Document:

Exhibit 10.44

Confidential Treatment Request

[*] indicates information that has been omitted pursuant to a confidential
treatment request and this information has been filed under separate cover with
the Commission.

                               SUBLEASE AGREEMENT

                THE SUBLEASE  AGREEMENT,  made and entered into as of the 11 day
of  April,  2005 by and  between  MIDNIGHT  AUTO  FRANCHISE  CORP.,  a  Michigan
corporation  (hereinafter called "MAFC") and ALL NIGHT AUTO OF PHOENIX, INC., an
Arizona corporation (hereinafter called "ANA").

                WITNESSETH

                WHEREAS,  on or about the date hereof,  Midnight Auto  Franchise
Corp, a Michigan limited liability company as Tenant,  entered into a lease with
Weingarten  Nostat Inc. as Landlord  (the  "Master  Lease")  with respect to the
premises  located at 1835 E. Guadalupe,  Tempe AZ 85283,  consisting of 4600 sq.
ft. of leaseable space (the "Premises"); and

                WHEREAS, Weingarten Nostat, Inc. has consented to sublease; and

                WHEREAS, ANA wishes to sublease the Premises; and

                WHEREAS,  MAFC is desirous of entering  into this  Sublease  and
does hereby sublease unto ANA and ANA hereby subleases from MAFC, upon the terms
and conditions hereinafter set forth.

                              TERMS AND CONDITIONS

                1. TERM.  The term of this  sublease  Agreement  ("Term")  shall
commence  on the date  hereof  and  shall  continue  in force  until the date of
termination or expiration of the Master Lease.  Effective as of the date of such
termination,  provided ANA has fully performed all of its obligations under this
Sublease, ANA shall have no further liability or obligation with respect to this
Sublease Agreement or the Master Lease.

                2. RENT.  ANA shall pay Rent to MAFC during the Term as follows:
$[*] per week from the date hereof to March 31, 2005,  and from April 1, 2005 to
March 31,  2006 (April 1, 2005  through  March 31, 2006 is referred to herein as
"Year One", and the fiscal year  beginning  April 1st of each year and ending on
March 31st of each year is referred to herein as the "Fiscal Year").  Rent shall
increase  for each  Fiscal  Year  after  Year One at Three  and one half  (3.5%)
percent per year.  To the extent the amounts  charged by the Landlord  under the
Master Lease to MAFC for common area charges,  taxes and insurance for any given
Fiscal Year exceed the amounts set forth in the  Operating Pro Forma between the
parties in the column labeled "Estimated C/T/I/O Rate" for the applicable Fiscal
Year  (which Pro Forma is  attached to the  Stockholders  Agreement  between the
parties  of even date  herewith),  then ANA  shall  also pay to MAFC as rent the
amount of such excess (such excess to be divided by fifty-two  (52) to arrive at
the amount which shall be paid on a weekly basis) on the same day as rent is due
and in the same  manner as rent is paid  under  this  Lease.  Rent shall be paid
weekly by ANA to MAFC, at MAFC's option through automatic  payment  arrangements
as more fully described in the Preferred  Business  Management  System Agreement
signed by the parties of even date herewith.

*Portions of this exhibit have been omitted and filed separately pursuant to an
application for confidential treatment filed with the Securities and Exchange
Commission pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as
amended.
<PAGE>

                3. UTILITY CHARGES.  ANA shall be solely responsible for and pay
when due all charges for heat, light, water, sewer, gas, telephone,  electricity
or any other  utility  services  used or  consumed  in the  Premises,  including
payment for meters, submeters, meter installation, deposits, service connections
and service charges. In the event separate bills are not obtainable for any such
expense.  ANA shall pay MAFC, as additional rent, ANA's  proportionate  share of
such charges and expenses,  subject to adjustment based on any extraordinary use
or consumption of any utility by ANA on the Premises  within ten (10) days after
billing therefor.

                4.  COMPLIANCE  WITH MASTER LEASE.  ANA Hereby  agrees to accept
And be bound by all terms and conditions imposed upon MAFC as lessee pursuant to
the Master Lease (to the extent  applicable)  during the Term under and pursuant
to the  Master  Lease,  a true,  correct  and  complete  copy of such  terms and
conditions  Master Lease is attached  hereto as Exhibit A and made a part hereof
as though fully set forth herein. MAFC hereby agrees, to the extent possible, to
perform the  obligations  of MAFC under the Master Lease as though MAFC has been
named  therein  as  landlord,  or, in the  alternative,  MAFC may  permit ANA to
exercise  a direct  action  against  MAFC under the Master  Lease  (MAFC  hereby
passing through to ANA, MAFC's  obligations  under the Master Lease with respect
to the Subleased Premises).  As between the parties hereto only, in the event of
a conflict  between the terms of the Master Lease and the terms of this Sublease
Agreement, the terms of this Sublease Agreement will control.

                5. DELIVERY OF POSSESSION.  The Premises are hereby delivered in
their "as is",  "where  is"  condition,  vacant  and broom  clean and ANA hereby
accepts  the  Premises  in their  existing  condition  and state of repair.  ANA
acknowledges  that no  representations,  statements  or  warranties,  express or
implied,  have been made by or on behalf  of MAFC in  respect  to the  Premises'
condition, compliance with laws, ordinances, statues or regulations,  including,
but not limited to, the Americans with Disabilities Act of 1991, 42 USC ss. 1201
et seq. and all regulations applicable thereto promulgated as of the date hereof
(collectively,  "ADA"),  or the use or occupation that may be made thereof,  and
that MAFC shall not be liable for any defects in the Premises. Acceptance of the
Premises by ANA shall be  construed as  recognition  that the Premises are in an
acceptable state of repair and in sanitary condition.

                6.  EXTENSION  OF  TERM.  Provided  that  ANA is not in  default
hereunder,  MAFC shall  timely and properly  exercise  all  existing  options to
extend the term of the Master Lease.

                7. SURVIVAL OF OBLIGATIONS.  ANA will indemnify, defend and save
MAFC  harmless  from and  against any claims,  demands,  and actions  arising in
connection  with ANA's use of the Premises,  or the use by any person  occupying
said premises  during the Term or by reason of any breach or  nonperformance  of
any covenant herein, or the violation of any law or regulation by ANA.

                8. DEFAULT.  In the event ANA fails to perform or observe any of
the covenants contained herein or as contained in the Master Lease as applicable
to the Subleased  Premises,  and does not correct such failure within any notice
and/or cure period as set forth in the Master Lease (less three (3) days),  then
MAFC may  forthwith  terminate or cancel this Sublease  Agreement.  In the event
MAFC  fails to timely  perform  or  observe  any of its  obligations  hereunder,
including  obligations to be performed by MAFC pursuant to the Master Lease,  if
such  failure is not cured  within  thirty (30) days after ANA delivers  written
notice to MAFC, then ANA may forthwith (i) terminate this Sublease

                                       2
<PAGE>

Agreement and all of ANA's obligations hereunder and  with respect  hereto shall
cease, or (ii) seek any available legal or equitable remedies.

                9. QUIET  ENJOYMENT.  MAFC represents that it has full power and
authority to enter into this  Sublease,  subject to the consent of MAFC. So long
as ANA is not in default in the  performance  of its covenants and agreements in
this  Sublease,  ANA's quiet and peaceable  enjoyment of the Subleased  Premises
shall not be disturbed or interfered with by MAFC, or by any person claiming by,
through, or under MAFC.

                10.  NON  ASSIGNMENT.  ANA shall  not  directly  or  indirectly,
assign, convey,  pledge,  hypothecate or otherwise transfer its interest in this
Sublease,  or  sublet,  license  or  otherwise  grant to any person the right to
occupy all or any portion of the Premises (collectively, "Transfer") without (i)
the prior written consent of MAFC, and (ii) the prior written consent of MAFC to
the extent  required by and in accordance  with the terms and  provisions of the
Lease. Any sale,  assignment or other direct or indirect  transfer of control of
ANA or a  majority  of the  beneficial  ownerhip  interests  in ANA in a  single
transaction or one or more related  transactions  shall  constitute a "Transfer"
hereunder  for which MAFC's prior written  consent shall be required.  ANA shall
pay, within ten (10) days of written  demand,  any fees or costs payable to MAFC
under  the  Lease,  and all  attorneys'  fees and  costs  incurred  by MAFC,  in
connection with the ANA's request for consent to a Transfer.

                11.  INSURANCE.  ANA  shall  comply  with  all of the  insurance
requirements  and obligations of MAFC, as tenant under the Lease, and shall name
MAFC as additional  insureds,  as their interests may appear, on all policies of
insurance  required to be carried by ANA  hereunder or  thereunder.  The parties
mutually  agree  that,  with  respect to any  property  loss which is covered by
insurance  then being carried by MAFC or ANA,  respectively,  the party carrying
such  insurance and  suffering  such loss releases the other of and from any and
all claims with respect to such loss;  and the parties  further  mutually  agree
that their  respective  insurance  companies  shall have no right of subrogation
against  the other on account  thereof,  even  though  extra  premium may result
therefrom. If and to the extent such waiver can be obtained only upon payment of
an  additional  charge,  the party  benefiting  from the  waiver  shall pay such
charge,  upon demand, or shall be deemed to have agreed that the party obtaining
the  insurance  coverage  in question  shall be free of any further  obligations
under the provisions hereof relating to such waiver.

                12. LIMITATIONS ON MAFC.

                12.1 ANA acknowledges that MAFC has made no  representations  or
warranties  with  respect to the  Building or the  Premises  except as expressly
provided in this Sublease.

                12.2 MAFC shall not be required to perform any of the  covenants
and  obligations  of MAFC  under the  Master  Lease  and,  insofar as any of the
obligations  of MAFC  hereunder are required to be performed  under the Lease by
MAFC, ANA shall rely on and look solely to MAFC for the performance thereof.

                12.3 Any repair and maintenance  obligations with respect to the
Premises which are the responsibility of MAFC, as tenant under the Master Lease,
shall be performed by ANA, at ANA's sole cost and  expense.  ANA shall  promptly
notify  MAFC of the need of any such  repair,  even  though  MAFC  shall  not be
responsible or liable therefor.

                                       3
<PAGE>

                12.4 In no event shall MAFC be liable to ANA for  consequential,
punitive or other  special  damages with respect to this  Sublease or any matter
arising out of or in  connection  with this  Sublease,  the Master  Lease or the
Premises.

                IN WITNESS WHEREOF, the parties hereto have caused this Sublease
Agreement to be executed as of the day and year first set forth above.

                                        MAFC:

                                        MIDNIGHT AUTO FRANCHISE CORP.
                                        a Michigan corporation

                                        By:    /s/ Nicholas A. Cocco
                                               ---------------------------------
                                               Name:  Nicholas A. Cocco
                                               Title: CEO

                                        ANA:

                                        ALL NIGHT AUTO OF PHOENIX, INC.

                                        By:    /s/ Walter Douglas, President
                                               ---------------------------------
                                               Name:  Walter Douglas, President

                                       4
<PAGE>

                                    GUARANTY
                                    --------

        Magma Enterprises, Inc., Walter Douglas and Jeretta Douglas, jointly and
severally, hereby unconditionally guarantee the timely payment and performance
by All Night Auto of Phoenix, Inc. ("ANA") of all of its obligations under this
Sublease. Guarantors waive presentment, notice of dishonor, notice of
non-payment and diligence on behalf of MAFC. This is a guaranty of payment, and
not a guaranty of collection. Guarantors hereby acknowledge that MAFC may agree
with ANA to forbear from enforcing MAFC rights, amend the Sublease, and/or
settle its claims against ANA under the Sublease, all without limiting or
allowing Guarantors' obligations under this Guaranty.

        DISCHARGE OF LIABILITY. Notwithstanding the foregoing, if MAFC declares
a default under this Sublease which is not cured within any applicable cure
period, and Magma Enterprises promptly surrenders possession of the premises to
MAFC without interposing any legal process to contest or delay MAFC's
repossession of the premises, then neither Walter Douglas nor Jeretta Douglas
shall have any personal liability under this Guaranty. This Discharge of
Liability provision shall not be interpreted as requiring Walter Douglas or
Jeretta Douglas to surrender possession of any personal property owned by them,
and they may have the benefit of this discharge described herein even if they
retain and remove their own personal property from the premises.

                                  MAGMA ENTERPRISES, INC. an Arizona corporation

                                  By:      /s/ Walter Douglas
                                           -------------------------------------
                                           WALTER DOUGLAS, PRESIDENT

                                  Dated:   4/11/05
                                           -------------------------------------

                                  By:      /s/ Walter Douglas
                                           -------------------------------------
                                           WALTER DOUGLAS, INDIVIDUALLY

                                  Dated:   4/11/05
                                           -------------------------------------

                                  By:      /s/ Jeretta Douglas
                                           -------------------------------------
                                           JERETTA DOUGLAS, INDIVIDUALLY

                                  Dated:   4/11/05
                                           -------------------------------------

                                       5
<PAGE>

              Exhibit A: Terms and Conditions of the Master Lease
              ---------------------------------------------------Exhibit 10.45

Confidential Treatment Request

[*] indicates information that has been omitted pursuant to a confidential
treatment request and this information has been filed under separate cover with
the Commission.

                            STANDARD LEASE AGREEMENT

                        (1)     THIS LEASE made this 5th day of January  2003 by
                and between CKS  Investments,  L.L.C.,  21190  Vesper, Macomb MI
                48004 ((810) 919-5974),  the Lessor,  herein after designated as
                the Landlord, and All Night Auto, Inc., the Lessee, herein after
                designated as the Tenant.

DESCRIPTION             (2)     Witnesseth:  The Landlord,  in  consideration of
                the  rents to be paid and the  covenants  and  agreements  to be
                performed  by the Tenant,  does hereby lease unto the Tenant the
                following  described  premises  situated  in the  City of  Troy,
                County of Oakland,  State of Michigan to wit: a store containing
                approximately 2600 SF within and part of the 3872 Rochester Road
                Auto center containing  approximately  10,500 SF and is commonly
                known as 3872 - 3878 Rochester Road.

TERM                    (3)     For the term of ten years (120  months) from and
                after the first (1st) day of November,  2003 (Tenant to be given
                possession January 15th, 2003), fully to be completed and ended,
                the Tenant  yielding and paying during the  continuance  of this
                lease unto the Landlord for rent of said premises as follows:

RENT            Month of Term     Minimum Monthly Rental
                1-12                       [*] Plus CAM & Taxes
                13-24                      [*] Plus CAM & Taxes
                25-36                      [*] Plus CAM & Taxes
                37-48                      [*] Plus CAM & Taxes
                49-60                      [*] Plus CAM & Taxes
                61-72                      [*] Plus CAM & Taxes
                73-84                      [*] Plus CAM & Taxes
                85-96                      [*] Plus CAM & Taxes
                97-108                     [*] Plus CAM & Taxes
                109-120                    [*] Plus CAM & Taxes

                in  lawful  money  of  the  United  States  payable  in  monthly
                installments  in  advance,  upon the first (1st) day of each and
                every month.

RENT                    (4)     The Tenant  hereby  hires the said  premises for
                the said term as above mentioned and covenants well and truly to
                pay,  or cause to be paid  unto the  Landlord  at the  dates and
                times above mentioned, the rent above reserved.  Should the term
                of this  Lease  commence  on a day  other  than  first  day of a
                calendar month, then the calculation of the term shall be deemed
                to begin the first day of the  following  month,  and the rental
                for such month shall be prorated upon a daily basis,  based upon
                a thirty (30) day calendar month.  Landlord hereby  acknowledges
                the receipt of [*] Dollars, which will be retained as a security
                Deposit (see section P of attached rider).

INSURANCE               (5)     In   addition   to  the   rentals   hereinbefore
                specified,  the Tenant  agrees to pay as  additional  rental any
                increase  on premiums  for  insurance  against  loss by fire and
                liability  that may be charged  during the term of this lease on
                the  amount of  insurance  now  carried by the  Landlord  on the
                premises  and on the  improvements  situated  on said  premises,
                resulting from the business carried on in the leased premises by
                the Tenant or the character of its occupancy, whether or not the
                Landlord has consented to the same.

                        (6)     If the Tenant  shall  default in any  payment or
                expenditure  other than rent  required to be paid or expended by
                the  Tenant  under the terms  hereof,  the  Landlord  may at his
                option  make such  payment or  expenditure,  in which  event the
                amount thereof shall be payable as rental to the Landlord by the
                Tenant on the next ensuing rent day  together  with  interest at
                the  maximum  rate per annum  permitted  by law from the date of
                such  payment or  expenditure  by the Landlord and on default in
                such  payment the  Landlord  shall have the same  remedies as on
                default in payment of rent.

                        (7)     All payments of rent or other sums to be made to
                the Landlord  shall be made at such place as the Landlord  shall
                designate  in  writing  from  time to  time  and  every  payment
                required  to be made by Tenant  under this  lease  shall be made
                without any set-off or deduction whatsoever.

ASSIGNMENT              (8)     The Tenant  covenants  not to assign or transfer
                this lease to  hypothecate  or mortgage  the same or sublet said
                premises or any part thereof  without the written consent of the
                Landlord. Any assignment, transfer,  hypothecation,  mortgage or
                subletting  without said written consent shall give the Landlord
                the right to terminate  this lease and to re-enter and repossess
                the  leased  premises.   Landlord  agrees  not  to  unreasonably
                withhold consent reserving  however,  the right to determine the
                conditions  that shall be  imposed  with  respect to same.  Upon
                Landlord's  approval of any assignment,  Tenant will be assessed
                an assignment  fee per  occurrence  equal to one (1) months then
                current  base  rent,  which  shall be  construed  as  additional
                rental.

BANKRUPTCY              (9)     The tenant  agrees  that if the  estate  created
AND             hereby shall be taken in execution,  or by other process of law,
INSOLVENCY      or if the  Tenant  shall  be  declared  bankrupt  or  insolvent,
                according to law, or any receiver be appointed  for the business
                and property of the Tenant,  or if any assignment  shall be made
                of the Tenant's property for the benefit of creditors,  than and
                in such event this lease may be cancelled at the option of the

* Portions of this exhibit have been omitted and filed separately pursuant to an
application for confidential treatment filed with the Securities and Exchange
Commission pursuant to Rule 24b-2 under the Securities Exchange Act of 1934, as
amended.

                                       1
<PAGE>

                Landlord.  In the event of any  bankruptcy  by Tenant,  Landlord
                shall be entitled to  reimbursement  for all  attorney  fees and
                cost incurred connection with such bankruptcy, whether the lease
                is cancelled, assumed or assigned.

RIGHT TO                (10)    The  Landlord  reserves the right to subject and
MORTGAGE        subordinate  this lease at all times to the lien of any mortgage
                or mortgages,  now hereafter placed upon the Landlord's interest
                in the said  premises and on the land and buildings of which the
                said  premises are a part or upon any buildings hereafter placed
                upon the land of which the leased  premises form a part. And the
                Tenant  covenants  and agrees to execute and deliver upon demand
                such further instrument or instruments  subordinating this lease
                to the  lien of any  such  mortgage  or  mortgages  as  shall be
                desired  by  the  Landlord  and  any   mortgagees   or  proposed
                mortgagees  and hereby  irrevocably  appoints  the  Landlord the
                attorney-in-fact  of the Tenant  execute  and  deliver  any such
                instrument  or  instruments  for and in the name of the  Tenant.
                This clause shall be  self-operative  and no further  instrument
                required.

USE AND                 (11)    It is understood  and agreed between the parties
OCCUPANCY       hereto that said premises  during the  continuance of this lease
                shall be used and  occupied  for THE REPAIR OF  AUTOMOBILES  AND
                LIGHT  TRUCKS and for no other  purpose or purposes  without the
                written  consent of the  Landlord,  and that the Tenant will not
                use the  premises  for any  purpose in  violation  with any law,
                municipal  ordinance  or  regulation,  and that on any breech of
                this  agreement  the Landlord may at his option  terminate  this
                lease forthwith and re-enter and repossess the leased  premises.
                Under no  circumstances  whatsoever  may Tenant be  permitted to
                perform  any  service  or sell any  goods  performed  of sold by
                another Tenant in the Shopping Center to assure a tenant mix and
                avoid wasteful overlap of duplicate merchandise and services.

FIRE                    (12)    It is understood and agreed that if the premises
                hereby  leased be  damaged or  destroyed  in whole or in part by
                fire or other casualty during the term hereof, the Landlord will
                repair and restore the same to good  tenantable  condition  with
                reasonable dispatch, and that the rent herein provided for shall
                abate entirely in case the entire premises are  untenantable and
                pro rata for the portion rendered  untenantable,  in case a part
                only is  untenantable,  until the same  shall be  restored  to a
                tenantable  condition;  provided,  however,  that if the  Tenant
                shall fail to adjust his own  insurance or to remove his damaged
                goods,  wares,  equipment or property within a reasonable  time,
                and  as a  result  thereof  the  repairing  and  restoration  is
                delayed,  there shall be no abatement of rental during which the
                period of such resulting  delay, and provided further that there
                shall be no  abatement  of rental  if such  fire or other  cause
                damaging or destroying the leased premises shall result from the
                negligence  or  willful  act  of  the  Tenant,   his  agents  or
                employees, and provided further that if the Tenant shall use any
                part of the leased  premises  for  storage  during the period of
                repair a reasonable  charge shall be  made therefor  against the
                Tenant,  and provided  further that in case the leased premises,
                or the building of which they are a part,  shall be destroyed to
                the  extent of more than  one-half  of the  value  thereof,  the
                Landlord may at his option  terminate this lease  forthwith by a
                written  notice to the Tenant.  If the damage or  destruction is
                due to the fault or  neglect  of  Tenant,  the  debris  shall be
                removed at the Tenant's expense.

REPAIRS                 (13)    The Landlord after receiving written notice from
                the Tenant  and  having  reasonable  opportunity  thereafter  to
                obtain the  necessary  workmen  therefor  agrees to keep in good
                order  and  repair  the  roof and the  four  outer  walls of the
                premises  but not the doors,  door  frames,  the  window  glass,
                window casings,  window frames, windows or any of the appliances
                or appurtenances of said doors or window casings,  window frames
                and windows,  or any  attachment  thereto or attachments to said
                building  or  premises  used in  connection  therewith.  Nor any
                repair  including,  but not  limited to, the roof and four outer
                walls of the premises necessitated by any vandalism or burglary.

INSURANCE               And the Tenant  agrees to keep the plate  glass  insured
                with a responsible Insurance Company in the name of the Landlord
                and to deliver the policy or policies to the  Landlord  and upon
                his failure to do so the Landlord may place such  insurance  and
                charge  the same to the  Tenant  as so much  additional  rent as
                provided in  Paragraph  6;  but the  failure  on the part of the
                Landlord to place such  insurance does not release the Tenant of
                the liability. Tenant also agrees to carry fire insurance on the
                contents,   including  improvements  and  business  interruption
                coverage.

TENANT TO               (14)    The Tenant agrees to indemnify and hold harmless
INDEMNIFY       the  Landlord  from any  liability  for damages to any person or
                property  in, on or about said  leased  premises  from any cause
                whatsoever,  and Tenant will  procure and keep in effect  during
                the term hereof public  liability and property damage  insurance
                for  the  benefit  of the  Landlord  in the  sum of One  Million
                ($1,000,000.00)  Dollars for damages resulting to one person and
                One Million  ($1,000,000.00)  Dollars for damages resulting from
                one casualty,  and One Million  ($1,000,000.00)  Dollar property
                damage insurance resulting from any one occurrence. Tenant shall
                deliver said policies to the Landlord and upon Tenant's  failure
                so to do the  Landlord may at his option  obtain such  insurance
                and the cost thereof  shall be paid as  additional  rent due and
                payable upon the next ensuing rent day.

REPAIRS AND             (15)    Except as provided in Paragraph  13 hereof,  the
ALTERATIONS     Tenant  further  covenants  and agrees that he will,  at his own
                expense,  during the  continuation of this lease,  keep the said
                premises  and  every  part  thereof  including  all  electrical,
                heating,  cooling  and  plumbing  in as good  repair  and at the
                expiration  of the term  yield and  deliver  up the same in like
                condition  as when taken,  reasonable  use and wear  thereof and
                damage by the elements  expected.  The Tenant shall not make any
                alterations,  additions or improvements to said premises without
                the Landlord's written consent,  and all alterations,  additions
                or  improvements  made by either of the parties  hereto upon the
                premises,  except moveable  office  furniture and trade fixtures
                put in at the  expense of the Tenant,  shall be the  property of
                the Landlord,  and shall remain upon and be surrendered with the
                premises at the termination of this lease,  without  molestation
                or injury.  Tenant  shall cause to be  discharged  of record any
                liens that may be filed  against  the  premises  resulting  from
                Tenant.

                        The  Tenant  covenants  and agrees  that if the  demised
                premises  consists  of  only  a part  of a  structure  owned  or
                controlled by the  Landlord,  the Landlord may enter the demised
                premises at reasonable times and install or repair pipes,  wires
                and other  appliances or make any repairs deemed by the Landlord
                essential  to the  use  and  occupancy  of  other  parts  of the
                Landlord's building.

                                       2
<PAGE>

EMINENT                 (16)    Eminent  Domain - (Total  Condemnation):  If the
DOMAIN          whole of the premises hereby leased shall be taken by any public
                authority  under the power of eminent  domain,  then the term of
                this Lease shall cease as of the day  possession  shall be taken
                by such public  authority  and the rent shall be paid up to that
                day with a proportionate  refund by the Landlord of such rent as
                may have been paid in advance.

                        (Partial Condemnation):  If less than the whole but more
                than twenty (20%) percent of the leased  premises shall be taken
                under  eminent  domain,  Tenant  shall  have the right to either
                terminate  this Lease and  declare  the same null and void,  or,
                continue in possession of the remainder of the leased  premises,
                and shall notify Landlord in writing prior to any such taking of
                Tenant's  intention.  In the  event  Tenant  elects to remain in
                possession,  all of the terms herein  provided shall continue in
                effect,  except  that  the  minimum  rent  shall be  reduced  in
                proportion  to the amount of the  premises  taken,  and Landlord
                shall, at its own cost and expense,  make all necessary  repairs
                or  alterations  to the basic  building,  store front,  so as to
                constitute  the remaining  premises as a complete  architectural
                unit.

                        (Landlord's and Tenant's  Damages):  All damages awarded
                for such  taking  under power of eminent  domain,  whether for a
                whole or a part of the leased  premises  shall  belong to and be
                the property of Landlord  whether such damages  shall be awarded
                as  compensation  for diminution in value to the leasehold or to
                the fee of the premises;  provided, however, that Landlord shall
                not be  entitled  to the  award  made  to  Tenant  for  loss  of
                business,  depreciation  to,  and cost of  removal  of stock and
                fixtures.

RESERVATION             (17)    The  Landlord  reserves the right of free access
                at all times to the roof of said leased  premises  and  reserves
                the right to rent said roof for advertising purposes. The Tenant
                shall not erect any structures for storage or any aerial, or use
                the roof for any  purpose  without the consent in writing of the
                Landlord.

CARE OF                 (18)    The Tenant  shall not  perform any acts or carry
PREMISES        on any practices  which may injure the building or be a nuisance
                or menace  to other  Tenants  in the  building  and  shall  keep
                premises under his control (including adjoining drives, streets,
                alleys or yard) clean and free from rubbish,  dirt, snow and ice
                at all  times,  and it is further  agreed  that in the event the
                Tenant shall not comply with these provisions,  the Landlord may
                enter  upon  said  premises  and have  rubbish,  dirt and  ashes
                removed  and the side walks  cleaned,  in which event the Tenant
                agrees  to pay all  charges  that  the  Landlord  shall  pay for
                hauling rubbish, ashes and dirt, or cleaning walks. Said charges
                shall be paid to the  Landlord  by the Tenant as soon as bill is
                presented to him and the Landlord  shall have the same remedy as
                is  provided  in  Paragraph  6 of this lease in the event of the
                Tenant's failure to pay.

                        (19)    the  Tenant  shall  at  his  own  expense  under
                penalty of  forfeiture  and  damages  promptly  comply  with all
                lawful laws, orders, regulations or ordinances of all municipal,
                County  and State  authorities  affecting  the  premises  hereby
                leased and the cleanliness,  safety, occupation and use of same.
                Plumbing  facilities  shall be used  only for the  purposes  for
                which they were  constructed,  any  breakage,  stoppage  and the
                resultant repair cost shall be the responsibility of the Tenant.

CONDITION OF            (20)    The  Tenant  further  acknowledges  that  he has
PREMISES AT     examined the said leased  premises  prior to the making of knows
TIME OF LEASE   the condition  thereof,  and that no  representations  as to the
                condition  or state of  repairs  thereof  have  been made by the
                Landlord,  or this  lease,  and his agent,  which are not herein
                expressed,  and the Tenant hereby accepts the leased premises in
                their  present  condition  at the date of the  execution of this
                lease.

                        (21)    The Landlord  shall not be responsible or liable
                to the Tenant for any loss or damage that may be  occasioned  by
                or through the acts or omissions of persons occupying  adjoining
                premises or any part of the  premises  adjacent to or  connected
                with the premises  hereby  leased or any part of the building of
                which  the leased  premises are a part or for any loss or damage
                resulting to the Tenant or his property from bursting,  stoppage
                or leaking of water, gas, sewer or steam pipes.

RE-RENTING              (22)    The  Tenant  hereby  agrees  that  for a  period
                commencing 90 days prior to the  termination of this lease,  the
                Landlord may show the premises to  prospective  Tenants,  and 90
                days prior to the termination of this lease,  may display in and
                about said  premises and in the windows  thereof,  the usual and
                ordinary "TO RENT" signs.

HOLDING OVER            (23)    It is  hereby  agreed  that in the  event of the
                Tenant herein 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 the base rent
                due shall be  increased to one hundred  fifty (150%)  percent of
                the last monthly  rental  amount due prior to the  expiration or
                termination of the lease.

GAS, WATER,             (24)    the Tenant  will pay all  charges  made  against
HEAT,           said leased premises for gas, water, heat and electricity during
ELECTRICITY     the  continuance  of this lease,  as the same shall  become due,
                commencing the date Landlord tenders possession to Tenant.

ADVERTISING             (25)    It  is  further   agreed   that  all  signs  and
DISPLAY         advertising  displayed in and about the  premises  shall be such
                only as advertise  business  carried on upon said premises,  and
                that the Landlord  shall control the character and size thereof,
                and that no sign shall be displayed  excepting  such as shall be
                approved in writing by the Landlord, and that no awning shall be
                installed  or  used on the  exterior  of  said  building  unless
                approved in writing by the landlord.  Tenant  further  agrees to
                maintain such sign, awning, canopy,  decoration,  lettering,  or
                other  advertising  matter as may be approved in good  condition
                and repair at all times.

ACCESS TO               (26)    The Landlord  shall have the right to enter upon
PREMISES        the leased  premises at all reasonable  hours for the purpose of
                inspecting the same.

                                       3
<PAGE>

PREMISES        If the Landlord  deems any repairs  necessary he may demand that
                the Tenant  make the same and if the Tenant  refuses or neglects
                forthwith  commence  such  repairs  and  complete  the same with
                reasonable  dispatch  the  Landlord may make or cause to be made
                such repairs and shall not be  responsible to the Tenant for any
                loss or  damage  that may  accrue to his  stock or  business  by
                reason  thereof,  and if the Landlord makes or causes to be made
                such repairs the Tenant agrees that he will  forthwith on demand
                pay to the Landlord  the cost  thereof  with  interest at 7% per
                annum, and if he shall make default in such payment the Landlord
                shall have the remedies provided in Paragraph 6 hereof.

RE-ENTRY                (27)    In case any rent  shall be due and  unpaid or if
                default be made in any of the  covenants herein contained, or if
                said leased premises shall be deserted or vacated, then it shall
                be  lawful  for  the  Landlord,  his  certain  attorney,  heirs,
                representatives  and assigns,  to  re-enter into, re-possess the
                said  premises  and the  Tenant and each and every  occupant  to
                remove and put out, in accordance  with  procedures set forth by
                law.

QUIET                   (28)    The Landlord  covenants that the said Tenant, on
ENJOYMENT       payment of all the aforesaid installments and performing all the
                covenants  aforesaid, shall and may peacefully and quietly have,
                hold and enjoy the said demised premises for the term aforesaid.

EXPENSES-               (29)    In the event that the Landlord shall, during the
DAMAGES         period covered by this lease, obtain possession of said premises
RE-ENTRY        by re-entry summary proceedings, or otherwise, the Tenant hereby
                agrees to pay the  Landlord  the expense  incurred in  obtaining
                possession   of  said   premises   and  also  all  expenses  and
                commissions  which may be paid in and about the  letting  of the
                same, and all other damages,  including  legal fees and attorney
                fees.

REMEDIES NOT            (30)    It is agreed  that each and every of the rights,
EXCLUSIVE       remedies   and   benefits   provided  by  this  lease  shall  be
                cumulative,  and  shall  not be  exclusive  of any other of said
                rights,  remedies and benefits, or of any other rights, remedies
                and benefits allowed by law.

WAIVER                  (31)    One or more waivers of any covenant or condition
                by the Landlord  shall not be construed as a waiver of a further
                breach of the same covenant or condition.

DELAY OF                (32)    It is  understood  that if the  Tenant  shall be
POSSESSION      unable to enter into and occupy the  premises  hereby  leased at
                the time above  pro-vided,  by reason of the said  premises  not
                being ready for  occupancy,  or by reason of the holding over of
                any previous  occupant of said  premises,  or as a result of any
                cause or reason beyond the direct  control of the Landlord,  the
                Landlord shall not be liable in damages to the Tenant therefore,
                but during the period the Tenant  shall be unable to occupy said
                premises as hereinbefore  provided, the rental therefor shall be
                abated and the  Landlord  is to be the sole judge as to when the
                premises are ready for occupancy.

NOTICES                 (33)    Whenever  under this lease a  provision  is made
                for notice of any kind it shall be deemed  sufficient notice and
                service  thereof  if such  notice to the  Tenant  is in  writing
                addressed to the Tenant at his last known Post Office address or
                at the leased  premises  and  deposited in the mail with postage
                prepaid  and if  such  notice  to  the  Landlord  is in  writing
                addressed to the last known Post Office  address of the Landlord
                and deposited in the mail with postage  prepaid.  Notice need be
                sent to only one Tenant or Landlord where the Tenant or Landlord
                is more than on person.

                        (34)    It is  agreed  that in this  lease the word "he"
                shall be used as  synonymous  with  the  words  "she,"  "it" and
                "they," and the word "his" synonymous with the words "her," its"
                and "their."

                        (35)    The covenants,  conditions  and agreements  made
                and entered into by the parties  hereto are declared  binding on
                their respective heirs, successors, representatives and assigns.

                        (36)    The  preparation and submission of this lease to
                Tenant does not  constitute a reservation  or option in favor of
                the  Tenant for the  premises.  This  lease  shall  only  become
                binding as a lease upon the complete  execution by both Landlord
                and Tenant and delivery of a fully executed copy thereof to each
                respective party.

ENVIRONMENTAL           (37)    Tenant  represents,  warrants and covenants that
                the  Premises  shall not be used for the  temporary or permanent
                generation   storage,    treatment,    manufacture,    handling,
                processing,  disposal,  release,  or  discharge  of  any  toxic,
                hazardous, industrial or chemical materials,  substances, wastes
                or  pollutants,  including  but not  limited  to any  substance,
                materials,  waste, contaminant or pollutant which is (i) subject
                to regulation  under any  federal state,  county,  municipal and
                other governmental laws, statutes, regulations, orders, permits,
                decrees and  ordinances  ("Laws") from time to time in effect or
                (ii) known to be a hazard to  health,  safety,  property  or the
                environment (collectively "Hazardous Materials"), except in such
                types of  materials in such  typical  amounts as are  reasonably
                and customarily  used or stored at similar Auto center buildings
                in  compliance  with  all  applicable  Laws  (including  without
                limitation  those  related  to the  matters  described  in  this
                Section) and in a manner  calculated to prevent  damage to human
                health,  safety,  welfare  and the  environment,  and  that  the
                Premises will be constructed,  operated and maintained,  and the
                occupants of the Premises shall conduct their  activities in the
                Building in compliance with all Laws and in a manner  calculated
                to  prevent  damage to human  health,  safety,  welfare  and the
                environment.

                        In no event  shall  Tenant  dispose  of, or  permit  the
                disposal of, Hazardous Materials in, on or under the Premises or
                property  adjacent to the Premises and all  Hazardous  Materials
                shall be  removed  from the  Premises  in the  manner  set forth
                below.  In no event  shall  tenant  permit or cause a release of
                Hazardous  Materials at or from the Premises which is reportable
                or  cognizable  under the  Federal  Comprehensive  Environmental
                Response  Compensation  and Liability Act (42 USCA 9601 ET SEQ.)
                or any other Laws.  Tenant shall not burn, or permit the burning
                of any trash,  garbage or Hazardous  Materials at any time in or
                about the Premises.

                                       4
<PAGE>

                        Notwithstanding  anything in this Lease to the contrary,
                Tenant  shall  not  store,  or  permit  the  storage  of,  waste
                (whether otherwise) Hazardous Materials except as is customarily
                used or stored  at  similar  premises  and auto  centers,  as in
                non-leaking  and  ground  containers,  as  is in compliance with
                all applicable Laws, and as is stored in a manner  calculated to
                prevent damage to the safety,  welfare and the environment,  the
                materials in which are removed  from the Premises  substantially
                prior to the time Hazard non-hazardous  substances or materials,
                including  but not limited to waste  materials,  nor permit such
                activities,   at  the  Premises.  To  introduce  or  permit  the
                introduction  of any  material  except  uncontaminated  sanitary
                sewage and  uncontaminated  wash waters in being recognized that
                this  provision  shall not prevent  ordinary and customary  hand
                washing within the Premises.

                        Tenant shall unconditionally indemnify,  defend and hold
                harmless Landlord,  its employees,  agents,  partners,  officers
                from and  against all claims,  liabilities,  damages,  costs and
                expenses,   including   reasonable   attorney   fees,   fees  of
                environmental costs any clean-up costs,  arising from any breach
                of the foregoing representations, warranties and covenants or as
                the result of the Hazardous Materials within, on or flowing from
                the Premises.

                        IN WITNESS WHEREOF, The parties  have hereunto set their
                hands and seals the day and year first above written.

                WITNESSED BY:               LANDLORD

                /s/ [illegible]             BY: /s/ [illegible]
                -------------------------

                                            TENANT:

                /s/ [illegible]             BY: /s/ Richard J. Kohl, President
                -------------------------   Soc. Sec.:
                                            Driver License No.:

                                            BY:
                -------------------------   Soc. Sec.:
                                            Driver License No.:

                                       5
<PAGE>

                      RIDER ATTACHED TO AND MADE A PART OF
                         A CERTAIN LEASE BY AND BETWEEN
                        CKS INVESTMENTS LLC, AS LANDLORD
                       AND ALL NIGHT AUTO, INC., AS TENANT
                       CONCERNING LEASED PREMISES LOCATED
                             AT 3874 ROCHESTER ROAD

A.   EMPLOYEE  PARKING - Regardless  of any other  clause  recited in this Lease
     Agreement, it is understood and agreed that Tenant may not solicit business
     nor at any time engage in business at the herein demised  premises,  except
     from within its leased  premises.  Therefore,  Tenant and its employees may
     not use any of the common  areas of the Auto Center for any purpose  except
     for ingress or egress,  and parking for themselves and Tenant's patrons and
     invitees.  Tenant agrees to cause Tenant, its employees and agents, to park
     their cars only in areas specifically designated for that purpose so as not
     to consume parking spaces adjacent to the retail stores, to assure that the
     same will be available for retail patrons.  In the event Tenant, its agents
     or employees shall fail to park in spaces  designated by Landlord,  then in
     such event, Tenant agrees to pay the Landlord,  upon demand, the sum of Ten
     Dollars  ($10.00) per  violation  for each day.  Tenant  shall  furnish the
     Landlord,  upon  demand  from time to time,  a complete  list of Tenant and
     Tenant's  employees  and  agents,  and  a  complete  description  of  their
     automobiles  and  license  plate  numbers,  to  enable  enforcement  of the
     foregoing provisions.

B.   ACCORD AND  SATISFACTION - No payment by Tenant or receipt by Landlord of a
     lesser  amount  than the rent and other  sums  that  shall  become  due and
     payable under this Lease shall be deemed to be other than on account of the
     earliest  rent and/or  other  amounts  due,  nor shall any  endorsement  or
     statement  on any check or any  letter  accompanying  any check or  payment
     under this Lease be deemed to be in accord and satisfaction. Landlord shall
     have the right to accept  such check,  regardless  of such  endorsement  or
     letter or other qualification,  without regard to such endorsement or other
     qualification  and without prejudice to its right to recover the balance of
     any  amounts  that shall be due under the terms of this Lease or pursue any
     other remedy.

C.   NON-WAIVER - No default in the payment of rent or any other amount required
     to be paid under the terms of this  Lease,  or the  failure of  Landlord to
     enforce the  provisions  of this Lease upon any default by Tenant  shall be
     construed  as  creating  a custom  of  deferring  payment  or as in any way
     modifying  the  terms  and  conditions  of this  Lease,  or as a waiver  of
     Landlord's  right to exercise any privilege given to the Landlord by law or
     under the terms and conditions of this Lease. Landlord may not be deemed to
     have waived any of  Landlord's  rights,  except to the extent that the same
     shall have been  reduced to writing  and signed by the  Landlord,  and such
     waiver shall be limited to the terms of such writing.  The parties  declare
     that time is of the essence with respect to the covenants under this Lease.
     If any terms or provisions of this Lease or the application  thereof to any
     person  or  circumstance  shall to any  extent  be  declared  by a court of
     competent  jurisdiction  to be invalid or  unenforceable,  the remainder of
     this Lease shall not be affected  thereby;  and each of the remaining terms
     and  conditions of this Lease shall be valid and  enforceable in accordance
     with their terms to the fullest extent permitted by law.

D.   WAIVER OF JURY TRIAL AND COUNTER  CLAIM - Tenant hereby waives the right to
     demand  a jury  in any  litigation  instituted  by the  Landlord  in  which
     Landlord seeks to recover any rental obligations  accruing under this Lease
     Agreement.  Tenant also agrees not to assert in any such action any set-off
     or  counterclaim  to  endeavor to avoid or defeat the  Landlord's  claim of
     right to receive the rental obligations,  interest, and other sums accruing
     under this Lease. The foregoing  waivers shall not affect Tenant's right to
     make a demand for jury trial with respect to any  litigation not related to
     those matters above  described nor shall it deprive  Tenant of the right of
     asserting  any matter  which may  otherwise  be the subject of a set-off or
     counterclaim  in a separate  action.  Any such separate action shall not be
     consolidated  into the Landlord's action to secure payment of the aforesaid
     rental obligations.

E.   DEFAULT - In the event  Tenant  fails to pay any rental  obligations  on or
     before the date due with respect to monetary defaults,  and with respect to
     non-monetary defaults,  shall fail to perform any of the other covenants of
     this Lease  Agreement  and shall fail to rectify the same within  seven (7)
     days after  written  notice of such  default  has been given to Tenant,  or
     after any such monetary or  non-monetary  default shall have been cured and
     shall  re-occur  within  twelve  (12)  months  of such  default,  then  any
     remaining  renewal options shall be  automatically  canceled and any rental
     abatement  granted  to Tenant  shall be  immediately  due and  payable.  In
     addition to the  foregoing,  Landlord  shall have the right to re-enter the
     premise  through  lawful means and remove Tenant from the leased  premises,
     with or without terminating this Lease at the exclusive option of Landlord.
     In the event  Landlord  recovers  possession of the premises as a result of
     Tenant's default and does not elect to terminate this Lease, Landlord shall
     have the right from time to time to make such  repairs to the  premises  as
     shall be  determined  necessary  by  Landlord  and shall  have the right to
     re-let  the same upon such terms and  conditions  as  Landlord  in its sole
     discretion deems advisable  without  interference by Tenant;  and upon such
     re-letting, all rentals  received  by  Landlord  shall be  applied first to
     payment of any  indebtedness  other than rent due hereunder  from Tenant to
     Landlord;  second,  to the  payment  of any  costs  and  expenses  of  such
     re-letting,  including brokerage fees and attorney fees and of the costs of
     alterations  and  repairs;  third,  to the  payment  of rent due and unpaid
     hereunder,  and the  residue,  if any,  shall be held by the  Landlord  and
     applied to payment of future rent as the same shall  become due and payable
     hereunder.  If such rentals received from such re-letting  during any month
     be less than  rentals  payable for that month by Tenant  hereunder,  Tenant
     shall  pay any  such  deficiency  to  Landlord.  Such  deficiency  shall be
     calculated  and be paid monthly.  No such re-entry or taking  possession of
     said  premises by Landlord  shall be construed as an election on Landlord's
     part to terminate this Lease,  unless a written notice of such intention be
     given to Tenant, or unless the termination hereof be declared by a court of
     competent   jurisdiction.   Notwithstanding  any  such  re-letting  without
     termination,  Landlord may at any time  thereafter  elect to terminate this
     Lease for any previous  breach.  Should Landlord at any time terminate this
     Lease, or in lieu thereof  re-enter and re-let the premises for any breach,
     in addition to any other remedies it may have, it may recover

                                       6
<PAGE>

     from Tenant all damages it may incur by reasons of such breach,  including,
     but not limited to, the cost of recovering the Leased Premises,  reasonable
     attorney's fees, and including the worth at the time of such termination of
     the excess,  if any, of the amount of rent and charges  equivalent  to rent
     reserved in this Lease for the  remainder of the stated term,  all of which
     amounts shall be immediately due and payable from Tenant to Landlord.

F.   REAL ESTATE TAXES - Tenant shall pay to Landlord as additional  rent during
     each  lease year its  Proportionate  Share of the real  property  taxes and
     assessments  without  limitation payable by Landlord during each lease year
     with  respect  to the  entire  Shopping  Center.  In the event the State of
     Michigan  or  any  political   subdivision  thereof,  or  any  governmental
     authority  having  jurisdiction  there-over,  shall  impose  a  tax  and/or
     assessment  of any kind or nature upon,  against or with respect to rentals
     payable by Tenant to  Landlord,  or on the income of Landlord  derived from
     the Leased Premises (other than the current income or single business tax),
     or with  respect  to the  ownership,  occupancy  or  rental of the land and
     buildings comprising the leased Premises, either by way of substitution for
     all or any part of the real estate  taxes  levied or assessed  against such
     land and  buildings,  or in addition  thereto,  such tax and/or  assessment
     shall be deemed to  constitute a real estate tax against such land and such
     buildings for the purpose of this clause.

     Upon  receipt of all tax bills and  assessment  bills  attributable  to any
     calendar year during the term hereof,  Landlord shall furnish tenant with a
     written  statement of the taxes and assessments for such year. In the event
     no tax bill is available, Landlord will compute the amount of such tax.

G.   COMMON  AREA  MAINTENANCE  - Tenant  agrees to pay  Landlord  in the manner
     hereinafter provided Tenant's  Proportionate Share of all cost and expenses
     of every  kind and  nature  paid or  incurred  by  Landlord  in  operating,
     equipping,  policing and protecting,  lighting,  heating, air conditioning,
     insuring,  repairing,  replacing and  maintaining  the (i) common areas and
     (ii) all other areas,  facilities and buildings used in the maintenance and
     operation of the Shopping Center (hereinafter  collectively  referred to as
     "common  areas"),  including the cost of insuring all property  provided by
     Landlord which may at any time comprise the Shopping Center.  Such cost and
     expenses shall include, but not be limited to, illumination and maintenance
     of Shopping  Center signs,  whether  located on or off the Shopping  Center
     site;  cleaning,   lighting,   policing,   snow  removal,   line  painting,
     maintenance replacement and repair of the roof and parking area, management
     fee,   rubbish  removal,   decorations,   pest   extermination,   drainage,
     landscaping;  premiums  for  liability  and  property  insurance;  personal
     property  taxes;  supplies and an amount equal to fifteen per cent (15%) of
     the total of all of the  foregoing  costs and expenses to cover  Landlord's
     administrative costs.

H.   INSURANCE  -  Supplementing  paragraph  (5)  hereof,  Tenant  shall  pay to
     Landlord as additional rent during each year its Proportionate Share of the
     cost of the general liability, boiler and machinery, excess liability, fire
     and extended coverage insurance  (including rental  interruption  insurance
     and  difference in  conditions  coverage,  if any) on the full  replacement
     value of the buildings in the Shopping Center and all improvements thereon,
     payable  by  Landlord  in any  lease  year  or  portion  thereof.  Tenant's
     obligations  under this Section shall commence as of the date of Landlord's
     delivery of possession of the leased premises to Tenant.

I.   TENANT'S PROPORTIONATE SHARE - Whenever the phrase "Proportionate Share" is
     used in this Lease, such phrase shall have the following meaning;  Tenant's
     "Proportionate Share" shall be equal to the product obtained by a fraction,
     the  numerator  of which shall be the total  number of square feet of first
     floor area of the Leased  Premises and the  denominator the total number of
     square feet of first floor area of leasable  space in the Shopping  Center.
     Landlord  shall have the option to exclude from the  denominator  any first
     floor area of the leasable space of any portion of the Shopping  Center and
     any land and improvements appurtenant thereto, that may now or hereafter be
     separately taxed, billed or assessed.  Tenant's  Proportionate Share for or
     during the term hereof, as determined by Landlord, shall be paid in monthly
     installments,  on or  before  the  first  day of each  calendar  month,  in
     advance,  in an amount estimated by Landlord;  provided,  that in the event
     Landlord is required  under any mortgage  covering  the Shopping  Center to
     escrow real estate  taxes,  Landlord may but shall not be obligated to, use
     the amount  required to be so  escrowed as a basis for its  estimate of the
     monthly  installments  due from Tenant  hereunder.  Tenant's  Proportionate
     Share as herein above defined at the commencement  date of said lease shall
     be sixteen percent (25%).

J.   CONSUMER PRICE INDEX ADJUSTMENT - N/A

K.   LATE FEE - In the event the  Tenant  pays the rental  due,  after the fifth
     (5th) day of the month when due,  Tenant will be  automatically  assessed a
     late charge of [*] of the amount due or [*] dollars,  whichever is greater.
     Such late charge shall be construed as additional rental.

L.   OPERATING  COVENANT  -  During  the  entirety  of the  Lease  Term,  Tenant
     covenants  to open for business to the public and operate the premises in a
     first class  manner  with a full staff and full stock of current  inventory
     during  all  regular  hours  of the  Auto  Center  as  the  same  shall  be
     established by the Landlord.

M.   HVAC  MAINTENANCE  - Tenant  will  hire a  reputable  company  approved  by
     Landlord to inspect and perform  maintenance and repairs on the heating and
     air  conditioning   unit  and  system,   semi-annually  or  more  often  if
     necessary,.  The  filters  shall be changed  four (4) times per year in the
     months of January,  April July and October and evidence  shall be furnished
     satisfactory to landlord establishing that same have been changed. Landlord
     may require  that the filters be changed  more often in the event  Landlord
     deems same necessary due to the nature of Tenant's  business.  In the event
     Tenant fails to furnish written evidence that the filters have been changed
     as required  above  within ten (10) days of the date that such  changes are
     required to have taken place, then Landlord may have the filters changed at
     Tenant's  expense and Tenant shall reimburse  Landlord for the cost of same
     as additional rent within ten (10) days of receipt of such invoice.

                                       7
<PAGE>

N.   PREMISES  RESTORATION - Upon the  expiration or earlier  termination of the
     Lease,   Tenant  shall  remove  such   improvements,   alterations   and/??
     modifications  of the Premises as Landlord directs and restore the Premises
     to  "white  box  condition.  All  removal  and  restoration  will leave the
     Premises  in good  order  and  condition  and  ready  to rent  without  any
     uncorrected code violations caused by such removal and/or modification. All
     debris will be hauled away by Tenant and the  Premises  will be left "broom
     clean" and  repainted.  Tenant will  continue  to pay the monthly  rent and
     triple net charges  until the entire  restoration  of the Premises is fully
     completed  and all keys to the Premises  are  returned to Landlord.  In the
     event  Tenant  shall fail to return  the  premises  to the above  mentioned
     condition, Landlord may at his option make such repairs as deemed necessary
     to return the premises to a ready to rent condition. All costs and expenses
     incurred  by  Landlord  for  said  restoration  will  be  taken  out of any
     security  deposit held under  paragraph P of the Rider to Lease  Agreement.
     Any  remaining  deficiency  shall be paid to  Landlord  within (10) days of
     receipt of such invoice.

O.   LANDLORD'S RIGHT TO RELOCATE TENANT - N/A

P.   SECURITY  DEPOSIT - The Landlord  herewith acknowledges the receipt of $[*]
     Dollars  ($ [*]),  which  he is to  retain  as  security  for the  faithful
     performance of all the covenants, conditions, and agreements of this lease,
     but in no event shall the  Landlord be obliged to apply the same upon rents
     or other  charges in arrears or upon  damages for the  Tenant's  failure to
     perform the said covenants, conditions, and agreements; the Landlord may so
     apply  the  security  at  his  option;  and  the  Landlord's  right  to the
     possession of the premises for  non-payment of rent or for any other reason
     shall not in any event be affected by reason of the fact that the  Landlord
     holds this security. The said sum if not applied toward the payment of rent
     in arrears or toward the  payments  of this lease is to be  returned to the
     Tenant when this lease is terminated,  according to these terms,  and in no
     event is the said security to be returned  until the Tenant has vacated the
     premises and delivered possession to the Landlord.

     In the event that the  Landlord  repossesses  himself of the said  premises
     because of the Tenant's default or because of the Tenant's failure to carry
     out the covenants,  conditions,  and agreements of this lease, the Landlord
     may apply the said security  upon all damages  suffered to the date of said
     repossession and may retain the said security to apply upon such damages as
     may be  suffered  or shall  accrue  thereafter  by reason  of the  Tenant's
     default  or  breach.  The  Landlord  shall not be  obliged to keep the said
     security as a separate  fund,  but may commingle the said security with his
     own funds.

Q.   SECURITY INTEREST - For valuable  consideration and as security for payment
     of  rental  and  other  payments  required  to be  made by  Tenant  and the
     obligations  to be  performed  by Tenant  under this Lease,  Tenant  hereby
     grants to Landlord a security interest in Tenant's merchandise,  inventory,
     trade fixtures and Tenant's other equipment, fixtures and personal property
     now or hereafter  placed in the Leased  Premises  and all  Tenant's  future
     accounts  receivable  generated by Tenant's business in the Leased Premises
     during the Lease Term and all renewals and extensions thereof. The security
     interests  hereby  created  shall  extend  to  the  proceeds  of any of the
     above-described collateral.

     The security interests granted Landlord hereby are and shall be subordinate
     to any bona fide perfected purchase money security interest that Tenant may
     wish to create and to any bona fide perfected  security interest granted by
     Tenant  to  any  institutional   lender  financing  the  purchase  of  said
     collateral.  Tenant covenants to create no other security interests in said
     collateral except as aforesaid,  and Tenant further covenants not to remove
     any of its  trade  fixtures  or other  property  covered  by this  security
     agreement from the Leased  Premises,  without the prior written  consent of
     Landlord.

     Upon the happening of any of the following  events or  conditions,  namely:
     (a) an event of  default;  (b) the  placing of any levy,  lein,  seizure or
     attachment  of the  collateral;  (c)  death,  dissolution,  termination  of
     existence,  insolvency,  business failure, appointment of a receiver of any
     part of the property of, assignment for the benefit of creditors by, or the
     commencement  of any proceeding  under any bankruptcy or insolvency laws by
     or against, Tenant or any guarantor or surety for Tenant;  thereupon, or at
     any time  thereafter  (such  default  not having  previously  been  cured),
     Landlord  shall have the remedies of a secured  party under the laws of the
     State  of  Michigan,  including,  without  limitation,  the  right  to take
     possession of the collateral,  and for that purpose Landlord may enter upon
     the Leased  Premises and remove said collateral  therefrom.  Landlord shall
     give Tenant at least ten (10) days prior written  notice of any public sale
     therefore  or the date  after  which  any  private  or any  other  intended
     disposition  is to be made,  and at any such sale Landlord may purchase the
     collateral.

     Contemporaneous  with the execution of this Lease,  and at such other times
     as Landlord may request,  Tenant  agrees to execute and deliver to Landlord
     financing statements and such other documents as may be required to perfect
     the security interest of Landlord grantee therein.

     The security agreement and the security interests in the collateral created
     hereby shall be terminated when, but not before,  all of the rent and other
     payments and all  obligations of Tenant becoming due during the Lease Term,
     and all  renewals  or  extensions  thereof,  shall have been fully paid and
     performed.

R.   LIABILITY  OF  LANDLORD - 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  judgement
     against Landlord, such judgment shall be satisfied only out of the proceeds
     of sale received upon execution of such judgment and levied thereon against
     the right,  title and interest of Landlord in the Shopping  Center Site and
     out of rents or other income from such property receivable by Landlord, and
     neither  Landlord nor any of the  co-partners  comprising  the  partnership
     which is the Landlord herein shall be liable for any deficiency.

S.   FURNISHING OF FINANCIAL STATEMENT - Upon Landlord's written request, Tenant
     shall promptly furnish Landlord, certified financial statements

                                       8
<PAGE>

     reflecting Tenant's current financial condition including a current balance
     sheet and income statement.

T.   MISCELLANEOUS CONDITIONS:

     (1) Tenant acknowledges that it is leasing shell space and agrees to accept
     the same in "as is" condition, WITH THE EXCEPTION OF THE REMAINING SPECIFIC
     TERMS AND CONDITIONS OF THIS  PARAGRAPH.  Landlord shall not be required to
     perform any work with respect to the  premises,  EXCEPT AS IS  SPECIFICALLY
     OUTLINED IN EXHIBIT "A" ATTACHED  HERETO AND DESCRIBED AS LANDLORD'S  WORK.
     Any work that Tenant may  require,  or deem  desirable  with respect to the
     premises,  shall be first  presented  to  Landlord in the form of plans and
     specifications  requiring Landlord's prior written approval. Such plans and
     specifications  shall be  prepared  by Tenant  and by Tenant  delivered  to
     Landlord not later than fifteen (15) days  following the date of Landlord's
     execution  of this lease.  Landlord  is not to  unreasonably  withhold  its
     consent.  The  Landlord's  position  shall be stated to Tenant in  writing,
     whereupon Tenant's work shall be completed in accordance with the plans and
     specifications by Tenant at Tenant's sole cost, using reputable contractors
     and materials  complying at all times with the code and  regulations of the
     governmental agencies having jurisdiction over the property.

     (2) Tenant  shall not erect or install any  exterior or interior  window or
     door signs or advertising  media or window or door lettering,  or placards,
     without the previous written consent of Landlord.  Tenant agrees not to use
     any  advertising  media that shall be deemed  objectionable  to Landlord or
     other Tenants, such as loud speakers,  phonographs or radio broadcasts in a
     manner to be heard outside of the leased premises. Tenant shall not install
     any  exterior  decorations  or  painting, or build  any  fences or make any
     changes to the store  front  without  the  previous  consent  of  Landlord.
     Simultaneous with Tenant's delivery of its plans and  specifications  under
     paragraph  (1) hereof,  Tenant  shall submit to Landlord  Tenant's  written
     detail for the completion of its store front sign for Landlord's  approval.
     The store  front  sign in all  respects  shall  conform  to the  detail and
     specifications  of Exhibit "B" attached hereto and by this reference made a
     part hereof.  Tenant shall,  within thirty (30) days of Landlord's  written
     approval  of  Tenant's  plans for  completion  of its store  front,  in all
     respects  complete the installation of Tenant's store front sign.  Landlord
     shall have the right,  but no the  obligation,  to complete  Tenant's store
     front  sign and the cost to  Landlord  for  completion  of such sign  shall
     become additional rent,  payable within ten (10) days of Landlord's billing
     of the same to Tenant.

     (3) Landlord retains the exclusive right to add, delete and otherwise alter
     the Auto  Center  buildings,  common  areas,  and the land  (including  any
     additions or deletions  thereto made  hereafter by Landlord)  which now and
     hereafter  may be by  Landlord  made a part of the  Auto  Center.  Landlord
     agrees that the privileges  herein by Landlord  retained shall be exercised
     in such a manner as to avoid unreasonable  interference with the conduct of
     Tenant's business.

     (4) If Tenant  is given  possession  of the  leased  premises  prior to the
     commencement of the term hereof,  such possession  shall be for the purpose
     of enabling  Tenant to ready the premises for the conduct of its  business.
     All of the  terms and  conditions  of this  Lease,  with the  exception  of
     minimum rent, real estate taxes and common area maintenance, shall be fully
     applicable  during such period of possession  prior to  commencement of the
     term. In the event tenant shall  commence to conduct any business  prior to
     the date of  commencement  of the term,  then on such  prior  date,  Tenant
     shall, beginning such date, commence to pay minimum rent, real estate taxes
     and common area  maintenance  expenses  pro-rated on a daily basis from the
     date Tenant shall commence to conduct  business to the date of commencement
     of the term hereof.

     (5) No electric wires,  telegraphs,  call boxes or other electric apparatus
     shall be  installed  in the  leased  premises  except on the prior  written
     approval of the Landlord; and if such written approval is obtained from the
     Landlord,  the  installation  shall  be under  the  direct  supervision  of
     Landlord. Any such installation that may be made by Tenant, notwithstanding
     the same being a default under this Lease Agreement,  shall be removable by
     the Landlord at the expense of Tenant.

     (6)  Landlord  reserves the right from time to time to  establish,  modify,
     delete and administer  rules and regulations  applicable to the Auto Center
     and  the  herein  demised  leased  premises.   Notice  of  such  rules  and
     regulations,  modifications,  additions or deletions thereto, if any, shall
     be in writing and communicated to the Tenant.  Tenant shall comply with all
     of such rules and regulations,  with the understanding  that such rules and
     regulations shall be non-discriminatory and apply uniformly to all tenants.

     (7) The  parties  hereto  declare  that this  writing  contains  the entire
     understanding  between the parties hereto in relation to this  transaction.
     No representations nor warranties have been made by Landlord, except to the
     extent  that the same are  expressly  contained  within  the  terms of this
     writing. No modifications shall be of any force or effect whatsoever unless
     and until reduced to writing and signed by the respective parties hereto.

U.   The Tenant  shall not  record  his Lease  without  the  written  consent of
     Landlord; however, upon the request of either party hereto, the other party
     shall join in the execution of a memorandum,  or so-called  "short-form" of
     Lease for the purpose of recordation.

V.   Tenant agrees  within ten (10) days after request  therefore by Landlord to
     execute in  recordable  form and  deliver to  Landlord a written  statement
     certifying:

     (1) That this Lease is in full force and effect.

     (2) Commencement date of the term.

     (3) That rent is paid currently without any offset or defense thereto.

     (4) The amount of rent, if any, paid in advance.

     (5) That there are no uncured defaults by Landlord or stating those claimed
     by Tenant if such facts are accurate and ascertainable.

     (6) Other such related  facts and terms or conditions as may be needed from
     time to time by Landlord or its Mortgagee. Tenant hereby

                                       9
<PAGE>

     irrevocably  appoints  Landlord  its  attorney-in-fact  to  execute  such a
     writing  in the event  Tenant  shall  fail to do so within ten (10) days of
     landlord's request.

W.   Utility costs will be assessed  based on square  footage in relation to the
     building as a whole.

X.   Parking will be allocated based on square footage and no overnight  parking
     will be allowed.

     WITNESSED BY:                      LANDLORD:

     /s/ [illegible]                    BY: /s/ [illegible]
     ---------------------------

     ---------------------------        ITS:  [illegible]

     /s/ [illegible]                    TENANT:

                                        BY: /s/ Richard J. Kohl, President

     ---------------------------        BY:

                                       10
<PAGE>

                                       11
<PAGE>

                                   EXHIBIT "A"

                                       12
<PAGE>

                                   EXHIBIT "B"

                               SIGN SPECIFICATION
                               ------------------

1.      Since a variety  of  well-designed  signs  coordinated  with  storefront
        design is essential to the overall concept of the shopping  center,  the
        design,  size,  materials and locations of all signs must be approved by
        the Landlord and his  decision in such  matters  shall be final.  Tenant
        shall submit drawings for written approval to Landlord prior to Tenant's
        installation of any sign.

2.      Tenant may have its business  name,  address and store hours  applied to
        the front and service doors,  as applicable,  using  professionally  and
        individually vinyl die cut letters, white, Helvetica style letter not to
        exceed  2-1/2  inches  in  height.  No  other  type of  signage  will be
        permitted for this purpose.

3.      Plastic "open and closed" signs, changeable boards or window stickers to
        this effect are not permitted. See item "B" for store hour signage.

4.      Visa,  MasterCard  and all other  credit  card or club  stickers  may be
        placed on the lower  left  portion of the front  door.  The size of such
        stickers is subject to the Landlord's approval.

5.      Security stickers,  alarm system notifications or similar notices may be
        placed at the bottom center  portion of the front door. The size of such
        stickers is subject to the Landlord's approval.

6.      Neon mansard sign or window  treatments  of any sort become the property
        of the  Landlord  when they are  installed,  and should be left with the
        premises.

                                       13
<PAGE>

                                       14
<PAGE>

                                   EXHIBIT "F"

                                    GUARANTY
                                    --------

        To induce CKS INVESTMENTS LLC ("Landlord"), to enter into the Lease with
ALL NIGHT AUTO, INC.  ("Tenant") dated January 1, 2003 ("Lease"),  guarantee the
payment to  Landlord of all sums  presently  due and all sums which shall in the
future become due and owing to Landlord  from Tenant  whether under the Lease or
any other agreement.  Guarantor(s)  also guarantee the due performance by tenant
of all of its  obligations  under the Lease,  and all other  present  and future
agreements with Landlord.

        Guarantor(s) also agree that: (1) Landlord may collect on this Guarantee
without first seeking to collect from Tenant; (2) to indemnify and hold Landlord
harmless against al obligations, demands and liabilities by whomsoever asserted,
and against all losses suffered, incurred or paid by Landlord in any way arising
out of, or consequential to transactions  with Tenant;  (3) this Guarantee shall
not be impaired by any amendment of the Lease or any other subsequent  agreement
between Landlord and Tenant or Landlord and  Guarantor(s);  (4) no modifications
or release of any  obligations  guaranteed by Guarantor(s) or any security given
to Landlord  shall release  Guarantors'  obligation  under this  Guarantee;  (5)
Guarantor(s)  shall be liable for all of  Landlord's  attorney's  fees and costs
relating to enforcement of this Guarantee;  (6) Guarantors' liability under this
Guarantee is unconditional and may be enforced without requiring  Landlord first
to resort to any other  right,  remedy or  security;  (7) until all of  Tenant's
obligations to Landlord have been paid in full, Guarantor(s) shall have no right
of subrogation,  reimbursement  or indemnity  against Tenant;  (8) no setoffs or
counterclaims of Guarantor(s)  against Landlord shall impair  Landlord's  rights
against  Guarantor(s)  or Tenant  and  Guarantor(s)  waive any such  setoffs  or
counterclaims  in any  proceedings to enforce this Guarantee;  (9)  Guarantor(s)
waive any right to notice of or to object to the  commercial  reasonableness  of
the disposition of any security which Landlord may hold from Tenant.

        Guarantor(s)  further agree that: (10) if Tenant or  Guarantor(s)  shall
ever become insolvent,  make an assignment for the benefit of creditors, or if a
petition in bankruptcy or any insolvency or  reorganization  proceeding shall be
filed or commenced  by,  against or in respect of Tenant or  Guarantor(s),  such
action shall not release this Guarantee and all obligations shall become due and
payable  without notice;  (11) Landlord's  account records shall be binding upon
Guarantor(s)  for the purpose of establishing the debts and obligations due from
Tenant and shall  constitute  prima facie proof of the  obligations of Tenant to
Landlord;  (12) this  Guarantee  may not be  terminated  if any  obligations  to
landlord  remain  outstanding;  (13)  nothing  shall  discharge  or satisfy  the
liability  of  Guarantor(s)  except  the full  payment  and  performance  of all
Tenant's debts and obligations to Landlord with interest and reasonable costs of
collection;  (14) any and all present and future debts and obligations of Tenant
to  Guarantor(s)  are hereby  waived and  subordinated  to the full  payment and
performance  of all  present  and  future  debts  and  obligations  of Tenant to
Landlord;  and (15)  all  funds or other  property  Guarantor(s)  in  Landlord's
possession  may be held by landlord as security  for any and all of  Guarantors'
obligations to Landlord.

        Guarantor(s)  waive notice of acceptance of this  Guarantee by Landlord,
presentment  and protest of any  instrument,  notice of  default,  and all other
notices to which  Guarantor(s)  might  otherwise be entitled.  Guarantor(s)  and
Landlord  each  irrevocably  waive  all  rights  to trial by jury in any  action
involving  this  Guarantee.

        THIS  GUARANTEE  IS FREELY  AND  VOLUNTARILY  GIVEN TO  LANDLORD  BY THE
UNDERSIGNED  WITHOUT ANY DURESS OR COERCION,  AND AFTER  GUARANTORS  HAVE EITHER
CONSULTED WITH AN ATTORNEY OR BEEN GIVEN AN OPORTUNITY TO DO SO. GUARANTORS HAVE
CAREFULLY AND COMPLETELY READ AL OF THE TERMS AND PROVISIONS OF THIS GUARANTEE.

        This Guarantee,  shall be governed and interpreted according to the laws
of the State of Michigan and shall be binding upon Guarantors' heirs, executors,
personal representatives, administrators, successors and assigns and shall inure
to the benefit of landlord's successors and assigns.

Dated: JANUARY 1, 2003

Witness                                 GUARANTOR:

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

-------------------------------------          Address

                                               Soc. Sec:
                                               Drivers
                                               License No:

                                       15

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