Document:

Exhibit 10.2
Stock Sale Agreement

                              STOCK SALE AGREEMENT

         1.  Introduction.  This  Agreement is made June 12, 2006 between Donald
Hill  (Seller),  and Kaniksu  Financial  Services,  LLC (Buyer).  This Agreement
provides for the immediate sale of 4,900,000 shares of Senior Optician  Service,
Inc. common stock.

         2. Sale and  Purchase  of Stock.  Seller  will sell to Buyer  4,900,000
common shares of the issued and  outstanding  capital  stock of Senior  Optician
Service,  Inc. (the "Purchase  Shares") free of all liens and encumbrances.  The
4,900,000 shares are owned by Donald Hill.

         3.  Purchase  Price.  The  purchase  price  is  Five  Thousand  dollars
($5,000.00).

         4. Payment of the Purchase  Price.  The entire  purchase  price will be
paid to Seller on the closing date.

         5. Seller's Representations and Warranties. To induce Buyer to purchase
his stock, Seller jointly and severally represents and warrants the following:

                  a. Stock Properly Issued. The shares have been properly issued
         and are fully paid and nonassessable.

                  b. Shares Free of Liens or  Encumbrances.  Seller's shares are
         free of any liens,  encumbrances,  or agreements of any kind, including
         stockholders' agreements or voting trusts.

         6.   Representations  to  Survive  Closing.   The  representations  and
warranties contained in Paragraphs 5 will survive the closing.

         7.  Documents  to Be  Delivered  to Buyer at Closing.  At the  closing,
Seller will deliver to Buyer the following:

                  a. Stock Certificates.  One certificate representing 5,000,000
         shares of Corporation's  capital stock, indorsed for transfer in blank,
         of which 4,900,000 are the subject of the stock sale. The 100,000 share
         balance will be issued in the name of Donald Hill.

         8. Time and Place of Closing.  The closing  will take place on June 12,
2006.

<PAGE>

         9. Agreement Binding.  This Agreement is binding upon and will inure to
the benefit of the parties' heirs, executors,  administrators,  representatives,
successors, and assigns.

         10. Applicable Law. This Agreement will be construed in accordance with
the laws of Washington.

Seller:                                          Buyer:
                                                 Kaniksu Financial Services, LLC

 /s/ Donald Hill                                  /s/ Gregory M. Wilson
-------------------------------                  -------------------------------
Donald Hill                                      By: Gregory M. Wilson
                                                 Title: Member Mgr.

 /s/ Sandra Hill
-------------------------------
Sandra HillExhibit 10.1 to LMI Aerospace, Inc. 8-k dated 06/15/06

    

      STANDARD
        INDUSTRIAL LEASE AGREEMENT

      

      
        	
                Landlord:

              	
                WELSH
                  FOUNTAIN LAKES, L.L.C.

              
	 	 
	
                Tenant:

              	
                Leonard’s
                  Metal, Inc., a Missouri corporation

              
	 	 
	
                Premises:

              	
                411
                  Fountain Lakes Blvd.

                St.
                  Charles, Missouri 63301

              
	 	 
	
                Date:

              	
                June
                  9, 2006

              

      

      

      

      TABLE
        OF CONTENTS

      

      

      
        	
                Paragraph

              	
                Page

              
	 	 
	
                Term
                  Summary 

                 

                1. Granting
                  Clause

                 

                1.1. Premises

                1.2. Common
                  Areas 

                 

                2. Premises

                 

                2.1. Acceptance

                2.2
                   Delay
                  in Delivery

                2.3. Early
                  Possession

                2.4. Measurement
                  of Premises

                 

                3. Use

                 

                3.1. 

                3.2. 

                3.3. 

                 

                4. Base
                  Rent

                 

                4.1. Payment

                4.2. No
                  Offset

                 

                5. Security
                  Deposit

                 

                6. Operating
                  Expense Payments

                 

                6.1. Estimated
                  Payments

                6.2 Taxes

                6.3 Insurance
                  Premiums

                6.4. Actual
                  Payments

                6.5 Audit

              	
                 

                1

                 

                3

                 

                3

                4

                 

                4

                 

                4

                5

                5

                5

                 

                6

                 

                6

                6

                6

                 

                7

                 

                7

                7

                 

                8

                 

                9

                 

                9

                10

                10

                11

                11

              

      

      
        
          
          

        

        
          i

          
            

          

        

        
          
          

        

      

      

      
        	
                7. Utilities 

                 

                8. Taxes

                 

                9. Insurance

                 

                9.1. Landlord’s
                  Insurance

                9.2. Tenant’s
                  Insurance

                9.3. Waiver
                  of Subrogation

                 

                10. Landlord’s
                  Repairs

                 

                11. Tenant’s
                  Repairs

                 

                12. Tenant
                  Improvements and Trade Fixtures

                 

                12.1. Tenant
                  Improvements

                12.2. Trade
                  Fixtures

                 

                13. Signs

                 

                14. Parking

                 

                15. Fire
                  and Casualty Damage

                 

                15.1. Notice

                15.2. Landlord’s
                  Repair

                15.3. Base
                  Rent Abatement

                 

                16. Condemnation

                 

                17. Assignment
                  and Subletting

                 

                17.1. General

                17.2. Affiliate
                  Transfers

                17.3. Termination

                17.4. Additional
                  Compensation

                17.5. No
                  Release

                17.6. Landlord
                  Transfer

                 

                18. Indemnification
                  and Waiver

                 

                19. Inspection
                  and Access

                 

                20. Quiet
                  Enjoyment

                 

                21. Surrender

                 

                21.1. Removal/Repair

                21.2. Survival

              	
                11

                 

                12

                 

                12

                 

                12

                13

                13

                 

                13

                 

                13

                 

                14

                 

                14

                15

                 

                15

                 

                16

                 

                16

                 

                16

                16

                16

                 

                17

                 

                17

                 

                17

                18

                18

                18

                18

                18

                 

                18

                 

                19

                 

                19

                 

                20

                 

                20

                20

              

      

      
        
          
          

        

        
          ii

          
            

          

        

        
          
          

        

      

      

      
        	
                22. Holding
                  Over

                 

                23. Events
                  of Default

                 

                24. Landlord’s
                  Remedies

                 

                24.1. General

                24.2. Lease
                  Termination

                24.3. Possession
                  Termination

                24.4. No
                  Waiver

                 

                25. Landlord’s
                  Default and Liability

                 

                25.1. Landlord’s
                  Default

                25.2. Landlord’s
                  Liability

                 

                26. Intentionally
                  Omitted

                 

                27. Subordination

                 

                28. Mechanic’s
                  Liens

                 

                29. Intentionally
                  Omitted

                 

                30. Estoppel
                  Certificates

                 

                31. Environmental
                  Requirements

                 

                31.1. General

                31.2. Indemnity

                31.3. Assessments

                 

                32. Mortgagee’s
                  Requirements

                 

                33. Rules
                  and Regulations

                 

                34. Security
                  Service

                 

                35. Force
                  Majeure

                 

                36. Entire
                  Agreement

                 

                37. Severability

                 

                38. Brokers 

                 

                39. Limited
                  Waiver

                 

                40. Miscellaneous

              	
                20

                 

                20

                 

                21

                 

                21

                21

                21

                22

                 

                23

                 

                23

                23

                 

                23

                 

                23

                 

                24

                 

                24

                 

                24

                 

                24

                 

                24

                25

                25

                 

                25

                 

                25

                 

                26

                 

                26

                 

                26

                 

                26

                 

                27

                 

                27

                 

                27

              

      

      

      
        
          
          

        

        
          iii

          
            

          

        

        
          
          

        

      

      EXHIBITS

      

      

      
        	
                Exhibit
                  A - 

              	
                Legal
                  Description

              
	
                Exhibit
                  B - 

              	
                Floor
                  Plan

              
	
                Exhibit
                  C - 

              	
                Renewal
                  Option

              
	
                Exhibit
                  D - 

              	
                Commencement
                  Date Confirmation

              
	
                Exhibit
                  E - 

              	
                Landlord’s
                  Work

              
	
                Exhibit
                  F - 

              	
                First
                  Right of Refusal

              
	
                Exhibit
                  G - 

              	
                Site
                  Plan

              
	
                Exhibit
                  H - 

              	
                Machinery
                  and Equipment

              
	
                Exhibit
                  I - 

              	
                Materials
                  and Substances

              
	
                Exhibit
                  J - 

              	
                Guaranty

              

      

      

      

      
        
          
          

        

        
          iv

          
            

          

        

        
          
          

        

      

      STANDARD
        INDUSTRIAL LEASE AGREEMENT

      

      

      THIS
        STANDARD INDUSTRIAL LEASE AGREEMENT
        (this
“Lease”) is made this 9th day of June, 2006, between WELSH
        FOUNTAIN LAKES, L.L.C.
        (“Landlord”), and the Tenant named below.

      

      
        	
                Tenant:

              	
                LEONARD’S
                  METAL, INC., a Missouri corporation

              
	
                Tenant’s
                  Representative:

                Address,
                  and Phone No.:

              	
                Mr.
                  Lawrence E. Dickinson

                Leonard’s
                  Metal, Inc.

                3600
                  Mueller Road

                St.
                  Charles, Missouri 63301

              
	
                Project/Building:

              	
                 

                The
                  building containing 114,000 square feet of floor area (the Standard
                  Method
                  for Measuring Floor Area for this Building is measuring from the
                  outside
                  wall of the Building) that is commonly known as 401-411 Fountain
                  Lakes
                  Blvd., St. Charles, Missouri 63301, and located on the parcel of
                  real
                  property described on Exhibit A hereto (“Land”).

              
	
                Premises:

              	
                 

                The
                  premises located within the Project containing approximately 65,580
                  square
                  feet of floor area (the Standard Method for Measuring Floor Area
                  for the
                  Premises is from the outside wall of the Building to the Center
                  of a
                  demising wall, if any) and depicted on the floor plan attached
                  as Exhibit
                  B hereto, and commonly known as 411 Fountain Lakes Blvd., St. Charles,
                  Missouri 63301.

              
	
                Lease
                  Term:

              	
                 

                One
                  Hundred and Twenty (120) full calendar months, and the portion
                  of any
                  additional calendar month at the beginning of the term to allow
                  a minimum
                  of One Hundred and Twenty (120) full calendar (1st of month to
                  last day of
                  month) months.

              
	
                Scheduled
                  Commencement Date:

              	
                 

                September
                  1, 2006 provided, however, in no event shall the Commencement Date
                  be
                  earlier than the date of Landlord’s receipt of a Certificate of Occupancy
                  for the Premises.

              

      

      

      Annual
        Base Rent PRSF:

      Monthly
        Base Rent:

      

      
        	
                Period

              	
                Square

                Foot

              	
                Annual
                  Base Rent

                Per
                  Square Foot

              	
                Annual
                  Base Rent

              	
                Monthly
                  Installment

                of
                  Rent

              
	
                from

              	
                through

              	 	 	 	 
	
                Month
                  1

              	
                Month
                  24

              	
                65,580

              	
                $5.55

              	
                $363,969.00

              	
                $30,330.75

              
	
                Month
                  25

              	
                Month
                  48

              	
                65,580

              	
                $6.05

              	
                $396,759.00

              	
                $33,063.25

              
	
                Month
                  49

              	
                Month
                  72

              	
                65,580

              	
                $6.55

              	
                $429,549.00

              	
                $35,795.75

              
	
                Month
                  73

              	
                Month
                  96

              	
                65,580

              	
                $7.05

              	
                $462,339.00

              	
                $38,528.25

              
	
                Month
                  97

              	
                Month
                  120

              	
                65,580

              	
                $7.55

              	
                $495,129.00

              	
                $41,260.75

              

      

      

      
        	
                Proportionate
                  Share (i.e., 65,580 square feet divided by 114,000 square
                  feet):

              	 	
                 

                57.53%

              
	 	 	 
	
                Total
                  Estimated Annual Operating Expense Payments: (estimates only and
                  subject
                  to adjustment to actual costs and expenses according to the provisions
                  of
                  this Lease)

              	
                Common
                  Area and Insurance charges:

                Real
                  Estate Taxes:

              	
                 

                $0.78
                  psf

                $0.62
                  psf

              
	 	 	 
	
                Total
                  Estimated Annual  Operating

                Expense
                  Payments:

              	
                 

                $1.40
                  psf/$91,812

              	 
	
                Estimated
                  Monthly Operating Expense

                Payment:

              	
                 

                $7,651.00

              	 
	
                Total
                  Monthly Base Rent and Estimated Monthly Operating Expense
                  Payments:

              	
                 

                $37,981.75

              	 
	 	 	 
	
                Security
                  Deposit:

              	
                $37,981.75

              	 
	 	 	 
	
                Broker:

              	
                Tenant
                  and Landlord hereby acknowledge that the foregoing disclosure has
                  been
                  previously made: Colliers Turley Martin Tucker Agent Jeff Hawley
                  was the
                  Landlord’s Agent (the “Listing Broker”) and was serving solely as Agent
                  for the Landlord in connection with this Lease. C.B. Ellis Agent
                  Thomas
                  Ray was the Tenant’s Agent and was serving solely as Agent for Tenant in
                  connection with this Lease. Both Landlord and Tenant acknowledge
                  that this
                  disclosure has been made to them. Landlord will pay Tenant’s Agent a
                  commission of four percent (4%) of the total base rent for the
                  first five
                  (5) years upon execution of this Lease and Exhibit E being agreed
                  upon,
                  being $78,040.20, and a two percent (2%) commission of the total
                  base rent
                  for the last five (5) years payable upon Tenant occupying the Premises,
                  in
                  the amount of $46,889.70.

              
	
                 

                Condition
                  of Premises:

              	
                 

                As
                  set forth in Paragraph 2.1 hereof.

              
	 	 	 
	
                Renewal
                  Option:

              	
                In
                  accordance with Exhibit C hereto.

              
	 	 	 
	
                First
                  Right of Refusal:

              	
                In
                  accordance with Exhibit F hereto.

              
	 	 
	
                Commencement
                  Date Confirmation:

              	
                Tenant
                  agrees to execute the Commencement Date Confirmation in the form
                  attached
                  hereto as Exhibit D.

              

      

      

      
        
          
          

        

        
          1

          
            

          

        

        
          
          

        

      

      1. GRANTING
        CLAUSE.

      

      1.1. Premises.
        In
        consideration of the obligation of Tenant to pay rent as herein provided
        and in
        consideration of the other terms, covenants, and conditions hereof, Landlord
        leases to Tenant, and Tenant takes from Landlord, the Premises, to have and
        to
        hold for the Lease Term, subject to the terms, covenants and conditions of
        this
        Lease.

      

      1.2. Common
        Areas.
        

      

      (a) Landlord
        hereby grants Tenant for the benefit of Tenant and its employees, agents,
        suppliers, shippers, customers and invitees during the Lease Term, the
        non—exclusive right to use, in common with others entitled to such use
        (including Landlord), the Common Areas (as hereinafter defined) as they exist
        from time to time, subject to all rights reserved by Landlord hereunder and
        under the terms of all reasonable rules and regulations promulgated by Landlord
        from time—to—time with respect thereto. Landlord reserves the right from time to
        time to (i) make changes in the Common Areas, including, without limitation,
        changes in location, size, shape and number of driveways, entrances, parking
        spaces (provided that the number of parking spaces provided for Tenant’s use
        pursuant to Paragraph 14 of this Lease shall not be reduced), parking areas
        (provided that the location of the parking spaces provided for Tenant’s use
        pursuant to Paragraph 14 of this Lease shall not change), loading and unloading
        areas (provided Tenant has loading and unloading areas adjacent to the Premises
        in accordance with Tenant’s Proportionate Share), ingress, egress, direction of
        traffic, landscaped areas and walkways; (ii) close temporarily any of the
        Common
        Areas for maintenance purposes so long as reasonable access to the Premises
        remains available; (iii) construct additional buildings, parking areas, loading
        dock facilities and other improvements within the Common Areas; and (iv)
        do and
        perform such other acts and make such other changes in, to or with respect
        to
        the Common Areas as Landlord may, in the exercise of sound business judgment,
        deem appropriate provided, however, that any exercise by Landlord of any
        right
        granted Landlord in this sentence shall not unreasonably interfere with or
        disrupt, or have a material adverse effect on, Tenant's business operations
        in
        the Premises. As used herein, the term “Common Areas” means all areas and
        facilities outside the Premises and within the exterior land boundary lines
        of
        the Project that are provided and designated by Landlord as such from time
        to
        time for general non—exclusive use, including parking areas, loading and
        unloading areas, trash areas, roadways, sidewalks, walkways, parkways and
        landscaped areas. No rule or regulation regarding the use of Common Areas
        promulgated by Landlord shall materially conflict with or materially diminish
        any right granted to Tenant under this Lease. On or prior to the Commencement
        Date, Landlord shall provide Tenant a copy of any such existing rules and
        regulations. Landlord shall provide Tenant fifteen (15) days written notice
        of
        any amendment to any existing rules and regulations or the adoption of any
        new
        rules and regulations regarding the use of the Common Areas. 

      

      2. PREMISES.

      

      2.1. Condition
        of Premises; Acceptance.
        Landlord represents and warrants that as of the date hereof and as of the
        Commencement Date, (i) the Premises, including without limitation Landlord’s
        Work (as defined in Exhibit E hereto) comply in all material respects with
        all
        applicable laws, ordinances and regulations (“Laws”) and any covenants or
        restrictions of record in effect (provided, however, that said representations
        and warranties shall not apply to any Tenant Improvements made by Tenant
        prior
        to the Commencement Date); (ii) the roof, existing electrical, mechanical,
        plumbing, heating, ventilation and air conditioning equipment and systems
        serving the Premises comply in all material respects with the requirements
        of
        all applicable Laws, are in good working order and condition; (iii) Landlord
        is
        the owner in fee of the Project; and (iv) Landlord has full power and authority
        to lease the Premises to Tenant. Tenant acknowledges that except as otherwise
        expressly set forth in this Lease, Landlord has made no representation or
        warranty as to the suitability of the Premises for the conduct
        of

      
        
          
          

        

        
          2

          
            

          

        

        
          
          

        

      

      Tenant’s
        business, and Tenant waives any implied warranty that the Premises are suitable
        for Tenant’s intended purposes. Landlord hereby covenants and agrees that
        Landlord shall construct and install Landlord’s Work in accordance with the
        terms and conditions contained in Exhibit E hereto. Notwithstanding anything
        to
        the contrary contained in this Lease, Tenant shall not be deemed to have
        accepted the Premises until Landlord’s Work is Substantially Completed (as
        defined in Exhibit E) and Landlord is able to deliver a certificate of occupancy
        for and possession of the Premises to Tenant. Tenant shall cooperate with
        Landlord as reasonably required to obtain the Certificate of Occupancy. Except
        for any defective condition in the Premises caused by Tenant or its contractors,
        employees or agents, Tenant’s taking possession of the Premises on the
        Commencement Date shall not constitute Tenant’s acceptance of any defective
        condition in the Premises. Landlord warrants that Landlord’s Work shall be free
        from defects in material and workmanship for a period of one (1) year from
        the
        Commencement Date. If during said one (1) year period, any part of Landlord’s
        Work is found to be defective and such defect was not caused by Tenant and/or
        its contractors, employees or agents, Landlord, at Landlord’s sole cost and
        expense, shall correct it promptly after receipt of written notice thereof
        from
        Tenant. Except as otherwise expressly set forth in this Lease, in no event
        shall
        Landlord be liable for any defects in the Premises or for any limitation
        on its
        use. 

      

      2.2. Delay
        in Delivery.
        If this
        Lease is executed before the Premises become vacant or otherwise ready for
        occupancy by Tenant or if any present occupant holds over, or any other tenant
        holds a right of first refusal or similar right, and Landlord cannot acquire
        possession of the Premises before the Scheduled Commencement Date or if
        Landlord’s Work is not Substantially Completed (as defined in Exhibit E) and
        Landlord is unable to an occupancy permit for the Premises and possession
        of the
        Premises to Tenant by the Scheduled Commencement Date, then (i) Tenant’s
        obligation to pay Base Rent hereunder shall be waived until Landlord’s Work is
        Substantially Completed and Landlord is able to deliver an occupancy permit
        for
        the Premises and possession of the Premises to Tenant; (ii) the Lease Term
        shall
        be extended by the time elapsing between the Scheduled Commencement Date
        and the
        date on which Landlord’s Work is Substantially Completed and Landlord is able to
        deliver an occupancy permit for the Premises and possession of the Premises
        to
        Tenant (which date will then be defined as the Commencement Date); (iii)
        Landlord shall not be in default hereunder or be liable for damages therefor;
        and (iv) Tenant shall accept possession of the Premises when Landlord tenders
        possession thereof to Tenant. Notwithstanding anything to the contrary contained
        in this Lease, in no event shall the Commencement Date be earlier than the
        date
        on which Landlord obtains a Certificate of Occupancy permitting Tenant to
        occupy
        the Premises. Once the Commencement Date is determined, Tenant shall execute
        and
        deliver to Landlord, within 5 days after Landlord’s written request, a
        Commencement Date Confirmation in the form attached hereto as Exhibit D.
        Notwithstanding the foregoing, if Landlord has not delivered possession of
        the
        Premises to Tenant by the date that is one hundred fifty (150) days from
        the
        date the Construction Drawings per Exhibit E are approved, Tenant shall have
        the
        right to terminate this Lease by written notice to Landlord, with no further
        liability to either party. Notwithstanding anything to the contrary herein,
        the
        one hundred fifty (150) days shall be extended day for day due to any delay
        caused by Tenant, Force Majeure, and/or governmental approval delays not
        resulting from an action of Landlord.

      

      2.3. Early
        Possession.
        Tenant
        shall have thirty (30) days immediately prior to the date by which Landlord
        in
        good faith believes Landlord’s Work shall be Substantially Completed in order to
        install Tenant’s Trade Fixtures and do fixturing work and other work required
        for Tenant to conduct its business in the Premises with no rent or other
        charge
        of any kind imposed on or owed by Tenant. This Lease shall be in full force
        and
        effect, including, but not limited to, the insurance and indemnification
        provisions, during the thirty (30) day period that Tenant is allowed to do
        the
        fixturing work and/or Tenant’s work to the Premises. Tenant shall not be allowed
        to commence business prior to the Commencement Date, and if Tenant commences
        business, then Tenant shall pay Monthly Base Rent in the amount of $30,330.75
        plus a monthly operating expense payment in the amount of $7,651.00,
        and

      
        
          
          

        

        
          3

          
            

          

        

        
          
          

        

      

      such
        other charges as set forth herein from the date Tenant begins doing business
        to
        the Commencement Date, and said payment shall be due on the Commencement
        Date.
        Any amounts to be paid to Landlord by Tenant for any partial calendar month
        pursuant to this paragraph 2.3 shall be prorated.

      

      2.4. Measurement
        of Premises.
        At any
        time during the period commencing on the date hereof and ending upon the
        expiration of the first six (6) months of the Lease Term, Tenant’s architect,
        Valerio Dewalt Train Associates, Inc. (“Tenant’s Architect”) may measure the
        actual square feet of floor area contained within the Premises (the “Floor
        Area”), as determined by reference to the Standard Method for Measuring Floor
        Area being from the outside wall of the Building to the middle of a demising
        wall, if any. If Tenant’s Architect’s measurement of the Floor Area is more or
        less than the floor area of the Premises set forth on page 1 of this Lease,
        Base
        Rent and Tenant’s Proportionate Share (as defined in Paragraph 6.4 of this
        Lease) shall be proportionally adjusted. Tenant’s Architect shall advise
        Landlord of the measurement within ten (10) days after the measurement occurs.
        Landlord shall then have twenty (20) days to obtain a measurement from
        Landlord’s Architect. If Landlord does not accept Tenant’s Architect’s
        measurement, then Landlord shall advise Tenant within ten (10) days after
        Landlord’s Architect has measured the floor area. The Tenant’s Architect and
        Landlord’s Architect shall have fifteen (15) days to resolve any differences
        and/or measurements. If Landlord’s and Tenant’s Architects are unable to resolve
        their differences within fifteen (15) days, then Landlord’s and Tenant’s
        Architects shall choose a third Architect who shall measure the floor space.
        The
        Landlord and Tenant shall equally pay the third Architect, and the third
        Architect’s measurement shall be binding on Landlord and Tenant.

      

      3. USE.

      

      3.1. Permitted
        Use.
        The
        Premises shall be used only for general office purposes and for the light
        manufacturing and assembly, storage, warehousing, inventory and distribution
        of
        aircraft components and related purposes or any other purpose approved in
        writing by Landlord, which approval shall not be unreasonably withheld,
        conditioned or delayed. If Landlord objects to a requested change in use
        of the
        Premises, Landlord shall, within thirty (30) business days after receiving
        such
        request from Tenant, give written notification of same, which notice shall
        include an explanation of Landlord’s objections to the requested change in use.
        Tenant shall not conduct or give notice of any auction, liquidation, or going
        out of business sale on the Premises. Tenant will use the Premises in a careful,
        safe and proper manner and will not commit waste thereon. 

      

      3.2. Compliance
        With Laws.
        Tenant,
        at its sole expense, shall comply in all material respects with all Laws
        (including, without limitation, Environmental Requirements, as defined herein,
        and laws regarding access for handicapped or disabled persons), ordinances
        and
        regulations, and all declarations, covenants, and restrictions, applicable
        to
        Tenant’s use or occupation of the Premises (provided that Landlord gives Tenant
        a copy of any such declaration, covenants and restrictions prior to the
        Commencement Date), and with all governmental orders and directives of public
        officers which impose any duty or restriction applicable to Tenant's use
        or
        occupation of the Premises. Notwithstanding anything in this Lease to the
        contrary, Tenant shall be responsible for the cost of all work required to
        cause
        any Tenant Improvements installed in the Premises by Tenant to comply with
        the
        retrofit requirements of the Americans with Disabilities Act of 1990, and
        all
        rules, regulations, and guidelines promulgated thereunder, as the same may
        be
        amended from time to time, or required as a result of Tenant’s use of the
        Premises (other than retrofit work whose cost has been particularly identified
        as being payable by Landlord in an instrument signed by Landlord and Tenant
        and
        any retrofit work required in connection with the performance of Landlord’s
        Work, regardless of whether such cost is incurred in connection with retrofit
        work required in the Premises or in other areas of the
        Building.

      
        
          
          

        

        
          4

          
            

          

        

        
          
          

        

      

      3.3. Prohibited
        Use.
        Tenant
        shall not permit any objectionable or unpleasant odors, smoke, dust, gas,
        noise,
        or vibrations to emanate from the Premises, or take any other action that
        would
        constitute a nuisance or would disturb, unreasonably interfere with, or endanger
        Landlord or any other tenants of the Project. Tenant will not use or permit
        the
        Premises to be used for any purpose or in any manner that would void Tenant’s or
        Landlord’s insurance, increase the insurance risk, or cause the disallowance of
        any sprinkler credits. If any increase in the cost of any insurance on the
        Premises or the Project is caused solely by Tenant’s use of the Premises, then
        Tenant shall pay the amount of such increase to Landlord (provided that Landlord
        has previously delivered to Tenant a certified statement from Landlord's
        insurance carrier stating that the rate increase was caused solely by an
        activity of Tenant on the Premises). Except as otherwise expressly set forth
        in
        this Lease, outside storage, including without limitation, storage of trucks
        and
        other vehicles, is prohibited without Landlord’s prior written consent. No use
        shall be made of the Premises that would constitute the Premises as a place
        of
        public accommodation under the Americans with Disabilities Act or similar
        state
        statutes or local ordinances or any regulations promulgated thereunder, all
        as
        may be amended from time to time. Landlord expressly acknowledges and agrees
        that notwithstanding anything to the contrary contained in this Paragraph
        3.3,
        (i) Tenant may install and use within the Premises, kitchen type facilities
        and
        appliances for the purpose of providing food and drink to Tenant’s employees and
        invitees, (ii) the emission of certain odors and the generation of certain
        vibrations and noises are incidental to the operation of Tenant’s business on
        the Premises and provided that such noise, vibrations and odors do not violate
        any applicable Laws, and/or do not unreasonably disturb other tenants, then
        the
        generation of such odors, vibrations and noise by Tenant on the Premises
        shall
        not constitute a violation of this Paragraph 3.3, (iii) Tenant shall have
        the
        right to install, at Tenant’s sole cost and expense, a backup generator in a
        location that is in close proximity to the Premises and reasonably acceptable
        to
        Tenant and Landlord, and (iv) Tenant may request from Landlord, and Landlord
        shall in good faith work with Tenant, so that Tenant may have the right to
        use,
        without any additional charge to Tenant, up to approximately 5,000 square
        feet
        of the parking area for outside storage/staging (said portion of the parking
        area being hereinafter referred to as the “Exterior Storage Area”) provided that
        Tenant obtains approval to do so from the City of St. Charles, Missouri and
        complies with any screening requirements imposed by such City as a condition
        of
        such approval. Tenant recognizes that in order for Landlord to allow Tenant
        to
        have the Exterior Storage Area, Tenant may have to eliminate and/or reduce
        the
        number of parking spaces Tenant receives per paragraph 14. The location for
        the
        Exterior Storage Area is depicted on the Site Plan attached hereto as Exhibit
        G
        and hereby made a part hereof. Tenant is hereby granted an easement over
        the
        Land for the purposes of installing, using, maintaining and repairing Tenant’s
        backup generator and the Exterior Storage Area.

      

      4. BASE
        RENT.

      

      4.1. Payment.
        Tenant
        shall pay Base Rent in the amount set forth on page 1 of this Lease. The
        first
        month’s installment of Base Rent, the Security Deposit, and the first monthly
        installment of estimated Operating Expenses (as hereafter defined) shall
        be due
        and payable on the date hereof, and Tenant promises to pay to Landlord in
        advance, without demand, deduction or set—off, monthly installments of Base Rent
        on or before the first day of each calendar month succeeding the Commencement
        Date. Any monthly installment of Base Rent for any fractional calendar month
        shall be prorated based on the number of days in the applicable calendar
        month.
        All payments required to be made by Tenant to Landlord hereunder shall be
        payable at such address as Landlord may specify from time to time by written
        notice delivered in accordance herewith. If Tenant is delinquent in any monthly
        installment of Base Rent, estimated Operating Expenses or any other sums
        due
        hereunder, Tenant shall pay to Landlord on demand a late charge equal to
        five
        percent (5%) of such delinquent sum following the occurrence of any Event
        of
        Default and the expiration of any applicable cure period. The provision for
        such
        late charge shall be in addition to all of Landlord’s other rights and remedies
        hereunder or at law and shall not be construed as a penalty or as limiting
        Landlord’s remedies in any manner. Notwithstanding the foregoing, Landlord shall
        waive the late charge owed by Tenant, if any, once per year.

      
        
          
          

        

        
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      4.2. No
        Offset.
        The
        obligation of Tenant to pay Base Rent and other sums to Landlord and the
        obligations of Landlord under this Lease are independent obligations. Tenant
        shall have no right at any time to abate, reduce, or set—off any rent due
        hereunder except where expressly provided in this Lease. 

      

      5. SECURITY
        DEPOSIT.
        Tenant
        shall deposit with Landlord on the date hereof the Security Deposit, which
        shall
        be held by Landlord as security for the performance of Tenant’s obligations
        under this Lease. The Security Deposit is not an advance rental deposit or
        a
        measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence
        of an Event of Default (hereinafter defined), Landlord may use all or part
        of
        the Security Deposit to pay any payments due under this Lease that are
        delinquent after the giving of any required notice and the expiration of
        any
        applicable cure period provided in this Lease, and the cost of any damage,
        injury, expense or liability directly caused by such Event of Default, without
        prejudice to any other remedy provided herein or provided by law. On Tenant's
        receipt of Landlord's written demand, Tenant shall pay Landlord the amount
        that
        will restore the Security Deposit to its original amount. Landlord’s obligation
        respecting the Security Deposit is that of a debtor, not a trustee; no interest
        shall accrue thereon. If no Event of Default shall exist at the expiration
        or
        earlier termination of this Lease, Landlord shall return the Security Deposit
        to
        Tenant within thirty (30) business days after the expiration or earlier
        termination of this Lease. Landlord shall be released from any obligation
        with
        respect to the Security Deposit upon transfer of this Lease, the Premises
        and
        the Security Deposit to a person or entity assuming Landlord’s obligations under
        this Paragraph 5 provided that such person or entity agrees in writing to
        assume
        Landlord’s obligations respecting the Security Deposit under this Paragraph
        5.

      

      6. OPERATING
        EXPENSE PAYMENTS.

      

      6.1. Estimated
        Payments.
        During
        each month of the Lease Term, on the same date that Base Rent is due, Tenant
        shall pay Landlord an amount equal to 1/12 of the annual cost, as reasonably
        estimated by Landlord from time to time, of Tenant’s Proportionate Share
        (hereinafter defined) of Operating Expenses for the Project. Payments thereof
        for any fractional calendar month shall be prorated. For the purposes of
        this
        Lease, the term “Operating
        Expenses”
shall
        mean all expenses and disbursements of every kind (subject to the limitations
        set forth below) which Landlord incurs, pays or becomes obligated to pay
        in
        connection with the ownership, operation, and maintenance of the Project
        (including the associated Common Areas), including but not limited to the
        following:

      

      (a) wages
        and
        salaries of all employees, agents, consultants and other individuals or entities
        engaged in the operation, repair, replacement, maintenance, and security
        of the
        Project, including taxes, insurance and benefits relating thereto;

      

      (b) all
        supplies and materials used in the operation, maintenance, repair, replacement,
        and security of the Project;

      

      (c) annual
        cost of all capital improvements made to the Project which although capital
        in
        nature can reasonably be expected to reduce the normal operating costs of
        the
        Project, as well as all capital improvements made in order to comply with
        any
        amendment to any existing law or any law hereafter promulgated by any
        governmental authority, as amortized over the useful economic life of such
        improvements as determined by Landlord in its reasonable discretion (without
        regard to the period over which such improvements may be depreciated or
        amortized for federal income tax purposes);

      
        
          
          

        

        
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      (d) cost
        of
        all utilities, other than the cost of utilities actually reimbursed to Landlord
        by the Project’s tenants (including Tenant under paragraph 7 of this
        Lease);

      

      (e) cost
        of
        any insurance or insurance related expense applicable to the Project and
        Landlord’s personal property used in connection therewith;

      

      (f) all
        taxes
        and assessments and governmental charges whether federal, state, county or
        municipal, and whether they be by taxing or management districts or authorities
        presently taxing or by others, subsequently created or otherwise, and any
        other
        taxes and assessments, attributable to the Project (or its operation) and
        the
        Common Areas, excluding, however, federal, state, and local inheritance,
        income
        and estate taxes but excluding real estate taxes and assessments (collectively,
        “Taxes”);
        if
        the present method of taxation changes so that in lieu of the whole or any
        part
        of any Taxes levied on the Land or the Project, there is levied on Landlord
        a
        capital tax directly on the rents received therefrom or a franchise tax,
        assessment, or charge based, in whole or in part, upon such rents for the
        Project, then all such taxes, assessments, or charges, or the part thereof
        so
        based, shall be deemed to be included within the term “Taxes”
for
        the
        purposes hereof;

      

      (g) cost
        of
        repairs, replacements (excluding any capital improvements, except as set
        forth
        in (c) hereinabove), and general maintenance of the Project (including all
        truck
        court areas, loading docks, paving and parking areas, truck bumpers, levelers,
        and truck doors), other than costs necessary to assure the structural soundness
        of the roof (and roof repairs), foundation and exterior walls of the Project
        which are payable solely by Landlord under Paragraph 10; and

      

      (h) cost
        of
        service or maintenance contracts with independent contractors for the

      operation,
        maintenance, repair, replacement, or security of the Project (including,
        without
        limitation, alarm service, window cleaning, exterior painting, mowing, trash
        collection, snow, ice, debris and waste removal, and landscape maintenance)
        and
        the
        customary and reasonable costs of appealing or securing a reduction in the
        real
        estate taxes levied against the Project and actually incurred by Landlord
        (provided that if Landlord is unsuccessful in obtaining a reduction of or
        a
        limit on any increase in any such real estate taxes at the initial hearing
        regarding such matter, and Landlord thereafter elects to appeal the decision
        therefrom, Tenant’s liability with respect to the cost of such appeal shall be
        limited to Tenant’s Proportionate Share of the tax savings achieved from such
        appeal with respect to the first tax year such tax savings are recognized
        by
        Landlord).;
        and

      

      (i) Management
        Fees incurred solely in connection with the management of the Project, which
        shall not exceed three percent (3%) of the annual base rents of Tenant as
        set
        forth in the table on page 1.

      

      There
        are
        specifically excluded from the definition of the term “Operating
        Expenses”
costs
        (1) for capital improvements made to the Project, other than capital
        improvements described in subparagraph (c) above, capital improvements required
        to correct work that, when initially performed by Landlord, was performed
        in
        violation of the then existing Laws governing the performance of such work
        and
        except for items which, though capital for accounting purposes, are properly
        considered maintenance and repair items, such as painting of Common Areas
        and
        the like; (2) for repair, replacements and general maintenance paid by proceeds
        of insurance or pursuant to warranties or by Tenant or other third parties,
        and
        alterations attributable solely to tenants of the Project (including maintenance
        and repair of other tenants’ loading docks) other than Tenant; (3) for interest,
        amortization or other payments on loans to Landlord; (4) for depreciation
        of the
        Project; (5) for leasing commissions; (6) for curing defaults
        by

      
        
          
          

        

        
          7

          
            

          

        

        
          
          

        

      

      Landlord
        or other tenants of the Project; (7) for performing work expressly provided
        in
        this Lease to be borne at Landlord’s expense; (8) for federal income taxes
        imposed on or measured by the income of Landlord from the operation of the
        Project, (9) for legal fees associated with the preparation, interpretation
        and/or enforcements of leases, (10) for the cost of services separately charged
        to and paid by another tenant in the Project, (11) expenses for the defense
        of
        Landlord’s title to the Project and (12) the cost of any artwork..

      

      After
        the
        first year, Landlord and Tenant agree that Tenant’s Proportionate Share of the
        controllable Operating Expenses shall not increase more than four percent
        (4%)
        per annum over Tenant’s Proportionate Share of the previous year’s controllable
        Operating Expenses. The non-controllable Operating Expenses shall be defined
        as
        snow removal, insurance, taxes and utilities, which are not subject to the
        cap
        stated in the preceding sentence. 

      

      6.2. Taxes.
        Tenant’s obligation to pay Taxes is limited to Tenant’s Proportionate Share of
        the Taxes regarding the Project. Tenant must pay Tenant’s Proportionate Share of
        the Taxes at the time and in the manner set forth under Paragraph 6.1, subject
        to adjustment under Paragraph 6.4.

      

      6.3. Insurance
        Premiums.
        Tenant’s obligation to pay insurance premiums is limited to Tenant’s
        Proportionate Share of insurance premiums regarding the Project. Tenant must
        pay
        Tenant’s Proportionate Share of the insurance premiums at the time and in the
        manner set forth in Paragraph 6.1, subject to adjustment under Paragraph
        6.4.

      

      6.4. Actual
        Payments.
        If
        Tenant’s total payments for any year are less than Tenant’s Proportionate Share
        of actual Operating Expenses for such year, Tenant shall pay the difference
        to
        Landlord within 30 days after demand. If the total payments of Tenant for
        any
        year are more than Tenant’s Proportionate Share of actual Operating Expenses for
        such year, Landlord shall retain such excess and credit it against Tenant’s next
        payments. For purposes of calculating Tenant’s Proportionate Share of Operating
        Expenses, a year shall mean a calendar year except the first year, which
        shall
        begin on the Commencement Date, and the last year, which shall end on the
        expiration of this Lease. Settlement of Tenant’s obligation for Operating
        Expenses for the last year of the Lease Term shall be made pursuant to Paragraph
        21. Tenant’s “Proportionate
        Share”
shall
        be a fraction having as its numerator the floor area of the Premises and
        as its
        denominator the total floor area of the Project, all as reasonably determined
        by
        Landlord. Landlord may equitably increase Tenant’s Proportionate Share for any
        item of expense or cost reimbursable by Tenant that relates to a repair,
        replacement, or service made by Landlord in accordance with the terms of
        this
        Lease that benefits only the Premises or only a portion of the Project that
        includes the Premises. The estimated Operating Expenses for the Premises
        set
        forth on the first page of this Lease are only estimates, and Landlord makes
        no
        guaranty or warranty that such estimates will be accurate.

      

      6.5. Audit.
        Landlord shall maintain books and records reflecting the Operating Expenses
        actually paid by Landlord in accordance with sound accounting and management
        practices. Within a reasonable time after the end of each calendar year,
        Landlord shall submit to Tenant a reasonably detailed statement of the actual
        amount of Tenant’s
        Proportionate Share of Operating Expenses for such calendar year setting
        forth (a) Landlord’s actual cost for Operating
        Expenses for
        the
        applicable calendar year by category and amount; (b) the actual amount due
        from
        Tenant for Tenant’s Proportionate Share of such Operating
        Expenses and
        (c)
        the sum of the estimated monthly installments paid by Tenant during the
        applicable calendar year, and within thirty (30) days after receipt of such
        statement, Tenant shall pay any deficiency between the actual amount owed
        by
        Tenant
        and the estimated monthly installments paid
        by
        Tenant
during
        such calendar year. Tenant shall have the right to inspect Landlord’s records at
        Landlord’s office upon at least seventy-two (72) hours’ prior notice during
        normal business hours during the ninety (90) days following the respective
        delivery of any such

      
        
          
          

        

        
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      statement.
        The results of any such inspection shall be kept strictly confidential by
        Tenant
        and its agents, and Tenant must agree to such confidentiality restrictions
        and
        shall specifically agree that the results shall not be made available to
        any
        other tenant of the Building. Unless Tenant sends to Landlord any written
        exception to either such statement within said ninety (90) day period, such
        statement shall be deemed final and accepted by Tenant. Tenant shall pay
        the
        amount shown on any such statement in the manner prescribed in this Lease,
        whether or not Tenant takes any such written exception, without any prejudice
        to
        such exception. If Tenant makes a timely exception, Landlord and Tenant shall
        use good faith efforts to resolve such exception within forty—five (45) days
        thereafter. In the event Landlord and Tenant do not resolve such exception
        within such forty-five (45) day period, Landlord shall cause a qualified
        independent certified public accountant designated by Landlord from a list
        of
        not less than three (3) such accountants selected by Tenant to issue a final
        and
        conclusive resolution of Tenant’s exception. Tenant shall pay the cost of such
        accountant’s determination unless Landlord’s original determination of Tenant’s
        Proportionate Share of Operating Expenses overstated the amount thereof by
        more
        than five percent (5%).

      

      7. UTILITIES.
        Tenant
        shall pay for all water, gas, electricity, heat, light, power, telephone,
        security services, sewer, sprinkler services, refuse and trash collection,
        and
        other utilities and services used on the Premises, all maintenance charges
        for
        utilities, and any storm sewer charges or other similar charges for utilities
        imposed by any governmental entity or utility provider, together with any
        taxes,
        penalties, surcharges or the like pertaining to Tenant’s use of the Premises.
        Landlord shall have the right to cause at Tenant’s expense any of said services
        to be separately metered or charged directly to Tenant by the provider. Tenant
        shall pay its share of all charges for jointly metered utilities based upon
        consumption, as reasonably determined by Landlord (at rates that would have
        been
        payable if such utilities and services had been directly billed by the utilities
        or services providers to Tenant). Gas, water and electricity serving the
        Premises shall be separately metered by meters installed by Landlord as part
        of
        the Landlord’s Work and directly billed by the utilities or service providers to
        Tenant. Landlord shall not be liable for any interruption or failure of
        utilities or any other service to the Premises and no such interruption or
        failure shall result in the abatement of rent hereunder or otherwise permit
        Tenant to terminate this Lease. Notwithstanding anything in this Lease to
        the
        contrary, Landlord shall use commercially reasonable efforts to promptly
        restore
        utility service, provided that such restoration is within Landlord’s control. In
        the event restoration of service is within Landlord’s control and Landlord fails
        to restore such service within five (5) business days after receiving notice
        from Tenant, thereby causing the Premises to be rendered untenantable by
        Tenant
        (meaning that Tenant is unable to use such space in the normal course of
        its
        business) for more than five (5) consecutive business days after Landlord’s
        receipt of notice from Tenant of the interruption of such service and Landlord’s
        failure to restore such service within said five (5) business day period,
        Monthly Base Rent and the monthly Operating Expense payment payable by Tenant
        under this Lease shall abate on a per diem basis for each day after such
        five
        (5) business day period during which the Premises remain untenantable. Tenant
        agrees to limit use of water and sewer for normal restroom use and nothing
        herein contained shall impose upon Landlord any duty to provide sewer or
        water
        usage for other than normal restroom usage.

      

      8. TAXES.
        Landlord agrees to pay all Taxes that accrue against the Project during the
        Lease Term, which shall be included as part of the Operating Expenses charged
        to
        Tenant hereunder, provided Landlord shall have the right to contest by
        appropriate legal proceedings the amount, validity, or application of any
        Taxes
        or liens thereof. If Landlord decides not to contest the real estate taxes,
        then
        Tenant shall have the right, at Tenant’s sole expense, to contest the real
        estate taxes with the appropriate legal authority. All capital levies or
        other
        taxes assessed or imposed on Landlord upon the rents payable to Landlord
        under
        this Lease and any franchise, tax, any excise, transaction, sales or privilege
        tax, assessment, levy or charge measured by or based, in whole or in part,
        upon
        such rents from the Premises and/or the Project or any portion thereof shall
        be
        paid by Tenant to Landlord monthly in estimated installments or upon demand,
        at
        the option of Landlord, as additional rent. The foregoing shall
        not

      
        
          
          

        

        
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      include
        taxes on Landlord’s taxable income as determined under federal, state and local
        income tax laws. Taxes
        shall not include any interest, fines or penalties charged to Landlord as
        a
        result of Landlord’s failure to timely pay any Taxes due or any taxes that may
        be levied upon or against any personal property of Landlord. If
        Taxes
        are levied or assessed directly against Tenant, then Tenant shall be responsible
        for and shall pay the same at such times and in such manner as the taxing
        authority shall require. Tenant shall be liable for all taxes levied or assessed
        against any personal property or fixtures placed in the Premises, whether
        levied
        or assessed against Landlord or Tenant.

      

      9. INSURANCE.
        

      

      9.1. Landlord’s
        Insurance.
        Landlord shall maintain flood insurance and such fire and extended coverage
        insurance covering the Project (including, without, limitation, all improvements
        to the Premises installed by Landlord as part of Landlord’s Work) in an amount
        not less than one hundred percent (100%) of the replacement cost of the Project,
        as Landlord deems appropriate. Landlord may, but is not obligated to, maintain
        such other insurance and additional coverages as it may deem necessary,
        including, but not limited to, commercial liability insurance. All such
        insurance shall be included as part of the Operating Expenses charged to
        Tenant
        hereunder. The Project may be included in a blanket policy (in which case
        the
        cost of such insurance allocable to the Project will be determined by Landlord
        based upon the insurer’s cost calculations). Tenant shall also reimburse
        Landlord for any increased premiums or additional insurance, which Landlord
        reasonably deems necessary as a result of Tenant’s use of the Premises as
        provided in Paragraph 3.3 of this Lease.

      

      9.2. Tenant’s
        Insurance.
        Tenant,
        at its own expense, shall maintain during the Lease Term a policy or policies
        of: fire and extended coverage insurance covering the replacement cost of
        all
        property and improvements, installed or placed in the Premises by Tenant;
        worker’s compensation insurance with no less than the minimum limits required by
        law; employer’s liability insurance with such limits as required by law;
        commercial liability insurance, with liability limits of not less than
        $5,000,000 combined single limit per occurrence (together with such reasonable
        umbrella coverage as Landlord may require) for property damage, personal
        injuries, or deaths of persons occurring in or about the Premises; provided,
        however, that Landlord may from time to time require a reasonable increase
        in
        any such limits (but not more frequently than every three (3) years). The
        commercial liability policies shall name Landlord as an additional insured,
        insure on an occurrence and not a claims—made basis, be issued by insurance
        companies which are reasonably acceptable to Landlord, not be cancelable
        unless
        30 days prior written notice shall have been given to Landlord, and provide
        primary coverage to Landlord (any policy issued to Landlord providing duplicate
        or similar coverage shall be deemed excess over Tenant’s policies). Such
        policies or certificates thereof shall be delivered to Landlord by Tenant
        upon
        commencement of the Lease Term and upon each renewal of said insurance.
Nothing
        in this Paragraph 9.2 shall prevent Tenant from taking out insurance of the
        kind
        and in the amount provided for under this Paragraph 9.2 under a blanket
        insurance policy or policies carried by Tenant provided, however, that such
        policies of blanket insurance shall, as respects the Premises, contain the
        various provisions required of such an insurance policy by this Paragraph
        9.2.

      

      9.3. Waiver
        of Subrogation.
        The
        fire and extended coverage insurance obtained by Landlord and Tenant covering
        their respective property shall include a waiver of subrogation by the insurers
        of all rights based upon an assignment from its insured, against Landlord
        or
        Tenant, their officers, directors, employees, managers, agents, invitees,
        and
        contractors, in connection with any loss or damage thereby insured against.
        Neither party nor its officers, directors, employees, managers, agents, invitees
        or contractors shall be liable to the other for loss or damage caused by
        any
        risk covered by fire and extended coverage property insurance, and each party
        waives any claims against the other party, and

      
        
          
          

        

        
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      its
        officers, directors, employees, managers, agents, invitees and contractors
        for
        such loss or damage. The failure of a party to insure its property shall
        not
        void this waiver.

      

      10. LANDLORD’S
        REPAIRS.
        Landlord shall maintain, at Landlord’s expense, only the structural soundness of
        the roof (including roof repairs), foundation, floor slab, and exterior walls
        of
        the Project in good repair and safe condition and in accordance with the
        requirements of applicable Laws, reasonable wear and tear and casualty losses
        and damages caused by Tenant excluded, but subject to the waiver of subrogation
        contained in Paragraph 9.3 of this Lease. The term “walls”
as
        used
        in this Paragraph 10 shall not include windows, glass or plate glass, doors
        or
        overhead doors, special store fronts, dock bumpers, dock plates or levelers,
        or
        office entries. Tenant shall immediately give Landlord written notice of
        any
        repair required by Landlord pursuant to this Paragraph 10, after which Landlord
        shall have a reasonable opportunity to repair. Landlord shall exercise due
        diligence in making the repairs which are the obligation of Landlord under
        this
        Paragraph 10.

      

      11. REPAIR
        OF COMMON AREAS; TENANT’S REPAIRS.
        Except
        only those repairs for which Landlord is responsible under Paragraph 10,
        Landlord, at Tenant’s cost and expense as set forth in paragraph 6 above, shall
        maintain in good repair and condition all parts of the Common Areas and the
        parking areas, driveways, alleys, exterior lighting and landscape and grounds
        surrounding the Project and the Premises. Without limiting the foregoing,
        Landlord shall, at Tenant’s cost and expense as set forth in paragraph 6 above,
        maintain the heating, ventilating and air conditioning equipment serving
        the
        Premises. Tenant, at Tenant’s expense, shall maintain all other mechanical
        systems and components that solely serve the Premises, including
        interior lighting,
        electrical systems, and plumbing lines and equipment, reasonable wear and
        tear
        and condemnation and casualty losses excepted. Tenant shall reimburse Landlord
        for Tenant’s Proportionate Share of all costs and expenses incurred by Landlord
        in the performance of its obligations under this Paragraph 11 in accordance
        with
        the provisions of Paragraph 6, above, except to the extent such repairs and
        replacements are covered by insurance on the Project under policies naming
        Landlord as the insured. Notwithstanding the foregoing, Landlord may at any
        time, upon thirty (30) days’ written notice, require Tenant to assume timely
        maintenance and repair obligations for the heating, ventilating and air
        conditioning equipment serving solely the Premises. In such case, Tenant,
        at its
        own cost and expense and subject to Landlord’s prior right to contract for such
        services, shall enter into and deliver to Landlord one or more maintenance
        service contracts reasonably acceptable to Landlord with a contractor(s)
        approved by Landlord (such approval not to be unreasonably withheld) for
        the
        heating, ventilating and air conditioning system and equipment serving solely
        the Premises. The service and maintenance contract(s) must include all services
        reasonably required by Landlord and must become effective within 30 days
        after
        Landlord’s written request therefor. In the event Tenant does not so deliver the
        service contract(s), and/or if Tenant does not adequately maintain the portions
        of the Premises that Tenant is responsible for maintaining under this Paragraph
        11, then after the giving of any required notice and the expiration of any
        applicable cure period provided in this Lease, Landlord shall have the right
        to
        contract for said service without notice to Tenant, and Tenant shall upon
        demand
        reimburse Landlord for the full cost thereof. Subject to the provisions of
        Paragraph 9.3 and Paragraph 15 of this Lease, Tenant shall repair and pay
        for
        any damage to the Premises or the Project caused by Tenant and Tenant’s
        employees, agents, or invitees, or caused by Tenant’s default hereunder except
        to the extent covered by Landlord’s insurance. Notwithstanding any provision of
        this Lease to the contrary, Tenant’s obligations under this Paragraph 11 shall
        not include making (i) any repair or improvement necessitated by the negligence
        or willful misconduct of Landlord, its agents, employees or servants, which
        repair shall be the responsibility of Landlord; (ii) any repair or improvement
        required by Landlord’s failure to perform its obligations under this Lease or
        under any other agreement between Landlord and Tenant, which repair shall
        be the
        responsibility of Landlord; or (iii) any structural or seismic repairs,
        improvements or alterations to the Premises or Project.

      
        
          
          

        

        
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      12. TENANT
        IMPROVEMENTS AND TRADE FIXTURES.

      

      12.1. Tenant
        Improvements.
        Any
        alterations, additions, or improvements made by or on behalf of Tenant to
        the
        Premises after the completion of the Landlord Work (not including Tenant’s Trade
        Fixtures) (“Tenant
        Improvements”)
        shall
        be subject to Landlord’s prior written consent, which consent shall not be
        unreasonably withheld, conditioned or delayed. All Tenant Improvements shall
        comply with applicable insurance requirements (provided that Landlord shall
        advise Tenant in writing of any such requirements of Landlord’s insurers) and
        with applicable Laws, including, without limitation and to the extent applicable
        Laws, regarding removal or alteration of structural or architectural barriers
        to
        handicapped or disabled persons (and Tenant shall construct at its expense
        any
        alteration required by such Laws, as they may be amended). All Tenant
        Improvements shall be constructed in a good and workmanlike manner and only
        good
        grades of materials shall be used. All plans and specifications for any Tenant
        Improvements shall be submitted to Landlord for its approval, which approval
        shall not be unreasonably withheld, conditioned or delayed, and Landlord
        may
        thereafter monitor construction; and Tenant shall reimburse Landlord for
        its
        reasonable actual costs in reviewing plans and documents and in monitoring
        construction (such costs not to exceed two percent (2%) of the cost to construct
        the applicable Tenant Improvements in the aggregate). Landlord shall have
        a
        period of thirty (30) days after the date on which Landlord receives any
        such
        plans and specifications in which to approve such plans and specifications
        or to
        request corrections or changes thereto. If Landlord neither approves nor
        disapproves any such plans and specifications within such thirty (30) day
        period, then Landlord shall be deemed to have approved such plans and
        specifications. If Landlord disapproves of all or any portion of any such
        plans
        and specifications, Landlord shall give Tenant a written explanation of the
        reason(s) for such disapproval and the corrections or changes that are necessary
        for Landlord to approve such plans and specifications. Landlord and Tenant
        shall
        fully cooperate with one another to revise any such plans and specifications
        until such plans and specifications are acceptable to Landlord and Tenant.
        Landlord may post on and about the Premises notices and give notices that
        Landlord shall not be liable on account of any damage or claim in connection
        with such construction, and Tenant shall provide Landlord with the identities
        and mailing addresses of all persons performing work or supplying materials,
        prior to beginning such construction. Landlord’s right to review plans and
        specifications and monitor construction shall be solely for its own benefit,
        and
        Landlord shall have no duty to see that such plans and specifications or
        construction comply with applicable Laws. At Landlord’s request, Tenant shall
        obtain from its contractor a payment and performance bond for any Tenant
        Improvement that costs in excess of $25,000.00, which bonds shall be delivered
        to Landlord prior to commencement of work on the Tenant Improvements and
        shall
        be in form and substance reasonably satisfactory to Landlord. Upon completion
        of
        any Tenant Improvements, Tenant shall deliver to Landlord sworn statements
        setting forth the names of all contractors and subcontractors who did work
        on
        the Tenant Improvements and final lien waivers from all such contractors
        and
        subcontractors. Notwithstanding anything to the contrary contained in this
        Lease, Tenant shall not be required to remove any Tenant Improvement requiring
        Landlord’s consent unless Landlord shall notify Tenant in connection with
        Landlord’s approval of the plans and specifications therefor, whether Tenant
        shall be required to remove such Tenant Improvement at the expiration of
        the
        Lease Term. 

      

      12.2. Trade
        Fixtures.
        Tenant,
        at its own cost and expense, may erect and install the equipment and machinery
        listed and described on Exhibit H attached hereto and hereby made apart hereof
        and such shelves, bins, equipment, machinery apparatus, appliances and other
        property and trade fixtures and all appurtenances thereto in the Premises
        (collectively “Trade
        Fixtures”)
        as it
        desires provided that such items do not alter the basic character of the
        Premises or the Project, do not overload or damage the same, and may be removed
        without injury to the Premises, and provided that the construction, erection,
        and installation thereof complies with all applicable Laws, and with Landlord’s
        reasonable requirements. Tenant may remove any of its Trade Fixtures from
        the
        Premises at any time and from time to time during the Lease Term provided
        that
        Tenant repairs any damage caused by such removal. Upon the expiration
        of

      
        
          
          

        

        
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      the
        Lease
        Term, Tenant shall remove its Trade Fixtures and shall repair any damage
        caused
        by such removal, by the last day of the Lease Term. 

      

      13. SIGNS.
        Tenant
        shall not make any changes to the exterior of the Premises, install any exterior
        lights, decorations, balloons, flags, pennants, banners, or painting, or
        erect
        or install any signs, windows or door lettering, placards, decorations, or
        advertising media or any type which can be viewed from the exterior of the
        Premises, without Landlord’s prior written consent, which consent shall not be
        unreasonably withheld, conditioned or delayed. Notwithstanding anything to
        the
        contrary contained in this Paragraph 13, Tenant
        shall have the right to install signage for Tenant’s business in the Premises on
        the exterior of the Building provided that such signage receives the prior
        approval of the City of St. Charles, Missouri. Upon
        vacation of the Premises, Tenant shall remove all signs and repair, paint,
        and/or replace the building facia surface to which its signs are attached.
        Tenant shall obtain all applicable governmental permits and approvals for
        sign
        and exterior treatments. All signs, decorations, advertising media, blinds,
        draperies and other window treatment or bars or other security installations
        visible from outside the Premises shall be subject to Landlord’s approval (which
        approval shall not be unreasonably withheld, conditioned or delayed) and
        conform
        in all respects to Landlord’s requirements as provided to Tenant in
        writing.

      

      14. PARKING.
        Tenant
        shall be entitled to park in common with other tenants of the Project in
        those
        areas designated by Landlord within the Common Areas for parking. Except
        for
        parking reserved for Tenant’s use pursuant to the last sentence of this
        Paragraph 14 and the Exterior Storage Area, Landlord reserves the right,
        in its
        absolute discretion, to determine whether such parking facilities are becoming
        crowded and, in such event, to allocate parking spaces among Tenant and other
        tenants in the Project. All parking spaces may only be used for parking
        passenger vehicles, trucks, and tractor-trailers. Landlord, in addition to
        its
        other remedies, shall have the right to remove or tow away any oversized
        vehicles. Landlord shall not be responsible for enforcing Tenant’s parking
        rights against any third parties. Notwithstanding anything to the contrary
        contained in this Paragraph 14, Tenant shall at all times have the exclusive
        right to use One Hundred (100) parking spaces in the portions of the parking
        areas designated as “Tenant’s Parking Area” on Exhibit G the at no additional
        charge to Tenant. Tenant shall have the right to place signs designating
        the
        parking spaces reserved for Tenant’s use. In addition, Tenant shall have the
        right to fifty-six (56) non-reserved parking spaces in the parking
        area.

      

      15. FIRE
        AND CASUALTY DAMAGE.

      

      15.1. Notice.
        If at
        any time during the Lease Term, the Premises or the Project is damaged by
        fire
        or other casualty, Landlord may elect upon notice to Tenant delivered as
        soon as
        practicable but not later than sixty (60) days after the date of such loss
        to
        terminate this Lease effective upon the date of such damage or destruction
        or to
        repair and reconstruct the damaged portion(s) of the Premises and/or the
        Project
        to substantially the same condition in which they existed immediately before
        the
        damage, except that Landlord shall not be required to repair and reconstruct
        any
        fixtures, additions, or other improvements that Tenant is required to insure
        under Paragraph 9. Notwithstanding anything to the contrary contained in
        this
        Paragraph 15.1, if the Premises are so damaged or destroyed that the Premises
        cannot be repaired or reconstructed within one hundred eighty (180) days
        from
        the date of such damage or destruction, Tenant may terminate this Lease by
        written notice delivered to Landlord within ninety (90) days following such
        damage or destruction. 

      

      15.2. Landlord’s
        Repair.
        If
        Tenant has not elected to terminate this Lease pursuant to Paragraph 15.1,
        above, and Landlord elects to repair and reconstruct the damaged portion(s)
        of
        the Premise and/or the Project, the repair and replacement will be made within
        one hundred eighty (180) days from the date of such damage or destruction,
        subject to delays arising from Force Majeure events, and this

      
        
          
          

        

        
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      Lease
        shall remain in full force and effect. Tenant at Tenant’s expense shall perform
        promptly following Landlord’s completion of the repair and reconstruction to be
        performed by Landlord, subject to delays arising from Force Majeure events,
        all
        repairs or restoration not required to be done by Landlord and shall promptly
        after the completion of all required repairs and reconstruction, reenter
        the
        Premises and commence doing business in accordance with this Lease. Tenant
        may
        terminate this Lease by notice to Landlord (given within 10 days after the
        180-day period) if Landlord’s repair or reconstruction has not been
        substantially completed within such 180-day period plus any period by which
        such
        repair or replacement was delayed by any act or neglect by Tenant or its
        contractors or Force Majeure events. 

      

      15.3. Base
        Rent Abatement.
        If the
        Premises or a portion thereof is not usable as a result of damage by fire
        or
        other casualty to the Premises or building in which the Premises are located,
        and Landlord elects to repair and/or reconstruct the damaged improvements,
        Base
        Rent shall be abated for the period of repair and reconstruction in the
        proportion which the area of the Premises which is not usable by Tenant bears
        to
        the total area of the Premises. Except as otherwise expressly provided in
        this
        Lease, such abatement shall be the sole remedy of Tenant, and to the extent
        permitted by applicable law, Tenant waives any right to terminate the Lease
        by
        reason of damage or casualty loss.

      

      16. CONDEMNATION.
        If the
        whole or any substantial part of the Premises or the Project should be taken
        for
        any public or quasi—public use under governmental law, ordinance or regulation,
        or by right of eminent domain, or by private purchase in lieu thereof (a
        “Taking”
or
        “Taken”),
        and
        the Taking would prevent or materially interfere with the permitted use of
        the
        Premises, Landlord or Tenant may terminate this Lease as of the date of such
        Taking and/or date Tenant abandons the Premises, whichever date occurs later,
        by
        giving written notice to the other party. If, in Landlord’s reasonable judgment,
        any such Taking would materially interfere with or impair its ownership or
        operation of the Project, then upon written notice by Landlord to Tenant
        this
        Lease shall terminate. If this Lease is terminated pursuant to this Paragraph
        16, Monthly Base Rent and Monthly Operating Expense payments shall be
        apportioned as of the date of such Taking and/or date Tenant abandons the
        Premises, whichever occurs later. If part of the Premises shall be Taken
        and
        this Lease is not terminated as provided above, (i) the Base Rent payable
        hereunder during the unexpired Lease Term shall be reduced to such extent
        as may
        be fair and reasonable under the circumstances, and (ii) Tenant’s Proportionate
        Share and Monthly Operating Expense payment shall be adjusted accordingly.
        In
        the event of any such Taking, Landlord shall be entitled to receive the entire
        price or award from any such Taking without any payment to Tenant, and Tenant
        hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant
        shall have the right to make a separate claim against the condemning authority
        (but not Landlord) for such compensation as may be separately awarded or
        recovered by Tenant for moving expenses and to the extent that same shall
        not
        diminish Landlord’s award, damage to Tenant’s Trade Fixtures. If fifty percent
        (50%) or more of the parking spaces allocated for Tenant’s use under this Lease
        is taken by condemnation, Tenant may terminate this Lease. If fifty percent
        (50%) or more of the parking area located on the Land is taken by condemnation,
        either party shall have the right to terminate this Lease pursuant to this
        Section. 

      

      17. ASSIGNMENT
        AND SUBLETTING.

      

      17.1. General.
        Except
        as otherwise provided in Paragraph 17.2 of this Lease, without Landlord’s prior
        written consent (not to be unreasonably withheld, conditioned or delayed),
        Tenant shall not assign this Lease or sublease the Premises or any part thereof
        or mortgage, pledge or hypothecate its leasehold interest or grant any
        concession or license within the Premises and any attempt to do any of the
        foregoing shall be void and of no effect. This prohibition against assigning
        or
        subletting shall be construed to include a prohibition against any assignment
        or
        subletting by operation of law and shall bind any permitted assignee or
        sublessee. For purposes of this paragraph, a transfer of the ownership
        interests

      
        
          
          

        

        
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      controlling
        Tenant shall be deemed an assignment of this Lease unless Tenant’s ownership
        interests are publicly traded. If Tenant requests Landlord’s consent to any
        assignment, subletting or other transfer, then Tenant shall provide Landlord
        with a written description of all terms thereof, copies of the proposed
        documentation and the following information about the proposed assignee,
        sublessee or other transferee: name and address; reasonably satisfactory
        information about its proposed business and business history; its proposed
        use
        of the Premises; banking, financial and other credit information; and other
        information reasonably sufficient to enable Landlord to determine the proposed
        transferee’s creditworthiness and character. If Landlord consents to a proposed
        assignment, subletting or other transfer, then the proposed transferee shall
        deliver to Landlord a written agreement whereby it assumes the Tenant’s
        obligations hereunder. Landlord’s consent to any assignment, subletting or other
        transfer shall not waive Landlord’s rights as to any subsequent assignment,
        subletting or transfer. Tenant shall reimburse Landlord for all of Landlord’s
        reasonable out—of—pocket expenses in connection with any assignment, sublease or
        other transfer.

      

      17.2. Affiliate
        Transfers.
        Notwithstanding anything to the contrary contained in subparagraph 17.1 above,
        Tenant may assign or sublet the Premises or any part thereof to any entity
        controlling Tenant, controlled by Tenant or under common control with Tenant
        (a
“Tenant
        Affiliate”)
        without the prior written consent of Landlord for so long as any such Tenant
        Affiliate has the same or better financial strength as Tenant had as of the
        date
        of this Lease, as evidenced in a manner reasonably acceptable to Landlord.
        In
        such event, Tenant must give Landlord at least ten (10) days prior written
        notice, furnish appropriate financial documentation concerning such Tenant
        Affiliate and execute and deliver to Landlord such instruments as Landlord
        may
        reasonably request with such respect to any such assignment or
        subletting.

      

      17.3. Termination.
        Upon
        Landlord’s receipt of Tenant’s written notice of a desire to assign or sublet
        the Premises, or any part thereof (other than to a Tenant Affiliate), if
        Tenant
        has advised Landlord of Tenant’s intent to sublet fifty percent (50%) or more of
        the Premises, Landlord shall have the right, to be exercised by giving written
        notice to Tenant within twenty (20) days after receipt of Tenant’s notice, to
        terminate this Lease with respect to the portion of the Premises described
        in
        Tenant’s notice, as of the date specified in Tenant’s notice for the
        commencement of the proposed assignment or sublease. 

      

      17.4. Additional
        Compensation.
        In the
        event that the rent due and payable by a sublessee or assignee (or a combination
        of the rental payable under such sublease or assignment plus any bonus or
        other
        consideration therefor or incident thereto) exceeds the rental payable under
        this Lease, then Tenant shall be bound and obligated to pay Landlord as
        additional rent hereunder fifty percent (50%) of all such excess consideration
        within 10 days following receipt thereof by Tenant. For purposes hereof,
“excess
        consideration” shall be determined taking into account Tenant’s payment of the
        following with respect to any such assignment or sublease: (i) reasonable
        attorneys’ fees, (ii) tenant improvement allowances or rental concessions, (iii)
        brokerage commissions, (iv) advertising costs and (v) any other reasonable
        costs
        or fees associated with the transaction. 

      

      17.5. No
        Release.
        Notwithstanding any assignment, subletting or other transfer, Tenant and
        any
        guarantor or surety of Tenant’s obligations under this Lease shall at all times
        remain fully responsible and liable for the payment of the rent and for
        compliance with all of Tenant’s other obligations under this Lease (regardless
        of whether Landlord’s approval has been obtained for any such assignments or
        sublettings). If this Lease be assigned or if the Premises be subleased (whether
        in whole or in part) or in the event of the mortgage, pledge, or hypothecation
        of Tenant’s leasehold interest or grant of any concession or license within the
        Premises or if the Premises be occupied in whole or in part by anyone other
        than
        Tenant, then upon the occurrence of an Event of Default hereunder Landlord
        may
        collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom
        the
        leasehold interest was hypothecated, concessionee or licensee or other occupant
        and, except to the extent set forth in the

      
        
          
          

        

        
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      preceding
        paragraph, apply the amount collected to the next rent payable hereunder.
        No
        such transaction or collection of rent or application thereof by Landlord,
        however, shall be deemed a waiver of these provisions or a release of Tenant
        from the further performance by Tenant of its covenants, duties, or obligations
        hereunder.

      

      17.6. Landlord
        Transfer.
        Landlord may transfer, in whole or in part, the Project and any of its rights
        under this Lease. If Landlord assigns its rights under this Lease, then except
        as otherwise set forth in Paragraph 5 or this Lease with respect to the Security
        Deposit, Landlord shall thereby be released from any further obligations
        hereunder provided that the assignee thereof agrees in writing to assume
        all of
        Landlord’s covenants, obligations and agreements under this Lease.

      

      18. INDEMNIFICATION
        AND WAIVER.
        

      

      18.1 By
        Tenant.
        Except
        for any loss or damage covered by Landlord’s insurance, Tenant agrees to
        indemnify, defend and hold harmless Landlord, and Landlord’s partners, officers,
        directors, agents and employees, from and against any and all claims, demands,
        actions, liabilities, damages, costs and expenses (including reasonable
        attorneys’ fees) for injuries to any person and except as provided in Paragraph
        9.3 of this Lease, damage to or theft or misappropriation or loss of property
        occurring in or about the Project, and arising from the use and occupancy
        of the
        Premises or from any activity, work, or thing done, permitted or suffered
        by
        Tenant in or about the Premises (including, without limitation, any alteration
        by Tenant) or from any breach or default on the part of Tenant in the
        performance of any covenant or agreement on the part of Tenant to be performed
        under this Lease or due to any other act or omission of Tenant, its subtenants,
        assignees, invitees, employees, contractors and agents. The furnishing of
        insurance required hereunder shall not be deemed to limit Tenant’s obligations
        under the provisions of this Paragraph 18. Landlord and its partners, officers,
        directors, agents and employees shall not be liable for, and Tenant hereby
        waives all claims against such parties for, injury to persons or damage to
        property sustained by Tenant or any person claiming through Tenant resulting
        from any accident or occurrence in or upon the Premises or in or about the
        Project from any cause whatsoever, except for injury or damage caused by
        the
        negligence or willful misconduct of Landlord, or its agents, employees or
        contractors.

      

      18.2 By
        Landlord.
        Landlord agrees to indemnify, defend and hold harmless Tenant, and Tenant’s
        partners, officers, directors, agents and employees, from and against any
        and
        all claims, demands, actions, liabilities, damages, costs and expenses
        (including reasonable attorneys’ fees) for injuries to any person and, except as
        provided in Paragraph 9.3 of this Lease, damage to or theft or misappropriation
        or loss of property occurring in or about the Common Areas, from any breach
        or
        default on the part of Landlord in the performance of any covenant or agreement
        on the part of Landlord to be performed under this Lease or due to any other
        act
        or omission of Landlord, its assignees, invitees, employees, contractors
        and
        agents. The furnishing of insurance required hereunder shall not be deemed
        to
        limit Landlord’s obligations under the provisions of this Paragraph 18. Tenant
        and its partners, officers, directors, agents and employees shall not be
        liable
        for, and Landlord hereby waives all claims against such parties for, injury
        to
        persons or damage to property sustained by Landlord or any person claiming
        through Landlord resulting from any accident or occurrence or in or about
        the
        Common Areas from any cause whatsoever, except for injury or damage caused
        by
        the negligence or willful misconduct of Tenant, or its agents, employees
        or
        contractors.

      

      19. INSPECTION
        AND ACCESS.
        Landlord and its agents, representatives, and contractors, upon reasonable
        notice to Tenant, shall have the right to enter the Premises during Tenant's
        normal office hours (which hours are 8:00 a.m. to 5:00 p.m.) at such time
        as
        Landlord or its agents, representatives and contractors may be accompanied
        by a
        representative of Tenant, to inspect the Premises and to make such repairs
        as
        may be required or permitted pursuant to this Lease.

      
        
          
          

        

        
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      Notwithstanding
        the preceding sentence, if there is an emergency, Landlord at any time, may
        enter the Premises without notice to Tenant. Landlord and Landlord’s
        representatives, upon reasonable notice to Tenant, may enter the Premises
        during
        Tenant’s normal office hours for the purpose of showing the Premises to
        prospective lenders or purchasers or, during the last six (6) months of the
        Lease Term, prospective tenants; in addition, Landlord shall have the right
        to
        erect a suitable sign on the Premises stating the Premises are available
        to let
        (provided that such “to let” sign may only be erected during the last six (6)
        months of the Lease Term) or that the Project is available for
        sale.

      

      20. QUIET
        ENJOYMENT.
        If
        Tenant shall perform all of the covenants and agreements herein required
        to be
        performed by Tenant, Tenant shall, subject to the terms of this Lease, at
        all
        times during the Lease Term, have peaceful and quiet enjoyment of the Premises
        against any person claiming by, through or under Landlord, but not
        otherwise.

      

      21. SURRENDER.

      

      21.1. Removal/Repair.
        Upon
        termination of the Lease Term or earlier termination of Tenant’s right of
        possession, Landlord may, by notice to Tenant, require Tenant at Tenant’s
        expense to remove any or all Trade Fixtures and/or any or all Tenant
        Improvements that Landlord requires Tenant to remove pursuant to Paragraph
        12.1
        of this Lease and to repair any damage caused by such removal. Landlord will
        not
        require removal of any part of the Landlord’s Work or any tenant improvements
        existing in the Premises prior to the Commencement Date of this Lease. Any
        Trade
        Fixtures, Tenant Improvements, or other property not so removed by Tenant
        as
        permitted or required herein within fifteen (15) days following Tenant’s receipt
        of Landlord’s written demand therefor, shall be deemed abandoned and may be
        stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant
        waives all claims against Landlord for any damages resulting from Landlord’s
        retention and disposition of such property. All Tenant Improvements except
        those
        that Landlord requires Tenant to remove shall remain in the Premises as the
        property of Landlord.

      

      21.2. Survival.
        All
        obligations of Tenant hereunder not fully performed as of the termination
        of the
        Lease Term shall survive the termination of the Lease Term, including without
        limitation, all payment obligations with respect to Operating Expenses and
        all
        obligations concerning the condition and repair of the Premises. 

      

      22. HOLDING
        OVER.
        If, for
        any reason, Tenant retains possession of the Premises after the termination
        of
        the Lease Term, unless otherwise agreed in writing, such possession shall
        be
        subject to immediate termination by Landlord at any time, and all of the
        other
        terms and provisions of this Lease (excluding any expansion or renewal option
        or
        other similar right or option) shall be applicable during such holdover period,
        except that Tenant shall pay Landlord from time to time, upon demand, as
        Base
        Rent for the holdover period, an amount equal to one hundred fifty percent
        (150%) the Base Rent in effect on the termination date, computed on a monthly
        basis for each month or part thereof during such holding over. All other
        payments shall continue under the terms of this Lease. In addition, Tenant
        shall
        be liable for all direct damages incurred by Landlord as a result of such
        holding over. No holding over by Tenant, whether with or without consent
        of
        Landlord, shall operate to extend this Lease except as otherwise expressly
        provided, and this Paragraph 22 shall not be construed as consent for Tenant
        to
        retain possession of the Premises.

      

      23. EVENTS
        OF DEFAULT.
        Each of
        the following events shall be an event of default (“Event
        of Default”)
        by
        Tenant under this Lease:

      

      (i) Tenant
        shall fail to pay any installment of Base Rent, Operating Expense Payment
        or any
        other payment required herein when due, and such failure shall continue for
        a

      
        
          
          

        

        
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      period
        of
        five (5) business days from the date such payment was due; provided, however,
        Landlord agrees to give Tenant written notice thereof up to two (2) times
        in any
        consecutive twelve (12) month period, and Tenant shall have three (3) business
        days after receipt of said notice to cure the Default.

      

      (ii) Tenant
        or
        any guarantor or surety of Tenant’s obligations hereunder shall (A) become
        insolvent; (B) admit in writing its inability to pay its debts; (C) make
        a
        general assignment for the benefit of creditors; or (D) commence any case,
        proceeding or other action seeking to have an order for relief entered on
        its
        behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking
        reorganization, arrangement, adjustment, liquidation, dissolution or composition
        of it or its debts under any law relating to bankruptcy, insolvency,
        reorganization or relief of debtors or seeking appointment of a receiver,
        trustee, custodian or other similar official for it or for all or of any
        substantial part of its property.

      

      (iii) Any
        case,
        proceeding or other action against Tenant or any guarantor or surety of Tenant’s
        obligations hereunder shall be commenced seeking (A) to have an order for
        relief
        entered against it as debtor or to adjudicate it a bankrupt or insolvent;
        (B)
        reorganization, arrangement, adjustment, liquidation, dissolution or composition
        of it or its debts under any law relating to bankruptcy, insolvency,
        reorganization or relief of debtors; or (C) appointment of a receiver, trustee,
        custodian or other similar official for it or for all or any substantial
        part of
        its property, and such case, proceeding or other action results in the entry
        of
        an order for relief against it which is not dismissed within 60 days of its
        filing or entry.

       

      (iv) Any
        insurance required to be maintained by Tenant pursuant to this Lease shall
        be
        cancelled or terminated or shall expire or shall be reduced or materially
        changed, except, in each case, as permitted in this Lease.

      

      (v) There
        shall occur any assignment, subleasing or other transfer of Tenant’s interest in
        or with respect to this Lease except as otherwise permitted in this
        Lease.

      

      (vi)
         Subject
        to Tenant’s right under Paragraph 28 of this Lease to contest any lien or
        encumbrance placed against the Premises, Tenant shall fail to discharge any
        lien
        placed upon the Premises in violation of this Lease within 30 days after
        any
        such lien or encumbrance is filed against the Premises.

      

      (vii)
         Tenant
        or
        any guarantor or surety of Tenant’s obligations hereunder dies or suffers a
        legal disability (if Tenant, guarantor, or surety is an individual) or shall
        be
        dissolved or otherwise fail to maintain its legal existence (if Tenant,
        guarantor or surety is a corporation, partnership or other entity).

      

      (viii)
         Tenant
        shall fail to comply with any provision of this Lease other than those
        specifically referred to in this Paragraph 23, and except as otherwise expressly
        provided therein, such default shall continue for more than thirty (30) days
        after Landlord shall have given Tenant written notice of such default; provided,
        however, if such default cannot reasonably be cured within thirty (30) days,
        Tenant’s failure to commence to cure such default within said 30-day period and
        thereafter to diligently pursue such cure to completion, provided, however,
        in
        no event may the time to cure exceed ninety (90) days.

      

      24. LANDLORD’S
        REMEDIES.

      
        
          
          

        

        
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      24.1. General.
        Upon
        each occurrence of an Event of Default and so long as such Event of Default
        shall be continuing, Landlord may at any time thereafter at its election:
        (i)
        terminate this Lease or terminate Tenant’s right of possession, but Tenant shall
        remain liable as hereinafter provided; and/or (ii) pursue any remedies provided
        for under this Lease or at law or in equity. Upon the termination of this
        Lease
        or termination of Tenant’s right of possession, it shall be lawful for Landlord,
        without formal demand or notice of any kind, to re-enter the Premises by
        summary
        dispossession proceedings or any other action or proceeding authorized by
        law
        and to remove Tenant and all persons and property therefrom. 

      

      24.2. Lease
        Termination.
        If
        Landlord terminates this Lease, Landlord may recover from Tenant the sum
        of: all
        Base Rent and all other amounts accrued hereunder to the date of such
        termination; the reasonable cost of reletting the whole or any part of the
        Premises, including without limitation brokerage fees and/or leasing commissions
        incurred by Landlord, and costs of removing and storing Tenant’s or any other
        occupant’s property, repairing, altering, remodeling, or otherwise putting the
        Premises into condition acceptable to a new tenant or tenants, and all
        reasonable expenses incurred by Landlord in pursuing its remedies, including
        reasonable attorneys’ fees and court costs; and the excess of the then present
        value of the Base Rent and other amounts payable by Tenant under this Lease
        as
        would otherwise have been required to be paid by Tenant to Landlord during
        the
        period following the termination of this Lease measured from the date of
        such
        termination to the expiration date stated in this Lease, over the present
        value
        of any net amounts which Tenant establishes Landlord can reasonably expect
        to
        recover by reletting the Premises for such period, taking into consideration
        the
        availability of acceptable tenants and other market conditions then affecting
        leasing, Such present values shall be calculated at a discount rate equal
        to the
        90-day U.S. Treasury bill rate at the date of such termination.

      

      24.3. Possession
        Termination.
        If
        Landlord terminates Tenant’s right of possession (but not this Lease), Landlord
        may, but shall be under no obligation to, relet the Premises for the account
        of
        Tenant for such rent and upon such terms as shall be satisfactory to Landlord
        without thereby releasing Tenant from any liability hereunder and without
        demand
        or notice of any kind to Tenant. For the purpose of such reletting Landlord
        is
        authorized to make any repairs, changes, alterations, or additions in or
        to the
        Premises as Landlord deems reasonably necessary. If the Premises are not
        relet,
        then Tenant shall pay to Landlord as damages a sum equal to the sum of the
        rental reserved in this Lease for such period or periods, plus the cost of
        recovering possession of the Premises (including reasonable attorneys’ fees and
        costs of suit), the unpaid Base Rent and other amounts accrued hereunder
        at the
        time of repossession, and the reasonable costs incurred in any attempt by
        Landlord to relet the Premises. If the Premises are relet and a sufficient
        sum
        shall not be realized from such reletting (after first deducting therefrom,
        for
        retention by Landlord, the unpaid Base Rent and other amounts accrued hereunder
        at the time of reletting, the cost of recovering possession (including without
        limitations brokerage fees and leasing commissions) and the cost of collection
        of the rent accruing therefrom) to satisfy the rent provided for in this
        Lease
        to be paid, then Tenant shall immediately satisfy and pay any such deficiency.
        Any such payments due Landlord shall be made upon written demand therefor
        from
        time to time and Tenant agrees that Landlord may file suit to recover any
        sums
        falling due from time to time. Tenant shall not be entitled to the excess
        of any
        consideration obtained by reletting over the Base Rent due hereunder.
        Notwithstanding any such reletting without termination, Landlord may at any
        time
        thereafter elect in writing to terminate this Lease for such previous Event
        of
        Default. 

      

      24.4. No
        Waiver.
        Exercise by Landlord of any one or more remedies hereunder granted or otherwise
        available shall not be deemed to be an acceptance of surrender of the Premises
        and/or a termination of this Lease by Landlord, whether by agreement or by
        operation of law, it being understood that such surrender and/or termination
        can
        be effected only by the written agreement of Landlord. Any law, usage, or
        custom
        to the contrary notwithstanding, Landlord shall have the right at all times
        to
        enforce the provisions of this Lease in strict accordance with the terms
        hereof;
        and the failure of Landlord at any time to enforce its rights under this
        Lease
        strictly in accordance with same shall not be

      
        
          
          

        

        
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      construed
        as having created a custom in any way or manner contrary to the specific
        terms,
        provisions, and covenants of this Lease or as having modified the same. Tenant
        and Landlord further agree that forbearance or waiver by Landlord or Tenant
        to
        enforce its rights pursuant to this Lease or at law or in equity, shall not
        be a
        waiver of such party’s right to enforce one or more of its rights in connection
        with any subsequent default. A receipt by Landlord of rent or other payment
        with
        knowledge of the breach of any covenant hereof shall not be deemed a waiver
        of
        such breach. No waiver by Landlord or Tenant of any provision of this Lease
        shall be deemed to have been made unless expressed in writing and signed
        by the
        waiving party. The terms “enter”
        “re-enter”
        “entry”
or
        “re-entry”
as
        used
        in this Lease, are not restricted to their technical legal meanings. Any
        reletting of the Premises shall be on such terms and conditions as Landlord
        in
        its sole discretion may determine (including without limitation a term different
        than the remaining Lease Term, rental concessions, alterations and repair
        of the
        Premises, lease of less than the entire Premises to any tenant and leasing
        any
        or all other portions of the Project before reletting the Premises). Landlord
        shall not be liable, nor shall Tenant’s obligations hereunder be diminished
        because of, Landlord’s failure to relet the Premises or collect rent due in
        respect of such reletting.

      

      25. LANDLORD’S
        DEFAULT AND LIABILITY.

      

      25.1. Landlord’s
        Default.
        Landlord shall not be in default hereunder and Tenant shall not have any
        remedy
        or cause of action unless Landlord fails to perform any of its obligations
        hereunder within thirty (30) days after written notice from Tenant specifying
        such failure (unless such performance will, due to the nature of the obligation,
        require a period of time in excess of 30 days, then after such period of
        time as
        is reasonably necessary). If Landlord is in default hereunder, Tenant may
        sue
        for injunctive relief or to recover damages for any loss directly resulting
        from
        such default. All obligations of Landlord hereunder shall be construed as
        covenants not conditions; and except for Landlord’s indemnity obligations under
        Paragraph 18.2 of this Lease, only all such obligations accruing during the
        period of Landlord’s ownership of the Premises will be binding upon
        Landlord.

      

      25.2. Landlord’s
        Liability.
        The
        term “Landlord”
in
        this
        Lease shall mean only the owner, for the time being of the Premises, and
        in the
        event of the transfer of such owner of its interests in the Premises and
        provided that the transferee of such owner agrees in writing to assume all
        of
        the covenants, agreements and obligations of such owner under this Lease
        (including, without limitation, such owner’s obligations respecting the Security
        Deposit under Paragraph 5), such owner shall thereupon be released and
        discharged from all obligations of Landlord thereafter accruing, but such
        obligations shall be binding during the Lease Term upon each new owner for
        the
        duration of such owner’s-ownership. Any liability of Landlord under this Lease
        and/or with respect to the Project, the Common Areas, the Premises or otherwise
        shall be limited solely to its interest in the Project (including the income
        received therefrom and the net proceeds resulting from a sale thereof),
        including mortgaged interest, and in no event shall any personal liability
        be
        asserted against Landlord and/or its partners, officers, directors, agents
        or
        employees in connection with this Lease nor shall any recourse be had to
        any
        other property or assets of Landlord or such other parties.

      

      26. Intentionally
        omitted.

      

      27. SUBORDINATION.
        This
        Lease and Tenant’s interest and rights hereunder are and shall be subject and
        subordinate at all times to the lien of any mortgage, now existing or hereafter
        created on or against the’ Project or the Premises, and all amendments,
        restatements, renewals, modifications, consolidations, refinancing, assignments
        and extensions thereof. Tenant agrees, at the election of the holder of any
        such
        mortgage, to attorn to any such holder. Tenant agrees upon demand to execute,
        acknowledge and deliver such instruments, confirming such subordination and
        such
        reasonable instruments of attornment as shall be requested by any such holder.
        Notwithstanding the foregoing, any

      
        
          
          

        

        
          20

          
            

          

        

        
          
          

        

      

      such
        holder may at any time subordinate its mortgage to this Lease, without Tenant’s
        consent, and thereupon this Lease shall be deemed prior to such mortgage
        without
        regard to their respective dates of execution, delivery or recording and
        in that
        event such holder shall have the same rights with respect to this Lease as
        though this Lease had been executed prior to the execution, delivery and
        recording of such mortgage and had been assigned to such holder. The term
        “mortgage”
        whenever used in this Lease shall be deemed to include deeds of trust, security
        assignments and any other encumbrances, any reference to the “holder” of a
        mortgage shall be deemed to include the beneficiary under a deed of trust.
        As an
        express condition of such subordination, Landlord shall cause the holder
        of any
        future mortgage or deed of trust to execute a subordination, non-disturbance
        and
        attornment agreement in form and substance reasonably satisfactory to Tenant
        pursuant to which such holder agrees that so long as no Event of Default
        exists,
        Tenant’s use or possession of the Premises shall not be disturbed, nor shall its
        obligations be enlarged or its rights be abridged hereunder by reason of
        any
        foreclosure, sale or transfer of the Premises under any such mortgage or
        deed of
        trust.

      

      28. MECHANIC’S
        LIENS.
        Tenant
        has no express or implied authority to create or place any lien or encumbrance
        of any kind upon, or in any manner to bind the interest of Landlord or Tenant
        in, the Premises or to charge the rentals payable hereunder for any claim
        in
        favor of any person dealing with Tenant, including those who may furnish
        materials or perform labor for any construction or repairs. Tenant covenants
        and
        agrees that it will pay or cause to be paid all sums legally due and payable
        by
        it on account of any labor performed or materials furnished in connection
        with
        any work performed on the Premises and that it will save and hold Landlord
        harmless from all loss, cost or expense based on or arising out of asserted
        claims or liens against the leasehold estate or against the interest of Landlord
        in the Premises or under this Lease, Tenant shall give Landlord immediate
        written notice of the placing of any lien or encumbrance against the Premises
        and cause such lien or encumbrance to be discharged within 30 days of the
        filing
        or recording thereof; provided, however, Tenant may contest such liens or
        encumbrances as long as such contest prevents foreclosure of the lien or
        encumbrance and Tenant causes such lien or encumbrance to be bonded or insured
        over in a manner reasonably satisfactory to Landlord within such 30 day period.
        

      

      29. LANDLORD’S
        LIEN/SECURITY INTEREST.
        Intentionally deleted.

      

      30. ESTOPPEL
        CERTIFICATES.
        Tenant
        agrees, from time to time, within10 business days after request of Landlord,
        to
        execute and deliver to Landlord, or Landlord’s designee, any estoppel
        certificate requested by Landlord, stating that this Lease is in full force
        and
        effect, the date to which rent has been paid, that Landlord is not in default
        hereunder (or specifying in detail the nature of Landlord’s default), the
        termination date of this Lease and such other factual matters pertaining
        to this
        Lease as may be reasonably requested by Landlord. It is understood and agreed
        that Tenant’s obligation to furnish each estoppel certificate in a timely
        fashion is a material inducement for Landlord’s execution of this Lease. No cure
        or grace period provided in this Lease shall apply to Tenant’s obligations to
        timely deliver an estoppel certificate.

      

      31. ENVIRONMENTAL
        REQUIREMENTS.

      

      31.1. General.
        Except
        for those materials and substances listed and described on Exhibit I attached
        hereto and hereby made a part hereof and such incidental cleaning agents
        and
        solutions or maintenance materials used in the ordinary course or materials
        and
        goods stored as part of Tenant’s operations in the Premises (but such use and
        storage shall be in compliance with all Environmental Requirements), Tenant
        shall not permit or cause any party to bring any Hazardous Material upon
        the
        Premises or store or use any Hazardous Material in or about the Premises
        without
        Landlord’s prior written consent. Tenant, at its sole cost and expense, shall
        operate its business in the Premises in compliance with all Environmental
        Requirements, and will obtain, comply with, and properly maintain all
        permits

      
        
          
          

        

        
          21

          
            

          

        

        
          
          

        

      

      and
        licenses, or applications required by Environmental Requirements for its
        operations. The term “Environmental
        Requirements”
means
        the requirements of all applicable present and future statutes, regulations,
        ordinances, rules, codes, or other similar enactments of any governmental
        authority of agency, and any applicable judicial, administrative or regulatory
        decrees, judgments, orders, or policies regulating or relating to any Hazardous
        Materials or pertaining to health, safety, industrial hygiene, or the
        environmental conditions on, under, or about the Premises including, without
        limitation, the following: the Comprehensive Environmental Response,
        Compensation and Liability Act (“CERCLA”); the Resource Conservation and
        Recovery Act; the Toxic Substances Control Act; the Clean Air Act; the Federal
        Water Pollution Control Act; the Federal Hazardous Materials Transportation
        Act;
        and all state and local counterparts, supplements or additions thereto, and
        any
        regulations or policies promulgated or issued thereunder. The term “Hazardous
        Materials” means and includes petroleum (as defined in CERCLA), friable asbestos
        and any substance, material, waste, pollutant, or contaminant listed or defined
        as hazardous or toxic, under any Environmental Requirements.

      

      31.2. Indemnity.
        Tenant
        shall indemnify, defend, and hold Landlord, any its partners, officers,
        directors, agents and employees harmless from and against any and all manner
        of
        losses (excluding diminution in value of the Premises or the Project)
        (including, without limitation, loss of rental income from the Project),
        claims,
        demands, actions, suits, damages (including punitive damages), fines, penalties,
        administrative and judicial proceedings, judgments, settlements, expenses
        (including, without limitation, reasonable consultant fees, attorneys’ fees, or
        expert fees) which arise during or after the Lease Term which are brought
        or
        recoverable against, or suffered or incurred by Landlord or such parties
        as a
        result of any breach of the obligations under this Paragraph 31 or any
        noncompliance with any Environmental Requirement by Tenant, it agents,
        employees, contractors, subtenants, or invitees, regardless of whether Tenant
        had knowledge of such noncompliance, and which further shall include the
        Tenant’s use and/or storage of any item set forth on Exhibit I. Tenant shall
        bear the burden of proof by a preponderance of the evidence that the foregoing
        indemnification is inapplicable to any claim for indemnification by Landlord.
        The indemnification and hold harmless obligations of Tenant shall survive
        any
        termination of this Lease, any renewal, expansion or amendment of this Lease
        and/or the execution and delivery of any new lease with Tenant covering all
        or
        any portion of the Project. Notwithstanding anything in this Lease to the
        contrary, Tenant has no responsibility for any Hazardous Materials brought
        upon,
        produced, stored, used or discharged on or in the Project except by Tenant,
        Tenant’s employees, agents, contractors, subtenants, invitees, or
        affiliates.

      

      31.3. Assessments.
        During
        the Lease Term, if Landlord in good faith believes that Tenant has failed
        to
        comply with any Environmental Requirement, Landlord shall have access to,
        and a
        right to perform inspections and tests of, the Premises as it may require
        to
        determine Tenant’s compliance with Environmental Requirements and Tenant’s
        obligations under this Paragraph 31. Access shall be granted to Landlord
        upon
        Landlord’s prior notice to Tenant and at such times so as to minimize, so far as
        may be reasonable under the circumstances, any disturbance to Tenant’s
        operations. Such inspections and tests shall be conducted at Landlord’s expense,
        unless such inspections or tests reveal, based on Landlord’s reasonable
        determination, that Tenant has not complied with all Environmental Requirements,
        in which case Tenant shall immediately, upon demand, reimburse Landlord for
        the
        cost of such inspection and tests. At the expiration or earlier termination
        of
        this Lease, if Landlord in good faith believes that Tenant has failed to
        comply
        with any Environmental Requirement, Landlord shall have the right, at its
        option, to undertake an environmental assessment of the Premises to determine
        Tenant’s compliance with all Environmental Requirements. Such environmental
        assessment shall be conducted at Landlord’s expense unless such assessment
        determines that Tenant has not complied with all Environmental Requirements,
        in
        which case Tenant shall immediately, upon demand, reimburse Landlord for
        the
        cost of such assessment. Landlord and Tenant agree that Landlord’s receipt of or
        satisfaction with any environmental assessment in no way waives any rights
        that
        Landlord holds against Tenant.

      
        
          
          

        

        
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      31.4
        Reports.
        Within
        fifteen (15) days after the complete execution of this Lease by Landlord
        and
        Tenant, Landlord (or its immediate successor, North Market Center, L.P.)
        shall
        deliver to Tenant complete copies of all investigations and reports concerning
        the environmental condition of the Project and/or the Land (including, without
        limitation, environmental site assessment reports, soil test reports and
        water
        test reports) obtained by or provided to Landlord (or its immediate successor,
        North Market Center, L.P.) prior to the date hereof. The 31.2 Tenant Indemnity
        shall not be effective until the Reports in 31.4 are delivered to
        Tenant.

      

      32. MORTGAGEE’S
        REQUIREMENTS.
        If any
        mortgagee should require that this Lease be amended in any manner (other
        than in
        the description of the Premises, the Lease Term, the purpose, or the rent
        hereunder) which amendment does not materially adversely affect the rights
        and
        interests of Tenant hereunder, Landlord shall give written notice thereof
        to
        Tenant, which notice shall be accompanied by a lease supplement agreement
        embodying such amendments. Tenant shall, within 10 business days after receipt
        of Landlord’s notice, consent to such amendments and execute the tendered lease
        supplement agreement.

      

      33. RULES
        AND REGULATIONS.
        Tenant
        shall, at all times during the Lease Term and any extension thereof, comply
        with
        all reasonable written rules and regulations at any time or from time to
        time
        established by Landlord covering use of the Premises, the Common Areas and/or
        the Project provided
        that no such rule or regulation shall materially conflict with or materially
        diminish any right granted to Tenant under this Lease.
        In the
        event of any conflict between said rules and regulations and other provisions
        of
        this Lease, the other terms and provisions of this Lease shall control.
Landlord
        acknowledges and agrees that notwithstanding anything to the contrary contained
        in any such rules and regulations, (i) trucks (including tractor/trailer
        combinations) servicing Tenant’s business on the Premises and vehicles belonging
        to business visitors to Tenant’s business on the Premises may park overnight in
        the parking places reserved for Tenant’s exclusive use pursuant to Paragraph 14
        of this Lease, (ii) Tenant may install one or more antennas and satellite
        dishes
        on the Building in locations reasonably acceptable to Landlord, and (iii)
        Tenant
        may install a card key access system at the main entrance to the Premises,
        without Tenant being deemed to be in breach of any such rules and regulations.
        Landlord
        shall not have any liability or obligation for the breach of any rules or
        regulations by other tenants in the Project. On or prior to the Commencement
        Date, Landlord shall provide Tenant a copy of any such existing rules and
        regulations. Landlord shall provide Tenant fifteen (15) days written notice
        of
        any amendment to any existing rules and regulations or the adoption of any
        new
        rules and regulations regarding the use of the Premises, the Common Areas
        and/or
        the Project.

      

      34. SECURITY
        SERVICE.
        Tenant
        acknowledges and agrees that Landlord is not providing any security services
        with respect to the Premises and that Landlord shall not be liable to Tenant
        for, and Tenant waives any claim against Landlord with respect to, any loss
        by
        theft or any other injury (including death) or damage suffered or incurred
        by
        Tenant or its employees or agents in connection with any unauthorized entry
        into
        the Premises or any other breach of security with respect to the Premises.
        Tenant, upon receiving Landlord’s consent, which shall not be unreasonably
        withheld, conditioned or delayed, shall be allowed to install security system
        at
        Tenant’s sole expense, and Tenant shall pay any security fee relating
        thereto.

      

      35. FORCE
        MAJEURE.
        Landlord and Tenant (except with respect to the payment of any monetary
        obligation) shall not be held responsible for delays in the performance of
        its
        obligations hereunder when caused by strikes, lockouts, labor disputes, acts
        of
        God, inability to obtain labor or materials or reasonable substitutes therefor,
        governmental restrictions, governmental regulations, governmental controls,
        enemy or hostile governmental actions, civil commotion, fire or other casualty,
        and any causes beyond the reasonable control of Landlord or Tenant, as the
        case
        may be (“Force
        Majeure”).

      
        
          
          

        

        
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      36. ENTIRE
        AGREEMENT.
        This
        Lease constitutes the entire understanding and agreement of Landlord and
        Tenant
        with respect to the subject matter hereof, and contains all of the covenants
        and
        agreements of Landlord and Tenant with respect thereto. No representations,
        inducements, promises or agreements, oral or written, have been made by Landlord
        or Tenant, or anyone acting on behalf of Landlord or Tenant, which are not
        contained herein, and any prior letters of intent, agreements, promises,
        negotiations, or representations not expressly set forth in this Lease are
        of no
        force or effect. This Lease may not be altered, changed or amended except
        by an
        instrument in writing signed by both parties hereto.

      

      37. SEVERABILITY.
        If any
        clause or provision of this Lease is illegal, invalid or unenforceable under
        present or future Laws, then and in that event, it is the intention of the
        parties hereto that the remainder of this Lease shall not be affected thereby.
        It is also the intention of the parties to this Lease that in lieu of each
        clause or provision of this Lease that is illegal, invalid or unenforceable,
        there be added, as a part of this Lease, a clause or provision as similar
        in
        terms to such illegal, invalid or unenforceable clause or provision as may
        be
        possible and be legal, valid and enforceable.

      

      38. BROKERS.
        Tenant
        represents and warrants that it has dealt with no broker, agent or other
        person
        in connection with this transaction and that no broker, agent or other person
        brought about this transaction, other than the broker, if any, set forth
        on the
        second page of this Lease, and Tenant agrees to indemnify and hold Landlord
        harmless from and against any claims by any other broker, agent or other
        person
        claiming a commission or other form of compensation by virtue of having dealt
        with Tenant with regard to this leasing transaction.

      

      39. LIMITED
        WAIVER.
        Tenant
        represents and acknowledges that it has knowledge and experience in financial
        and business matters sufficient to enable Tenant to evaluate the merits and
        risks of business transactions generally and the transactions contemplated
        by
        this Lease in particular; that Tenant is not in a significantly disparate
        bargaining position with respect to Landlord or this transaction; that Tenant
        has been or was afforded the opportunity to be represented by counsel of
        its own
        selection in connection with this Lease; and Tenant hereby waives the
        applicability of the provisions of any applicable deceptive trade or similar
        laws with respect to this Lease and the transactions contemplated
        hereby.

      

      40. MISCELLANEOUS.

      

      (a) Any
        payments or charges due from Tenant to Landlord hereunder, including, without
        limitation, all Operating Expense Payments, shall be considered rent for
        all
        purposes of this Lease.

      

      (b) If
        and
        when included within the term “Tenant’, as used in this instrument, there is
        more than one person, firm or corporation, each shall be jointly and severally
        liable for the obligations of Tenant.

      

      (c) All
        notices required or permitted to be given under this Lease shall be in writing
        and shall be sent by registered or certified mail, return receipt requested,
        or
        by a reputable national overnight courier service, postage prepaid, or by
        hand
        delivery addressed to the parties at their addresses set forth beneath their
        respective signatures to this Lease. Either party may by notice given as
        aforesaid change its address for all subsequent notices. Except where otherwise
        expressly provided to the contrary, notice shall be deemed given upon
        delivery.

      

      (d) Intentionally
        omitted.

      
        
          
          

        

        
          24

          
            

          

        

        
          
          

        

      

      (e) At
        Landlord’s request from time to time Tenant shall furnish Landlord with true and
        complete copies of its most recent annual and quarterly financial statements
        prepared by Tenant or Tenant’s accountants and any other financial information
        or summaries that Tenant typically provides to its lenders. 

      

      (f) Neither
        this Lease nor a memorandum of lease shall be filed or recorded by or on
        behalf
        of Tenant with any public official or recorder’s office. Landlord may prepare
        and file, and upon request by Landlord Tenant will execute, a memorandum
        of
        lease.

      

      (g) The
        normal rule of construction to the effect that any ambiguities are to be
        resolved against the drafting party shall not be employed in the interpretation
        of this Lease or any exhibits or amendments hereto.

      

      (h) The
        submission by Landlord to Tenant of this Lease shall have no binding force
        or
        effect, shall not constitute an option for the leasing of the Premises, nor
        confer any right or impose any obligations upon either party until execution
        of
        this Lease by both parties and, if applicable, any guarantor of Tenant’s
        obligations hereunder.

      

      (i) Words
        of
        any gender used in this Lease shall be held and construed to include any
        other
        gender, and words in the singular number shall be held to include the plural,
        unless the context otherwise requires. The captions inserted in this Lease
        are
        for convenience only and in no way define, limit or otherwise describe the
        scope
        or intent of this Lease, or any provisions hereof, or in any way affect the
        interpretation of this Lease.

      

      (j) Any
        amount not paid by Tenant within 5 days after its due date in accordance
        with
        the terms of this Lease shall bear interest from such due date until paid
        in
        full at the lesser of the highest rate permitted by applicable law or ten
        percent (10%) per year. It is expressly the intent of Landlord and Tenant
        at all
        times to comply with applicable law governing the maximum rate or amount
        of any
        interest payable on or in connection with this Lease. If applicable law is
        ever
        judicially interpreted so as to render usurious any interest called for under
        this Lease, or contracted for, charged, taken, reserved, or received with
        respect to this Lease, then it is Landlord’s and Tenant’s express intent that
        all excess amounts theretofore collected by Landlord be credited on the
        applicable obligation (or, if the obligation has been or would thereby be
        paid
        in full, refunded to Tenant), and the provisions of this Lease immediately
        shall
        be deemed reformed and the amounts thereafter collectible hereunder reduced,
        without the necessity of the execution of any new document, so as to comply
        with
        the applicable law, but so as to permit the recovery of the fullest amount
        otherwise called for hereunder.

      

      (k) Construction
        and interpretation of this Lease shall be governed by the laws of the state
        in
        which the Project is located, excluding any principles of conflicts of
        law.

      

      (1) Time
        is
        of the essence as to the performance of Landlord’s and Tenant’s obligations
        under this Lease.

      

      (m) All
        riders, exhibits and addendum attached hereto are hereby incorporated into
        this
        Lease and made a part hereof. The following riders, exhibits and addenda
        are
        attached hereto:

       

       

      
        	
                Exhibit
                  A - 

              	
                Legal
                  Description

              
	
                Exhibit
                  B - 

              	
                Floor
                  Plan

              
	
                Exhibit
                  C - 

              	
                Renewal
                  Option

              
	
                Exhibit
                  D - 

              	
                Commencement
                  Date Confirmation

              
	
                Exhibit
                  E - 

              	
                Landlord’s
                  Work

              
	
                Exhibit
                  F - 

              	
                First
                  Right of Refusal

              
	
                Exhibit
                  G - 

              	
                Site
                  Plan

              
	
                Exhibit
                  H - 

              	
                Machinery
                  and Equipment

              
	
                Exhibit
                  I - 

              	
                Materials
                  and Substances

              
	
                Exhibit
                  J - 

              	
                Guaranty

              

      

      

      (n) Landlord
        reserves the following rights with respect to the Project and the Premises:
        (i)
        to place upon the exterior walls of the Project signs of Landlord’s own
        choosing, including, without limitation, signs indicating the name of the
        Project provided, however, that Landlord shall not install any signs,
        advertisements, notice or tenant identification information on the exterior
        of
        the Premises which materially impairs or diminishes the visibility of the
        Premises from the front of the Building;; (ii) to change the name or address
        of
        the Project or the Premises provided that Landlord shall reimburse Tenant
        for
        any reasonable costs incurred by Tenant in connection with revising its
        stationery and advertising as a result of a change in the address of the
        Premises by Landlord; and (iii) to retain keys (or a key card, if applicable)
        to
        the Premises so as to have access thereto at all times in case of an
        emergency.

      

      (o) In
        the
        event that any party brings suit to construe or enforce the terms of this
        Lease,
        or raises this Lease as a defense in a lawsuit brought by the other party,
        the
        prevailing party shall recover its attorney’s fees and expenses from the
        non-prevailing party.

      

      (p) Tenant
        Allowance.

      

      Landlord
        shall provide Tenant with an allowance up to One Million Three Hundred and
        Sixteen Thousand Two Hundred and Five Dollars ($1,316,205.00) (the “Allowance”)
        to be applied towards the cost of Landlord’s Work as set forth on Exhibit E.
        Tenant shall be responsible to pay for the amount by which the total cost
        of
        Landlord’s Work, and/or tenant improvements, exceeds the Allowance (One Million
        Three Hundred and Sixteen Two Hundred and Five Dollars ($1,316,205.00). If
        Tenant desires, Landlord shall finance, at the rate of eight percent (8%),
        up to
        an additional Two Hundred and Thirty Thousand Seven Hundred and Sixty-Nine
        Dollars ($230,769.00) of the portion of the total cost of Landlord’s Work that
        exceeds the Allowance, which amount, shall be repaid to Landlord in One Hundred
        and Twenty (120) equal installments. The amount of each such monthly installment
        shall constitute additional rent and shall be payable concurrently with the
        monthly base rent installments payable by Tenant during the Initial Lease
        Term,
        as set forth on the Table on page 1 of this Lease. Landlord and Tenant shall
        execute a document to reflect this additional cost, if any, when
        determined.

      

      (q) This
        Lease and any addendum or amendment hereto and the Guaranty may be executed
        via
        facsimile, and the parties agree that the facsimile execution shall be binding
        upon the parties and shall have the same effect as an original bearing original
        signatures.

      

      

      

      

      [Remainder
        of page intentionally left blank. Signature page follows.]

      
        
          
          

        

        
          25

          
            

          

        

        
          
          

        

      

      In
        witness whereof, Landlord and Tenant have executed this Lease as of the date
        set
        forth above.

      

      
        	
                 

                TENANT:

              	 	
                 

                LANDLORD:

              
	 	 	 
	
                LEONARD’S
                  METAL, INC.

              	 	
                WELSH
                  FOUNTAIN LAKES, L.L.C.

              
	 	 	 
	
                By:
                  

              	
                /s/
                  Lawrence E. Dickinson

              	 	
                By:

              	
                /s/
                  John S. Brumbock

              
	
                Name:
                  

              	
                Lawrence
                  E. Dickinson

              	 	
                Name:

              	
                John
                  S. Brumbock

              
	
                Title:
                  

              	
                Chief
                  Financial Officer

              	 	
                Title:

              	
                Vice
                  President

              
	 	 	 
	
                Address:

              	 	
                Address: 

              
	 	 	
                 

              
	
                3600
                  Mueller Road

              	 	 7807
                Creekridge Dr.
	
                St.
                  Charles, MO 63301

              	 	
                Minneapolis,
                  MN  55349

              
	 	 	 
	 	 	
                 

              
	 	 	
                 

              
	 	 	
                 

              
	 	 	
                 

              
	 	 	 
	 	 	 
	 	 	 

      

      

      

      
        
          
          

        

        
          26

          
            

          

        

        
          
          

        

      

      EXHIBIT
        A

      

      

      LEGAL
        DESCRIPTION

      

      

      
        
          
          

        

        
          27

          
            

          

        

        
          
          

        

      

      EXHIBIT
        B

      

      

      PREMISES
        FLOOR PLAN

      
        
          
          

        

        
          28

          
            

          

        

        
          
          

        

      

      EXHIBIT
        C

      

      OPTION
        TO RENEW

      

      1. Provided
        no Event of Default shall have occurred and is continuing, Tenant shall have
        the
        option to renew the Lease Term for two (2) consecutive additional periods
        of
        three (3) years each (each three (3) year period is hereinafter referred
        to as a
“Renewal Term”). The option to renew the Lease for each Renewal Term must be
        exercised in a written notice thereof by Tenant (a “Notice to Renew”) delivered
        to Landlord at least six (6) months prior to the expiration of the initial
        Lease
        Term in the case of the first Renewal Term and at least six (6) months prior
        to
        the expiration of the first Renewal Term in the case of the second Renewal
        Term.
        If the required Notice to Renew the Lease for the first Renewal Term and/or
        the
        second Renewal Term is not delivered by said 6-month prior date, Tenant shall
        be
        conclusively deemed to have waived the option to renew. The option to renew
        is
        personal to the original Tenant under this Lease and shall not be exercisable
        by
        any successor or assignee of said original Tenant.

      

      2. All
        provisions of this Lease, as hereafter amended or modified, shall apply to
        Tenant’s leasing of the Premises during a Renewal Term except that the Base Rent
        payable by Tenant during each Renewal Term shall be equal to the Market Rent
        (as
        defined hereinafter) for the Premises as of the beginning of the applicable
        Renewal Term. Written notice of Landlord’s proposed Market Rent shall be sent to
        Tenant within thirty (30) days after Landlord’s receipt of Tenant’s Notice to
        Renew for the respective Renewal Term. The Lease Term (or first Renewal Term,
        as
        applicable) shall be extended by one (1) month (or fraction thereof) for
        each
        month (or fraction thereof) after the expiration of the aforesaid thirty
        (30)
        day period that Landlord fails to advise Tenant of the proposed Market Rent.
        Such extension will be at the same rental rate applicable as of the last
        day of
        the Lease Term (or first Renewal Term, as applicable). Tenant shall have
        sixty
        (60) days after receipt from Landlord of the proposed Market Rent to notify
        Landlord in writing of Tenant's decision to accept or reject the proposed
        Market
        Rent. If Tenant fails to respond to Landlord’s proposal within said sixty (60)
        day period then the applicable option to renew shall be null and void. If
        Tenant
        accepts the proposed Market Rent in writing within said sixty (60) day period,
        then the proposed Market Rent shall be the Market Rent payable by Tenant
        during
        the applicable Renewal Term. If Tenant timely notifies Landlord that Tenant
        rejects Landlord’s proposal, then the proposed Market Rent shall be determined
        according to the following procedure:

      

      (i) Within
        ten (10) days after the expiration of the sixty (60) day period provided
        above
        for, each of Tenant and Landlord shall appoint an MAI appraiser (A) having
        at
        least ten (10) years experience in appraising commercial property comparable
        to
        the Premises in the St. Charles County, Missouri area, and (B) currently
        certified under the continuing education program of The Appraisal Institute,
        or
        its successors or assigns (any such appraiser meeting the foregoing requirements
        to be hereinafter called an “Appraiser”). If Tenant or Landlord fails to appoint
        an Appraiser during such ten (10) day period, then the Appraiser appointed
        by
        the party not failing to make such appointment shall appoint an Appraiser
        for
        and on behalf of the party so failing to appoint an Appraiser. The Appraisers
        appointed as aforesaid shall, for a period of thirty (30) days following
        their
        appointment, attempt to agree upon the Market Rent for the applicable Renewal
        Term using the standards set forth in Paragraph 3, below. If said Appraisers
        are
        unable to agree upon such Market Rent within such thirty (30) day period,
        said
        Appraisers shall appoint a third Appraiser. In case said Appraisers shall
        refuse
        or are unable to agree upon a third Appraiser, then such third Appraiser
        shall
        be appointed by the then acting president of the St. Louis Chapter of The
        Appraisal Institute, or its successors or assigns, or if such president shall
        be
        unwilling to make such appointment, then such third Appraiser shall be selected
        by drawing from a pool of two (2) or more Appraisers, which such president
        deems
        qualified. For a period of thirty (30) days after the appointment of such
        third
        Appraiser, each of the three (3) Appraisers shall independently determine
        the
        Market Rent for the applicable Renewal Term, using the standards set forth
        above, and the Market Rent which is neither the highest nor lowest of the
        determinations made by such three (3) Appraisers shall be the Market Rent
        for
        the applicable Renewal Term.

      

      (ii) Each
        party shall bear the cost of the Appraiser appointed by or on behalf of it
        and
        if the third Appraiser is appointed, the cost of such third Appraiser shall
        be
        divided equally between the parties. In performing their work hereunder,
        the
        Appraisers shall (i) employ all of those techniques and approaches used by
        MAI
        appraisers in the ordinary course of their work to complete an appraisal
        in
        accordance with the standards of professional

      
        
          
          

        

        
          29

          
            

          

        

        
          
          

        

      

      practice
        and code of professional ethics of The Appraisal Institute, or its successors
        or
        assigns, and (ii) conform to the uniform standards of professional appraisal
        practice.

      

      3. “Market
        Rent” shall mean the annual rental rate then being charged by similar buildings
        in the area for improved space comparable to the Premises for leases commencing
        on or about the time of the applicable Renewal Term, taking into consideration
        use, location and floor level within the applicable building, the location,
        quality, age and reputation of the building, the definition of area with
        respect
        to which such rental rates are computed, comparative leasehold improvement,
        rental concessions and abatements, lease assumptions or take-overs, moving
        expenses, the term of the lease under consideration and the extent of services
        provided thereunder, applicable distinctions between “gross” leases and “net”
leases, base year figures for escalation purposes, other adjustments (including,
        by way of example, indexes) to base rental, and any other relevant term or
        condition in making such evaluation; provided, however, that in no event
        shall
        Market Rent be less than One Hundred and Five Percent (105%) of the monthly
        rent
        for the ninety-sixth (96th)
        month
        of the Lease Term.

      

      4. The
        Market Rent payable by Tenant during a Renewal Term shall be paid by Tenant
        in
        equal monthly installments in the same manner as Tenant is required to pay
        Base
        Rent pursuant to Paragraph 4.1 of the Lease commencing with the first day
        of the
        applicable Renewal Term.

      
        
          
          

        

        
          30

          
            

          

        

        
          
          

        

      

      EXHIBIT
        D

      

      

      COMMENCEMENT
        DATE CONFIRMATION

      

      
        	
                Landlord:

              	
                WELSH
                  FOUNTAIN LAKES, L.L.C.

              
	 	 
	
                Tenant:

              	
                LEONARD’S
                  METAL, INC.

              

      

      

      This
        Commencement Date Confirmation is made by Landlord and Tenant pursuant to
        that
        certain Lease dated as of June ____, 2006 (the “Lease”) for certain premises in
        the building commonly known as 411 Fountain Lakes Blvd., St. Charles, Missouri
        63301 (the “Premises”). This Confirmation is made pursuant to the
        Lease.

      

      1. Lease
        Commencement Date, Termination Date.
        Landlord and Tenant hereby agree that the Commencement Date of the Lease
        is and
        the Termination Date of the Lease is____________, and the Termination Date
        of
        the Lease is______________.

      

      2. Intentionally
        omitted.

      

      3. Incorporation.
        This
        Confirmation is incorporated into the Lease, and forms an integral part thereof.
        This Confirmation shall be construed and interpreted in accordance with the
        terms of the Lease for all purposes.

      

      
        	
                 

                TENANT:

              	 	
                 

                LANDLORD:

              
	 	 	 
	
                LEONARD’S
                  METAL, INC.

              	 	
                WELSH
                  FOUNTAIN LAKES, L.L.C.

              
	 	 	 
	
                By:
                  

              	 	 	
                By:

              	 
	
                Name:
                  

              	 	 	
                Name:

              	 
	
                Title:
                  

              	 	 	
                Title:

              	 
	 	 	 
	
                Address:

              	 	
                Address: North
                  Market Center, L.P.

              
	 	 	
                1825
                  Bell Street, Suite 100

              
	 	 	
                Sacramento,
                  California 95825

              
	 	 	
                Attention:
                  James Gately

              
	 	 	
                Facsimile:
                  916-929-2890

              
	 	 	 
	 	 	
                With
                  a copy to:

              
	 	 	 
	 	 	
                Colliers
                  Turley Martin Tucker

              
	 	 	
                7701
                  Forsyth Blvd., Suite 500

              
	 	 	
                St.
                  Louis, Missouri 63105

              
	 	 	
                Attention:
                  Dean Mueller

              

      

      

      

      
        
          
          

        

        
          31

          
            

          

        

        
          
          

        

      

      EXHIBIT
        E - WORK LETTER

      

      attached
        to and made a part of Lease bearing the Lease Reference Date of June ___,
        2006
        between WELSH FOUNTAIN LAKES, L.L.C., as Landlord, and LEONARD’S METAL, INC., as
        Tenant

      

      WORK
        LETTER

      

      The
        Lease, is expressly contingent upon Tenant and Landlord agreeing, in writing,
        to
        the terms of a Work Letter for the Tenant Improvements and use of the Tenant
        Allowance, on or before June 30, 2006.

      

      
        
          
          

        

        
          32

          
            

          

        

        
          
          

        

      

      EXHIBIT
        F

      

      ONE-TIME
        RIGHT OF FIRST REFUSAL

      

      1. ONE-TIME
        RIGHT OF FIRST REFUSAL.
        Provided that (i) Tenant has not been in Default hereunder at any time during
        the Lease Term, (ii) the creditworthiness of Tenant is then acceptable to
        Landlord, (iii) Tenant originally named herein or a Permitted Transferee
        remains
        in possession of and has been continuously operating in the entire Leased
        Premises throughout the Lease Term, and (iv) the current use of the Leased
        Premises is acceptable to Landlord, and subject to any pre-existing rights
        of
        other tenants to the Refusal Space, as defined below, and Landlord’s right to
        renew or extend the lease term of any other tenant with respect to the portion
        of the Refusal Space then leased by such other tenant, Tenant shall have
        a
        one-time right of first refusal (“Refusal Option”) to lease additional space
        that is adjacent and contiguous to the Leased Premises (“Refusal Space”). The
        Refusal Space shall be offered to Tenant at the rental rate and upon such
        other
        terms and conditions, as are then being offered by Landlord to a specific
        third
        party prospective tenant for such space, but in no event shall such rental
        rate
        be less than the then current rental rate under this Lease. Upon notification
        in
        writing by Landlord that the Refusal Space is available, Tenant shall have
        five
        (5) business days in which to notify Landlord in writing of its election
        to
        lease the Refusal Space at such rental rates, terms, and at such square footage
        described above, in which event this Lease shall be amended to incorporate
        such
        Refusal Space. If Landlord and Tenant cannot agree on the form of the amendment
        within five (5) business days after delivery of such amendment from Landlord
        to
        Tenant, then this Refusal Option shall terminate and Landlord may lease the
        Refusal Space to the prospective third party. In the event Tenant declines
        or
        fails to elect to lease the Refusal Space, then this Refusal Option shall
        automatically terminate and shall thereafter be null and void as to such
        space.
        It is understood and agreed that this Refusal Option shall not be construed
        to
        prevent any tenant in the Building from extending or renewing its lease.
        If the
        Lease Term is extended as provided above, the Minimum Annual Rent for the
        extension term shall be at the then current market rate as determined by
        Landlord in its reasonable discretion. In the event Tenant waives its Refusal
        Option hereunder and the Refusal Space is leased to a third party prospective
        tenant, this Refusal Option shall automatically terminate and shall be of
        no
        further force or effect.

      

      
        
          
          

        

        
          33

          
            

          

        

        
          
          

        

      

      EXHIBIT
        G

      

      SITE
        PLAN

      

      [See
        attached]

      
        
          
          

        

        
          34

          
            

          

        

        
          
          

        

      

      EXHIBIT
        H

      

      MACHINERY
        AND EQUIPMENT

      

      Two
        (2)
        auto riveting machines

      

      1
        Detroit
        Diesel Generator

      
        
          
          

        

        
          35

          
            

          

        

        
          
          

        

      

      EXHIBIT
        I

      

      

      MATERIALS
        AND SUBSTANCES

      

      

      1. Solvents
        (not more than 50 gallons)

      2. Methyl
        ethyl ketone (not more than 50 gallons)

      3. Sealants

      4. Touch-up
        paint (not more than 25 gallons)

      
        
          
          

        

        
          36

          
            

          

        

        
          
          

        

      

      EXHIBIT
        J

      

      GUARANTY

      

      THIS
        GUARANTY is made for value received, and in consideration for, and as an
        inducement to Lessor making the foregoing Lease with Lessee.

      

      NOW,
        THEREFORE, Guarantor agrees as follows:

      

      1. Definitions.
        In this
        Guaranty, the following terms have the meaning given:

      

      	a.  	
              Lessor:Welsh
                Fountain Lakes, L.L.C.

            

      

      	b.  	
              Lessee:Leonard’s
                Metal, Inc., a Missouri corporation

            

      

      	c.  	
              Guarantor:LMI
                Aerospace, Inc. (hereinafter referred to as
                “Guarantor”).

            

      

      	d.  	
              Lease
                Reference Date:
                Lease Reference Date of June ____, 2006 between Lessor and
                Lessee.

            

      

      	e.  	
              Premises:
                411 Fountain Lake Boulevard, St. Charles, Missouri 63301, which contains
                approximately 65,580 square feet.

            

      

      Any
        capitalized term used in this Guaranty but not defined in this Guaranty has
        the
        meaning set forth for such term in the Lease.

      

      2. Consideration.
        Lessee
        and Lessor have entered into the Lease for the Premises. Guarantor has reviewed
        the Lease and is fully familiar with the terms thereof.

      

      3. Guaranty
        of Obligations.
        Guarantor hereby unconditionally and irrevocably guarantees to
        Lessor,

      its
        successors and assigns, the full and timely payment of rent and any other
        charges and/or monies owed under the Lease and performance of all Lessee’s
        obligations under the Lease and the terms, covenants and conditions thereof
        (collectively, the “Obligations”).

      

      4. Guaranty
        Unconditional.
        The
        obligations of Guarantor hereunder shall be unconditional and 

      absolute.
        Without limiting the generality of the foregoing, Guarantor shall not be
        released, discharged or otherwise affected by:

      

      	(a)  	
              any
                settlement, compromise, waiver or release in respect of any of the
                Obligations;

            

      

      	(b)  	
              any
                modification, amendment, renewal or extension of the Lease including
                any
                enlargement or change in the premises under the Lease, and Guarantor’s
                obligations hereunder shall apply fully to any such modification,
                amendment, renewal, or extension;

            

      

      	(c)  	
              any
                assignment of Lessee’s interest under the Lease, whether or not permitted
                by Lessor;

            

      

      	(d)  	
              the
                existence of any claim, setoff or other rights which Guarantor may
                have at
                any time against Lessor; and

            

      

      	(e)  	
              any
                exercise or restraint from exercising any rights (whether under contract
                or by law or equity) against Lessee or any consent to or waiver of
                any
                breach of or default under the Lease by Lessee;
                and

            

      

      	(f)  	
              the
                institution by or against Lessee of any bankruptcy, reorganization,
                arrangement insolvency or liquidation proceeds or other similar
                proceedings under any law for the

            

      	(g)  	
              relief
                of debtors or the benefit of creditors, or the discharge by Lessee
                of any
                of the obligations pursuant to such law or proceeding;
                and

            

      

      	(h)  	
              any
                invalidity or unenforceability for any reason of the Lease relating
                to or
                against Lessor.

            

      

      5. Waiver.
        Lessor
        shall not be required to initiate, pursue or exhaust any remedy or claim
        against

      Lessee
        as
        a condition to enforcement of Guarantor’s obligations under this Guaranty, and
        Lessor may, at its option, join Guarantor in any action or proceeding brought
        against Lessee to enforce any of Lessee’s obligations under the Lease, or may
        sue Guarantor in one or more separate proceedings. Guarantor irrevocably
        waives
        acceptance hereof, presentment, demand, protest and any notice not provided
        for
        herein. Until all of Lessee’s obligations under the Lease are fully performed,
        Guarantor waives any right of subrogation against Lessee by reason of any
        payments or acts or performance in compliance with the obligations of Guarantor
        under this Guaranty and Guarantor subordinates any liability or indebtedness
        of
        Lessee held by Guarantor to the Obligations.

      

      6. Guarantor’s
        Statements.
        The
        entity executing this Guaranty represent and warrant to Lessor that

      all
        financial information of Guarantor previously furnished to Lessor is accurate
        in
        all material respects.

      

      7. Costs
        of Collection; Indemnification.
        Guarantor shall pay Lessor on demand, all reasonable fees

      and
        disbursements of Lessor’s attorneys related to any action or proceeding
        instituted by Lessor seeking to cause Guarantor to honor this
        Guaranty.

      

      8. Intentionally
        Deleted.

      

      9. Governing
        Law; Jurisdiction.
        This
        Guaranty shall be governed by and construed in accordance 

      with
        the
        laws of the state in which the Premises are located and shall constitute
        the
        entire and sole understanding of the parties hereto notwithstanding any prior
        oral or written statements, instruction, agreements, representations or other
        communications.

      

      10. Captions.
        The
        captions herein are for convenience of reference only and shall not be
        considered 

      when
        construing or interpreting this Guaranty. Neither this Guaranty nor any
        provisions hereof shall be construed against the party causing this Guaranty
        or
        such provisions to be drafted.

      

      11. Severability.
        If any
        provision of this Guaranty or the application thereof to any person or

      circumstances
        shall in whole or in part be invalid or unenforceable, the remainder of this
        Guaranty shall be valid and enforced to the fullest extent permitted by
        law.

      

      12. Notice.
        Any
        notice, demand or other communication with respect to this Guaranty that
        Guarantor 

      or
        Lessor
        may desire to give or serve shall be in writing, by nationally recognized
        overnight delivery service, certified mail, postage prepaid, return receipt
        requested, by prepaid telegraph, or by personal service (including express
        or
        courier service) and addressed as follows:

      

      
        	
                Address
                  of Lessor

              	
                7807
                  Creekridge Dr.

                Minneapolis,
                  MN  55349

              
	 	 
	
                Address
                  of Guarantor:

              	
                3600
                  Mueller Road

                St.
                  Charles, Missouri 63301

              

      

      

      13. Successors
        and Assigns.
        The
        Guaranty shall be binding upon and inure to the benefit of the

      parties
        hereto and their respective successors and permitted assigns. Guarantor may
        not
        assign its obligations hereunder, and any such assignment shall be null and
        void.

      

      14. Entire
        Agreement.
        This
        Guaranty is the entire agreement of the Guarantor and Lessor with respect
        

      to
        the
        subject matter hereof. This Guaranty shall not be amended, modified or
        terminated nor may any of its provisions be waived, except by a writing signed
        by Guarantor and Lessor.

      
        
          
          

        

        
          37

          
            

          

        

        
          
          

        

      

      

      

      IN
        WITNESS WHEREOF, this Guaranty has been duly executed as of the date first
        above
        written.

      

      
        	 	
                GUARANTOR:
                  LMI AEROSPACE, INC.

              
	 	 
	 	 
	 	 
	 	
                By:

              	
                /s/
                  Lawrence E. Dickinson

              
	 	 	
                Its
                  Authorized Signatory/Officer

              

      

      

      

      

      
        	
                STATE
                  OF MISSOURI

              	
                )

              
	 	
                )
                  ss.

              
	
                COUNTY
                  OF ST. CHARLES

              	
                )

              

      

      

      

      On
        this
        9th
        day of
        June, 2006, before me appeared Lawrence E. Dickinson, to me personally known,
        who, being by me duly sworn, did say that he is the Authorized Signator/Officer
        of LMI Aerospace, Inc., and that this Guaranty is signed on behalf of said
        corporation by authority of the Board of Directors, and said Lawrence E.
        Dickinson acknowledges the within Guaranty to be the free act and deed of
        said
        corporation, and that he executed the same for the purposes therein
        stated.

      

      IN
        WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
        the
        day and year last above written.

      

      
        	 	
                /s/
                  Marilyn Pavia

              
	 	
                Notary
                  Public in and for said

              
	 	
                County
                  and State

              
	 	 

      

      

      

      

      My
        commission expires: September 1, 2009

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