Document:

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                                                                   EXHIBIT 10.13

                             WIXOM TECHNOLOGY PARK
                                WIXOM, MICHIGAN

                                      LEASE

         This Lease is made between the Landlord and Tenant hereinafter
identified in Sections 1(b) and 1(c) hereof, respectively, and constitutes a
Lease between the parties of the "Demised Premises" in the "Building", as
defined in Sections 2.2 and 2.1 hereof, respectively, on the terms and
conditions and with and subject to the covenants and agreements of the parties
hereinafter set forth.

                              W I T N E S S E T H :

1.       Basic Lease Provisions.

         The following are certain basic lease provisions, which are part of,
and in certain instances referred to in subsequent provisions of, this Lease:

<TABLE>
<S>      <C>                        <C>
(a)      Date of this Lease:        February 15, 2002

(b)      Landlord:                  ALPHA DRIVE DEVELOPMENT ASSOCIATES, L.L.C.
                                    a Michigan limited liability company

(c)      Tenant:                    ASSET ACCEPTANCE CORP.,
                                    a Nevada corporation

(d)      Demised Premises:          48,000 rentable square feet

(e)      Anticipated Commencement Date:       May 1, 2002

(f)      Expiration Date:           Last day of the 72nd month following the
                                    Commencement Date.

(g)      Basic Rental:
</TABLE>

<TABLE>
<CAPTION>
Term              Monthly Rental Installments
----              ---------------------------
<S>               <C>
Months 1 - 12             $ 28,000.00
Months 13 - 24            $ 57,680.00
Months 25 - 36            $ 59,410.40
Months 37 - 48            $ 61,192.72
Months 49 - 60            $ 63,028.51
Months 61 - 72            $ 64,919.36
</TABLE>

<TABLE>
<S>                                 <C>               <C>
(h)      Tenant's Share:            100%

(i)      Tenant's Use:              General Office

(j)      Security Deposit:          None

(k)      Tenant's Address for Notices:                Asset Acceptance Corp.
                                                      6985 Miller Drive
                                                      Warren, Michigan 48092
                                                      Attn: Mark Redman,
                                                            Chief Financial Officer

(l)      Landlord's Address for Notices:              c/o Kojaian Management Corp.
                                                      39400 Woodward Avenue, Suite 250
                                                      Bloomfield Hills, Michigan 48304
</TABLE>

                                       1

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<TABLE>
<S>      <C>                        <C>       <C>     <C>
         With a copy to:                              Grubb & Ellis Management, Inc.
                                                      2000 Town Center, Suite 500
                                                      Southfield, Michigan 48075

(m)      Guarantor:                 None

(n)      Guarantor's Address for Notices:     N/A
</TABLE>

2.       Building and Demised Premises.

         2.1      Landlord is the owner of certain land and improvements, more
particularly described on Exhibit "A" hereto, at 48325 Alpha Drive, Wixom,
Michigan, upon which Landlord has constructed a building (hereinafter referred
to as the "Building") together with certain exterior common and public areas and
facilities, including parking facilities (hereinafter referred to as the "Common
Areas") as may be designated by Landlord for the use in common by tenants of the
Building. The Building together the appurtenant Common Areas are hereinafter
referred to as the "Development".

         2.2      Subject to the terms, covenants, agreements and conditions
herein set forth, Landlord hereby leases to Tenant, and Tenant hereby leases
from Landlord, those certain premises (herein referred to as the "Demised
Premises") designated in Section 1(d) hereof, as shown on the floor plan(s)
attached hereto as Exhibit "B", together with the nonexclusive right to use the
Common Areas. The square foot area of the Demised Premises, as well as the
Building, shall be computed based upon the BOMA-American National Standard
Z65.1-1980.

         2.3      Landlord reserves (a) the right from time to time to make
changes, alterations, additions, improvements, repairs or replacements in or to
the Building (including the Demised Premises') and the fixtures and equipment
thereof, as well as in or to the street entrances and other parts of the
Building, and to erect, maintain, and use pipes, ducts and conduits in and
through the Demised Premises, all as Landlord may reasonably deem necessary or
desirable, (b) the right to eliminate, substitute and/or rearrange the Common
Areas (which may theretofore have been so designated) as Landlord deems
appropriate in its discretion(2) and (c) the right from time to time to
construct additional stories onto the Building(3). Tenant's nonexclusive right
to utilize the Common Areas shall be in common with Landlord, other tenants and
occupants of the Building and others to whom Landlord grants such rights from
time to time.

         2.4      Intentionally Deleted.

3.       Term.

         3.1      The Term shall commence on that date (hereinafter referred to
as the "Commencement Date") being the later to occur of the "Anticipated
Commencement Date" set forth in Section 1(e) hereof and the date Landlord has
substantially completed the improvements to be constructed or installed by
Landlord pursuant to the provisions of the attached Rider and Exhibit "C" hereto
as provided in Section 4 hereof and, unless sooner terminated as hereinafter
provided, shall end on the "Expiration Date" set forth in Section 1(f) hereof;
provided, however, that if Tenant, with Landlord's prior written approval, shall
take occupancy of the Demised Premises for any purpose whatsoever prior to the
Commencement Date, as defined above, the Commencement Date shall be deemed to
have occurred on the earlier date Tenant takes such occupancy. See attached
Rider.

         3.2      If Landlord, for any reason whatsoever, cannot deliver
possession of the Demised Premises to Tenant on the Anticipated Commencement
Date, this Lease shall not be void or voidable, nor shall Landlord be liable to
Tenant for any loss or damage resulting therefrom. Notwithstanding the
foregoing, if possession of the Demised Premises has not been delivered to
Tenant within (4) following the Anticipated Commencement Date, Tenant, at its
option at any time within thirty (30) days thereafter, but prior to the delivery
of possession, may terminate this Lease by and upon written

---------------------------

1 with respect to repairs or replacements only)

2 so long as the ratio of parking provided Tenant shall not fall less than 6
spaces per 1,000 rentable square feet

3 Landlord's activities under this Section 2.3 shall not unreasonably interfere
with the Tenant's use and occupancy of the Demised Premises.

4 six (6) months

                                       2

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notice to (5) and Landlord and Tenant shall thereupon be released from all
obligations under this Lease except for any financial obligations of Tenant then
due and payable, if any, pursuant to Section 4 hereof or Exhibit "C" hereto.

4.       Completion of Improvements. See attached Rider.

         (a)      Except as provided in Section 3.2 hereof, prior to the
Anticipated Commencement Date, Landlord shall construct or install in the
Demised Premises the improvements to be constructed or installed by Landlord
pursuant to the attached Rider and Exhibit "C" hereto (hereinafter referred to
as the "Standard Improvements"). Landlord shall not be required to incur
overtime costs and expenses in performing such construction and/or installation.
See attached Rider.

         (b)      With respect to the Standard Improvements, Tenant will furnish
to Landlord all information regarding its partition, electrical and telephone
requirements and all other pertinent data by not later than February 1, 2002.
Within five (5) days after Landlord's submission of working drawings, Tenant
shall approve same in writing.

         If there are any changes requested by Tenant, after completion of the
Approved Plans (as defined in the attached Rider and Exhibit "C" hereto), Tenant
will be responsible for all architectural and engineering costs and related
expenses resulting from such changes. No changes will be made without written
approval of Landlord after written request of Tenant.

         (c)      In the event Tenant desires to have improvements installed in
the Demised Premises in addition to or in lieu of the Standard Improvements,
Tenant shall so advise Landlord and submit to Landlord at least ninety (90) days
prior to the Anticipated Commencement Date, complete plans and specifications
for such improvements. Tenant shall immediately cause such plans and
specifications to be revised in order to comply with Landlord's comments to such
plans and specifications. Upon approval of such plans and specifications by
Landlord, Landlord shall advise Tenant of the additional rental attributable to
the cost of constructing and installing such improvements, and upon approval of
such additional rental Landlord will commence construction and installation of
such improvements; provided, however, that Tenant may revise such plans in order
to reduce such additional rental, subject to Landlord's approval. Tenant shall
be responsible for all additional rental resulting from such additional work,
including architectural and engineering charges. Notwithstanding anything herein
contained to the contrary, if Tenant shall request any changes or modification
to the plans and specifications after the approval thereof by Landlord, or if
Tenant does not timely submit such plans and specifications or revisions
thereof, or if such plans and specifications require materials which are not
readily available or require long lead time, or if the completion of such
construction and installation is delayed for any other reason attributable to
Tenant including its failure to pay for the same as provided in Paragraph 4(d)
hereof, the Commencement Date shall not be delayed or postponed as a result
thereof and the Commencement Date shall be the date which Landlord determines
that the Demised Premises would have been ready but for such delays, even if the
Demised Premises is not completed on the Commencement Date.

         (d)      The cost of all improvements to the Demised Premises over and
above the Standard Improvements shall be paid by Tenant as follows: (i) one-half
of such amount within ten (6)days after the approval of Tenant's plans and
specifications by Landlord and the submission of the costs to Tenant, (ii)
one-quarter of such amount within (10)(6) days after Landlord has notified
Tenant that such work is fifty percent (50%) completed and (iii) the balance of
such amount prior to occupancy of the Demised Premises by Tenant. In no event
shall Landlord be required to commence or continue such work if Tenant defaults
in its obligation to make the payments herein required.

         (e)      The Demised Premises shall be deemed completed and possession
delivered to Tenant when Landlord has substantially completed its improvements
subject only to the completion of details of construction, decorations and
mechanical adjustments which do not materially interfere with Tenant's use of
the Demised Premises, and Tenant shall accept the same upon notice from Landlord
that such improvements have been so completed. If any dispute shall arise as to
whether Landlord has completed its improvements, a certificate furnished by
Landlord's architect certifying

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5 Landlord

6 business

                                       3

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the date of such completion shall be conclusive and binding of that fact and
date upon Landlord and Tenant. See attached Rider.

5.       Rental.

         5.1      Tenant shall pay to Landlord as rental for the Demised
Premises the Basic Rental set forth in Section 1(g) hereof, which shall be
payable in equal monthly installments in advance, together with the rentals
provided for in Section 5.3 hereof.

         5.2      The following terms shall have the following meanings.

                  (a)      The term "Expenses" shall mean the actual cost
         incurred by Landlord with respect to the operation, maintenance, repair
         and replacement and administration of the Building, including, without
         limitation or duplication, (1) rubbish removal from Common Areas; snow
         removal; general landscaping and maintenance; window washing, electric
         current for the Common Areas; management fees; protection and security
         services; repairs, replacement, and maintenance; fire, extended
         coverage, public liability and property damage insurance (including
         loss of rental income insurance); supplies; wages, salaries, disability
         benefits, pensions, hospitalization, retirement plans and group
         insurance respecting service and maintenance employees and management
         staff; accounting and administrative staff; expenses imposed pursuant
         to any collective bargaining agreement with respect to such employees;
         payroll, social security, unemployment and other similar taxes with
         respect to such employees and staff; sales, use and other similar
         taxes; Landlord's Michigan Single Business Tax(7), water rates and
         sewer charges and personal property taxes; depreciation of movable
         equipment and personal property, which is, or should be, capitalized on
         the books of Landlord, and the cost of movable equipment and personal
         property, which need not be so capitalized, as well as the cost of
         maintaining all such movable equipment, and any other costs, charges
         and expenses which, under generally accepted accounting principles and
         practices, would be regarded as maintenance and operating expenses, and
         (2) the cost of any capital improvements made to the Building by
         Landlord after the Commencement Date that are intended to reduce other
         Expenses, or made to the Building by Landlord after the date of this
         Lease that are required under any governmental law or regulation that
         was not applicable to the Building at the time it was constructed, such
         cost to be amortized over (8) together with interest on the unamortized
         balance at the rate of two percent (2%) in excess of the then current
         "prime rate" published in the Wall Street Journal (as defined in
         Section 5.5 hereof) or such higher rate as may have been paid by
         Landlord on funds borrowed for the purpose of constructing such capital
         improvements. Expenses shall not include "Taxes", as defined in Section
         5.2(d) hereof; depreciation on the Building other than as set forth
         above; costs of services or repairs, replacements and maintenance which
         are paid for by proceeds of insurance, by other tenants (in a manner
         other than as provided in Section 5.3 hereof), or third parties; or
         tenant improvements, real estate brokers' commissions, interest and
         capital items other than replacements and those referred to in clause
         (2) above.

                           The Expenses shall be adjusted to equal Landlord's
         reasonable estimate of Expenses had the total Building been occupied
         and had the total Building been furnished all services.

                           Landlord shall have the right to aggregate the
         Expenses relating to the exterior Common Areas serving the Building and
         the exterior common areas serving 48443,48561, 48679 and 48797 Alpha
         Drive and allocate such Expenses between the Building and said other
         buildings on a reasonable and equitable basis.

                  (b) The term "Taxes" shall mean the amount incurred by
         Landlord of all ad valorem real property taxes and assessments, special
         or otherwise, levied upon or with respect to the Building and land, or
         the rent and additional charges payable hereunder, imposed by any
         taxing authority having jurisdiction(9). Taxes shall also include all
         taxes, levies and charges which may be assessed, levied or imposed in
         replacement of, or in addition to, all or any part of ad valorem real
         property taxes as revenue sources, and which in

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7 (however, Tenant shall not be billed for the Single Business Tax during the
initial term of the Lease)

8 the useful life of such capital improvements

9 but excluding taxes on the income of Landlord.

                                       4

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         whole or in part are measured or calculated by or based upon the
         Development, the freehold and/or leasehold estate of Landlord or
         Tenant, or the rent and other charges payable hereunder. Taxes shall
         include any expenses incurred by Landlord in determining or attempting
         to obtain a reduction of Taxes. Notwithstanding anything herein
         contained to the contrary, if the Building is separately assessed for
         real estate tax purposes, the Taxes shall include such separately
         assessed Taxes plus an allocable portion of the Taxes on the Common
         Areas (as reasonably determined by Landlord) and if the Building is not
         so separately assessed, Landlord shall allocate the Taxes among the
         Building and other buildings on the Development on a reasonable and
         equitable basis (including the Taxes allocable to the Common Areas).

                  (c) The term "Tenant's Share" shall mean the percentage set
         forth in Section 1(h) hereof. Tenant's Share has been computed on the
         basis of the square foot area of the Demised Premises divided by the
         total leasable square foot area of the Building (including the Demised
         Premises).

         5.3      (a)      Tenant shall pay to Landlord as additional rental
Tenant's Share of Expenses and Taxes in the manner and at the times herein
provided.

                  (b)      With respect to Expenses, prior to the Commencement
Date and prior to the beginning of each fiscal year of Landlord thereafter, or
as soon thereafter as practicable, Landlord shall give Tenant notice of
Landlord's estimate of Tenant's Share of Expenses for the ensuing fiscal year,
and with respect to Taxes, prior to the Commencement Date and prior to the
beginning of each calendar year thereafter, or as soon thereafter as
practicable, Landlord shall give Tenant notice of Landlord's estimate of
Tenant's Share of Taxes for the ensuing calendar year. On or before the first
day of each month during the ensuing fiscal year and calendar year,
respectively, Tenant shall pay to Landlord one-twelfth (l/12th) of such
estimated amounts, provided that until such notice is given with respect to the
ensuing fiscal or calendar year, as the case may be, Tenant shall continue to
pay the amount currently payable pursuant hereto until after the month such
notice is given. If at any time or times (including, without limitation, upon
Tenant taking occupancy of the Demised Premises) it appears to Landlord that
Tenant's Share of Expenses or Tenant's Share of Taxes for the then current
fiscal or calendar year, as the case may be, will vary from Landlord's estimate
by more than five percent (5%), Landlord may, by notice to Tenant, revise its
estimate for such year and subsequent payments by Tenant for such year shall be
based upon such revised estimate. See attached Rider.

                  Within ninety (90) days after the close of each fiscal year of
Landlord with respect to Expenses, and within ninety (90) days after the close
of each calendar year with respect to Taxes, or as soon after such ninety (90)
day period as practicable, Landlord shall deliver to Tenant a statement prepared
by Landlord of Tenant's Share of Expenses and Taxes, respectively, for such
fiscal year and calendar year, respectively. If on the basis of either of such
statements, Tenant owes an amount that is less than the estimated payments for
such fiscal year with respect to Expenses or calendar year with respect to Taxes
previously made by Tenant, Landlord shall credit such excess amount against the
next payment(s) due from Tenant to Landlord of Expenses or Taxes, as the case
may be. If on the basis of such statement, Tenant owes an amount that is more
than the estimated payments for such fiscal year with respect to Expenses or
such calendar year with respect to Taxes previously made by Tenant, Tenant shall
pay the deficiency to Landlord within (10) days after delivery of such
statement. See attached Rider.

                  (c)      If this Lease shall commence on a day other than the
first day of Landlord's fiscal year or terminate on a day other than the last
day of a Landlord's fiscal year, Tenant's share of Expenses that is applicable
to Landlord's fiscal year in which such commencement or termination shall occur
shall be prorated on the basis of the number of calendar days within such year
as are within the Term. If this Lease shall commence on a day other than the
first day of a calendar year or terminate on a day other than the last day of a
calendar year, Tenant's Share of Taxes that is applicable to the calendar year
in which such commencement or termination shall occur shall be prorated on the
basis of the number of calendar days within such year as are within the Term on
a fiscal year basis.

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10 thirty (30)

                                       5

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         5.4      The installment of the Basic Rental provided for in Section
5.1 hereof for the first full month of the Term shall be paid by Tenant to
Landlord upon execution of this Lease. Basic Rental shall be paid to Landlord on
or before the first day of each and every successive calendar month in advance
after the first month during the Term. In the event the Commencement Date is
other than the first day of a calendar month, or the Expiration Date is other
than the last day of the calendar month, then the monthly rental for the first
and last fractional months of the Term shall be appropriately prorated.

         5.5      Tenant shall pay as additional rental any money and charges
required to be paid by Tenant pursuant to the terms of this Lease, whether or
not the same may be designated "additional rent."

         5.6      Except as above provided, rental and additional rental shall
be paid to Landlord without notice or demand and without deduction or offset, in
lawful money of the United States of America at Landlord's address for notices
hereunder or to such other person or at such other place as Landlord may from
time to time designate in writing. All amounts payable by Tenant to Landlord
hereunder, if not paid when due, shall bear interest from the due date until
paid at the rate equal to two percent (2%) in excess of the then current "prime
rate" published in the Wall Street Journal, but not in excess of the legal rate.
Such prime rate shall be the rate announced by such "Bank as its "prime rate";
if no such prime rate is announced, the prime rate (12)shall be (13).

6.       Other Taxes Payable by Tenant.

         In addition to the monthly rental and other charges to be paid by
Tenant hereunder, Tenant shall reimburse Landlord upon demand for any and all
taxes payable by Landlord (other than net income taxes and taxes included within
Taxes) whether or not now customary or within the contemplation of the parties
hereto: (a) upon, measured by or reasonably attributable to the cost or value of
Tenant's equipment, furniture, fixtures and other personal property located in
the Demised Premises or by the cost or value of any leasehold improvements made
in or to the Demised Premises by or for Tenant, other than building standard
tenant improvements made by Landlord, regardless of whether title to such
improvements shall be in Tenant or Landlord; (b) upon or with respect to the
possession, leasing, operation, management, maintenance, alteration, repair, use
or occupancy by Tenant of the Demised Premises or any portion thereof; and (c)
upon this transaction or any document to which Tenant is a party creating or
transferring an interest or an estate in the Demised Premises. In the event that
it shall not be lawful for Tenant so to reimburse Landlord, the monthly rental
payable to Landlord under this Lease shall be revised to net to Landlord the
same rental after imposition of any such tax upon Landlord as would have been
payable to Landlord prior to the imposition of any such tax.

7.       Use.

         7.1      The Premises shall be used only for the purposes of "Tenant's
Use" as set forth in Section 1(k) hereof, and for no other purpose or purposes
whatsoever.

         7.2      Tenant shall not do or permit to be done in or about the
Demised Premises, nor bring or keep or permit to be brought or kept therein,
anything which is prohibited by or will in any way conflict with any law,
statute, ordinance or governmental rule or regulation now in force or which may
hereafter be enacted or promulgated, or which is prohibited by the standard form
of fire insurance policy, or will in any way increase the existing rate of or
affect any fire or other insurance upon the Building or any of its contents, or
cause a cancellation of any insurance policy covering the Building or any part
thereof or any of its contents, or adversely affect or interfere with any
services required to be furnished by Landlord to Tenant, or to any other tenants
or occupants of the Building, or with the proper and economical rendition of any
such service. Tenant shall not do or permit anything to be done in or about the
Demised Premises which will in any way obstruct or interfere with the rights of
other tenants of the Building, or injure or annoy them, or use or allow the
Demised Premises to be used for any improper, immoral, unlawful or objectionable
purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about
the Demised Premises or commit or suffer to be committed any waste in, on or
about the Demised Premises. If anything done, omitted to be done

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11 publication

12 used

13 the rate published in lieu of the prime rate.

                                       6

<PAGE>

or suffered to be done by Tenant, or kept or suffered by Tenant to be kept in,
upon or about the Demised Premises shall cause the rate of fire or other
insurance on the Building in companies acceptable to Landlord to be increased
beyond the minimum rate from time to time applicable to the Building, Tenant
shall pay the amount of any such increases. Tenant shall not cause or permit the
use, generation, storage or disposal in or about the Demised Premises or the
Building of any substances, materials or wastes subject to regulation under
federal, state or local laws from time to time in effect concerning hazardous,
toxic or radioactive materials(14). (15) Tenant hereby covenants to indemnify
and hold (16) successors and assigns, harmless from any loss, damage, claims,
costs, liability or cleanup costs arising out of (17)use, handling, storage or
disposal of any such hazardous, toxic or radioactive materials on the Demised
Premises.

         7.3      Tenant shall deposit all trash and refuse in an above ground
dumpster provided for Tenant's use and arrange for the periodical removal of
such trash and refuse in a manner acceptable to Landlord or at Landlord's
election, Landlord shall arrange for such removal and in such event the cost
thereof shall be included in Expenses.

8.       Services.

         8.1      Landlord shall maintain the Common Areas, together with the
windows and exterior walls, roofs, foundations and structure of the Building and
the mechanical, plumbing and electrical equipment servicing the Building, in
good order and condition as reasonably determined by Landlord and the cost shall
be included in Expenses, except for the repairs due to fire and other casualties
(to the extent the cost of such repairs are covered by insurance proceeds) and
for the repair of damages occasioned by the acts or omissions of Tenant, which
Tenant shall pay to Landlord in full.(18)

         8.2      Landlord will arrange for the furnishing of electricity to the
Demised Premises, and Landlord shall charge Tenant for electricity as determined
by metering(19) at the applicable secondary rates filed by Landlord with the
proper regulating authorities in effect from time to time covering such
services, but not more than the secondary rates which would be charged to Tenant
by the public utility company. Notwithstanding anything herein contained to the
contrary, Landlord reserves the right to terminate the furnishing of electricity
at any time upon thirty (30) days' notice to Tenant, in which event Tenant shall
make application directly to the utility company servicing the Building for
Tenant's separate supply of electric current, and Landlord shall permit its
wires and conduits to be used for such purposes, to the extent available and
capable of being used safely.

         8.3      Landlord shall furnish the Demised Premises with heat,
ventilation and air conditioning utilizing separate H.V.A.C. unit(s) servicing
the Demised Premises and Tenant shall have access to the controls for such
unit(s). Notwithstanding the provisions of this Section 8.3, Landlord shall not
be required to provide(20) ventilation and air conditioning to the Demised
Premises as herein provided if Tenant shall utilize in the Demised Premises heat
generating equipment or lighting other than building standard lights(21) which
affect the temperature otherwise maintained by the air conditioning system or if
the Demised Premises are occupied by a number of persons in excess of the design
criteria of the air conditioning system.

         8.4      Landlord shall not be in default hereunder or be liable for
any damages directly or indirectly resulting from, nor shall the rental herein
reserved by abated by reason of: (1) the installation, use or interruption of
use of any equipment in connection with the furnishing of any of the foregoing
services, (2) failure to furnish or delay in furnishing any such services when
such failure or delay is caused by accident or any condition beyond the
reasonable control of Landlord or by the making of necessary repairs or
improvements to the Demised Premises or to the Building, or (3) any limitation,
curtailment, rationing or restriction on use of water, electricity, steam, gas
or any other form of energy serving the Demised Premises or the Building.

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14 Landlord shall comply with all applicable laws, statutes, ordinances and
governmental rules, regulations and requirements relating to the Building and
Demised Premises.

15 Landlord and

16 the other, their

17 such party's

18 Notwithstanding the foregoing, Tenant shall not be responsible for any latent
defects relating to the roof or Building foundation.

19 via a separate meter installed at the premises,

20 additional

2l or normal office equipment

                                       7

<PAGE>

9.       Alterations and Repairs.

         9.1      Tenant shall not make or suffer to be made any alterations,
additions or improvements to or of the Demised Premises or any part thereof, or
attach any fixtures or equipment thereto, without first obtaining Landlord's
consent. All such alterations, additions and improvements shall be performed by
contractors and subject to conditions specified by Landlord. If any such
alterations, additions or improvements to the Demised Premises consented to by
Landlord shall be made by Landlord for Tenant's account, Tenant shall reimburse
Landlord for the cost thereof (including a reasonable charge for Landlord's
overhead related thereto) as the work proceeds within five (5) (22)days after
receipt of statements therefor. All such alterations, additions and improvements
shall become the property of Landlord upon their installation and/or completion
and shall remain on the Demised Premises upon the expiration or termination of
this Lease without compensation to Tenant unless Landlord elects by notice to
Tenant to have Tenant remove the same, in which event Tenant shall promptly
restore the Demised Premises to their condition prior to the installation of
such alterations, additions and improvements. See attached Rider.

         9.2      Subject to the provisions of Section 8.1 hereof, Tenant shall
be responsible to keep the Demised Premises and every part thereof in good
condition and repair, Tenant hereby waiving all rights to make repairs at the
expense of Landlord or in lieu thereof to vacate the Demised Premises as
provided by any law, statute or otherwise now or hereafter in effect. (23)all
repairs to be made on behalf of Tenant shall be made and performed by Landlord
at Tenant's sole cost and expense. Tenant shall pay for any and all such repairs
within ten (24)(10) days after receipt of an invoice therefor and upon Tenant's
failure to so pay Landlord, Landlord shall have all rights and remedies as in
the case of the non-payment of Basic Rental. Tenant shall, subject to the
provisions of Section 9.1 hereof, at the end of the term hereof surrender to
Landlord the Demised Premises in the same condition as when received, ordinary
wear and tear and damage by fire, earthquake, act of God or the elements
excepted. Landlord has no obligation and has made no promise to alter, remodel,
improve, repair, decorate or paint the Demised Premises or any part thereof and
no representations respecting the condition of the Demised Premises or the
Building have been made by Landlord to Tenant except as expressly set forth
herein.

10.      Liens.

         Any mechanic's lien filed against the Demised Premises or the Building
for work claimed to have been done or materials claimed to have been furnished
to Tenant shall be discharged by Tenant within ten (10) days thereafter. For the
purposes hereof, the bonding of such lien by a reputable casualty or insurance
company reasonably satisfactory to Landlord shall be deemed the equivalent of a
discharge of any such lien. Should any action, suit, or proceeding be brought
upon any such lien for the enforcement or foreclosure of the same, Tenant shall
defend Landlord therein, by counsel satisfactory to Landlord, and pay any
damages and satisfy and discharge any judgment entered therein against Landlord.

11.      Destruction or Damage.

         11.1     In the event the Demised Premises or any portion of the
Building necessary for Tenant's occupancy are damaged by fire, earthquake, act
of God, the elements or other casualty in each case insured against by
Landlord's fire and extended coverage insurance policy covering the Building
and, if Landlord's reasonable estimate of the cost of making such repairs does
not exceed the proceeds of such insurance by more than One Hundred Thousand
Dollars ($100,000), Landlord shall forthwith repair the same if such repairs
can, in Landlord's opinion, be completed within ninety (90) days after
commencement of such repairs. This Lease shall remain in full force and effect
except that an abatement of Basic Rental shall be allowed Tenant for such part
of the Demised Premises as shall be rendered unusable by Tenant in the conduct
of its business during the time such part is so unusable. If such repairs
cannot, in Landlord's opinion, be made within ninety (90) days, or if such
damage or destruction is not insured against by Landlord's fire and extended
coverage insurance policy covering the Building or if Landlord's reasonable
estimate of the cost of making such repairs exceeds the proceeds of such
insurance by more than One Hundred Thousand Dollars ($100,000), Landlord may
elect, upon notice to Tenant within thirty (30) days after the date of such fire
or other

---------------------------

22 business

23 Except as otherwise provided in Rider to Section 9.1 hereof,

24 business

                                       8

<PAGE>

casualty, to repair or restore such damage, in which event this Lease shall
continue in full force and effect, but the Basic (25)Rental shall be abated
(26)as provided in this Section 11.1. If Landlord elects not to make such
repairs, this Lease shall terminate as of the date of such(27)election by
Landlord. See attached Rider.

         11.2     A total destruction of the Building shall automatically
terminate this Lease.

         11.3     If the Demised Premises are to be repaired under this Article
11, Landlord shall repair at its cost any injury or damage to the Building
itself and building standard tenant improvements in the Demised Premises to be
constructed or installed by Landlord as set forth in Exhibit "C". Tenant shall
perform and pay the cost of repairing any other improvement in the Demised
Premises and shall be responsible for carrying such casualty insurance as it
deems appropriate with respect to such other tenant improvements.

12.      Subrogation.

         Landlord and Tenant shall each obtain from their respective insurers
under all policies of fire insurance maintained by either of them at any time
during the Term insuring or covering the Building or any portion thereof or
operations therein, a waiver of all rights of subrogation which the insurer of
one party might have against the other party, and Landlord and Tenant shall each
indemnify the other against any loss or expense, including reasonable attorneys'
fees, resulting from the failure to obtain such waiver and, so long as such
waiver is outstanding, each party waives, to the extent of the proceeds received
under such policy, any right of recovery against the other party for any loss
covered by the policy containing such waiver; provided, however, that if at any
time their respective insurers shall refuse to permit waivers of subrogation,
Landlord or Tenant, in each instance, may revoke said waiver of subrogation
effective thirty (30) days from the date of such notice, unless within such
thirty (30) day period, the other is able to secure and furnish (without
additional expense) equivalent insurance with such waivers with other companies
satisfactory to the other party.

13.      Eminent Domain.

         If all or any part of the Demised Premises shall be taken as a result
of the exercise of the power of eminent domain, this Lease shall terminate as to
the part so taken as of the date of taking, and, in the case of partial taking,
either Landlord or Tenant shall have the right to terminate this Lease as to the
balance of the Demised Premises by notice to the other within thirty (30) days
after such date; provided, however, that a condition to the exercise by Tenant
of such right to terminate shall be that the portion of the Demised Premises
taken shall be of such extent and nature as substantially to handicap, impede or
impair Tenant's use of the balance of the Demised Premises. In the event of any
taking, Landlord shall be entitled to any and all compensation, damages, income,
rent, awards, or any interest therein whatsoever which may be paid or made in
connection therewith, and Tenant shall have no claim against Landlord for the
value of any unexpired term of this Lease or otherwise. In the event of a
partial taking of the Demised Premises which does not result in a termination of
this Lease, the rental thereafter to be paid shall be reduced on a per square
foot basis. See attached Rider.

14.      Landlord's Insurance.

         Landlord shall, during the Term, provide and keep in force or cause to
be provided or kept in force:

         (a)      Commercial general liability insurance with respect to
Landlord's operation of the Development for bodily injury or death and damage to
property of others;

         (b)      Fire insurance (including standard extended coverage
endorsement perils and leakage from fire protective devices, where applicable)
in respect of the Building,(28) excluding Tenant's trade fixtures, equipment and
personal property;

---------------------------
25 and Additional

26 proportionate to the damage

27 destruction, upon the

28 in amounts not less than replacement cost

                                       9

<PAGE>

         (c)      Loss of rental income insurance;

together with such other insurance as Landlord, in its sole discretion, elects
to obtain. Insurance effected by Landlord shall be in amounts which Landlord
shall from time to time determine reasonable and sufficient(29), shall be
subject to such deductibles and exclusions which Landlord may deem reasonable
and shall otherwise be on such terms and conditions as Landlord shall from time
to time determine reasonable and sufficient(30). Tenant acknowledges that
Landlord's loss of rental income insurance may provide that (i) payments
thereunder by the insurer will be limited to a period of one year following the
date of any destruction and damage, and (ii) no insurance proceeds will be
payable thereunder in the case of destruction or damage caused by any occurrence
other than fire and other risks included in the standard extended coverage
endorsement perils of a fire insurance policy.

15.      Indemnification and Tenant's Insurance.

         15.1     Tenant hereby waives all claims against Landlord for damage to
any property or injury or death of any person in, upon or about the Demised
Premises arising at any time and from any cause other than solely by reason of
the gross negligence or willful act of Landlord, its employees or contractors,
and Tenant shall hold Landlord harmless from any damage to any property or
injury to or death of any person arising from the use of the Demised Premises by
Tenant, except such as is caused solely by the gross negligence or willful act
of Landlord, its contractors or employees. The foregoing indemnity obligation of
Tenant shall include reasonable attorneys' fees, investigation costs and all
other reasonable costs and expenses incurred by Landlord from the first notice
that any claim or demand is to be made or may be made. The provisions of this
Section 15.1 shall survive the termination of this Lease with respect to any
damage, injury of death occurring prior to such termination. See attached Rider.

         15.2     Tenant shall procure and keep in effect comprehensive general
liability insurance, including contractual liability, with minimum limits of
liability of One Million Dollars ($1,000,000) per occurrence for bodily injury
or death, and Two Hundred Fifty Thousand Dollars ($250,000) per occurrence for
property damage. From time to time, Tenant shall increase the limits of
such policies to such higher limits as Landlord shall reasonably require. Such
insurance shall name Landlord, the Landlord's property manager (currently Grubb
& Ellis Management, Inc.) and Kojaian Management Corporation as an additional
named insured, shall specifically include the liability assumed hereunder by
Tenant, and shall provide that it is primary insurance and not excess over or
contributory with any other valid, existing and applicable insurance in force
for or on behalf of Landlord, and shall provide that Landlord shall receive
thirty (30) days notice from the insurer prior to any cancellation or change of
coverage.

         15.3     Tenant shall procure and keep in effect fire insurance
(including standard extended coverage endorsement perils and leakage from fire
protective devices) for the full replacement cost of Tenant's trade fixtures,
equipment, personal property and leasehold improvements.

         15.4     Tenant shall deliver policies of the insurance required
pursuant to Sections 15.2 and 15.3 hereof or certificates thereof to Landlord on
or before the Commencement Date, and thereafter at least thirty (30) days before
the expiration dates of expiring policies.

16.      Compliance with Legal Requirements.

         Tenant shall promptly comply with all laws, statutes, ordinances and
governmental rules, regulations or requirements now in force or which may
hereafter be in force, with the requirements of any board of fire underwriters
or other similar body now or hereafter constituted, with any occupancy
certificate or directive issued pursuant to any law by any public officer or
officers, as well as the provisions of all recorded documents affecting the
Demised Premises, insofar as any thereof relate to or affect the condition, use
or occupancy of the Demised Premises, excluding requirements of structural
changes not related to or affected by improvements made by or for Tenant or not
necessitated by Tenant's act.

---------------------------
29 but not less than the replacement cost,

30 all iii accordance with industry standards.

                                       10

<PAGE>

17.      Assignment and Subletting.

         17.1     Except as expressly permitted pursuant to this Article 17,
Tenant shall not, without the prior written consent of Landlord, assign,
encumber or hypothecate this Lease or any interest herein or sublet the Demised
Premises or any part thereof, or permit the use of the Demised Premises by any
party other than Tenant. This Lease shall not, nor shall any interest herein, be
assignable as to the interest of Tenant by operation of law without the consent
of Landlord. Sales aggregating fifty percent (50%) or more of the capital or
voting stock of Tenant (if Tenant is a nonpublic corporation) or transfers
aggregating fifty percent (50%) or more of Tenant's partnership interest (if
Tenant is a partnership) shall be deemed to be an assignment of this Lease. See
attached Rider.

         17.2     If at any time or from time to time during the term of this
Lease, Tenant desires to sublet all or any part of the Demised Premises or to
assign this Lease, Tenant shall give notice to Landlord setting forth the
proposed subtenant or assignee, the terms of the proposed subletting and the
space so proposed to be sublet or the terms of the proposed assignment, as the
case may be. Landlord shall have the option, exercisable by notice given to
Tenant within (31) days after Tenant's notice is given, (a) if Tenant's request
relates to a subletting, either to sublet from Tenant such space at the rental
and other terms set forth in Tenant's notice, or, if the proposed subletting is
for the entire Demised Premises for the balance of the Term, to terminate this
Lease or (b) if Tenant's request relates to an assignment, either to have this
Lease assigned to Landlord or to terminate this Lease. If Landlord does not
exercise such option, Tenant shall be free for a period of one hundred eighty
(180) days thereafter to sublet such space or to assign this Lease to such third
party if Landlord shall consent thereto, provided that the sublease or
assignment shall be(32) on the same terms set forth in the notice given to
Landlord and(33) that the rental to such subtenant or assignee shall not be less
than the then market rate for such premises.

         In the event Tenant shall so sublet a portion of the Demised Premises,
or assign this Lease, (34)all of the sums or other economic consideration
received by Tenant(35) as a result of such subletting or assignment whether
denominated rentals or otherwise, under the sublease or assignment, which exceed
in the aggregate, the total sums which Tenant is obligated to pay Landlord under
this Lease (prorated to reflect obligations allocable to that portion of the
Demised Premises subject to such sublease) shall be payable to Landlord as
additional rental under this Lease without affecting or reducing any other
obligation of Tenant hereunder.

         17.3     Notwithstanding the provisions of Sections 17.1 and 17.2
hereof, Tenant may assign this Lease or sublet the Demised Premises or any
portion thereof, without Landlord's consent and without extending any option to
Landlord, to any corporation which controls, is controlled by or is under common
control with Tenant, or to any corporation resulting from the merger or
consolidation with Tenant, or to any person or entity which acquires(36) all the
assets of Tenant as a going concern of the business that is being conducted on
the Demised Premises, provided that said assignee assumes, in full, the
obligations of Tenant under this Lease.

         17.4     Regardless of Landlord's consent, no subletting or assignment
shall release Tenant of Tenant's obligation or alter the primary liability of
Tenant to pay the rental and to perform all other obligations to be performed by
Tenant hereunder. The acceptance of rental by Landlord from any other person
shall not be deemed to be a waiver by Landlord or any provision hereof. Consent
to one assignment or subletting shall not be deemed consent to any subsequent
assignment or subletting. In the event of default of any of the terms hereof,
Landlord may proceed directly against Tenant without the necessity of exhausting
remedies against such assignee or successor. Landlord may consent to subsequent
assignments or subletting of this Lease or amendments or modifications to this
Lease with assignees of Tenant, without notifying Tenant, or any successor of
Tenant, and without obtaining its or their consent thereto and such action shall
not relieve Tenant of liability under this Lease.

---------------------------
31 seven (7) business

32 substantially

33 provided Landlord has comparable space for Lease in the Development,

34 one-half of

35 (after deducting Tenant's costs incurred in subletting including but not
limited to Tenant Improvements, broker fees, etc.)

36 substantially all of the capital stake or

                                       11

<PAGE>

         17.5     In the event Tenant shall assign this Lease or sublet the
Demised Premises or request the consent of Landlord to any assignment or
subletting or if Tenant shall request the consent of Landlord for any act that
Tenant proposes to do, then Tenant shall pay Landlord's reasonable (37)
attorneys' fees and processing fees incurred in connection therewith.

18.      Rules.

         Tenant shall faithfully observe and comply with the rules and
regulations annexed to this Lease as Exhibit "D" and, after notice thereof, all
reasonable modifications thereof and additions thereto from time to time
promulgated in writing by Landlord. Landlord shall not be responsible to Tenant
for the nonperformance by any other tenant or occupant of the Building of any of
such rules and regulations.

19.      Entry by Landlord.

         19.1     Landlord and its designees may enter the Demised Premises at
reasonable hours(38) to (a) inspect the same, (b) exhibit the same to
prospective purchasers, lenders or tenants, (c) determine whether Tenant is
complying with all of its obligations hereunder, (d) supply any services to be
provided by Landlord to Tenant hereunder, (e) and (f) make repairs required of
Landlord under the terms hereof or repairs to any adjoining space or utility
services or make repairs, alterations or improvements to any other portion of
the Building; provided, however, that all such work shall be done as promptly as
reasonably possible. Tenant hereby waives any claim for damages for any injury
or inconvenience to or interference with Tenant's business, any loss of
occupancy or quiet enjoyment of the Demised Premises or any other loss
occasioned by such entry.(39)

         19.2     Landlord shall at all times have and retain a key with which
to unlock all of the doors in, on or about the Demised Premises (excluding
Tenant's vaults, safes and similar areas designated in writing by Tenant in
advance); and Landlord shall have the right to use any and all means which
Landlord may deem proper to open said doors in any emergency in order to obtain
entry to the Demised Premises, and any entry to the Demised Premises obtained by
Landlord by any of said means, or otherwise, shall not under any circumstances
be construed or deemed to be a forcible or unlawful entry into or a detainer of
the Demised Premises or an eviction, actual or constructive, of Tenant from the
Demised Premises, or any portion thereof.

20.      Default.

         20.1     (a)      In the event Tenant shall fail to pay the rent
reserved herein when due, Landlord shall give Tenant written notice of such
default, and if Tenant shall fail to cure such default within ten (10)(40) days
after receipt of such notice, Landlord shall, in addition to its other remedies
provided by law, have the remedies set forth in Section 20.1 (c) hereof.

                  (b)      If Tenant shall be in default in performing any of
the terms of this Lease other than the payment of rent, Landlord shall give
Tenant written notice of such default, and if Tenant shall fail to cure such
default within thirty (30) days after the receipt of such notice, or if the
default is of such a character as to require more than thirty (30) days to cure,
then if Tenant shall fail, within said thirty (30) day period, to commence and
thereafter proceed diligently to cure such default, then and in either of such
event, Landlord may (at its option and in addition to its other legal remedies)
cure such default for the account of Tenant, and any sum so expended by Landlord
plus interest shall be additional rent for all purposes hereunder, including
Section 20.1(a) hereof, and shall be paid by Tenant with the next monthly
installment of rent.

                  (c)      If any rent shall be due and unpaid or Tenant shall
be in default upon any of the other terms of this Lease, and such default has
not been cured after notice and within the time provided in Section 20.1(a) and
(b) hereof, then Landlord, in addition to its other remedies, shall have the
immediate right of re-entry. Should Landlord re-enter or take possession
pursuant to legal proceedings or any notice provided for by law, Landlord may
either terminate this Lease, or, from time to time, without terminating this
Lease, relet the Demised Premises or any part thereof on such

---------------------------

37 out of pocket

38 and upon reasonable notice except in the case of emergencies and (d),

39 provided however, that Landlord's exercise of its rights under this Section
19.1 shall not unreasonably interfere with the operation of Tenant's business in
the Demised Premises.

40 business

                                       12

<PAGE>

terms and conditions as Landlord shall in its reasonable discretion deem
advisable. The avails of such reletting shall be applied: first, to the payment
of any indebtedness of Tenant to Landlord other than rent due hereunder; second,
to the payment of any reasonable costs of such reletting, including the cost of
any reasonable repairs to the Demised Premises; third, to the payment of rent
due and unpaid hereunder; and the residue, if any, shall be held by Landlord and
applied in payment of future rent as the same may become due and payable
hereunder. Should the avails of such reletting during any month be less than the
monthly rent reserved hereunder, then Tenant shall during each such month pay
such deficiency to Landlord.

         20.2     (a)      Neither Tenant's interest in this Lease, nor any
estate hereby created in Tenant, nor any interest herein or therein, shall pass
to any trustee or receiver or assignee for the benefit of creditors or otherwise
by operation of law, except as may specifically be provided pursuant to the
Bankruptcy Code.

                  (b)      In the event the interest or estate created in Tenant
hereby shall be taken in execution or by the process of law, or if Tenant's
assigns, if any, shall be adjudicated insolvent or bankrupt pursuant to the
provisions of any State Act or the Bankruptcy Code, or if Tenant is adjudicated
insolvent by a court of competent jurisdiction, other than the United States
Bankruptcy Court, or if a receiver or trustee of the property of Tenant be
appointed by reason of the insolvency or inability of Tenant to pay its debts,
or if any assignment shall be made of the property of Tenant or the Guarantor,
if any, for the benefit of creditors, then and in any such events, this Lease
and all rights of Tenant hereunder shall automatically cease and terminate with
the same force and effect as though the date of such event were the date
originally set forth herein and fixed for the expiration of the term, and Tenant
shall vacate and surrender the Demised Premises but shall remain liable as
herein provided.

                  (c)      Tenant shall not cause or give cause for the
appointment of a trustee or receiver of the assets of Tenant and shall not make
any assignment for the benefit of credits, or become or be adjudicated
insolvent. The allowance of any petition under any insolvency law except under
the Bankruptcy Code or the appointment of a trustee or receiver of Tenant or of
the assets of Tenant, shall be conclusive evidence that Tenant caused, or gave
cause therefor, unless such allowance of the petition, or the appointment of a
trustee or receiver, is vacated within ninety (90) days after such allowance or
appointment. Any act described in this Section 20.2(c) shall be deemed a
material breach of Tenant's obligations hereunder, and this Lease shall
thereupon automatically terminate. Landlord does, in addition, reserve any and
all other remedies provided in this Lease or in law.

                  (d)      Upon the filing of a petition by or against Tenant
under the Bankruptcy Code, Tenant, as debtor and as debtor in possession, and
any trustee who may be appointed agree as follows: (i) to perform each and every
obligation of Tenant under this Lease, including, but not limited to, the manner
of "operations" as provided in Article 7 hereof, until such time as this Lease
is either rejected or assumed by order of the United States Bankruptcy Court;
and (ii) to pay monthly in advance on the first day of each month as reasonable
compensation for use and occupancy of the Demised Premises an amount equal to
all Basic Rental and other charges otherwise due pursuant to this Lease and
(iii) to reject or assume this Lease within sixty (60) days of the filing of
such petition under Chapter VII of the Bankruptcy Code or within one hundred
twenty (120) days of the filing of a petition under any other Chapter; and (iv)
to give Landlord at least forty-five (45) days' prior written notice of any
proceeding relating to any assumption of this Lease; and (v) to give at least
thirty (30) days' prior written notice of any abandonment of the Demised
Premises; any such abandonment to be deemed a rejection of this Lease.

                  (e)      No default of this Lease by Tenant, either prior to
or subsequent to the filing of such a petition, shall be deemed to have been
waived unless expressly done so in writing by Landlord.

21.      Attorneys' Fees.

                                       13

<PAGE>

See attached Rider.

22.      Subordination.

         22.1     This Lease is and shall be subject and subordinate, at all
times, to (a) the lien of any mortgage or mortgages which may now or hereafter
affect the Building, and to all advances made or hereafter to be made upon the
security thereof and to the interest thereon, and to any agreements at any time
made modifying, supplementing, extending or replacing any such mortgages, and
(b) any ground or underlying lease which may now or hereafter affect the
Building, including all amendments, renewals, modifications, consolidation,
replacements and extensions thereof. Notwithstanding the foregoing, at the
request of the holder of any of the aforesaid mortgage or mortgages or the
lessor under the aforesaid ground or underlying lease, this Lease may be made
prior and superior to such mortgage or mortgages and/or such ground or
underlying lease.

         22.2     At the request of Landlord, Tenant shall execute and deliver
such further instruments as may be reasonably required to implement the
provisions of this Article 22.

         22.3     If, as a condition of approving this Lease, Landlord's
mortgagee shall request reasonable modifications of this Lease, Tenant shall not
unreasonably withhold or delay its agreement to such modifications, provided
that such modifications do not increase the obligations or materially and
adversely affect the rights of Tenant under this Lease.

         22.4     If a mortgagee or any other person acquires title to the
Demised Premises pursuant to the exercise of any remedy provided for in the
mortgage, Tenant covenants and agrees to attorn to mortgagee or such person as
its new landlord, and this Lease shall continue in full force and effect as a
direct lease between Tenant and mortgagee or such other person upon all the
terms, covenants, conditions and agreements set forth in the Lease, provided
that the mortgagee has entered into a non-disturbance agreement with Tenant.
However, in no event shall mortgagee or such person be (a) bound by any payment
of rent or additional rent made by the Tenant to the Landlord for more than one
(1) month in advance; or (b) bound by any amendment or modification of the Lease
adversely affecting the interest of mortgagee made without the written consent
of mortgagee; or (c) liable for any act or omission of any prior landlord
(including Landlord); or (d) liable for the return of any security deposit
(unless any such security deposit has actually been received by mortgagee); or
(e) liable for any offsets, credits or other claims against rentals for any
prior periods and/or against any other party or landlord (including Landlord).
Tenant agrees to execute all tenant estoppel certificates and attornment
agreements as mortgagee shall reasonably require, provided Tenant receives a
non-disturbance agreement from mortgagee.

23.      Merger.

         The voluntary or other surrender of this Lease by Tenant, or a mutual
cancellation hereof, shall not work a merger, and shall, at the option of
Landlord, terminate all or any existing subleases or subtenancies, or may, at
the option of Landlord, operate as an assignment to it of any or all such
subleases or subtenancies.

24.      Nonliability of Landlord.

         24.1     In the event the Landlord hereunder or any successor owner of
the Building shall sell or convey the Building, all liabilities and obligations
on the part of the original Landlord or such successor owner under this Lease
accruing thereafter shall terminate, and thereupon all such liabilities and
obligations shall be binding upon the new owner. Tenant shall attorn to such new
owner.

         24.2     Landlord shall not be responsible or liable to Tenant for any
loss or damage that may be occasioned by or through the acts or omissions of
persons occupying adjoining areas or any part of the area adjacent to or
connected with the Demised Premises or any part of the Building or for any loss
or damage resulting to Tenant or his property from theft or a failure of the
security systems in the Building, or for any damage or loss of property within
the Demised Premises from any cause

                                       14

<PAGE>

other than solely by reason of the gross negligence or willful act of Landlord,
and no such occurrence shall be deemed to be an actual or constructive eviction
from the Demised Premises or result in an abatement of rental.

         24.3     If Landlord shall fail to perform any covenant, term or
condition of this Lease upon Landlord's part to be performed, and, if as a
consequence of such default, Tenant shall recover a money judgment against
Landlord, such judgment shall be satisfied only against the right, title and
interest of Landlord in the building and out of rents or other income from the
building receivable by Landlord, or out of the consideration received by
Landlord from the sale or other disposition of all or any part of Landlord's
right, title and interest in the Building, and neither Landlord nor any of the
partners of Landlord shall be liable for any deficiency.

25.      Estoppel Certificate.

         At any time and from time to time upon ten (10)(41) days prior request
by (42), will promptly execute, acknowledge and deliver to (43) a certificate
indicating (a) that this Lease is unmodified and in full force and effect (or,
if there have been modifications, that this Lease is in full force and effect,
as modified, and stating the date and nature of each modification), (b) the
date, if any, to which rental and other sums payable hereunder have been paid,
(c) that no notice has been received by (44) of any default which has not been
cured, except as to defaults specified in said certificate, and (d) such other
matters as may be reasonably requested by (45). Any such certificate may be
relied upon by any prospective purchaser, mortgagee or beneficiary under any
deed of trust of the Building or any part thereof.

26.      Holding Over.

         It is hereby agreed that in the event of Tenant holding over after the
termination of this Lease, thereafter the tenancy shall be from month to month
in the absence of a written agreement to the contrary, and Tenant shall pay to
Landlord a daily occupancy charge equal to(46) of the monthly rental under
Section 5.1 hereof for the last lease year (plus all other charges payable by
Tenant under this Lease) for each day from the expiration or termination of this
Lease until the date the Premises are delivered in the condition required
herein, and Landlord's right to damages for such illegal occupancy shall
survive.

27.      Abandonment.

         If Tenant shall abandon or surrender the Demised Premises, or be
dispossessed by process of law or otherwise, any personal property belonging to
Tenant and left on the Demised Premises shall be deemed to be abandoned, or, at
the option of Landlord, may be removed by Landlord at Tenant's expense.

28.      Security Deposit.

---------------------------

41 business

42 either party, the other party

43 the requesting party

44 the appropriate party

45 the requesting party

46 five percent (5%)

                                       15

<PAGE>

29.      Waiver.

         29.1     The waiver by Landlord of any agreement, condition or
provision herein contained shall not be deemed to be a waiver of any subsequent
breach of the same or any other agreement, condition or provision herein
contained, nor shall any custom or practice which may grow up between the
parties in the administration of the terms hereof be construed to waive or to
lessen the right of Landlord to insist upon the performance by Tenant of the
terms hereof in strict accordance with said terms. The subsequent acceptance of
rental hereunder by Landlord shall not be deemed to be a waiver of any preceding
breach by Tenant of any agreement, condition or provision of this Lease, other
than the failure of Tenant to pay the particular rental so accepted, regardless
of Landlord's knowledge of such preceding breach at the time of acceptance of
such rental.

         29.2     Landlord and Tenant hereby waive trial by jury in any action,
proceeding, or counterclaim brought by Landlord or Tenant against the other on
any matter whatsoever arising out of or in any way connected with this Lease,
the relationship of Landlord to Tenant, the use or occupancy of the Demised
Premises by Tenant or any person claiming through or under Tenant, any claim of
injury or damage, and any emergency or other statutory remedy; provided,
however, the foregoing waiver shall not apply to any action for personal injury
or property damage. If Landlord commences any summary or other proceeding for
nonpayment of rent or the recovery of possession of the Demised Premises, Tenant
shall not interpose any counterclaim of whatever nature or description in any
such proceeding, unless the failure to raise the same would constitute a waiver
thereof.

30.      Notices.

         All notices, consents, requests, demands, designations or other
communications which may or are required to be given by either party to the
other hereunder shall be in writing and shall be deemed to have been duly given
when personally delivered or deposited in the United States mail, certified or
registered, postage prepaid, and addressed as follows: to Tenant as the address
set forth in Section 1(k) hereof, or to such other place as Tenant may from time
to time designate in a notice to Landlord; to Landlord at the address set forth
in Section 1(l) hereof, or to such other place as Landlord may from time to time
designate in a notice to Tenant; or, in the case of Tenant, delivered to Tenant
at the Demised Premises. Tenant hereby appoints as its agent to receive the
service of all dispossessory or distraint proceedings and notices thereunder the
person in charge of or occupying the Demised Premises at the time, and, if no
person shall be in charge of or occupying the Demised Premises at the time, then
such service may be made by attaching the same on the main entrance of the
Demised Premises.

31.      Guaranty.

                                       16

<PAGE>

32.      Complete Agreement.

         There are no oral agreements between Landlord and Tenant affecting this
Lease, and this Lease supersedes and cancels any and all previous negotiations,
arrangements, brochures, agreements and understandings, if any, between Landlord
and Tenant or displayed by Landlord to Tenant with respect to the subject matter
of this Lease or the Building. There are no representations between Landlord and
Tenant other than those contained in this Lease and all reliance with respect to
any representations is solely upon such representations.

33.      Corporate Authority.

         If Tenant (47)signs as a corporation, each of the persons executing
this Lease on behalf of (48)does hereby covenant and warrant that (48)is a fully
authorized and existing corporation, that (48)is qualified to do business in
Michigan, that the corporation has full right and authority to enter into this
Lease, and that each and all of the persons signing on behalf of the corporation
are authorized to do so.

34.      Inability to Perform.

         If, by reason of the occurrence of unavoidable delays due to acts of
God, governmental restrictions, strikes, labor disturbances, shortages of
materials or supplies or for any other cause or

---------------------------

47 or Landlord

48 such party

                                       17

<PAGE>

event beyond Landlord's reasonable control, Landlord is unable to furnish or is
delayed in furnishing any utility or service required to be furnished by
Landlord under the provisions of Article 8 hereof or any other provisions of
this Lease or any collateral instrument, or is unable to perform or make or is
delayed in performing or making any installations, decorations, repairs,
alterations, additions, or improvements, whether required to be performed or
made under this Lease or under any collateral instrument, or is unable to
fulfill or is delayed in fulfilling any of Landlord's other obligations under
this Lease or any collateral instrument, no such inability or delay shall
constitute an actual or constructive eviction in whole or in part, or entitle
Tenant to any abatement or diminution of rental or other charges due hereunder
or relieve Tenant from any of its obligations under this Lease, or impose any
liability upon Landlord or its agents by reason of inconvenience or annoyance to
Tenant, or injury to or interruption of Tenant's business, or otherwise.

35.      Covenant of Quiet Enjoyment.

         Upon Tenant paying the rental and other charges due hereunder and
performing all of Tenant's obligations under this Lease, Tenant may peacefully
and quietly enjoy the Demised Premises during the term of this lease; subject,
however, to the provisions of this Lease and to any mortgages or ground or
underlying leases referred to in Article 22 hereof.

36.      Miscellaneous.

         36.1     The words "Landlord" and "Tenant" as used herein shall include
the plural as well as the singular. If there be more than one Tenant, the
obligations hereunder imposed upon Tenant shall be joint and several.

         36.2     Submission of this instrument for examination or signature by
Tenant does not constitute a reservation of or option for lease, and it is not
effective as a lease or otherwise until execution and delivery by both Landlord
and Tenant.

         36.3     The agreements, conditions and provisions herein contained
shall, subject to the provisions as to assignment, set forth in Article 17
hereof, apply to and bind the heirs, executors, administrators, successors and
assigns of the parties hereto.

         36.4     Tenant shall not install any exterior signs unless and until
Landlord shall have approved the design, size, placement and materials thereof
in writing. All such signs shall be installed by Landlord, at Tenant's sole cost
and expense. Tenant shall not place any signs in the windows of the Demised
Premises.

         36.5     If any provisions of this Lease shall be determined to be
illegal or unenforceable, such determination shall not affect any other
provisions of this Lease and all such other provisions shall remain in full
force and effect.

         36.6     This Lease shall be governed by and construed pursuant to the
laws of the State of Michigan.

         36.7     Upon Landlord's written request, Tenant shall promptly furnish
Landlord, from time to time, financial statements reflecting Tenant's current
financial condition.

         37-38.   See attached Rider.

                                       18

<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Lease as of
the date set forth in Section 1(a).

WITNESS:                         ALPHA DRIVE DEVELOPMENT ASSOCIATES, L.L.C.,
                                 a Michigan limited liability company

                                 By:  Kojaian Alpha Drive Associates, L.L.C.,
                                      a Michigan limited liability company,
                                      its Regular Managing Member

                                      By:  KOJAIAN KOJAIAN ALPHA DRIVE
                                           ASSOCIATES--MM, INC.,
                                           a Michigan corporation, Its Manager
/s/ Vivian Dubyne
---------------------------                By: /s/ Mike Kojaian
VIVIAN DUBYNE                                  ---------------------------------
                                               Mike Kojaian
[ILLEGIBLE]                                                           "LANDLORD"
---------------------------
                                 ASSET ACCEPTANCE CORP.,
                                 a Nevada corporation

[ILLEGIBLE]                      By:  [ILLEGIBLE]
-----------                          ------------

[ILLEGIBLE]                      Its: PRESIDENT
-----------
                                                                        "TENANT"

                                 By: __________________________________________

                                 By: __________________________________________

                                                                     "GUARANTOR"

                                       19
<PAGE>

RIDER TO LEASE by and between ALPHA DRIVE DEVELOPMENT ASSOCIATES, L.L.C., as
Landlord and ASSET ACCEPTANCE CORP., as Tenant, for premises in Wixom Technology
Park, Wixom, Michigan.

********************************************************************************

RIDER TO SECTION 3.1:

Notwithstanding the provisions of Section 3.1 hereof:

         (a)      Provided Tenant shall not be in default at the time of the
exercise of such right or at the commencement of such period, Tenant shall have
the right to extend the term of this Lease for one (1) additional period of five
(5) years, on the terms and conditions herein stated and at the Basic Rental
determined in accordance with paragraph (b) below. Tenant shall exercise such
right, if at all, by written notice to Landlord not less than twelve (12) months
prior to the expiration of the term of this Lease.

         (b)      In the event Tenant shall exercise its right to so extend the
term of this Lease in accordance with paragraph (a) above, the Basic Rental for
such five (5) year period shall be at ninety-five percent (95%) of the
prevailing market rent for comparable premises in the Wixom, Michigan area,
determined in accordance with this paragraph (b), but not less than the rate
being paid during the last year of the Lease term.

                  (i)      Within ten (10) business days after the exercise by
Tenant of such right to extend the term of this Lease for such five (5) year
period, Landlord shall submit to Tenant Landlord's determination of the Basic
Rental for the Demised Premises for such five (5) year period. If Tenant does
not notify Landlord of its acceptance of such Basic Rental as so determined by
Landlord within ten (10) business days after receipt thereof, then the parties
shall proceed as provided in paragraph (ii) below.

                  (ii)     Within five (5) business days after said ten (10)
business day period, Landlord and Tenant shall each simultaneously submit to the
other in a sealed envelope its suggested annual Basic Rental for such period,
which rental shall be ninety-five percent of the prevailing market rent for the
Demised Premises (but Landlord's figure need not be the same figure as provided
pursuant to (i) above). If the higher of such suggested rentals is not more than
one hundred five percent (105%) of the lower of such suggested rentals for each
year of such period, then the average of the two suggested rentals shall be the
basic Rental for such period. Otherwise, Landlord and Tenant shall negotiate in
good faith to agree upon the Basic Rental for such period, and if Landlord and
Tenant are unable to agree within five (5) business days, Tenant shall have the
right to rescind its notice or the determination of the Basic Rental shall be
made in accordance with paragraph (iii) below.

                  (iii)    Within five (5) business days after the expiration of
the five (5) day period referred to in paragraph (ii) above, Landlord and Tenant
shall mutually select an MAI appraiser with experience in real estate
activities, including at least five (5) years' experience in appraising office
space in the Wixom, Michigan Metropolitan area. If the parties cannot agree on
such an appraiser, then within five (5) business days thereafter, each shall
select an independent MAI appraiser meeting the aforementioned criteria and
within five (5) business days thereafter the two appointed appraisers shall
select a third appraiser meeting the aforementioned criteria and the third
appraiser shall determine the Basic Rental for such period in accordance with
paragraph (iv) below. If either Landlord or Tenant shall fail to make such
appointment within said five (5) day period, the other shall make such
appointment on its behalf.

                  (iv)     Once the appraiser or third appraiser has been
selected as provided in paragraph (iii) above, each of Landlord and Tenant shall
submit to such appraiser its suggested rental figure as submitted to the other
party pursuant to paragraph (ii) above. As soon thereafter as practical, the
appraiser shall select one of the two suggested Basic Rentals submitted by
Landlord and Tenant that is closer to the one determined by the third appraiser.
The Basic Rental so selected by the appraiser shall be binding on Landlord and
Tenant. Landlord and Tenant shall equally share the cost of such appraisal.

         (c)      Tenant shall have the right to occupy the Demised Premises on
a nonexclusive basis from and after ten (10) business days prior to the
Anticipated Commencement Date in order for Tenant to install its trade fixtures,
furniture and equipment in the Demised Premises and ready the same for its use.
The Commencement Date shall not be deemed to have occurred as a result of such
nonexclusive occupancy unless Tenant shall conduct business from the Demised
Premises during such period. Such nonexclusive occupancy shall be at Tenant's
sole risk and Landlord shall have absolutely no liability to Tenant for any
damages or loss of Tenant's property left in the Demised Premises during such
nonexclusive period. During such period, Landlord shall have the right to
perform Landlord's construction work in the Demised Premises in order to ready
the same for Tenant's use and occupancy and Tenant shall not interfere with
Landlord's construction work.

                                       1
<PAGE>

RIDER TO SECTION 4:

         (a)      Based upon the information supplied by Tenant to Landlord
pursuant to Section 4(b) hereof and substantially in accordance with the
preliminary floor plan attached hereto as Exhibit "C", Landlord's architect
shall prepare plans and specifications for the renovations to the Demised
Premises. Landlord shall submit such plans and specifications to Tenant for
Tenant's approval, which approval shall not be unreasonably withheld
(hereinafter referred to as the "Approved Plans"). If Tenant shall fail to
supply such approval or comments in writing within five (5) days after receipt
thereof, Tenant shall be deemed to have approved such plans and specifications.
Landlord shall pay all reasonable architectural and design services relating to
the preparation of such plans and specifications.

         (b)      Landlord shall, at its sole cost, complete the Demised
Premises in accordance with the Approved Plans utilizing Building Standard
Materials.

         (c)      In addition to the improvements provided in (b) above,
Landlord shall, at its sole cost, increase the size of the parking lot, in
accordance with the parking plan attached hereto as Exhibit "C-1".

         (d)      Notwithstanding the provisions of Section 4(e) hereof, the
Demised Premises shall not be deemed completed unless and until (a) Landlord has
obtained a certificate of occupancy (temporary or permanent) for the Demised
Premises from the applicable governmental entity; provided, that if such
certificate of occupancy shall be a temporary certificate, Landlord shall
diligently complete such work as shall be required to obtain a permanent
certificate of occupancy; (b) physical possession of the Demised Premises is
delivered to Tenant; and (c) Landlord delivers to Tenant a certificate of
Landlord's Architect certifying that the Demised Premises have been completed in
accordance with the approved plans and specifications and in accordance with
applicable law.

RIDER TO SECTION 53(b):

         (a)      Notwithstanding anything herein contained to the contrary,
"Controllable Expenses" shall not increase by more than six percent (6%) per
annum on a cumulative basis during the term of this Lease (not to exceed one
hundred six percent (106%) for 2003, one hundred twelve percent (112%) for 2004,
one hundred eighteen percent (118%) for 2005, etc.). For purposes hereof,
Controllable Expenses shall be all Expenses other than utilities, insurance,
Taxes and costs of complying with governmental regulations and codes not in
effect on the Date of this Lease.

         (b)      Appropriate credit shall be given for any refund obtained by
reason of a reduction in the assessed valuation by the Assessors or the Tax
Commission or the Courts. The original computations, as well as payments of
additional rental, if any, or allowances, if any, under the provisions of this
Section 5 shall be based on the Taxes as billed, with adjustments to be made at
a later date when the tax refund, if any, shall be paid to Landlord by the
taxing authorities.

RIDER TO SECTION 9.1:

         Notwithstanding the provisions of Section 9.1 hereof, Tenant may make,
without Landlord's consent, interior nonstructural alterations to the Demised
Premises, provided the same do not exceed Five Thousand and No/100 Dollars
($5,000.00) in costs in any calendar year. For the purposes hereof, the
electrical, mechanical and plumbing building systems shall be deemed structural.

RIDER TO SECTION 11.1:

         Notwithstanding the provisions of Section 11.1 hereof, if Landlord has
not completed the restoration of the Demised Premises within one hundred eighty
days (180) days after such damage or destruction, Tenant shall have the right to
terminate this Lease by written notice to Landlord at any time after the
expiration of such one hundred eighty day (180) day period and prior to the
completion of such restoration.

RIDER TO SECTION 13:

         Notwithstanding the provisions of Section 13 hereof, Tenant shall have
the right to recover from the condemning authority (but not Landlord) an award
for Tenant's moving expenses, the unamortized costs of leasehold improvements
paid for by Tenant, and other actual damages incurred by Tenant as a result of
such taking, provided that such award shall not reduce Landlord's award.

RIDER TO SECTION 15.1:

         Landlord hereby waives all claims against Tenant for damage to any
property or injury or death of any person in the Common Areas arising at any
time and from any cause, its employees or contractors, and Landlord shall hold
Tenant harmless from any damage to any property or injury to or death of any
person arising from the use of the Common Areas by Tenant, its contractors or
employees. The foregoing indemnity

                                       2

<PAGE>

obligation of Landlord shall include reasonable attorneys' fees, investigation
costs and all other reasonable costs and expenses incurred by Tenant from the
first notice that any claim or demand is to be made or may be made. The
provisions of this Rider to Section 15.1 shall survive the termination of this
Lease with respect to any damage, injury or death occurring prior to such
termination.

RIDER TO SECTION 17.1:

         Notwithstanding the provisions of Section 17.1 hereof, Landlord agrees
that it will not unreasonably withhold its consent to a proposed assignment of
this Lease or subletting of the Demised Premises by Tenant; provided that Tenant
shall not sublet any portion of the Demised Premises or assign this Lease for
any medical or dental use, or to any governmental agency. In determining
reasonableness, Landlord may take into consideration all relevant factors
surrounding the proposed assignment or subletting, including, without
limitation: (i) the business reputation of the proposed assignee or subtenant
and its officers, directors and stockholders, (ii) the nature of the business of
the proposed assignee or subtenant and its affect on the other tenants of the
Building, (iii) the financial condition of the proposed assignee or subtenant;
and (iv) restriction, if any, contained in leases or other agreements affecting
the Building.

RIDER TO SECTION 21:

         If Landlord or Tenant uses the services of an attorney in connection
with (i) any breach or default in the performance of any of the provisions of
this Lease, in order to secure compliance with such provisions or recover
damages therefor, or to terminate this lease or evict Tenant, or (ii) an action
brought by the one against the other, or (iii) any action brought against the
one in which the other is made a party, the losing party shall reimburse the
prevailing party upon demand for any and all reasonable attorneys' fees and
expenses so incurred by the prevailing party.

RIDER TO SECTION 37:

         (a)      Landlord shall provide Building Standard suite signage for the
Demised Premises, at Landlord's sole cost and expense.

         (b)      Tenant, at its sole cost and expense, shall have the right to
install signage on the exterior of the Building of which the Demised Premises
forms a part. Such signage and the location thereof shall be subject to
Landlord's approval which approval shall not be unreasonably withheld or delayed
and the approval of all necessary governmental entities. At the expiration or
earlier termination of this Lease, Tenant shall, at it sole cost and expense,
remove such signage and repair any damage to the Building resulting therefrom.

SECTION 38 - LEASE ASSUMPTION:

         (a)      Tenant leases certain premises at 26555 Evergreen Road,
Southfield, Michigan, pursuant to a lease between TTERTT Associates, L.L.C., as
Landlord (hereinafter referred to as the "26555 Landlord"), and Tenant, dated
September 5, 1997. The premises covered by such lease is hereinafter referred to
as the "26555 Premises" and such lease is hereinafter referred to as the "26555
Lease." The term of the 26555 Lease expires on January 31, 2005 and the current
monthly rental obligation is $13,457.23 per month, plus electric and Additional
Expenses and Additional Taxes.

         (b)      Landlord assumes and agrees to pay all rent and other charges
and to perform all obligations of Tenant accruing under the 26555 Lease
commencing effective as of the Commencement Date under this Lease or the date
Tenant vacates the 26555 Premises whichever is later and continuing for the
balance of the stated term of the 26555 Lease, and to indemnify and hold Tenant
harmless therefrom, and Tenant shall, at Landlord's request, at said date or
thereafter, assign all of their interest under the 26555 Lease to Landlord.
Tenant shall vacate the 26555 Premises on or before the Commencement Date.
Landlord shall make such payment of rent or other charges and shall perform such
obligations of Tenant directly to the Landlord as and when the same shall become
due under the 26555 Lease. Tenant shall promptly notify Landlord of any notice
or other communication received by Tenant under the Lease from and after such
assignment.

         (c)      In the event Landlord fails to pay all rent and other charges
required hereunder to be paid by Landlord pursuant to the 26555 Lease within ten
(10) days after notice from Tenant and to perform all other obligations required
hereunder to be performed by Tenant pursuant to the Lease within ten (10) days
after notice from Tenant, Tenant shall have the right to pay such rent and other
charges and/or perform such other obligations. If Landlord fails to pay such
rent and/or other charges and/or reimburse Tenant for the reasonable costs of
such performance within ten (10) days after receipt of any invoice therefor,
Tenant may deduct the amount of such rent and other charges from the next
installment(s) of rent payable hereunder.

         (d)      Landlord is authorized to obtain an occupant or occupants for
all or any part of the 26555 Premises, to occupy such premises effective upon
termination of occupancy thereof by Tenant, on such terms and conditions as
shall be agreed upon between Landlord, the 26555 Landlord and such occupant or
occupants, or to cancel the 26555 Lease with the consent of the 26555 Landlord,
provided that Tenant shall have no

                                       3

<PAGE>

liability or obligation with respect thereto whatsoever, and Tenant agrees to
execute and deliver such assignments, subleases and termination agreements as
may be required to give effect to the foregoing, subject to the limitation of
Tenant's liability and obligation; provided that Tenant shall remove all of
their property from the 26555 Premises, including all of their fixtures, trade
fixtures, furniture and equipment pursuant to the provisions of the 26555 Lease,
and Tenant shall have and retain their right to possession of the 26555 Premises
and all of their rights under the 26555 Lease until the Demised Premises shall
have been completed pursuant to the terms of this Lease and the term and rent
shall have commenced thereunder.

         (e)      After the Commencement Date, no termination of this Lease
shall affect or alter any of the obligations of Landlord to Tenant under this
Section 37 except if such termination shall be the result of a default of Tenant
under this Lease, in which event Landlord's obligations under this Section 37
shall be terminated.

WITNESS:                           ALPHA DRIVE DEVELOPMENT ASSOCIATES,
                                   L.L.C., a Michigan limited liability company

                                   By: Kojaian Alpha Drive Associates, L.L.C., a
                                       Michigan limited liability company, its:
                                       Regular Managing Member

                                       By: KOJAIAN KOJAIAN ALPHA DRIVE
                                           ASSOCIATES-MM, INC., a Michigan
                                           corporation, Its Manager
[ILLEGIBLE]
------------------------                   By: /s/ Mike Kojaian
                                               ---------------------------------
[ILLEGIBLE]                                    Mike Kojaian, President
------------------------                                              "LANDLORD"

                                   ASSET ACCEPTANCE CORP.,
                                   a Nevada corporation

[ILLEGIBLE]                        By: [ILLEGIBLE]
------------------------               -----------------------------------------

[ILLEGIBLE]                        Its: PRESIDENT
------------------------                ----------------------------------------
                                                                        "TENANT"

                                       4
<PAGE>

                                    Exhibit A

                           Description of Real Estate

Land situated in the City of Wixom, County of Oakland and State of Michigan,
being more particularly described as follows:

Lots 8 through 12, both inclusive, Alpha Tech Corporate Park Condominium,
according to the Master Deed recorded in Liber 19563, Pages 831 through 884,
both inclusive, Oakland County Records, and designated as Oakland County
Condominium Subdivision Plan No. 1161, as amended by First Amendment to Master
Deed recorded in Liber 20098, Pages 357 through 410, both inclusive, Oakland
County Records, and as further amended by Second Amendment to Master Deed
recorded in Liber 20479, Pages 349 through 402, both inclusive, Oakland County
Records, which shall constitute the amended and restated Master Deed, as further
amended by the Third Amendment to Master Deed and Replat No. 3 recorded in Liber
22689, Page 100 through 113, both inclusive, Oakland County Records, together
with rights in general common elements and limited common elements as set forth
in the above Master Deed (and amendments thereto) and as described in Act 59 of
the Public Acts of 1978, as amended.

Tax Item No. 22-08-327-016 (as to Unit 8)
Tax Item No. 22-08-327-017 (as to Unit 9)
Tax Item No. 22-08-327-018 (as to Unit 10)
Tax Item No. 22-08-327-019 (as to Unit 11)
Tax Item No. 22-08-327-020 (as to Unit 12)

<PAGE>

                                    EXHIBIT B

[FLOOR PLAN]

<PAGE>

                                   EXHIBIT "C"

[FLOOR PLAN]

<PAGE>

                                  EXHIBIT "C-1"

[FLOOR PLAN]

<PAGE>

                                   EXHIBIT "D"

                             RULES AND REGULATIONS

1.       The Common Areas of the Building shall not be obstructed or used for
         any purpose other than coming to and from the Demised Premises.

2.       Landlord has the right to control access to the Building and refuse
         admittance to any person or persons without satisfactory identification
         or a pass issued by Tenant during hours determined by Landlord.

3.       Landlord shall upon reasonable notice have the right to enter upon the
         Demised Premises at reasonable hours for the purpose of inspecting the
         same.

4.       Landlord shall upon reasonable notice have the right to enter the
         Demised Premises at hours convenient to Tenant for the purpose of
         exhibiting the same to prospective tenants within one hundred eighty
         (180) day period prior to the expiration of the Lease.

5.       No person shall disturb other occupants of the Building by making loud
         or disturbing noises.

6.       Soliciting, peddling and canvassing is prohibited in the Building and
         Tenant shall cooperate to prevent the same, Tenant shall not operate
         any vending machines in the Demised Premises without the prior written
         approval from Landlord.

7.       All deliveries and removal of furniture, equipment or other bulky items
         must take place after notification to Landlord, during such hours and
         in such manner as Landlord shall determine. Tenant shall be responsible
         for all damage or injury resulting from the delivery or removal of all
         articles into or out of the Building or the Demised Premises, No load
         shall be placed on the floors or in elevators in excess of the limits
         which shall be established by Landlord. Tenant cannot use the elevator
         for moving in or out of the Building without specific arrangements with
         Landlord.

8.       Tenant shall not use any equipment emitting noxious fumes unless they
         are properly vented at Tenant's expense.

9.       Nothing shall be attached to the interior or exterior of the Building
         without the prior written consent of Landlord. However, Tenant shall
         have the right to install and remove, within the Demised Premises
         (subject to the terms of this Lease), all of Tenant's furniture and
         normal business equipment. Building standard levelor-style Venetian
         blinds shall be used in windows designated by Landlord. No other window
         treatments or objects shall be attached to, hung in or used in
         connection with any exterior of any door or window or from outside the
         Building. No article shall be placed on any window sill.

10.      No sign or other representation shall be placed on the interior or
         exterior of the Building without prior written consent of Landlord.

11.      No hazardous articles shall be brought into or kept in the Building at
         any time. No bicycles, vehicles or animals, except seeing eye and aide
         dogs, of any kind shall be brought into or kept in or about the
         Building.

12.      No marking, painting, drilling, boring, cutting, defacing of the walls,
         floors, ceilings of the Building shall be permitted without the prior
         written consent of Landlord.

13.      The electrical system and lighting fixtures in the Building and the
         Demised Premises shall not be altered or disturbed in any manner
         without the prior written consent of Landlord. Any alterations or
         additions must be performed by licensed personnel authorized by
         Landlord.

14.      The toilets and other plumbing fixtures shall not be used for any other
         purpose than those for which they are designed. No sweepings, rubbish
         or other similar materials or substances shall be deposited therein.

15.      Smoking is prohibited in the elevator(s), hallways, corridors, stairs,
         lobbies and other Common Areas of the Building.

<PAGE>

16.      Tenant shall not waste electricity, water or air conditioning and shall
         cooperate fully with Landlord to assure the most effective and
         efficient operation of the heating and/or air conditioning systems of
         the Building.

17.      Tenant assumes full responsibility for protecting the Demised Premises
         from theft, robbery and pilferage. Except during Tenant's normal
         business hours, Tenant shall keep all doors to the Demised Premises
         locked and other means of entry to the Demised Premises closed and
         secured.

18.      All cleaning, repairing, janitorial, decorating, painting or other
         services and work in and about the Demised Premises shall be done only
         by authorized Building personnel.

19.      Tenant or Tenant's employees shall not distribute literature, flyers,
         handouts or pamphlets of any type in any of the Common Areas without
         the prior written consent of Landlord.

20.      Tenant shall not cook, otherwise prepare or sell, any food or beverages
         in or from the Demised Premises. However, Tenant shall have the right
         to prepare food for the exclusive use of Tenant's employees.

21.      Tenant shall not permit the use of any apparatus for sound production
         or transmission in such manner that the sound so transmitted or
         produced shall be audible or vibrations shall be detectable beyond the
         Demised Premises.

22.      Tenant shall keep all electrical and mechanical apparatus free of
         vibration, noise and air waves which may be transmitted beyond the
         Demised Premises.

23.      No floor covering shall be affixed to any floor in the Demised Premises
         by means of glue or other adhesive, unless the installation procedure
         is approved by Landlord.

24.      Tenant shall comply with all rules and regulations established by
         Landlord pursuant to other applicable provisions of this Lease.

25.      Landlord shall supply Tenant with two (2) keys or access cards for each
         outside door to the Building, including the Demised Premises. If Tenant
         requires any additional keys or access cards. Landlord shall supply the
         same at Tenant's expense.

Landlord shall not be responsible for the violation of any of the foregoing
rules and regulations by other tenants of the Building and shall not be
obligated to enforce the same against other tenants. But Landlord shall enforce
and apply the rules and regulations in a non-discriminatory manner. Landlord
shall have the right to amend these rules and regulations from time to time.<PAGE>

                                                                   EXHIBIT 10.14

                                 LEASE AGREEMENT

         This Lease Agreement (the "Lease") made and entered into as of April
25, 2003 by and between NORTHPOINT ATRIUM LIMITED PARTNERSHIP, ("Landlord"), and
ASSET ACCEPTANCE, LLC ("Tenant")

                                   WITNESSETH

         In consideration of the mutual covenants set forth herein, the parties
hereto agree as follows:

         1.       LEASED PREMISES. Landlord leases to Tenant and Tenant leases
from Landlord, on the terms and conditions set forth herein that portion
("Leased Premises") of the SECOND (2ND) Floor of the NORTHPOINT ATRIUM OFFICE
BUILDING (the "Building") located on the tract of land (the "Land") in Bexar
County, Texas described in Exhibit "A" hereto, which is designated as SUITE 200
and is the cross-hatched area set forth on Exhibit "B" hereto consisting of
approximately 27,265 square feet of Rentable Area (as hereinafter defined). The
street address of the Building is 10500 HERITAGE STREET, San Antonio, Texas
78216. In addition, Tenant, its agents, employees and invitees shall have the
non-exclusive right, along with Landlord and all other tenants in the Building
and its and their respective agents, employees and invitees, to use the common
areas in the Building and the uncovered parking areas on the Land, except any
portions thereof designated for the use of specific tenants, subject to the
Rules and Regulations (as defined in Paragraph 16 of this Lease). Tenant's
Rentable Area is defined as follows:

         (a)      If the Leased Premises constitutes all of the space available
                  for use by tenants on a single floor the Rentable Area is (i)
                  the entire area bounded by the inside surface of the exterior
                  glass walls (or the inside surface of the permanent exterior
                  wall where there is no glass) of the Building on such floor,
                  less the area contained within the exterior walls of the
                  Building stairs, fire towers, vertical ducts, elevator shafts,
                  flues, vents, stacks, and pipe shafts; (ii) all the areas used
                  for elevator lobbies, corridors, special stairways, restrooms,
                  mechanical rooms, janitor closets, electrical rooms, telephone
                  closets, and all vertical penetrations included for the
                  special use of Tenant; and (iii) columns and other structural
                  portions and/or projections of the Building situated on such
                  floor.

         (b)      If the Leased Premises constitutes less than the entire space
                  rentable to tenants on the floor on which the Leased Premises
                  is situated, the Rentable Area of the Leased Premises includes
                  (i) the entire area included within the Leased Premises, being
                  the area bounded by the inside surface of any exterior glass
                  walls, (or the inside surface of the permanent exterior wall
                  where there is no glass) of the Building bounding the Leased
                  Premises, the exterior of all walls separating the Leased
                  Premises from any public corridors or other public areas on
                  such floor, and the centerline of all walls separating Leased
                  Premises from other areas leased or to be leased to other
                  tenants on such floor; (ii) a pro rata portion of the area
                  covered by the elevator lobbies, corridors, special stairways,
                  restrooms, mechanical rooms, janitor closets, electrical rooms
                  and telephone closets situated on such floor; (iii) all
                  vertical penetrations that are included for the special use of
                  Tenant; and (iv) columns and other structural portions and/or
                  projections of the Building.

         (c)      For the purposes of this Lease, the Rentable Area for the
                  entire Building is 86,648 SF.

         2.       USE. Tenant shall use the Leased Premises solely as a business
or professional office and for no other purpose without the prior written
consent of Landlord. Landlord neither states nor implies a warranty of
suitability of the Leased Premises for Tenant's intended use and Tenant hereby
waives any such warranty of suitability.

Northpoint Atrium Office Lease                                            Page 1

<PAGE>

         3.       TERM. Subject to the other provisions herein, the term of this
Lease is SIXTY (60) months (the "Term"), beginning on the date (the
"Commencement Date") which is THE LATER OF MAY 1, 2003 OR UPON SUBSTANTIAL
COMPLETION OF THE IMPROVEMENTS TO BE CONSTRUCTED OR INSTALLED BY THE LANDLORD
(SECTION I OF ADDENDUM). IN NO EVENT SHOULD TENANT BE RESPONSIBLE FOR THE
SIMULTANEOUS PAYMENT OF RENT FOR SUITE 200 AND THE SPACE CURRENTLY OCCUPIED BY
TENANT ON THE FIRST FLOOR. The occupancy of the Leased Premises by Tenant shall
be conclusive evidence of Tenant's acceptance of the Leased Premises as suitable
for the purposes for which the same is leased and that Landlord has fully
complied with its obligations contained in this Lease with respect to the
completion of the Leased Premises. SUBSEQUENT TO OCCUPYING THE PREMISES, TENANT
SHALL EXECUTE AND DELIVER TO LANDLORD A LETTER ACKNOWLEDGING THE COMMENCEMENT
DATE.

         4.       RENTAL. The base rental ("Rental") payable for each calendar
month during the Term of this Lease shall be as follows:

<TABLE>
<CAPTION>
               ANNUAL                 MONTHLY BASE
YEAR          RATE/RSF                   RENTAL
<S>           <C>                     <C>
 1             $15.00                  $34,081.25
 2             $15.50                  $35,217.29
 3             $16.00                  $36,353.33
 4             $16.50                  $37,489.38
 5             $17.00                  $38,625.42
</TABLE>

In addition to the Rental provided for in this Paragraph 4, Tenant shall pay the
additional rental ("Additional Rental") provided for in Paragraph 5 hereof and
all other sums required to be paid pursuant to the terms of this Lease.

         5.       ADDITIONAL RENTAL. As used herein, the terms: (i) "Operating
Expenses" means the aggregate of the ad valorem taxes and assessments (or any
substitute taxes) attributable to the Land and Building, premiums for all
policies of insurance on and relating to the operation of the Building, and all
costs and expenses of repairing, maintaining and operating the Land and
Building, including, without limitation, charges for water, gas, electricity,
heating, air-conditioning and other utilities furnished to the Building,
janitorial service, management fees, and the cost of all labor, payments to
independent contractors, materials, tools and supplies for maintenance, repair
and operation of the Building; (ii) "Base Operating Expenses" shall mean the
Actual Operating Expenses for the calendar year 2003 (the "Actual Operating
Expenses" shall be the final, reconciled Operating Expenses for any given year);
and (iii) "Tenant's Share" shall mean 32.8%, expressed in a monetary sum. Tenant
agrees to pay Landlord (such "Additional Rental") in the amounts assessed by
Landlord in accordance with the further provisions of this Paragraph 5.

         (a)      Not later than December 15 of each year during the Term of
                  this Lease, Landlord shall deliver to Tenant a notice
                  ("Estimated Operating Expense Notice") setting forth: (i)
                  Landlord's estimate ("Estimated Operating Expense") of the
                  Operating Expenses for the next calendar year; and (ii)
                  Tenant's Share of the excess of such Estimated Operating
                  Expense over the Base Operating Expenses.

                  NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS LEASE, ANY
                  CONTROLLABLE OPERATING COSTS IN EXCESS OF THE CONTROLLABLE
                  OPERATING COSTS CAP FOR THE APPLICABLE CALENDAR YEAR WILL BE
                  EXCLUDED FROM THE CALCULATION OF THE BASE RENT ADJUSTMENT EACH
                  CALENDAR YEAR. FOR ANY CALENDAR YEAR, "CONTROLLABLE OPERATING
                  COST" MEANS ALL OPERATING COSTS FOR THAT CALENDAR YEAR OTHER
                  THAN COSTS OF UTILITIES, TAXES AND INSURANCE CARRIED BY
                  LANDLORD AND COSTS OF LICENSES, PERMITS AND INSPECTION FEES
                  AND "CONTROLLABLE OPERATING COSTS CAP" MEANS AN AMOUNT
                  CALCULATED BY INCREASE CONTROLLABLE OPERATING COSTS IN THE
                  BASE YEAR AT A RATE OF FIVE PERCENT (5%) PER ANNUM FOR EACH
                  PRIOR CALENDAR YEAR OF THE TERM OR FRACTION THEREOF ELAPSED
                  AFTER

Northpoint Atrium Office Lease                                            Page 2

<PAGE>

                  THE COMMENCEMENT DATE.

         (b)      Following delivery of the Estimated Operating Expense Notice
                  Tenant shall pay with each payment of Rental a sum equal to
                  one-twelfth (1/12th) of the Tenant's Share of the excess of
                  Estimated Operating Expenses over the Base Operating Expenses
                  commencing with the Rental payment due next following the
                  delivery of such Estimated Operating Expense Notice and
                  continuing until the due date of the Rental payment next
                  following the delivery of a subsequent Estimated Operating
                  Expense Notice.

         (c)      Should the actual Operating Expenses for any calendar year
                  exceed the Estimated Operating Expenses for such year or in
                  the case of the year in which this Lease commences ("First
                  Year") the actual Operating Expenses exceed the Base Operating
                  Expenses, Tenant shall pay Tenant's Share of such excess with
                  the payment of Rental next due following the expiration of
                  fifteen (15) days from Landlord's delivery to Tenant of a
                  notice ("Actual Operating Expense Notice") setting forth: (i)
                  the actual Operating Expenses for the appropriate calendar
                  year in reasonable detail; and (ii) the Tenant's Share of the
                  excess of the actual Operating Expenses over the Estimated
                  Operating Expenses for such year or the Base Operating
                  Expenses in the case of the First Year. Landlord's failure to
                  deliver an Actual Operating Expense Notice within ninety (90)
                  days following the end of a calendar year shall constitute
                  Landlord's waiver of the right to assess any Additional Rental
                  pursuant to this subparagraph (c) for such calendar year.
                  Provided, however, such a waiver shall not constitute a waiver
                  of the right to such Additional Rental for other years.

         (d)      If the Term of this Lease includes less than all of any
                  calendar year, Tenant's Share for such year shall be the
                  percentage stated above multiplied by a fraction the numerator
                  of which is the number of months of the Term of this Lease
                  included in such calendar year and the denominator of which is
                  twelve (12). The provisions of this Paragraph shall survive
                  the expiration or termination of this Lease.

         (e)      NOTWITHSTANDING THE FOREGOING, OPERATING EXPENSES SHALL NOT
                  INCLUDE THE FOLLOWING:

                  i.    PRINCIPAL OR INTEREST PAYMENTS ON LOANS OR OTHER DEBTS
                        FOR BORROWED MONEY WHETHER OR NOT SECURED BY MORTGAGES
                        OR TRUST DEEDS ON THE BUILDING OR LAND OR ANY LATE FEES,
                        LOAN FEES OR OTHER CLOSING EXPENSES IN CONNECTION WITH
                        SUCH LOANS, DEBTS OR GROUND LEASE RENT;

                  ii.   LEASING COMMISSIONS;

                  iii.  THE COST OF TENANT INSTALLATIONS AND DECORATIONS
                        INCURRED IN CONNECTION WITH PREPARING, ALTERING OR
                        IMPROVING SPACE FOR ANY TENANT;

                  iv.   SALARIES OR FRINGE BENEFITS OF PERSONNEL ABOVE THE GRADE
                        OF "GENERAL MANAGER";

                  v.    COSTS INCURRED IN CONNECTION WITH ANY LITIGATION
                        INVOLVING LANDLORD, AND ANY JUDGMENTS OR AWARDS AGAINST
                        LANDLORD WHICH RESULT FROM SUCH LITIGATION OR ANY
                        SETTLEMENT IN LIEU THEREOF, INCLUDING WITHOUT
                        LIMITATION, LANDLORD'S ENFORCEMENT OF LEASES WITH
                        TENANTS IN THE BUILDING, INCLUDING COURT COSTS AND
                        ATTORNEYS' FEES AND DISBURSEMENTS IN CONNECTION WITH ANY
                        SUMMARY PROCEEDINGS TO DISPOSSESS ANY TENANT.

                  vi.   COSTS INCURRED IN CONNECTION WITH THE MAKING OF REPAIRS
                        WHICH ARE THE OBLIGATION OF ANOTHER TENANT OF THE
                        BUILDING;

                  vii.  EXPENSES INCURRED IN CONNECTION WITH RESTORATION OF THE
                        BUILDING DUE TO DAMAGE AND DESTRUCTION OR CONDEMNATION;

                  viii. COSTS INCURRED BY LANDLORD AS A RESULT OF THE LANDLORD'S
                        BREACH OF THIS LEASE OR ANY OTHER LEASE WITH A TENANT OF
                        THE BUILDING.

Northpoint Atrium Office Lease                                            Page 3

<PAGE>

IF AT ANY TIME DURING THE TERM (INCLUDING THE BASE YEAR) THE BUILDING IS LESS
THAN 95% OCCUPIED OR LANDLORD IS NOT SUPPLYING SERVICES TO AT LEAST 95% OF THE
RENTABLE AREA OF THE BUILDING DURING AN ENTIRE CALENDAR YEAR, THEN LANDLORD
SHALL ADJUST THOSE COMPONENTS OF OPERATING EXPENSES WHICH VARY WITH OCCUPANCY TO
LANDLORD'S ESTIMATE OF THAT AMOUNT WHICH WOULD HAVE BEEN PAID OR INCURRED BY
LANDLORD AS OPERATING EXPENSES (INCLUDING BOTH VARIABLE AND NON-VARIABLE
COMPONENTS) HAD THE BUILDING BEEN 95% OCCUPIED OR SERVICED, AND THE OPERATING
EXPENSES AS SO ADJUSTED SHALL BE DEEMED TO BE THE ACTUAL OPERATING EXPENSES FOR
SUCH CALENDAR YEAR.

        (f).TENANT SHALL HAVE THE RIGHT, AT ITS SOLE COST, FOR A PERIOD OF 90
            DAYS AFTER TENANT'S RECEIPT OF A STATEMENT, TO REVIEW AND/OR AUDIT
            LANDLORD'S RECORDS OF OPERATING EXPENSES AND TAXES FOR THE CALENDAR
            YEAR TO WHICH SUCH STATEMENT PERTAINS. IF SUCH AUDIT DISCLOSES AN
            ERROR IN THIS STATEMENT, THE DIFFERENCE SHALL PROMPTLY BE PAID BY,
            OR CREDITED TO, TENANT, AS APPROPRIATE. IF TENANT DOES NOT EXERCISE
            ITS RIGHT OF REVIEW AND/OR AUDIT WITHIN SUCH 90 DAY PERIOD, THIS
            RIGHT OF REVIEW AND/OR AUDIT SHALL EXPIRE AND THE STATEMENT TO WHICH
            SUCH 90 DAY PERIOD PERTAINS SHALL BE FINAL AND BINDING UPON TENANT.

         6.       PAYMENTS BY TENANT. On or before the first day of each
calendar month during the Term hereof, Tenant shall pay to Landlord in advance
for such month the Rental together with any Additional Rental provided for
herein then in effect without notice or demand except as provided in Paragraph 5
commencing with the first day of the first month following the Commencement
Date. All payments due hereunder shall be paid in lawful money of the United
States of America at the time of payment at the address of Landlord as set forth
below, or if Landlord so requests Tenant in writing, by sending such amount to
such other party or place in Bexar County, Texas as Landlord may designate from
time to time in a written notice to Tenant. If this Lease commences or
terminates on any day other than the first or last day of a calendar month or
year, the Rental (but not the Additional Rental) due hereunder shall be
prorated. Tenant's responsibility to pay such Rental and Additional Rental is an
independent covenant and, unless expressly agreed to in writing by Landlord,
Tenant shall not be entitled to require Landlord's demand, nor for Tenant to
deduct from or set off against such payments any sums owing or claimed to be
owing by Landlord to Tenant; and, no condition or circumstances shall entitle
Tenant to an abatement of any such payment. In the event the Rental and
Additional Rental, if any, is not received by Landlord on or before the TENTH
(10TH) day of the month in which it is due, Tenant shall pay an additional sum
("Late Charge") equal to FIVE PERCENT (5%) of the amount of the Rental and
Additional Rental due and payable which sum shall be immediately due and payable
and tendered with the payment of such Rental and Additional Rental, if any. The
Late Charge shall be compensation to Landlord for the additional expense
involved in the handling and processing of late payments.

         7.       LANDLORD'S PERFORMANCE OF TENANT'S OBLIGATIONS. If Tenant
fails to perform any one or more of its obligations hereunder, then in addition
to the other rights, remedies and recourses available to Landlord hereunder, at
law or in equity, and without waiving any such rights, remedies or recourses or
the existence of any default by Tenant, Landlord shall have the right (but not
the obligation) to perform such obligation of Tenant, and Tenant shall reimburse
Landlord upon demand for all expenses, including reasonable attorney's fees
incurred by Landlord in performing such obligations, together with interest
thereon at the highest rate allowed by applicable law or if there is no such
highest rate at the rate of one and one half percent (1.5%) per month.

         8.       LANDLORD'S CONSTRUCTION. Landlord shall provide the Leased
Premises in an "as is" condition except as described otherwise herein.

         9.       TENANT IMPROVEMENTS.

         (a)      After the Commencement Date, Tenant, at its sole cost and
                  risk, shall have the right to make alterations, additions or
                  changes to the interior of the Leased Premises ("Tenant
                  Improvements") if such alterations, additions or changes, in
                  the judgment of Landlord: (i)

Northpoint Atrium Office Lease                                            Page 4

<PAGE>

                  are normal for office use; (ii) do not adversely affect the
                  utility of the Leased Premises for future tenants; (iii) do
                  not alter the exterior appearance of the Building; (iv) do not
                  impair the structural soundness of the Leased Premises or of
                  the Building; or (v) are not otherwise prohibited herein or in
                  the Rules and Regulations (as hereinafter defined); provided,
                  however, no such MATERIAL alterations, additions or changes to
                  the Leased Premises shall be made without Landlord's prior
                  written consent, WHICH CONSENT SHALL NOT BE UNREASONABLY
                  WITHHELD. All MATERIAL Tenant Improvements shall be made by
                  workmen and contractors approved in advance in writing by
                  Landlord. All such work shall be done in a manner so as to
                  create the least possible disruption and inconvenience to
                  other tenants in the Building and other workmen and
                  contractors performing work in the Building. MATERIAL SHALL BE
                  DEFINED AS $10,000 PER ALTERATION, $25,000 YEAR TOTAL.

         (b)      After the Commencement Date, Tenant, subject to the further
                  terms hereof and at its sole cost and expense, shall have the
                  right to install within the Leased Premises all equipment,
                  facilities and other improvements required by Tenant for the
                  conduct of its business in the Leased Premises. Tenant shall
                  not, without the specific written consent of Landlord and
                  Tenant's written agreement to pay additional costs resulting
                  therefrom, install any apparatus or device within the Leased
                  Premises, including, but not limited to, electronic data
                  processing machine, punch card machine or any other machine,
                  which: (i) weighs in excess of 1,500 pounds individually, and
                  which when added to all other live loads (exclusive of
                  partitions) exceeds the equivalent of 50 pounds per square
                  foot for the entire structural bay affected; (ii) uses
                  electrical power in excess of 120-277 volts or 15 amperes; or
                  (iii) in any way increases the amount of electrical power,
                  water, gas, heating or air conditioning used by Tenant in the
                  Leased Premises to an amount in excess of the amount usually
                  furnished at such time for use by tenants in general office
                  space in the Building.

         (c)      Tenant may remove its trade fixtures, property (including
                  office supplies) and moveable office furniture and equipment
                  not attached to the Building provided: (i) such removal is
                  made prior to the expiration or termination of this Lease;
                  (ii) Tenant is not then in default in the performance of its
                  obligations under this Lease; and (iii) Tenant promptly
                  repairs all damage caused by such removal, ORDINARY WEAR AND
                  TEAR ACCEPTED. All other property located in the Leased
                  Premises, any Tenant Improvements to the Leased Premises, and
                  any other article attached or affixed to the floor, wall or
                  ceiling of the Leased Premises shall become the property of
                  Landlord and shall remain upon and be surrendered with the
                  Leased Premises as part thereof upon the expiration or
                  termination of this Lease, Tenant hereby waiving all rights to
                  any payment or compensation therefore. However, if Landlord so
                  requests in writing, Tenant shall, prior to the expiration or
                  termination of this Lease, remove any and all Tenant
                  Improvements, fixtures, equipment and property placed or
                  installed by it in the Leased Premises and shall repair any
                  damage caused by such removal.

         10.      LIENS. Tenant shall not permit any mechanics', materialmen's
or other liens to be fixed or placed against the Leased Premises, the Building,
or the Land and shall immediately discharge (in a manner suitable to Landlord)
any such lien which is allegedly fixed or placed against the Leased Premises,
the Building or the Land by or through Tenant. Tenant shall indemnify and hold
Landlord harmless from and against claims, liabilities, judgments or costs
(including attorney's fees) arising out of any lien allegedly fixed or placed on
the Leased Premises, the Building, or the Land.

         11.      SERVICES TO BE FURNISHED BY LANDLORD.

         (a)      Subject to the other matters referred to herein, Landlord
                  shall, at its own expense, furnish to Tenant the following
                  services during the Term of the Lease:

Northpoint Atrium Office Lease                                            Page 5

<PAGE>

                  (i)      Janitorial service provided five (5) nights per week
                           in a manner similar to other Class "A" office
                           buildings in San Antonio.

                  (ii)     Elevator service for all public areas in the manner
                           and to the extent deemed by Landlord to be reasonable
                           and standard.

                  (iii)    Air conditioning and heating as reasonably required
                           in Landlord's judgment for comfortable use and
                           occupancy of the Leased Premises under normal office
                           conditions from 7:00 a.m. to 7:00 p.m. Monday through
                           Friday, and 7:00 a.m. to 1:00 p.m. Saturday, but not
                           on Sundays or such holidays as Landlord determines
                           will be observed from time to time by tenants
                           occupying a majority of the area in the Building.

                  (iv)     Replacement of lamps in the ceiling of the Leased
                           Premises excluding any lamps not included in the
                           building standard and not installed by Landlord;

                  (v)      Cold water (at normal temperature of the supply of
                           water to the Building) for lavatory purposes in the
                           restrooms on each floor, refrigerated water for
                           drinking purposes at such location or locations on
                           each floor as is designated by Landlord, and hot
                           water (from the regular Building supply at the
                           prevailing temperatures) for lavatory purposes in the
                           restrooms on each floor, all such water service to be
                           supplied from the regular supply of water to the
                           Building through fixtures installed by Landlord or by
                           Tenant with Landlord's written consent;

                  (vi)     Electrical services to the Leased Premises required
                           by Tenant in the normal use and occupancy of the
                           Leased Premises not to exceed 120-277 volts or 15
                           amperes, at the locations provided in the plans and
                           specifications furnished or to be furnished pursuant
                           to Paragraph 8.

         (b)      The obligation of Landlord to supply the electrical, water,
                  air conditioning and heating services shall be subject to all
                  laws, rules and regulations of any governmental authorities
                  and the supplier of such utilities to the Building and any
                  reduction in such services by the supplier thereof shall not
                  cause Landlord to be in default hereunder.

         (c)      If the use of the Leased Premises requires the providing of
                  additional electrical, air conditioning or heating service to
                  the Leased Premises, Tenant shall pay Landlord the additional
                  expense resulting therefrom as determined from time to time by
                  Landlord at such times as provided by separate written
                  agreement executed by Tenant and Landlord simultaneously with
                  the execution of this Lease; provided, however, that nothing
                  in this Paragraph 11 shall permit the use or installation of
                  any equipment in violation of the provisions of Paragraph 9.
                  Without limiting the foregoing provisions of this subparagraph
                  (c) of this Paragraph 11, if in Landlord's reasonable opinion
                  the Tenant's use of any fixtures or equipment causes or would
                  cause the use of more electrical service to the Building than
                  the amount allocated to the Leased Premises, Landlord may
                  install instruments for measuring the electrical service used
                  by said fixtures and equipment AT LANDLORD'S SOLE COST AND
                  EXPENSE. In such event, Tenant shall pay an Additional
                  Electrical Charge (as hereafter defined) within ten (10) days
                  following Landlord's delivery of written demand for same. If
                  any Additional Electrical Charge is not received by Landlord
                  within said period, Tenant shall pay a Late Charge calculated
                  and payable in accordance with the provisions of Paragraph 6.
                  The Additional Electrical Charge shall ONLY include Landlord's
                  actual costs of the electrical service used by said fixtures
                  and equipment,

Northpoint Atrium Office Lease                                            Page 6

<PAGE>

         (d)      No interruption, curtailment, reduction or malfunction of any
                  such services, including, but not limited to, interruptions
                  for repair of service pipes and lines, shall: (i) constitute
                  an eviction or disturbance of Tenant's use and possession of
                  the Leased Premises or Building; (ii) constitute a breach by
                  Landlord of any of its obligations hereunder; (iii) render
                  Landlord liable for damages; (iv) entitle Tenant to be
                  relieved from any of its obligations hereunder; or (v) grant
                  Tenant any right of set-off or recoupment. In the event of any
                  such interruption, however, Landlord shall use reasonable
                  diligence to restore such service. NOTWITHSTANDING THE
                  FOREGOING, IF (a) ANY INTERRUPTION OF BUILDING SERVICES CAUSES
                  ALL OR A MAJORITY OF THE PREMISES TO BE UNTENATABLE FOR A
                  PERIOD OF THREE (3) BUSINESS DAYS OR MORE IF CAUSED BY
                  LANDLORD OR LANDLORD'S EMPLOYEES, AGENTS OR REPRESENTATIVES,
                  OR SEVEN (7) CONSECUTIVE BUSINESS DAYS IN ANY OTHER EVENT,
                  RENT SHALL BE ABATED PROPORTIONATELY FROM THE DATE OF
                  INTERRUPTION UNTIL THE SERVICE IS RESTORED.

         (e)      In the event that Tenant desires air conditioning or heating
                  at any time or times other than as specified in subpart (iii)
                  of subparagraph (a) of this Paragraph 11, and Landlord
                  consents to the furnishing of such service at the time or
                  times requested by Tenant, Tenant shall be charged for such
                  air conditioning or heating furnished by Landlord during such
                  periods at Landlord's then standard hourly rate applicable
                  during the periods when such services are furnished. SUCH RATE
                  SHALL CORRESPOND TO THE KILOWATT PRICE INDEX PUBLISHED BY CITY
                  PUBLIC SERVICE.

         12.      REPAIRS AND CARE OF LEASED PREMISES BY TENANT. Tenant shall
not injure the Leased Premises or the Building nor commit or allow any waste or
damage to be committed therein, and shall maintain the Leased Premises in a
clean and attractive condition and in good repair, except as to damage required
to be repaired by Landlord. Upon the expiration or termination of this Lease.
Tenant shall surrender and deliver up the Leased Premises to Landlord in as good
condition as exists on the Commencement Date, excepting only ordinary wear and
tear and damage arising from fire or other casualties. At its sole cost and
expense, Tenant shall repair or replace any damage or injury to the Leased
Premises caused by Tenant, its agents, employees or invitees.

         13.      REPAIRS BY LANDLORD. Landlord shall, at its own cost and
expense, except as may be provided elsewhere herein, make all necessary repairs
of damage to the Building corridors, lobby, structural members of the Building
and equipment used to provide the services referred to in Paragraph 11, unless
any such damage is caused by acts or omissions of Tenant, its agents, employees
or invitees, in which event Tenant shall bear the cost of such repairs. Tenant
shall promptly give Landlord written notice of any damage in the Leased Premises
or the Building requiring repair by Landlord, and Landlord shall not be liable
for any damages resulting from the failure to make any such repair unless
Landlord fails to make any such necessary repair within a reasonable time after
receipt of notice from Tenant of the need to make such repair.

         14.      FIRE OR OTHER CASUALTY. If at any time during the Term of this
Lease, the Leased Premises or a substantial portion of the Building shall be
damaged or destroyed by fire or other casualty, Landlord shall have the right,
by giving Tenant written notice thereof at any time within thirty (30) days
after the occurrence of such damage or destruction, to terminate this Lease or
elect to repair and reconstruct the Leased Premises and the Building to
substantially the same condition in which they existed immediately prior to such
damage or destruction. If Landlord elects to repair and restore the Leased
Premises and the Building (a) this Lease shall continue in full force and effect
and such repairs and restoration shall be made within a reasonable time
thereafter, subject to delays arising from the shortages of labor or material,
acts of God, or other conditions beyond Landlord's control, (b) the Rental and
Additional Rental shall abate proportionately during any period in which and to
the extent the Leased Premises are not reasonably fit for use by Tenant in the
ordinary conduct of its business, and (c) the Term of this Lease shall be
extended by a period of time equal to the period during which the Leased
Premises is not reasonably fit for use by Tenant as a result of such fire or
other casualty. In the event this Lease is

Northpoint Atrium Office Lease                                            Page 7

<PAGE>

terminated as herein permitted, (x) Landlord shall refund to Tenant the prepaid
unaccrued Rental and Additional Rental, if any, less any sums then owing to
Landlord by Tenant, or Tenant shall pay all Rental, Additional Rental and other
sums owed to Landlord by Tenant, up to the date of such termination, as the case
may be, and (y) the date of termination shall be the date of the occurrence of
the fire or other casualty giving rise to Landlord's right to terminate.

         15.      WAIVER OF SUBROGATION. Anything in the Lease to the contrary
notwithstanding, Landlord and Tenant hereby waive any and all rights of
recovery, claim, action or cause of action, against each other, their agents,
officers and employees, for any loss or damage that may occur to the Leased
Premises or any improvements thereto or contents thereof, by reason of fire, the
elements or any other cause which could be insured against under the terms of
standard fire and extended coverage insurance policies, regardless of cause or
origin, including negligence of the parties hereto, their agents, officers and
employees. On or prior to the Commencement Date, Landlord and Tenant each shall
deliver to the other written evidence from such party's insurance carrier of:
(a) such insurance carrier's approval of the waiver of subrogation herein made
and agreement that the same shall be effective against it and (b) that the
waiver of subrogation herein made shall not invalidate such party's insurance
coverage.

         16.      COMPLIANCE WITH LAWS, USAGE AND SIGNS. Tenant, at its own
expense, shall: (a) comply with all federal, state, municipal and other laws,
ordinances, rules and regulations applicable to the Leased Premises and the
business conducted therein by Tenant, including, but not limited to, the payment
of all taxes, license fees and other governmental charges applicable to Tenant's
improvements and property in the Leased Premises or arising out of the conduct
of Tenant's business; (b) not engage in any activity which would cause
Landlord's fire and extended coverage insurance to be canceled or the rate
therefore to be increased; (c) not commit any act which is a nuisance or
annoyance to Landlord or to any other tenants, or which might, in the judgment
of Landlord, tend to injure the Building; (d) comply with rules and regulations
("Rules and Regulations") not inconsistent with this Lease from time to time
promulgated by Landlord applicable to the Building; (e) not paint, erect or
display any sign, advertisement, placard or lettering which is visible in the
corridors or lobby of the Building or from the exterior of the Building without
Landlord's prior approval; and (f) not modify any window coverings installed by
Landlord or install or place objects visible in the corridors or lobby of the
Building or from the exterior of the Building without Landlord's prior approval.
Attached hereto as Exhibit "C" is a copy of the currently effective Rules and
Regulations.

         17.      INDEMNITY AND EXCULPATION.

         (a)      Indemnity. (i) TENANT SHALL INDEMNIFY AND HOLD HARMLESS
                  LANDLORD AND LANDLORD'S PARTNERS, EMPLOYEES AND INVITEES FROM
                  ALL LOSSES, COSTS, DAMAGES OR EXPENSES RESULTING OR ARISING
                  FROM ANY AND ALL INJURIES OR DEATH OF ANY PERSON OR DAMAGE TO
                  ANY PROPERTY (A) CAUSED BY AN ACT, OMISSION OR NEGLECT OF (i)
                  TENANT OR TENANT'S OFFICERS, EMPLOYEES, AGENTS, OR INVITEES,
                  (ii) OTHER PARTIES CONTRACTING WITH TENANT UNDER A CONTRACT
                  RELATING TO THE LEASED PREMISES OR (iii) LANDLORD OR
                  LANDLORD'S EMPLOYEES, AGENTS, OR INVITEES; OR (B) IN ANY
                  MANNER ARISING OUT OF TENANT'S OCCUPANCY OF THE LEASED
                  PREMISES.

                  (ii) LANDLORD SHALL INDEMNIFY AND HOLD HARMLESS TENANT AND
                  TENANT'S PARTNERS, EMPLOYEES AND INVITEES FROM ALL LOSSES,
                  COSTS, DAMAGES OR EXPENSES RESULTING OR ARISING FROM ANY AND
                  ALL INJURIES OR DEATH OF ANY PERSON OR DAMAGE TO ANY PROPERTY
                  (A) CAUSED BY AN ACT, OMISSION OR NEGLECT OF (i) LANDLORD OR
                  LANDLORD'S OFFICERS, EMPLOYEES, AGENTS, OR INVITEES, (ii)
                  OTHER PARTIES CONTRACTING WITH LANDLORD UNDER A CONTRACT
                  RELATING TO THE LEASED PREMISES OR (iii) TENANT'S OR TENANT'S
                  EMPLOYEES,

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                  AGENTS, OR INVITEES; OR (B) IN ANY MANNER ARISING OUT OF
                  TENANT'S OCCUPANCY OF THE LEASED PREMISES.

         (b)      Waivers. TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW
                  TENANT WAIVES ALL CLAIMS AGAINST LANDLORD FOR ANY DAMAGE OR
                  INJURY OF ANY KIND TO PERSONS OR PROPERTY DURING THE TERM OF
                  THIS LEASE FROM ANY CAUSE WHATSOEVER, INCLUDING, BUT NOT
                  LIMITED TO: (A) THE USE, OCCUPANCY AND ENJOYMENT OF THE LEASED
                  PREMISES BY TENANT; (B) THE ACTS OR FAILURE TO ACT OF ANY
                  PARTY OR PARTIES ENTERING THE LAND, BUILDING OR LEASED
                  PREMISES; (C) THE ACTS, OR FAILURE TO ACT OF ANY OTHER TENANT
                  OR SUCH OTHER TENANT'S OFFICER, AGENTS, INVITEES OR OTHER
                  PARTIES CONTRACTING WITH THEM, (D) THE CONDITION OR DESIGN OF
                  THE BUILDING; (E) THE BUILDING BECOMING OUT OF REPAIR, (F) THE
                  FAILURE OF OR DEFECT IN ANY MECHANICAL EQUIPMENT IN THE
                  BUILDING; OR (G) THE LEAKING OF GAS, OIL, STEAM, OR WATER. ALL
                  PROPERTY OF EVERY KIND WHICH MAY BE ON THE LEASED PREMISES
                  DURING THE TERM OF THE LEASE SHALL BE AT THE SOLE RISK OF
                  TENANT, AND LANDLORD SHALL NOT BE LIABLE FOR ANY LOSS OR
                  DAMAGE THERETO.

         (c)      SCOPE OF INDEMNITIES AND WAIVERS. ALL INDEMNITIES AND WAIVERS,
                  WHEREVER CONTAINED IN THIS LEASE, SHALL BE ENFORCED FOR THE
                  BENEFIT OF THE APPLICABLE BENEFICIARY THEREOF, REGARDLESS OF
                  ANY EXTRAORDINARY SHIFTING OR RISKS, AND EVEN IF THE
                  APPLICABLE CLAIM IS CAUSED BY THE ACTIVE OR PASSIVE NEGLIGENCE
                  OR SOLE, JOINT, CONCURRENT OR COMPARATIVE NEGLIGENCE OF SUCH
                  BENEFICIARY, AND REGARDLESS OF WHETHER LIABILITY WITHOUT FAULT
                  OR STRICT LIABILITY IS IMPOSED UPON OR ALLEGED AGAINST SUCH
                  BENEFICIARY, BUT NOT TO THE EXTENT THAT A COURT OF COMPETENT
                  JURISDICTION HOLDS IN A FINAL JUDGEMENT THAT A CLAIM IS CAUSED
                  BY THE WILLFUL MISCONDUCT OR GROSS NEGLIGENCE OF SUCH
                  BENEFICIARY; LANDLORD AND TENANT ACKNOWLEDGES THAT THEY HAVE
                  EXECUTED THIS LEASE IN MATERIAL RELIANCE UPON INCLUSION OF
                  EACH SUCH INDEMNITY AND WAIVER.

         18.      INSURANCE. Tenant shall maintain in full force during the Term
hereof a policy of public liability and property damage insurance under which
Landlord and Tenant are named as insureds. Such insurance shall also provide
blanket contractual liability coverage. Tenant shall deliver to Landlord a copy
of such policy or other evidence suitable to Landlord of the effectiveness of
such insurance on request. The minimum limits of liability of such policy shall
be $1,000,000 for injury or death in one occurrence, $2,000,000 annual aggregate
and $100,000 with respect to damage to property. Such policy shall be issued by
an insurance company or companies authorized to do business in Texas and which
have policy holder ratings not lower than "A-" and financial ratings not lower
than "VII" in Best's Insurance Guide. Each policy shall contain an endorsement
providing that Landlord shall receive ninety (90) days prior notice of any
cancellation of, non-renewal of, reduction of coverage or material change in
coverage of said policy. It is expressly understood and agreed that the
coverages required represent Landlord's minimum requirements and such are not to
be construed to void or limit Tenant's obligations contained in this Lease,
including without limitation Tenant's indemnity obligations hereunder.

         19.      EMINENT DOMAIN. If during the Term of this Lease any part of
the Leased Premises or the Building is taken by condemnation or conveyed to an
entity having the power to take property by condemnation under threat of such a
taking, Landlord may elect to terminate this Lease. If Landlord elects to
continue the Lease, the Rental and Additional Rental, if any, shall be reduced
in proportion to the area of the Leased Premises so taken or conveyed and
Landlord shall repair any damage to the Leased

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Premises or the Building resulting from such taking. All sums awarded or agreed
upon between Landlord and the condemning authority for the taking or conveyance
of the interest of Landlord and Tenant, whether as damages or as compensation,
shall be the property of Landlord only. If this Lease is terminated pursuant to
the provisions of this Paragraph 19, such termination shall be effective on and
the Rental and Additional Rental, if any, shall be payable up to the date that
possession is taken by the authority condemning or threatening to condemn and
Landlord shall refund to Tenant any prepaid unaccrued Rental and Additional
Rental, if any, less any sums then owing by Tenant to Landlord. The above
notwithstanding, Tenant shall be able to make a separate claim for the value of
its Leasehold Improvements and its Leasehold Interest.

         20.      EVENTS OF DEFAULT. Each of the following acts, omissions or
occurrences shall constitute an "Event of Default" and a material breach of this
Lease by Tenant:

         (a)      Failure by Tenant to timely pay any Rental, Additional Rental
                  or other payments required to be paid hereunder. Tenant shall
                  have the right to cure two (2) times per year with notice and
                  not be an event of default.

         (b)      Failure by Tenant to perform or observe any other covenant,
                  condition or provision of this Lease to be performed or
                  observed by Tenant prior to the expiration of ten (10)
                  BUSINESS days after Landlord's delivery of written notice to
                  Tenant of such failure;

         (d)      The adjudication of Tenant to be bankrupt or insolvent, the
                  filing of a petition in bankruptcy or other insolvency
                  proceeding by or against Tenant, the filing of any petition or
                  answer seeking relief under any provision of the United States
                  Bankruptcy Code or any similar act by Tenant, the assignment
                  for the benefit of creditors by Tenant, the filing of a
                  petition or other proceeding by or against Tenant for the
                  appointment of a trustee, receiver or liquidator of Tenant for
                  any of Tenant's property, or the filing of any proceeding by
                  any governmental authority for the dissolution or liquidation
                  of Tenant, unless any such involuntary receivership or
                  proceeding against Tenant is dismissed or stayed within thirty
                  (30) days thereafter;

         (e)      Abandonment or vacation of the Leased Premises or any
                  significant portion thereof and the ceasation of regular
                  rental payments;

         21.      LANDLORD'S REMEDIES. Upon the occurrence of any Event of
Default enumerated above, Landlord may, at its option, in addition to any and
all other rights, remedies or recourses available to it hereunder or at law or
in equity, do any one or more of the following:

         (a)      Terminate this Lease, in which event Tenant shall immediately
                  surrender possession of the Leased Premises to Landlord;

         (b)      Enter upon and take possession of the Leased Premises and
                  expel or remove Tenant and any other occupant therefrom, with
                  or without terminating the Lease;

         (c)      Alter locks and other security devices at the Leased Premises;
                  and

         (d)      Remove and store any or all of the office equipment and
                  furniture situated in the Leased Premises.

Exercise by Landlord of any one or more remedies herein granted or otherwise
available shall not be deemed to be an acceptance or surrender of the Leased
Premises, whether by agreement or by operation of law, it being understood that
such surrender can be effected only by the written agreement of Landlord and
Tenant. In the event that Landlord alters the locks and other security devices
at the Leased Premises, Tenant may procure a new key from Landlord during
Tenant's regular business hours to access the Leased

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Premises, so long as Tenant has cured any monetary default hereunder and repaid
Landlord for any expenses incurred in the alteration of the locks and other
security devices to the Leased Premises. This Lease shall control in the event
of conflicts with Section 93 of the Texas Property Code. No such alteration of
security devices and no removal or other exercise of dominion by Landlord over
the property of Tenant or others at the Leased Premises shall be deemed
unauthorized or constitute a conversion, Tenant hereby consenting to the
aforesaid exercise of dominion over Tenant's property within the Building, after
the occurrence of any Event of Default. TO THE FULLEST EXTENT PERMITTED BY
APPLICABLE LAW, TENANT WAIVES ALL CLAIMS FOR DAMAGES BY REASON OF SUCH RE-ENTRY,
REPOSSESSION, ALTERATION OF LOCKS OR OTHER SECURITY DEVICES, AND REMOVAL OF
OFFICE EQUIPMENT AND FURNITURE, AS ARE ALL CLAIMS FOR DAMAGES BY REASONS OF ANY
DISTRESS WARRANT, FORCIBLE DETAINER PROCEEDINGS, SEQUESTRATION PROCEEDINGS OR
OTHER LEGAL PROCESS. Tenant agrees that any re-entry by Landlord may be pursuant
to judgment obtained in forcible detainer proceedings or other legal proceedings
or without the necessity for any legal proceedings, as Landlord may elect, and
Landlord shall not be liable in trespass or otherwise. In the event Landlord
elects to terminate the Lease by reason of the occurrence of an Event of
Default, then notwithstanding any such termination, Tenant shall be liable for
and shall pay to Landlord the sum of all Rental, Additional Rental and other
indebtedness accrued to the date of such termination, plus, as damages, an
amount of money equal to the excess (if any) of the total Rental and all other
payments due for the balance of the Term of this Lease over the fair market
value of the Leased Premises for the balance of the Term of this Lease as of the
occurrence of the Event of Default. Upon the occurrence of an Event of Default,
Tenant shall also be liable for and shall pay to Landlord upon demand, in
addition to any other sums provided to be paid hereunder, (a) all broker's fees
incurred by Landlord in connection with reletting of all or any portion of the
Leased Premises, (b) the costs of removing and storing Tenant's or other
occupant's property found in the Leased Premises, (c) the costs of repairing,
altering, remodeling or otherwise putting the Leased Premises into condition
acceptable to a new tenant, and (d) all reasonable expenses incurred by Landlord
in enforcing Landlord's remedies, including reasonable attorney's fees. All
Rental, Additional Rental and other payments which are more than thirty (30)
days past due shall bear interest from their respective due dates until paid at
the highest rate allowed by applicable law or if there is no such highest rate
at the rate of one and a half percent (1.5%) per month. In the event of
termination or repossession of the Leased Premises upon the occurrence of an
Event of Default, Landlord shall not have any obligation to relet or attempt to
relet the Leased Premises or any portion thereof or to collect any rental after
any such reletting. In the event of any such reletting, Landlord may relet the
whole or any portion of the Leased Premises for any period, to any tenant, for
any rental and for any use and purpose. TO THE FULLEST EXTENT PERMITTED BY
APPLICABLE LAW, TENANT SHALL INDEMNIFY AND DEFEND LANDLORD AGAINST ALL CLAIMS
ARISING FROM ANY BREACH OF TENANT'S OBLIGATIONS UNDER THIS LEASE.

         22.      NON-WAIVER No consent or waiver, express or implied, by
Landlord to or of any breach in the performance or observance by Tenant of any
of the covenants, conditions or provisions in this Lease shall be construed as a
consent or waiver to or of any other breach in the performance or observance by
Tenant of the same or any other covenant, condition or provision. Neither the
failure on the part of Landlord to complain of any action or non-action on the
part of Tenant or to declare Tenant in default, no matter how long such failure
may continue, nor acceptance of Rental, Additional Rental or other sums from
Tenant after any such breach, shall be deemed to be a waiver by Landlord of any
of its rights hereunder, except as otherwise specifically provided herein.
Receipt by Landlord of Tenant's keys to the Leased Premises shall not constitute
an acceptance of surrender of the Leased Premises. Time is of the essence with
respect to the performance and observance by Tenant of every covenant, condition
and provision of this Lease.

         23.      DEFAULT BY LANDLORD. In the event of any default by Landlord
hereunder, Tenant's exclusive remedy shall be an action for damages (Tenant
waives (i) the benefit of any laws granting it a lien upon the property of
Landlord and/or upon the Rental and Additional Rental due to Landlord). Prior to
any such action Tenant shall give Landlord written notice specifying such
default with reasonable detail, and Landlord shall thereupon have thirty (30)
days in which to cure any such

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default. If such default cannot reasonably be cured within such thirty (30) day
period, the length of such period shall be extended for the period reasonably
required therefore if Landlord commences curing such default within such thirty
(30) day period and continues the curing thereof with reasonable diligence and
continuity. Unless Landlord fails to cure any default after such notice, Tenant
shall not have any remedy or cause of action by reason thereof. All obligations
of Landlord hereunder shall be construed as covenants, not conditions, and all
such obligations shall be binding upon Landlord only during the period of its
ownership of the Building, and not thereafter. The term "Landlord" shall mean
only the last owner of the Building, and in the event of the transfer by such
owner of its interest in the Building, such owner shall thereupon by released
and discharged from all covenants and obligations of the Landlord thereafter
accruing, but such covenants and obligations shall be binding during the Term of
this Lease upon each new owner of the Building for the duration of such owner's
ownership of the Building. In addition, Tenant specifically agrees to look
solely to Landlord's interest in the Building for the recovery of any judgment
from Landlord pursuant to this Lease, it being agreed that neither Landlord nor
any successors or assigns of Landlord nor any future owner of the Building shall
ever be personally liable for any such judgment.

         24.      ASSIGNMENT AND SUBLETTING. Tenant shall not assign or
otherwise transfer, mortgage, pledge, hypothecate or otherwise encumber this
Lease or any interest herein, and shall not sublet the Leased Premises or any
portion thereof, or any right or privilege appurtenant thereto, or suffer or
permit any other party to occupy or use the Leased Premises or any portion
thereof, without the prior express written consent of Landlord and such consent
shall not be unreasonably withheld, conditioned or delayed. Notwithstanding any
such consent, the undersigned Tenant shall remain jointly and severally liable
for the performance of the obligations of Tenant pursuant to the terms hereof
along with each approved assignee or subtenant, who shall automatically become
liable for all such obligations, and Landlord shall be permitted to enforce the
provisions of this Lease directly against Tenant and or any assignee or
subtenant without proceeding in any way against any other person.

         25.      ATTORNEY'S FEES. IN THE EVENT EITHER PARTY REQUIRES THE
SERVICES OF AN ATTORNEY IN CONNECTION WITH ENFORCING THE TERMS OF THIS LEASE, OR
IN THE EVENT SUIT IS BROUGHT FOR THE RECOVERY OF ANY RENT DUE UNDER THIS LEASE,
FOR THE BREACH OF ANY COVENANT OR CONDITION OF THIS LEASE, FOR THE RESTITUTION
OF THE PREMISES TO LANDLORD, OR FOR THE EVICTION OF TENANT, EITHER DURING THE
LEASE TERM OR AFTER THE EXPIRATION THEREOF, THE PARTY PREVAILING IN SUCH LEGAL
ACTION SHALL BE ENTITLED TO AN AWARD FOR ALL LEGAL COSTS AND EXPENSES,
INCLUDING, BUT NOT LIMITED TO, A REASONABLE SUM FOR ATTORNEYS' FEES.

         26.      SURRENDER OF LEASED PREMISES AND HOLDING OVER. On the last day
of the original scheduled Term of this Lease, or upon the earlier termination of
this Lease, Tenant shall peaceably and quietly leave, surrender and yield up to
Landlord the Leased Premises, free of all claims, broom clean and in good order
and repair, ORDINARY WEAR AND TEAR ACCEPTED. Prior to the surrender of the
Leased Premises to Landlord, Tenant at its sole cost and expense shall remove
all liens and other encumbrances that have resulted from the acts or omissions
of Tenant. If Tenant fails to do any of the foregoing, Landlord may without
notice, enter upon, re-enter, possess and repossess the Leased Premises, by
force, summary proceedings, ejectment, forcible detainer, or otherwise and may
dispossess and remove Tenant and all persons and property from the Leased
Premises; and Tenant hereby waives any and all damages or claims for damages as
a result thereof. Such dispossession and removal of Tenant shall not constitute
a waiver by Landlord of any claims by Landlord against Tenant. If Tenant does
not surrender possession of the Leased Premises at the end of the original
scheduled Term or upon the termination of this Lease, Tenant shall be a
tenant-at-sufferance of Landlord and the Rental, Additional Rental and other
payments due during the period of such holdover shall be ONE HUNDRED TWENTY FIVE

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PERCENT (125%) OF the amounts hereinabove provided in effect immediately prior
to the end of the original scheduled Term or earlier termination of this Lease
UNLESS OTHERWISE AGREED TO IN WRITING, IN ADVANCE BETWEEN LANDLORD AND TENANT.

         27.      SUBORDINATION, ATTORNMENT AND CERTIFICATES.

Tenant further agrees:

         (a)      That this Lease and all of the rights and interests of the
                  Tenant hereunder shall be subject and subordinate to any
                  mortgage or deed of trust (whether one or more) which may now
                  or hereafter constitute a lien upon the Building (hereinafter
                  called "Mortgage", and the holder or beneficiary of any such
                  Mortgage being hereinafter called "Mortgagee") to the same
                  extent as if the Mortgage had been executed, delivered and
                  recorded prior to the execution of this Lease; provided,
                  however, that any Mortgagee shall have the right at any time
                  to elect, by written notice to Tenant, to make this Lease and
                  the rights and interests of Tenant hereunder superior to the
                  Mortgage held by such Mortgagee;

         (b)      That, notwithstanding the subordination of this Lease pursuant
                  to this Paragraph 27 or any subordination of this Lease which
                  may exist by virtue of the execution of this Lease subsequent
                  to any Mortgage, at the election of any Mortgagee this Lease
                  shall not terminate in the event of, or on account of, the
                  foreclosure or other action taken under the Mortgage held by
                  such Mortgagee but shall continue in effect as a Lease in
                  accordance with all of the terms and provisions hereof between
                  Tenant and any party ("Transferee"), including such Mortgagee,
                  which shall be the transferee of title to the Building
                  pursuant to such foreclosure or other action for enforcement
                  of any such Mortgage, (including, but not limited to, the
                  execution and delivery of a deed in lieu of foreclosure); and
                  Tenant will attorn and be liable to and recognize such
                  Transferee and its successors and assigns as Tenant's landlord
                  for the balance of the term of this Lease upon and subject to
                  all of the terms and provisions hereof. Such Transferee shall
                  not be bound by any act, omission or default of any prior
                  Landlord under this Lease or any offsets or defenses which
                  Tenant may have against any such prior Landlord;

         (c)      Any Mortgagee to which the Landlord's interest in this Lease
                  and/or any of the rents payable hereunder shall be assigned
                  and any Transferee shall not be bound by any pre-payment of
                  any rent to any prior Landlord under this Lease (other than
                  the Rental and Additional Rental, if any, for the current
                  month) or any amendment, modification or termination of this
                  Lease or any waiver, consent or other action taken with
                  respect to this Lease unless such Mortgagee shall have given
                  its written consent thereto. Furthermore, neither such
                  assignment of this Lease and/or the rents payable hereunder,
                  nor any actions by any Mortgagee under such assignment shall
                  be deemed an assumption by such Mortgagee of Landlord's
                  obligations under this Lease.

         (d)      That, after receiving written notice from any Mortgagee of its
                  mortgage interest and specifying an address or addresses for
                  notices, Tenant shall, so long as such Mortgage is
                  outstanding, give to such Mortgagee copies of any notices of
                  default on the part of the Landlord under this Lease, and
                  copies of such other notices as are required to be given to
                  Landlord under this Lease. Such copies of notices shall be
                  given concurrently with the giving of such notices to the
                  Landlord and shall be sent certified mail, return receipt
                  requested. In the case of any notices of default, each
                  Mortgagee shall be permitted to cure any such default within a
                  period of sixty (60) days after such Mortgagee receives such
                  notice of default or such further period of time as may be
                  required for such Mortgagee to cure such default acting with
                  diligence and, if so cured by such Mortgagee, Tenant shall not
                  have any such rights or remedies as would otherwise be
                  available to it on account of such default;

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         (e)      That all of the foregoing provisions of subparagraphs (a)
                  through (d) inclusive of this Paragraph 27(e) shall be
                  self-operative and shall not require any further agreement or
                  document by Tenant; and any Mortgagee or Transferee may rely
                  upon the applicable provisions of this Paragraph 27(e) without
                  any further agreement or document by Tenant. In confirmation
                  of the same, however, Tenant shall, upon request, execute
                  promptly any further agreements, documents or confirmations
                  which may be desired by any Mortgagee or Transferee as further
                  confirmation and evidence of any or all of the agreements
                  contained in said subparagraphs (a) through (d) inclusive of
                  this Paragraph 27(e);

         (f)      That the Tenant shall promptly, whenever requested by the
                  Landlord or a Mortgagee, prospective Mortgagee, purchaser
                  ("Purchaser") of the Building or Land or prospective
                  Purchaser, execute, acknowledge and deliver to the Landlord
                  and such Mortgagee, prospective Mortgagee, Purchaser or
                  prospective Purchaser a certificate in writing as to the then
                  status of this Lease and any matters pertaining to this Lease,
                  including without limitation, the effectiveness of this Lease
                  at that time and the status of rent hereunder, any defaults
                  hereunder, and that the Landlord, any Mortgagee or prospective
                  Mortgagee, Purchaser or prospective Purchaser shall be
                  entitled to rely thereon. SUCH MORTGAGEE SHALL PROVIDE TENANT
                  WITH A SUBORDINATION, NON-DISTURBANCE, AND ATTORNMENT
                  AGREEMENT PROVIDING INTER ALIA(i) THAT THIS LEASE IS
                  SUBORDINATE TO THE LIEN OF THE MORTGAGE (IF SO ELECTED BY
                  MORTGAGEE), (ii) THAT TENANT'S RIGHT OF POSSESSION WILL NOT BE
                  DISTURBED BY THE MORTGAGEE (OR BY ANY SUBSEQUENT TRANSFEREE OF
                  THE LANDLORD'S INTEREST) IN CONNECTION WITH ANY MORTGAGE
                  FORECLOSURE PROCEEDINGS SO LONG AS TENANT PERFORMS ITS
                  OBLIGATIONS SET FORTH IN THE LEASE, AND (iii) THAT TENANT
                  SHALL ATTORN TO THE FORECLOSING MORTGAGEE OR PURCHASER AT A
                  FORECLOSURE SALE.

         28.      LANDLORD'S RIGHT TO ENTRY. Landlord shall have the right at
all reasonable times UPON REASONABLE NOTICE during the term of this Lease to
enter upon the Leased Premises to inspect the condition thereof, to show same to
prospective new tenants or Purchasers, to determine if Tenant is performing its
obligations under this Lease, and to perform the obligations of Landlord to make
the repairs and restoration that Landlord is obligated to perform under this
Lease.

         29.      NOTICES. Any notice to be given hereunder by one party to the
other shall be in writing and the same shall be given and shall be deemed to
have been given if delivered in person to the address set forth opposite such
party's signature below for the party to whom the notice is given, or if placed
in the United States mail, postage prepaid, registered or certified with return
receipt requested, addressed to the party at such address. From time to time
either party may designate another address for all purposes of this Lease by
mailing to the other party not less than fifteen (15) days' written notice of
such change of address in accordance with the provisions hereof.

         30.      HAZARDOUS MATERIALS.

         (a)      Definition. A "hazardous material" is any toxic, ignitable,
         reactive or corrosive substance now or hereafter regulated by any
         governmental authority, including any substance defined by applicable
         law as a "hazardous waste", "extremely hazardous waste", "hazardous
         substance", "hazardous material" or "regulated substance".
         "Contamination" means any release or disposal of a hazardous material
         in or about the Premises or the Project which may result in a fine, use
         restriction, cost recovery lien, remediation requirement or other
         government action or imposition affecting Landlord. For purposes of
         this Lease, claims arising from Contamination shall include diminution
         in value, restrictions on use, adverse impact on leasing space, and all

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         costs of site investigation, remediation, removal and restoration work.

         (b)      Restrictions. No hazardous materials shall be brought upon,
         kept, used or disposed of in or about the Premises or the Project by
         any Tenant Party without Landlord's prior written consent, unless
         Tenant (i) demonstrates to Landlord's reasonable satisfaction that any
         such hazardous material is necessary in the ordinary course of Tenant's
         business and shall be used, kept and stored in compliance with
         applicable law; and (ii) gives Landlord written notice of any such
         hazardous material, including the current material safety data sheet.

         (c)      Remediation. If Contamination occurs, Tenant shall, at its
         expense, promptly take all actions necessary to return the Premises,
         the Land and Building to its condition prior to such Contamination,
         subject to Landlord's prior written approval of Tenant's proposed
         methods, times and procedures for remediation. Tenant shall provide
         Landlord reasonably satisfactory evidence that such actions shall not
         adversely affect Landlord or the Contaminated property. Landlord may
         require that a representative of Landlord be present during any such
         actions and/or that such actions be taken after business hours. If
         Tenant fails to take any necessary remediation actions within thirty
         (30) days after written notice from landlord or an authorized
         governmental agency, Landlord may take such actions and Tenant shall
         reimburse Landlord therefore, plus a fifteen percent (15%)
         administrative fee, within thirty (30) days of Landlord's invoice.

         31.      PARKING. Tenant will be provided up to TWENTY-FIVE (25)
covered, reserved and ONE HUNDRED SIXTY-SIX (166) unreserved, surface parking
spaces. All parking shall be at no charge for the term of the Lease.
ADDITIONALLY, IN THE EVENT TENANT EXPANDS ITS SPACE PURSUANT TO ITS EXPANSION
RIGHTS CONTAINED IN THE ADDENDUM CONTAINED IN THIS LEASE, LANDLORD AT ALL TIMES
SHALL BE ABLE TO PROVIDE TENANT A PARKING RATIO EQUAL TO SEVEN (7) SPACES PER
1,000 RENTABLE SQUARE FEET LEASED BY TENANT. FAILURE TO PROVIDE FOR THE
AFOREMENTIONED RATIO SHALL CONSTITUTE THE DEFAULT ON THE PART OF THE LANDLORD
AND LANDLORD SHALL HAVE NINETY (90) DAYS FROM THE DATE OF NOTICE TO CURE SUCH
DEFAULT.

         32.      ENVIRONMENT. Landlord, in its sole and absolute discretion,
shall have the right but not the duty to control the environment of the Building
and all leased spaces. Tenant agrees to comply with all such Landlord
requirements imposed from time to time. Landlord's environmental controls shall
extend to and include smoke and odors from within the Leased Premises that may
emanate outside the Leased Premises, or that may diminish the useable life or
value of the interior improvements. Failure to comply with Landlord's
requirements shall constitute an event of default.

         33.      GENERAL PROVISIONS. No oral statements or prior written matter
not specifically incorporated herein shall be of any force or effect. Tenant
agrees that in entering into and taking this Lease, it relies solely upon the
representations and agreements contained in this Lease. This Lease shall not be
modified except by a written agreement executed by both parties hereto. This
Lease and the rights and obligations of the parties hereunder shall be
interpreted, construed, and enforced in accordance with the laws of the State of
Texas in effect from time to time, except that in interpreting and enforcing the
provision relating to interest rates, the term "applicable law" shall be
construed to include the laws of the State of Texas or the United States,
whichever is applicable. All personal pronouns used in this Lease, whether used
in the masculine, feminine or neuter gender, shall include all other genders,
and the singular and plural of such personal pronouns shall include the other.
Captions are included herein for convenience only and shall not limit or amplify
the provisions of this Lease. In case any one or more of the provisions
contained in this Lease shall for any reason be held to be invalid, illegal or
unenforceable in any respect, such invalidity, illegality or unenforceability
shall not affect any other provision hereof, and this Lease shall be construed
as if such invalid, illegal or unenforceable provision had never been contained
herein. All determinations, approvals and estimates (including but not limited
to those made pursuant to Paragraphs 5 and 11) made by Landlord pursuant to the
provisions of this Lease shall be conclusive while Landlord is acting in good
faith which shall be presumed. Landlord may change the name of the Building at
any time and may place and remove signs on the Building and the Land from time
to time. Subject to the limitations set forth in Paragraph 24, this Lease shall
be binding

Northpoint Atrium Office Lease                                           Page 15

<PAGE>

upon and inure to the benefit of the parties and their respective heirs, legal
representatives, successors and assigns. All exhibits mentioned herein and
attached hereto are incorporated herein for all purposes.

         34.      QUIET ENJOYMENT. If, and so long as, Tenant pays the Rent
reserved hereunder and keeps and performs each and every term, covenant and
condition herein contained on the part and on behalf of Tenant to be kept and
performed, Tenant shall quietly enjoy the Premises without hindrance or
molestation by Landlord or any person or entity claiming by or through Landlord,
subject to the terms, covenants and conditions of this Lease.

         35.      BROKERAGE FEES. Landlord and Tenant recognize that Tenant has
been represented by Signature Associates-ONCOR International in this
transaction. A real estate commission is expected to be paid for the initial
space term as well as for expansions subject to the terms of an agreement
between Landlord and Signature Associates dated _____________________. This
lease shall provide Tenant with set-off rights should Landlord fail to pay
Signature Associates the commission in a timely manner.

         IN WITNESS WHEREOF, this Lease Agreement is executed as of the date
first set forth above.

LANDLORD:                                            TENANT:
Northpoint Atrium Office Building, Ltd.              Asset Acceptance, LLC
By: Northpoint Atrium, L.C.
Its General Partner

By:__________________________________                By:________________________
Print Name:__________________________                Print Name: Brad Bradley
Title:_______________________________                Title:      President

Northpoint Atrium Office Lease                                           Page 16

<PAGE>

                                    ADDENDUM

This Addendum is hereby made a part of the Lease Agreement dated _______________
by and between NORTHPOINT ATRIUM LIMITED PARTNERSHIP, ("Landlord"), and ASSET
ACCEPTANCE, LLC ("Tenant"). IN THE EVENT IF ANY CONFLICTS BETWEEN THIS ADDENDUM
AND THE LEASE AGREEMENT DATED ___________, THIS ADDENDUM SHALL CONTROL.

1.   TENANT IMPROVEMENTS. Landlord, at its sole expense and using building
     standard materials, shall provide turn key improvements as described in
     Tenant's final plans and specifications as shown on the attached Exhibit
     "B-1", including, but not limited to new construction of office walls, new
     paint, new carpet where needed, and the minor make-ready work that is
     required. Any other improvements desired by Tenant shall be at Tenant's
     sole expense. Landlord shall control and have the right of approval
     regarding all aspects of the improvement process. FURTHER, TENANT SHALL BE
     SOLELY RESPONSIBLE FOR THE INSTALLATION AND ONGOING MAINTENANCE OF THE
     BACKUP POWER GENERATOR, THE FIRE SUPPRESSION SYSTEM AND THE SECURITY ALARM
     LOCATED WITHIN THE LEASED PREMISES.

2.   OPTION TO RENEW. Tenant shall have ONE (1) Option to Renew the Lease for an
     additional term of SIXTY (60) months. Such Option to Renew is on an "as-is"
     basis and all terms and conditions shall remain the same, except that the
     Base Rental shall be modified to the then current market rate for space at
     the Building. In order to exercise this option, Tenant must provide written
     notice to Landlord of its intent to exercise this right at least ONE
     HUNDRED EIGHTY (180) days prior to the expiration of the Lease Term.
     LANDLORD'S DETERMINATION OF THE FAIR MARKET RENTAL VALUE OF THE PREMISES
     SHALL TAKE INTO ACCOUNT THE FAIR MARKET RENTAL OF SIMILAR BUILDINGS IN THE
     NORTH CENTRAL SUBMARKET. LANDLORD AND TENANT SHALL EXECUTE AN AMENDMENT TO
     THIS LEASE EVIDENCING THE EXERCISE OF THE RENEWAL OPTION AND THE REVISIONS
     TO THIS LEASE RESULTING FROM THE EXERCISE OF THE RENEWAL OPTION.

     Notwithstanding the foregoing, if, at any time during the term of this
     Lease, Tenant is or becomes in default of any term or provision of this
     Lease and such default has not been cured, then Tenant shall waive and have
     no rights whatsoever with regard to this Option to Renew. Further, this
     Option to Renew IS FULLY ASSIGNABLE BY TENANT TO ANY SUBSEQUENT
     WHOLLY-OWNED RELATED ENTITY OR ASSIGNEE.

3.   RIGHT OF FIRST REFUSAL AND EXPANSION. Tenant shall have the right of first
     refusal to lease the area identified on Exhibit "D" to this Lease as (the
     "REFUSAL Space") under the following terms and conditions:

         (a)      WITH THE EXCEPTION OF THE PENDING CORINTHIAN COLLEGE LEASE,
         LANDLORD MUST GIVE TENANT WRITTEN NOTICE (THE "NOTICE") to Tenant
         specifying the terms of the letter of intent or proposal once Landlord
         receives a bona-fide binding or non-binding letter of intent or
         proposal to or from a specific prospective tenant that contains a
         statement of the material economic terms for a lease and that includes
         ANY CONTIGUOUS SPACE OF 5,000 SQUARE FEET OR LARGER IN THE AREAS
         ILLUSTRATED ON EXHIBIT "D" (THE "RIGHT OF FIRST REFUSAL & EXPANSION
         SPACE"), and Tenant will have the option to lease the portion of the
         REFUSAL Space described in the Notice upon the terms stated in the
         Notice. NOTWITHSTANDING THE ABOVE, IF NOTICE IS GIVEN DURING THE
         INITIAL EIGHTEEN (18) MONTHS OF THE PRIMARY LEASE TERM, TENANT SHALL BE
         PROVIDED THE SAME TERMS AND CONDITIONS AS UNDER THE LEASE EXCEPT THAT
         THE LANDLORD'S OUT-OF-POCKET EXPENSES WILL BE REDUCED PROPORTIONATELY
         RELATIVE TO THE TERM REMAINING IN THE LEASE AND ALL SUCH EXPANSIONS
         SHALL BE CO-TERMINUS WITH THE LEASE.

         (b)      Landlord must receive written notice from Tenant of its
         unconditional and irrevocable acceptance of the terms stated in the
         Notice no later than ten (10) BUSINESS days after Tenant's receipt of
         the Notice, failing which, Landlord will be free thereafter to lease
         all or any part of the REFUSAL Space; and in connection with such
         leasing, Landlord may agree to changes to the terms stated in the
         Notice without Tenant's consent or approval so long as the changes are
         the result of

Northpoint Atrium Office Lease                                           Page 17

<PAGE>

         arm's-length negotiations between Landlord and a prospective tenant and
         not the result of bad faith or collusion.

         (c)      If Landlord has received written notice from Tenant of its
         unconditional and irrevocable acceptance of the terms stated in the
         Notice not later than ten (10) BUSINESS days after Tenant's receipt of
         the Notice, the portion of the Expansion Space described in the Notice
         will be added to the Premises, Landlord will deliver such portion of
         the Expansion Space to Tenant at the time and in the condition
         described in the Notice, Tenant will commence payment of Rent with
         respect to such portion of the Expansion Space in accordance with the
         terms of the Notice, and all other terms of Tenant's leasing and
         occupancy of such portion of the Expansion Space will be as provided in
         this Lease except as otherwise provided in the Notice. When requested
         by Landlord, Tenant must execute an appropriate amendment to this Lease
         to reflect the addition of such portion of the Expansion Space to the
         Premises.

         (d)      During the initial EIGHTEEN (18) months of the primary Lease
         term, Tenant shall have a non-exclusive expansion option on the
         Expansion Space (the "Expansion Option") WHICH IS DEFINED AS ANY
         CONTIGUOUS SPACE OF 5,000 SQUARE FEET OR LARGER IN THE AREAS
         ILLUSTRATED ON EXHIBIT "D" (THE "RIGHT OF FIRST REFUSAL & EXPANSION
         SPACE"). To exercise the Expansion Option, Tenant shall give Landlord
         written notice of its intention to do so and such notice shall also
         include the approximate portion of the Expansion Space that Tenant
         would like to occupy (the "Expansion Notice"). Landlord may exercise
         reasonable discretion in determining the shape and size of any space
         taken under the Expansion Option to insure that the remaining space, if
         any, is leasable. Subsequent to Landlord's receipt of the Expansion
         Notice, both parties hereunder will move diligently to facilitate
         Tenant's occupancy of all or part of the Expansion Space. All other
         terms and conditions relative to space taken under the Expansion Option
         shall be the same as under the Lease except that the Landlord's
         out-of-pocket expenses will be reduced proportionately relative to the
         term remaining in the Lease and all such expansions shall be
         co-terminus with the Lease. The Tenant Improvement Allowance
         calculation will be based upon an original allowance of $6.00 per rsf
         and the Base Rent will be the same as in the Lease.

4.   SUBLEASE AND ASSIGNMENT. Not withstanding anything contained herein, Tenant
     shall have the right to assign the Lease in its entirety or to sublease all
     or any portion of the Premises without the consent of Landlord to (a) any
     entity resulting from a merger or consolidation with Tenant, (b) any entity
     succeeding to the business and assets of Tenant, or (c) any subsidiary or
     affiliate of Tenant. Any other assignment or sublease would require the
     prior written consent of Landlord, which consent shall not be unreasonably
     withheld or delayed. The Landlord shall have no right to recapture
     subleased space.

5.   ADDRESS FOR NOTICES:                         ASSET ACCEPTANCE LLC
                                                  6985 MILLER RD.
                                                  WARREN, MICHIGAN 48092
                                                  ATTN: MARK A. REDMAN
                                                  PHONE:586-446-7803
                                                  FAX: 586-446-7832

LANDLORD:                                         TENANT:
Northpoint Atrium Office Building, Ltd.           Asset Acceptance, LLC
By: Northpoint Atrium, L.C.
Its General Partner

By:__________________________________             By:___________________________

Print Name:__________________________             Print Name:___________________

Title:_______________________________             Title:________________________

Northpoint Atrium Office Lease                                           Page 18

<PAGE>

                                   EXHIBIT "A"

                             LAND LEGAL DESCRIPTION

Lot 3, Block 4, NCB 16377 Harmony Hill Subdivision Unit 5-B, City of San
Antonio, Bexar County, Texas.

Northpoint Atrium Office Lease                                           Page 19

<PAGE>

                                   EXHIBIT "B"
                          DEPICTION OF LEASED PREMISES

[FLOOR PLAN]

Northpoint Atrium Office Lease                                           Page 20

<PAGE>

                                  EXHIBIT "B-1"
                         TENANT IMPROVEMENTS WORK LETTER
                                   PAGE 1 OF 3

         1.       Walls to be demolished and rebuilt as illustrated on the
                  attached Space Plan.

         2.       A Fixed Office Window as described in the attached Window
                  Types exhibit shall be installed twelve (12) offices as
                  indicated on the attached Space Plan.

         3.       A Reception Window as described in the attached Window Types
                  exhibit shall be installed in the reception area.

         4.       The Leased Premises shall be entirely repainted at a color of
                  Tenant's choosing.

         5.       Landlord shall selectively re-carpet the areas requiring new
                  carpet due to the demolition and reconstruction of offices
                  with a carpet that closely matches the existing carpet.

         6.       Landlord shall selectively relocate the existing reflective
                  lighting in order to accommodate the construction of the
                  additional offices.

         7.       The Landlord will not be replacing the existing wall-covering
                  in the restrooms.

         8.       The Landlord will be painting over the existing wall-covering
                  in the break room.

         9.       The Tenant shall be solely responsible for the installation
                  and ongoing maintenance of all hardware items located in or
                  related to the raised floor computer room, including but not
                  limited to the backup power generator and UPS system, the air
                  conditioner, the fire suppression system and the security
                  alarm located within the Lease Premises. Landlord shall have
                  the air conditioning system located within the raised floor
                  computer room inspected prior to delivery of the Leased
                  Premises and Landlord, at Landlord's sole expense shall
                  perform any required maintenance to said air conditioner.

         10.      Landlord will not be making any modifications to the restrooms
                  located within the Leased Premises. There is presently one (1)
                  ADA restroom located within the Leased Premises and the common
                  area restrooms located on the first floor of the Building are
                  also ADA compliant.

Northpoint Atrium Office Lease                                           Page 21

<PAGE>

                                  EXHIBIT "B-1"
                                   PAGE 2 OF 3
                                   SPACE PLAN

[FLOOR PLAN]

Northpoint Atrium Office Lease                                           Page 22

<PAGE>

                                  EXHIBIT "B-1"
                                   PAGE 3 OF 3
                               WINDOW TYPE EXHIBIT

[FLOOR PLAN]

Northpoint Atrium Office Lease                                           Page 23

<PAGE>

                                   EXHIBIT "C"
                              RULES AND REGULATIONS

1.       Landlord agrees to furnish Tenant two keys without charge. Additional
         keys will be furnished at a nominal charge. Tenant shall not make or
         cause to be made duplicates of keys procured from Landlord without
         prior written approval of Landlord. All lock cylinders and other
         locking devices placed on room doors including suite entry doors shall
         be of the same manufacture as those installed in non-lease areas and
         shall be keyed into the Building housekeeping master key and the
         Building grand master key. Landlord may permit entrance to Tenant's
         offices by use of such master keys which shall at all times be
         controlled by Landlord or Landlord's employees, and authorized
         contractors and service personnel employed and supervised by Landlord.
         No additional locks or bolts of any kind shall be placed upon any of
         the doors or windows by Tenant, nor shall any changes be made in
         existing locks or the mechanism thereof. Tenant must upon termination
         of its tenancy restore to Landlord all keys furnished to or otherwise
         procured by Tenant, and in the event of loss of any keys so furnished,
         Tenant shall pay to Landlord the cost thereof.

2.       Tenant will refer all contractors, contractor's representatives and
         installation technicians rendering any service on or to the Leased
         Premises for Tenant to Landlord for Landlord's approval before
         performance of any contractual service. Tenant's contractors and
         installation technicians shall comply with Landlord's rules and
         regulations pertaining to construction and installation. This provision
         shall apply to all work performed on or about the Leased Premises,
         including installation of telephones, telegraph equipment, electrical
         devices and attachments and installations of any nature affecting
         floors, walls, woodwork, trim, windows, ceilings and equipment or any
         other physical portion of the Leased Premises or the Property.

3.       Tenant shall not at any time occupy any part of the Leased Premises as
         sleeping or lodging quarters.

4.       Tenant shall not place, install or operate on the Leased Premises or in
         any part of the Property any engine, stove or machinery, or conduct
         mechanical operations or cook thereon or therein, or place or use in or
         about the Leased Premises or the Property any explosives, gasoline,
         kerosene, oil, acids, caustics, or any flammable, explosive or
         hazardous material without the written consent of Landlord. Tenant may
         install a microwave oven, common toaster oven and a dishwasher. Not
         withstanding anything contained herein, Landlord shall allow Tenant to
         have outdoor picnics utilizing a propane barbeque grill in an area that
         is to be mutually acceptable to Landlord and Tenant.

5.       Landlord will not be responsible for lost or stolen merchandise, trade
         fixtures, furniture, furnishings, personal property, equipment, money
         or jewelry from the Leased Premises or the Property regardless of
         whether such loss occurs when the area is locked against entry or not.

6.       No dogs (except seeing eye dogs), cats, fowl, or other animals or any
         aquariums shall be brought into or kept in or about the Leased Premises
         or Property.

7.       Employees of Landlord shall not receive or carry messages for or to any
         Tenant or other person or contract with or render free or paid services
         to any Tenant or to any of Tenant's agents, employees or invitees.

8.       None of the parking, plaza, recreation or lawn areas, entries,
         passages, doors, elevators, hallways or stairways shall be blocked or
         obstructed or any rubbish, litter, trash, or material of any nature
         placed, emptied or thrown into these areas or such area used by
         Tenant's agents, employees or invitees at any time for purposes
         inconsistent with their designation by Landlord.

Northpoint Atrium Office Lease                                           Page 24

<PAGE>

9.       The doors, sashes, window glass, lights and skylights that reflect or
         admit light into the halls or other places of the Building shall not be
         covered or obstructed. The toilets and urinals shall not be used for
         any purpose other than those for which they were intended and
         constructed, and no rubbish, newspapers or other substance of any kind
         shall be thrown into them. Waste and excessive or unusual use of water
         shall not be allowed. Tenant shall not mark, drive nails, screws or
         drill into, paint nor in any way deface the walls, ceilings,
         partitions, floors, wood, stone or iron work. The expense of any
         breakage, stoppage or damage resulting from a violation of this rule by
         Tenant shall be born by Tenant. Tenant shall be permitted to hang
         pictures on the walls of its offices, but it must be done in a
         workmanlike manner and in such a way as not to damage or deface such
         walls in an abnormal manner.

10.      Tenant shall not make or permit any noise, odor or act that is
         objectionable to other occupants of the Building to emanate from the
         Premises, and shall not create or maintain a nuisance thereon, shall
         not do any act tending to injure the reputation of the Building.

11.      Tenant shall not install or operate any phonograph, stereo equipment,
         cassette or disc player, musical instrument, radio receiver or similar
         device or equipment in the Building in such manner as to disturb or
         annoy other tenants of the Building or the neighborhood. Tenant shall
         not install any antennae, aerial wires or other equipment outside the
         Building without a prior written consent of Landlord.

12.      Nothing shall be thrown out of the windows of the Property or down the
         stairways or other passages.

13.      Tenant and its employees, agents and invitees shall park their vehicles
         only in those parking areas designated by Landlord. Tenant shall not
         leave any vehicle in a state of disrepair (including without
         limitation, flat tires, out of date inspection stickers or license
         plates) on the Leased Premises or the Property. If Tenant or its
         employees, agents or invitees park their vehicles in areas other than
         the designated parking areas or leave any vehicle in a state of
         disrepair, Landlord, after giving written notice to Tenant of such
         violation, shall have the right to remove such vehicles at Tenant's
         expense.

14.      Parking in a parking garage or area shall be in compliance with all
         parking rules and regulations including any sticker or other
         identification system established by Landlord. Failure to observe the
         rules and regulations shall terminate Tenant's right to use the parking
         garage or area and subject the vehicle in violation of the parking
         rules and regulations to removal and impoundment. No termination of
         parking privileges or removal of impoundment of a vehicle shall create
         any liability on Landlord or be deemed to interfere with Tenant's right
         to possession of its Leased Premises. Vehicles must be parked entirely
         within the stall lines and all directional signs, arrows and posted
         speed limits must be observed. Parking is prohibited in areas not
         striped for parking, in aisles, where "No Parking" signs are posted, on
         ramps, in cross hatched areas, and in other areas as may be designated
         by Landlord. Parking stickers or other forms of identification supplied
         by Landlord shall remain the property of Landlord and not the property
         of Tenant and are not transferable. Every person is required to park
         and lock his vehicle. All responsibility for damage to vehicles or
         persons is assumed by the owner of the vehicle or its driver.

15.      Movement in or out of the Property of furniture or office supplies and
         equipment, or dispatch or receipt by Tenant of any merchandise or
         materials which required use of elevators or stairways, or movement
         through the Property entrances or lobby, shall be restricted to hours
         designated by Landlord. All such movement shall be under supervision of
         Landlord and carried out in the manner agreed between Tenant and
         Landlord by prearrangement before performance. Such prearrangement will
         include determination by Landlord of time, method, and routing of
         movement and limitations imposed by safety or other concerns which may
         prohibit any article,

Northpoint Atrium Office Lease                                           Page 25

<PAGE>

         equipment or any other item from being brought into the Property.
         Tenant assumes, and shall indemnify Landlord against, all risks and
         claims of damage to persons and properties arising in connection with
         any said movement.

16.      Landlord shall have the right to determine and prescribe the weight and
         proper position of any unusually heavy equipment including radiology
         equipment, libraries, safes, large files, etc., that are to be placed
         in the Building, and only those which in the opinion of Landlord will
         not do damage to the floors, structure and/or elevators may be moved
         into said Building. Any damage occasioned in connection with the moving
         or installing of such aforementioned articles in said Building or the
         existence of same in said Building shall be paid for by Tenant.

17.      Landlord shall not be liable for any damages from the stoppage of
         elevators for necessary or desirable repairs or improvements or delays
         of any sort or duration in connection with the elevator service.

18.      Tenant shall not lay floor covering within the Leased Premises without
         written approval of Landlord. The use of cement or other similar
         adhesive materials not easily removed with water is expressly
         prohibited.

19.      Tenant agrees to cooperate and assist Landlord in the prevention of
         canvassing, soliciting and peddling within the Property.

20.      During all hours other than regular hours, Landlord reserves the right
         to exclude from the Property, all persons who are not known to the
         Property security personnel and who do not present a pass to the
         Property signed by the Tenant. Each Tenant shall be responsible for all
         persons for whom Tenant supplies a pass.

21.      If any governmental license or permit shall be required for the proper
         and lawful conduct of Tenant's business, Tenant, before occupying the
         Leased Premises, shall procure and maintain such license or permit and
         submit it for Landlord's inspection. Tenant shall at all times comply
         with the terms of any such license or permit.

22.      Except with the prior written consent of Landlord, Tenant shall not
         sell, or permit the sale from the Leased Premises of, or use or permit
         the use of any sidewalk or mall area adjacent to the Leased Premises
         for the sale of newspapers, magazines, periodicals, theater tickets or
         any other goods or merchandise, nor shall Tenant carry on, or permit or
         allow any employee or other person to carry on, business in or from the
         Leased Premises for the service or accommodation of occupants of any
         other portion of the Building, nor shall the Leased Premises be used
         for manufacturing of any kind, or for any business or activity other
         than that specifically provided for in Tenant's Lease.

23.      Tenant shall not use in any space, or in the common areas of the
         Building, any handtrucks except those equipped with rubber tires and
         side guards or such other material handling equipment as Landlord may
         approve. No other vehicles of any kind shall be brought by Tenant in to
         Building or kept in or about the Leased Premises without prior written
         approval of Landlord.

24.      Tenant shall store all its trash and garbage within the Leased Premises
         until daily removal of same by Tenant to such location in the Building
         as may be designated from time to time by Landlord. No material shall
         be placed in the Building trash boxes or receptacles if such material
         is of such nature that it may not be disposed of in the ordinary and
         customary manner of removing and disposing of trash and garbage in the
         city in which the Leased Premises is located without being in violation
         of any law or ordinance governing such disposal.

25.      Tenant shall not permit the use or the operation of any coin operated
         machines on the Leased

Northpoint Atrium Office Lease                                           Page 26

<PAGE>

         Premises, including, without limitation, video games, pinball machines,
         or pay telephones without the prior written consent of Landlord.
         Tenant's vending machines shall be the sole exception to this rule.

26.      As used in the Lease, "Business Days" means Monday through Saturday
         (except holidays) and "Regular Building Hours" are 7:00 a.m. to 7:00
         p.m. Monday through Friday and 7:00 a.m. to 1:00 p.m. on Saturday; and
         "holidays" means New Years Day, Fourth of July, Labor Day, Thanksgiving
         and Christmas, together with such other holidays designated by Landlord
         consistent with those holidays designated by landlords of comparable
         office buildings located in the county in which the Building is
         located.

27.      All Christmas and other temporary or special decorations shall be made
         of flame/fire retardant material. Such decorations may be placed by
         Tenant upon the Premises no sooner than a reasonable time prior to the
         day or period for which such decorations were intended and shall be
         removed by Tenant at its sole cost from the Premises and the Complex
         within seven (7) days following such day or period.

28.      Landlord desires to maintain in the Property the highest standard of
         dignity and good taste consistent with comfort and convenience for
         tenants. Any action or condition not meeting this high standard should
         be reported directly to Landlord. The cooperation of Tenant's employees
         and invitees will be mutually beneficial and sincerely appreciated.
         Landlord reserves the right to make such other and further reasonable
         rules and regulations as in its judgment may from time to time be
         necessary, for the safety, care and cleanliness of the Leased Premises
         and for the preservation of good order therein.

Northpoint Atrium Office Lease                                           Page 27

<PAGE>

                                   EXHIBIT "D"
                   RIGHT OF FIRST REFUSAL AND EXPANSION SPACE
                                  (PAGE 1 OF 3)

[FLOOR PLAN]

Northpoint Atrium Office Lease                                           Page 28

<PAGE>

                                   EXHIBIT "D"
                   RIGHT OF FIRST REFUSAL AND EXPANSION SPACE
                                  (PAGE 2 OF 3)

[FLOOR PLAN]

Northpoint Atrium Office Lease                                           Page 29

<PAGE>

                                   EXHIBIT "D"
                   RIGHT OF FIRST REFUSAL AND EXPANSION SPACE
                                  (PAGE 3 OF 3)

[FLOOR PLAN]

Northpoint Atrium Office Lease                                           Page 30

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