage, charge, lien, security
interest or encumbrance created by Landlord without the consent of Tenant (it
being agreed that an Indenture for purposes of this sentence will be deemed to
have been created without the consent of Tenant). Nothing contained in this
Lease shall be construed as constituting the consent or request of Landlord,
express or implied, to or for the performance by any contractor, laborer,
materialman, or vendor of any labor or services or for the furnishing of any
materials for any construction, alteration, addition, repair or demolition of or
to the Premises or any part thereof which would result in any liability of the
Landlord for the payment therefor. Notice is hereby given that Landlord will not
be liable for any labor, services or materials furnished or to be furnished to
Tenant, or to anyone holding an interest in the Premises or any part thereof
through or under Tenant, and that no mechanic's or other liens for any such
labor, services or materials shall attach to or affect the interest of Landlord
in the Premises.

2.4 Indemnification.

     (a) Tenant agrees to defend, indemnify, and hold harmless Landlord and
Lender from and against any and all liabilities, losses, damages, penalties,
expenses (including reasonable attorneys' fees and expenses), causes of action,
suits, claims, demands or judgments of any nature whatsoever, howsoever caused,
arising from the Premises and the use, occupancy, condition, design,
construction, maintenance, repair or rebuilding of the Premises, and any injury
to or death of any person or persons or any loss of or damage to any property,
real or personal, in any manner arising therefrom or occurring thereon, whether
or not Landlord or Lender has or should have knowledge or notice of the defect
or conditions, if any, causing or contributing to said injury, death, loss,
damage or other claim; but with respect to Landlord (and not as to Lender)
except to the extent that any such liability, loss, damage, penalty, expense,
cause of action, suit, claim, demand or judgment is the result of the gross
negligence of Landlord or the intentional wrongful act of Landlord. In case any
action or proceeding is brought against Landlord or the mortgagee or beneficiary
under an Indenture ("Lender") by reason of any such claim against which Tenant
has agreed to defend, indemnify, and hold harmless pursuant to the preceding
sentence, Tenant covenants upon notice from Landlord or Lender to defend
Landlord and Lender in such action, with the expenses of such defense paid by
Tenant, and Landlord will cooperate and assist in the defense of such action or
proceeding if reasonably requested by Tenant.

                                       8
<PAGE>
     (b) The obligations of Tenant under this section 2.4 shall survive the
expiration or earlier termination of this Lease.

2.5  Maintenance and Repair.

     (a) Tenant acknowledges that it has received the Premises in good order
and repair. Tenant, at its own expense, will maintain all parts of the Premises
(including all parking areas) in good repair and condition and will take all
action and will make all structural and non-structural, foreseen and unforeseen
and ordinary and extraordinary changes and repairs which may be required to
keep all parts of the Premises in good repair and condition. Landlord shall not
be required to maintain, repair or rebuild all or any part of the Premises.
Tenant waives the right to (i) require Landlord to maintain, repair or rebuild
all or any part of the Premises, or (ii) make repairs at the expense of
Landlord pursuant to any Legal Requirement, contract, covenant, condition or
restriction set forth in subsection 2.2(b)(ii), at any time in effect.

     (b) If all or any part of the Improvements shall encroach upon any
property, street or right-of-way adjoining or adjacent to the Premises, or
shall violate the agreements or conditions affecting the Premises, or any Legal
Requirements, or shall hinder, obstruct or impair any easement or right-of-way
to which the Premises are subject, then, promptly after written request of
Landlord (unless such encroachment, violation, hindrance, obstruction or
impairment is a Permitted Exception) or of any person so affected, Tenant
shall, at its expense, either (i) obtain valid and effective waivers or
settlements of all claims, liabilities and damages resulting therefrom, or (ii)
make such changes, including alteration or removal, to the Improvements and
take such other action as shall be necessary to remove or eliminate such
encroachments, violations, hindrances, obstructions or impairments, provided
that, if Landlord's consent is required for such changes pursuant to this
Lease, Landlord's consent shall have been obtained, which consent shall not be
unreasonably withheld.

2.6 Permitted Contests.

     (a) After prior written notice to Landlord and Lender, Tenant shall not be
required to (i) pay any Imposition, (ii) comply with any Legal Requirement, or
(iii) discharge or remove any lien or encumbrance so long as Tenant shall
contest, in good faith and at its expense, the existence, the amount or the
validity thereof, the amount of the damages caused thereby, or the extent of
its or Landlord's liability therefor, by appropriate proceedings which
shall operate during the pendency thereof to prevent (A) the collection of, or
other realization upon, the Imposition or lien so contested, (B) the sale,
forfeiture or loss of any of the Premises, any Basic Rent, or any Additional
Rent to satisfy the same or to pay any damages caused by the violation of any
Legal Requirement or by any such violation, (c) any interference with the use
or occupancy of any of the Premises, (D) any interference with the payment of
any Basic Rent or any Additional Rent, (E) the cancellation of any fire or
other insurance policy.

                                       9

<PAGE>
     (b)  In no event shall Tenant pursue any contest with respect to any
Imposition, Legal Requirement, lien or violation, referred to above in such
manner that exposes Landlord or Lender to (i) criminal liability, penalty or
sanction, (ii) any civil liability, penalty or sanction for which Tenant has
not made provisions reasonably acceptable to Landlord and Lender or (iii)
defeasance of its interest in the Premises.

     (c)  Tenant agrees that each contest shall be promptly and diligently
prosecuted to a final conclusion, except that Tenant shall have the right to
attempt to settle or compromise such contest through negotiations. Tenant shall
pay, indemnify, defend and save Lender and Landlord harmless against any and
all losses, judgments, decrees and costs (including all attorneys' fees and
expenses) in connection with any such contest and shall, promptly after the
final determination of such contest, fully pay and discharge the amounts which
shall be levied, assessed, charged or imposed therein, together with all
penalties, fines, interest and expenses thereof, and perform all acts the
performance of which shall be ordered as a result thereof. The obligations of
Tenant under this Section 2.6(c) shall survive the expiration or earlier
termination of this Lease.

                                   ARTICLE 3.

3.1  Omitted

3.2  Condemnation and Casualty.

     (a)  General Provisions. Subject to Tenant's rights to utilize or obtain
the same in accordance with Section 3.5, Tenant hereby irrevocably assigns to
Landlord any award, compensation or insurance payment to which Tenant may
become entitled by reason of Tenant's interest in the Premises (i) if the use,
occupancy or title of the Premises or any part thereof is taken, requisitioned
or sold in, by or on account of any actual or threatened eminent domain
proceeding or other action by any person having the power of eminent domain
("Condemnation") or (ii) if the Premises or any part thereof is damaged or
destroyed by fire, flood or other casualty ("Casualty") (all awards,
compensations, and insurance payments on account of any Condemnation or
Casualty (net of any amounts applicable to Tenant's Personal Property) are
hereinafter collectively called "Compensation"). In the event of any Casualty,
or in the event of a Condemnation or threatened Condemnation, Tenant shall give
prompt written notice thereof to Landlord (which notice shall set forth
Tenant's good faith estimates of the cost of repairing or restoring any damage
or destruction caused thereby, or, if Tenant cannot reasonably estimate the
anticipated cost of restoration, Tenant shall nonetheless give Landlord prompt
notice of the occurrence of any such Casualty or Condemnation, and will
diligently proceed to obtain estimates to enable Tenant to quantify the
anticipated cost of such restoration, whereupon Tenant shall promptly notify
Landlord of such good faith estimate). Landlord and Lender may participate in
any such proceeding or action to negotiate, prosecute and adjust any claim for
any Compensation, and Landlord (or if

                                       10
<PAGE>
required by an Indenture, Lender) shall collect any such Compensation. Tenant
shall pay all reasonable costs and expenses of Tenant, Landlord and Lender in
connection with each such proceeding, action, negotiation, prosecution and
adjustment. If an Event of Default shall have occurred and be continuing or in
the case of any Condemnation or Major Casualty where Tenant is not purchasing
the Premises pursuant to Section 3.2, Landlord shall have the sole right to
conduct and control such proceedings, actions, negotiations, prosecutions and
adjustments; otherwise, Tenant shall initiate, conduct and control any such
proceeding, action, negotiation, prosecution or adjustment. All Compensation
shall be applied pursuant to the applicable provisions of Article 3, and all
such Compensation (less the reasonable costs and expenses of Landlord, Tenant
and Lender, if applicable, in collecting such Compensation), is herein called
the "Net Proceeds".

     (b)  Total Condemnation. Subject to the provisions of Section 3.2(f)
below, if a Condemnation consists of a total taking of the Premises ("Total
Condemnation"), then this Lease shall terminate on the first Payment Date (the
"Lease Termination Date") which occurs not less than 120 days and not more than
150 days after receipt of the notice of such condemnation from Tenant pursuant
to Section 3.2(a).

     (c)  Major Condemnation and Major Casualty. If a Condemnation is not a
Total Condemnation but it renders the Premises unsuitable for restoration for
continued use and occupancy in Tenant's business (a "Major Condemnation"), or
if a Casualty shall occur and the Restoration Cost shall exceed 50% of the
Stipulated Loss Value ("Major Casualty"), then Tenant may terminate this Lease
on the Lease Termination Date (defined below) by delivering to Landlord and if
required by an Indenture, Lender, in both cases, not later than thirty days
after such Major Condemnation or Major Casualty: (i) notice of its intention to
terminate this Lease on the first Payment Date (the "Lease Termination Date")
which occurs not less than 120 days and not more than 150 days after the
delivery of such notice (it being understood that in all events under this
Lease, the Lease Termination Date must be on a Payment Date) and (ii) a
certificate of Tenant stating that Tenant has determined in good faith in the
case of a Major Casualty, that the Restoration Cost exceeds 50% of the
Stipulated Loss Value, or in the case of a Major Condemnation that such major
Condemnation has rendered the Premises unsuitable for restoration for continued
use and occupancy in Tenant's business, and (iii) documentation to the effect
that termination of this Lease will not be in violation of any agreement then
in effect with which Tenant is obligated to comply pursuant to this Lease. If
the Lease Termination Date occurs during the Primary Term, such notice must be
accompanied by a Rejectable Purchase Offer, as described in Section 3.2(e), in
which event the provisions of such Section shall be controlling. If Tenant does
not give notice of termination in accordance with this Section 3.2(c), then the
Lease shall remain in full force and effect and there shall be no reduction or
abatement of rent despite the Major Condemnation or Major Casualty.

     (d)  Payments; Adjustment to Basic Rent. If this Lease terminates due to a
Total Condemnation, a Major Condemnation, or a Major

                                       11

<PAGE>
Casualty under Sections 3.2(b) or (c), then: (i) any Net Proceeds (other than
those specifically relating to the Tenant's Personal Property) payable in
connection with the Total Condemnation, Major Condemnation, or a Major Casualty
(or the right to receive the same when made if payment therefor has not yet been
made) shall be assigned or paid and belong to the Landlord or if required by an
Indenture, Lender (unless the Premises are being transferred to the Tenant
pursuant to Section 3.2(f) (purchase) in which case the Net Proceeds shall be
assigned or paid to Tenant), (ii) the Tenant shall pay to the Landlord all Basic
Rent accrued as of such Lease Termination Date and all other amounts then
accrued or due and payable by the Tenant under this Lease and (iii) if an Event
of Default has occurred and is continuing, Tenant shall pay to Landlord any Make
Whole Premium. The "Make Whole Premium" shall have the meaning set forth in an
Indenture, or if not defined in an Indenture, shall mean the amount which
Landlord is obligated to pay in excess of outstanding principal and accrued
interest in connection with a prepayment or defeasance of an Indenture.

     (e)  Rejectable Purchase Offer. If during the Primary Term, there is a
Major Condemnation or a Major Casualty for which Tenant gives timely notice of
termination under Section 3.2(c) or a Total Condemnation, Tenant shall deliver
to Landlord (in addition to the items set forth in Section 3.2(a) and (c)
above), no later than thirty (30) days after such Total or Major Condemnation
or Major Casualty, an appraisal of the Premises in accordance with Schedule F
and a written offer ("Rejectable Purchase Offer") to purchase Landlord's
interest in the Premises on the Lease Termination Date for a price equal to the
greater of (i) the then Fair Market Value of the Premises (determined in
accordance with Schedule F) and (ii) the amount ("Stipulated Loss Value") set
forth on Schedule E. Within 90 days of the date Landlord receives the
Rejectable Purchase Offer, Landlord shall deliver written notice of its
election to either accept or reject Tenant's Rejectable Purchase Offer (with a
failure to respond constituting an acceptance of such Rejectable Purchase
Offer). Any rejection by Landlord of a Rejectable Purchase Offer shall comply
with and be accomplished in accordance with the provisions of Section 3.4.

     (f)  Acceptance of Rejectable Purchase Offer. In the event of an acceptance
or deemed acceptance of a Rejectable Purchase Offer, on the applicable Lease
Termination Date, (i) Tenant shall, by wire transfer of immediately available
funds, pay to Landlord the applicable price, together with all Basic Rent,
Additional Rent and other sums accrued or due and payable under this Lease as of
the applicable Lease Termination Date and, if an Event of Default has occurred
and is continuing, the Make Whole Premium (ii) the Net Proceeds with respect to
the Premises shall be assigned or turned over to the Tenant upon Tenant's
payment of the amounts set forth in this subsection (or if any Net Proceeds have
been applied to a Loan, such amount shall be credited against Tenant's payment
obligation under this subsection) and (iii) Landlord shall convey to Tenant fee
simple title in the Premises (to the extent any portion has not been condemned)
subject only to the Permitted Exceptions (which shall not include any mortgage
created by Landlord) and any other liens, charges, restrictions or encumbrances
created by Tenant or any of its creditors, employees, contractors, or agents or

                                       12
<PAGE>
created by Landlord pursuant to the express terms hereof or with Tenant's
consent. Tenant shall pay (i) all charges incident to such conveyance,
including, without limitation, reasonable counsel fees, escrow fees, recording
fees, title insurance premiums, transfer taxes and all other applicable taxes
(other than any income or franchise taxes of Landlord) which may be imposed by
reason of such conveyance and the delivery of said deed or conveyance and other
instruments and (ii) all costs and expenses incurred by Landlord in connection
with a prepayment of all or any portion of the indebtedness secured by an
Indenture, including, without limitation, reasonable attorneys' fees and
expenses of Landlord and Lender and any revenue, documentary stamp or
intangible taxes. Upon the completion of Tenant's purchase of the Premises but
not prior thereto (whether or not any delay or failure in the completion of
such purchase shall be the fault of Landlord), this Lease shall terminate
except with respect to obligations and liabilities of Tenant hereunder, actual
or contingent, which have arisen on or prior to such completion of purchase.

3.3  Omitted.

3.4  Rejection of Rejectable Purchase Offer; Notice to Lender of Rejectable
Purchase Offer.

     (a)  So long as a loan which is secured by a first mortgage lien on
Landlord's interest in the Premises (hereinafter, a "Loan") is outstanding,
Tenant shall deliver to Lender, concurrently with the delivery thereof to
Landlord, a copy of any Rejectable Purchase Offer together with copies of all
items required to be delivered pursuant to Section 3.2(a) and (c).

     (b)  If the Landlord rejects a Rejectable Purchase Offer by a timely
written notice to the Tenant, then: (i) this Lease shall terminate on the Lease
Termination Date (ii) any Net Proceeds (other than those specifically relating
to the Tenant's Personal Property) payable in connection with the Condemnation
or Casualty (or the right to receive the same when made if payment therefor has
not yet been made) shall be assigned or paid and belong to the Landlord and
(iii) the Tenant shall pay to the Landlord all Basic Rent accrued as of such
Lease Termination Date and all other amounts then accrued or due and payable by
the Tenant under this Lease. During such time as an Indenture encumbers the
Premises, no rejection of a Rejectable Purchase Offer shall be effective unless
countersigned by the Lender.

3.5  Restoration.

     (a)  Following a Condemnation or Casualty for which Tenant is not
permitted to give or, if permitted, does not give notice of its intention to
terminate this Lease as provided in Section 3.2, this Lease shall continue in
full force and effect and Tenant shall, at its expense, promptly restore the
Premises in conformity with the requirements of Sections 2.5 and 3.7 (in the
case of Condemnation, as nearly as practicable) to the condition and fair
market value thereof immediately prior to such occurrence (or if the Premises
were under renovation at such time, to the planned condition and projected fair
market value thereof at the time of completion of renovation). Prior to

                                       13

<PAGE>
such restoration, Tenant shall deliver its reasonable estimate of the cost
thereof, which shall be subject to the approval of the Landlord, which approval
shall not be unreasonably withheld (the cost approved by Landlord is referred
to as the "Restoration Cost").

     (b)  If the repair constitutes a Material Alteration, the Restoration Cost
must be confirmed by an architect reasonably acceptable to Landlord and Lender
(an "Architect").

     (c)  The Restoration Cost shall be paid first out of Tenant's own funds
to the extent that the Restoration Cost exceeds the Net Proceeds payable in
connection with such occurrence. To the extent that an Indenture requires that
Tenant or Landlord deliver its portion of the Restoration Costs to Lender (or
other security acceptable to Lender), Tenant shall deliver the same to Lender.
In addition, in such event the Restoration Cost shall be disbursed in
accordance with the procedure set forth in subsection (e) of this Section
below. If the Net Proceeds relate to a Casualty which is not a Major Casualty
and no Event of Default shall exist at the time of the Casualty or at the time
of disbursement of Net Proceeds, then any Net Proceeds remaining after final
payment has been made for such work and after Tenant has been reimbursed for
any portions it contributed to the Restoration Cost shall be retained by Tenant
so long as the Premises are restored to the condition and market value thereof
immediately prior to the Casualty. If the Net Proceeds relate to a Major
Casualty or if an Event of Default has occurred and is continuing, Lender may
apply any Net Proceeds towards payment of an Indenture, which payment shall not
relieve Tenant of any of its obligations hereunder. If the Net Proceeds related
to a Condemnation other than a Total or Major Condemnation, no adjustment shall
be made in the Basic Rent and the Net Proceeds remaining after final payment
for the work and after Tenant has been reimbursed for any portions it
contributed to the Restoration Cost shall be paid as follows: (i) to Lender
until the outstanding balance of a Loan allocable to the Premises has been paid
in full (ii) from any remaining Net Proceeds, the amount allocable to the loss
of use of the Premises during the remainder of the Primary Term (or if the
Condemnation occurs during an Extended Term, then the Net Proceeds allocable to
loss of use of the Premises during the remainder of the then current Extended
Term) shall be retained by Tenant, (iii) any balance shall be retained by
Landlord. In the event of any temporary Condemnation, this Lease shall remain
in full force and effect and the Net Proceeds shall be delivered to Landlord
or, if required by an Indenture, Lender, to be applied towards the payment of
Basic Rent as the same becomes due (with any balance delivered to Tenant and
any deficiency payable by Tenant); provided, however, that such portion of the
net Proceeds allocable to the period after the expiration or termination of the
Primary Term (or if the Condemnation occurs during an Extended Term, then after
the expiration of the then current Extended Term) shall be paid to Landlord, or
if required by an Indenture, Lender. If the cost of any rebuilding, replacement
or repair required to be made by Tenant pursuant to this Section 3.5 shall
exceed the amount of such Net Proceeds, the deficiency shall be paid by Tenant.
Tenant shall not be entitled to disbursements of the Net Proceeds if an Event
of Default has occurred and is continuing.

                                       14
<PAGE>
     (d)  The Basic Rent and the Additional Rent payable under the provisions of
this lease shall not be affected, altered or reduced by any Casualty or
Condemnation (except as specifically set forth in this Article with respect to a
termination of the Lease upon payment of the amounts required therein). Tenant's
obligation to continue to pay Basic Rent and Additional Rent shall continue
notwithstanding any such Condemnation or Casualty.

     (e)  If the Restoration Costs are required to be held by Landlord or Lender
pursuant to this Lease, then, as long as an Indenture is outstanding, Landlord
hereby directs that such Net Proceeds shall be held by Lender and shall be paid
out from time to time to Tenant as the work progresses (less any cost to Lender
or Landlord of recovering and paying out such proceeds, including, without
limitation, reasonable attorneys', trustees' or escrow fees relating thereto and
costs allocable to inspecting the work and the plans and specifications
therefor), subject to each of the following conditions:

          (i)   At the time of any disbursement, no Event of Default shall exist
and no mechanics' or materialmen's liens shall have been filed and remain
undischarged or unbonded.

          (ii)  Disbursements shall be made from time to time in an amount not
exceeding the hard and soft cost of the work and costs incurred since the last
disbursement upon receipt of (1) satisfactory evidence, including Architect's
certificates of the stage of completion, of the estimated cost of completion and
of performance of the work to date in a good and workmanlike manner in
accordance with the contracts, plans and specifications, (2) partial releases of
liens, and (3) other reasonable evidence of cost and payment so that Landlord
can verify that the amounts disbursed from time to time are represented by work
that is completed in place or delivered to the site and free and clear of
mechanic's lien claims.

          (iii) Each request for disbursement shall be accompanied by a
certificate of Tenant describing the work, materials or other costs or expenses,
for which payment is requested, stating the cost incurred in connection
therewith and stating that Tenant has not previously received payment for such
work or expense and the certificate to be delivered by Tenant upon completion of
the work shall, in addition, state that the work has been substantially
completed and complies with the applicable requirements of this Lease.

          (iv) No disbursement made prior to final completion of any item of
work (in accordance with Section 3.7(a)(v)) shall cause the aggregate amount
disbursed with respect to such item of work to exceed 90% of the value of the
portion of such item of work which has been completed if, at the time of such
disbursement, (x) an Event of Default has occurred and is continuing, or (y)
neither Tenant nor Guarantor has an Investment Grade Rating. As used herein
"Investment Grade Rating" shall mean a long term unsecured debt rating of BBB or
better by Fitch IBCA, Inc., or any successor thereto.

                                       15

<PAGE>
          (v) Net Proceeds held by Landlord or Lender in accordance with this
Section shall be held in a separate federally insured interest bearing account.
Any interest earned on the Net Proceeds shall be a part of the Net Proceeds, and
shall be disbursed in accordance with this Lease.

     (f)  Notwithstanding any other provision of this Section, if either Tenant
or a Guarantor is then currently maintaining an Investment Grade Rating and in
Tenant's reasonable judgment the cost of the Work (as hereinafter defined) is
less than $500,000, such Work can be completed in less than one hundred twenty
(120) days (subject to Force Majeure) and no Event of Default has occurred and
is continuing and if allowed pursuant to the provisions of an Indenture, then
Landlord, upon request by Tenant, shall permit Tenant to apply for and receive
the Net Proceeds directly from the insurer or payor thereof (and Landlord shall
advise such insurer or payor and Lender to pay over such Net Proceeds directly
to Tenant), provided that Tenant shall promptly and diligently commence and
complete such Work in a good and workmanlike manner.

     (g)  If an Event of Default shall have occurred and be continuing or if
Tenant (i) shall fail to submit to Landlord for approval plans and
specifications (if required pursuant to Section 3.7(a)(i) hereof) for the Work
(approved by the Architect and by all governmental authorities whose approval is
required), (ii) after any such plans and specifications are approved by all such
governmental authorities, the Architect, Landlord and Lender, shall fail to
commence promptly such Work, (iii), shall fail to diligently prosecute such Work
to completion (after Lender or Landlord has released the Net Proceeds if and to
the extent provided for hereunder), or (iv) materially fail in any other respect
to comply with the Work obligations under this Section, then in addition to all
other rights available hereunder, at law or in equity, Landlord or Lender, or
any receiver of the Premises or any portion thereof, upon fifteen days prior
written notice to Tenant (except in the event of emergency in which case no
notice shall be required), may (but shall have no obligation to) perform or
cause to be performed such Work, and may take such other steps as either
Landlord or Lender deems advisable (but shall have no obligation to) perform or
cause to be performed such Work, and may take such other steps as either
Landlord or Lender deems advisable (but such performance shall not cure the
default of Tenant). In addition, if an Event of Default shall have occurred and
be continuing, Lender may apply any Net Proceeds towards payment of a Loan,
which payment shall not relieve Tenant of its obligations hereunder. Tenant
hereby waives, for Tenant and all others holding under or through Tenant, any
claim, other than for gross negligence or willful misconduct, against Landlord
and Lender any receiver arising out of any act or omission of Landlord or Lender
or such receiver pursuant hereto, and Landlord or Lender may apply all or any
portion of the Net Proceeds (without the need to fulfill any other requirements
forth in this Section) to reimburse landlord or Lender or such receiver, for all
amounts incurred in connection with the Work, and any costs not reimbursed to
such parties shall be paid by Tenant to Landlord (or such other party) on
demand, together with interest thereon at the Default rate from the date such
amounts are advanced until the same are paid by the Tenant.

36.  Insurance.

                                       16

<PAGE>
     (a) Tenant will maintain insurance on the Premises of the following types
and amounts:

          (i) Insurance against loss or damage to the Improvements and Equipment
under a fire and broad form of all risk extended coverage insurance policy. Such
insurance shall be in amounts sufficient to prevent Landlord or Tenant from
becoming a co-insurer under the applicable policies, and in any event in amounts
not less than the actual replacement cost of the Improvements and Equipment
(excluding footings and foundations and other parts of the Improvements which
are not insurable) as determined from time to time at Lender's request but not
more frequently than once in any 12-month period, by agreement of Landlord,
Lender and Tenant, or if not so agreed, at Tenant's expense, by the insurer or
insurers or by an appraiser approved by Landlord. Such insurance policies may
contain reasonable and necessary exclusions and deductible amounts not to exceed
two percent of the Stipulated Loss Value.

          (ii) Worker's compensation insurance to the extent required by the law
of the state in which the Premises are located.

          (iii) Insurance against loss or damage from explosion of any steam or
pressure boilers or similar apparatus located in or about the Improvements in an
amount not less than the actual replacement cost of the Improvements and
Equipment (excluding footings and foundations and other parts of the
Improvements which are not insurable).

          (iv) Flood insurance in an amount equal to the full Replacement Cost
of the Premises or the maximum amount available through National Flood Program
or any successor program, whichever is less, if all or any portion of the
Premises are located in an area which has been designated by the Secretary of
Housing and Urban Development or by the Federal Emergency Management Agency as
having special flood hazards, and if flood insurance is available under the
National Flood Insurance Act.

          (v) So long as a Loan is still outstanding, if the Premises or any
part thereof are situated in an area subsequently designated as a "Zone 3 or
Zone 4 Earthquake Zone" by the Uniform Building Code, earthquake insurance in an
amount equal to the replacement cost of the Improvements or the maximum amount
of earthquake insurance available, whichever is the lesser, unless Lender waives
this requirement in writing after review of a seismic report (prepared according
to Lender's requirements) provided to Lender by Tenant, at Tenant's expense.
Tenant represents that no part of the Premises are situated in an area currently
designated as a "Zone 3 or Zone 4 Earthquake Zone" by the Uniform Building Code.

          (vi) Such other insurance (including without limitation, rent loss
insurance in an amount equal to twelve months Basic Rent) as may from time to
time be reasonably required by Landlord or, as required by an Indenture, by
Lender in order to protect their respective interests, provided that such
insurance is then customarily maintained by prudent owners or tenants with
respect to improvements similar in character, location, use and

                                       17

<PAGE>

occupancy to the Improvements or is then customarily required by prudent
lenders with respect to mortgage loans secured by similar properties.

         (vii) Tenant shall also maintain commercial general public liability
insurance insuring Tenant, with Landlord and Lender as additional insureds,
against claims for bodily injury and property damage or for loss of life arising
out of the occupation, ownership or use of the Premises, with coverage for
personal injury, bodily injury and property damage of not less than $30 million
combined single limit coverage per occurrence in the aggregate in any given
policy year, or such greater limits as may be required from time to time by
Landlord or, as required by an Indenture, Lender consistent with insurance
coverage on properties similarly constructed, occupied and maintained.

     (b) Such insurance shall be issued by companies authorized to transact
business in the state in which the Premises are located and having an A.M. Best
Company rating of A or better and financial size category of not less than X,
and a Standard & Poor's rating of A or better as to claims paying ability,
provided that with respect to worker's compensation insurance such insurance
company must have an A.M. Best Company rating of A or better and financial size
category of not less than VIII. No casualty or other insurance policy
maintained by Tenant hereunder shall provide for a deductible or self-insured
retention in excess of $100,000.

     (c) Every such policy (other than any general public liability or worker's
compensation policy) shall bear a mortgagee's loss payable clause or a mortgagee
endorsement in favor of Lender and each other mortgagee or beneficiary (whether
one or more, and together with its or their successors and assigns, the "Junior
Lenders") under each mortgage, deed of trust or similar security instrument
(other than an Indenture) creating a lien on the interests of Landlord in the
Premises (the "Junior Indentures"), and any loss under any such policy shall be
payable, to Lender to be held and applied pursuant to this Article 3.

     (d) Each policy (other than worker's compensation policy) shall provide
that (i) it may not be canceled or materially changed except after 30 days
prior notice to Landlord, Lender and the Junior Lenders, (ii) any losses
otherwise payable thereunder shall be payable notwithstanding (A) any act or
omission of Landlord or Tenant which might, absent such provision, result in a
forfeiture of all or a part of such insurance payment, or (B) the occupation or
use of any of the Premises for purposes more hazardous than permitted by the
provisions of such policy and (iii) the insurer thereunder waives all rights of
subrogation against the Lender, Junior Lenders and Landlord and waives any
right of set-off.

     (e) Tenant shall pay as they become due all premiums for the insurance
required by this Section 3.6, shall renew or replace each policy, and shall
delivery to Landlord, Lender and the Junior Lenders a certificate or other
evidence (reasonably satisfactory or Lender and Landlord) of the existing
policy and such renewal or replacement policy at least thirty days prior to the
Policy Expiration Date (as herein defined) of each policy. Each

                                       18

<PAGE>
such policy shall provide that it shall not expire or terminate until the
Landlord, Lender and Junior Lenders shall receive a notice from the insurer to
the effect that a policy will expire on a date (the "Policy Expiration Date")
which shall be thirty (30) days following the date of the receipt by Landlord,
Lender and Junior Lenders of such notice. In the event of Tenant's failure to
comply with any of the foregoing requirements of this Section 3.6 within five
(5) business days of the giving of the written notice by Landlord to Tenant,
Landlord shall be entitled to procure such insurance. Any sums expended by
Landlord in procuring such insurance shall be Additional Rent and shall be
repaid by Tenant, together with interest thereon at the Default Rate, from the
time of payment of Landlord until fully paid by Tenant immediately upon written
demand therefor by Landlord.

     (f) Anything in this Article 3 to the contrary notwithstanding, any
insurance which Tenant is required to obtain pursuant to Section 3.6 may be
carried under a "blanket" policy or policies covering other properties or
liabilities of Tenant, provided that such "blanket" policy or policies otherwise
comply with the provisions of this Section and includes an agreed upon amount
endorsement for the Premises in an amount not less than the Stipulated Loss
Value less the value of the Land and the footings, foundations and other parts
of the Improvements which are not insurable. In the event any such insurance is
carried under a blanket policy, Tenant shall deliver to Landlord and Lender
evidence of the issuance and effectiveness of the policy, the amount and
character of the coverage with respect to the Premises and the presence in the
policy of provisions of the character required in this Section 3.6.

     (g) Any loss under any property damage insurance required to be maintained
by Tenant shall be adjusted by Landlord, Lender and Tenant pursuant to the
provisions of Section 3.2(a), provided, however, if an Event of Default shall
have occurred and be continuing, Landlord and Lender shall have the sole right
to make such adjustment and collection, but Tenant shall be entitled to any
proceeds relating to Tenant's Personal Property (subject to Landlord's right to
offset any amounts owed to Landlord under this Lease).

     (h) The requirements of this Section shall not be construed to negate or
modify Tenant's obligations under Section 2.4.

3.7  Alterations.

     (a) Tenant may, at its expense, make additions to and alterations of the
Improvements, and construct additional Improvements (collectively,
"Alterations"), provided that (1) the fair market value, utility and useful life
of the Premises shall not be reduced or lessened in any material respect
thereby, (2) such Alterations shall be expeditiously completed in a good and
workmanlike manner, free and clear of liens and encumbrances, and in compliance
with all applicable Legal Requirements and the requirements of all insurance
policies required to be maintained by Tenant hereunder, (3) Tenant shall not
make any Alterations in violation of the terms of any restriction, easement,
condition, covenant or other matter affecting title to or use of the Premises
and (4) no Material Alterations (as hereinafter defined), shall

                                       19
<PAGE>
be made unless Landlord's and Lender's prior written consent shall have been
obtained, which consent shall not be unreasonably withheld, delayed or
conditioned, unless an Event of Default shall have occurred and be continuing
in which case shall consent may be withheld by Landlord or Lender in its sole
discretion. "Material Alteration" is defined as Work that reduces the
footprint or rentable square footage of the Improvements or the parking area or
for which the estimated cost is in excess of $350,000 multiplied by 1.015
raised to the n power where n is the number of whole (12 month) years that have
elapsed since the Commencement Date and prior to commencement of Work. In
addition to the limitations set forth in (1) through (4) above, Tenant agrees
that all Alterations, Material Alterations, restoration, repair and any other
work which Tenant shall be required or permitted to do under the provisions of
this Lease (hereinafter collectively called the "Work") shall be performed in
each case subject to the following:

     (i)  No Material Alterations shall be commenced until detailed plans and
specifications (including layout, architectural, mechanical and structural
drawings), prepared by an Architect shall have been submitted to and approved by
Landlord and, if a Loan is outstanding, Lender, and no such Work shall be
undertaken except under the supervision of the Architect.

     (ii) All Work shall be commenced only after all required municipal and
other governmental permits, authorizations and approvals shall have been
obtained by Tenant, at its own cost and expense.

     (iii)     If the Work shall constitute a Material Alteration, it shall not
be commenced until Tenants shall have obtained and delivered to Landlord, and as
required by an Indenture, Lender, either (A) a performance bond and a labor and
materials payment bond (issued by a corporate surety licensed to do business in
the state in which the Premises are located and satisfactory to Landlord and, as
required by an Indenture, Lender), each in an amount equal to the estimated cost
of such Work and in form otherwise satisfactory to Landlord, and as required by
an Indenture, Lender, or (B) such other security as shall be reasonably
satisfactory to Landlord, and as required by an Indenture, Lender; provided,
however, that if at the time the Work is commenced, either Tenant or a Guarantor
then maintains and continues to maintain until such Work is completed an
Investment Grade Rating and no Event of Default shall have occurred and be
continuing and estimated cost of the Work does not exceed $1 million, Tenant
shall not be required to comply with this subsection (iii).

     (iv) Subject to the terms of Section 2.6 hereof, the cost of all Work shall
be paid promptly, in cash, so that the Premises and Tenant's leasehold estate
therein shall at all times be free from (A) liens for labor or materials
supplied or claimed to have been supplied to the Premises or Tenant, or (B)
chattel mortgages, conditional sales contracts, title retention agreements,
security interest and agreements, and financing agreements and statements.

     (v)  Upon completion of any Work, Tenant, at Tenant's expense, shall obtain
certificates of final approval of such Work required by any

                                       20
<PAGE>
governmental authority and shall furnish Landlord with copies thereof, and, if
the Work constituted Material Alterations, together with "as-built" plans and
specifications for such Work.

     (vi) Any Work shall be subject to inspection at any time and from time to
time by any of Landlord or, as required by an Indenture, Lender, their
respective architect(s), or their duly authorized construction representatives,
and if any such party upon any such inspection shall be of the opinion that the
Work is not being performed in accordance with the provisions of this Section or
the plans and specifications, or that any of the materials or workmanship are
unsound or improper, Tenant shall correct any such failure and shall replace any
unsound or improper materials or workmanship. Anything contained herein to the
contrary notwithstanding, any different procedure for the performance of Work
which may be required under any Indenture shall take precedence over and be in
addition to the procedures provided for in this Lease.

     (vii) Except as may be expressly provided to the contrary hereunder with
respect to Tenant's Personal Property, all Alterations installed in or upon the
Premises at any time during the Term shall become the property of Landlord and
shall remain upon and be surrendered with the Premises unless Landlord, by
notice to Tenant no later than ninety (90) days prior to the scheduled
expiration (or within 90 days after any earlier termination) of this Lease,
elects to have the same removed or demolished by Tenant, in which event, the
same shall be removed from the Premises by Tenant prior to the scheduled
expiration (or within 90 days after any earlier termination) of this Lease, at
Tenant's expense. Landlord shall not require Tenant to remove or demolish any
Alterations unless in Landlord's reasonable judgment, such Alterations (A)
materially reduce the fair market value or fair market rent of the Premises (B)
are functionally obsolete (C) are special purpose or (D) are in violation of
then applicable law. Tenant may expressly request in Tenant's written request
for consent that Landlord determine its election prior to installation (which
written request shall include the estimated cost of removal and restoration).
Tenant shall  immediately repair any damage to the Premises caused by its
removal of any of Tenant's Personal Property or Alterations that remain the
property of Tenant pursuant to the terms of this Section. All property permitted
or required to be removed by Tenant at the end of the Term remaining in the
Premises after Tenant's removal shall be deemed abandoned and may, at the
election of Landlord, either be retained as Landlord's property or may be
removed from the Premises by Landlord at Tenant's expense. The provisions of
this Section shall survive the expiration or earlier termination of the Term.

     (b) Tenant may, at its cost and expense, install, or place upon or
reinstall, or replace and remove from the Premises any Tenant's Personal
Property.

     3.8 Easements.

                                       21
<PAGE>
     (a) Landlord agrees to enter into, at Tenant's expense, such easements,
covenants, waivers, approvals or restrictions or utilities, parking or other
matters as desirable for operation of the Premises or properties adjacent
thereto (collectively, "Easements") as reasonably requested by Tenant, subject
to Lender's and Landlord's approval of the form thereof, not to be unreasonably
withheld or delayed; provided, however, that no such Easement shall result in
any reduction in parking or any diminution in the value or utility of the
Premises for its current use and further provided that no such Easement shall
render the use of the Premises dependent upon any other property or condition
the use of the Premises upon the use of any other property, each of which
Tenant shall certify to Landlord and Lender in writing delivered with Tenant's
request with respect to such Easement. Tenant shall pay Landlord's and Lender's
reasonable attorney's fees and other out-of-pocket expenses and Lender's
customary fees incurred in connection with any request made by Tenant hereunder.

     (b) Tenant agrees that Tenant is obligated to and shall perform all
obligations of the owner of the Premises under and pay all expenses which the
owner of the Premises may be required to pay in accordance with any reciprocal
easement agreement or any other agreement or document of record now affecting
the Premises, herein referred to collectively as the "REA", and that Tenant
shall comply with all of the terms and conditions of the REA during the term of
this Lease. Tenant further covenants and agrees to indemnify, defend and hold
harmless Landlord and Lender against any claim, loss or damage suffered by
Landlord or Lender by reason of Tenant's failure to perform any obligations or
pay any expenses as required under any REA or comply with the terms and
conditions of any REA as hereinabove provided during the term of this Lease.

3.9 Equipment. Tenant acknowledges that the Equipment is the property of
Landlord and that Landlord has granted, and may hereafter grant, a security
interest therein to Lender. Tenant hereby represents and warrants to landlord
that the Equipment is free and clear of any and all liens, security interests
or other encumbrances as of the date hereof, other than the lien and security
interest of an Indenture. Tenant hereby agrees to maintain the Equipment in
good condition and repair. In no event shall any of the Landlord's Equipment be
discarded or removed from the Premises unless such Equipment is replaced by
similar Equipment with a value at least equal to the value of the replaced
Equipment. Notwithstanding the foregoing, at the end of the Primary Term,
Tenant may removed any radiology, laboratory, diagnostic, treatment and other
medical equipment so long as (a) such equipment is readily removable without
material damage and (b) as part of such removal, Tenant restores the Premises
to like-new condition.

                                   ARTICLE 4.

4.1 Assignment and Subletting.

     (a) So long as no Event of Default shall have occurred and be continuing,
Tenant may sublet the Premises (including, but not limited to,

                                       22
<PAGE>
subleases to affiliates of Tenant) and in connection therewith cause such
sublessee to perform Tenant's obligations hereunder; provided, however, (i) each
such sublease shall expressly be made subject to the provisions hereof, (ii) the
term of any subletting shall not extend beyond the Term of this Lease, (iii) no
sublease shall affect or reduce any obligation of the Tenant or right of the
Landlord hereunder, (iv) all obligations of the Tenant hereunder shall continue
in full force and effect as the obligations of a principal and not of a
guarantor or surety, as though no subletting had been made and (v) so long as a
Loan is outstanding, Tenant may not sublet the Premises to any entity
unaffiliated with Tenant if the aggregate rentable square feet covered by such
sublease and all other subleases to entities unaffiliated with Tenant exceeds
ten percent of the total rentable square feet in the Improvements (except with
Lender's written consent which shall not be unreasonably withheld). Neither this
Lease nor the term hereby demised shall be mortgaged or pledged by Tenant, nor
shall Tenant mortgage or pledge its interest in any sublease of any portion of
the Premises or the rentals payable thereunder. Any such mortgage or pledge, any
sublease made other than as expressly permitted by this Section 4.1, and any
assignment of Tenant's interest hereunder made other than as expressly permitted
by this Section 4.1, shall be void. Tenant shall, within 10 days after the
execution of any sublease, deliver a conformed copy thereof to Landlord and
Lender.

     (b) So long as no Event of Default shall have occurred and be continuing,
Tenant may assign this Lease or merge with another entity, or a change in
control of Tenant may occur provided, however, (i) each such assignment shall
expressly be made subject to the provisions hereof, (ii) Guarantor shall
specifically approve such assignment or change in control of Tenant or Tenant
merger and shall confirm in writing its continuing obligations under its
guaranty, (iii) Tenant (and in the case of any Tenant merger, the surviving
entity) and Guarantor shall deliver such estoppels, certificates, opinions of
counsel (concerning the continuing enforceability of this Lease, any
Subordination, Non-Disturbance and Attornment Agreement in effect immediately
prior to the assignment, change in control or merger and Guarantor's guaranty
and any other document assigned thereby), and other instruments as may be
reasonably required by Landlord or, as required by an Indenture, Lender, (iv)
the assignee (or in the case of a Tenant merger, the surviving entity) shall
specifically assume all obligations of Tenant under this Lease and under any
other agreement of Tenant related hereto or thereto, (v) all obligations of the
Tenant hereunder shall continue in full force and effect as the obligations of
a principal and not of a guarantor or surety, as though no assignment had been
made, (vi) the assignee (or in the case of a Tenant merger, the surviving
entity) must be a solvent entity, (vii) the assignee (or in the case of a
Tenant merger, the surviving entity) must either be an entity formed in the
United States or must specifically consent to jurisdiction in Nevada, and must
provide an opinion in form reasonably acceptable to Landlord and, as required
by an Indenture, to Lender that such consent to jurisdiction is enforceable and
valid (viii) in the case of a Tenant merger or change in control of Tenant, at
least 30 days prior to the merger or change in control, Tenant must have
notified Landlord and Lender of the material terms of the merger or change in
control and (ix) so long as a Loan is outstanding, any assignment, change in
control of Tenant or Tenant

                                       23
<PAGE>
merger involving an entity unaffiliated with Tenant shall not be permitted
without the prior written consent of Landlord and Lender which shall not be
unreasonably withheld. Upon Landlord's and Lender's receipt of Tenant's written
request for consent together with all material terms of the assignment, change
in control or merger and such other information that Lender shall reasonably
request (which request shall be made within five Business Days after receipt of
Tenant's written request and such material terms), Landlord and Lender shall
have fifteen Business Days to respond. Failure to respond within such time shall
be deemed consent. If Lender or Landlord disapproves any such transaction, it
shall provide Tenant in writing the reasons for disapproval in reasonable
detail. In determining whether consent is reasonable, the following criteria
shall be considered:

     (A)  The overall financial responsibility of the new tenant.

     (B)  Whether the proposed use of the Premises would be similar to the
current Tenant's use.

     (C)  The proposed new tenant's suitability to use the Premises.

     (D)  The expected economic feasibility of the proposed new tenant to meet
the current Tenant's Lease obligations.

     (E)  The level of experience of the new tenant in operating and managing
buildings similar in character, age and size to the Premises.

     A certified copy of the executed assignment or merger document approved
by Landlord shall be provided to Landlord and Lender within ten (10) days after
the execution thereof.

     (c)  Except in compliance with Section 4.1(a) or (b), neither this Lease,
nor any interest of Tenant in this Lease or in the Premises, shall be sold,
assigned, or otherwise transferred, directly or indirectly, whether by operation
of law or otherwise, nor shall any of the issued or outstanding capital stock of
Tenant be sold, assigned or transferred, nor shall additional stock in Tenant be
issued if the issuance of additional stock will result in a change of the
controlling stock ownership of Tenant as held by the shareholders thereof on the
date hereof (or on the date that Landlord approved the transfer to the holder of
Tenant's leasehold interest in this Lease). The transfer of stock of Tenant for
the purposes of this Section 4.1 shall not include the sale, issuance or
exchange of shares, which sale, issuance or exchange is effected through the
"over-the-counter market" or through any recognized stock exchange. In no event
shall any assignment, sublease or license relieve Tenant of any liability or
obligation under this Lease, which shall be and remain that of a primary obligor
and not a guarantor or surety. For the purposes of this Article and Section
5.1(a), "control" or "controlling" means the power to direct the management and
policies of the applicable party, directly or indirectly , whether through
ownership of voting securities or other beneficial interests, by contract or
otherwise.

                                       24
<PAGE>
     (d)  Without implying any authority of Tenant to assign this Lease, if
this Lease is assigned whether or not pursuant to the provisions hereof,
Landlord may collect rent from the Assignee, or if the Premises or any part
thereof are sublet or occupied by any person or entity other than Tenant,
Landlord may, after an Event of Default has occurred and is continuing, collect
rent from the subtenant or occupant, and in all such cases apply the net amount
collected to the Basic Rent and Additional Rent herein reserved. However, no
such assignment, subletting, occupancy or collection shall be deemed a waiver
of the provisions of this Article, or the acceptance of the assignee, subtenant
or occupant as Tenant, or a release of Tenant from the further performance by
Tenant of the terms, covenants, and conditions on the part of Tenant to be
observed or performed hereunder, and, subsequent to any assignment or
subletting, Tenant's liability hereunder shall continue notwithstanding any
subsequent modification or amendment hereof or the release of any subsequent
tenant hereunder from any liability, to all of which Tenant hereby consents in
advance.

                                   ARTICLE 5.

5.1  Conditional Limitations; Default Provisions.

     (a)  Any of the following occurrences or acts shall constitute an "Event
of Default" under this Lease:

          (i)  if Tenant shall (1) fail to pay any Basic Rent, Additional Rent
or other sum as and when required to be paid by Tenant hereunder, and such
failure shall continue for three Business Days after written notice to Tenant
of such default, or (2) fail to observe or perform any other provision hereof
(other than those specified in clauses (ii)-(x) of this subsection 5.1(a)) and
such failure shall continue for thirty (30) days after written notice to Tenant
of such failure (provided, that in the case of any such failure which is
capable of being cured but cannot be cured by the payment of money and cannot
with diligence be cured within such 30-day period, if Tenant shall commence
promptly to cure the same and thereafter prosecute the curing thereof with
diligence, the time within which such failure may be cured shall be extended
for such period as is necessary to complete the curing thereof with diligence,
but in no event to exceed 180 days from the date of such original failure); or

          (ii) if any representation or warranty of Tenant or Guarantor set
forth herein or in any notice, certificate, demand, request or other document
or instrument delivered to Landlord in connection with this Lease shall prove
to be incorrect in any material respect as of the time when the same shall have
been made; or

          (iii) if Tenant or Sierra Health Services, Inc., a Nevada corporation
("Guarantor") shall file a petition in bankruptcy or for reorganization or for
an arrangement, administration, liquidation or receivership pursuant to any
federal or state law (or any other law governing

                                       25

<PAGE>
Guarantor), or shall be adjudicated a bankrupt or become insolvent or shall make
an assignment for the benefit of creditors or shall admit in writing its
inability to pay its debts generally as they become due, or if a petition or
answer proposing the adjudication of Tenant or Guarantor as a bankrupt or its
reorganization pursuant to any federal or state bankruptcy, liquidation,
voluntary administration, administration, receivership, moratorium or trust law
or any similar federal or state law shall be filed in any court and Tenant or
Guarantor shall consent to or acquiesce in the filing thereof or such petition
or answer shall not be discharged or denied within ninety (90) days after the
filing thereof; or

          (iv)  if a receiver, trustee, administrator or liquidator of Tenant or
Guarantor or of all or substantially all of the assets of Tenant or Guarantor or
of the Premises or Tenant's estate therein shall be appointed in any proceeding
brought by Tenant or Guarantor, or if any such receiver, trustee or liquidator
shall be appointed in any proceeding brought against Tenant or Guarantor and
shall not be discharged within ninety (90) days after such appointment, or if
Tenant or Guarantor shall consent to or acquiesce in such appointment; or

          (v)  if Guarantor shall dissolve or otherwise fail to maintain its
legal existence; or

          (vi)  if Tenant shall default under Section 4.1 of this Lease; or

          (vii)  if Guarantor shall default under the provisions of its
guaranty;

          (viii)  if an Event of Default shall occur and continue under any of
the leases set forth in Schedule G and the landlord thereunder is the same as,
or is an affiliate of, the Landlord under this Lease; or

          (ix)  if Tenant shall fail to maintain or replace any insurance
required to be maintained or replaced by Tenant in accordance with the terms and
conditions of Section 3.6 hereof; or

          (x)  if Tenant shall dissolve or otherwise fail to maintain its legal
existence unless such dissolution or termination of Tenant's legal existence
occurs in connection with a merger completed in accordance with Section 4.1(b).

          (As used in Section 5.1(a)(viii), an entity is an "affiliate" of
Landlord if such entity controls, is controlled by, or is under common control
with, Landlord or any entity controlling Landlord.)

     (b)  If an Event of Default shall have occurred and be continuing Landlord
shall be entitled to all remedies available at law or in equity. Without
limiting the foregoing, Landlord (with Lender's consent) shall have the right to
give Tenant notice of Landlord's termination of the term of this Lease. Upon the
giving of such notice, the term of this Lease and the estate hereby granted
shall expire and terminate on such date as fully and

                                       26
<PAGE>
completely and with the same effect as if such date were the date herein fixed
for the expiration of the term of this Lease, and all rights of Tenant
hereunder shall expire and terminate, but Tenant shall remain liable as
hereinafter provided.

     (c) If an Event of Default shall have occurred and be continuing, Landlord
shall have the immediate right, whether or not the term of this Lease shall
have been terminated pursuant to Section 5.1(b), to re-enter and repossess the
Premises and the right to remove all  persons and property therefrom by summary
proceedings, ejectment, any other legal action or in any lawful manner Landlord
determines to be necessary or desirable, so long as Landlord is proceeding in
accordance with applicable law and, if required under applicable law, under
authority of a court of proper jurisdiction. Landlord shall be under no
liability by reason of any such re-entry, repossession or removal. No such
re-entry, repossession or removal shall be construed as an election by Landlord
to terminate this Lease unless a notice of such termination is given to Tenant
pursuant to Section 5.1(b).

     (d) At any time or from time to time after a re-entry, repossession or
removal pursuant to Section 5.1(c), whether or not the term of this Lease shall
have been terminated pursuant to Section 5.1(b), Landlord may (but shall be
under no obligation to) relet the Premises for the account of Tenant, in the
name of Tenant or Landlord or otherwise, without notice to Tenant, for such
term or terms and on such conditions and for such uses as Landlord, in its
absolute discretion, may determine. Landlord may collect any rents payable by
reason of such reletting. Landlord shall not be liable for any failure to relet
the Premises or for any failure to collect any rent due upon any such reletting.

     (e) No expiration or earlier termination of the term of this Lease
pursuant to Section 5.1(b), by operation of law or otherwise, and no re-entry,
repossession or removal pursuant to Section 5.1(c) or otherwise, and no
reletting of the Premises pursuant to Section 5.1(d) or otherwise, shall
relieve Tenant of its liabilities and obligations hereunder, all of which shall
survive such expiration, termination, re-entry, repossession, removal or
reletting.

     (f) In the event of the expiration or earlier termination of the term of
this Lease or re-entry or repossession of the Premises or removal of persons or
property therefrom by reason of the occurrence of an Event of Default, and
subject to applicable law, Tenant shall pay to Landlord all Basic Rent,
Additional Rent and other sums required to be paid by Tenant, in each case
together with interest thereon at the Default Rate from the due date thereof to
and including the date of such expiration, termination, re-entry, repossession
or removal; and thereafter, Tenant shall, until the end of what would have been
the term of this Lease in the absence of such expiration, termination,
re-entry, repossession or removal and whether or not the Premises shall have
been relet, be liable to Landlord for, and shall pay to Landlord, as damages:
(i) all Basic Rent, Additional Rent and other sums which would be payable under
this Lease by Tenant in the absence of any such expiration, termination,
re-entry, repossession or removal, less (ii) the net

                                       27

<PAGE>
proceeds, if any, of any reletting effected for the account of Tenant pursuant
to Section 5.1(d), after deducting from such proceeds all expenses of Landlord
in connection with such reletting (including, without limitation, all
repossession costs, brokerage commissions, reasonable attorneys' fees and
expenses (including fees and expenses of appellate proceedings), employees'
expenses, alteration costs and expenses of preparation for such reletting).
Tenant shall pay such damages on the dates on which Basic Rent would be payable
under this Lease in the absence of such expiration, termination, re-entry,
repossession or removal, and Landlord shall be entitled to recover the same from
Tenant on each such date.

     (g) At any time after any such expiration or earlier termination of the
term of this Lease or re-entry or repossession of the Premises or removal of
persons or property thereon by reason of the occurrence of an Event of Default,
whether or not Landlord shall have previously collected any damages pursuant to
Section 5.1(f), Landlord shall be entitled to recover from Tenant, and Tenant
shall pay to Landlord on demand, as additional damages for Tenant's default and
in lieu of damages beyond the date of such demand as outlined in Section 5.1(f)
above, an amount equal to the excess, if any, of (a) the aggregate of all Basic
Rent, Additional Rent and other sums which would be payable under this Lease, in
each case from the date of such demand (or, if it be earlier, the date to which
Tenant shall have satisfied in full its obligations to pay damages under Section
5.1(f)) for what would be the then-unexpired Term in the absence of such
expiration, termination, re-entry, repossession or removal, discounted at a rate
equal to the then yield on U.S. Treasury obligations of comparable maturity to
the Term (the "Treasury Rate") over (b) the then fair rental value of the
Premises for what would be such then unexpired term of this Lease, discounted at
the Treasury Rate for  the same period (such excess being hereinafter referred
to as "Future Rental Damages"). For purposes of determining value pursuant to
this Section 5.1(g), the following shall apply: (a) determinations of fair
rental value shall be made by an Appraiser (engaged by Landlord), with copies of
such determinations and supporting analysis to be provided to Tenant; and (b)
all determinations of Future Rental Damages shall be binding on Tenant in the
absence of manifest error. If any law shall limit the amount of Future Rental
Damages to less than the amount above agreed upon, Landlord shall be entitled to
the maximum amount allowable under such law.

5.2  Additional Rights of Landlord.

     (a) No right or remedy hereunder shall be exclusive of any other right or
remedy, but shall be cumulative and in addition to any other right or remedy
hereunder or now or hereafter existing. Failure to insist upon the strict
performance of any provision hereof or to exercise any option, right, power or
remedy contained herein shall not constitute a waiver or relinquishment thereof
for the future. Receipt by Landlord of any Basic Rent, Additional Rent or other
sums payable hereunder with knowledge of the breach of any provision hereof
shall not constitute waiver of such breach, and no waiver by Landlord of any
provision hereof shall be deemed to have been made unless made in writing duly
executed by Landlord. Landlord shall be entitled to injunctive relief in case of
the violation, or attempted or

                                       28

<PAGE>
threatened violation, of any of the provisions hereof, or to a decree compelling
performance of any of the provisions hereof, or to any other remedy allowed to
Landlord by law or equity.

     (b)  Tenant hereby waives and surrenders for itself and all those claiming
under it, including creditors of all kinds, (i) any right and privilege which
it or any of them may have to redeem any portion of the Premises or to have a
continuance of this Lease after termination of Tenant's right of occupancy by
order of judgment of any court or by any legal process or writ, or under the
terms of this Lease, or after the termination of the term of this Lease as
herein provided, and (ii) the benefits of any law which exempts property from
liability for debt or for distress for rent.

     (c)  If Tenant shall be in default in the observance or performance of any
term or covenant on Tenant's part to be observed or performed under any of the
provisions of this Lease, then, without thereby waiving such default, Landlord
may, but shall be under no obligation to, take all action, including, without
limitation, entry upon the Premises to perform the obligation of Tenant
hereunder immediately and without notice in the case of an emergency and upon 5
days' written notice to Tenant in other cases. All expenses incurred by Landlord
in connection therewith, including attorneys' fees and expenses (including those
incurred in connection with any appellate proceedings), together with interest
thereon at the Default Rate from the date any such expenses were incurred by
Landlord until the date of payment by Tenant, shall constitute Additional Rent
and shall be paid by Tenant to Landlord upon demand.

     (d)  If Tenant shall be in default in the performance of any of its
obligations hereunder, Tenant shall pay to Landlord or Lender, as appropriate,
on demand, all expenses incurred by Landlord or Lender as a result thereof,
including reasonable attorneys' fees and expenses (including those incurred in
connection with any appellate proceedings) and any Makewhole Premium incurred
by Landlord. If Landlord or Lender shall be made a party to any litigation
commenced against Tenant and Tenant shall fail to provide Landlord or Lender
with counsel reasonably approved by Landlord or Lender, as applicable, and pay
the expenses thereof, Tenant shall pay all costs and reasonable attorneys' fees
and expenses in connection with such litigation (including fees and expenses
incurred in connection with any appellate proceedings) together with interest
at the Default Rate, from the date paid by Landlord or Lender until reimbursed
by Tenant.

     (e)  So long as a Loan is outstanding, if an Event of Default shall exist,
within five days after written demand from Landlord or Lender, Tenant shall
make monthly tax and insurance payments into an escrow account in accordance
with the applicable provisions of an Indenture for so long as such Event of
Default shall continue to exist.

                                   ARTICLE 6.

                                       29
<PAGE>
6.1  Notices and Other Instruments. All notices, consents, approvals and
requests required or permitted hereunder shall be given in writing and shall be
effective for all purposes if hand delivered or sent by (i) certified or
registered United States mail, postage prepaid, return receipt requested, or
(ii) expedited prepaid delivery service, either overnight delivery service of a
nationally recognized courier, commercial or United States Postal Service, with
proof of attempted delivery, or (iii) sent by facsimile transmission, if a fax
number is designated below, provided a copy is also sent by first-class mail,
addressed as follows:

If to Tenant at:              Southwest Medical Associates, Inc.
                              2716 N. Tenaya Way
                              Las Vegas, Nevada 89128
                              Attn: Administrative Services
                              Fax Number: 702-242-1532

With a copy to Guarantor at:  Sierra Health Services, Inc.
                              2716 N. Tenaya Way
                              Las Vegas, Nevada 89128
                              Attn: Administrative Services
                              Fax Number: 702-242-1532

And to Lender at:             Heller Healthcare Finance, Inc.
                              Loan No. 20-401
                              2 Wisconsin Circle, Suite 400
                              Chevy Chase, Maryland 20815
                              Attn: Manager, Portfolio Administration Group
                              Fax Number: 301-664-9843

                              Heller Healthcare Finance, Inc.
                              Loan No. 20-401
                              816 Congress Avenue, Suite 1900
                              Austin, Texas 78701
                              Attn: Diana Pennington
                              Fax Number: 512-505-5487

                              Heller Healthcare Finance, Inc.
                              Loan No. 20-401
                              500 West Monroe Street
                              Chicago, Illinois 60661
                              Attn: Kevin McMeen, Senior Vice President
                              Fax Number: 312-441-7119

If to Landlord at:            c/o CB Richard Ellis Investors, L.L.C.
                              865 S. Figueroa Street, Suite 3500
                              Los Angeles, CA 90017
                              Attn: Howard Sands
                              Fax Number: 213-683-4336

With a copy to                Ken Miller, Esq.
                              Gorman & Miller

                                       30

<PAGE>
                                        201 Santa Monica Blvd., Suite 320
                                        Santa Monica, CA 90401
                                        Fax Number: 208-330-9028

And to Lender at the above addresses.

Such address may be changed by any party in a written notice to the other
parties hereto in the manner provided for in this Section. A notice shall be
deemed to have been delivered: in the case of hand delivery, at the time of
delivery; in the case of registered or certified mail, when delivered or the
first attempted delivery on a Business Day; in the case of expedited prepaid
delivery, upon the first attempted delivery on a Business Day; or in the case
of facsimile transmission, upon receipt during customary business hours on a
Business Day as evidenced by confirmation, or if received after customary
business hours, then on the next Business Day. A party receiving a notice which
does not comply with the technical requirements for notice under this Section
may elect to waive any deficiencies and treat the notice as having been properly
given.

6.2  Estoppel Certificates, Financial Information.

     (a)  Tenant shall at any time and from time to time during the term of this
Lease within five Business Days after written request by Landlord, execute,
acknowledge and deliver to Landlord or to any prospective purchaser, assignee or
mortgagee or third party designated by Landlord, a certificate stating: (i) that
this Lease is unmodified and in force and effect (or if there have been
modifications, that this Lease is in force and effect as modified, and
identifying the modification agreements); (ii) the date to which Basic Rent has
been paid; (iii) whether there is any existing default by the Tenant in the
payment of Basic Rent, whether there is an existing default by the Tenant in the
payment of any Additional Rent beyond any applicable grace period, and whether
there is any other existing default or Event of Default by either party hereto,
and, if there is any such default, specifying the nature and extent thereof and
the action taken to cure such default; (iv) whether there are any actions or
proceedings pending against the Premises before any governmental authority to
condemn the Premises or any portion thereof or any interest therein and whether,
to the knowledge of Tenant, any such actions or proceedings have been
threatened; (v) whether there exists any material unrepaired damage to the
Premises from fire or other casualty; (vi) whether, to the knowledge of Tenant,
there is any existing default by Landlord under this Lease; and (vii) other
items that may be reasonably required. Any such certificate may be relied upon
by any actual or prospective mortgagee or purchaser of the Premises.

     (b)  Tenant shall submit to Landlord and if a Loan is outstanding, Lender,
when filed with the Securities and Exchange Commission, copies of Tenant's (if
it should go public) and Guarantor's Forms 10Q and 10K. If at any time either
Tenant or Guarantor is not a public company, Tenant shall submit to Lender
financial statements consistent with those provided to its lenders and Tenant
shall furnish to Lender: in case Tenant is not a public
<PAGE>
company, Tenant's (or if Tenant is a member of Guarantor's consolidated group
and Tenant's financials are not separately audited, then Guarantor's) annual
audited financial report within one hundred twenty (120) days following the
close of Tenant's fiscal year and in case Guarantor is no longer a public
company, Guarantor's quarterly unaudited financial report within sixty days
following the close of Guarantor's fiscal quarter and Guarantor's annual
audited financial report within 120 days following the close of Guarantor's
fiscal year.

     (c)  Landlord shall promptly notify Tenant of the name and address of any
Lender if different from that set forth in Section 6.1. Upon request of
Landlord, and upon concurrent compliance with the provisions of Section 6.2(d)
below, Tenant shall enter into an agreement with any Lender pursuant to which
Tenant shall agree:

          (i)   that in the event that any such Lender, or any purchaser at a
foreclosure sale, shall acquire title to the Premises, Tenant shall attorn to
such Lender or such purchaser, as the case may be, as its new Landlord and this
Lease shall continue as a direct lease between Tenant and such Lender or
purchaser, as the case may be, with respect to the Premises upon the terms and
conditions set forth herein except that such Lender or purchaser, as the case
may be, shall not be liable to Tenant for any actions or omissions of Landlord
prior to the date such Lender or purchaser, as the case may be, acquired title
to the Premises;

          (ii)  Tenant shall not enter into any agreement with Landlord for the
termination of this Lease unless Tenant receives the written consent of the
Lender to such termination;

          (iii) no rejection by Landlord of any Rejectable Purchase Offer
pursuant to this Lease shall be effective unless Tenant receives the written
consent of the Lender to such rejection;

          (iv)  this Lease shall be subject and subordinate to the lien of such
Indenture;

          (v)   no consent to the release of Tenant from liability under this
Lease upon assignment of this Lease or sublease of the Premises shall be
effective unless Tenant shall receive the written consent of such Lender;

          (vi)  no subordination, amendment or modification of this Lease shall
be effective unless Tenant receives the written consent of the Lender thereto
and written evidence in writing from the applicable rating agencies, if any,
that any such action shall not result in a withdrawal, qualification or
downgrade of the current ratings for any securities issued in connection with
any securitization or other secondary market transaction in which the
indebtedness secured by an Indenture is included; and

          (vii) Tenant will not pay any installment of Basic Rent more than one
month in advance of the due date thereof or otherwise than in the manner
provided for in this Lease.

                                       32
<PAGE>
investigation or proceeding is pending or threatened with regard to the
Premises or any use thereof or any alleged violation of Environmental Laws with
regard to the Premises;

          (iii)  neither the Premises nor any portion thereof, has been used by
Tenant or, to the best of Tenant's knowledge, after due inquiry, by any prior
owner for the generation, manufacture, storage, handling, transfer, treatment,
recycling, transportation, processing, production, refinement or disposal (each
a "Regulated Activity") of any material, waste or substance which is (1)
included within the definitions of "hazardous substances," "hazardous
materials," "toxic substances," or "solid waste" in or pursuant to any
Environmental Law, or subject to regulation under any Environmental Law; (2)
listed in the United States Department of Transportation Optional Hazardous
Materials Table, 49 C.F.R. Section 172.101, as enacted as of the date hereof or
as hereafter amended, or in the United States Environmental Protection Agency
List of Hazardous Substances and Reportable Quantities, 40 C.F.R. Part 302, as
enacted as of the date hereof or as hereafter amended; or (3) explosive,
radioactive, friable asbestos, a polychlorinated biphenyl, petroleum or a
petroleum product or waste oil (herein "Hazardous Substance"); (For purposes of
this section 7.1(a), the term "Regulated Activity" shall not include the
storage or handling of a Hazardous Substance in connection with the operation
of the Premises, in commercially reasonable quantities as a consumer thereof
and in compliance with Environmental Laws.)

          (iv)  to Tenant's knowledge, no underground storage tanks or surface
impoundments have been installed in the Premises in violation of applicable
Environmental Laws and there exists no Hazardous Substance contamination in
violation of applicable Environmental Laws which originated on or off the
Premises; and

          (v)  to Tenant's knowledge and except as otherwise specifically set
forth in the Phase I environmental reports delivered to Landlord in connection
with its acquisition of the Premises, the Premises are free of Hazardous
Substances and friable asbestos, the removal of which is required or the
maintenance of which is prohibited or penalized by any Environmental Law.

     (b)  Tenant covenants that during the Term of this Lease it (i) shall
comply, and cause the Premises to comply, with all Environmental Laws
applicable to the Premises, (ii) shall not use and shall prohibit the use of
the Premises for Regulated Activities or for the storage or handling of any
Hazardous Substance (other than in connection with the operation and
maintenance of the Premises and in commercially reasonable quantities as a
consumer thereof, subject to, in any event, compliance with Environmental
Laws), (iii) shall not install or permit the installation on the Premises of
any underground storage tanks or surface impoundments and shall not knowingly
permit there to exist any petroleum contamination in violation of applicable
Environmental Laws originating on or off the Premises (other than in connection
with the use, operation and maintenance of the Premises and then only in
compliance with applicable Environmental Laws and all other

                                       34

<PAGE>
                (viii)   to the other material terms for the benefit of the
current Lender set forth in the Subordination, Non-Disturbance and Attornment
Agreement entered into concurrently with the commencement of this Lease.

        (d)     Upon receipt of a request from Landlord for the agreement
described in Section 6.2(c) above, Tenant's obligations under Section 6.2(c)
above shall be conditioned upon such Lender entering into a subordination,
non-disturbance and attornment agreement in customary form acceptable to Lender
which shall incorporate the agreement described in Section 6.2(c) and provide
that unless an Event of Default then exists under this Lease, Lender shall not
join Tenant as a defendant in any action to foreclose upon the interest of
Landlord in the Premises and, upon the Lender's foreclosure of Landlord's
interest in the Premises by judicial proceedings or otherwise, such Lender or
other purchaser at the foreclosure sale shall not be entitled to, nor shall it
seek to terminate this Lease or Tenant's interest in the Premises, provided,
that, Tenant, from and after the date of such succession, attorns to such
Lender or purchaser, pays to such Lender or purchaser all items of Basic Rent,
Additional Rent and other items accruing from and after such date and otherwise
remains in compliance with all other terms and provisions of this Lease. In the
event that Tenant shall execute a separate document for the benefit of a Lender
relating to subordination, attornment or non-disturbance, such document shall
control to the extent that it conflicts with the provisions of this Section
6.2(d).

                                   ARTICLE 7.

7.1     Environmental Covenant and Warranty.

        (a)     Tenant represents and warrants to Landlord that:

                (i)     to the best of Tenant's knowledge, the Premises comply
with all federal, state or local law, statute, regulation or ordinance, and any
judicial or administrative order of judgment thereunder, and judicial opinions
or orders, pertaining to health, industrial hygiene, Hazardous Substances or
the environment, including, but not limited to, each of the following, as
enacted as of the date hereof or as hereafter amended: the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C.
Sections 9601 et seq.; the Resource Conservation and Recovery Act of 1976, 42
U.S.C. Sections 6901 et seq.; the Toxic Substance Control Act, 15 U.S.C.
Sections 2601 et seq.; the Water Pollution Control Act (also known as the Clean
Water Act), 33 U.S.C. Sections 1251 et seq.; the Clean Air Act, 42 U.S.C.
Sections 7401 et seq.; and the Hazardous Materials Transportation Act, 49
U.S.C. Sections 1801 et seq. Nevada Revised Statutes Chapters 459, 445A, 445B,
444, and Nevada Revised Statutes Sections 618.750 to 618.850, (collectively,
the "Environmental Laws");

                (ii)    no notices, complaints or orders of violation or
non-compliance with Environmental Laws have been received by Tenant and, to the
best of Tenant's actual knowledge, no federal, state or local environmental

                                       33
<PAGE>
applicable laws, rules, orders, ordinances, regulations and requirements now or
hereafter enacted or promulgated of every government and municipality having
jurisdiction over the Premises and of any agency thereof) or
asbestos-containing materials (it being understood that Tenant shall not be
obligated to remove existing non-friable asbestos unless hereafter required
pursuant to any Legal Requirement or unless such non-friable asbestos is
hereafter disturbed by renovation, casualty or other event, in which event the
non-friable asbestos shall be removed and provided, further, that any existing
non-friable asbestos shall be maintained in accordance with prudent industry
standards, including an appropriate operations and maintenance program), and
(iv) shall cause any alterations of the Premises to be done in a way such that
there are no Hazardous Substances present upon the Premises which are not in
compliance with Environmental Laws or which present a danger to persons working
on or visiting the Premises.

     (c) To the extent required by any Environmental Law, Tenant shall remove
any Hazardous Substance whether now or hereafter existing on the Premises and
whether or not arising out of or in any manner connected with Tenant's
occupancy of the Premises during the Term. Tenant shall and hereby does agree
to defend, indemnify and hold Lender and Landlord, their officers, directors,
shareholders, partners and employees, harmless from and against any and all
causes of actions, suits, demands or judgments of any nature  whatsoever,
losses, damages, penalties, expenses, fees, claims, costs (including response
and remedial costs), and liabilities, including, but not limited to, reasonable
attorneys' fees and costs of litigation, arising out of or in any manner
connected with (i) the violation of any Environmental Law with respect to the
Premises, (ii) the release, threatened release, or existence of or failure to
remove, as required by this Article 7, Hazardous Substances from the Premises,
now of hereafter existing during the Term whether or not arising out of
Tenant's occupancy of the Premises during the Term or (iii) the breach of any
environmental representation or covenant set forth in this Lease.

7.2 NOTICE. Promptly upon obtaining knowledge thereof, Tenant shall give to the
Landlord and Lender notice of the occurrence of any of the following events: (i)
the failure of the Premises to comply with any Environmental Law in any manner
whatsoever except for the use or disposal of incidental amounts of Hazardous
Substances customarily used in the operation of similar buildings similarly
situated in a commercially reasonably manner and in compliance with Legal
Requirements; (ii) the issuance to the Tenant or any tenant of space in the
Premises or any assignee or licensee of the Tenant of any notice, request for
information, complaint or order of violation or non-compliance or liability of
any nature whatsoever with regard to the Premises or the use thereof with
respect to Environmental Laws; (iii) any notice of a pending or threatened
investigation as to whether the Tenant's (or its "subtenants" or "assignees")
operations on the Premises are in compliance with or may lead to liability to
the Tenant under, any Environmental Law; or (iv) the occurrence of an event or
the existence of a situation which is likely to result in a violation of
Environmental Laws at the Premises or which is likely to result in the Tenant
being liable to the Landlord by virtue of the indemnity given by the Tenant
pursuant to Section 7.1(c).

                                       35
<PAGE>
7.3  Survival. The indemnity obligations of the Tenant and the rights and
remedies of the Landlord and Lender under this Article 7 shall survive the
expiration or earlier termination of this Lease.

                                   ARTICLE 8.

8.1  Holdover. If the Tenant shall continue to occupy the Premises after the
expiration or earlier termination of this Lease, then Tenant shall be deemed to
be a holdover tenant, the tenancy of which shall be from month to month upon
the same provisions and conditions set forth in this Lease, except that Basic
Rent for the holdover period shall be an amount equal to 150% of the Basic
Rent in effect immediately prior to the holdover period. This Article 8 does
not amount to a waiver of the Landlord's right of reentry or any other right
granted under Article 5 and shall not constitute a consent to any holdover by
Tenant.

                                   ARTICLE 9.

9.1  No Merger. There shall be no merger of this Lease or of the leasehold
estate hereby created with the fee estate in the Premises by reason of the fact
that the same person acquires or holds, directly or indirectly, this Lease or
the leasehold estate hereby created or any interest herein or in such leasehold
estate as well as the fee estate in the Premises or any interest in such fee
estate.

9.2  Surrender. Upon the expiration or earlier termination of this Lease,
Tenant shall surrender the Premises to Landlord in good repair and condition.
Tenant shall remove from the Premises on or prior to such expiration or
termination all property situated thereon which is not owned by Landlord and
shall repair any damage caused by such removal. Property not so removed shall
become the property of Landlord, and Landlord may cause such property to be
removed from the Premises and disposed of, but the cost of any such removal
and disposition and of repairing any damage caused by such removal shall be
borne by Tenant. Landlord shall credit the net proceeds of a disposition of
such property actually realized by Landlord against such costs to be borne by
Tenant, provided that the Lease termination giving rise to such disposition was
not caused by an Event of Default hereunder. The provisions of this Section
shall survive the termination or expiration of this Lease.

9.3  Separability; Binding Effect. Each provision hereof shall be separate and
independent and the breach of any provision by Landlord shall not discharge or
relieve Tenant from any of its obligations hereunder. If any provision hereof
is held invalid or unenforceable, the remaining provisions hereof shall not be
affected thereby. All provisions contained in this Lease shall be binding upon,
inure to the benefit of, and be enforceable by, the successors and assigns of
Landlord to the same extent as if each such successor and assign were named as
a party hereto. All provisions contained in this Lease shall be binding upon
the successors and assigns of Tenant and

                                       36
<PAGE>
shall inure to the benefit of and be enforceable by the permitted successors
and assigns of Tenant in each case to the same extent as if each such successor
and assign were named as a party hereto.

9.4  Counterparts. This Lease may be executed in two or more counterparts, and
all such counterparts shall be deemed to constitute but one and the same
instrument.

9.5  Recording of Lease. Tenant will execute, acknowledge, deliver and cause to
be recorded or filed in the manner and place required by any present or future
law a memorandum of this Lease. Tenant shall be responsible for all costs and
expenses in connection with the recording of this Lease or a memorandum hereof.

9.6  No Brokers. Each of the Landlord and the Tenant represents and warrants to
the other that it has not dealt with any broker (other than CB Richard Ellis,
Inc. who will be compensated by Landlord) in connection with the purchase and
leasing of the Premises, and indemnifies the other against the claims of
brokers claiming through it.

9.7  Governing Law. The terms and provisions of this Lease shall be governed by
the laws of the state in which the Premises are located.

9.8  Waiver of Jury Trial. LANDLORD AND TENANT HEREBY IRREVOCABLY AND
UNCONDITIONALLY WAIVE TRIAL BY JURY IN ANY LEGAL ACTION OR PROCEEDING RELATING
TO THIS LEASE.

9.9  Conveyance by Landlord. The word "Landlord" as used in this Lease means
only the owner for the time being of the Premises, so that, if there is a
transfer of an owner's interest, the transferor shall be and hereby is entirely
freed and relieved of all covenants and obligations of the Landlord hereunder,
except any obligations which accrued prior to the date of transfer, and it
shall be deemed and construed, without further agreement between the parties or
between the parties and the transferee of the Premises, that the transferee has
assumed and has agreed to carry out any and all of the Landlord's covenants and
obligation hereunder from and after the date of transfer.

9.10 Relationship of the Parties. Nothing contained in this Lease shall be
construed in any manner to create any relationship between the Landlord and the
Tenant other than the relationship of landlord and tenant. Without limitation,
the Landlord and the Tenant shall not be considered partners or co-venturers
for any purpose on account of this Lease.

9.11 Representation by Counsel. The Tenant and the Landlord each acknowledge
that it was represented by counsel in connection with the negotiation and
execution of this Lease. This Lease shall not be construed as if it had been
prepared by one of the parties, but rather as if all parties have prepared it.

                                       37

<PAGE>
9.12 Access to Premises. The Tenant will permit the Landlord, any Lender or
prospective Lender or purchaser, and their duly authorized representatives to
enter upon the Premises and to inspect the same at any and all reasonable
times, upon one Business Day advance written notice, and at any time in the
case of an emergency without the giving of notice, and for any purpose
reasonably related to the rights of the Landlord and any Lender under this
Lease. Landlord and Lender shall, in exercising such rights of access, cause no
unreasonable interference with Tenant's business or Tenant's guests.
Notwithstanding the foregoing, Landlord agrees that it will not exercise the
foregoing right of access for the Premises more than once in any calendar year
except (a) during such time as an Event of Default has occurred and is
continuing, or (b) in the event of a sale, financing, refinancing or
securitization of any Indenture relating to the Premises, or (c) if Landlord
has reasonable grounds to believe that the premises are in violation of Legal
Requirements (including Environmental Laws) or that the Premises are not being
maintained in accordance with the requirements of this Lease or (d) as
otherwise expressly provided in this Lease.

9.13 Showing. During the last 360 days of Term (or at any time when Tenant is in
default), Landlord, subject to the rights of any subtenant not affiliated with
Tenant, may show the Premises to prospective tenants or purchasers at such
reasonable times during normal business hours as Landlord may select upon one
Business Days prior notice to Tenant, provided that Landlord does not materially
interfere with Tenant's normal business operations.

9.14 True Lease. This Lease is intended as, and shall constitute, an agreement
of lease, and nothing herein shall be construed as conveying to the Tenant any
right, title or interest in or to the Premises nor to any remainder or
reversionary estates in the Premises held by any Person, except, in each
instance, as a tenant. Under no circumstances shall this Lease be regarded as an
assignment of all of Landlord's interests in and to the Premises; instead
Landlord and Tenant shall have the relationship between them of landlord and
tenant, pursuant to the provisions of this Lease.

9.15 Landlord's Consent and Standards.

     (a) Whenever Landlord or Lender is allowed or required to give its consent
or approval of any matter under this Lease or to deliver any estoppel or other
instrument, Tenant's sole remedy for such failure to give such consent or
approval or deliver such instrument in accordance with the applicable provision
of this Lease shall be to compel such approval or delivery. In no event and
under no circumstance shall Tenant be entitled to any monetary damages for such
failure or to terminate or otherwise modify this Lease. However, if Tenant shall
bring such an action to compel consent, approval or delivery, the prevailing
party in such action shall be entitled to reimbursement for its reasonable
attorneys' fees; provided, however, that with respect to any attorneys' fees to
be reimbursed by Landlord, such fees and Tenant's right to recover the same
shall be junior and subordinate to an Indenture, and in no event shall Tenant be
entitled to offset any amounts due under this Lease to recover such fees.

                                       38
<PAGE>

     (b) Under no circumstance shall Landlord be deemed to have acted
negligently, grossly negligently or willfully merely by Landlord's ownership of
the Premises, and in no event shall any occurrence relating to the Premises,
whether negligent, grossly negligent or willful, be imputed to Landlord by
reason of Landlord's interest in the Premises, it being understood that all
obligations with respect to the Premises are the responsibility of Tenant under
this Lease. In order to have acted negligently, grossly negligently or
willfully, Landlord must have committed an affirmative act.

9.16 Quiet Enjoyment. Landlord covenants that, so long as Tenant shall
faithfully perform the agreements, terms, and covenants and conditions hereof,
Tenant shall and may peaceably and quietly have, hold and enjoy the Premises
for the term hereby granted without molestation or disturbance by or from
Landlord.

9.17 Force Majeure. The term "Force Majeure", as used in this Lease, shall mean
delays caused by acts of God, strikes and other similar events beyond the
control of Tenant. However, the duration of any delay excused by Force Majeure
shall be limited to the actual amount of time caused by the event giving rise
to the Force Majeure. In addition, no performance by Tenant under this Lease
shall be excused by Force Majeure unless the requirement for performance set
forth in this Lease specifically states that it is subject to Force Majeure.

     IN WITNESS WHEREOF, the parties hereto have caused this Lease to be
executed as of the date first above written.

                                        LANDLORD:

                                        CPSIEM, LLC,
                                        a Delaware limited liability company

                                        By: /s/ Howard Sands
                                           ---------------------------------
                                                Howard Sands, Manager

                                        TENANT:

                                        Southwest Medical Associates, Inc.,
                                        a Nevada corporation

                                        By: /s/ Joseph A. Kaufman, M.D.
                                           ---------------------------------
                                                Joseph A. Kaufman, M.D.
                                       39

<PAGE>
                                   SCHEDULE A
                               LEGAL DESCRIPTION
                        (2300 West Charleston Boulevard)

THAT PORTION OF THE WEST HALF (W 1/2) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE
SOUTHEAST QUARTER (SE 1/4) OF SECTION 32, TOWNSHIP 20 SOUTH, RANGE 61 EAST,
M.D.B.& M., DESCRIBED AS FOLLOWS:

COMMENCING AT THE SOUTHWEST (SW) CORNER OF THE SOUTHEAST QUARTER (SE 1/4) OF THE
SOUTHEAST QUARTER (SE 1/4) OF SAID SECTION 32; THENCE NORTH 00 (DEGREES) 7
(FEET) 35 (INCHES) EAST A DISTANCE OF 50.00 FEET TO A POINT ON THE NORTHERLY
RIGHT-OF-WAY LINE OF CHARLESTON BOULEVARD (100.00 FEET WIDE); THENCE ALONG SAID
NORTHERLY RIGHT-OF-WAY LINE SOUTH 89 (DEGREES) 39 (FEET) 20 (INCHES) EAST A
DISTANCE OF 336.61 FEET TO THE POINT OF BEGINNING; THENCE NORTH 00 (DEGREES) 25
(FEET) 19 (INCHES) EAST A DISTANCE OF 280.03 FEET; THENCE SOUTH 89 (DEGREES) 39
(FEET) 20 (INCHES) EAST A DISTANCE OF 107.10 FEET TO A POINT ON THE WESTERLY
RIGHT-OF-WAY LINE OF RANCHO DRIVE (WIDTH VARIES); THENCE ALONG SAID WESTERLY
RIGHT-OF-WAY LINE SOUTH 00 (DEGREES) 12 (FEET) 58 (INCHES) WEST A DISTANCE OF
254.94 FEET TO THE BEGINNING OF A 25.00 FOOT RADIUS CURVE, CONCAVE NORTHWESTERLY
HAVING A CENTRAL ANGLE OF 90 (DEGREES) 07 (FEET) 42 (INCHES); THENCE
SOUTHWESTERLY ALONG SAID CURVE 39.33 FEET TO A POINT ON SAID NORTHERLY
RIGHT-OF-WAY LINE OF CHARLESTON BOULEVARD; THENCE ALONG SAID NORTHERLY
RIGHT-OF-WAY LINE NORTH 89 (DEGREES) 39 (FEET) 20 (INCHES) WEST, A DISTANCE OF
78.92 FEET TO THE POINT OF BEGINNING.

<PAGE>
                                   SCHEDULE B
                              PERMITTED EXCEPTIONS

     All exceptions to title set forth on the owner's title insurance policy
issued by Commonwealth Land Title Insurance Company to Landlord in connection
with Landlord's acquisition of the Premises covered by this Lease.

                                       41

<PAGE>
                                   SCHEDULE C
                                   LEASE TERM

             TERM             COMMENCEMENT DATE         EXPIRATION DATE
             ----             ------------ ----         ---------- ----

Primary Term                  December 28, 2000        January 14, 2016

First Extended Term           January 15, 2016         January 14, 2021

Second Extended Term          January 15, 2021         January 14, 2026

Third Extended Term           January 15, 2026         January 14, 2031

Fourth Extended Term          January 15, 2031         January 14, 2036

Fifth Extended Term           January 15, 2036         January 14, 2041

                                       42
<PAGE>
                                   SCHEDULE D
                                   BASIC RENT

                           (2300 W. Charleston Blvd.)

                      Basic Rent in the following amounts
                      is due on the 15th day of each
                      calendar month, January through
                      December, of each of the following
                      years:

<TABLE>
<CAPTION>
                           YEAR        MONTHLY BASIC RENT
                           <S>              <C>
                           2001             $ 46,638
                           2002             $ 47,337
                           2003             $ 48,047
                           2004             $ 48,768
                           2005             $ 49,499
                           2006             $ 50,242
                           2007             $ 50,995
                           2008             $ 51,760
                           2009             $ 52,537
                           2010             $ 53,325
                           2011             $ 54,125
                           2012             $ 54,937
                           2013             $ 55,761
                           2014             $ 56,597
                           2015             $ 57,446
</TABLE>

                                       43

<PAGE>
                                   SCHEDULE E
                             Stipulated Loss Value

                                   $5,392,658

                                       44
<PAGE>
                                   SCHEDULE F
          Determining Fair Market Value for Rejectable Purchase Offer

If Tenant is required to make a Rejectable Purchase Offer under this Lease,
Tenant shall deliver to Landlord at the time of making such Rejectable Purchase
offer, an appraisal of the Premises by an Appraiser. The appraisal shall
calculate the fair market value ("Fair Market Value") as of the date which is
immediately prior to such Condemnation and shall assume that the Premises are
subject to the Lease (and in the condition required to be maintained pursuant to
this Lease), the Lease is in full force and effect, and no condemnation is
pending or threatened.

If Landlord is in agreement with such appraisal, such appraisal shall fix the
Fair Market Value. If Landlord gives Tenant written notice of its disapproval of
the appraisal (to be delivered by Landlord within the twenty (20) days of its
receipt of the appraisal, Fair Market Value shall be determined in accordance
with the following procedure:

Within thirty (30) days after the delivery of notice by Landlord disapproving
Tenant's appraisal, Landlord shall submit to Tenant an appraisal of the
Premises, prepared by an Appraiser; in addition, Landlord's Appraiser and
Tenant's Appraiser shall jointly, within fifteen (15) days after delivery of
notice by Landlord disapproving Tenant's appraisal, choose a third Appraiser who
shall, within thirty days after appointment, choose one of the two appraised
values as the Fair Market Value. The Fair Market Value of the Premises, as
determined by the foregoing procedure, shall be binding upon both Tenant and
Landlord. The fees and expenses of the Appraisers shall be borne by Tenant.

The Appraisers shall not, in making their appraisal of the Premises, attribute
any value to any of Tenant's Personal Property.

                                       45
<PAGE>
                                   SCHEDULE G
                                 RELATED LEASES

     The Lease Agreements executed by the following tenants covering the
following premises in Las Vegas, Nevada:

     TENANT                                            PREMISES
    ----------------------------------------------------------------------------
     Southwest Medical Associates,                     650 N. Nellis Road
     Inc., a Nevada corporation
     ("SMA")
    ----------------------------------------------------------------------------
     SMA                                               888 S. Rancho Drive
    ----------------------------------------------------------------------------
     SMA                                               2316 W. Charleston Blvd.
    ----------------------------------------------------------------------------
     SMA                                               2450 W. Charleston Blvd.
    ----------------------------------------------------------------------------
     SMA                                               2704 N. Tenaya Way
    ----------------------------------------------------------------------------
     SMA                                               4475 S. Eastern Avenue
    ----------------------------------------------------------------------------
     SMA                                               6330 W. Flamingo Road
    ----------------------------------------------------------------------------
     Sierra Health Services, Inc,. a                   2716 N. Tenaya Way
     Nevada corporation
    ----------------------------------------------------------------------------
     Sierra Health Services, Inc., a                   2724 N. Tenaya Way
     Nevada corporation
    ----------------------------------------------------------------------------
     Health Plan of Nevada, Inc., a                    900 S. Rancho Drive
     Nevada corporation
    ----------------------------------------------------------------------------

                                       46

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00040-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00040-of-00352.parquet"}]]