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                                                                  EXHIBIT 10.14

                    PARK LANE INDUSTRIAL PARK, TEMPE, ARIZONA
               STANDARD COMMERCIAL-INDUSTRIAL MODIFIED GROSS LEASE
                                BASIC TERMS SHEET

          This Basic Terms Sheet to that certain Standard Commercial-Industrial
Lease between the parties listed below is for the convenience of the parties in
quickly referencing certain of the basic terms of the Lease. It is not intended
to serve as a complete summary of the Lease. In the event of any inconsistency
between this Basic Terms Sheet and the Lease, the applicable Lease provision
shall prevail and control.

Date of Lease (See Paragraph I):              August 31, 2001

Name of Lessor (See Paragraph I):             AU Park Lane LLC, a Delaware
                                              limited liability company

Name of Lessee (See Paragraph I):             On-Site Sourcing, Inc.,
                                              a Virginia corporation

Lessee's Telephone Number:                    (703) 276-1123

Lessee's Guarantor (See Exhibit "F"):         Not applicable

Address of Premises (See Paragraph 2):        940 South Park Lane, Suites #2
                                              and #3, Tempe, Arizona 85281

Area of Premises
Approximate Gross Rentable
(See Paragraph 12)                            3,654 rentable square feet

Lessee's Percentage of Insurance,
Real Property Tax and CAM Overage
Amounts (See Paragraph 12):                   7.24% Base Year is 2001

Early Occupancy:                              Not Applicable

Lease Commencement Date (See Section 3.1):    September 1, 2001

Lease Expiration Date (See Section 3.1):      August 31, 2003

Monthly Base Rent (See Paragraph 4):          See Paragraph 4

Additional Rent:                              1. Rental Tax (See Section 4.1)

                                              2. Insurance Overage Amount
                                                 (See Section 8.10)

                                              3. Real Property Tax Overage
                                                 Amount (Section 10.1)

                                              4. CAM Overage Amount (See
                                                 Paragraph 11)

Lessee's Security Deposit (See Section 5.1):  $5,000.00

Lessee's Permitted Use (See Section 6.1):     General administrative office uses
                                              for computer processing and
                                              warehousing/storage including but
                                              not limited to scanning and
                                              processing of electronic
                                              documents

Address for Lessor:                           AU Park Lane LLC
                                              C/o Wilson Property Services, Inc.
                                              11811 North Tarum Boulevard, Suite
                                              P-129 Phoenix, Arizona 85028
                                              Attn: Micheal Wilson

LESSOR:                                               LESSEE:

AU Park Lane LLC,                                     On-Site sourcing Inc.,
a Delaware limited liability company                  a Virginia corporation

     By:  AU Owners II LLC,
     a Delaware limited liability company,            By: /s/ Jason Parikh
     lts:  Sole Member                                   ------------------
                                                      Name: Jason Parikh
        By:  AU Holdings II LLC,
        a Delaware limited liability company,         Title: CFO
        Its: Sole Member
                                                      Date: 10/29/01
            By:  AU Biltmore LLC,
            an Arizona limited liability company,
            Its: Managing Member

               By:  AU Biltmore LLC,
               an Arizona corporation
               Its: Managing Member

                  By: /s/ Richard J. Lund,
                     -------------------------
                  Name:  Richard J. Lund,
                  Its: President

                  Date: 11/15/01

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                    PARK LANE INDUSTRIAL PARK, TEMPE, ARIZONA
               STANDARD COMMERCIAL-INDUSTRIAL MODIFIED GROSS LEASE

1. PARTIES. This Lease, dated August 31, 2001 for reference purposes only, is
made by and between AU Park Lane LLC, a Delaware limited liability company
("LESSOR"), and ON-SITE SOURCING, INC., A VIRGINIA CORPORATION ("LESSEE").

2. PREMISES. Lessor hereby leases to Lessee and Lessee leases from Lessor for
the term, at the rental, and upon all the conditions set forth herein, the
premises demised by this Lease, located at 940, SOUTH PARK LANE, SUITES #2 AND
#3, TEMPE, ARIZONA 85281 (the "PREMISES"), together with a nonexclusive right to
use the unreserved parking spaces and common areas (collectively, the "COMMON
AREAS") surrounding the Premises and within the project commonly known as PARK
LANE INDUSTRIAL PARK (the "PROJECT"). The location of the Premises and the
parameters of the Common Areas and the Project are shown on EXHIBIT "A" attached
hereto. All dimensions and areas quoted herein or in any exhibit attached herein
are approximate and are based on gross rentable area, rather than solely on
areas designed for the exclusive use and occupancy of tenants.

3. TERM.

     3.1  TERM. The term of this Lease shall be for a period of twenty-four(24)
months, commencing on SEPTEMBER 1, 2001 ("COMMENCEMENT DATE") and ending on
AUGUST 31, 2003 (the "EXPIRATION DATE"), unless sooner terminated pursuant to
any provision hereof ("TERM").

     3.2  DELAY IN COMMENCEMENT. Notwithstanding the Commencement Date, if for
any reason Lessor cannot deliver possession of the Premises to Lessee on said
date, Lessor shall not be subject to any liability therefore, nor shall such
failure affect the validity of this Lease or the obligations of Lessee hereunder
or extend the Term hereof, but in such case Lessee shall not be obligated to pay
rent until possession of the Premises is tendered to Lessee; provided, however,
that if Lessor shall not have delivered possession of the Premises within
sixty (60) days from the Commencement Date and such delay is absent of force
majeure or otherwise, Lessee may, at Lessee's option, by notice in writing to
Lessor within ten (10) days thereafter, cancel this Lease, in which event the
parties shall be discharged from all obligations hereunder. If Lessee occupies
the Premises prior to the Commencement Date, such occupancy shall be subject to
all provisions hereof; such occupancy shall not advance the Expiration Date, and
Lessee shall pay rent from its date of occupancy at the initial monthly rates
set forth below. If Lessor, by reason of force majeure or otherwise, cannot
deliver the Premises within ninety (90) days from the Commencement Date, Lessor
or Lessee may, at their respective options, by notice in writing within ten (10)
days thereafter, cancel this Lease. In the event Lessor is required to improve
the Premises as described on EXHIBIT "B" attached hereto, Lessor agrees to use
reasonable diligence to have the Premises ready for occupancy on or before the
Commencement Date.

4. RENT.

     4.1. MONTHLY BASE RENT. Lessee shall pay to Lessor a monthly base rental
("MONTHLY BASE RENT") due and payable in advance on the 1st day of the month as
follows:

<Table>
<S>                    <C>
     Months 01 - 12:   $2,375.10
     Months 13 - 24:   $2,448.18
</Table>

The Monthly base rental due hereunder shall be payable to Lessor by the first
day of each month during the Term at the address stated herein or to such other
persons or at such other places as Lessor may designate in writing and shall be
paid in lawful money of the United States of America. The Lessee further agrees
to pay Lessor, in addition to the rent as provided herein, all privilege, sales,
excise, rental and other taxes (except income taxes) imposed now or hereinafter
imposed by any governmental authority upon the rentals and all other amounts
herein provided to be paid by the Lessee. Said payment shall be in addition to
and accompanying each monthly rental payment made by Lessee to Lessor.

The base rental set forth in this SECTION 4.1 is a negotiated figure and shall
govern whether or not the actual gross rentable square footage of the Premises
is the same as set forth in PARAGRAPH 12 hereof. Lessee shall have no right to
withhold, deduct or offset any amount from the base monthly rental or any other
sum due hereunder even if the actual gross rentable square footage of the
Premises is less than that set forth in PARAGRAPH 12. Rent for any period during
the Term, which is for less than one month shall be a pro rata portion of the
monthly installment.

     4.2  CONSUMER PRICE INDEX INCREASES. Not applicable under the terms of this
Lease.

     4.3 OTHER CHARGES. In addition to monthly base rental, all other charges or
amounts required to be paid by Lessee under any provision of this Lease shall be
considered additional rent.

     4.4  PAYMENT OF RENTS AND OTHER CHARGES. All payments of rents and other
charges are to be mailed to the Lessor at the following Lockbox address:

                                AU Park Lane LLC
                                 P.O. Box 53084
                                Phoenix, AZ 85072

ALL CORRESPONDENCE, NOTICES, AND OTHER COMMUNICATIONS MATTERS SHOULD NOT BE
MAILED TO THE ABOVE LOCKBOX AND SHOULD BE MAILED PER THE ADDRESSES PRESENTED
HEREIN UNDER PARAGRAPH 17.8.

5. SECURITY DEPOSIT; CLEANING, RE-KEYING AND INSPECTION FEE.

     5.1 SECURITY DEPOSIT. Lessee shall deposit with Lessor upon execution
hereof FIVE THOUSAND and 00/100 DOLLARS ($5,000.00) as security for Lessee's
faithful performance of Lessee's obligations hereunder. If Lessee fails to pay
rent or other charges due hereunder, or otherwise defaults with respect to any
provision of the Lease, Lessor may use, apply or retain all or any portion of
said deposit for the payment of any rent or other charge in default or for the
payment of any other sum for which Lessor may become obligated by reason of
Lessee's default, or to compensate Lessor for any loss or damage which Lessor
may suffer thereby. If Lessor so uses or applies all or any portion of said
deposit, Lessee shall within ten (10) days after written demand therefore
deposit cash with Lessor in an amount sufficient to restore said deposit to the
full amount hereinabove stated, and Lessee's

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failure to do so shall be a material breach of this Lease. Lessor shall not be
required to keep said deposit separate form its general accounts. If Lessee
performs all of Lessee's obligations hereunder, said deposit, or so much thereof
as has not therefore been applied by Lessor, shall be returned, without payment
of interest or other increment for its use, to Lessee (or, at Lessor's option,
to the last assignee, if any, of Lessee's interest hereunder) WITHIN FIFTEEN
(15) DAYS OF THE EXPIRATION OF THE TERM and after Lessee has vacated the
Premises. Any mortgagee of Lessor, purchaser of the Project, or beneficiary of a
deed of trust, shall be relieved and released from any obligation to return said
deposit in the event such mortgagee, beneficiary of deed of trust or purchaser
comes into possession of the Premises by reason of foreclosure or trustee's sale
(including deed in lieu thereof) or proceeding in lieu of foreclosure unless
said deposit shall have been actually delivered to such mortgagee, beneficiary
of deed of trust or purchaser. Such release, however, shall not relieve the
person or entity that owned the Project immediately prior to acquisition of
title by such mortgagee; beneficiary of deed of trust or purchaser of any
obligation he or it may have to return said deposit.

     5.2 CLEANING, RE-KEYING AND INSPECTION FEE. In addition to the security
deposit provided for in Section 5.1, Lessee shall deposit with Lessor upon
execution hereof ZERO DOLLARS ($0.00) as non-refundable fee to compensate Lessor
for typical cleaning, re-keying, and inspection fees that Lessor will incur upon
the expiration or earlier termination of the Term (the "CLEANING, RE-KEYING AND
INSPECTION FEE"). The Cleaning, Re-Keying and Inspection fee shall be earned by
Lessor upon receipt and shall not be subject to adjustment regardless of whether
Lessor's actual cleaning, re-keying and inspection fees differ from the fee paid
by Lessee.

6. USE.

     6.1 PERMITTED USES.

          (a) The Premises are to be used only for GENERAL ADMINISTRATIVE OFFICE
USES FOR COMPUTER PROCESSING AND WAREHOUSE/STORAGE INCLUDING BUT NOT LIMITED TO
SCANNING AND PROCESSING OF ELECTRONIC DOCUMENTS ("PERMITTED USE") and for no
other business or purpose whatsoever without the prior written consent of
Lessor. No act shall be done in or about the Premises that is unlawful or that
will increase the existing rate of insurance on the Project. In the event of a
breach of this covenant, Lessee shall pay to Lessor any and all increases in
insurance premiums resulting from such breach upon demand, and Lessor shall have
all additional remedies provided for herein to redress such breach. Lessee shall
not commit or allow to be committed any waste upon the Premises, or any public
or private nuisance or other act or thing which disturbs the quiet enjoyment of
any other lessee in the Project. If any of Lessee's machines or equipment
disturb any other lessee in the Project, then Lessee shall provide adequate
insulation, or take such other action as may be necessary to eliminate the noise
or disturbance. Lessee, at its expense, shall comply with all laws relating to
its use and occupancy of the Premises and shall observe such reasonable rules
and regulations as may be adopted and made available to Lessee by Lessor from
time to time for the safety, care and cleanliness of the Premises or the Project
and for the preservation of good order therein.

          (b) Lessee warrants that the operation of its business shall be
conducted in strict compliance with all applicable private covenants, conditions
and restrictions and all applicable federal, state and local environmental,
safety and other pertinent laws, rules, regulations and ordinances, including,
without limitation, the Americans With Disabilities Act and the Arizonans with
Disabilities Act (collectively, the "ADA")). ANY ALTERATIONS NECESSARY TO THE
EXTERIOR OF THE PREMISES AND PROJECT, OR TO THE "PATH OF TRAVEL" (AS THAT TERM
IS USED IN THE ADA AND THE RULES AND REGULATIONS IMPLEMENTING THE ADA), IN ORDER
TO COMPLY WITH THE ADA OR SUCH OTHER COVENANTS, CONDITIONS, RESTRICTIONS, LAWS,
RULES, REGULATIONS AND ORDINANCES, SHALL BE AT LESSOR'S SOLE COST AND EXPENSE.
Any alterations necessary to the interior of the Premises, in order to comply
with the ADA or such other covenants, conditions, restrictions, laws, rules,
regulations and ordinances, shall be at Lessee's sole cost and expense. Lessee
represents and warrants to Lessor that there is no risk to Lessee, Lessee's
visitors and others using the Premises arising from Lessee's operations. Lessee
shall indemnify, defend and hold harmless Lessor from and against any claim,
liability, expense, lawsuit, loss or other damage, including reasonable
attorney's fees, arising from or relating to Lessee's use of the Premises.
Lessee's activities within the Project or any violations of the ADA due to the
use of the Premises by Lessee, its employees, subtenants, agents, guests or
invitees.

     6.2 CONDITION OF PREMISES. Lessee hereby accepts the Premises in their
condition existing as of the date of the execution hereof or in the condition
described on the attached EXHIBIT "B," whichever is applicable, subject to all
applicable covenants, conditions, restrictions, matters of public record, laws,
ordinances and regulations governing and regulating the use of the Premises, and
subject to all matters disclosed thereby. Lessee acknowledges that neither
Lessor nor Lessor's agents has made any representation or warranty as to the
suitability of the Premises for the conduct of Lessee's business or as to the
square footage of space over which Lessee shall have exclusive use and occupancy
and that Lessee and its agents and contractors have been provided with an
opportunity in thoroughly inspect and measure the Premises and the Project.

     6.3 HAZARDOUS MATERIALS.

     (a) As used herein, the term "Hazardous Material" shall mean any substance
or material which has been determined by any state, federal or local
governmental authority to be capable of posing a risk of injury to health,
safety or property, including all of those materials and substances designated
as hazardous or toxic by the city in which the Premises are located, the U.S.
Environmental Protection Agency, the Consumer Product Safety Commission, the
U.S. Food and Drug Administration, the department of environmental quality or
similar government agency of the state, county or municipality where the
Premises are located, or any other governmental agency now or hereafter
authorized to regulate materials and substances in the environment.

     (b) Lessee agrees not to introduce any Hazardous Material in, on or
adjacent to the Premises or in, on or adjacent to the Project without (i)
obtaining Lessor's prior written approval, (ii) providing Lessor with thirty
(30) days prior written notice of the exact amount, nature, and matter of
intended use of such Hazardous Materials, and (iii) complying with all
applicable federal, state and local laws, rules, regulations, policies and
authorities relating to the storage use, disposal and clean-up of Hazardous
Materials, including, but not limited to, the obtaining of all proper permits.

     (c) Lessee shall immediately notify Lessor of any inquiry, test,
investigation, or enforcement proceeding by, against or directed at Lessee or
the Premises concerning a Hazardous Material. Lessee acknowledges that Lessor,
as the owner of the Premises, shall have the right, at its election, in its own
name or as Lessee's agent, to negotiate, defend, approve, and appeal, at
Lessee's expense, any action taken or order issued with regard to a Hazardous
Material by any applicable governmental authority.

     (d) If Lessee's storage, use or disposal of any Hazardous Material in, on
or adjacent to the Premises or the Project results in any contamination of the
Premises, the Project, the soil, surface or groundwater there under or the air
above and around the Premises and the Project (i) requiring remediation under
federal, state or local statutes, ordinances, regulations or policies or (ii) at
levels which are unacceptable to Lessor, in Lessor's sole and absolute
discretion. Lessee agrees to clean-up the contamination immediately, at Lessee's
sole cost and expense. Lessee further agrees to indemnify, defend and hold
Lessor harmless from and against any claims, suits, causes of action, costs,
damages, loss and fees, including attorney's fees and costs, arising out of or
in connection with (i) any clean-up work, inquiry or enforcement proceeding
relating to Hazardous Materials currently or hereafter used, stored or disposed
of by Lessee or its agents, employees, contractors or invitees on or about the
Premises or the Project, and (ii) the use, storage, disposal or release by
Lessee or its agents, employees, contractors or invitees of any Hazardous
Materials on or about the Premises or the Project.

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     (e) Notwithstanding any other right of entry granted in Lessor under this
Lease, Lessor shall have the right to enter the Premises or to have consultants
enter the Premises throughout the Term at reasonable times for the purpose of
determing. (1) whether the Premises are in conformity with federal, state and
local statues, regulations, ordinances and policies, including those pertaining
to the environmental condition of the Premises; (2) whether Lessee has complied
with this PARAGRAPH 6; and (3) the corrective measures, if any, required of
Lessee to ensure the safe use, storage and disposal of Hazardous Materials.
Lessee agrees to provide access and reasonable assistance for such inspections.
Such Inspections may include, but are not limited to, entering the Premises with
machinery for the purpose of obtaining laboratory samples. Lessor shall not be
limited in the number of such inspections during the Term. If during such
inspections, it is found that Lessee's use of Hazardous Materials constitutes a
violation of this Lease, Lessee shall reimburse Lessor for the cost of such
inspections within ten (10) days of receipt of a written statement therefore. If
such consultants determine that the Premises are contaminated with Hazardous
Materials or in violation of any applicable environmental law, Lessee shall in a
timely manner, at its expense, remove such Hazardous Materials otherwise comply
with the recommendations of such consultants to the reasonable satisfaction of
Lessor and any applicable governmental agencies. If Lessee fails to do so,
Lessor, at its sole discretion, may, in addition to all other remedies available
to Lessor under this Lease and at law and in equity, cause the violation and/or
contamination to be remedied at Lessee's sole cost and expense. The right
granted to Lessor herein to inspect the Premises shall not create a duty on
Lessor's part to inspect the Premises, or liability of Lessor for Lessee's use,
storage or disposal of Hazardous Materials, it being understood that Lessee
shall be solely responsible for all liability in connection therewith.

     (f) Lessee shall surrender the Premises to Lessor upon the expiration or
earlier termination of this Lease free of Hazardous Materials and in a condition
which complies with all governmental statues, ordinances, regulations and
policies, recommendations of consultants hired by Lessor, and such other
reasonable requirements as may be imposed by Lessor.

     (g) Lessee's obligations under this PARAGRAPH 6 and all indemnification
obligations of Lessee under this Lease shall survive the expiration or earlier
termination of this Lease.

7. MAINTENANCE, REPAIRS AND ALTERATIONS

     7.1 LESSORS OBLIGATIONS.

     (a) Subject to the provisions of PARAGRAPH 9 and except for damage caused
by any negligent or intentional act or omission of Lessee, Lessee's agents,
employees or invitees, and except for Lessor's right to include certain costs as
Total Common Area Charges pursuant to PARAGRAPH 11. Lessor, at Lessor's expense,
shall keep in good order, condition, and repair the foundations, exterior walls,
and the structural portions of the exterior roof of the Premises. Lessee
expressly waives the benefits of any statue now or hereafter in effect, which
would otherwise afford Lessee the right to make repairs at Lessor's expense or
to terminate this Lease or its obligations hereunder because of Lessor's failure
to keep the Premises in good order, condition, and repair.

     (b) Lessor shall have the right to enter into and keep in force during the
Term a preventive maintenance contract with a licensed heating and air
conditioning contractor providing lot the regular inspection and maintenance of
the heating, ventilating and air conditioning equipment serving the Premises. If
Lessor elects to enter into such a preventive maintenance contract, Lessee shall
pay to Lessor, as additional rent hereunder, within ten (10) days after
receiving request therefore from Lessor, all sums charged by such contractor
under the preventive maintenance contract. Lessor may elect to enter into such a
preventive maintenance contract that covers heating, ventilating and air
conditioning equipment serving the Premises as well as additional premises. In
such case, Lessee shall only be responsible for those charges under the contract
relating to the heating, ventilating and air conditioning equipment serving the
Premises. Preventive maintenance costing more than $1,000.00 will be initiated
with notice to and approval of the Lessee.

     7.2 LESSEE'S OBLIGATIONS.

     (a) Lessee shall, at its expense throughout the Term, maintain, service,
replace, and keep in good repair the interior structures except those items for
which Lessor is specifically made responsible under SECTION 7.1 and mechanical
equipment of the Premises, and all other aspects of the Premises including,
without limitation, such items as heating, ventilation and air conditioning,
floors, ceilings, walls, doors, glass, plumbing, paint, partitions, electrical
equipment, wires, and electrical fixtures, and surrender same upon the
expiration of the Term in the same condition as received, ordinary wear and tear
excepted. Lessee shall give Lessor prompt written notice of any defects or
breakage in the structure, equipment, fixtures, or of any unsafe condition upon
or within the Premises.

     (b) On the last day of the Term or on any sooner termination, Lessee
shall surrender the Premises to Lessor in the same condition as received, broom
clean, ordinary wear and tear excepted. Lessee shall repair any damage to the
Premises occasioned by the removal of its trade fixtures, furnishings and
equipment pursuant to SECTION 7.3, which repair shall include without limitation
the patching and filling of holes and repair of structural damage.

     7.3 ALTERATIONS AND ADDITIONS.

          (a) Alterations, improvements, additions, utility installations or
removal of any fixtures may not be made to the Premises without the prior
written consent of Lessor, nor may any alterations to the "path of travel" (as
the term is used in the ADA and in the rules and regulations implementing the
ADA), whether within or outside the Premises, be made without Lessor's consent.
Any alterations, improvements, additions or utility installations in the
Premises; excepting movable furniture and machinery and trade fixtures, shall,
at Lessor's option, become part of the realty and belong to Lessor upon the
expiration or earlier termination of this Lease. However, this shall not prevent
Lessee from installing trade fixtures, machinery, or other trade equipment in
conformance with all applicable ordinances, regulations and laws nor shall
Lessor unreasonably withhold its consent to any alteration necessary to bring
the Premises or the "path of travel" into compliance with the ADA. Lessee shall
keep the Premises, the building in which the Premises are located, and the land
on which the Premises are situated free from any liens arising out of any work
performed for, material furnished to, or obligations incurred by the Lessee. It
is further understood and agreed that under no circumstance is the Lessee to be
deemed the agent of the Lessor for any alteration, repair, or construction
within the Premises, the same being done at the sole expense of the Lessee. All
contractors, materialmen, mechanics, and laborers are hereby charged with
notice that they must look only to the Lessee for the payment of any charge for
work done and materials furnished upon the Premises during the Term.

          (b) Upon the expiration or sooner termination of the Term, Lessee
shall, upon written demand by Lessor, at Lessee's sole expense, with due
diligence, remove any alteration, addition or improvement made by Lessee,
designated by Lessor to be removed, and repair any damage in the Premises caused
by such removal. Lessee shall remove all of its movable property and trade
fixtures, which can be removed without damage to the Premises at the expiration
or earlier termination of this Lease and shall pay Lessor for all damages from
injury to the Premises or Project resulting from such removal.

          (c) Any and all of Lessee's contractors and/or sub-contractors
constructing any alterations, improvements, additions, utility installations or
removing any fixtures shall sign a "Contractors Hold Harmless Agreement" in the
form attached

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hereto as EXHIBIT "C", to be provided to Lessor prior to commencement of such
work. Contractor(s)/sub-Contractor(s) who do not currently have a certificate of
insurance on file with Lessor shall provide Lessor with a certificate of
insurance in which the commercial general liability coverage shall not be less
than $1,000,000, combined single limit, noming Lessor and its member(s),
manager(s), and partner(s) as additional insured.

8. INSURANCE; INDEMNITY.

     8.1 LESSEE'S LIABILITY INSURANCE. Lessee shall, at Lessee's expense, obtain
and keep in force during the Term a policy of commercial general liability
insurance written on an occurrence basis insuring Lessee against any liability
arising out of the use, occupancy, and maintenance of the Premises and all areas
appurtenant thereto. Such insurance shall be primary and not contributing with
any insurance maintained by Lessor, shall have a combined single limit of
liability of $ 2,000,000 and shall name Lessor, AU Park Lane LLC, Wilson
Property Services, Inc. and Lessor's existing and future lenders as additional
insureds. The limits of said insurance shall not, however, limit the liability
of Lessee hereunder. Said insurance shall include Lessor's Protective Liability
coverage and shall also contain include contractual liability coverage covering
all indemnification obligations of Lessee hereunder. If Lessee shall fail to
procure and maintain said insurance, Lessor may, but shall not required to,
procure and maintain the same, but at the expense of Lessee.

     8.2 LESSEE'S PROPERTY INSURANCE. Lessee shall, at Lessee's expense, obtain
and keep in force during the Term a policy or policies of insurance covering
loss or damage to Lessee's personal property, merchandise, stock in trade,
fixtures and equipment located on the Premises from time to time, and to all
alternations, improvements, additions, and utility installation made to the
Premises by Lessee, in the amount of the full replacement value thereof,
providing protection against all perils included within the classification of
fire, extended coverage, vandalism, malicious mischief, special extended
perils (special form).

     8.3 LESSOR'S LIABILITY INSURANCE. Lessor shall obtain and keep in force
during the Term a policy of commercial general liability insurance written on an
occurrence basis-insuring Lessor against any liability arising out of the
ownership, use, occupancy, or maintenance of the Project, including the Common
Areas. Such insurance shall have a combined single limit of liability of at
least $2,000,000.

     8.4 LESSOR'S PROPERTY INSURANCE. Lessor shall obtain and keep in force
during the Term a policy or policies of insurance covering loss or damage to the
Project, in the amount of the full replacement value thereof, exclusive of
footings and foundations, providing protection against all perils included
within the classification of fire, extended coverage, vandalism, malicious
mischief, special extended perils (special font). Lessee understands and agrees
that the insurance described in this SECTION 8.4 will not cover Lessess'
personal property, merchandise, stock in trade, trade fixtures and equipment.

     8.5 OTHER INSURANCE. Lessor may, at its option, obtain and keep in force
during the Term: (i) a policy of business Interruption insurance in an amount
sufficient to cover any loss of income from the Project for a period of twelve
(12) months, and (ii) a policy of flood insurance in an amount and upon such
other terms are acceptable to Lessor.

     8.6 INSURANCE POLICIES. Insurance required hereunder shall be in companies
rated "A-XII" or better by A.M. Best Co, in Best's Key guide. On or prior to the
Commencement Date, Lessee shall deliver to Lessor copies of policies of
liability insurance required under SECTION 8.1 and policies of casualty
insurance required by SECTION 8.2 or certificates evidencing the existence and
amounts of such insurance, and in the case of the liability insurance policy
indicating that the parties designated in SECTION 8.1 have been named an
additional insureds there under. All such policies and certificates of insurance
shall be on forms reasonably acceptable to Lessor and shall state explicitly
that such insurance shall not be cancelable or subject to reduction of coverage
or other modification except upon at least thirty (30) day's advance written
notice by the insurer to Lessor. Lessee shall furnish Lessor with renewals or
"binders" thereof, or Lessor may order such insurance and charge the cost
thereof to Lessee, which amount shall be payable by Lessee upon demand. Lessee
shall not do or permit to be done anything, which shall invalidate the insurance
policies referred to in SECTION 8.3, 8.4 or 8.5. Either party may provide any
required insurance under a so-called blanket policy or policies covering other
parties and locations and may maintain the required coverage by a so-called
umbrella policy or policies, so long as the required converge is not thereby
diminished.

     8.7 WAIVER OF SUBROGATION. Lessee and Lessor each hereby waives any and all
rights of recovery against the other, or against the officers, partners,
employees, agents, and representatives of the other, for loss of or damage to
such waiving party or its property or the property of others under its control,
where such loss or damage is insured against and actually covered under any
property insurance policy in force at the time of such loss or damage, but such
waiver extends only to the extent of the actual insurance coverage. Lessee and
Lessor shall, upon obtaining the policies of insurance required hereunder, give
notice to the insurance carrier or carriers that the foregoing mutual waiver of
subrogation is contained in this Lease.

     8.8 INDEMNITY. Lessee shall indemnify, defend and hold harmless Lessor from
and against any and all claims arising from Lessee's use of the Premises, or
from the conduct of Lessee's business or from any activity, work, or things
done, permitted, or suffered by Lessee in or about the Premises or elsewhere,
and shall further indemnify, defend and hold harmless Lessor from and against
any and all claims arising from any breach of default in the performance of any
obligation on Lessee's agents, contractors or employees, and from and against
all costs, attorneys's fees, expenses, and liabilities incurred in the defense
of any such claim or any action or proceeding brought thereon. Lessee, as a
material part of the consideration to Lessor, hereby assumes all risk of damage
to property or injury to persons, in, upon, or about the Premises arising from
any cause and Lessee hereby waives all claims in respect thereof against Lessor.

     8.9 EXEMPTION OF LESSOR FROM LIABILITY.

          (a) Lessee hereby agrees that Lessor and its agents shall not be
liable for injury to Lessee's business or any loss of income there from or for
damage to the goods, wares, merchandise, or other property of Lessee, Lessee's
employees, invitees, customers, or any other person in or about the Premises,
nor shall Lessor be liable for injury to the person of Lessee, Lessee's
employees, agents or contractors, whether such damage or injury is caused by or
results from fire, steam, electricity, gad, water or rain, or from the breakage,
leakage, obstruction, or other defects of pipes, sprinklers, wires, appliances,
plumbing, air conditioning or light fixtures, or from any other cause whether
said damage or injury results from conditions arising upon the Premises or upon
other portions of the building of which the Premises are a part, or from other
sources or places, and regardless of whether the cause of such damage or injury
or the means of repairing the same is inaccessible to Lessee. Lessor shall not
be liable for any damages arising from any act or neglect of any other lessee,
if any, of the building in which the Premises are located.

          (b) No individual members, partners, shareholders, directors,
officers, employees or agents of Lessor or individual, member of a joint
venture, tenancy in common, firm or partnership, general or limited, which may
be the Lessor or any successor in interest, shall be subject to personal
liability with respect to any of the covenants or conditions of this Lease. The
Lessee shall look solely to the equity of the Lessor in the Project, and the
rents, issues and profits derived there from, and to no other assets of Lessor,
for the satisfaction of the remedies of the Lessee in the event of a breach by
the Lessor. Lessee will not seek recourse against the individual partners,
shareholders, directors, officers, employees or agents of Lessor or an
individual, member of a joint

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venture, tenancy in common, firm or partnership, general, general or limited,
which may be the Lessor or any successor in interest or any of their personal
assets for such satisfaction. It is mutually agreed that this clause is and
shall be considered an integral part of this Lease.

     8.10 INCREASES IN LESSOR'S INSURANCE PREMIUMS. Lessee shall pay during the
Term, as additional rent and in addition to all other charges due hereunder,
Lessee's proportionate share (calculated in the manner described in PARAGRAPH
12) of the amount of any increase in premiums for the insurance required or
permitted to be carried by Lessor hereunder over and above the insurance
premiums paid in connection with the Project during the calendar year in which
the Commencement Date occurs (the "INSURANCE OVERAGE AMOUNT"), whether the
Insurance Overage Amount shall be the result of the nature of Lessee's
occupancy, any act or omission of Lessee, requirements of the holder of a
mortgage or deed of trust covering the Premises, increased valuation of the
Premises or the Project, or otherwise, Lessee shall pay Lessor in advance its
monthly estimated proportionate share of the Insurance Overage Amount together
with all applicable rental taxes due thereon, within ten (10) days after receipt
of an invoice from Lessor setting forth Lessor's estimate of such amount. Within
ninety (90) days following the end of each calendar year during the Term, or as
soon thereafter as is reasonably possible, Lessor shall furnish Lessee with a
statement of all of Lessor's insurance costs for the Project for the previous
calendar year indicating the computation of Lessees' proportionate share of the
Insurance Overage Amount for such calendar year and the payments made by Lessee
during such calendar year. If Lessee's aggregate estimated monthly payments
actually paid to Lessor for the calendar year are greater than Lessee's
proportionate share of the Insurance Overage Amount for such calendar year,
Lessor shall promptly pay the excess to Lease or shall apply the excess to any
past due amounts owing from Lessee to Lessor; if the payments made are less than
Lessee's proportionate share, Lessee shall, UPON THIRTY (30) DAYS WRITTEN
NOTICE, pay the difference to Lessor within ten (10) days of its receipt of such
statement.

9. DAMAGE OR DESTRUCTION.

     9.1 RECONSTRUCTION OF PREMISES. If during the term all or part of the
Premises should be destroyed partially or totally by fire or other casualty,
this Lease shall continue thereafter in full force and effect, except as
hereinafter provided, and the Lessor shall cause the reconstruction of the
Premises within the one hundred eighty (180) days following such destruction to
substantially the same condition in which it existed at the time immediately
preceding such destruction. Lessee's obligation to pay rental to Lessor
hereunder shall abate from the date of such destruction until completion of such
reconstruction and the Term hereof shall be automatically extended for a period
of time equivalent to that during which rent is abated as aforesaid. Should the
Premises be partially damaged or destroyed, rent shall be abated in the same
proportion as the destruction affects Lessee's ability to occupy and use the
Premises for its intended purposes. Notwithstanding the foregoing, Lessor shall
have thirty (30) days following the partial or total destruction of the Premises
to elect in writing not to commence reconstruction, repair or replacement of the
Premises. In the event of such an election by Lessor, this Lease shall be deemed
terminated and have no further force or effect.

     9.2 FORCE MAJEURE. If Lessor is bona fide delayed or hindered in or
prevented from the performance of any term, covenant or act required in SECTION
9.1 by reason of strikes, labor troubles, inability to procure materials or
services, power failure, sabotage, rebellion, war, act of God, or other reason
of a like nature, any of which must be beyond the reasonable control of Lessor,
financial inability excepted, then the performance of that term, covenant or act
is execused for the period of the demy and the reconstruction period shall be
deemed correspondingly extended.

     9.3 ABATEMENT SOLE REMEDY. Except for abatement of rent, if any, Lessee
shall have no claim against Lessor for any damage suffered by reason of any such
damage, destruction, repair or restoration of the Premises.

     9.4 NOTICE OF LOSS OR DAMAGE. Lessee shall give immediate telephonic notice
to Lessor in cases of fire, casualty or accident in the Premises or in the
building of which the Premises are a part and shall thereafter promptly confirm
such notice in writing.

     9.5 WAIVER. Lessee expressly waives the benefit of A.R.S. Section 33-343 or
any other statute now or hereafter in effect which would otherwise afford
Lessee the right to terminate this Lease or its obligations hereunder due to
damage to or destruction of the Premises or the Project and agrees that the
terms of this Lease shall govern the effect of any damage to or destruction
thereof.

10. REAL PROPERTY TAXES.

     10.1. PAYMENT OF TAX INCREASES. Lessor shall pay all real property taxes
applicable to the Premises; provided, however, that Lessee shall pay, as
additional rent and in addition to all other charges due hereunder, Lessee's
proportionate share (as defined in PARAGRAPH 12) of the amount, if any, by which
real property taxes applicable to the Project increase over real property taxes
assessed against the Project for the calendar year in which the Commencement
Date occurs (the "REAL PROPERTY TAX OVERAGE AMOUNT"). Lessee shall pay Lessor in
advance its monthly estimated proportionate share of the Real Property Tax
Overage Amount, together with all applicable rental taxes due thereon, within
ten (10) days after receipt of an invoice from Lessor setting forth Lessor's
estimate of such amount. Within ninety (90) days following the end of each
calendar year during the Term or as soon thereafter as is reasonably possible,
Lessor shall furnish Lessee with a statement of all real property taxes relating
to the Project for the previous calendar year indicating the computation of
Lessee's proportionate share of the Real Property Tax Overage Amount for such
calendar year and the payments made by Lessee during such calendar year. If
Lessee's aggregate estimated monthly payments actually paid to Lessor for the
calendar year are greater than Lessee's proportionate share of the Real Property
Tax Overage Amount for such calendar year, Lessor shall promptly pay the excess
to Lessee or shall apply the excess to any past due amounts owing from Lessee to
Lessor; if the payments made are less than Lessee's proportionate share, Lessee
shall pay the difference to Lessor within ten (10) days of its receipt of such
statement. If the Term does not commence or expire concurrently with the
commencement or expiration of the tax year, Lessee's liability for increased
real property taxes for the partial year shall be prorated on an annual basis.

     10.2 DEFINITION OF "REAL PROPERTY TAX" As used herein, the term "real
property tax" shall include any form of assessment, fee, levy, penalty or tax
(other than personal income, inheritance or estate taxes) imposed by any
authority having the direct or indirect power to tax or assess, including any
city, country, state, or federal government, any school, agricultural, lighting,
drainage, or other improvement district thereof, or any private owners
association created by covenants, conditions and restrictions binding on the
Premises, as against any legal or equitable interest of Lessor in the Premises,
the Project and the real property of which the Premises and the Project are a
part, or as against Lessor's business of leasing space in the Project. The term
"real property tax" shall also include any tax, fee, levy, assessment or charge,
or any increase therein, imposed by reason of events occurring during the Term,
including, but not limited to, a change in the ownership of the Project.

     103. PERSONAL PROPERTY TAXES.

          (a) Lessee shall pay prior to delinquency all taxes assessed against
and levied upon trade fixtures, furnishings, equipment, and all other personal
property of Lessee contained in the Premises or elsewhere. When possible, Lessee
shall cause said trade fixtures, furnishings, equipment, and all other personal
property to be assessed and billed separately from the real property of Lessor.

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          (b) If any of Lessee's personal property shall be assessed and billed
with Lessor's real property, Lessee shall pay Lessor the taxes attributable to
Lessee within ten (10) days after receipt of a written statement setting forth
the taxes applicable to Lessees' property.

11. COMMON AREA CHARGES. In addition to the rental and other charges herein
provided to be paid by Lessee to Lessor, Lessee shall pay to Lessor, as
additional rent and as Lessee's share of the cost of maintaining, operating,
repairing and managing the Project. Lessee shall pay Lessor in advance on the
1st of the month as its share as follows:

     Months 01-24       $146.16

Total Common Area Charges shall consist of all costs and expenses of every type
associated with the management, repair, maintenance, and insuring of the Common
Areas including without limitation, costs and expenses for the following:
gardening and landscaping; utilities, water and sewer charges: premiums for
liability, property damage and casualty, worker's compensation and other
insurance as required by Lessor or its lenders; all personal property taxes
levied on or attributable to personal property used in connection with the
Common Areas; straight line depreciation on personal property owned by Lessor
which is consumed in the operation or maintenance of the Common Areas; rental or
lease payments paid by Lessor for rented or leased personal property used in the
operation or maintenance of Common Areas; fees for required licenses and
permits; refuse disposal charges; repairing, resurfacing, repaving, maintaining
the parking lots; painting, lighting, cleaning, refuse removal, security and
similar items; repair and maintenance of exterior roofs and reserves for roof
replacement and exterior painting of the Project and other appropriate reserves,
fees paid to property managers (including, without limitation, an amount equal
to the fair rental value of any on-site manager's office); amortization of
capital expenses, including financing costs if (i) required by a governmental
entity for energy conservation, life safety, ADA, or environmental purposes, or
(ii) made by Lessor to reduce Total Common Area Charges; compensation
(including employment taxes and fringe benefits) of all persons who perform
duties connected with the operation, maintenance, repair or overhaul of the
Project, but only to the extent of the time performed working on the Project;
and other similar costs and expenses relating to the Common Areas, Said Total
Common Area Charges shall further include all charges for utilities supplied to
the Premises and to other tenants of the Project which are not separately
metered, all charges for regular preventive maintenance service of mechanical
equipment including, without limitation, heating, ventilating and air
conditioning equipment, which serves the Common Areas, the cost of lighting,
maintenance and repair of the Project identification signs, all charges for
repair and maintenance of mechanical equipment, including, without limitation,
heating, ventilating and air conditioning equipment, which is attributable to
the Project, and the cost of repairing and maintaining the plumbing, electrical
and other off-Premises facilities serving the Premises or the Project.

12. PROPORTIONATE SHARE. For purposes of SECTION 8.10 and 10.1 and PARAGRAPH 11,
Lessee's proportionate share of the Insurance Overage Amount, the Real Property
Tax Overage Amount and the CAM Overage Amount shall be a fraction, the numerator
of which is the total gross rentable square footage of the Premises, and the
denominator of which is the total gross rentable square footage of the entire
Project from time to time. The parties agree that as of the Commencement Date,
Lessee's proportionate share will be SEVEN AND 24/100 PERCENT (7.24%) which
figure is derived by dividing 3,654 square feet by 50.486 square feet of the
project.

13. UTILITIES; UTILITIES DEREGULATION.

     13.1 LESSEE'S PAYMENT OBLIGATION. Lessee shall pay for all water, gas,
heat, light, power, telephone, and other utilities and services exclusively
supplied to the Premises, together with any taxes thereon.

     13.2 LESSOR CONTROLS SELECTION. If permitted by law, Lessor shall have the
right at any time and from time to time during the Term to contract for service
from a company or companies providing electricity service different from the
utility company currently providing electricity service to the Project (each
such different company shall hereinafter be referred to as an "Alternate Service
Provider").

     13.3 LESSEE SHALL GIVE LESSOR ACCESS. Lessee shall cooperate with Lessor,
the utility company currently providing electricity service to the Project (the
"Electric Service Provider"), and any Alternate Service Provider at all times
and, as reasonably necessary, shall allow Lessor, Electric Service Provider and
any Alternate Service Provider reasonable access to the Project's electric
lines, feeders, risers, wiring, and any other machinery within the Premises.

     13.4 LESSOR NOT RESPONSIBLE FOR INTERRUPTION OF SERVICE. Lessor shall in no
way be liable or responsible for any loss, damage, or expense that Lessee may
sustain or incur by reason of any charge, failure, interference, disruption, or
defect in the supply or character of the electric energy furnished to the
premises, or if the quantity or character of the electric energy supplied by the
Electric Service Provider or any Alternate Service Provider is no longer
available or suitable for Lessee's requirements, and no such change, failure,
defect, unavailability, or unsuitability shall constitute an actual or
constructive eviction, in whole or in part, or entitle Lessee to my abatement or
diminution of rent or additional rent, or relieve Lessee from any obligations
under the Lease.

14. ASSIGNMENT AND SUBLETTING.

     14.1 LESSOR'S CONSENT REQUIRED. Lessee shall not voluntarily or by
operation of law, assign, transfer, mortgage, sublet, or otherwise transfer or
encumber all or any part of Lessee's interest in this Lease or in the Premises,
without Lessor's prior written consent. Any attempted assignment, transfer,
mortgage, encumbrance or subletting without such consent shall be void, and
shall constitute a breach of this Lease.

     14.2 NO RELEASE OF LESSEE. Regardless of Lessor's consent, no subletting or
assignment shall release Lessee of Lessee's obligation or alter the primary
liability of Lessee to pay the rent and to perform all other obligations to be
performed by Lessee hereunder, and no assignment shall be effective unless and
until the assignee executes a written instrument, in form acceptable to Lessor,
assuming all of Lessee's obligations under this Lease. The acceptance of rent by
Lessor from any other person shall not be deemed to be a waiver by Lessor of any
provision hereof. Consent to one assignment or subletting shall not be deemed
consent to any subsequent assignment or subletting.

     14.3 PROFITS ON ASSIGNMENT OR SUBLEASE. Without affecting any of its other
obligations: under this Lease, Lessee will pay Lessor all sums or other economic
considerations that are received by Lessee as a result of a permitted assignment
or subletting, whether or not denominated rentals under the assignment of
sublease, that exceed the rent which Lessee is obligated to pay Lessor under
this Lease.

15. DEFAULTS; REMEDIES.

     15.1 DEFAULTS. The occurrence of any one or more of the following events
shall constitute a material default and breach of this Lease by Lessee:

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          (a) The vacating or abandonment of the Premises by Lessee.

          (b) The failure by Lessee to make any payment of rent or any other
payment required to be made by Lessee hereunder within ten (10) days of the date
when due.

          (c) The failure by Lessee to observe or perform any of the covenants,
conditions or provisions of this Lease to be observed or performed by Lessee,
other than described in Subsection (b) above, where such failure shall continue
for a period of thirty (30) days after written notice thereof from Lessor to
Lessee.

          (d)  (i) The making by Lessee of any general assignment or general
arrangement for the benefit of creditors; (ii) the filing by or against Lessee
of a petition to have Lessee adjudged a bankrupt or a petition for
reorganization or arrangement under any law relating to bankruptcy (unless, in
the case of a petition filed against Lessee, the same is dismissed within sixty
(60) days); (ii) the appointment of a trustee or receiver to take possession of
substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where possession is not restored to Lessee within thirty
(30) days; or (iv) the attachment, execution, or other judicial seizure of
substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where such seizure is not discharged within thirty (30)
days.

          (e) The chronic delinquency by Lessee in the payment of monthly
rental, or any other periodic payment required to be paid by Lessee under this
Lease. "Chronic delinquency" shall mean failure by Lessee to pay monthly rental,
or any other periodic payment required to be paid by Lessee under this Lease,
within ten (10) days as described in SECTION 15.1(b) above, for any three (3)
months (consecutive or nonconsecutive) during any twelve (12) month period. In
the event of the chronic delinquency, at Lessor's option, Lessor shall have the
additional right to acquire that monthly rental be paid by Lessee quarter-
annually, in advance, for the remainder of the Term.

          (f) Any guarantor of this Lease revokes or otherwise terminates, or
purports to revoke or otherwise terminate (by operation of law or otherwise),
any guaranty of all at any portion of Lessee's obligations under this Lease.

     15.2 REMEDIES. In the event of any such material default or breach by
Lessee, Lessor may at any time thereafter, with or without notice or demand and
without limiting Lessor in the exercise of any other right or remedy which
Lessor may have by reason of such default or breach:

          (a) Terminate this Lease by any lawful means, in which case Lessee
shall immediately surrender possession of the Premises to Lessor. In such event,
Lessor shall be entitled to recover from Lessee all damages incurred by Lessor
by reason of Lessee's default including, but not limited to, the cost of
recovering possession of the Premises; expenses of reveling, including necessary
renovation and alteration of the Premises, reasonable attorneys' fees, and any
real estate commission actually paid; the "worth at the time of award"
established by the court having jurisdiction thereof of the amount by which the
unpaid rent and other charges due for the balance of the Term after the time of
Lessee's default exceeds the amount of such rental loss for the same period that
Lessee proves by clear and convincing evidence could have been reasonably
avoided; and that portion of the leasing commission paid by Lessor applicable to
the unexpired term of this Lease. Unpaid installments of rent or other sums
shall bear interest from the date due at the rate of 15% per annum For purposes
of this SECTION 15.2 (a), "worth at the time of award" of the amount referred to
above shall be at an annual rate of eighteen percent (18%).

          (b) Re-enter the Premises, without termination this Lease, and remove
any property from the Premises, in which case Lessor shall be entitled to
enforce all of Lessor's rights and remedies under this Lease, including the
right to recover the rent an dall other amounts due hereunder as they become
due. No re-entry or taking possession of the Premises by Lessor pursuant to this
SECTION 15.2 or other action on Lessor's part shall be construed as an election
to terminate the Lease unless a written notice of such intention is given to
Lessee or unless the termination thereof is decreed by a court of competent
jurisdiction. Lessor's election not to terminate this Lease pursuant to this
SECTION 15.2(b) or pursuant to any other provision of this Lease shall not
preclude Lessor from subsequently electing to terminate this Lease or pursuing
any of its other remedies.

          (c) Maintain Lessee's right to possession, in which case this Lease
shall continue in effect, whether or not Lessee shall have abandoned the
Premises. In such event Lessor shall be entitled to enforce all of Lessor's
rights and remedies under this Lease, including the right to recover the rent
and all other amounts due hereunder as they become due.

          (d) Pursue any other or additional remedy now or hereafter available
to Lessor under the laws or judicial decisions of the State of Arizona.
Including, without limitation. the imposition of a landlord's lien against any
property located within the Premises.

          (e) Lessor acknowledges the Lessee, in its normal course of business,
serves as a Bailee for property it may temporarily warehouse. Lessor agrees to
exclude any such bailment property under the control of the Lessee, in its
Bailee capacity and located on the Premises, from Lessor's claims under
Paragraph 15.2 of this Lease provided, Lessee submits to Lessor reasonable
evidence establishing ownership rights by a third party bailer within two (2)
days after Lessor exercises any rights herein defined.

          The remedies set forth herein shall be deemed cumulative and
not exclusive.

     15.3 DEFAULT BY LESSOR. Lessor shall not be deemed in default unless Lessor
fails to perform obligations required of Lessor within a reasonable time, but in
no event later than thirty (30) days after written notice by Lessee to Lessor
and to the holder of any mortgage or deed of trust covering the Premises whose
name and address shall have theretofore been furnished to Lessee in writing
specifying wherein Lessor has failed to perform such obligations; provided,
however, that if the nature of Lessor's obligation is such that more than thirty
(30) days are required for performance, then Lessor shall not be in default if
Lessor commences performance within such 30-day period and thereafter diligently
prosecutes the same to completion. If Lessor does not perform, Lessor's mortgage
may perform in Lessor's place and Lessee must accept such performance. In no
event shall Lessee have the right to terminate this Lease as a result of
Lessor's default, and Lessee's remedies shall be limited to damages and/or an
injunction.

     15.4 LATE CHARGES. Lessee hereby acknowledges that late payment by Lessee
to Lessor of rent and other sums due hereunder will cause Lessor to incur costs
not contemplated by his Lease, the exact amount of which will be extremely
difficult to ascertain. Such costs include, but are not limited to, processing
and accounting charges, and late charges which may be imposed on Lessor by the
terms of any mortgage or trust deed covering the Premises. Accordingly, if any
installment of rent or any other sum due from Lessee shall not be received by
Lessor or Lessor's designee on or before the date when due, Lessee shall pay to
Lessor a late charge equal to EIGHTEEN PERCENT (18%) of such overdue amount. The
parties hereby agree that such late charge represents a fair and reasonable
estimate of the costs Lessor will incur by reason of late payment by Lessee.
Acceptance of such late charge by Lessor shall in no event constitute a waiver o
Lessee's default with respect to such overdue amount nor prevent Lessor from
exercising any of the other rights and remedies granted hereunder.

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     16. CONDEMNATION. If less than twenty percent (20%) of the gross rentable
floor area of the Premises is taken under the power of eminent domain, or sold
under the threat of the exercise of said power (all of which are herein called
"condemnation"), this Lease shall terminate as to the part so taken as of the
date one (1) day prior to the earlier of the date when the condemning authority
takes title or possession, and in addition, Lessor shall have the option in such
event to terminate this Lease in full by providing Lessee with written notice
thereof within ten (10) days following the date when the condemning authority
takes title or possession, whichever first occurs. If twenty percent (20%) or
more of the floor area of the Premises is taken by condemnation, either Lessor
or Lessee may terminate this Lease by providing the other with written notice
thereof within ten (10) days following the date when the condemning authority
takes title or possession, whichever first occurs. If neither Lessor or Lessee
elects to terminate this Lease in accordance with the foregoing, this Lease
shall remain in full force and effect as to the portion of the Premises
remaining, except that the rent shall be reduced in the proportion that the
gross rentable floor area taken bears to the total gross rentable floor area of
the original Premises. Any award for the taking of all or any part of the
Premises under the poser of eminent domain or any payment made under threat of
the exercise of such power shall be the property of Lessor, whether such award
shall be made as compensation for diminution in value of the leasehold or for
the taking of the fee, or as severance damages, provided, however that Lessee
shall be entitled to any award for loss or damage to Lessee's trade fixtures and
removable property. In the event that this Lease is not terminated by reason of
such condemnation, Lessor shall, to the extent of severance damages actually
received by Lessor in connection with such condemnation, repair any damage to
the premises caused by such condemnation except to the extent that Lessee has
been reimbursed therefore by the condemning authority. Lessee shall pay any
amount in excess of such severance damages required to complete such repair.

17. GENERAL PROVISIONS.

     17.1 ESTOPPEL CERTIFICATE.

          (a) Lessee shall at any time upon not less than ten (10) days prior
written notice form Lessor execute, acknowledge and deliver to Lessor a written
estoppel certificate or a three party agreement among Lessor, Lessee and
Lessor's mortgagee or beneficiary; of a deed of trust (i) certifying that this
Lease is unmodified and in full force and effect (or, if modified, stating the
nature of such modification and certifying that this Lease, as so modified, is
in full force and effect) and the date to which the rent and other charges are
paid in advance, if any; (ii) acknowledging that there are not, to Lessee's
knowledge, any uncured defaults on the part of Lessor hereunder, or specifying
such defaults if any are claimed; (iii) setting forth such other statements (if
true) with respect to this Lease as may be reasonably requested by Lessor or
Lessor's mortgage or beneficiary of a trust deed; and (iv) agreeing to such
notice provisions and other matters as such mortgage or beneficiary of a deed of
trust any reasonably require in connection with Lessor's financing. Any
prospective purchaser encumbrancer of the Project may conclusively rely upon any
such estoppel certificate or three-party agreement.

          (b) Lessee's failure to deliver such statement within such time shall
be conclusive upon Lessee (i) that this Lease is in full force and effect,
without modification except as may be represented by Lessor, (ii) that there are
no uncured defaults in Lessor's performance, and (iii) that not more than one
month's rent has been paid in advance.

          (c) If Lessor desires to finance or refinance the Project or any part
thereof, Lessee hereby agrees to deliver to any lender designated by Lessor such
financial statements of Lessee as may be reasonably required by such lender.
Such statement shall include the past three years' financial statements of
Lessee. All such financial statements shall be received by Lesson in confidence
and shall be used only for the purposes herein set forth.

     17.2 LESSOR'S LIABILITY. the term "Lessor" as used herein shall mean only
the owner or owners at the time in question of the fee title or a lessee's
interest in a ground lease of the Premises. In the event of any transfer of such
title or interest, Lessor herein named (and incase of any subsequent transfers
the then grantor) shall be relieved from and after the date of such transfer of
all liability as respects Lessor's obligations thereafter to be performed,
provided that any funds in the hands of Lessor or the then grantor at the time
of such transfer, in which Lessee has an interest, shall be delivered to the
grantee. The obligations contained in this Lease to be performed by Lessor shall
subject as aforesaid, be binding on Lessor's successors and assigns, only during
their respective periods of ownership.

     17.3 SEVERABILITY. the invalidity of any provision of this Lease as
determined by a court of competent jurisdiction, shall in no way affect the
validity of an other provision hereof.

     17.4 INTEREST ON PAST-DUE OBLIGATIONS. Except as expressly herein provided
any amount due to Lessor not paid when due shall bear interest at the rate of
EIGHTEEN PERCENT (18%) per annum from the date due Payment of such interest
shall not excuse or cure any default by Lessee under this Lessee.

     17.5 TIME OF ESSENCE. Time is of the essence.

     17.6 CAPTIONS. Section and paragraph captions are not a part hereof.

     17.7 INCORPORATION OF PRIOR AGREEMENTS; AMENDMENTS. This Lease contains all
agreements of the parties with respect to any matter mentioned herein No prior
agreement or understanding pertaining to any such matter shall be effective.
This Lease may be modified in writing only, signed by the parties in interest at
the time of the modification.

     17.8 NOTICES AND PAYMENTS. All notices and demands which may be required or
permitted to be given to either party hereunder shall be in writing, and all
such notices and demands hereunder shall be sent by certified United States
mail, return receipt requested, postage prepaid or hand delivered to the
addresses set out below or to such other person or place as each party may from
time to time designate in a notice to the other. All payments due hereunder
shall be sent by first class United States mail, postage prepaid or hand
delivered to the address of the Lessor set out below or to such other person or
place as Lessor may from time to time designate in a notice to Lessee. Notices
and payments shall be deemed given and made upon actual receipt.

     If to Lessor                       AU Park Lane LLC
                                        C/o Wilson Property Services
                                        11811/North Tatum Boulevard, Suite P-129
                                        Phoenix, Arizona 85028
                                        Attn: Mr. Michael Wilson

                                        9
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     With Copies of Notices
     and Demands to;                    AU Biltmore LLC
                                        11811/North Tatum Boulevard, Suite p-129
                                        Phoenix, Arizona 85028
                                        Attn; Mr. Richard J. Lund

     and also to                        Berkshire Life Insurance Company
                                        C/o Walker Mortgage
                                        1350,Mckellips Road, Suite #6
                                        Mesa, Arizona 85203
                                        Ref. Loan Number 27993

     If to Lessee;                      On-Site Sourcing Inc
                                        940, South Park Lane, Suites #2
                                        Tempe, Arizona 85281

     and also to;                       On-Site Sourcing, Inc
                                        1111 North 19th Street, 6th Floor,
                                        Arlington, Virginia 22209

     17.9 MORTGAGE PROTECTION

          (a) If, in connection with obtaining financing for the Project or any
portion thereof, Lessor's lender shall request reasonable modifications to this
Lease as a condition to such financing. Lessee shall not unreasonably withhold,
delay or defer its consent to such modifications do not materially adversely
affect Lessee's rights or increase Lessee's obligations under this Lease

          (b) Lease agrees to give to any trust deed or mortgage
holder("Holder"), by prepaid certified mail. return receipt requested at the
same time as it is given to Lessor, a copy of any notice of default given to
Lessor, provided that prior to such notice Lessee has been notified, in writing,
(by way of notice of assignment of rents and leases, or otherwise) of the
address of such Holder. Lessee further agrees that if Lessor shall have failed
to cure such default within the time provided for in this Lease, then the Holder
shall have an additional twenty (20) days after expiration of such period, or
after receipt of such notice from Lessee (if such notice to the Holder is
required by this SECTION17.9(B) whichever shall last occur, within which to cure
such default or if such default cannot be cured within that time, then such
additional time as may be necessary if within such twenty (20) days, any Holder
has commenced and is diligently pursuing the remedies necessary to cure such
default (including but not limited to commencement of foreclosure proceedings,
if necessary, to effect such cure), in which event this Lessee shall not be
terminated

     17.10 WAIVERS. No waiver by Lessor of any provision hereof shall be deemed
a waiver of any other provision hereof or any subsequent breach by Lessee of the
same or any other provision. Lessor's consent to or approval of any act shall
not be deemed to render unnecessary the obtaining of Lessor's consent to or
approval of any subsequent act by Lesse. The acceptance of rent hereunder by
Lessor shall not be a waiver of any preceding breach by Lesse of any provision
hereof, other than the failure of Lessee to pay the particular rent so accepted,
regardless of Lessor's knowledge of such preceding breach at the time of
acceptance of such rent.

     17.11 RECORDING. Lessee shall not record this Lease without Lessor's prior
written consent, and such recordation shall, at the option of Lessor, constitute
a non-curable default of Lesse hereunder.

     17.12 HOLDING OVER. If Lessee remains in possession of the Premises or any
part thereof after the expiration of the Term hereof, without the written
consent of Lessor, such occupancy shall be a tenancy at sufferance, for which
Lessee shall pay a monthly base rental of One Hundred Fifty Percent (150%) of
the monthly base rental in effect immediately prior to the expiration o the Term
plus all other charges payable hereunder, and upon all the terms hereof
applicable to such a tenancy at sufferance.

     17.13 CUMULATIVE REMEIDES. No remedy or election hereunder shall be deemed
exclusive but shall be deemed exclusive but shall, wherever possible, be
cumulative with all other remedies at law or in enquiry.

     17.14 CONSERVANTS AND CONDITIONS. Each provision of this Lease performable
by Lessee shall be deemed both a covenant and a condition.

     17.15 BINDING EFFECT; CHOICE OF LAW. Subject to any provisions hereof
restricting assignment or subletting and subject to the provisions of SECTION
17.2, this Lease shall bind the parties, their personal representatives,
successors and assigns. The laws of the State of Arizona shall govern this
Lease.

     17.16 SUBORDINATION

          (a) This leave shall be automatically subordinate to any ground lease,
mortgage, deed of trust, or any other hypothecation for security now or
hereafter placed upon the Project and to any and all advances made on the
security thereof and to all renewals, modifications, consolidations,
replacements and extensions thereof. If any mortgagee, trustee, or ground lessor
shall elect to have this Lease prior to the lien of a mortgage, deed of trust or
ground lease, and shall give written notice thereof to Lessee, this Lease shall
be automatically deemed prior to such mortgage, deed of trust or ground lease,
whether this Lease is dated prior or subsequent to the date of said mortgage,
deed of trust, or ground lease or the date of recording thereof.

          (b) Lessee agrees to execute any documents required to further
evidence or effectuate such subordination of to make this Lease prior to the
lien of any mortgage, deed of trust or ground lease, as the case may be, and
failing to do so with ten (10) days after written demand, dues hereby make,
constitute, and irrevocable appoint Lessor as Lessee's attorney in fact and in
Lessee's name, place and stead, to do so.

     17.17 ATTORNEYS' FEES. If either party brings an action to enforce the
terms hereof or declare rights hereunder, the prevailing party shall be entitled
to its reasonable attorney's fees and costs in any such action, on trial or
appeal, to be paid by as fixed by the court.

     17.18 LESSOR'S ACCESS. Lessor and Lessor's agents shall have the right to
enter the Premise at reasonable times between 8 a.m. and 5 p.m. weekdays for the
purpose of inspecting the same showing the same to prospective purchasers,
lenders, consultants and other professionals and making such alterations,
repairs, improvements, or additions to the Premises or to the building of which
they are a part as Lessor may deem necessary or desirable. In connection with
such entry and in connection with carrying out any of its responsibilities
hereunder or its privileges as the owner of the Project. Lessor shall be
entitled to erect such

                                       10
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scaffelding and other necessary structures or equipment as reasonably may be
required by the character of the work to be performed, provided that Lessor
shall not unreasonably interfere with the conduct of Lessee's business. Except
as specifically provided herein to the contrary, no entry by Lessor hereunder
nor any work performed by Lessor to the Premises or the Project shall entitle
Lessee to terminate this Lease or to a reduction or abatement of rent or other
amounts owed by lessee hereunder nor to any claim for damages. Lessor may at any
time place on or about the Premises any ordinary "For Sale" and "For Lease"
signs. Lessor and Lessor's agent shall have the right to enter the Premises at
any time in the case of an emergency.

     17.19 SIGNS AND ACTIONS. Lessee shall not place any sign upon the Premises
or conduct any auction from the Premises without Lessor's prior written
consent. All signage shall comply with the provisions of EXHIBIT "E" attached
hereto and a part hereof.

     17.20 MERGER. The voluntary or other surrender of this Lease by Lessee or a
mutual cancellation thereof shall, at the option of Lessor, terminate all or any
existing sub-tenencies or may, at the option of Lessor operate as an assignment
to Lessor of any or all of such sub-tenancies.

     17.21 AUTHORITY. If Lessee is a corporation, a limited liability company,
partnership or other entity, each individual executing this Lease on behalf of
said entity represents and warrants that he is duly authorized to execute and
deliver this Lease on behalf of said entity, and that this Lease is binding upon
said entity in accordance with its terms. If Lessee is a corporation, a limited
liability company, partnership or other entity, Lessee shall deliver to Lessor,
upon Lessee's execution of this Lease, evidence reasonably satisfactory to
Lessor of the authority of the person(s) signing this Lease on behalf of Lessee
to do so and that Lessee has approved entering into this Lease. Such evidence
may include a certified copy of a resolution of the Board of Directors or
members or partners of said entity authorizing or ratifying the execution of
this Lease by a specific person(s) or other similar evidence. In the absence of
such evidence, the individual(s) executing this Lease guarantees payment and
full performance of this Lease.

     17.22 NSF CHECKS. There will be $50.00 service charge payable to Lessor on
all NSF checks, which charge shall be in addition to, and not in substitution
for, any late charges and interest due hereunder.

18. PARKING AND COMMON AREAS. The Lessee, its agents, employees and invitees
shall be entitled to park in common with other lessees of Lessor providing that
it agrees not to overburden the parking facilities of the Project and agrees to
cooperate with the Lessor and other lessees in the use of the parking
facilities. The Lessor specifically reserves the right, in its absolute
discretion, to determine whether parking facilities are becoming overburdened
and in such event to allocate the parking spaces among the Lessee and other
Lessees, their agents, employees, and business invitees using the parking
facilities. All loading operations for receipt or shipment of goods, wares and
merchandise by the Lessee shall be done at the designated loading area of the
Premises or in such area therein which is specifically designated in writing by
the Lessor.

19. SAFETY. Lessee shall maintain on the Premises at all times during the Term
hereof an adequate number, size and type of fire extinguishers as are
appropriate to Lessee's business. Lessee will at all times adhere to good safety
practices or safety inspectors may require as. No goods, merchandise or
materials shall be kept, stored or sold by Lessee on or about the Premises which
will increase the existing rate of fire insurance. If the said insurance rate is
increased by such an act, then Lessee shall pay the increased cost of such
insurance to Lessor with the next succeeding installment of rental. Lessee at
its sole expense, shall comply with any and all requirements of any insurance
organization or company necessary for the maintenance of reasonable fire and
public liability insurance covering the Premises, the Project or any portion
thereof.

20. ATTORNMENT. In the event any proceedings are brought for foreclosure, or in
the event of the exercise of the power of sale under any mortgage or deed of
trust covering the Premises, the Lessee shall attorn to the purchaser upon any
such foreclosure or sale and recognize such purchaser as the Lessor under this
Lease.

21. NO ACCESS TO ROOF. Lessee shall have no right of access to the roof of the
Premises or the building in which the Premises are located and shall not
install, repair or replace any aerial, fan, air conditioner, satellite dish or
other device on the roof of the Premise or the building in which the Premises
are located without the prior written consent of Lessor. Any aerial, fan, air
conditioner, satellite dish or other device installed without such written
consent shall be subject to removal, at Lessee's expense, without notice, at any
time. If Lessor grants Lessee written consent to install any aerial, fan, air
conditioner, satellite dish or other device on the roof of the Premises or the
building in which the Premises are located, then upon the expiration of the Term
or the earlier termination of this Lease, Lessee shall, upon the request of
Lessor, remove such aerial, fan, air conditioner, satellite dish or other device
and repair any damage caused by such removal, at Lessee's sole cost and expense.

22. SUCCESSORS AND ASSIGNS. Subject to any provisions hereof restricting
assignment or subletting and subject to the provisions of SECTION 17.2, the
covenants and conditions herein contained, insure to and bind the heirs,
successors, executors, administrators and assigns of the parties hereto.

23. FINANCIAL STATEMENTS. Within fifteen (15) days after Lessor's request,
Lessee shall deliver to Lessor the current financial statements of Lessee, and
financial statements of the two (2) years prior to the current financial
statements year including a balance sheet and profit and loss statement for the
most recent prior year, all prepared in accordance with generally accepted
accounting principles consistently applied. Lessee or a properly authorized
representative of Lessee shall certify such financial statement, balance sheet
and profit and loss statement as accurate if Lessee is a corporation,
partnership or other business entity.

24. NO ACCORD OR SATISFACTION. No payment by Lessee or receipt by Lessor of a
lesser amount that the monthly rent and other sums due hereunder shall be deemed
to be other than on account of the earliest rent or other sums due, nor shall
any endorsement or statement on any check or accompanying any check or payment
be deemed an accord and satisfaction; and Lessor may accept such check or
payment without prejudice to Lessor's right to recover the balance of such rent
or other sum or pursue any other remedy provided in this Lease.

25. ACCEPTANCE. This Lease shall only become effective and binding upon full
execution hereof by Lessor and delivery of a fully executed copy to Lessee.

26. INABILITY TO PERFORM. This Lease and the obligations of the Lessee hereunder
shall not be affected or impaired because the Lessor in unable to fulfill any
of its obligations hereunder or is delayed in doing so, if such inability or
delay is caused by reason of strike, labor troubles, acts of God, or any other
cause beyond the reasonable control of the Lessor.

27. SUSTAINED PREMISES. Lessor shall have the right at any time, upon giving
Lessee not less than thirty (30) days notice in writing, to provide and furnish
Lessee with space elsewhere to the Project of approximately the same size as the
Premises and to place Lessee in such space. In the event of any such relocation
of Lessee, Lessor shall pay for Lessee's reasonably moving costs. Should Lessee
refuse to permit Lessor to move Lessee to such new space by the end of such
thirty- (30) day period, Lessor in such event shall have the right to forthwith
cancel and terminate this Lease. If Lessor moves Lessee to such new space, this
Lease and

                                       11
<Page>

each and all of its terms, covenants and conditions shall remain in full forces
and effect and be deemed applicable to such new space, and such new space shall
thereafter be deemed to be the premises.

28. ALTERATIONS AND COMMON AREAS. Lessor shall have the right to make changes in
the Common Areas or any part thereof, including, without limitation, changes in
the location of driveways, entrances, exists, vehicular parking spaces and the
direction of traffic flow, and designation of restricted areas, as Lessor deems
necessary or advisable for the proper and efficient operation and maintenance of
the Common Areas. Notwithstanding the foregoing, Lessor shall not make changes
in the Common Areas, which materially and adversely affect access to or
visibility of, the Premises, except temporarily during periods of construction.

29. REVISIONS OF EXHIBIT "A". It is expressly agreed that the depiction of the
Premises, the Project and the Common Areas on Exhibit "A" does not constitute a
representation, covenant, or warranty of any kind by Lessor, and Lessor reserves
the right to change the size, location type and number of buildings within the
Project and the location, type, design and dimensions of the Common Areas.

30. OTHER TENANTS. Lessor reserves the absolute right to permit such other
tenancies and businesses in the Project as Lessor, in the exercise of its sole
business judgement, shall determine to best promote the interests of the
Project. Lessee is not relying on the understanding, nor does Lessor represent
any specific Lessee or number of Lessees shall during the Term occupy any space
in the Project. Lessee hereby waives all defenses arising from, Lessor shall not
be liable for damages arising from any act or neglect of any other lessee or
from Lessor's acts or omissions in enforcing any provision of its lease against
another lessee, whether or not Lessor has notice of the offending lessee's
disturbing or unlawful act or the opportunity to cure the disturbance by
invoking its powers under such other lease.

31. NAME OF PROJECT. Lessor shall have the right to change the name of the
Project upon not less than thirty-(30) day's prior written notice to Lessee.
Lessee agrees that the name of the Project shall be the sole property of and
belong to Lessor. From and after the termination or expiration of the Term for
any reason whatsoever, Lessee shall cease using the name of the Project for any
purpose.

32. JOINT ABLIGATION. If there be more than one Lessee, the obligations
hereunder imposed shall be joint and several.

33. CONSENTS AND APPROVALS. Except as specifically otherwise stated herein, all
consents or approvals requested of Lessor hereunder might be granted or denied
by Lessor in its sole and absolute discretion.

34. BASIC TERMS SHEET. The Basic Terms Sheet to which this Lease is attached is
for the convenience of the parties in quickly referencing certain of the basic
terms of the Lease. It is not intended to serve as a complete summary of the
Lease. In the event of any inconsistency between the Basic Terms Sheet and the
Lease, the applicable Lease provision shall prevail and control.

35. QUIET POSSESSION. Subject to payment by Lessee of the rent and performance
of all the covenants, conditions and provisions on Lessee's part to be observed
and performed under this Lease, Lessor shall not disturb Lessee's quiet
possession and quiet enjoyment of the Premises during the Term.

36. SECURITY MEASURES. Lessee hereby acknowledges that the rental payable to
Lessor hereunder does not include the cost of guard service or other security
measures and that Lessor's shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

37. EXHIBITS. The following Exhibits, which are attached to this Lease, are
incorporated herein by this reference:

                  Addendum "A"      in Lease
                  Exhibit "A"       Site Plan of Project
                  Exhibit "B"       Improvements to Premises
                  Exhibit "C"       Project Rules and Regulations
                  Exhibit "D"       Contractors Hold harmless Agreement
                  Exhibit "E"       Sign Criteria

The parties hereto have executed this Lease on the dates specified immediately
adjacent to their respective signatures

THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL.
NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE LESSOR OR ITS AGENTS OR
EMPLOYEES AS TO THE LEGAL EFFECT OR TAX CONSEQUENCES OF THIS LEASE OR THE
TRANSACTION RELATING THERETO.

LESSOR:                                                 LESSEE:

AU Park Lane LLC.                                       On-Site Sourcing, Inc.
a Delaware limited liability company                    a Virginia corporation

     By: AU Owners II LLC.
     a Delaware limited liability company               By: /s/ Jason Parikh
     Its: Sole Member                                      -------------------
                                                        Name: Jason Parikh
           By: AU Holdings II LLC.
           a Delaware limited liability company         Title: CEO
           Its: Sole Member
                                                        Date: 10/29/01
                By: AU Biltmore LLC.
                an Arizona limited liability company
                Its: Managing Member

                      By: AU Biltmore Member, Inc.
                      an Arizona corporation
                      Its: Managing Member

                          By: /s/ Richard J. Lund
                             ----------------------
                          Name: Richard J. Lund,
                          Its: President

                          Date: 11/15/01

                                       12
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                              ADDENDUM "A" TO LEASE

THIS ADDENDUM TO LEASE (the "ADDENDUM") dated AUGUST 31, 2001, for the reference
purposes only, relates to that certain Standard Commercial-Industrial Modified
Gross Lease of even date herewith (the "LEASE") between AU PARK LANE, LLC, A
DELAWARE limited liability company ("LESSOR"), and ON-SITE SOURCING, INC., A
VIRGINIA CORPORATION ("LESSEE"). The following provisions are hereby
incorporated into and made a part of the Lease.

LESSEE'S OCCUPANT LOAD. Lessor and Lessee do hereby mutually agree that the
maximum number of occupants in the Premises shall not exceed twenty (20) people
at one time.

HVAC WARRANTY. Lessor shall be responsible for all maintenance and repairs to
the HVAC units serving the premises for the first three (3) months following the
execution of this Lease Agreement.

Lessee shall deliver notice to Lessor in writing of any objections Lessee has to
the working condition or need to repair the HVAC system within the first three
(3) months from the execution date of the Lease Agreement. In the event Lessee
shall fail to notify Lessor of any such objections within the three (3) month
period, then the HVAC system shall be deemed accepted by the Lessee

IN THE EVENT THE HVAC UNITS SHOULD REQUIRE REPAIR OR MAINTENANCE DURING THE
REMAINDER OF THE TERM. LESSEE SHALL DELIVER NOTICE TO LESSOR IN WRITING OF ANY
OBJECTIONS LESSEE HAS TO THE WORKING CONDITION OR THE NEED TO REPAIR THE HVAC
SYSTEM AND SHALL BE RESPONSIBLE FOR THE FIRST $1,000.00 IN EXPENSES INCURRED FOR
EACH OCCURRENCE PER HVAC UNIT DURING THE TERM OF THE LEASE.

LESSOR:                                                  LESSEE:

AU Park Lane LLC,                                        On Site sourcing Inc.,
a Delaware limited liability company                     a Virginia corporation

By:  AU Owners II LLC,
     a Delaware limited liability company,               By: /s/ Jason Parikh
     lts:  Sole Member                                      ------------------
                                                         Name: Jason Parikh
         By:  AU Holdings II LLC,
         a Delaware limited liability company,           Title: CEO
         Its Sole Member
                                                         Date: 10/29/01
           By: AU Biltmore LLC,
               an Arizona limited liability company,
               Its: Managing Member

               By: /s/ Richard J. Lund
                  -------------------------
                   Name:  Richard J. Lund,
                   Its: President

                   Date: 11/15/01

                                       13
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                                   EXHIBIT "A"

                                PROJECT SITE PLAN

Lessor and Lessee acknowledge that this site plan is for general information
purposes only. Lessee shall not be liable and makes no representation or
warranty whatsoever concerning the existence or further existence or accuracy of
description or location, any buildings or improvements whatsoever depicted
herein shall be subject to correction modification or change at any time without
notice at Lessor's sole discretion.

[GRAPHIC]

                                       14
<Page>

                                   EXHIBIT "B"

                    IMPROVEMENTS AND MAINTENANCE TO PREMISES

Upon acceptance and delivery of the Premises, Lessee hereby waives any right to
claim or bring an action of any kind, direct or indirect, latent or potent,
against lessor arising out of the condition of the Premises, appurtenances
thereto, the improvements therein or the equipment thereof, and Lessor shall
have no liability therefore.

        LESSEE SHALL ACCEPT THE PREMISES IN ITS CURRENT "AS-IS" CONDITION

[GRAPHIC]

LESSOR:                                               LESSEE:

AU Park Lane LLC,                                     On-Site sourcing Inc.,
a Delaware limited liability company                  a Virginia corporation

     By:  AU Owners II LLC,
     a Delaware limited liability company,            By: /s/ Jason Parikh
     lts:  Sole Member                                   ------------------
                                                      Name: Jason Parikh
        By:  AU Holdings II LLC,
        a Delaware limited liability company,         Title: CEO
        Its Sole Member
                                                      Date: 10/29/01
            By:  AU Biltmore LLC,
            an Arizona limited liability company.
            Its: Managing Member

               By:  AU Biltmore LLC,
               an Arizona corporation
               Its: Managing Member

                  By: /s/ Richard J. Lund
                     -------------------------
                      Name:  Richard J. Lund,
                      Its President

                      Date: 11/15/01

                                       15
<Page>

                                   EXHIBIT "C"

                              RULES AND REGULATIONS

1.   The sidewalks, halls, corridors, passageways and stairwells will not be
     obstructed by the Lessees or used by the Lessees for any purpose other than
     for ingress and egress to and from their respective Premises.

2.   The delivery or shipping of merchandise, supplies and fixtures to and from
     the Premises shall be subject to such rules and regulations as in the
     judgment of the Lessor are necessary for the proper operation of the
     Premises or the Property.

3.   Any electric wiring that the Lessee desires to introduce into its Premises
     must be connected as directed by the Lessor. No boring or cutting for wires
     will be allowed except with the specific consent of the Lessor.

4.   All garbage and refuse shall be kept in the kind of container specified by
     the Lessor, and shall be placed outside of the Premises prepared for
     collection in the manner and at the times and places specified by the
     Lessor. If Lessor shall provide or designate a service for picking up
     refuse and garbage. Lessee shall use it at Lessee's cost. Lessee shall pay
     the cost of removal of any of Lessee's refuse or rubbish.

5.   The exterior areas immediately adjoining the Premises shall be kept clean
     and free from dirt and rubbish by Lessee to the satisfaction of Lessor and
     Lessee shall not place or permit any obstruction or merchandise in such
     areas.

6.   Lessees shall not change locks or install other locks on doors without the
     written consent of the Lessor.

7.   Lessee shall not permit or suffer the Premises to be occupied or used in a
     manner offensive or objectionable to Lessor or other occupants of the
     Project by reason of noise, odors or vibrations or interfere in any way
     with the other tenants or those having business therein, nor shall any
     animals or birds be kept in or about the Premises.

8.   Each Lessee upon the termination of the tenancy shall deliver to the Lessor
     all the keys of the offices, rooms and toilet rooms that shall have been
     furnished to the Lessee.

9    The plumbing facilities shall not be used for any other purpose than that
     for which they are constructed, and no foreign substance of any kind shall
     be thrown therein, and the expense of any breakage, stoppage, or damage
     resulting from a violation of this provision shall be borne by the Lessee
     who shall, or whose employees, agents or invitees shall, have caused it.

10.  Lessees shall not burn any trash or garbage of any kind on or about the
     Premises or the Project.

11.  Lessees shall see that doors of the Premises are closed and securely locked
     before leaving the Premises and must observe strict care not to leave such
     doors open and exposed to the weather or other elements, and each Lessee
     shall exercise extraordinary care and caution that all water faucets or
     water apparatus are entirely shut off before the Lessee or the Lessee's
     employees leave the Premises, and that all electricity, gas and
     air-conditioning shall likewise be carefully shut off, so as to prevent
     waste or damage, where controlled by Lessee.

12.  Canvassing, soliciting and peddling in the Project are prohibited. Lessees
     shall cooperate to prevent same.

13.  No cigarette, pipe, cigar or other smoking shall be permitted within any
     indoor Common Areas or within any portion of the outdoor Common Areas
     except those portions of the outdoor Common Areas designated from time to
     time as smoking areas by Lessor.

14.  Lessor reserves the right at any time, to rescind any one or more of these
     rules and regulations, or to make such other and further reasonable rules
     and regulations as in the Lessee's judgment may from time to time be
     necessary for the safety, care and cleanliness of the Project and for the
     preservation of order therein.

LESSOR:                                               LESSEE:

AU Park Lane LLC,                                     On-Site Sourcing Inc.,
a Delaware limited liability company                  a Virginia corporation

     By:  AU Owners II LLC,
     a Delaware limited liability company,            By: /s/ Jason Parikh
     lts:  Sole Member                                   ------------------
                                                      Name: Jason Parikh
        By:  AU Holdings II LLC,
        a Delaware limited liability company,         Title: CEO
        Its: Sole Member
                                                      Date: 10/29/01
            By:  AU Biltmore LLC,
            an Arizona limited liability company.
            Its: Managing Member

               By:  AU Biltmore Member, Inc.
               an Arizona corporation
               Its: Managing Member

                  By: /s/ Richard J. Lund
                     -------------------------
                      Name:  Richard J. Lund,
                      Its: President

                      Date: 11/15/01

                                       16
<Page>

                                   EXHIBIT "D"

                      CONTRACTORS HOLD HARMLESS AGREEMENT

The undersigned _____________ _______ _______________ ______________________
(the "Contractor"), hereby agrees to protect, defend, indemnify and hold
harmless AU PARK LANE LLC, A DELAWARE LIMITED LIABILITY COMPANY (the "Owner")
and its successors in interest and assigns (collectively, the "Indemnities"),
the Indemnities' members, managers, partners and affiliates, and each of their
respective officers, agents, servants, employees and independent contractors
from and against any and all loss, cost, expense, liability, damage, claim and
demand incurred in connection with, or arising from any cause relating to the
performance of ANY WORK DONE IN THE 940 South Park Lane, Tempe, Arizona BUILDING
by the Contractor, or its agents, servants, or employees (collectively, the
"Contractor's Agents"), including, without limiting the generality of the
foregoing, any default in the observance or performance of any of the terms,
covenants or conditions of the Contract (as hereinafter defined), any injury to
persons, including death, or damage to property in connection with the
performance of the Contract, or any acts, omissions or negligence of Contractor
or Contractor's Agents or any person claiming by, through or under Contractor or
Contractor's Agents, Contractor hereby agrees that Contractor shall, at
Contractor's sole cost and expense, defend any and all actions brought against
Indemnitees based upon any of the foregoing with attorneys reasonably acceptable
to Owner and shall pay any and all costs and expenses incurred in such actions,
including, without limitation, court costs and professional fees such as
appraisers', accountants', and attorneys' fees, and promptly discharge any
judgments arising there from. This covenant by Contractor shall survive the
expiration or sooner termination of the Contract and the lease in connection
with which Contractor performed the Contract. Indemnitees, their members,
managers, partners and affiliates and each of their respective officers, agents,
servants, employees and independent contractors shall not be liable for any
damage either to person, including death, or property, which is sustained by
Contractor or Contractor's Agents or by any other person or entity claiming
through Contractor or Contractor's Agents in connection with Contractor's or
Contractor's Agents' performance of the Contract or any subcontracted
operations. Contractor hereby agrees to insert the provisions of the preceding
sentence in any subcontract relating to the Owner's property.

Contractor hereby further agrees that Contractor will perform the work and
services in connection with the Contract as an independent contractor and not as
an employee or agent of Indemnitees.

As used herein, the term "Contract" shall include any agreement, whether and or
written, relating to any work performed and/or required to be performed by
Contractor or Constructor's Agents with respect in the leased premises within
the 940 South Park Lane, Tempe, Arizona Building known as Park Lane Industrial
Park.

     IN WITNESS WHEREOF, the undersigned has executed this Contractors Hold
Harmless Agreement on the ____________' day of _____ ______ 200 __.

Contractor:

By: _______________________

Its: _______________________

                                       17
<Page>

                                   EXHIBIT "E"

                                    SIGNS FOR
                            PARK LANE INDUSTRIAL PARK
                                 TEMPE. ARIZONA

"Signs" shall included all signs, designs, monuments, logos, banners, projected
images, pennants, decals, advertisements, pictures, notices, lettering,
numerals, graphics, or decorations. Lessee shall not maintain or display any
Signs that are visible from the exterior of the Premises, including, without
limitation, any Signs on the exterior of the Premises (including, without
limitation, any marquee, awning, or canopy), the interior of the Premises, or
either side of any window without Lessor's prior written consent, which consent,
provided Lessee complies with the type of signage used by other tenants in the
Project as of the date Lessee seeks consent may not be unreasonably withheld or
delayed. Lessee may install exterior signate: (i) on the south side of the
Premises facing Highway Interstate 10, (ii) on the north side of the Premises in
the existing sign frame; per the requirements and restrictions contained herein.

Lessor agrees to allow Lessee an amount not to exceed Zero Dollars ($0.00)
toward the installation of the sign facing in the sign frame located on the
north side of the Premises.

Signs shall comply with the laws, statutes, ordinaries, requirements, and codes
of all federal, state, and local governmental and quasi-governmental authorities
having jurisdiction over the Project and Signs shall not be prohibited by any
action or rule of any landmark commission having jurisdiction over the Project.
Signs shall comply with all applicable insurance requirements of both Lessor's
insurer and Lessee's insurer.

In the event Lessor approves of Lessee's Signs, Lessee shall, at its sole cost
and expense, obtain and maintain during the Lease Term all applications,
permits, consents, approvals, and licenses required by federal, state, and local
governmental and quasi-governmental authorities in connection with Signs
including, without limitation, any landmark commission). Copies of all permits
and licenses shall be delivered to Lessor promptly after Lessee's receipt
thereof. Lessee shall erect Lessee's Signs, within a reasonable time period
after the date of Lessee's receipt of written approval from Lessor. Lessee
shall, at its sole expense, maintain all signs in good condition at all times
during the Lease Term. Upon demand of Lessor, Lessee shall, at its sole cost and
expense, immediately remove any Sign that Lessee has placed or permitted to be
placed in violation of this Exhibit "F" and repair and restore any damage caused
by their installation or removal. Upon expiration or sooner termination of the
Lease, Lessee will, at its sole cost and expense, remove all Signs and repair
and restore any damage caused by their installation or removal. Lessor shall
have the right to temporarily remove any Signs in connection with any repairs in
or upon the Premises or the Project wherein such Signs are situated, provided
Lessor, at Lessor's expense, shall promptly reinstall such signs. Signs shall
conceal all wiring, transformers, ballasts, starters, and other necessary
equipment within their individual letters or inside the wall. Exposed wiring
troughs or conduits are specifically forbidden on the exterior of the Project.
Tenant shall replace any bulb in its Signs as soon as such bulb becomes
defective or loses its intensity. Lessee shall bear all costs of illuminating
said Signs and all costs of operating and maintaining said illumination
(including, without limitation, bulbs, and ballasts) ("Lighting Costs") If any
Lighting Costs are invoiced to Lessor, such costs shall become additional rent
and shall be due within thirty (30) days after Lessee's receipt of invoice
therefore from Lessor.

Lessor reserves the right to devise a new general uniform scheme and design for
all Signs visible from the outside of the Premises ("Sign Criteria") to be used
by all the tenants of the Project. The Sign Criteria may include specifications
for the size, color, design, illumination method, location, material, content,
and installation method. Lessee agrees to conform to such Sign Criteria,
provided the cost of conformance is not in excess of Five Hundred and No/100
dollars ($500.00).

LESSOR:                                               LESSEE:

AU Park Lane LLC,                                     On-Site Sourcing Inc.,
a Delaware limited liability company                  a Virginia corporation

     By: AU Owners II LLC,
     a Delaware limited liability company,            By: /s/ Jason Parikh
     Its:  Sole Member                                   ------------------
                                                      Name: Jason Parikh
        By: AU Holdings II LLC,
        a Delaware limited liability company,         Title: CFO
        Its: Sole Member
                                                      Date: 10/29/01
            By: AU Biltmore LLC,
            an Arizona limited liability company.
            Its: Managing Member

               By: AU Biltmore Member, Inc.
               an Arizona corporation
               Its: Managing Member

                  By: /s/ Richard J. Lund
                     -------------------------
                  Name:  Richard J. Lund,
                  Its: President

                  Date: 11/15/01

                                       18<Page>

                                                                  EXHIBIT 10.15

                          STANDARD FORM OF OFFICE LEASE

     AGREEMENT OF LEASE, made as of this 16th day of January, 2002, between 40
EXCHANGE PLACE CORP., a New York corporation, c/o of Diversified Management,
Inc. having its offices at 40 Exchange Place, 13th Floor, New York, New York
10005, party of the first part, hereinafter referred to as LANDLORD, and ON-SITE
SOURCING, INC., a Virginia corporation, having its offices at 1200A Henry
Street, Alexandria, Virginia 22314, party of the second part, herein referred to
as TENANT (hereinafter referred to as the "Lease").

                                   WITNESSETH:

     Landlord hereby leases to Tenant and Tenant hereby hires from Landlord Part
of the 6th Floor (as per the floor plan attached hereto and made a part hereof
as Exhibit "A") in the building known as 40 EXCHANGE PLACE in the Borough of
Manhattan, City of New York (hereinafter referred to as the "Demised Premises"),
for the term of Five (5) years (or until such term shall sooner cease and expire
as hereinafter provided) to commence on the first (1st) day of February, Two
Thousand and Two, and to end on the 31st day of January, Two Thousand and Seven.

     Rent is as follows:

<Table>
<S>                             <C>                      <C>
     02/01/2002 - 01/31/2003    $45,600.00 per annum     $3,800.00 per month
     02/01/2003 - 01/31/2004    $47,424.00 per annum     $3,952.00 per month
     02/01/2004 - 01/31/2005    $49,320.96 per annum     $4,110.08 per month
     02/01/2005 - 01/31/2006    $51,293.80 per annum     $4,274.48 per month
     02/01/2006 - 01/31/2007    $53,345.55 per annum     $4,445.46 per month
</Table>

     Which Tenant agrees to pay in lawful money of the United States which shall
be legal tender in payment of all debts and dues, public and private, at the
time of payment, in equal monthly installments in advance on the first day of
each month during said term, at the office of Landlord as set forth herein or
such other place as Landlord may designate in writing, without any set off or
deduction whatsoever, except as otherwise provided for herein, except that
Tenant shall pay the first 1st monthly installment(s) on the execution hereof.

     The parties hereto, for themselves, their heirs, distributes, executors,
administrators, legal representatives, successors and assigns, hereby covenant
as follows:

     1. RENT. Tenant shall pay the rent as above and as hereinafter provided.

     2. OCCUPANCY. Tenant shall use and occupy the Demised Premises for offices,
storage, reproduction, copying, reduction, imaging and facsimile of documents
and other materials and any other lawful purpose.

     3. TENANT ALTERNATIONS. Tenant shall make no material changes in or to the
Demised Premises of any nature without Landlord's prior written consent. Tenant
may, at Tenant's expense, make alterations, installations, additions or
improvements which are non-structural and

<Page>

which do not affect utility services or plumbing and electrical lines, in or to
the interior of the Demised Premises. Tenant shall, before making any
alternations, additions, installations or improvements, at its expense, obtain
all permits, approval and certificates required by any governmental or
quasi-governmental bodies and (upon completion) certificates of final approval
thereof and shall deliver promptly duplicates of all such permits, approvals and
certificates to Landlord and Tenant agrees to carry and will cause Tenant's
contractors and sub-contractors to carry such workman's compensation, general
liability, personal and property damage insurance as Landlord may require. If
any mechanic's lien is filed against the Demised Premises, or the building of
which the same forms a part, for work claimed to have been done for, or
materials furnished to, Tenant, whether or not done pursuant to this Article,
the same shall be discharged by Tenant within thirty days thereafter, at
Tenant's expense, by filing the bond required by law. All fixtures and all
paneling, partitions, callings and like installations, installed in the Demised
Premises at any time by Tenant, shall, upon installation remain the property of
the Tenant and shall be removed from the Demised Premises by Tenant upon to the
expiration of this Lease, at Tenant's expense. Nothing in this Article shall be
construed to give Landlord title to or prevent Tenants removal of trade
fixtures, moveable office furniture and equipment. Upon the removal of any such
from the Demised Premises or upon removal of other installations by Tenant,
Tenant shall immediately and at its expense, repair and restore the Demised
Premises to the condition existing prior to installation and repair any damage
to the Demised Premises or the building due to such removal. All property
remaining in the Demised Premises at the end of the term after Tenant's removal
shall be deemed abandoned and may, at the election of Landlord, either by
retained as Landlord's property or removed from the Demised Premises by
Landlord, at Tenant's expense.

     4. MAINTENANCE AND REPAIRS. Tenant shall, throughout the term of this
Lease, take good care of the Demised Premises and the fixtures appurtenances
therein. Tenant shall be responsible for all damage or injury to the Demised
Premises and the systems and equipment exclusively servicing the Demised
Premises, whether requiring structural or nonstructural repairs caused by or
resulting from the neglect or improper conduct of Tenant, Tenant's subtenants,
agents, employees, invitees or licensees, or which arise out of any work, labor,
service or equipment done for or supplied to Tenant or any subtenant or arising
out of the installation, use or operation of the property or equipment of Tenant
or any subtenant. Tenant shall also repair all damage to the building and the
Demised Premises caused by the moving of Tenant's fixtures, furniture and
equipment. Tenant shall promptly make, at Tenant's expense, all repairs in and
to the Demised Premises for which Tenant is responsible, using only the
contractor for the trade or trades in question. Landlord shall, at Landlord's
sole expense, maintain in good working order and repair the exterior and the
structural portions of the building, including the structural portions of the
Demised Premises, and the public portions of the building interior and the
building plumbing, electrical, heating and ventilating systems (to the extent
such systems presently exist) serving the Demised Premises. Tenant agrees to
give prompt notice of any defective condition in the Demised Premises for which
Landlord may be responsible hereunder. There shall be no allowance to Tenant for
diminution of rental value and no liability on the part of Landlord by reason of
inconvenience, annoyance or injury to business arising from Landlord or others
making repairs alterations, additions or improvements in or to any portion of
the building or the Demised Premises or in and to the fixtures, appurtenances or
equipment thereof. It is specifically agreed that Tenant shall not be entitled
to any set off or reduction of rent by reason of any failure of Landlord to
comply with the covenants of this or any other Article of this

                                      -2-
<Page>

Lease. Tenant agrees that Tenant's sole remedy at law in such instance will be
by way of an action for damages for breach of contract. The provisions of this
Article 4 shall not apply in the case of fire or other casualty which are dealt
with in Article 9 hereof.

     5. WINDOW CLEANING. Tenant will not clean nor require, permit, suffer or
allow any window in the Demised Premises to be cleaned from the outside in
violation of Section 202 of the labor law or any other applicable law or of the
Rules of the Board of Standards and Appeals, or of any other Board or body
having or asserting jurisdiction.

     6. REQUIREMENTS OF LAW, FIRE INSURANCE, FLOOR LOADS. Upon the commencement
of this Lease and at all times thereafter, Tenant, at Tenant's sole cost and
expense, shall promptly comply with all present and future laws, orders and
regulations of all state, federal, municipal and local governments, departments,
commissions and boards and any direction of any public officer pursuant to law,
and all orders, rules and regulations of the New York Board of Fire
Underwriters, Insurance Services Office, or any similar body which shall impose
any violation, order or duty upon Landlord or Tenant with respect to the Demised
Premises arising out of Tenant's use or manner of use thereof, (including
Tenant's permitted use) or, with respect to the building if arising out of
Tenant's use or manner of use of the Demised Premises or the building (including
the use permitted under this Lease). Nothing herein shall require Tenant to make
structural repairs or alternations unless Tenant has, by its manner of use of
the Demised Premises or method of operation therein, violated any such laws,
ordinances, orders, rules, regulations or requirements with respect thereto.
Tenant may, after reasonably securing Landlord, to Landlord's reasonable
satisfaction, against all damages and expenses, including, but not limited to,
reasonable attorney's fees, by cash deposit or by surety bond in an amount and
in a company reasonably satisfactory to Landlord, contest and appeal any such
laws, ordinances, orders, rules, regulations or requirements provided same is
done with all reasonable promptness and provided such appeal shall not subject
Landlord to prosecution for a criminal offense or constitute a default under any
lease or mortgage under which Landlord may be obligated, or cause the Demised
Premises or any part thereof to be condemned or vacated. Tenant shall not do or
permit any act or thing to be done in or to the Demised Premises which is
contrary to law, or which will invalidate or be in conflict with public
liability, fire or other policies of insurance at any time carried by or for the
benefit of Landlord with respect to the Demised Premises or the building of
which the Demised Premises form a part, or which shall or might subject Landlord
to any liability or responsibility to any person or for property damage. Tenant
shall not keep anything in the Demised Premises except as now or hereafter
permitted by the Fire Department, Board of fire Underwriters, Fire Insurance
Rating Organization or other authority having jurisdiction, and then only in
such manner and such quantity so as not to increase the rate for fire insurance
applicable to the building, nor use the Demised Premises in a manner which will
increase the insurance rate for the building or any property located therein
over that in effect prior to the commencement of Tenant's occupancy. Tenant
shall pay all costs, expenses, fines, penalties, or damages, which may be
imposed upon Landlord by reason of Tenant's failure to comply with the
provisions of this Article and if, by reason of such failure, the fire insurance
rate shall, at the beginning of this Lease, or at any time thereafter, be higher
than it otherwise would be, then Tenant shall reimburse Landlord, as additional
rent hereunder, for that portion of all fire insurance premiums thereafter paid
by Landlord which shall have been charged because of such failure by Tenant. In
any action or proceeding wherein Landlord and Tenant are parties, a schedule or
"make-up" of rate for the building or Demised Premised issued by the New York

                                      -3-
<Page>

Fire Insurance Exchange, or other body making fire insurance rates applicable to
said premises shall be conclusive evidence of the facts therein stated and of
the several items and charges in the fire insurance rates then applicable to
said premises. Tenant shall not place a load upon any floor of the Demised
Premises exceeding the floor load per square foot area which it was designed to
carry and which is allowed by law. Such installations shall be placed and
maintained by Tenant, at Tenant's expense, in settings sufficient, to absorb and
prevent vibration, notice and annoyance. Notwithstanding the foregoing contained
in this Article 6 and as otherwise set forth in this Lease to the contrary,
Owner hereby acknowledges that Tenant's use of the Demised Premises as permitted
under this Lease, and the equipment, machinery, fixtures and other items
maintained by Tenant in the Demised Premises shall not increase the rates of
insurance or violate any such laws, orders or regulations.

     7. SUBORDINATION. This Lease is subject and subordinate to all ground or
underlying leases and to all mortgages which may now or hereafter affect such
leases or the real property of which Demised Premises are a part and to all
renewals, modifications, consolidations, replacements and extensions of any such
underlying leases and mortgages. This clause shall be self-operative and no
further instrument of subordination shall be required by any ground or
underlying lessor or by any mortgagee, affecting any lease or the real property
of which the Demised Premises are a part. In confirmation of such subordination.
Tenant shall execute promptly any certificate that Landlord may request in
writing.

     8. PROPERTY LOSS, DAMAGE REIMBURSEMENT, INDEMNITY. Landlord or its agents
shall not be liable for any damage to property of Tenant or of others entrusted
to employees of the building, nor for loss of or damage to any property of
Tenant by theft or otherwise, nor for any injury or damage to persons or
property resulting from any cause of whatsoever nature, unless caused by or due
to the negligence or willful act of Landlord, its agents, servants or employees,
or if caused by other tenants or persons in, upon or about said building or
caused by operations in construction of any private, public or quasi public
work. If at any time any windows of the Demised Premises are temporarily closed,
darkened or bricked up (or permanently closed, darkened or bricked up, it
required by law) for any reason whatsoever including, but not limited to
Landlord's own acts, Landlord shall not be liable for any damage Tenant may
sustain thereby and Tenant shall not be entitled to any compensation therefor
nor abatement or diminution of rent nor shall the same release Tenant from its
obligations hereunder nor constitute an eviction. Tenant shall indemnity and
save harmless Landlord against and from all liabilities, obligations, damages,
penalties, claims, costs and expenses for which Landlord shall not be reimbursed
by insurance, including reasonable attorney's fees, paid, suffered or incurred
as a result of any breach by Tenant, Tenant's agents, contractors, employees,
invitees, or licensees, of any covenant or condition of this Lease, or the
negligence or improper conduct of the Tenant, Tenant's agents, contractors,
employees, invitees or licensees. Tenant's liability under this Lease extends to
the acts and omissions of any sub-tenant of Tenant, and any agent, contractor,
employee, invitee or licensee of any such sub-tenant. In case any action or
proceeding is brought against Landlord by reason of any such claim, Tenant upon
written notice from Landlord, will, at Tenant's expense, resist or defend such
action or proceeding by counsel approved by Landlord in writing, such approval
not to be unreasonably withheld.

     9. DESTRUCTION, FIRE AND OTHER CASUALTY. (a) If the Demised Premises or any
part thereof shall be damaged by fire or other casualty, Tenant shall give
immediate notice thereof to

                                       -4-
<Page>

Landlord and this Lease shall continue in full force and effect except as
hereinafter set forth. (b) If the Demised Premises are partially damaged or
rendered partially unusable by fire or other casualty, the damages thereto shall
be repaired by and at the expense of Landlord and the rent, until such repair
shall be substantially completed, shall be apportioned from the day of the
casualty according to the part of the Demised Premises which is usable. (c) If
the Demised Premises are totally damaged or rendered wholly usable by fire or
other casualty, then the rent shall be proportionately paid up to the time of
the casualty and thenceforth shall cease until the date when the Demised
Premises shall have been repaired and restored by Landlord subject to Landlord's
right to elect not to restore the same as hereinafter provided. (d) If the
Demised Premises are rendered wholly unusable or (whether or not the Demised
Premises are damaged in whole or in part) if the building shall be so damaged
that Landlord shall decide to demolish it or to rebuild it, then, in any of such
event, Landlord or Tenant may elect to terminate this Lease by written notice to
the other, given within 90 days after such fire or casualty specifying a date
for the expiration of the Lease, which date shall not be more than 60 days after
the given of such notice. Upon the date specified in such notice, the term of
this Lease shall expire as fully and completely as if such date were the date
set forth above for the termination of this Lease and Tenant shall forthwith
quit, surrender and vacate the Demised Premises without prejudice however, to
either parties rights and remedies against the other under the Lease provisions
in effect prior to such termination, and any rent owing shall be paid up to such
date any payments of rent made by Tenant which were on account of any period
subsequent to such date shall be returned to Tenant. Unless Landlord or Tenant
shall serve a termination notice as provided for herein, Landlord shall make the
repairs and restorations under the conditions of (b) and (c) hereof, with all
reasonable expedition, subject to delays due to adjustment of insurance claims,
labor troubles and causes beyond Landlord's control. After any such casualty,
Tenant shall cooperate with Landlord's restoration by removing from the Demised
Premises as promptly as reasonably possible, all of Tenant's salvageable
inventory and movable equipment, furniture, and other property to such other
premises provided for by Landlord. Tenant's liability for rent shall resume upon
the date Landlord delivers possession to the Demised Premises to Tenant and the
same is substantially ready for Tenant's occupancy. (e) Nothing contained
hereinabove shall relieve Tenant or Landlord from liability that may exist as a
result of damage from fire or other casualty. Notwithstanding the foregoing,
each party shall look first to any insurance in its favor before making any
claim against the other party for recovery for loss or damage resulting from
fire or other casualty, and to the extent that such insurance in force an
collectible and to the extent permitted by law, Landlord and Tenant each hereby
releases and waives all right to recovery against the other or any one claiming
through or under each of them by way of subrogation or otherwise. The foregoing
release and waiver shall be in force only if both releasors' insurance policies
contain a clause providing that such a release or waiver shall not invalidate
the insurance. If, and to the extent, that such waiver can be obtained only by
the payment of additional premiums, then the party benefiting from the waiver
shall pay such premium within ten days after written demand or shall be deemed
to have agreed that the party obtaining insurance coverage shall be free of any
further obligation under the provisions hereof with respect to waiver of
subrogation. Tenant acknowledges that Landlord will not carry insurance on
Tenant's furniture and/or furnishings or any fixtures or equipment,
improvements, or appurtenances removable by Tenant and agrees that Landlord will
not be obligated to repair any damage thereto or replace the same unless such
damage is caused by the negligence or willful act of Landlord as set forth in
Article 8 of this Lease.

                                       -5-
<Page>

     10. EMINENT DOMAIN. If the whole or any part of the Demised Premises shall
be acquired or condemned by Eminent Domain for any public or quasi public use or
purpose, then and in that event, the term of this Lease shall cease and
terminate from the date of such taking proceedings and Tenant shall have no
claim for the value of any unexpired term of said Lease and assigns to Landlord,
Tenant's entire interest in any such award. Notwithstanding the foregoing to the
contrary, Tenant shall be entitled to seek its own separate award for any of
Tenant's property in the Demised Premises which are taken or acquired by such
taking.

     11. ASSIGNMENT, MORTGAGE, ETC. Except as otherwise permitted in paragraph
(b) of this Article 11, Tenant for itself, its heirs, distributees, executors,
administrators, legal representatives, successors and assigns, expressly
covenants that it shall not assign, mortgage or encumber this Lease, nor
underlet, or suffer or permit the Demised Premises or any part thereof to be
used by others without the prior written consent of Landlord in each instance
which shall not unreasonably be withheld. If this Lease is assigned, or if the
Demised Premises or any part thereof be underlet or occupied by anybody other
than Tenant, Landlord may, after default by Tenant, collect rent from the
assignee, under-tenant or occupant, and apply the net amount collected to the
rent herein reserved, but no such assignment, underletting, occupancy or
collection shall be deemed a waiver of this covenant, or the acceptance of the
assignee, under-tenant or occupant as tenant, or a release of Tenant from the
further performance by Tenant of covenants on the part of tenant herein
contained. The consent by Landlord to an assignment or underletting shall not in
any wise be construed to relieve Tenant from obtaining the express consent in
writing of Landlord to any further assignment or underletting.

     12. ELECTRIC CURRENT. Rates and conditions in respect to submetering or
rent inclusion, as the case may be, are to be added in Rider attached hereto.
Tenant covenants and agrees that at all times its use of electric current shall
not exceed the capacity of existing feeders to the building or the risers or
wiring installation and tenant may not use any electrical equipment which, in
Landlord's opinion, reasonably exercised, will overload such installations or
interface with the use thereof by other tenants of the building. The change at
any time of the character of electric service shall in no wise make Landlord
liable or responsible to Tenant for any loss, damage or expenses which Tenant
may sustain.

     13. ACCESS TO PREMISES. Landlord or Landlord's agents shall have the right
(but shall not be obligated) to enter the Demised Premises in any emergency at
any time, and, at other reasonable times during business hour upon prior notice
to Tenant, to examine the same and to make such repairs, replacements and
improvements as Landlord may deem necessary and reasonably desirable to the
Demised Premises or to any other portion of the building or which Landlord may
elect to perform. Tenant shall permit Landlord to use and maintain and replace
pipes and conduits in and through the Demised Premises and to erect new pipes
and conduits therein provided they are concealed within the walls, floor, or
ceiling. Landlord may, during the progress of any work in the Demised Premises,
take all necessary materials and equipment into said premises, without the same
constituting an eviction nor shall Tenant be entitled to any abatement of rent
while such work is in progress nor to any damages by reason of loss or
interruption of business or otherwise. Throughout the term hereof, Landlord
shall have the right to enter the Demised Premises at reasonable business hours,
upon prior notice to Tenant, for the purpose of showing the same to prospective
purchasers or mortgagees of the building, and during the last six months of the
term for the purposes of showing the same to prospective tenants. If

                                       -6-
<Page>

during the last month of the term, Tenant shall have removed all or
substantially all of Tenant's property therefrom, Landlord may, upon Tenant's
written consent, immediately enter, alter, renovate or redecorate the Demised
Premises without limitation or abatement of rent, or incurring liability to
Tenant for any compensation and such act shall have no effect on this Lease or
Tenant's obligations hereunder.

     14. OCCUPANCY. Tenant will not at any time use or occupy the Demised
Premises in violation of the certificate of occupancy issued for the building of
which the Demised Premises are a part. Tenant has inspected the Demised Premises
and accepts it as is, subject to the Rider annexed hereto with respect to
Landlord's work, if any.

     15. BANKRUPTCY.

          (a) Anything elsewhere in this Lease to the contrary notwithstanding,
this Lease may be canceled by Landlord by the sending of a written notice to
Tenant within a reasonable time after the happening of any one or more of the
following events: (1) the commencement of a case in bankruptcy or under the laws
of any state naming Tenant as the debtor; or (2) the making by Tenant of an
assignment of any other arrangement for the benefit of creditors under any state
statute. Neither Tenant nor any person claiming through or under Tenant, or by
reason of any statute or order of court, shall thereafter be entitled to
possession of the premises demised but shall forthwith quite and surrender the
Demised Premises. If this Lease shall be assigned in accordance with its terms,
the provisions of this Article shall be applicable only to the party then owing
Tenant's interest in this Lease.

          (b) It is stipulated and agreed that in the event of the termination
of this Lease pursuant to (a) hereof, Landlord shall forthwith, notwithstanding
any other provisions of this Lease to the contrary, be entitled to recover from
Tenant as and for liquidated damages an amount equal to the difference between
the rent reserved hereunder for the unexpired portion of the term demised and
the fair and reasonable rental value of the Demised Premises for the same
period. In the computation of such damages the difference between any
installment of rent becoming due hereunder after the date of termination and the
fair and reasonable rental value of the Demised Premises for the period for
which such installment was payable shall be discounted to the date of
termination of the rate of four percent (4%) per annum. If the Demised Premises
or any part thereof be relet by the Landlord for the unexpired term of said
Lease, or any part thereof, before presentation of proof of such liquidated
damages to any court, commission or tribunal, the amount of rent reserved upon
such reletting shall be deemed to be the fair and reasonable rental value for
the part of the whole of the Demised Premises so re-let during the term of the
re-letting. Nothing herein contained shall limit or prejudice the right of the
Landlord to prove for and obtain as liquidated damages by reason of such
termination, an amount equal to the maximum allowed by any statute or rule of
law in effect at the time when, and governing the proceedings in which, such
damages are to be proved, whether or not such amount be greater, equal to, or
less than the amount of the difference referred to above.

     16. DEFAULT.

          (a) Tenant shall be in default if it fails to fulfil any of the
covenants of this Lease including the covenants for: (i) the payment of rent or
additional rent when due and the

                                       -7-
<Page>

continuation of the same for ten (10) days after Tenant's receipt of written
notice from Landlord that the same is due; (ii) the failure to perform any other
term or condition of this Lease within thirty (30) days after Tenant's receipt
of written notice from Landlord specifying the nature of said default; provided,
however that if the nature of the default is such that it cannot reasonably be
cured within such thirty (30) day period, then Tenant shall have such additional
time as is reasonably required to cure such default provided Tenant has
commenced to cure such default within such thirty (30) day period; or if (i) the
Demised Premises become vacant or deserted; or if any execution or attachment
shall be issued against Tenant or any of Tenant's property whereupon the Demised
Premises shall be taken or occupied by someone other than Tenant and possession
has not been restored to Tenant within ninety (90) days; (ii) this Lease be
rejected under Section 325 of Title 11 of the U.S. Code (bankruptcy code); (iii)
Tenant shall fail to move into or take possession of the Demised Premises within
thirty (30) days after the commencement of the term of this Lease. If Tenant
shall have failed to comply with or remedy any such default, or if the said
default or omission complained of shall be of a nature that the same cannot be
completely cured or remedied within said time period, and if Tenant shall not
have diligently commenced during such default within such time period, and shall
not thereafter with reasonable diligence and in good faith, proceed to remedy or
cure such default, then Landlord may serve a written ten (10) days notice of
cancellation of this Lease upon Tenant, and upon the expiration of said ten (10)
days this Lease and the term thereunder shall end and expire as fully and
completely as if the expiration of such ten (10) day period were the day herein
definitely fixed for the end and expiration of this Lease and the term thereof
and Tenant shall then quit and surrender the Demised Premises to Landlord but
Tenant shall remain liable as hereinafter provided.

          (b) If the notice provided for in (a) hereof shall have been given,
and the term shall expire as aforesaid; then and in any of such events Landlord
may with notice, re-enter the Demised Premises and dispossess Tenant by summary
proceedings, and the legal representative of Tenant or other occupant of Demised
Premises and remove their effects and hold the Demised Premises as if this Lease
had not been made. Landlord shall give Tenant written notice of its intention to
re-enter or to institute legal proceedings to that end. If Tenant shall make
default hereunder prior to the date fixed as the commencement of any renewal or
extension of this Lease, Landlord may cancel and terminate such renewal or
extension agreement by written notice.

     17. REMEDIES OF LANDLORD AND WAIVER OF REDEMPTION. In case of any such
default, re-entry, expiration and/or dispossesses by summary proceedings or
otherwise, (a) the rent shall become due thereupon and be paid up to the time of
such re-entry, dispossesses and/or expiration, (b) Landlord may re-let the
Demised Premises or any part or parts thereof, either in the name of Landlord or
otherwise, for a term or terms, which may at Landlord's option be less than or
exceed the period which would otherwise have constituted the balance of the term
of this Lease and may grant concessions or free rent or charge a higher rental
than that in this Lease, and/or (c) Tenant or the legal representatives of
Tenant shall also pay Landlord as liquidated damages for the failure of Tenant
to observe and perform said Tenant's covenants herein contained, any deficiency
between the rent hereby reserved and/or covenanted to be paid and the net
amount, if any, of the rents collected on account of the Lease of the Demised
Premises for each month of the period which would otherwise have constituted the
balance of the term of this Lease. In computing such liquidated damages there
shall be added to the said deficiency such

                                       -8-
<Page>

expenses as Landlord may incur in connection with re-letting, such as reasonable
legal expenses and attorneys' fees, brokerage, advertising and for keeping the
Demised Premises in good order or for preparing the same for re-letting. Any
such liquidated damages shall be paid in monthly installments by Tenant on the
rent day specified in this Lease and any suit brought to collect the amount of
the deficiency for any month shall not prejudice in any way the rights of
Landlord to collect the deficiency for any subsequent month by a similar
proceeding. Landlord, in putting the Demised Premises in good order for
preparing the same for re-rental may, at Landlord's option, make such
alterations, repairs, replacements, and/or decorations in the Demised Premises
as Landlord, in Landlord's reasonable judgment, considers advisable and
necessary for the purpose of re-letting the Demised Premises, and the making of
such alterations, repairs, replacements, and/or decorations shall not operate or
be construed to release Tenant from liability hereunder as aforesaid. Landlord
shall make all reasonable efforts to re-let the Demised Premises and shall be
liable to Tenant if Landlord fails to re-let the Demised Premises, or in the
event that the Demised Premises are re-let, and Landlord fails to collect the
rent thereof under such re-letting. Any excess of such net rents collected by
Landlord over the sums payable by Tenant to Landlord hereunder shall be applied
to the outstanding amounts owed to Landlord by Tenant, if any, and any excess
shall be returned to Tenant. If Landlord re-lets the Demised Premises to another
Tenant for a rent or term which is greater than the rent or remaining term of
this Lease, then Tenant shall be relieved from any further liability and the
Lease shall, upon the commencement of the new lease, immediately terminate and
be void and of no further force or effect. In the event of a breach or
threatened breach by Tenant of any of the covenants or provisions hereof,
Landlord shall have the right of injunction and the right to invoke any remedy
allowed at law or in equity as if re-entry, summary proceedings and other
remedies were not herein provided for or mention in this Lease or any particular
remedy, shall not preclude Landlord from any other remedy, in law or in equity.

     18. FEES AND EXPENSES. If Tenant shall default in the observance or
performance of any term or covenant on Tenant's part to be observed or performed
under or by virtue of any of the terms or provisions in any Article of this
Lease, then unless otherwise provided elsewhere in this Lease, Landlord may
immediately or at any time thereafter, and upon thirty (30) days prior written
notice, perform the obligation of Tenant thereunder. If Landlord, in connection
with the foregoing or in connection with any default by Tenant in the covenant
to pay rent hereunder, makes any expenditures or incurs any obligations for the
payment of money, including but not limited to reasonable attorney's fees, in
instituting, prosecuting or defending any action or proceeding, then Tenant will
reimburse Landlord for such reasonable sums so paid or obligations incurred with
interest and costs. The foregoing expenses incurred by reason of Tenant's
default shall be deemed to be additional rent hereunder and shall be paid by
Tenant to Landlord within ten (10) days of rendition of any bill or statement to
Tenant therefor. If Tenant's lease term shall have expired at the time of making
of such expenditures or incurring of such obligations, such sums shall be
recoverable by Landlord as damages.

     19. BUILDING ALTERATIONS AND MANAGEMENT. Landlord shall have the right at
any time without the same constituting an eviction and without incurring
liability to Tenant therefor to change the arrangement and/or location of public
entrances, passageways, doors, doorways, corridors, elevators, stairs, toilets
or other public parts of the building and to change the name, number or
designation by which the building may be known. There shall be no allowance to
Tenant for diminution of rental value and no liability on the part of Landlord
by reason of

                                       -9-
<Page>

inconvenience, annoyance or injury to business arising from Landlord or other
Tenants making any repairs in the building or any such alterations, additions
and improvements except as otherwise provided herein. Furthermore, Tenant shall
not have any claim against Landlord by reason of Landlord's imposition of such
reasonable controls of the manner of access to the building by Tenant's social
or business visitors as the Landlord may deem necessary for the security of the
building and its occupants.

     20. NO REPRESENTATIONS BY LANDLORD.

          (a) Neither Landlord nor Landlord's agents have made any
representations or promises with respect to the physical condition of the
building, the land upon which it is erected or the Demised Premises, the rents,
leases, expenses of operation or any other matter or thing affecting or related
to the Demised Premises except as herein expressly set forth and no rights,
easements or licenses are acquired by Tenant by implication or otherwise except
as expressly set forth in the provisions of this Lease. Tenant has inspected the
building and the Demised Premises and is thoroughly acquainted with their
condition and agrees to take the same "as is" and acknowledges that the taking
of possession of the Demised Premises by Tenant shall be conclusive evidence
that the same and the building of which the same form a part were in good and
satisfactory condition at the time such possession was so taken, except as to
the latent defects. All understandings and agreements heretofore made between
the parties hereto are merged in this Lease, which, along with the attached
Rider, fully and completely expresses the agreement between Landlord and Tenant.
Any executory agreement hereafter made shall be ineffective to change, modify,
discharge or effect an abandonment of it in whole or in part, unless such
executory agreement is in writing and signed by the party against whom
enforcement of the change, modification, discharge or abandonment is sought.

          (b) Notwithstanding the foregoing to the contrary, Landlord hereby
represents and warrants that: (i) it is the holder of a good and marketable fee
interest to the Demised Premises and the building of which the Demised Premises
forms a part; (ii) its has the right, power and authority to make, execute and
deliver this Lease; (iii) there are no contracts, agreements, restrictions,
covenants, encumbrances, operating agreements or easements to which Landlord is
a party which will materially affect Tenant's rights or increase Tenant's
obligations under this Lease; (iv) all structural components and the heating,
ventilating and air conditioning systems servicing the Demised Premises and the
building are in good working order; and (v) the building of which the Demised
Premises forms a part conforms with all federal, state and local laws,
regulations, codes, rules, ordinances and guidelines.

     21. END OF TERM. Upon the expiration or other termination of the term of
this Lease, Tenant shall quit and surrender to Landlord the Demised Premises,
broom clean, in good order and condition, ordinary wear and damages which Tenant
is not required to repair as provided elsewhere in this Lease excepted, and the
Tenant shall remove all its property. Tenant's obligation to observe or
perform this covenant shall survive the expiration or other termination of this
Lease. If the last day of the term of this Lease or any renewal thereof, falls
on Sunday or a legal holiday, this Lease shall expire at noon on the next
business day.

     22. QUIET ENJOYMENT. Landlord covenants and agrees with Tenant that upon
Tenant paying the rent and additional rent and observing and performing all the
terms, covenants and

                                      -10-
<Page>

conditions, on Tenant's part to be observed and performed, Tenant may peaceably
and quietly enjoy the Demised Premises hereby demised, subject, nevertheless, to
the terms and conditions of this Lease including, but not limited to, Article 28
hereof and to the ground leases, underlying leases and mortgages hereinbefore
mentioned. Neither Landlord, nor its agents, employees, invitees, other tenants,
or any party claiming under or through Landlord, shall disturb the use or
occupancy of Tenant in the Demised Premises, and Landlord shall defend Tenant's
right to such use and occupancy.

     23. FAILURE TO GIVE POSSESSION. If Landlord is unable to give possession of
the Demised Premises on the date of the commencement of the term hereof, because
of the holding over or retention of possession of any tenant, undertenant or
occupants or if the Demised Premises has not been sufficiently completed to make
the same ready for occupancy or because of the fact that a certificate of
occupancy has not been procured or for any other reason. Landlord shall not be
subject to any liability for failure to give possession to said date and the
validity of this Lease shall not be impaired under such circumstances, nor shall
the same be construed in wise to extend the term of this Lease, but the rent
payable hereunder shall be abated (provided Tenant is not responsible for
Landlord's inability to obtain possession) until after Landlord shall have given
Tenant written notice that the Demised Premises are substantially ready for
Tenant's occupancy and has delivered the same to Tenant ready for Tenant's
improvements, if any. If permission is given to Tenant to enter into the
possession of the Demised Premises or to occupy a premises other than the
Demised Premises prior to the date specified as the commencement of the term of
this Lease, Tenant covenants and agrees that such occupancy shall be deemed to
be under all the terms, covenants, conditions and provisions of this Lease,
except as to the covenant to pay rent. The provisions of this Article 23 are
intended to constitute "an express provision to the contrary" within the meaning
of Section 223 of the New York Real Property Law.

     24. NO WAIVER. The failure of Landlord to seek redress for violation of, or
to insist upon the strict performance of any covenant or condition of this Lease
or of any of the Rules or Regulations, set forth or hereafter adopted by
Landlord, shall not prevent a subsequent act which would have originally
constituted a violation from having all the force and effect of an original
violation. The receipt by Landlord of rent with knowledge of the breach of any
covenant of this Lease shall not be deemed a waiver of such breach and no
provision of this Lease shall be deemed to have been waived by Landlord unless
such waiver be in writing signed by Landlord. No payment by Tenant or receipt by
Landlord of a lessor amount then the monthly rent herein stipulated shall be
deemed to be other than on account of the earliest stipulated rent, nor shall
any endorsement or statement of any check or any letter accompanying any check
or payment as rent 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 rent or pursue any other remedy in this Lease provided. No act
or thing done by Landlord or Landlord's agents during the term hereby demised
shall be deemed an acceptance of a surrender of the Demised Premises, and no
agreement to accept such surrender shall be valid unless in writing signed by
Landlord. Any authorized employee of Landlord or Landlord's agent shall have the
power to accept the keys of the Demised Premises prior to the termination of the
Lease and the delivery of the keys to any such agent or employee shall operate
as a termination of the Lease or a surrender of the Demised Premises.

                                      -11-
<Page>

     25. WAIVER OF TRIAL BY JURY. It is mutually agreed by and between Landlord
and Tenant that the respective parties hereto shall and they hereby do waive
trial by jury in any action, proceeding or counterclaim brought by either of the
parties hereto against the other (except for personal injury or property damage)
on any matters whatsoever arising out of or in any way connected with this
Lease, the relationship of Landlord and Tenant, Tenant's use of or occupancy of
the Demised Premises, and any emergency statutory or any other statutory remedy.

     26. INABILITY TO PERFORM. This Lease and the obligation of Tenant to pay
rent hereunder and perform all of the other covenants and agreements hereunder
on part of Tenant to be performed shall be abated or excused as specifically
provided in this Lease because Landlord is unable to fulfill any of its
obligations under this Lease or to supply or is delayed in supplying any service
expressly or impliedly to be supplied or is unable to make, or is delayed in
making any repair, additions, alternations or decorations or is unable to supply
or is delayed in supplying any equipment or fixtures if Landlord is prevented or
delayed from so doing by reason of strike or labor troubles or any cause
whatsoever including, but not limited to, government preemption in connection
with a National Emergency or by reason of any rule, order or regulation of any
department or subdivision thereof of any government agency or by reason of the
conditions of supply and demand which have been or are effected by war or other
emergency.

     27. BILLS AND NOTICES. Except as otherwise in this Lease provided, a bill,
statement, notice or communication which Landlord may desire or be required to
give to Tenant, shall be deemed sufficiently given or rendered it, in writing,
delivered to Tenant sent by registered or certified mail addressed to Tenant at
both the Demised Premises and the business address of Tenant as provided for
herein, and the time of the giving of such notice or communication shall be
deemed to be the time when the same is received by Tenant at both of the
locations as herein provided. Any notice by Tenant to Landlord must be served by
registered or certified mail addressed to Landlord at the address first
hereinabove given or at such other address as Landlord shall designate by
written notice.

     28. SERVICES PROVIDED BY LANDLORDS. As long as Tenant is not in default
under any of the covenants of this Lease, Landlord shall provide: (a) necessary
elevator facilities on business days from 8 a.m. to 6 p.m. and on Saturdays from
8 a.m. to 1 p.m. and have one elevator subject to call at all other times; (b)
heat to the Demised Premises when and as required by law, on business days from
8 a.m. to 6 p.m. and on Saturdays from 8 a.m. to 1 p.m.; (c) water for ordinary
lavatory purposes, but if Tenant uses or consumes water for any other purposes
or in unusual quantities (of which fact Landlord shall be the reasonable judge),
Landlord may install a water meter at Tenant's expense which Tenant shall
thereafter maintain at Tenant's expense in good working order and repair to
register such water consumption and Tenant shall pay for water consumed as shown
on said meter as additional rent as and when bills are rendered; (d) cleaning
service for the Demised Premises on business days at Landlord's expense provided
that the same are kept in order by Tenant. Tenant shall pay Landlord the cost of
removal of any of Tenant's refuse and rubbish from the building; (e) if the
Demised Premises are serviced by Landlord's air conditioning/cooling and
ventilating system, air conditioning/cooling will be furnished to tenant from
May 15th through September 30th on business days (Mondays through Fridays,
holidays excepted) from 8:00 a.m. to 6:00 p.m., and ventilation will be
furnished on business days during the aforesaid hours except when air
conditioning/cooling is being furnished as aforesaid hours except when air
conditioning/cooling is being furnished as aforesaid. If Tenant requires air

                                      -12-
<Page>

conditioning/cooling or ventilation for more extended hours or on Saturdays,
Sundays or on holidays, as defined under Landlord's contract with Operating
Engineers Local 94-94A. Landlord will furnish the same at Tenant's expense.
RIDER to be added in respect to rates and conditions for such additional
service; (f) Landlord reserves the right to stop services of the heating,
elevators, plumbing, air-conditioning, power systems or cleaning or other
services, if any, when necessary by reason of accident or for repairs,
alterations, replacements or improvements necessary or desirable in the judgment
of Landlord for as long as may be reasonably required by reason thereof subject
to the provisions of Article 12 above. If the building of which the Demised
Premises are a part supplies manually-operated elevator service, Landlord at any
time may substitute automatic-control elevator service, at Landlord's sole cost
and expense, and upon ten days' written notice to Tenant, proceed with
alteration necessary therefor without in any wise affecting this Lease or the
obligation of Tenant hereunder. The same shall be done with a minimum of
inconvenience to Tenant and Landlord shall pursue the alteration with due
diligence.

     29. CAPTIONS. The captions are inserted only as a matter of convenience and
for reference and in no way define, limit or describe the scope of this Lease
nor the intent of any provisions thereof.

     30. DEFINITIONS. The term "office", or "offices", wherever used in this
Lease, shall not be construed to mean premises used as a store or stores, for
the retail sale or display, at any time, of goods, wares or merchandise, or any
kind, or as a restaurant, shop, booth, bootblack or other stand, barber shop, or
for other similar purposes or for manufacturing. The term "Landlord" means a
Landlord or lessor, and as used in the Lease means only the Landlord, or the
mortgagee in possession, for the time being of the land and building (or the
Landlord of a Lease of the building or of the land and building) of which the
Demised Premises form a part, so that in the event of any sale or sales of said
land and building, or of said Lease, or in the event of lease of said building,
or of the land and building, the said Landlord shall be and hereby is a lease of
said building, or of the land and building, the said Landlord shall be and
hereby is entirely freed and relieved of all covenants and obligations of
Landlord hereunder, and it shall be deemed and construed without further
agreement between the parties or their successor in interest, or between the
parties and the purchaser, at any such sale, or the said Lessee of the building,
or of the land and building, that the purchaser or the lessee of the building
has assumed and agreed to carry out any and all covenants and obligations of
Landlord, hereunder. The words "re-enter" and "re-entry" as used in the Lease
are not restricted to their technical legal meaning. The term "business days" as
used in this Lease shall exclude Saturdays (except such portion thereof as is
covered by specific hours in Article 28 hereof), Sundays and all days observed
by the State or Federal Government as legal holidays and those designated as
holidays by the applicable building service union employees service contract or
by the applicable Operating Engineers contract with respect to HVAC service.

     31. ADJACENT EXCAVATION SHORING. If an excavation shall be made upon land
adjacent to the Demised Premises, or shall be authorized to be made, Tenant
shall afford to the person causing or authorized to cause such excavation,
license to enter upon the Demised Premises for the purpose of doing such work as
said person shall deemed necessary to preserve the wall or the building of which
Demised Premises form a part from injury or damage and to support the same by
proper foundations without any claim for damages or indemnity against Landlord,
or diminution or abatement of rent except as otherwise provided for in this
Lease.

                                      -13-
<Page>

     32. RULES AND REGULATIONS. Tenant and Tenant's servants, employees, agents,
visitors, and licensees shall observe faithfully, and comply strictly with, the
Rules and Regulations and such other and further reasonable Rules and
Regulations as Landlord or Landlord's agents may from time to time adopt. Notice
of any additional rules and regulations shall be given in such manner as
Landlord may elect, in case Tenant disputes the reasonableness of any additional
Rule or Regulation hereafter made or adopted by Landlord or Landlord's agents,
the parties hereto agree to submit the question of the reasonableness of such
Rule or Regulation for decision to the New York office of the American
Arbitration Association, whose determination shall be final and conclusive upon
the portions hereto. The right to dispute the reasonableness of any additional
Rule or Regulation upon Tenant's part shall be deemed waived unless the same
shall be asserted by service of a notice, in writing upon Landlord within ten
(10) days after the giving of notice thereof. Landlord shall have the duty and
obligation to enforce the Rules and Regulations or terms, covenants or
conditions in any other Lease, as against any other tenant and Landlord shall be
liable to Tenant for violation of the same by any other tenant, its servants,
employees, agents, visitors or licensees if such violation materially disturbs
or affects Tenant's use of the Demised Premises.

     33. SECURITY. Tenant will deposit with Landlord $8,220.16 as security for
the faithful performance and observance by Tenant of the terms, provision and
conditions of this Lease; it is agreed that in the event Tenant defaults in
respect of any of the terms, provisions and conditions of this Lease, including,
but not limited to, the payment of rent and additional rent. Landlord may use,
apply or retain the whole or any part of the security so deposited to the extent
required for the payment of any rent and additional rent or any other sum as to
which Tenant is in default or for any sum which Landlord may expend or may be
required to expend by reason of Tenant's default in respect of any of the terms,
covenants and conditions of this Lease, including but not limited to, any
damages or deficiency in the re-letting of the Demised Premises, whether such
damages or deficiency accrued before or after summary proceedings or other
re-entry by Landlord. In the event that Tenant shall fully and faithfully comply
with all of the terms, provisions, covenants and conditions of this Lease, the
security shall be returned to Tenant within five (5) days after the date fixed
as the end of the Lease and after delivery of entire possession of the Demised
Premises to Landlord. In the event of a sale of the land and building or leasing
of the building, of which the Demised Premises form a part, Landlord shall have
the right to transfer the security to the vendee or Lessee and Landlord shall
thereupon be released by Tenant from all liability for the return of such
security; and Tenant agrees to look to the new Landlord solely for the return of
said security, and it is agreed that the provisions hereof shall apply to every
transfer or assignment made of the security to a new Landlord. Tenant further
covenants that it will not assign or encumber or attempt to assign or encumber
the monies deposited herein as security and that neither Landlord nor its
successors or assigns shall be bound by any such assignment, encumbrance,
attempted assignment or attempted encumbrance.

     34. ESTOPPEL CERTIFICATE. Tenant at any time, and from time to time, upon
at least 10 days' prior written notice by Landlord, shall execute, acknowledge
and deliver to Landlord, and/or to any other person, firm or corporation
specified by Landlord, a statement certifying that this Lease is unmodified and
in full force and effect (or, if there have been modifications, that the same is
in full force and effect as modified and stating the modifications), stating the
dates to which the rent and additional rent have been paid, and stating whether
or not there exists any default by Landlord under this Lease, and, if so,
specifying each such default.

                                      -14-
<Page>

     35. SUCCESSORS. The covenants, conditions and agreements contained in this
lease shall bind and inure to the benefit or Landlord and Tenant and their
respective heirs, distributees, executors, administrators, successors, and
except as otherwise provided in this Lease, their assigns.

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

Witness for Landlord                            40 EXCHANGE PLACE CORP._____SEAL

                                                BY   [ILLEGIBLE]          (L.S.)
------------------------                          ------------------------

Witness for Tenant                              ON-SITE SOURCING, INC.      SEAL

                                                BY   [ILLEGIBLE]          (L.S.)
------------------------                          ------------------------

                                      -15-
<Page>

                            RIDER TO LEASE AGREEMENT
                            DATED: January ___, 2002
                  Between 40 EXCHANGE PLACE CORP., as LANDLORD
                                       and
                        ON-SITE SOURCING, INC., as TENANT

     36. DEFINITIONS:

     The following definitions shall have the meanings hereinafter set forth
wherever used in this Lease or any Exhibits or Schedules annexed hereto (if
any):

          (a) "Tax Base" shall mean the product obtained by multiplying (i) in
the amount for which the Land and Building are assessed for the purpose of
establishing real estate taxes to be paid by Landlord for the Tax Year (as
defined in Section 38(a) hereof) commencing July 1, 2002 and ending on June 30,
2003 by (ii) the real estate tax rate for such Tax Year.

          (b) "Tenant's Proportionate Share" shall mean Zero Point Eight Two Six
(0.826%) Percent.

          (c) "Electric Charges" shall mean:

               $554.17 per month for the life of the Lease

          (d) "The Broker" shall mean, THE LAWRENCE GROUP

          (e) "Interest Rate" shall mean a rate per annum equal to the lesser of
(a) 2% above the lending rate announced from time to time by Chase Manhattan
Bank (New York) as such bank's prime rate for 90-day unsecured loans, in effect
from time to time or (b) the maximum applicable legal rate, if any.

          (f) "Legal Requirements" shall mean laws, statutes and ordinances,
(including building codes and zoning regulations and ordinances) and the orders,
rules, regulations, directives and requirements of all federal, state, county,
city and borough departments, bureaus, boards, agencies, offices, commissions
and other governmental public or quasi-public authority, whether now or
hereafter in force, which may be applicable to the land or building or the
Demised Premises or any part thereof, or the sidewalks, curbs or areas adjacent
thereto and all requirements, obligations and conditions of all instruments of
record on the date of this Lease.

     37. ADJUSTMENTS OF RENT:

          (a) For the purposes of this Article 37, the following definitions
shall apply:

               (i) The term "Taxes" shall mean (A) all real estate taxes,
assessments, sewer rents and water charges, governmental levies, municipal
taxes, county taxes or any other governmental charge general or special,
ordinary or extraordinary, unforeseen as well as

                                      -16-
<Page>

foreseen, of any kind or nature whatsoever, which are or may be assessed levied
or imposed upon all or any part of the land, the building and the sidewalks,
plazas or streets in front of or adjacent thereto, and levied against Landlord
and/or building, under the laws of the United States, the State of New York or
any political subdivision thereof, or by the City of New York or any political
subdivision thereof, and (B) any expenses incurred by Landlord in contesting any
of the foregoing set forth in clause (A) of this sentence or the assessed
valuations of all or any part of the land and building, etc. or collecting any
refund. If, due to a future change in the method of taxation or in the taxing
authority, a new or additional real estate tax, however, designated, shall be
levied against Landlord, and/or the whole or in part for any tax which would
constitute "Taxes", or in lieu of additional Taxes, such tax or imposition shall
be deemed for the purposes hereof to be included within the term "Taxes".

               (ii) The term "Tax Year" shall mean each period of twelve months,
commencing on the first day of July of each such period, in which occurs any
part of the term of this Lease or such other period of twelve months occurring
during the term of this Lease as hereafter may be duly adopted as the fiscal
year for real estate tax purposes of the City of New York.

               (iii) The term "Escalation Statement" shall mean a statement
setting forth the amount payable by Tenant for a specified Tax Year (as the case
may be) pursuant to this Article 37.

          (b)  (i) Tenant shall pay as additional rent for each tax year a sum
(hereinafter referred to as "Tenant's Tax Payment") equal to Tenant's
Proportionate Share of the amount by which the Taxes for such Tax Year exceed
the Tax Base. Any such adjustment payable by reason of the provisions of this
Section 37(b)(i) shall be payable within thirty (30) days after Landlord shall
furnish to Tenant an Escalation Statement with respect to Taxes for any Tax
Year.

               (ii) If the real estate tax fiscal year of the City of New York
shall be changed during the term of this Lease, any Taxes for such fiscal year,
a part of which is included within a particular Tax Year and a part of which is
not so included, shall be apportioned on the basis of the number of days in such
fiscal year included in the particular Tax Year for the purpose of making the
computations under this Section 37(b).

               (iii) If Landlord shall receive a refund of Taxes for any Tax
Year, Landlord shall permit Tenant to credit against subsequent payments under
this Section 37(b) Tenant's Proportionate Share of the refund but not to exceed
Tenant's Tax Payment paid for such Tax Year less reasonable attorney fees.

               (iv) If the Tax Base is reduced as a result of a certiorari
proceeding or otherwise, Landlord shall adjust the amount of each Tenant's Tax
Payment previously made, and Tenant shall pay the amount of said adjustment
within thirty (30) days after demand setting forth the amount of said adjustment
made in such proceeding.

                                      -17-
<Page>

          (c) In the event that the commencement date of the term of this Lease
shall be other than the first day of a Tax Year or the date of the expiration or
other termination of this Lease shall be a day other than the last day of a Tax
Year then, in such event, in applying the provisions of this Article 37 with
respect to any Tax Year in which such event shall have occurred, appropriate
adjustments shall be made to reflect the occurrence of such event on a basis
consistent with the principles underlying the provisions of this Article 37
taking into consideration the portion of such Tax Year which shall have elapsed
after the term hereof commences in the case of the commencement date, and prior
to the date of such expiration or termination in the case of the expiration date
or other termination.

          (d) Payments shall be made pursuant to this Article 37 notwithstanding
the fact that an Escalation Statement is furnished to Tenant after the
expiration of the term of this Lease.

          (e) In no event shall the annual rent ever be reduced by operation of
this Article 37 and the rights and obligations of Landlord and Tenant under the
provisions of this Article 37 with respect to any additional rent shall survive
the termination of this Lease.

          (f) Landlord's failure to render an Escalation Statement with respect
to any Tax Year, respectively, shall not prejudice Landlord's right to
thereafter render an Escalation Statement with respect thereto or with respect
to any subsequent Tax Year. Tenant's obligation to pay escalation for any Tax
during the term of this Lease shall survive the expiration or earlier
termination of this Lease.

     38. ELECTRICITY:

          (a) Landlord shall furnish to Tenant the electric energy which Tenant
requires in the Demised Premises, through the presently installed electrical
facilities for Tenant's reasonable use in the Demised Premises for lighting,
Tenant's office equipment and business machines. Subject to the following
provisions of this Article 38, Landlord shall not in any way be liable and
responsible to Tenant for any loss or damage which Tenant may sustain or incur
if either the quantity or character of electric service is changed or is no
longer available or suitable for Tenant's requirements.

          (b)  (i) Tenant acknowledges and agrees that the fixed rent set forth
in this Lease does not include the Electricity Charge to compensate Landlord for
the electrical wiring and other installations necessary for, and for its
obtaining and redistribution of, electric current as an additional service,
additional electric charges which shall be subject to periodic adjustments as
herein provided, has been partially based upon Tenant's estimated connected
electrical load and hours of use thereof for ordinary lighting and office
equipment, during ordinary business hours. The Electric Charge shall mean the
amount determined by applying the estimated connected electrical load and usage
thereof in the Demised Premises (as the same may hereafter from time to time be
determined by Landlord's electrical consultant as hereinafter provided) to the
rate charged for such load and usage in the service classification in effect on
January 1, 2002 pursuant to which Landlord then purchased electric current for
the entire Building from the public utility corporation. If the cost to Landlord
of electricity shall have been, or shall be,

                                      -18-
<Page>

increased subsequent to January 1, 2002 (whether such increase occurs prior to
or during the term of this Lease), by change in Landlord's electric rates,
charges, fuel adjustment, or service classifications, or by taxes or charges of
any kind imposed thereon, then the electric charges portion of the annual rent
shall be increased in the same percentage and the annual rent shall be adjusted
accordingly.

               (ii) Any such percentage increase in Landlord's cost due to
change in Landlord's electric rates, charges, etc., shall be computed by the
application of the average consumption (energy and demand) of electricity for
the entire Building for the twelve (12) full months immediately prior to the
rate change, other in cost, or any change methods of or rules on billing for
same, on a consistent basis to the new rate and/or service classifications and
to the immediately prior existing rate and/or service classifications. If the
average consumption of electricity for the entire Building for said prior twelve
(12) full months cannot reasonably be applied and use with respect to changed
methods of or rules on billing, then the 1.5% percentage increase shall be
computed by the use of the average consumption (energy and demand) for the
entire Building for the first three (3) months under such changed methods of or
rules on billing, projected to a full twelve (12) months; and that same
consumption, so projected shall be applied to the rate and/or service
classifications which existed immediately prior to the changed methods of or
rules on billing. The parties acknowledge that they understand that it is
anticipated that existing electric rates, charges, etc., may be changed by
virtue of time-of-day rates or other methods of billing, and that the foregoing
reference to changes in methods of or rules on billing is intended to include
any such change. The parties agree that a reputable, independent electrical
consultant, selected by landlord ("Landlord's electrical consultant") shall
determine the percentage for the changes for the Electric charges in Landlord's
electric rates, charges, etc.

          (c)  (i) The parties agree that Landlord's electrical consultant may
from time to time make surveys in the Demised Premises covering the electrical
equipment and fixtures and use of current therein, and the connected electrical
load and usage portion of the electric charges shall be charged in accordance
with such survey, and the electric charges automatically redetermined,
accordingly, by Landlord's electrical consultant. The cost of any such survey
shall be borne equally by Landlord and Tenant.

               (ii) The determination of change in the electric charges by
Landlord's consultant shall be binding and conclusive on Landlord and on Tenant
from and after the delivery of copies of such determination to Landlord and
Tenant, unless within fifteen (15) days after the delivery of such copies,
Tenant disputes such determination. If Tenant disputes the determination, it
shall, at its own expense, obtain from a reputable, independent electrical
consultant its own survey of Tenant's electrical lighting and power load in
accordance with the provisions of this Article 38. Tenant's consultant and
Landlord's consultant then shall seek to agree on a finding of such
determination of such change in the electric charge. If they cannot agree, they
shall choose a third reputable electrical consultant whose cost shall be shared
equally by Landlord and Tenant, to make a similar survey, and the determination
of such electric chare change by such third electrical consultant shall be
controlling. (If they cannot agree on such third consultant, within ten (10)
days, then either party may apply to the Supreme Court in the County of New York
of the appointment of such third consultant.) However, pending such
determination, Tenant shall pay to Landlord the amount of the electric charges
determined by

                                      -19-
<Page>

Landlord's independent electrical consulting firm, provided, however, if the
amount of electric charges determined as aforesaid is different from that
determined by Landlord's electrical consulting fir, then Landlord and Tenant
shall make adjustment for any deficiency owed by Tenant or overage paid by
Tenant pursuant to the decision of Landlord's electrical consulting firm.

          (d) Landlord reserves the right to discontinue furnishing electric
energy to Tenant at any time upon sixty (60) days' written notice to Tenant, and
from and after the effective date of such termination, Landlord shall no longer
be obligated to furnish Tenant with electric energy, provided, however, that
such termination date may be extended for a time reasonably necessary for Tenant
to make arrangements to obtain electric service directly from the public utility
company servicing the Building. If Landlord exercise such right of termination,
this Lease shall remain unaffected thereby and shall continue in full force and
effect and thereafter Tenant shall diligently arrange to obtain electric service
directly from the public utility company servicing the Building and may
utilizing the then existing electric feeders, risers and wiring serving the
Demised Premises to the extent available and safely capable of being used for
such purpose and only to the extent of Tenant's then authorized connected load.
Landlord shall be obligated to pay the expense of any cost required for Tenant's
direct electric service. Commencing with the date when Tenant receives such
direct service, and as long as Tenant shall continue to receive such service,
the fixed monthly electric charges payable under this Lease shall be suspended.

          (e)  (i) Landlord hereby consents to Tenant's use and connection of
any its electrical equipment of any type to the Building electric distribution
system. Any additional risers, feeders, or other equipment proper or necessary
to supply Tenant's electrical requirements, upon written request of Tenant,
will be installed by Landlord, at the sole cost and expense of Tenant, if, in
Landlord's sole judgment, the same are necessary and will not cause permanent
damage or injury to the Building or the Demised Premises, or cause or create a
dangerous or hazardous condition or entail excessive or unreasonable
alternations, repair or expense or interfere with or disturb other tenants or
occupants.

               (ii) Tenant shall purchase all lighting tubes, lamps, bulbs and
ballasts used in the Demised Premises and Tenant shall pay Landlord's reasonable
charges for providing and installing same, on demand, as additional rent.

          (f) In no event shall the annual rent under this Lease be reduced
below the annual rent specified herein by virtue of this Article 38.

          (g) Landlord shall have the option at any time upon thirty (30) days
prior written notice to Tenant to discontinue supplying electric energy to
Tenant in accordance with the provisions of this Article 38, and elect instead
to furnish electric energy to Tenant on a submetered basis. In the event that
Landlord shall exercise the option contained in this Section 38(g) the annual
rent set forth herein shall be reduced in the manner described in Section 38(c)
hereof.

                                      -20-
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     39. HEAT AND AIR-CONDITIONING:

          (a) Any use of the Demised Premises, or any part thereof, or
rearrangement of partitioning in a manner that interferes with normal operation
of the heat system (hereinafter called the system) servicing the same, may
require changes in such system. Such changes, so occasioned, shall be made by
Tenant, at its expense, subject to Landlord's prior written approval of such
changes, which approval may be withheld for any reason. Notwithstanding the
forgoing to the contrary, Tenant shall be permitted to install two (2) air
conditioning units in the Demised Premises at its sole cost and expense.

          (b) Landlord shall maintain and operate the heating system and shall,
subject to the design specifications of the heating system and to energy
conversation requirements of, and voluntary energy conversation programs
sponsored by, governmental authorities, furnish heat (hereinafter called "Heat
Service") to the Demised Premises. Heat service shall be provided, as may be
required for comfortable occupancy of the Demised Premises, during regular hours
(that is, between the hours of 8:00 A.M. and 6:00 P.M.) of business days (which
term is used herein to mean all days except Saturday, Sunday and those days that
are observed by the State or Federal government as legal holidays and those days
designated as holidays by the applicable building service union employees'
contract) during the heating season. If Tenant shall require Heat service during
hours other than regular hours or on days other than business days (hereinafter
called after hours service). Landlord shall furnish such after hours service
upon reasonable advance notice from Tenant, and Tenant shall pay, promptly after
demand therefor, Landlord's established charges therefor.

          (c) Air conditioning (hereinafter referred to as "A/C service") shall
be supplied to the Demised Premises, subject to the design specifications of the
systems and to energy conversation requirements of, and voluntary energy
conservation programs sponsored by, governmental authorities, during regular
hours (that is, between the hours of 8:00 A.M. and 6:00 P.M.) on business (which
term is used herein to mean all days except Saturday, Sunday, those days that
are observed by the State or Federal Government a legal holiday and those days
designated as holidays by the applicable building service union employees'
contract, from May 15th to September 15th. If Tenant shall require A/C service
during hours other than regular hours or on days other than business days
(hereinafter called "After Hours Service"), Landlord shall furnish such after
hours service upon reasonable advance notice from Tenant, and Tenant shall pay,
on demand, Landlord's established charge therefor. A/C service shall be provided
by a package air conditioning unit (hereinafter referred to as the "Unit")
located on the floor of which the Demised Premises form a part.

     Notwithstanding anything to the contrary set forth herein, Landlord shall
not be responsible for the provision of any air conditioning service to the
Demised Premises after initial installation of air conditioning.

          (d) If any permit or license shall be required for the operation of
any air- conditioning unit in or servicing the Demised Premises, Landlord shall
have the option of obtaining the same on Tenant's behalf and at Tenant's
expense, after giving written notice to

                                      -21-
<Page>

Tenant requiring Tenant within a reasonable amount of time and at Tenant's
expense, to obtain and maintain any such permit or license.

     40. SUBORDINATION:

          (a) In the event of any act or omission of Landlord that would give
Tenant the right, immediately or after lapse of a period of time, to cancel or
terminate this Lease, or to claim a partial or total eviction, Tenant shall not
exercise such right (i) until it has given written notice of such act or
omission to the holder of each superior mortgage and the lessor or each superior
lease whose name and address shall previously have been furnished to Tenant in
writing and (ii) unless such act or omission shall be one that is not capable of
being remedied by Landlord or such holder or lessor within a reasonable period
of time, until a reasonable period for remedying such act or omission shall have
elapsed following the giving of such notice and following the time when such
holder or lessor shall have become entitled under such superior mortgage or
superior lease, as the case may be, to remedy the same (which reasonable period
shall in no event be less than the period to which Landlord would be entitled
under this lease or otherwise, after similar notice to affect such remedy),
provided that such holder or lessor shall give Tenant written notice of its
intention to remedy such act or omission and shall, with due diligence, commence
and continue to do so.

          (b) If the lessor of a superior lease or the holder of a superior
mortgage shall succeed to the rights or Landlord under this Lease whether
through possession or foreclosure action or delivery of a new lease or deed,
then, at the request of the part so succeeding to Landlord's rights (herein
sometimes called the successor landlord) and upon such successor landlord's
written agreement to accept Tenant's attornment. Tenant shall attorn to and
recognize such successor landlord as Tenant's landlord under this Lease and
shall properly execute and deliver any instrument that such successor landlord
may reasonably request to evidence such attornment. Upon such attornment, this
Lease shall continue in full force and effect as, or as if it were, a direct
lease between the successor landlord and Tenant, upon all of the terms,
conditions and covenants as are set forth in this lease and shall be applicable
after such attornment, except that the successor landlord shall not:

               (i) be liable for any previous act or omission of Landlord under
this Lease;

               (ii) be subject to any offset, not expressly provided for in this
Lease, that shall have theretofore accrued to Tenant against Landlord; or

               (iii) be bound by any previous modification of this Lease, not
expressly provided for in this Lease, or by any previous prepayment of more than
one month's fixed rent or any additional rent then due, unless such modification
or prepayment shall have been expressly approved in writing by the lessor of an
superior lease or the holder of an superior mortgage through, or by reason of
which, the successor landlord shall have succeeded to the rights of Landlord
under this Lease.

                                      -22-
<Page>

     41. LANDLORD WORK:

     Tenant has inspected the Demised Premises and agrees to accept same in its
"as is" condition as state of repair as of the date hereof and agrees that
Landlord shall not be obligated to perform any work except:

          (a) remove carpet except in the designated area (front portion) and
install a title floor throughout entire Demised Premises;

          (b) remove walls as designated on the attached plan marked as Exhibit
"A",

          (c) paint the Demised Premises;

          (d) repair any broken ceiling tiles in the Demised Premises;

          (e) install glass opening in the front room as designated on the
attached plan marked as Exhibit "A";

          (f) install 220 outlets as per the attached plan marked as Exhibit
"A"; and

          (g) put in appropriate ceiling light bulbs as per the attached plan
marked as Exhibit "A"

     42. LIMITATION ON LIABILITY:

     Tenant shall look only to Landlord's estate and interest in the building
and where expressly so provided in this Lease, to offset against the rents
payable under this Lease, for the satisfaction of Tenant's remedies or for the
collection of a judgment (or other judicial process) requiring the payment of
money by Landlord in the event of any default or liability by Landlord
hereunder, and no other property or assets of Landlord and no property of any
officer, employee, director, shareholder, partner or principal of Landlord shall
be subject to levy, execution or other enforcement procedure for the
satisfaction of Tenant's remedies under or with respect to this Lease, the
relationship of Landlord and Tenant hereunder or Tenant's use or occupancy of
the Demised Premises.

     43. MISCELLANEOUS:

          (a) If any of the provisions of this Lease, or the application thereof
to any person or circumstances, shall, to any extent, be invalid or
unenforceable, the remainder of this Lease, or the application of such provision
or provisions to persons or circumstances other than those as to whom or which
it is held invalid or unenforceable, shall not be affected thereby, and every
provision of this Lease shall be valid or enforceable to the fullest extent
permitted by law.

          (b) This Lease shall be governed in all respects by the laws of the
State of New York.

                                      -23-
<Page>

          (c) If, in connection with obtaining financing for the Building, a
bank, insurance company or other lending institution shall request reasonable
modifications in this Lease as a condition to such financing. Tenant will not
unreasonably withhold, delay or defer its consent thereto, provided that such
modifications do not increase the obligations of Tenant hereunder or adversely
affect the leasehold interest hereby created.

          (d) Without incurring any liability to Tenant, Landlord may permit
access to the Demised Premises and open the same, during reasonable business
hours upon prior written notice, upon demand of any receiver, trustee, assignee
for the benefit of creditors, sheriff marshal of court officer entitled to, such
access for the purpose of taking possession of, or removing, Tenant's property
of for any other lawful purpose, or upon demand of any representative of the
fire, police building, sanitation or other department of the city, state or
federal governments.

          (e) Tenant shall not be entitled to exercise any right of termination
or other option granted to it by this Lease (if any) at any time when Tenant is
in default in the performance or observance of any of the covenants, terms,
provisions or conditions on its part to be performance or observed under this
Lease unless a dispute exists between Landlord and Tenant as to the default or
if Landlord is also in default under this Lease.

          (f) Tenant shall not place or permit to be placed any vending machines
in the Demised Premises, except with the prior written consent of Landlord in
each instance, provided Tenant may install such ending machines if the use
thereof is confined to Tenant's employees.

          (g) The Article headings of this Lease are for convenience only and
are not to be given any effect whatsoever in construing this lease.

          (h) This Lease shall not be binding upon either party unless and until
it is signed by landlord and Tenant and a fully executed copy thereof is
delivered to Tenant.

          (i) The Schedules annexed to this Lease, if any, shall be deemed part
of this Lease with the same force and effect as if such Schedules were numbered
Articles of this Lease.

          (j) If the rent hereunder shall commence on any day other than the
first day of a calendar month, the rent for such calendar month shall be
prorated.

          (k) Tenant agrees that Tenant will use its best efforts, not at any
time during said term either directly or indirectly, to use any contractors
and/or labor and/or materials if the use of such contractors and/or labor and/or
materials would or will create any difficulty with other contractors and/or
labor engaged by Tenant or Landlord or others in the maintenance and/or
operation of the Building or any part thereof.

          (l) The listing of any name other than that of Tenant whether on the
doors of the Demised Premises, on the Building directory, if any, or otherwise,
shall not operate to vest any right or interest in this Lease or in the Demised
Premises, nor shall it deemed to be the consent of Landlord to any assignment or
transfer of this Lease, to any sublease of the Demised Premises, or to the use
or occupancy thereof by others.

                                      -24-
<Page>

          (m) If there shall be any conflict between the provisions of this
Rider and the provisions contained in the Lease to which this Rider is annexed,
the provisions of this Rider shall govern.

     44. INSURANCE.

          (a) Tenant covenants and agrees to provide on or before the
commencement of the term of this Lease and to keep in force during the term of
this Lease and to keep in force during the term hereof for the benefit of
Landlord and Tenant a comprehensive general liability insurance policy
protecting Landlord Tenant against any liability whatsoever, occasioned by any
occurrence on or about the Demised Premises or any appurtenances thereto. Such
policy is to be written by good and solvent insurance companies reasonably
satisfactory to Landlord, and shall be in such limits as Landlord may reasonably
require and as of the date of this Lease Landlord reasonably requires limits of
liability thereunder of not less than the amount of THREE MILLION ($3,000,000)
Dollars per occurrence for bodily or personal injury (including death) and in
the amount of five Hundred Thousand ($500,000) Dollars in respect of property
damage. Such insurance may be carried under a blanket policy covering the
Demised Premises and other locations of Tenant, if any. Prior to the time such
insurance is first required to be carried by Tenant and thereafter, at least
fifteen (15) days prior to the effective date of such policy, Tenant agrees to
deliver to Landlord either a duplicate original of the aforesaid policy or a
certificate evidencing such insurance. Said certificate shall contain an
endorsement that such insurance may not be canceled except upon thirty (30)
days' notice to Landlord. Tenant's failure to provide and keep in force the
aforementioned insurance shall be regarded as a material default hereunder
entitling Landlord to exercise any or all the remedies as provided in this Lease
in the event of Tenant's default.

          (b)  (i) Landlord agrees that, if obtained at no additional cost, it
will include policies clauses pursuant to which the insurance companies (1)
waive all right of subrogation against Tenant with respect to losses payable
under such policies and/or (2) agrees that such policies shall not be
invalidated should the insured waive in writing prior to a loss any or all right
off recovery against any party for losses covered by such policies. But should
any additional premiums be exacted for any such clause or clauses, Landlord
shall agree to pay additional premium.

               (ii) Tenant agrees to include, if obtainable at no additional
cost, in its fire insurance policy or policies on its furniture, furnishings,
fixtures, and other property removable by Tenant under the provisions of this
Lease appropriate clauses pursuant to which the insurance company or companies
(1) waive the right of subrogation against Landlord and/or any tenant of space
in the Building with respect to losses payable under such policy or policies
and/or (2) agree that such policy or policies shall not be invalidates should
the insured waive in writing prior to a loss any or all right of recovery
against any party for losses covered by such policy or policies. But should any
additional premium be exacted for any such clause or clauses, Tenant shall be
released from the obligation hereby imposed unless Landlord or the other tenants
shall agree to pay such additional premium.

                                      -25-
<Page>

               (iii) Provided that Landlord's right of full recovery under it's
policy or policies aforesaid is not adversely affected of prejudiced thereby,
Landlord hereby waives any and all right of recovery which it might otherwise
have against Tenant, it's servants, agents and employees, for loss or damage
occurring to the Building and the fixtures, appurtenances and equipment therein,
to the extent the same is covered by Landlord's insurance, notwithstanding that
such loss or damage may result from the negligence or fault of Tenant, it's
servants, agents or employees. Provided that Tenant's right of full recovery
under it's aforesaid policy or policies is not adversely affected or prejudiced
thereby, Tenant hereby waives any and all right of recovery which it might
otherwise have against Landlord, it's servants, and employees, and against every
other tenant in the Building who shall have executed a similar waiver as set
forth in this Section 44 (b) (iii) for loss or damage to , Tenant's furniture,
fixture and other property removable by Tenant under the provisions hereof to
the extent that same is covered by Tenant's insurance, notwithstanding that such
loss or damage may result from the negligence or fault of Landlord, it's
servants, agents or employees thereof.

               (iv) Landlord and Tenant hereby agree to advise the other
promptly if the clauses to be included in their respective insurance policies
pursuant to subdivisions (i) and (ii) hereof cannot be obtained. Landlord and
Tenant hereby also agree to notify the other promptly of any cancellation or
change of the terms of any such policy which would affect such clauses.

     45. CHANGE OF CONDITION:

     Landlord shall not be liable for: (i) any change of condition in the
Demised Premises caused by the compliance with any present or future laws, rules
order, ordinances, requirements or regulations of any Federal, State, County or
Municipal authority or government, including any change required by law for
off-street parking or similar legislation, or by revocation by any such
authority or authorities of any permit or license hereto granted, or by
construction or operation of any public or quasi-public work,or by the erection
of any buildings or buildings upon any adjacent property, or by change of
environment; or (ii) interference with or loss of light or other incorporeal
hereditements caused by anybody other than Landlord, or caused by or for the
City or any governmental or quasi-governmental agency or authority in connection
withthe construction of any public or quasi-public work unless such change or
interference disrupts or interferes with Tenant's use of the Demised Premises.
In such case, Tenant shall be entitled to an abatement of rent until such
disruption or interference is eliminated.

     46. BROKERAGE:

     Tenant and Landlord mutually covenant, represent and warrant that THE
LAWRENCE GROUP was the broker instrumental in consummating this Lease, and that
no conversations or negotiations were had with any other broker than THE
LAWRENCE GROUP concerning the renting of the premises. Any and all commissions
due and owing to THE LAWRENCE GROUP shall be paid solely by the Landlord. Tenant
and Landlord agrees to hold each other harmless against any claim for a
brokerage commission arising out of any conversation or negotiations had by
Tenant with any other broker than THE LAWRENCE GROUP.

                                      -26-
<Page>

     47. ESTOPPEL CERTIFICATION:

     Tenant agrees, at any time and from time to time, as requested by Landlord,
upon not less than twenty (20) days prior notice, to execute and deliver to
Landlord a statement certifying that this Lease is unmodified and in full force
and effect (or if there have been modifications that the same is in full force
as modified and stating the modifications), certifying the dates to which the
fixed rent and additional rent have been paid, stating whether or not, to the
best knowledge, it being intended that any such statement delivered pursuant
hereto may be relied upon by others with whom Landlord may be dealing.

     48. LATE PAYMENT CHARGE:

     If Tenant shall make any payment of fixed rent, additional rent or other
charges more than ten (10) days after the same is due and payable Tenant shall
pay a late payment charge equal to four (4%) percent of the amount due. Such
amounts shall be payable as additional rent hereunder.

     49. ADDENDUM TO ARTICLE 17:

     This Lease and the term and estate hereby granted are subject to the
following further limitation, whenever Tenant shall default in the payment of
any installment of fixed rent, or in the payment of any additional rent or any
charge payable by Tenant to Landlord, on any day upon which the same ought to be
paid, and such default shall continue for then (10) days after Landlord shall
have given Tenant a notice specifying such default, then in any such case
Landlord may give to Tenant a notice of intention, and upon the expiration of
said five (5) day notice period, this Lease and the term and estate hereby
granted, whether or not the term shall therefore have commenced, shall terminate
with the same effect as if that day were set forth herein for the expiration of
the term thereof, but Tenant shall remain liable for damages as provided in
Article 17.

     50. ARBITRATION:

          (a) Either party may request arbitration of any matter in dispute
wherein arbitration is expressly provided in this Lease as the appropriate
remedy. This arbitration shall be conducted, to the extent consistent with this
Article 50, in accordance with the then prevailing rules of the American
Arbitration Association (or any organization successor thereto) in the City and
County of New York. The arbitrator(s) shall (i) be disinterested person(s)
having at least 10 years of experience in the County of New York commercial
leasing practices, and (ii) have the right to retain and consult experts and
competent authorities skilled in the matters under arbitrator(s) shall not add
to, subtract from or otherwise modify the provisions of this Lease.

          (b) The fees and expenses of the arbitrator(s) and all other expenses
(not including the attorney's fees, witness fees and similar expenses of the
parties) of the arbitration shall be borne by the parties equally.

                                      -27-
<Page>

     51. SUBLEASES AND ASSIGNMENTS:

     Supplementing Article 11 hereof:

          (a) Except as provided in Subparagraph (K), notwithstanding anything
to the contrary contained in this Article 51, if Tenant shall at any time or
times during the term of this Lease desire to sublet all or any part of the
Demised Premises or assign this Lease, Tenant shall give notice thereof to
Landlord, which shall be accompanied by: (i) an executed copy of the proposed
sublease or assignment, the effective or commencement date of which shall be at
least 30 days after giving of such notice; (ii) a statement setting forth in
reasonable detail the identify of the proposed Subtenant or assignee, the nature
of it's business it's propose use of the Demised Premises and (iii) current
financial information with respect to the proposed subtenant or assignee,
including, without limitation, banking references and it's most recent financial
report.

          (b) In the event Landlord elects, upon the receipt of the request for
sublet or assignment from Tenant, not to grant such assignment or sublet, which
such election shall be writing within fifteen (15) days after receipt of
Tenant's request and information to cancel and terminate this Lease with respect
to the Demised Premises or a portion thereof, such cancellation shall be, at the
Landlord's option, not less than 10 days not more than 120 days following
service of such notice.

          (c) In the event Landlord shall exercise such option, Tenant shall
surrender possession of the entire Demised Premises, or the portion which is the
subject of the option, as the case may be, on the date set forth in such notice
in accordance with the provisions of this Lease relating surrender of the
Demised Premises at the expiration of the term.

          (d) In the event that Landlord shall not exercise the option to cancel
the Lease as above provided within 10 days after the receipt of Tenant's written
request, then Landlord's consent to such request shall not be reasonably
withheld.

          (e) With respect to each and every sublease or assignment or
subletting consent to by Landlord under the provisions of this Lease, it is
further agreed:

               (i) No subletting or assignment shall be for a term ending later
than one day prior to the last of this Lease term.

               (ii) No sublease or assignment shall be valid, and no subtenant
or assignee shall take possession of any part of the Demised Premises until an
executed counterpart of such sublease or assignment has been delivered to
Landlord.

               (iii) Each sublease or assignment shall provide that it is
subject and subordinate to this Lease and to the matters to which this Lease is
or shall be subordinate, and that in the event of termination, re-entry or
dispossess by Landlord under this Lease, Landlord may, at it's option, take over
all of the right, title and interest of Tenant as sublessor or assignee under
such sublease or assignment, and such subtenant or assignee shall, at Landlord's
option, attorn to Landlord pursuant to the then executory provisions of such
sublease or assignment,

                                      -28-
<Page>

except that Landlord shall not (a) be liable for any new provisions, act or
omission of Tenant as sublessor under the sublease or assignment, (b) be subject
to any offset, not expressly provided in such sublease or assignment, or which
therefore accrued to such subtenant or assignee against Tenant, or (c) be bound
by any previous modification of such sublease or assignment or by any previous
prepayment of more than one month's rent.

          (f) If the Landlord shall give it's consent to any sublease or
assignment, Tenant shall pay to Landlord, as additional rent, one hundred (100%)
percent of any rents, additional charges, fees, profits, revenues or other
consideration payable or generated under the sublease or assignment to Tenant by
the subtenant of assignee, which is in excess of the annual rental of the
sublease or assignment with respect to the sublease or assignment pursuant to
the terms hereof less reasonable expenses incurred in connection with same
including brokerage and advertising expenses. The sums payable under this
subparagraph shall be paid to Landlord after the same is paid by the subtenant
or assignee to Tenant.

          (g) Except as otherwise provided for herein, each subletting or
assignment shall be subject to all the covenants, agreements, terms, provisions
and conditions contained in this Lease and Tenant shall and will remain fully
liable for the payment of the annual rental rate and additional rent due and to
become hereunder and for the performance of all the covenants, agreements,
terms, provisions and conditions contained in this Lease on the part of Tenant
to be performed and all acts and omissions of any subtenant or assignee or
anyone claiming under or through any subtenant or assignee who shall be in
violation of any of the obligations of this Lease, and any such violation shall
be deemed to be a violation by Tenant. Tenant further agrees that
notwithstanding any such subletting or assignment, no other and further
subletting or assignment of the Demised Premises by Tenant or any person
claiming through or under Tenant shall or will be made except upon compliance
with and subject to the provisions of this paragraph 51.

          (h) Tenant shall indemnify, defend and hold harmless Landlord against
and from any and all loss, liability, damages, costs and expenses (including
reasonable attorney's fees) resulting from any claims that may be made against
Landlord by the proposed subleases or assignee or by any brokers or other
persons claiming a commission or similar compensation in connection with the
proposed subleases or assignee or by any brokers or other persons claiming a
commission or similar compensation in connection with the proposed sublease or
assignment.

          (i) Any attempted assignment or subletting made contrary to the
provisions of this Article shall be null and void. No consent by Landlord to any
assignment or subletting shall in any manner be considered to relieve Tenant
from obtaining Landlord's express written consent to further subletting.

          (j) Notwithstanding anything contained herein to the contrary, Tenant
may, without Landlord's consent, assign or otherwise transfer this Lease to: (i)
any entity which controls, is controlled by, or is under common control with
Tenant; (ii) an affiliate of Tenant; or (iii) a successor to Tenant by way of
merger, consolidation or acquisition of substantially all of the assets or stock
or Tenant or any of its affiliates. Upon any of the foregoing assignments or
transfers, Tenant shall be relieved of any further liability under this Lease.

                                      -29-
<Page>

          (k) Landlord acknowledges that Tenant is a publicly traded corporation
and agrees that the daily trading of its shares of stock by its shareholders
shall not be deemed to be an assignment or other transference for the purposes
of this Article 11

     52. ADDENDUM TO ARTICLE 28:

     In the event Landlord shall furnish cleaning service to the Demised
Premises pursuant to the provision of paragraph (d) of Article 28 of the printed
portion of this Lease, Tenant covenants and agrees that Tenant shall pay to
Landlord on demand the reasonable costs incurred by Landlord for (a) extra
cleaning work in the Demised Premises required because of (1) misuse or neglect
on the part of Tenant or its employees or visitors, (ii) use of portions of the
Demised Premised for preparation, serving or consumption of food or beverages,
private lavatories or toilets or other special purposes requiring greater or
more difficult cleaning work than office areas, (iii) unusual quantity of
interior glass surfaces, (iv) non-building standard materials or finishes
installed by Tenant or at is request, and (b) removal from the Demised Premises
and the Building of so much of any refuse and rubbish of Tenant as shall exceed
that ordinarily accumulated daily in the routine or business office occupancy.

     53. OPTIONS:

     Landlord at it's option has, but is not obligated to the right at any time
during the term of this Lease, to provide utility services including but not
limited to telephone, electric, gas, water, or any related services of any other
service company selected by Landlord to Tenant as long as Landlord meets
Tenant's quality and price.

     54. FUEL PASS THROUGH:

     If the cost for fuel comparable fuel source rises, Tenant agrees to pay as
additional rent on January 1st of each year, zero point eight two six (0.826%)
percent of such fuel or comparable fuel source increase multiplied by the number
of gallons of fuel oil or comparable fuel source (i.e.: gas), consumed during
the twelve (12) preceding months period.

     55. AUTHORITY:

     The parties executing this Lease on behalf of Landlord and Tenant each
represent and warrant to the other that it has full authority to execute this
Lease on behalf of Landlord and Tenant respectively.

     56. LAWS GOVERNING:

     New York State Law governs the validity, performance and enforcement of
this Lease. The invalidity or unenforceability of any provision of this Lease
is not to affect or impair any other provision.

                                      -30-
<Page>

     57. FORCE MAJEURE:

     Either party shall not be deemed in default in the performances of any
obligation or undertaking herein the event and/or as long as the performance of
any such obligation is prevented or delayed, retarded or hindered by act of God,
fire, earthquake, floods, explosion, action of the elements, war, hostilities,
invasion, insurrection, riot, mob violence, sabotage, inability to procure or
generate, shortage of labor, equipment, facilities, materials or supplies in the
open market, failure of transportation, strikes, lockouts, action or labor
unions, condemnation, requisition, laws, orders of government, civil or military
or naval authorities, or any other case, whether similar of dissimilar to the
foregoing, not within the reasonable control of either party.

     58. ADDITIONAL RENT:

     Whenever in this Lease any sum, amount, item or charge shall be designed or
considered as additional rent, the Landlord shall have the same rights and
remedies for non-payment thereof as the Landlord would have for the non-payment
of the Base Rent herein stipulated and provided for to be paid by the Tenant.
The word "rent" as used in this Lease shall mean the Base Rent together with the
other charges hereunder which are identified as, or deemed to be, additional
rent. Any liability of Tenant for the payment of any Base Rent or additional
rent shall survive the termination of this Lease unless otherwise specifically
provided in the Lease or this Rider.

     59. RENT CONCESSION:

     Landlord agrees to give Tenant two months free rent, only, if Tenant is in
good standing and without arrears for the months of March, 2002, September,
2002.

     60. DESTRUCTION, FIRE AND OTHER CASUALTY:

     Notwithstanding the provision of Article 9 of the Lease to the contrary, in
the event Landlord fails to deliver the Demised Premises to Tenant, within 30
days after such damage or casualty, restored to substantially the same condition
which existed prior to such damage or casualty, then Tenant shall have the right
to terminate the Lease upon 10 days prior written notice to Landlord. Upon any
termination as provided in the Lease or herein, the Lease shall become null and
void and of no further force and effect and neither party shall have any further
liability to the other hereunder.

     61. CONSENTS AND APPROVALS:

Any consents and/or approvals which are required by Landlord pursuant to the
terms and conditions of the Lease or this Rider shall not be unreasonably
withheld, delayed or hindered.

     62. RIGHT OF FIRST REFUSAL:

     Provided Tenant is not in default under the terms of this Lease, Tenant
shall have the right of first refusal to lease any space adjacent to Tenant that
becomes available at any time

                                      -31-
<Page>

during the term of this Lease (hereinafter referred to as the "Adjacent Space").
When Landlord becomes aware that Adjacent Space will become available and prior
to Landlord's entertaining offers from or negotiating the possible occupancy of
such Adjacent Space with any third party, Landlord shall offer to Tenant the
right to lease such Adjacent Space on such terms any Landlord proposes to lease
such Adjacent Space by providing Tenant notice of the same. Tenant shall have
forty-five (45) days after receipt of such notice to notify Landlord of its
intentions. If Tenant elects to accept Landlord's offer to lease the Adjacent
Space, Landlord and Tenant shall promptly negotiate and executive a new lease
agreement for such space.

     63. ACCESS TO TELECOMMUNICATIONS:

     Landlord represents and warrants to Tenant that the Demised Premises has
the ability to be adequately equipped with T-I lines and the appropriate
telecommunication wiring, lines and systems to meet the needs of Tenant's
permitted use in the Demised Premises.

     64. COMMON LICENSE:

     Tenant, Tenant's employees, agents, customers and invitees shall have all
rights appurtenant to the Demised Premises and a non-exclusive right and license
during the term of the Lease, as the same may be extended, to use all of the
common areas of the building in which the Demised Premises forms a part,
including, without limitation, the hallways, stairwells, elevators, bathroom
facilities, sidewalks, driveways, loading areas, loading docks and related
facilities (collectively referred to as the "Common Areas").

     65. EXECUTION:

     This Lease may be executed in any number of counterparts, each of which
shall be deemed an original and all of which shall constitute one and the same
instrument. For purposes of this Lease, signatures received by facsimile will be
considered counterparts, provided that the party delivering its signature by
facsimile provides the original signature by overnight mail delivered within
three (3) business days thereafter.

                                      -32-
<Page>

[GRAPHIC]

<Page>

<Table>
<Caption>
====================================================================
MACHINE                      VOLTS    AMPS      PHASE   SUPPLIER
====================================================================
<S>                           <C>      <C>      <C>     <C>
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Xerox 1090                    120      30       Single  OSSBALT
--------------------------------------------------------------------
Canon Color                   115      12       Single   OSSNY
--------------------------------------------------------------------
Canon Image Runner            120      16       Single  OSSBALT
--------------------------------------------------------------------
Canon Image Runner            120      16       Single  OSSBALT
--------------------------------------------------------------------
Xerox 3060 (oversize machine) 115      22       Single   OSSNY
--------------------------------------------------------------------
1 GBC Binding Machine         115       4       Single   AUBREY
--------------------------------------------------------------------
1 Velo Binding Machine        115       4       Single   AUBREY
--------------------------------------------------------------------
1 Computer & Monitor          200     7.4       Single
--------------------------------------------------------------------
1 Computer & Monitor          200     7.4       Single
--------------------------------------------------------------------
1 Computer & Monitor          200     7.4       Single
--------------------------------------------------------------------
1 Computer & Monitor          200     7.4       Single
--------------------------------------------------------------------
Miscellaneous (lights,        120      25       Single
  microwave, etc)
====================================================================
TOTAL                        2580   368.6
====================================================================
</Table>

<Page>

                                  [FLOOR PLAN]

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