Document:

EXHIBIT 10.4

                             FINANCING AGREEMENT

      Financing Agreement dated as of November 12, 2003 (this "Agreement")
 by and between Integrated Performance Systems Inc., a New York corporation,
 with principal executive offices located at 17300 North Dallas Parkway,
 Suite 2040, Dallas, Texas 75248 (the "Company"), and SMI Chips Inc.
 ("Lender").

      WHEREAS, Lender desires to loan to the Company, and the Company desires
 to borrow from Lender, upon the terms and subject to the conditions of this
 Agreement, a Line of Credit funding in the aggregate principal amount of
 $6,200,000 (the "Line of Credit");

      NOW, THEREFORE, in consideration of the premises and the mutual
 covenants contained herein, the parties hereto, intending to be legally
 bound, hereby agree as follows:

      I.   ESTABLISHMENT OF LINE OF CREDIT

      Lender shall establish the Line of Credit for Company in the aggregate
 amount of Six Million Two Hundred Thousand And No/100 Dollars ($6,200,000)
 subject to the following terms and conditions:

      A.   Term.  The line of Credit shall be made available to the company
 for a period of two years after the date of this Agreement, provided that
 Lender shall not be required to advance funds if Company is in default of
 its obligations pursuant to any Loan Documents, as defined below.

      B.   Advances to Company.  Company shall be permitted to draw down
 the Line of Credit in order to borrow against personal property, including
 accounts receivable, inventory, and fixed assets of Company or its
 subsidiaries (the "Assets").  Lender shall advance at least eighty percent
 (80%) of collectable accounts receivable and at least fifty percent (50%) of
 the value of inventory and fixed assets, based upon Lender's sole discretion
 regarding collectability and value.  Subsequent advances shall be made to
 Company to finance new purchases of Assets or fund new accounts receivable
 on a revolving basis.

      C.   Loan Documents. Each advance to Company shall be evidenced by a
 Note, Security Agreement, and such other documents as Lender may reasonably
 require ("Loan Documents").  The Loan Documents shall be in the form, and
 shall contain such provisions, as are customarily contained in asset based
 lending documents of Legacy Bank of Texas.

      D.   Financing Costs.

 Lender shall be paid the following amounts for providing financing pursuant
 to this Agreement:

           1.   A commitment fee of one percent (1%) of funds advanced shall
 be payable upon commencement of each draw down of Advances under the Line
 of Credit.  However, no commitment fee shall be due for funds advanced on a
 revolving basis, other than the commitment fee due upon the initial advance.

           2.   The interest rate shall be determined to be two percentage
 points (2%) in excess of the higher of (i) the prime rate of interest
 charged by Legacy Bank, Texas or (ii) the actual interest rate paid
 by Lender in funds borrowed by Lender to finance the Line of Credit.
 Interest shall be payable as specified in the Loan documents

           3.   Company shall reimburse Lender for Lender's direct costs
 associated with the Line of Credit, including legal fees, appraisal costs,
 and collection costs.

      II.  LENDER REPRESENTATIONS AND WARRANTIES

      Lender represents and warrants to and covenants and agrees with the
 Company as follows:

      A.   Lender is (i) an "accredited investor: within the meaning of Rule
 501 of Regulation D under the Securities Act, (ii) experienced in making
 investments of the kind contemplated by this Agreement, (iii) capable, by
 reason of its business and financial experience, of evaluating the relative
 merits and risks of any investment in the Line of Credit and (iv) able to
 afford the loss of its investment in the Line of Credit.

      B.   This Agreement has been duly and validly authorized, executed
 and delivered by Lender and is a valid and binding agreement of Lender
 enforceable against it in accordance with it terms, subject to applicable
 bankruptcy, insolvency, fraudulent conveyance, reorganization, moratorium
 and similar laws affecting creditors' rights and remedies generally and
 except as rights to indemnify and contribution may be limited by federal
 or state securities laws or the public policy underlying such laws.

      III. THE COMPANY'S REPRESENTATIONS

 The Company represents and warrants to Lender that:

      A.   Organization; Reporting Company Status.

           1.   The Company is a corporation duly organized, validly existing
 and in good standing under the laws of the state or jurisdiction in which it
 is incorporated and is duly qualified as a foreign corporation in all
 jurisdictions in which the failure so to qualify would reasonably be
 expected to have a material adverse effect on the business, properties,
 prospects, condition (financial or otherwise) or results of operations of
 the Company or on the consummation of any of the transactions contemplated
 by this Agreement (a "Material Adverse Effect").

           2.   The Company is subject to the reporting requirements of
 the Securities Exchange Act of 1934, as amended (the "Exchange Act").  The
 Common Stock is traded on the OTC Bulletin Board service of the National
 Association of Securities Dealers, Inc. ("OTCBB") and the Company has not
 received any notice regarding, and to its knowledge there is no threat of,
 the termination or discontinuance of the eligibility of the Common Stock
 for such trading.

      B.   Authority; Validity and Enforceability.  The Company has the
 requisite corporate power and authority to enter into the Agreement and Loan
 Documents and to perform all of its obligations hereunder and thereunder.
 The execution, delivery and performance by the Company of the Agreement and
 Loan Documents and the consummation by the Company of the transactions
 contemplated hereby and thereby have been duly and validly authorized by all
 necessary corporate action on the part of the Company.  The Agreement has
 been duly and validly executed and delivered by the Company and constitutes
 a valid and binding obligation of the Company enforceable against it in
 accordance with its terms, subject to applicable bankruptcy, insolvency,
 fraudulent conveyance, reorganization, moratorium and similar laws affecting
 creditors' rights and remedies generally and except as rights to indemnity
 and contribution may be limited by federal or state securities laws or the
 public policy underlying such laws.  The Loan Documents have been duly and
 validly authorized for execution by the Company and, when executed and
 delivered by the Company, will be valid and binding obligations of the
 Company enforceable against it in accordance with their respective terms,
 subject to applicable bankruptcy, insolvency, fraudulent conveyance,
 reorganization, moratorium and similar laws affecting creditors' rights
 and remedies generally.

      C.   Non-contravention.  The execution and delivery by the Company of
 the Agreement and the consummation by the Company of the other transactions
 contemplated hereby and thereby do not, and compliance with the provisions
 of this Agreement will not, conflict with, or result in any violation of,
 or default (with or without notice or lapse of time, or both) under, or
 give rise to a right of termination, cancellation or acceleration of any
 obligation or loss of a material benefit under, or result in the creation of
 any Lien upon any of the properties or assets of the Company or any of its
 Subsidiaries under, or result in the termination of, or require that any
 consent be obtained or any notice be given with respect to (i) the Articles
 or Certificate of Incorporation or By-Laws of the Company or the comparable
 charter or organizational documents of any of its Subsidiaries, in each case
 as amended to the date of this Agreement, (ii) any loan or credit agreement,
 Debenture, bond, mortgage, indenture, lease, contract or other agreement,
 instrument or permit applicable to the Company or any of its Subsidiaries
 or their respective properties or assets or (iii) any Law applicable to,
 or any judgment, decree or order of any court or government body having
 jurisdiction over, the Company or any of its Subsidiaries or any of their
 respective properties or assets ("Law").

      D.   Approvals.  No authorization, approval or consent of any court
 or public or governmental authority is required to be obtained by the
 Company for the transactions contemplated by this Agreement, except such
 authorizations, approvals and consents as have been obtained by the Company
 prior to the date hereof.

      E.   Full Disclosure.  There is no fact known to the Company (other
 than general economic or industry conditions known to the public generally)
 that has not been fully disclosed to the Lender that (i) reasonably could
 be expected to have a Material Adverse Effect or (ii) reasonably could be
 expected to materially and adversely affect the ability of the Company to
 performing its obligations pursuant to the Agreement.

      F.   Absence of Events of Default.  No "Event of Default" (as defined
 in any agreement or instrument to which the Company is a party) and no event
 which, with notice, lapse of time or both, would constitute an Event of
 Default (as so defined), has occurred and is continuing.

      G.   Interest.  The timely payment of interest under the Loan Documents
 is not prohibited by the Articles or Certificate of Incorporation or By-Laws
 of the Company, in each case as amended to the date of this Agreement, or
 any agreement, contract, document or other undertaking to which the Company
 is a party.

      H.   No Misrepresentation.  No representation or warranty of the
 Company contained in this Agreement or the Loan Documents or any schedule,
 annex or exhibit hereto or thereto or any agreement, instrument or
 certificate furnished by the Company to Lender pursuant to this Agreement
 contains any untrue statement of a material fact or omits to state a
 material fact required to be stated therein or necessary to make the
 statements therein not misleading.

      I.   Finder's Fee.  There is no finder's fee, brokerage commission
 or like payment in connection with the transactions contemplated by this
 Agreement for which Lender or Company is liable or responsible.

      IV.  CONDITIONS TO THE COMPANY'S OBLIGATIONS

      Lender understands that the Company's obligation to execute Loan
 Documents pursuant to this Agreement is conditioned upon:

      A.   Delivery by Lender of the Advances pursuant to the Loan Documents.

      B.   The accuracy of the representations and warranties of Lender
 contained in this Agreement (except for representations and warranties
 which, by their express terms, speak as of and relate to a specified date,
 in which case such accuracy shall be measured as of such specified date)
 and the performance by Lender in all material respects of all covenants
 and agreements of Lender required to be performed by it pursuant to this
 Agreement; and

      C.   There shall not be in effect any Law or order, ruling, judgment or
 writ of any court or public or governmental authority restraining, enjoining
 or otherwise prohibiting any of the transactions contemplated by this
 Agreement.

      V.   CONDITIONS TO LENDER'S OBLIGATIONS

      The Company understands that Lender's obligation to advance funds
 pursuant to this Agreement is conditioned upon:

      A.   Delivery by the Company of the Loan Documents:

      B.   The accuracy of the representations and warranties of the Company
 contained in this Agreement (except for representations and warranties
 which, by their express terms, speak as of and relate to a specified date,
 in which case such accuracy shall be measured as of such specified date)
 and the performance by the Company in all respects of all covenants and
 agreements of the Company required to be performed by it pursuant to this
 Agreement;

      C.   There not having occurred any event or development, and there
 being in existence no condition, having or which reasonably and foreseeably
 could have a Material Adverse Effect;

      D.   The Company shall have delivered to Lender reimbursement of
 Lender's reasonable out-of-pocket costs and expenses incurred in connection
 with the transactions contemplated by this Agreement

      E.   There shall not be in effect any Law, order, ruling, judgment or
 writ of any court or public or governmental authority restraining, enjoining
 or otherwise prohibiting any of the transactions contemplated by this
 Agreement;

      F.   The Company shall have obtained all consents, approvals or waivers
 from governmental authorities and third persons necessary for the execution,
 delivery and performance of the Documents and the transactions contemplated
 thereby, all without material cost to the Company;

      G.   Lender shall have received such additional documents,
 certificates, payment, assignments, transfers and other delivers as it or
 its legal counsel may reasonably request and as are customary to effect a
 closing of the matters herein contemplated.

      VI.  SURVIVAL; INDEMNIFICATION

      A.   The representations, warranties and covenants made by each of
 the Company and Lender in this Agreement, the Loan Documents, the annexes,
 schedules and exhibits hereto and in each instrument, agreement and
 certificate entered into and delivered by them pursuant to this Agreement
 shall survive and the consummation of the transactions contemplated hereby.
 In the event of a breach or violation of any of such representations,
 warranties or covenants, the party to whom such representations, warranties
 or covenants have been made shall have all rights and remedies for such
 breach or violation available to it under the provisions of this Agreement
 or otherwise, whether at law or in equity.

      B.   The Company hereby agrees to indemnify and hold harmless Lender,
 its affiliates and their respective officers, directors, partners and
 members (collectively, the "Lender Indemnitees") from and against any
 and all losses, claims, damages, judgments, penalties, liabilities and
 deficiencies (collectively, "Losses") and agrees to reimburse Lender
 Indemnitees for all out-of-pocket expenses (including the fees and expenses
 of legal counsel), in each case promptly as incurred by Lender Indemnitees
 and to the extent arising out of or in connection with:

                1.   misrepresentation, omission of fact or breach of any
           of the Company's representations or warranties contained in this
           Agreement, or the annexes, schedules or exhibits hereto or thereto
           or any instrument, agreement or certificate entered into or
           delivered by the Company pursuant to this Agreement or the Loan
           Documents;

                2.   any failure by the Company to perform any of its
           covenants, agreements, undertakings or obligations set forth in
           this Agreement or any instrument, certificate or agreement entered
           into or delivered by the Company pursuant to this Agreement or the
           Loan Documents;

                3.    the consummation of the transactions contemplated by
           this Agreement, the use of any of the proceeds of the Line of
           Credit by the Company, the performance by the parties hereto
           of their respective obligations hereunder and under the Loan
           Documents or any claim, litigation, investigation, proceedings or
           governmental action relating to any of the foregoing, whether or
           not Lender is a party thereto; or

      C.   Lender hereby agrees to indemnify and hold harmless the Company,
 its Affiliates and their respective officers, directors, partners and
 members (collectively, the "Company Indemnitees") from and against any and
 all Losses, and agrees to reimburse the Company Indemnitees for all out-of-
 pocket expenses (including the fees and expenses of legal counsel), in each
 case promptly as incurred by the Company Indemnitees and to the extent
 arising out of or in connection with:

               1.   any misrepresentation, omission of fact or breach of
           any of Lender's representations or warranties contained in this
           Agreement or the annexes, schedules or exhibits hereto or thereto
           or any instrument, agreement or certificate entered into or
           delivered by Lender pursuant to this Agreement or the Loan
           Documents; or

                2.   any failure by Lender to perform in any material respect
           any of its covenants, agreements, undertakings or obligations
           set forth in this Agreement or any instrument, certificate or
           agreement entered into or delivered by Lender pursuant to this
           Agreement or the Loan Documents.

      D.   Promptly after receipt by either party hereto seeking
 indemnification pursuant to this Article SURVIVAL; INDEMNIFICATION (an
 "Indemnified Party") of written notice of any investigation, claim,
 proceeding or other action in respect of which indemnification is being
 sought (each, a "Claim"), the Indemnified Party promptly shall notify the
 party against whom indemnification pursuant to this Article SURVIVAL;
 INDEMNIFICATION is being sought (the "Indemnifying Party") of the
 commencement thereof, but the omission so to notify the Indemnifying Party
 shall not relieve it from any liability that it otherwise may have to the
 Indemnified Party except to the extent that the Indemnifying Party is
 materially prejudiced and forfeits substantive rights or defenses by reason
 of such failure.  In connection with any Claim as to which both the
 Indemnifying Party and the Indemnified Party are parties, the Indemnifying
 Party shall be entitled to assume the defense thereof.  Notwithstanding
 the assumption of the defense of any Claim by the Indemnifying Party, the
 Indemnified Party shall have the right to employ separate legal counsel and
 to participate in the defense of such Claim, and the Indemnifying Party
 shall bear the reasonable fees, out-of-pocket costs and expenses of such
 separate legal counsel to the Indemnified Party if (and only if): (x) the
 Indemnifying Party shall have agreed to pay such fees, out-of-pocket costs
 and expenses, (y) the Indemnified Party and the Indemnifying Party
 reasonably shall have concluded that representation of the Indemnified
 Party and the Indemnifying Party by the same legal counsel would not be
 appropriate due to actual or, as reasonably determined by legal counsel to
 the Indemnified Party, potentially differing interests between such parties
 in the conduct of the defense of such Claim, or if there may be legal
 defenses available to the Indemnified Party that are in addition to or
 disparate from those available to the Indemnifying Party or (z) the
 Indemnifying Party shall have failed to employ legal counsel reasonably
 satisfactory to the Indemnified Party within a reasonable period of time
 after notice of the commencement of such Claim.  If the Indemnified Party
 employs separate legal counsel in circumstances other than as described in
 clauses (x), (y) or (z) above, the fees, costs and expenses of such legal
 counsel shall be borne exclusively by the Indemnified Party.  Except as
 provided above, the Indemnifying Party shall not, in connection with any
 Claim in the same jurisdiction, be liable for the fees and expenses of more
 than one firm of legal counsel for the Indemnified Party (together with
 appropriate local counsel).  The Indemnifying Party shall not, without the
 prior written consent of the Indemnified Party (which consent shall not
 unreasonably be withheld), settle or compromise any Claim or consent to the
 entry of any judgment that does not include an unconditional release of the
 Indemnified Party from all liabilities with respect to such Claim or
 judgment.

      E.   In the event one party hereunder should have a claim for
 indemnification that does not involve a claim or demand being asserted by
 a third party, the Indemnified Party promptly shall deliver notice of such
 claim to the Indemnifying Party.

      VII. GOVERNING LAW

      This Agreement shall be governed by and interpreted in accordance with
 the laws of the State of Texas, without regard to the conflicts of law
 principles of such state.

      VIII.     SUBMISSION TO JURISDICTION

      Each of the parties hereto consents to the exclusive jurisdiction of
 the federal courts whose districts encompass any part of the City of Dallas
 or the state courts of the State of Texas sitting in the City of Dallas in
 connection with any dispute arising under this Agreement.  Each party hereto
 hereby irrevocably and unconditionally waives, to the fullest extent it may
 effectively do so, any defense of an inconvenient forum or improper venue to
 the maintenance of such action or proceeding in any such court and any night
 of jurisdiction on account of its place of residence or domicile.  Each
 party hereto irrevocably and unconditionally consents to the service of any
 and all process in any such action or proceeding in such courts by the
 mailing of copies of such process by registered or certified mail (return
 receipt requested), postage prepaid, at its address specified in Article
 XIII.  Each party hereto agrees that a final judgment in any such action or
 proceeding shall be conclusive and may be enforced in other jurisdictions
 by suit on the judgment or in any other manner provided by law.

      IX.  COUNTERPARTS; EXECUTION

      This Agreement may be executed in counterparts, each of which when so
 executed and delivered shall be an original, but both of which counterparts
 shall together constitute one and the same instrument.  A facsimile
 transmission of this signed Agreement shall be legal and binding on both
 parties hereto.

      X.   HEADINGS

      The headings of this Agreement are for convenience of reference and
 shall not form part of, or affect the interpretation of, this Agreement.

      XI.  SEVERABILITY

      In the event any one or more of the provisions contained in this
 Agreement should be held invalid, illegal or unenforceable in any respect,
 the validity, legality and enforceability of the remaining provisions
 contained herein or therein shall not in any way be affected or impaired
 thereby.  The parties shall endeavor in good-faith negotiations to replace
 the invalid, illegal or unenforceable provisions with valid provisions, the
 economic effect of which comes as close as possible to that of the invalid,
 illegal or unenforceable provisions.

      XII. ENTIRE AGREEMENT; REMEDIES, AMENDMENTS AND WAIVERS

      This Agreement and the Documents constitute the entire agreement
 between the parties hereto pertaining to the subject matter hereof
 and supersede all prior agreements, understandings, negotiations and
 discussions, whether oral or written, of such parties.  No supplement,
 modification or waiver of this Agreement shall be binding unless executed
 in writing by both parties.  No waiver of any of the provisions of this
 Agreement shall be deemed or shall constitute a waiver of any other
 provision hereof (whether or not similar), nor shall such waiver constitute
 a continuing waiver unless otherwise expressly provided.

      XIII.     NOTICES

      Except as may be otherwise provided herein, any notice or other
 communication or delivery required or permitted hereunder shall be in
 writing and shall be delivered personally, or sent by telecopier machine or
 by a nationally recognized overnight courier service, and shall be deemed
 given when so delivered personally, or by telecopier machine or overnight
 courier service as follows:

      A.   if to the Company, to:

           Integrated Performance Systems Inc.
           17300 North Dallas Parkway, Suite 2040
           Dallas, Texas 75248
           Telephone:  972/381-1212
           Facsimile:  972/381-1211

           if to the Lender, to:

           SMI Chips Inc. .
           7708 Cedar Creek Canyon Dr.
           Dallas, Texas 75252
           Telephone:  972/407-1509
           Facsimile:  972/233-3501

      The Company or Lender may change the foregoing address by notice given
 pursuant to this Article XIII.

      XIV. ASSIGNMENT

      This Agreement shall not be assignable by either of the parties hereto
 without the prior written consent of the other party, and any attempted
 assignment contrary to the provisions hereby shall be null and void;
 provide, however, that Lender may assign its rights and obligations
 hereunder, in whole or in part, to any affiliate of Lender and Lender may
 assign its rights pursuant to the Loan Documents to any party providing
 funds to Lender.

      IN WITNESS WHEREOF, the parties hereto have duly caused this Agreement
 to be executed and delivered on the date first above written.

 Integrated Performance Systems Inc.          SMI Chips Inc.

 By: __________________________               By: __________________________
     D. Ronald Allen, President                   Ilya Drapkin, PresidentEXHIBIT 10.11

                                    LEASE

      THIS LEASE (this "Lease") is made as of the 6th day of November,  2001,
 by and between  C-Gate Construction Inc.,  a Texas corporation  ("Landlord")
 and PC Dynamics of Texas Inc.,  a Texas corporation ("Tenant"),  Performance
 Interconnect  Corp.,   a  Texas   corporation  ("Tenant")   and   Integrated
 Performance Systems Inc., a New York Corporation, ("Tenant ").

                                WITNESSETH:

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

 Section 1.01   Definitions.   The  following terms  shall have the  meanings
 hereinafter set forth throughout this Lease.

 (A)  "Base Rent" shall be the sum of $420,000.00 per year, payable in  equal
      monthly installments of $35,000.00  per month in  advance on the  first
      day of each calendar month during the Term of this Lease.

 (B)  "Commencement Date" shall mean November 6, 2001.

 (C)  "Expiration Date" shall mean the  20th anniversary of the  Commencement
      Date, unless sooner terminated or extended provided in this Lease.

 (D)  "Landlord's Notice Address" shall mean  17300 N. Dallas Parkway,  Suite
      2040, Dallas, Texas, 75248.

 (E)  "Lease Year" shall mean a one year period beginning on the Commencement
      Date and ending on year after the Commencement Date.

 (F)  "Parking Spaces"  shall  mean  those  parking  spaces  located  on  the
      Property.

 (G)  "Permitted Uses" shall  mean use  of the  premises of  the assembly  of
      printed circuit boards and related activities.

 (H)  "Premises" shall  mean  the property  legally  described on  Exhibit  A
      attached hereto  (the "Property"),  the Parking  Spaces and  any  other
      improvements located on the Property.

 (I)  "Security Deposit" shall mean $35,000.00.

 (J)  "Tenant's Notice Address" shall mean 10501  FM 720 East, Frisco,  Texas
      75035.

 (K)  "Term" shall mean the  period commencing on  the Commencement Date  and
      ending on the Expiration Date, being 240 months.

 Section 1.02   Demise: Condition of the Premises.

 (A)  Subject to an upon the terms and conditions set forth herein,  Landlord
      hereby leases  to Tenant  and Tenant  hereby leases  from Landlord  the
      Premises for the Term, commencing on  the Commencement Date and  ending
      on the Expiration Date.

 (B)  Tenant has inspected the  Premises and is  satisfied with the  physical
      condition thereof, including all equipment and appurtenances and agrees
      to accept the Premises in their present "AS IS" condition.

 Section 1.03   Base Rent.   Tenant shall pay Landlord, monthly, in  advance,
 on  the  first  day  of  each  calendar  month  during  the  term,   monthly
 installments of Base Rent, without notice or demand and without any  setoff,
 offset, abatement or deduction whatsoever, to Landlord's Notice Address.

 Section 1.04   Additional Rent.   All  sums other than Base Rent payable  by
 Tenant under this Lease shall be deemed additional rent ("Additional  Rent")
 payable on demand (at  the same place  Base Rent is  paid), and in  currency
 which, at the time of payment, is legal tender for public and private  debts
 in the United  States of America  unless other payment  dates are set  forth
 herein.  Landlord shall  have the same rights  and remedies with respect  to
 the failure by Tenant to pay Additional Rent as Landlord has with respect to
 he failure by Tenant to pay Base Rent.

 Section 1.05   Use.   The  Premises  shall be  used  and occupied by  Tenant
 solely for the Permitted  Uses, and for no  other purpose without the  prior
 written consent  of  Landlord,  which  consent  shall  not  be  unreasonably
 withheld.

                                  ARTICLE 2.

                          Alterations and Additions.

 Section 2.01   Alterations.   Tenant shall not make or suffer to be made any
 alterations, additions or improvements  (collectively "Alterations") in,  on
 or  to  the  Premises or any part thereof  without the prior written consent
 of  Landlord which  consent  shall  not  be  unreasonably  withheld  if  the
 proposed Alterations  are  nonstructural.  Tenant  shall  furnish  plans and
 specifications to Landlord at the time it requests Landlord's consent to any
 Alterations if the desired Alterations will require the filing of  plans and
 specifications  with   any  governmental  or  quasi-governmental  agency  or
 authority.   Subsequent  to  obtaining   Landlord's  consent  and  prior  to
 commencement of  the  Alterations,  Tenant  shall  deliver  to  Landlord any
 building permit  required by  applicable law  and  a  copy of  the  executed
 construction  contract(s).  If  Landlord  consents  to  the  making  of  any
 Alteration, such Alteration shall  be made by Tenant  at Tenant's sole  cost
 and expense by  such contractor  approved in  writing by  Landlord.   Tenant
 shall provide, at its expense,  such completion, performance and/or  payment
 bonds as  Landlord considers  necessary with  respect to  such  construction
 work.  Tenant  shall also require  its contractor to  maintain insurance  in
 such amounts and in such form as  Landlord may require and evidence of  such
 insurance shall be  delivered to  Landlord.   Any construction,  alteration,
 maintenance,  repair,  replacement,  installation,  removal  or   decoration
 undertaken by Tenant in connection with  the Premises shall be completed  in
 accordance with the plans and specifications therefor, shall be carried  out
 in good, workmanlike and prompt manner and shall comply with all  applicable
 statutes, laws, ordinances, regulations,  rules, orders and requirements  of
 the authorities having jurisdiction thereof.

                                  ARTICLE 3.

                          Management of the Premises

 Section 3.01    Absolute Net Lease.    This Lease shall  be an absolute  net
 lease.  Tenant shall pay for and be responsible for all of the  maintenance,
 management, upkeep and care of the Premises, as specified herein, and Tenant
 shall pay all  Operating Expenses (as  hereinafter defined)  related to  the
 Premises.  The term "Operating Expenses"  shall mean the aggregate of  those
 costs and expenses paid or incurred  relating to the ownership,  maintenance
 and operation of the Premises, including,  but not limited to, all of  those
 costs specified in Articles 3.

 Section 3.02   Taxes.   Tenant shall pay all Taxes (as hereinafter  defined)
 related to the Premises before delinquency.  The term "Taxes" shall mean all
 taxes, fees  and assessments  and governmental  charges levied,  whether  by
 federal, state, county, municipal or  other taxing districts or  authorities
 presently or hereafter created, taxing the Premises and any other general or
 special taxes, fees, charges or assessments attributable to the Premises  or
 their operation.   "Taxes" shall also  include any and  all taxes levied  or
 assessed and  payable  during  the  Term  upon  all  of  Tenant's  leasehold
 improvements, equipment, furniture,  fixtures, and  other personal  property
 located on the Premises.   In addition, "Taxes"  shall mean all real  estate
 taxes and assessment or substitutes therefor or supplements thereto upon all
 or any portion of the Premises or any improvements thereon, for any whole or
 partial tax year or period occurring during the Term hereof.  If and to  the
 extent that, due to a  change in the method  of taxation or assessment,  any
 franchise, capital  stock capital,  rent, income,  profit  or other  tax  or
 charge shall be a substitute for or supplement to any of the foregoing, then
 all such items shall be included within  the term Taxes for the purposes  of
 this Lease.  If  Tenant should choose to  dispute and contest Taxes,  tenant
 shall pay for  all costs associated  with such dispute  or contest and  such
 costs also shall be considered Taxes for purposes of this Lease.

 Section 3.03   Insurance.  Tenant hereby agrees that it shall bear the  risk
 of any  damage,  loss  or  casualty relating  to  the  Premises,  except  as
 otherwise specified in  this Lease.   Tenant shall provide  and pay for  all
 insurance ("Insurance")  of  any  type  that  Landlord,  in  its  reasonable
 judgment, shall deem  necessary or  advisable to  carry in  relation to  the
 Premises, including,  but  not  limited  to,  Commercial  General  Liability
 Insurance, fire and extended coverage insurance, State Worker's Compensation
 Insurance, Hazardous Materials Insurance  and any other insurance  necessary
 in order to  protect itself,  the Premises,  its personal  property used  in
 connection therewith, or its interests therein.  Tenant shall maintain  such
 Insurance in commercially reasonable amounts, sufficient to cover any  risks
 related to the Premises and all  of its obligations pursuant to this  Lease,
 including, but not limited to, those obligations specified in Section  4.03,
 Section 6.02, and Section 6.04.   All policies for Insurance related to  the
 Premises shall  name  the Landlord  and  Landlord's mortgagee,  if  any,  as
 Additional Insureds.

 Section 3.04    Maintenance Costs.  Tenant  shall pay all Maintenance  Costs
 (as hereinafter defined).  The term "Maintenance Costs" shall mean all costs
 paid or incurred  in connection  with the  operation or  maintenance of  the
 Premises including, without limitation, all parking areas (whether temporary
 or permanent), access roads, driveways, curbs, truckways, loading areas  and
 docks, retaining  walls,  lighting facilities,  service  corridors,  comfort
 stations, pedestrian sidewalks, stairways, plazas, foundations, exterior and
 demising walls, roofs over  any portion of  the premises, elevators,  courts
 and ramps, decorative walls, vacant areas, landscaped and planting areas and
 facilities, service  lines or  conduits for  gas, water,  electric,  sewage,
 heating, storm water, ventilating,  air conditioning and lighting  services,
 music and  intercom equipment,  and fire  suppression and  warning  systems,
 conduits and appurtenances for use by Tenant, and other areas and facilities
 related to the Premises, whether on or off the Property.

 Section 3.05     Maintenance  and  Repair.   Subject  to the  provisions  of
 Sections 6.01 and 6.02 hereof, Tenant shall maintain and repair the Premises
 during the Term and  preserve same in the  condition delivered to Tenant  on
 the Commencement Date,  normal wear and  tear excepted, and  shall make  all
 repairs and  replacements to  the interior  of the  Premises, structural  or
 otherwise,  including,  without  limitation,  concrete  floors,   supporting
 columns, interiors plumbing and electrical  lines and facilities, doors  and
 door frames, and  window and window  frames, as when  necessary in order  to
 preserve the Premises in good working order and condition in accordance with
 the terms  and  provisions  of the  Lease,  including  those  governing  the
 performance of any Alterations to the  Premises.  Tenant agrees to keep  and
 maintain in good working  order and condition the  waste and sewer  systems,
 sprinkler,  plumbing,   air-conditioning,   electrical   and   heating   and
 ventilating systems and equipment in and/or servicing the Premises and  keep
 in force a  standard maintenance  agreement with  contractors designated  by
 Landlord on all such equipment and systems, and to furnish a copy thereof to
 Landlord.  In addition, Tenant shall  replace at the expense of Tenant,  any
 and all  plate  or other  glass  and exterior  window  treatment  including,
 without limitation,  any protective  films damaged  or broken  by any  cause
 whatsoever in and  about the Premises  to the  building standard  conditions
 adopted by Landlord from time to  time.  Tenant shall  pay for and keep  the
 foundation of the Premises in good repair.   Tenant shall pay for repair  or
 maintenance of the exterior walls and  roof.  Tenant shall keep the  parking
 spaces well lit, well striped, and clear  of snow and debris.  Tenant  shall
 be responsible  for  proper  landscaping, including,  but  not  limited  to,
 lawnmowing and  debris  removal,  and  other  exterior  maintenance  of  the
 Premises in order  to keep the  Premises in a  sightly and clean  condition.
 Tenant shall provide security for the  Premises, including, but not  limited
 to, alarm systems and security  guards.  All damages  or injury done to  the
 Premises by Tenant or by any person who may be in or upon the Premises shall
 be paid for  by Tenant.   If Tenant refuses  or neglects to  perform any  of
 Tenant's obligations hereunder, Landlord shall have  the right, but not  the
 obligation, to make such  repairs or perform such  obligations on behalf  of
 and for the account of Tenant.  In such even, the cost thereof shall be paid
 for by  Tenant, as  Additional Rent,  upon demand.   Tenant  agrees to  give
 Landlord or its managing agent prior written notice of the necessity for any
 repairs in or to the  Premises and shall not  proceed to perform same  until
 Landlord or its managing agent has consented thereto.

 Section 3.06     Utilities.   Tenant shall  obtain all  water,  electricity,
 sewage, gas, telephone and other utilities directly from the public  utility
 company furnishing shame.  Any meters required in connection therewith shall
 be installed at Tenant's sole cost.   Tenant shall pay all utility  deposits
 and fees, and all  monthly service charges  for water, electricity,  sewage,
 gas, telephone  and any  other utility  services furnished  to the  Premises
 during the Term.  In the event any such utilities are not separately metered
 on the  Commencement  Date,  then  until such  time  as  such  services  are
 separately metered, Tenant shall pay to Landlord Tenant's equitable share of
 the cost of such services, as reasonable determined by Landlord.

 Section 3.07     HVAC.   Tenant shall  have the  right to  use the  existing
 heating, air conditioning and ventilation equipment in the Premises, if any.
 All such equipment shall be maintained, repaired and replaced, as necessary,
 by Tenant at its sole cost and expense and shall be surrendered by Tenant to
 Landlord at the end of the Term together with the Premises.  Landlord  makes
 not representations or  warranty as  to the  condition or  capacity of  such
 equipment.   Landlord shall  have no  obligation whatsoever  to provide  the
 Premises with heat, air conditioning, ventilation or hot water.

 Section 3.08   Cleaning.   Tenant, at its  expense, shall keep the  Premises
 clean and in good order to the reasonable satisfaction of Landlord and shall
 pay for all garbage removal as incurred.  Tenant shall store all rubbish and
 refuse in locations and in  a manner as may  be designated by Landlord  from
 time to time.   Tenant shall  arrange of the  removal of  garbage and  other
 refuse by a cartage company acceptable to Landlord during such hours as  may
 be designated  by Landlord  from time  to  time or,  Landlord may  elect  by
 written notice to  Tenant, to arrange  for the removal  of such garbage  and
 other refuse by Landlord's  cartage company, and  Tenant shall pay  Landlord
 all charges therefor as Additional Rent, within ten (10) days after  receipt
 of bill therefor.

 Section 3.09    Compliance with  Law.  Tenant,  at its  sole expense,  shall
 comply with all laws, orders and  regulations of federal, state, county  and
 municipal authorities  and  with any  directive  of any  public  officer  or
 officers pursuant to  law which shall  impose any violation,  order or  duty
 upon Landlord or Tenant with respect to the Premises or the use or occupancy
 thereof.  Tenant, at  its sole cost  and expense, shall  obtain and keep  in
 effect during  the term,  all permits,  licenses, and  other  authorizations
 necessary to permit Tenant to use and occupy the Premises for the  Permitted
 Uses.  Tenant shall not use the Premises, or permit any act to be done in or
 about the Premises  which will in  any way conflict  with any law,  statute,
 ordinance or governmental rule or regulation now for hereafter in force.

 Section 3.10   Liens.   Tenant shall keep the  Premises free form any  liens
 arising out  of  any work  performed,  materials furnished,  or  obligations
 incurred by or on behalf of Tenant.  Should any mechanic's or other lien  be
 filed against  the  Premises  by  reason  of  Tenant's  or  its  agents'  or
 contractors' acts or omissions or because of a claim against Tenant,  Tenant
 shall cause the  same to be  canceled and discharged  of record  by bond  or
 otherwise within thirty (30) days after  the filing thereof.  Should  Tenant
 fail to discharge such lien within such thirty (30) day period, Landlord may
 cure same, in  which event Tenant  shall reimburse Landlord,  on demand,  as
 Additional Rent, for the amount of  the lien or the  amount of the bond,  if
 grater, plus all  administrative costs  incurred by  Landlord in  connection
 therewith.  The remedies provided herein  shall be in addition to all  other
 remedies available to Landlord.

                                  ARTICLE 4.

                        Tenant's Covenants and Rights

 Section 4.01   Assignment and Subletting.

 (A) Tenant covenants that it  shall not, by operation  of law or  otherwise,
 assign, sublet, encumber  or mortgage this  lease, or any  part thereof,  or
 permit the Premises to be used  by others without the prior written  consent
 of Landlord in  each instance.   Any attempt  by Tenant  to assign,  sublet,
 encumber or mortgage  this Lease shall  be null and  void.   The consent  by
 Landlord to any assignment, mortgage, encumbrance, subletting or use of  the
 Premises by others  shall not  constitute a  waiver of  Landlord's right  to
 withhold its  consent  to  any other  assignment,  subletting,  encumbrance,
 mortgage or use by others of the Premises.  For the purpose of this  Section
 4.01, (I) a  takeover agreement shall  be deemed a  transfer of this  Lease,
 (ii) an assignment of  the Lease shall  be deemed to  occur if Tenant  shall
 fail to be a  wholly-owned subsidiary of  Performance Interconnect Corp.,  a
 Texas corporation ("PIC"), or if the  existing shareholders of PIC shall  in
 the aggregate fail to own at least 51% of the voting and ownership interests
 in PIC, (iii) any person or legal representative of Tenant, to whom Tenant's
 interest under this Lease passes by operation of law, or otherwise, shall be
 bound by  the provisions  of this  Section 4.01,  and (iv)  a  modification,
 amendment or extension of a sublease shall be deemed a sublease.

 (B) No consent by Landlord to an assignment of this Lease shall be effective
 unless and until Tenant shall deliver  to Landlord an agreement in form  and
 substance satisfactory to Landlord pursuant  to which such assignee  assumes
 and agrees  to be  bound by  all  of the  terms, covenants,  provisions  and
 agreements of this Lease.   In no  event shall Tenant  be released from  its
 obligations hereunder as a result of any assignment  of this lease.

 (C) Notwithstanding anything in  this Section 4.01  to the contrary,  Tenant
 may permit Premises to be used by an affiliate of Tenant upon prior  written
 notice to Landlord;  provided, however, that  Tenant an  any such  affiliate
 shall comply with all of the  term, covenants, provisions and agreements  of
 this Lease.  For purposes of this Lease, an "affiliate" means an entity that
 controls, is  controlled by,  or  is under  the  common control  of  another
 entity.

 Section 4.02   Interruption of Access,  Use or Service.  Landlord shall  not
 be liable for any failure (to  the extent required of  it by this Lease)  to
 provide access to the Premises, to assure the beneficial use of the Premises
 or to  furnish any  services or  utilities when  such failure  is caused  by
 natural occurrences,  riots, civil  disturbances, insurrection,  war,  court
 order, public enemy, accidents, breakage, repairs, strikes, lockouts,  other
 labor disputes, the making  of repairs, alterations  or improvements to  the
 Premises, the inability to obtain fuel, gas, steam water, electricity, labor
 or other supplies  or by any  other condition  beyond Landlord's  reasonable
 control, and Tenant shall not be entitled to any damages resulting from such
 failure, nor shall such failure relieve Tenant of the obligation to pay  all
 sums due hereunder or constitute for be construed as a constructive or other
 eviction of Tenant.  If any  governmental entity promulgates or revises  any
 statute, ordinance or  building code, fire  code or other  code, or  imposes
 mandatory or voluntary controls for guidelines  on Landlord or the  Premises
 or any part thereof, relating to the use of the Premises or the conservation
 of any  utility  or service  provided  with respect  to  this lease,  or  if
 Landlord is required to make alterations to the Premises in order to  comply
 with such mandatory or voluntary controls or guidelines, Tenant shall comply
 with such mandatory controls or guidelines  or make such alterations to  the
 Premises.  Tenant may,  in its sole discretion,  comply with such  voluntary
 controls or guidelines, or make such  alterations to the Premises,  pursuant
 to the requirements of Article 2  of this Lease.   If Tenant chooses not  to
 comply with such voluntary  controls or guidelines,  Landlord may make  such
 changes or  alterations  as are  necessary  to comply  with  such  voluntary
 controls or guidelines at  Landlord's sole cost and  expense.  Neither  such
 compliance nor the  making of such  alterations shall in  any event  entitle
 Tenant to any damages, relieve  Tenant of the obligation  to pay any of  the
 sums due hereunder, or constitute or be construed as a constructive or other
 eviction of Tenant.

 Section 4.03   Tenant's Indemnification.

 (A) Tenant shall  indemnify,  defend  and hold  harmless  Landlord  and  its
 officers, directors,  employees,  attorneys and  agents  (collectively,  the
 "Indemnitees") from and against any all  claims, demands, causes of  action,
 judgments, costs  and  expenses,  and  all  losses  and  damages  (including
 consequential and  punitive  damages )  arising  from Tenant's  use  of  the
 Premises or from the conduct of its  business or form any activity, work  or
 other acts or things done, permitted or  suffered by Tenant in or about  the
 Premises,  and  shall  further  indemnify,  defend  and  hold  harmless  the
 Indemnitees from and against any and  all claims arising from any breach  or
 default in  the  performance  of  any obligation  on  Tenant's  part  to  be
 performed under the terms of this  Lease, or arising from any act,  omission
 or negligence or willful or criminal  misconduct of Tenant, or any  officer,
 agent, employee, independent contractor, guest, or invitee thereof, and from
 all costs, attorneys'  fees and disbursements,  and liabilities incurred  in
 the defense of  any such  claim or  any action  or proceeding  which may  be
 brought against, out of for in any way  related to this Lease.  Upon  notice
 from Landlord, Tenant shall defend any  such claim, demand, cause of  action
 or suit at Tenant's expense by counsel satisfactory to Landlord in its  sole
 discretion.  As a  material part of the  consideration to Landlord for  this
 Lease, Tenant hereby  assumes all risk  of damage to  property or injury  to
 persons in, upon  or about the  Premises from any  cause, and Tenant  hereby
 waives all claims with respect thereto against Landlord.  Tenant shall  give
 immediate notice  to  Landlord in  case  of  casualty or  accidents  in  the
 Premises.  The provisions  of this Section shall  survive the expiration  or
 sooner termination of this Lease.

 (B) All personal property  of Tenant, including  goods, wares,  merchandise,
 inventory, trade fixtures and  other personal property  of Tenant, shall  be
 stored at the  sole risk of  Tenant.  Landlord  or its agents  shall not  be
 liable for any loss  or damage to persons  or property resulting from  fire,
 explosion, falling plaster, steam, gas, electricity, water or rain which may
 leak from any part of the Premises or from the pies, appliances or  plumbing
 works therein  or from  the roof,  street or  subsurface or  from any  other
 places resulting  from  dampness  or  any  other  cause  whatsoever,  except
 personal injury or other damages caused by or due to the gross negligence or
 willful misconduct of Landlord.  Landlord or its agents shall not be  liable
 for interference with the electrical service, ventilation, or for any latent
 defect in the Premises.

 (C) The parties hereto acknowledge that all  or part of the Premises may  be
 used for the storage and shipment of goods not owned by Tenant, and Landlord
 is not  willing to  enter  into this  Lease  unless Tenant  indemnifies  the
 Indemnitees to Landlord's satisfaction form any liability on the part of the
 Indemnitees to the owner(s) of such goods for damage to the same arising out
 of any acts or omissions  of the Indemnitees.   As a material inducement  to
 Landlord to enter into  this Lease, Tenant agrees  to defend, indemnify  and
 hold the Indemnitees harmless from and  against any and all losses,  claims,
 liabilities, obligations and  damages imposed upon  or incurred or  asserted
 against the Indemnitees by reason of damage to goods of persons string  such
 goods with  Tenant,  notwithstanding  the fact  that  such  losses,  claims,
 liabilities, obligations or  damages may  have been  caused by  the acts  or
 omissions of Landlord.   Tenant  agrees that at  all times  during which  it
 shall store goods  not owned  by it  in the  Premises, it  shall insure  the
 indemnity described  under  this  Section 4.03(C)  in  a  manner  reasonably
 satisfactory to Landlord.  Landlord shall not be deemed a bailee, consignee,
 or warehouseman (or responsible for the standard of care incidental thereto)
 with respect to  any goods stored  or shipped to  or from  the Premises  for
 consignment or bailment and Tenant shall  insert a clause to that effect  in
 all warehouse  receipts  or  coassignment  agreements  for  the  storage  or
 shipment of goods to or from the Premises.

 Section 4.04    Security Deposit.  Concurrently  with the execution of  this
 Lease, Tenant has deposited with Landlord the Security Deposit, the  receipt
 of which, subject to collection, is hereby acknowledged, as security for the
 payment by Tenant of all Base Rent and Additional Rent and for the  faithful
 performance of all  the terms, covenants  and conditions  hereof.   Landlord
 shall not be required to segregate the Security Deposit from other  deposits
 or from other funds of Landlord or pay interest thereon, unless required  by
 applicable law.  If, at  any time during the  Term, Tenant does not  fulfill
 any of its obligations  under this Lease, Landlord  shall have the right  to
 use the Security Deposit, or so  much thereof as necessary, to satisfy  such
 obligations.  If any  portion of the Security  Deposit is used, applied,  or
 retained by Landlord as  herein permitted, then within  five (5) days  under
 written demand  therefor,  Tenant  shall deposit  with  Landlord  an  amount
 sufficient to  restore the  Security Deposit  to  its original  amount,  and
 Tenant's failure to do so shall be a breach of this Lease.  If Tenant  fully
 and faithfully performs  every term, covenant,  condition and obligation  of
 this Lease during the Term, the  Security Deposit (or any balance  thereof),
 without interest, shall be  returned to Tenant after  the expiration of  the
 Term.   Landlord  may deliver  the  Security  Deposit to  any  purchaser  of
 Landlord's interest in the Premises if such interest is sold, in which event
 Landlord shall be discharged from any further liability with respect to  the
 Security Deposit.  The Security Deposit shall not be construed as liquidated
 damages, and if  Landlord's claims  hereunder exceed  the Security  Deposit,
 Tenant shall remain liable for the balance of such claims.

 Section 4.05     Surrender.  Upon  the  expiration  of  the  term  or  other
 termination  of  this  Lease,  and  without  further  notice,  Tenant  shall
 peaceable and quietly quite  and surrender to  Landlord the Premises,  broom
 clean, in the same condition as existed on the Commencement Date,  excepting
 only any  Alterations  made  by  Tenant  if  consented  to  by  Landlord  if
 Landlord's consent was required, ordinary wear and tear and loss by fire  or
 other casualty which Tenant is not obligated to repair pursuant to the terms
 hereof.  Any property of  Tenant not removed at  or prior to the  Expiration
 Date or prior termination of this  Lease, shall, at Landlord's election,  be
 deemed abandoned and shall become the property of Landlord.

                                  ARTICLE 5.
                       Landlord's Covenants and Rights

 Section 5.01   Quiet Enjoyment and Subordination.

 (A) Landlord covenants and agrees that, upon performance by Tenant of all of
 the terms,  covenant,  obligations,  conditions  and  provisions  hereof  on
 Tenant's part to be  kept and performed, Tenant  shall have, hold and  enjoy
 the Premises, subject and  subordinate to the terms  and conditions of  this
 Lease.

 (B) This Lease is subject and  subordinate to, and Tenant will comply  with,
 any  reciprocal  easement  agreements  or  any  other  easements  (each,  an
 "Easement"); any  other  restrictions on  or  agreements pertaining  to  the
 Premises, as disclosed in Exhibit B; any mortgage, deed of trust or deed  to
 secure debt  (each,  a  "Mortgage")  and  to  any  renewals,  modifications,
 increases, extensions, replacements, and substitutions of any thereof now or
 hereafter affecting the  Premises.  This  provision shall be  self-operative
 and no  further instrument  of subordination  shall be  required;  provided,
 however, that  Tenant agrees  to execute  and  deliver, upon  request,  such
 further  instrument(s)  in  recordable  form  confirming  this subordination
 as  may be  requested by  Landlord,  or the  holder  of  any Mortgage or the
 lessor under any  Superior Lease.  Notwithstanding anything  to the contrary
 contained herein, at the  option of the holder  of any Mortgage, this  Lease
 shall be  made superior  to such  Mortgage  by the  insertion therein  of  a
 declaration that this Lease is superior.

 Section 5.02   Entry by Landlord.

 (A)  Landlord and Landlord's agents and representatives shall have the right
 to enter  the Premises  at any  time in  case of  an emergency,  and at  all
 reasonable times upon advance notice to Tenant.

 (B)  Tenant shall give Landlord a key for all of the doors for the Premises,
 excluding Tenant's vaults, safes and files.   Landlord shall have the  right
 to use any and all means to open the  doors to the Premises in an  emergency
 in order to obtain entry thereto without liability to Tenant therefor.   Any
 entry to  the  Premises  by Landlord  by  any  of the  foregoing  means,  or
 otherwise, shall not  be construed or  deemed to be  a forcible or  unlawful
 entry into or a detainer of  the Premises, or an eviction, partial  eviction
 or constructive eviction of Tenant from the Premises or any portion thereof,
 and shall not relieve Tenant of its obligations hereunder.

 Section 5.03    Minimize Interference.   In performing  its covenants  under
 this Lease, Landlord shall use  reasonable efforts to minimize  interference
 with the conduct of Tenant's business in connection with the performance  by
 Landlord of any work or the provision of any services required or  permitted
 pursuant to the terms of this Lease,  but Landlord shall not be required  to
 use overtime or premium pay labor.

 Section 5.04   Landlord's Right to  Cure.  All agreements and provisions  to
 be performed by  Tenant under any  of the terms  of this Lease  shall be  at
 Tenant's sole cost and  expense and without any  abatement of Base Rent  and
 Additional Rent.  If Tenant shall fail to perform any act or to pay any  sum
 of money (other  than Base  Rent) required  to be  performed or  paid by  it
 hereunder, or shall fail to cure any default and such failure shall continue
 for ten (10) days after written  notice thereof by Landlord to Tenant,  then
 Landlord may, at its  option, and without waiving  or releasing Tenant  from
 any of its obligations hereunder, make  such payment or perform such act  on
 behalf of Tenant.   All  sums paid  and all  costs incurred  by Landlord  in
 taking such action  shall be  deemed Additional Rent  and shall  be paid  to
 Landlord on demand.

                                  ARTICLE 6.

                Eminent Domain, Casualty, Hazardous Materials

 Section 6.01   Eminent Domain.

 (A)  If, during the Term all of the Premises shall be taken (or  temporarily
 taken for a period of one (1) year or more) by a public authority under  any
 statute or by  right of eminent  domain, or purchased  under threat of  such
 taking, this Lease shall  automatically terminate on the  date on which  the
 condemning authority  takes  possession  of  the  Premises  ("Date  of  Such
 Taking").

 (B)  If, during the Term, part of the Premises is so taken or purchased, and
 if, in  the  reasonable  opinion  of  Landlord,  substantial  alteration  or
 reconstruction of  the  Premises  is necessary  or  desirable  as  a  result
 thereof, whether or not the Premises are or may be affected, Landlord  shall
 have the right to terminate this Lease by giving Tenant at least thirty (30)
 days' written notice  of such termination,  and thereupon  this Lease  shall
 terminate on the date set forth in such notice.

 (C)  Tenant  shall immediately surrender  to Landlord the  Premises and  all
 interests therein under  this Lease on  any such date  of termination  under
 this Section  6.01.   Landlord  may  re-enter  and take  possession  of  the
 Premises and remove Tenant  therefrom if necessary, and,  in the event of  a
 termination under this Section 6.01, the Base Rent and Additional Rent shall
 abate on the later of the  date of termination or  the Date of Such  Taking.
 After such termination, and  on notice from Landlord  stating the Base  Rent
 and Additional Rent  then owing, Tenant  shall forthwith  pay Landlord  such
 amounts.

 (D)  If a portion of the Premises is so taken, and no rights of  termination
 herein conferred are timely exercised, the  Term of this Lease shall  expire
 with respect to the portion so  taken on the Date of  Such Taking.  In  such
 event, the Base  Rent and Additional  Rent with respect  to such portion  so
 taken shall abate on such date or on such later date as Tenant shall deliver
 possession thereof, and the Base Rent and Additional Rent thereafter payable
 with respect to the remainder of the Premises shall be adjusted pro rata  by
 Landlord in order  to account for  the reduction in  the number of  rentable
 square feet  in  the  Premises. Landlord  shall  restore  and  redemise  the
 Premises to the extent required to exclude from the Premises that portion so
 taken; provided,  that Landlord's  obligation to  restore and  redemise  the
 remainder of  the  Premises shall  be  limited  to the  funds  available  to
 Landlord from the  condemnation award or  other consideration  paid for  the
 affected portion  of the  Premises.   Landlord  shall  not be  obligated  to
 replace, repair or restore any improvements  or alterations to the  Premises
 made by or on behalf of Tenant, nor shall Landlord be obligated to  replace,
 repair  or  restore  Tenant's  leasehold  improvements,  personal  property,
 furniture, fixtures, equipment or the like.

 (E)  Upon any such taking or purchase, Landlord shall be entitled to receive
 and retain the entire award or consideration for the affected portion of the
 Premises, and Tenant shall  not have or advance  any claim against  Landlord
 for the value of its property or its leasehold estate or the unexpired  Term
 of  the  Lease,  or  for  costs  of  removal  or  relocation,  or   business
 interruption expense or  any other  damages arising  out of  such taking  or
 purchase.  Nothing herein  shall give Landlord any  interest in or  preclude
 Tenant from seeking and recovering for  its own account from the  condemning
 authority any award or compensation attributable  to the taking or  purchase
 of Tenant's  improvements, chattels  or trade  fixtures, or  the removal  or
 relocation of its business and effects, or the interruption of its business;
 provided that any such award or compensation shall not reduce the amount  of
 the award  otherwise  payable  to Landlord.   If  any  such  award  made  or
 compensation paid to either party specifically  includes an award or  amount
 for the other,  the party first  receiving the same  shall promptly  account
 therefor to the other.

 (F)  If all or any portion of the  Premises shall be condemned or taken  for
 governmental occupancy for a period of less than one year, this Lease  shall
 continue in full force and effect and  Tenant shall continue to pay in  full
 all Base Rent and Additional Rent and other charges herein reserved, without
 reduction or abatement, and Tenant shall be entitled to receive, for itself,
 so much  of any  award or  payment made  for such  use as  is equal  to  the
 payments that are actually made by Tenant to Landlord during such  temporary
 taking, and Landlord shall receive the balance thereof.

 Section 6.02   Damage by Fire or Other Casualty.

 (A)  If the Premises shall  be damaged by fire  or other casualty, then  the
 damage shall be repaired, except as otherwise provided in this Section 6.02,
 by and  at  the expense  of  Tenant with  reasonable  promptness;  provided,
 however, that Tenant's obligation to restore  shall at all times be  subject
 to obtaining  all  necessary  approvals  from  all  applicable  governmental
 entities, the Landlord and the holder of any Mortgage and the willingness of
 such holder to make the proceeds of casualty insurance policies available to
 Tenant for such purposes. The Base  Rent and the other charges due  Landlord
 hereunder shall be equitably abated in the proportion which the part of  the
 Premises which is not  usable by Tenant bears  to the entire Premises  until
 the repairs required to be made by Tenant hereunder shall be made.

 (B)  If the Premises are totally damaged or rendered wholly untenantable  by
 fire or other casualty, or if Tenant's architect certifies that the Premises
 cannot be repaired within twelve (12)  months after the casualty, or if  all
 or any portion of the proceeds of  any insurance policy are retained by  the
 holder of any  Mortgage, then Tenant  may, within one  hundred eighty  (180)
 days after such fire or other casualty, give Landlord notice of  Termination
 of this Lease, and thereupon the Term shall expire ten (10) days after  such
 notice is given, and Tenant shall vacate the Premises and surrender same  to
 Landlord.

 (C)  If  the repair and  restoration of the  Premises are not  substantially
 completed within twelve (12)  months after the date  of the casualty,  other
 than on account of  delays by Tenant, but  subject to delays resulting  from
 causes beyond  the reasonable  control of  Tenant and  unless the  Lease  is
 terminated in accordance with this Section 6.02, any abatement in Base  Rent
 and Additional Rent  shall cease  and Tenant's  obligation to  pay the  same
 shall recommence.

 (D)  Tenant shall  give immediate written notice  to Landlord of any  damage
 caused to the Premises by fire or other casualty.

 Section 6.03     Subrogation.    Notwithstanding anything  to  the  contrary
 contained herein,  Landlord and  Tenant hereby  mutually waive  and  release
 their respective rights of recovery against one another and their  officers,
 agents and employees for any damage to real or personal property,  including
 resulting  loss  of  use,  interruption  of  business,  and  other  expenses
 occurring as a result of the use or occupancy of the Premises to the  extent
 of insurance coverage which  would be included in  a standard "all-risk"  or
 special form policy of property insurance.   Landlord and Tenant agree  that
 all policies of  insurance obtained by  them pursuant to  the terms of  this
 Lease shall contain provisions or endorsements thereto waiving the insurer's
 rights of subrogation with respect to claims against the other, and,  unless
 the policies permit  waiver of subrogation  without notice  to the  insurer,
 each shall notify its insurance companies of the existence of the waiver and
 indemnity provisions set forth in this Lease.

 Section 6.04   Hazardous Materials.

 (A)    During  the  term  of  this  Lease,  Tenant  shall  comply  with  all
 Environmental Laws and  Environmental Permits  (both as  defined in  Section
 6.04(F) hereof) applicable  to the operation  or use of  the Premises,  will
 cause all other persons occupying or  using the Premises to comply with  all
 such  Environmental  Laws  (as  defined  in  Section  6.04(F)  hereof)   and
 Environmental Permits, will immediately  pay or cause to  be paid all  costs
 and expenses incurred  by reason  of such  compliance, and  will obtain  and
 renew all  Environmental  Permits  required for  operation  or  use  of  the
 Premises.

 (B)   Tenant shall  not  generate, use,  treat,  store, handle,  release  or
 dispose of, or  permit the  generation, use,  treatment, storage,  handling,
 release or disposal of  Hazardous Materials (as  defined in Section  6.04(F)
 hereof) on  the  Premises, or  transport  or permit  the  transportation  of
 Hazardous Materials to or  from the Premises except  in compliance with  all
 applicable Environmental Laws and Environmental Permits.

 (C)  Tenant shall bear all risk and all costs related to complying with  all
 Environmental Laws and Environmental Permits.

 (D)  Tenant will not change or permit to  be changed the present use of  the
 Premises unless Tenant shall have notified  Landlord thereof in writing  and
 Landlord shall have determined,  in its sole  and absolute discretion,  that
 such change will not  result in the presence  of Hazardous Materials on  the
 Premises except for those described in Subsection (B) above.

 (E)    (1)  Tenant  agrees  to  defend,  indemnify  and  hold  harmless  the
 Indemnitees from and against all obligations (including removal and remedial
 actions), losses, claims, suits, judgments, liabilities, penalties,  damages
 (including  consequential  and   punitive  damages),   costs  and   expenses
 (including attorneys' and  consultants' fees and  expenses) of  any kind  or
 nature whatsoever  that  may at  any  time be  incurred  by, imposed  on  or
 asserted against  such  Indemnitees  directly or  indirectly  based  on,  or
 arising or resulting from  (a) the actual or  alleged presence of  Hazardous
 Materials on the Premises which is caused or permitted by Tenant and (b) any
 Environmental Claim relating in any way to Tenant's operation or use of  the
 Premises (the "Hazardous Materials Indemnified Matters"). The provisions  of
 this Section 6.04(F) shall survive the  expiration or sooner termination  of
 this Lease.

      (2)  To the extent that the undertaking in the preceding paragraph  may
 be unenforceable because it is violative of any law or public policy, Tenant
 will contribute the maximum portion that it is permitted to pay and  satisfy
 under applicable  law  to the  payment  and satisfaction  of  all  Hazardous
 Materials Indemnified Matters incurred by the Indemnitees.

      (3)  All sums paid and costs  incurred by Landlord with respect to  any
 Hazardous Materials Indemnified Matter shall bear interest at the lesser  of
 (i) ten percent (10%) per annum, or (ii) the maximum legal rate of  interest
 allowed by the state  in which the  Premises are located,  from the date  so
 paid or incurred  until reimbursed by  Tenant, and all  such sums and  costs
 shall be immediately due and payable on demand.

 (F) (1) "Hazardous  Materials" means  (a) petroleum  or petroleum  products,
 natural or  synthetic gas,  asbestos in  any form  that is  or could  become
 friable,  urea  formaldehyde  foam  insulation,  and  radon  gas;  (b)   any
 substances  defined  as  or  included   in  the  definition  of   "hazardous
 substances," "hazardous wastes," "hazardous materials," "extremely hazardous
 wastes,"  "restricted   hazardous   wastes,"   toxic   substances,"   "toxic
 pollutants," contaminants"  or "pollutants,"  or  words of  similar  import,
 under any applicable Environmental Law; and (c) any other substance exposure
 which is regulated  by any governmental  authority; (2) "Environmental  Law"
 means any federal, state or local statute, law, rule, regulation, ordinance,
 code, policy or rule of common  law now or hereafter  in effect and in  each
 case as amended, and any judicial or administrative interpretation  thereof,
 including any judicial or administrative order, consent decree or  judgment,
 relating  to  the  environment,  health,  safety  or  Hazardous   Materials,
 including without  limitation,  the  Comprehensive  Environmental  Response,
 Compensation, and Liability  Act of  1980, 42 U.S.C.  SS 9601  et seq.;  the
 Resource Conservation and  Recovery Act,  42 U.S. C.  SS 6901  et seq.;  the
 Hazardous Materials Transportation Act, 49 U.S.C. SS 1801 et seq.; the Clean
 Water Act, 33 U.S.C. SS 1251 et  seq.; the Toxic Substances Control Act,  15
 U.S.C. SS 2601 et seq.; the  Clean Air Act, 42 U.S.C.  SS 7401 et seq.;  the
 Safe Drinking Water Act, 42 U.S.C. SS  300f et seq.; the Atomic Energy  Act,
 42  U.S.C.  SS  2011  et  seq.;  the  Federal  Insecticide,  Fungicide   and
 Rodenticide Act, 7 U.S.C. SS 136 et seq.; the Occupational Safety and Health
 Act, 29 U.S.C. SS 651 et seq.; (3)  "Environmental Claims" means any and all
 administrative, regulatory  or  judicial  actions,  suits,  demands,  demand
 letters,  claims,   liens,   notices   of   non-compliance   or   violation,
 investigations, proceedings. consent orders  or consent agreements  relating
 in any way to any Environmental  Law or any Environmental Permit,  including
 without limitation (a) any and all  Environmental Claims by governmental  or
 regulatory authorities for enforcement, cleanup, removal, response, remedial
 or other actions or damages pursuant to any applicable Environmental Law and
 (b) any and  all Environmental Claims  by any third  party seeking  damages,
 contribution, indemnification,  cost  recovery, compensation  or  injunctive
 relief resulting from Hazardous Materials or arising from alleged injury  or
 threat of injury to health, safety  or the environment; (4)   "Environmental
 Permits" means all permits, approvals, identification numbers, licenses  and
 other authorizations required under any applicable Environmental Law.

 (2)  "Release" means  disposing, discharging, injecting, spilling,  leaking,
 leaching, dumping, emitting,  escaping, emptying, seeping,  placing and  the
 like, into or upon any land or water or air, or otherwise entering into  the
 environment.

                                  ARTICLE 7.

                         Events of Default, Remedies

 Section 7.01   Events of Default.

 (A)  In addition to any other event specified  in this Lease as an event  of
 default, the occurrence of  any one or more  of the following events  during
 the Term  (each,  individually,  an "Event  of  Default"  and  collectively,
 "Events of Default") shall constitute a  breach of this Lease by Tenant  and
 Landlord may exercise the rights set forth in Section 7.02 of this Lease  or
 as otherwise provided at law or in equity:

      (1) Tenant shall  fail to  pay any Base  Rent, Additional  Rent or  any
 other sums payable  by Tenant under  this Lease (or  cure any other  default
 which is curable by  the payment of  money) within five  (5) days after  the
 date when the same shall become due and payable; or (2) Tenant shall default
 in the  performance  of or  compliance  with  any of  the  other  covenants,
 agreements, terms or  conditions of  this Lease  to be  performed by  Tenant
 (other than any default curable by  the payment of money), and such  default
 shall continue for a period of thirty (30) days after written notice thereof
 from Landlord to Tenant, or, in the case of a default which cannot with  due
 diligence be cured within  thirty (30) days, Tenant  fails to commence  such
 cure promptly within such fifteen (15) day period and thereafter  diligently
 prosecute such  cure to  completion; or  (3) Tenant  shall become  insolvent
 within the meaning  of the United  States Bankruptcy Code,  as amended  from
 time to time  (the "Code"), or  shall have ceased  to pay its  debts in  the
 ordinary course of business,  or shall be  unable to pay  its debts as  they
 become due, or Tenant shall notify  Landlord that it anticipates any of  the
 foregoing conditions, Tenant shall file, take any action to file, or  notify
 Landlord that Tenant intends to file,  a petition, case or proceeding  under
 any section or chapter of the Code, or  under any similar law or statute  of
 the United States or any state  thereof relating to bankruptcy,  insolvency,
 reorganization, winding up  or composition  or adjustment  of debts;  Tenant
 shall be adjudicated as a  bankrupt or insolvent or  consent to, or file  an
 answer admitting or failing reasonably  to contest the material  allegations
 of, a  petition filed  against it  in any  such case  or proceeding  in  the
 preceding clause; or seek to or  consent to or acquiesce in the  appointment
 of any receiver,  trustee, liquidator or  other custodian of  Tenant or  any
 material part of  its or  their properties, whether  or not  the same  shall
 relate to their  interests in  this Lease; or  Tenant shall  make a  general
 assignment for the benefit  of creditors; or take  any other action for  the
 purpose of effecting  any of the  foregoing; or (4)  if, within thirty  (30)
 days after  the filing  of an  involuntary  petition in  bankruptcy  against
 Tenant or the commencement of any case or proceeding against Tenant  seeking
 any  reorganization,  composition,  arrangement,  liquidation,  dissolution,
 readjustment or similar relief under any law, such proceeding shall not have
 been dismissed;  or  if, within  thirty  (30) days  after  the  appointment,
 without consent  or acquiescence  of Tenant,  of  any trustee,  receiver  or
 liquidator of Tenant, or of all or any substantial part of the properties of
 Tenant, or of all or  any part of the  Premises, such appointment shall  not
 have been vacated  or stayed on  appeal or otherwise,  or if, within  thirty
 (30) days after the expiration of any such stay, such appointment shall  not
 have been  vacated; or  if, within  thirty  (30) days  after the  taking  of
 possession  without  the   consent  or  acquiescence   of  Tenant,  by   any
 governmental office  or  agency  pursuant to  statutory  authority  for  the
 dissolution or  liquidation  of Tenant,  such  taking shall  not  have  been
 vacated or  stayed on  appeal or  otherwise; or  (5) the  Premises shall  be
 effectively abandoned by Tenant, as shown by failure to occupy the Premises,
 for a period of ten (10) days; or (6) any execution or attachment is  issued
 against Tenant or any of its property whereupon the Premises shall be  taken
 or occupied or attached, or attempted to be taken or occupied or attached by
 someone other  than  Tenant;  or (7)  a  tax  lien or  a  mechanic's  and/or
 materialmen's lien is filed against any  property of Tenant, or Tenant  does
 or permits to be done  anything which creates a  lien upon the Premises  and
 such lien is not  discharged by Tenant  within ten (10)  days of the  filing
 thereof, or (8) Tenant shall default beyond any applicable notice and  grace
 period under  any other  lease or  sublease with  Landlord, with  Landlord's
 agent or  with any  entity which  controls, is  controlled by,  or is  under
 common control with Landlord.

 (B)  If an Event of Default occurs more than two (2) times within any period
 of six (6)  months, then, notwithstanding  that each such  Event of  Default
 shall have been cured, any further default shall be deemed to be deliberate,
 and Landlord  may exercise  the remedies  provided herein  or at  law or  in
 equity upon giving such  notice as is provided  for in this  Lease or as  is
 required by law  and without affording  Tenant an opportunity  to cure  such
 default.

 Section 7.02   Remedies upon Default.

 (A)  Upon the occurrence  of any Event of  Default, Landlord shall have  the
 option to pursue any one or more of the following remedies without notice or
 demand whatsoever,  in addition  to, or  in lieu  of, any  and all  remedies
 available to Landlord under the laws of the state in which the Premises  are
 located:

      (1) Landlord  may  give  Tenant  written  notice  of  its  election  to
 terminate this Lease,  effective on  the date  specified therein,  whereupon
 Tenant's right to  possession of the  Premises shall cease  and this  Lease,
 except as to  Tenant's liability  determined in  accordance with  subsection
 7.02(C) below, shall be terminated.

      (2)   Landlord  and  its  agents  may  immediately  re-enter  and  take
 possession  of  the  Premises,  or  any  part  thereof,  either  by  summary
 proceedings, or by any other applicable action or proceeding, or by force or
 otherwise (without  being  liable  for indictment,  prosecution  or  damages
 therefor) and  may repossess  same as  Landlord's  former estate  and  expel
 Tenant and those claiming through or under Tenant, and remove the effects of
 both or either, without being deemed  guilty in any manner of trespass,  and
 without prejudice to any remedies for arrears of rent or Tenant's breach  of
 covenants or conditions.

      (3)   Should Landlord  elect to  re-enter  as provided  hereinabove  or
 should Landlord take possession pursuant to legal proceedings or pursuant to
 any notice provided by law, Landlord  shall take reasonable measures to  the
 extent required by  law and  without terminating  this Lease,  to relet  the
 Premises of any part thereof.  Any such reletting shall be in Landlord's  or
 Tenant's name, but for the account  of Tenant (subject to the provisions  of
 subsection 7.02(B)), for such  term or terms (which  may be greater or  less
 than the period which  would otherwise have constituted  the balance of  the
 Term) and on  such terms and  conditions (which may  include concessions  of
 free rent  and  alteration,  repair and  improvement  of  the  Premises)  as
 Landlord reasonably determines  to be  necessary to  maximize the  effective
 rent on reletting and  Landlord may collect and  receive the rents  therefor
 without relieving  Tenant of  any liability  under this  Lease or  otherwise
 affecting any such  liability.   Landlord shall in  no event  be liable  for
 refusal or failure to  relet the Premises  or any part  thereof, or, in  the
 event of any such reletting, for refusal or failure to collect any rent  due
 upon such reletting, and no such refusal or failure shall operate to relieve
 Tenant of any  liability under this  Lease or otherwise  to affect any  such
 liability.   No  such re-entry  or  taking  possession of  the  Premises  by
 Landlord shall be construed as an  election on Landlord's part to  terminate
 this Lease unless a written notice of such intention be given to Tenant.  No
 notice from  Landlord  hereunder or  under  a forcible  entry  and  detainer
 statute or similar law shall constitute an election by Landlord to terminate
 this Lease unless such notice specifically so states. Landlord reserves  the
 right following any such re-entry and/or reletting to exercise its right  to
 terminate this Lease by giving Tenant written notice thereof, in which event
 this Lease will terminate as specified in said notice.

 (B)  Tenant hereby waives the service of any notice of intention to re-enter
 or to  institute  legal proceedings  to  that  end which  may  otherwise  be
 required to be given under any  present or future law.   Tenant, on its  own
 behalf and  on behalf  of  all persons  claiming  through or  under  Tenant,
 including all creditors, does further hereby waive any and all rights  which
 Tenant and all such persons might otherwise have under any present or future
 law to redeem the Premises, or to re-enter or repossess the Premises, or  to
 restore the  operation of  this  Lease, after  (i)  Tenant shall  have  been
 dispossessed by a judgment or by warrant of any court or judge, or (ii)  any
 re-entry by Landlord, or (iii) any  expiration or termination of this  Lease
 and the Term, whether such dispossess, re-entry, expiration, or  termination
 shall be by operation of  law or pursuant to  the provisions of this  Lease.
 The words  "re-enter", "re-entry"  and "re-entered"  as used  in this  Lease
 shall not be deemed to be restricted to their technical legal meanings.   In
 the event  of  a breach  or  threatened breach  by  Tenant, or  any  persons
 claiming through or under Tenant, of any term, covenant or condition of this
 Lease on Tenant's part to be observed or performed, Landlord shall have  the
 right to enjoin such breach and the right to invoke any other remedy allowed
 by law or in  equity as if re-entry,  summary proceedings and other  special
 remedies were not  provided in this  Lease for such  breach.   The right  to
 invoke the  remedies hereinbefore  set forth  are cumulative  and shall  not
 preclude Landlord from invoking any other remedy allowed at law or in equity

 (C)   (1) In  the event  this Lease  is terminated  in accordance  with  the
 provisions of Section 7.02(A)(1), Tenant shall remain liable to Landlord for
 damages in an amount equal to the  Base Rent, Additional Rent and any  other
 sums due hereunder as of the date of termination of this Lease plus the Base
 Rent, Additional Rent,  the unamortized cost  of any work  performed in  the
 Premises by Landlord in preparing the Premises for occupancy by Tenant  (the
 "Unamortized Costs") and other  sums which would have  been owing by  Tenant
 hereunder for the balance  of the Term  (collectively, the "Aggregate  Gross
 Rent") had this Lease  not been terminated, less  the net proceeds, if  any,
 received as a result of any Reletting of the Premises by Landlord subsequent
 to such termination, after deducting  all of Landlord's expenses  including.
 without limitation,  all repossession  costs, brokerage  commissions,  legal
 expenses, attorneys'  fees, expenses  of  employees, alteration  and  repair
 costs and  expenses of  preparation for  such reletting  (collectively,  the
 "Reletting Costs").  Landlord shall be  entitled to collect the  Unamortized
 Costs immediately upon termination of this Lease, and all other damages from
 Tenant monthly on the days  on which the rent  and other charges would  have
 been payable hereunder if this Lease had not been terminated. Alternatively,
 at the  option  of Landlord,  in  the event  this  Lease is  so  terminated,
 Landlord  shall  be  entitled  to  recover  forthwith  against  Tenant,   as
 liquidated damages and  not as a  penalty, the then  value of the  Aggregate
 Gross Rent  and Reletting  Costs  less the  aggregate  rental value  of  the
 Premises for what  otherwise would have  been the unexpired  balance of  the
 Term.  In the event Landlord shall  relet the Premises for the period  which
 otherwise would have constituted the unexpired  portion of the Term (or  any
 part thereof),  the amount  of rent  and other  sums payable  by the  Tenant
 thereunder shall  be deemed  prima facie  to  be the  rental value  for  the
 Premises (or the portion thereof so relet) for the term of such reletting.

      (2)  In the event Landlord does not elect to terminate this Lease,  but
 takes possession as provided in subsection  7.02(A)(2), Tenant shall pay  to
 Landlord the Base Rent and Additional Rent as herein provided which would be
 payable hereunder  if  such repossession  had  not occurred,  less  the  net
 proceeds received by Landlord, if any,  of any reletting of the Premises  by
 Landlord  after  deducting  the  Reletting  Costs  to  the  extent not  paid
 to Landlord  pursuant  to  the following  sentence.  Tenant  shall  pay  the
 Unamortized Costs,  Base  Rent and  any  Additional Rent  due  to  Landlord,
 monthly, on the days on which Base Rent would have been payable hereunder if
 possession had not been retaken.

 (D)  (1) This Lease shall  continue in effect for  so long as Landlord  does
 not terminate Tenant's right to possession. and Landlord may enforce all its
 rights and remedies  under this Lease,  including the right  to recover  the
 Base Rent and  Additional Rent,  as the same  become due  under this  Lease.
 Acts of maintenance or preservation or efforts to relet the Premises or  the
 appointment of  a  receiver  upon the  initiative  of  Landlord  to  protect
 Landlord's interest under this Lease shall  not constitute a termination  of
 Tenant's rights  to  possession  unless  Landlord  shall  have  specifically
 elected to terminate this Lease as provided in subsection 7.02(A).

      (2)  No payments of money by Tenant to Landlord after the expiration or
 other termination of this Lease after  the giving of any notice by  Landlord
 to Tenant shall reinstate or extend the Term, or make ineffective any notice
 given to Tenant prior to the  payment of such money.   After the service  of
 notice or  the commencement  of a  suit, or  after final  judgment  granting
 Landlord possession of the  Premises, Landlord may  receive and collect  any
 sums  due  under  this  Lease,  and  the  payment  thereof  shall  not  make
 ineffective any notice,  or in  any manner affect  any pending  suit or  any
 judgment theretofore obtained.

                                  ARTICLE 8.

                           Miscellaneous Provisions

 Section 8.01   Notices.

 (A)  Any and all  notices herein required or  which either party herein  may
 desire to give to the other (each, a "Notice") pursuant hereto shall be made
 in writing  and shall  be given  by certified  or registered  mail,  postage
 prepaid, return receipt requested, or by recognized overnight courier,  such
 as Federal Express,  and shall  be deemed  to be  given an  the third  (3rd)
 business day following the date of posting in a United States Post Office or
 branch post office or one day  after delivery to the overnight courier,  and
 shall be delivered to Tenant's Notice Address or Landlord's Notice  Address,
 as  appropriate.  The  parties  agree  that  copies  of all  Notices  to  be
 delivered to Landlord and Tenant hereunder shall be simultaneously delivered
 to the specified addresses  for copies as set  forth in Section 1.01(D)  and
 Section 1.01(J),  respectively, if  any.   Either party  may, by  notice  as
 aforesaid actually received, designate a different address or addresses  for
 communications intended for it.  Anything  contained herein to the  contrary
 notwithstanding, any bills or invoices for Base Rent, Additional Rent or any
 other sums due hereunder, or any Landlord's Operating Statement may be given
 by hand or by mail (which  need not be registered  or certified) and, if  so
 given, shall be deemed given on the date of delivery or refusal, if by hand,
 or on the third (3rd)business day following the date of posting, if mailed.

 (B)  Notices given hereunder by any party  may be given by counsel for  such
 party.  The foregoing notice provisions shall in no way prohibit notice from
 being given as  provided in the  rules of civil  procedure of  the state  in
 which the Premises is located, as the same may be amended from time to  time
 and any notice so given shall constitute notice herein.

 Section 8.02   Entire Agreement.

 (A)   Tenant  acknowledges  and agrees  that  it  has not  relied  upon  any
 statements. representations, agreements or warranties except those expressed
 in this Lease,  and that  this Lease contains  the entire  agreement of  the
 parties.  No  amendment or modification  of this Lease  shall be binding  or
 valid unless expressed in writing and executed and delivered by Landlord and
 Tenant in the same manner as the execution of this Lease.

 (B)  The  submission of this  document for examination  and review does  not
 constitute an option,  an offer  to lease space,  or an  agreement to  lease
 space. This document  shall have  no binding  effect on  the parties  hereto
 unless and until executed and delivered by both Landlord and Tenant and will
 be effective only upon Landlord's execution and delivery of same.

 Section 8.03   Severability.  If any term or provision of this Lease or  the
 application thereof to any person or circumstances shall, to any extent,  be
 illegal, invalid  or unenforceable,  the remainder  of  this Lease,  or  the
 application of such term or provision to persons or circumstances other than
 those to which it  is held invalid or  unenforceable, shall not be  affected
 thereby, and all other terms and provisions of this Lease shall be valid and
 enforced to the fullest extent permitted by law.

 Section 8.04    No  Setoff.  This  Lease shall  be construed  as though  the
 covenants herein between  Landlord and  Tenant are  independent, and  Tenant
 shall not be entitled to any setoff, offset, abatement or deduction of  rent
 or other amounts  due Landlord hereunder  if Landlord fails  to perform  its
 obligations hereunder;  provided, however,  the foregoing  shall in  no  way
 impair the right of  Tenant to commence a  separate action against  Landlord
 for any violation by  Landlord of the provisions  hereof or to which  Tenant
 has not waived any claim pursuant to the provisions of this Lease so long as
 notice is first given to Landlord and any holder of a Mortgage and/or lessor
 under a Superior Lease and reasonable opportunity is granted to Landlord and
 such holder and/or  lessor to  correct such violation.   In  no event  shall
 Landlord or any holder of a Mortgage and/or lessor under a Superior Lease be
 responsible for  any consequential  damages incurred  by Tenant,  including,
 without limitation, lost profits or interruption of business, as a result of
 any default by Landlord.

 Section 8.05    Relationship of  Parties.  Nothing  contained in this  Lease
 shall create any relationship between the parties hereto other than that  of
 Landlord and Tenant, and it is  acknowledged and agreed that Landlord  shall
 not be deemed to be a partner of Tenant in the conduct of its business, or a
 joint venturer or a member of a joint or common enterprise with Tenant.

 Section 8.06   Successors Bound.  Except as otherwise specifically  provided
 herein, the terms, covenants  and conditions contained  in this Lease  shall
 bind  and  inure  to  the  benefit  of  the  respective  heirs,  successors,
 executors, administrators and assigns of each of the parties hereto.

 Section 8.07   Interpretation.

 (A)  Whenever in this Lease any words  of obligation or duty are used,  such
 words or expressions shall have the same force and effect as though made  in
 the form of a covenant.

 (B)  Words of any gender used in this  Lease shall be deemed to include  any
 other gender,  and words  in the  singular shall  be deemed  to include  the
 plural, when the context requires.

 (C)  All pronouns and any variances thereof shall be deemed to refer to  the
 neuter, masculine, feminine, singular or plural when the context requires.

 (D)  No remedy  or election given  pursuant to any  provision in this  Lease
 shall be  deemed exclusive  unless so  indicated, but  each shall,  wherever
 possible, be  cumulative with  all other  remedies at  law or  in equity  as
 otherwise specifically provided herein.

 (E)  If  and to the  extent that, any  of the provisions  of any  amendment,
 modification or rider to this Lease  conflict or are otherwise  inconsistent
 with any of  the preceding  provisions of this  Lease, whether  or not  such
 inconsistency is expressly noted in  such amendment, modification or  rider,
 the provisions of such amendment, modification or rider shall prevail.

 (F) The parties mutually agree that  the headings and captions contained  in
 this Lease are inserted for convenience of reference only, and are not to be
 deemed part of or to be used in construing this Lease.

 (G)  This Lease shall be construed in accordance with the laws of the  State
 of Texas.

 (H)   Except  as  expressly  contained  herein,  (i)  neither  Landlord  nor
 Landlord's agent or attorneys have  made any representations, warranties  or
 promises with  respect  to the  Premises  or  this Lease;  (ii)  Tenant  has
 inspected the Premises and agrees to  take same in their "as-is"  condition;
 and (iii) Landlord shall  have no obligation to  do any work  in and to  the
 Premises in order to prepare the Premises for occupancy and use by Tenant.

 Section 8.08   Limitation Of  Landlord Liability.  Notwithstanding  anything
 to the contrary provided in this Lease, neither Landlord, nor any general or
 limited partner  in or  of Landlord,  whether direct  or indirect,  nor  any
 direct  or  indirect  partners  in  such  partners,  nor  any  disclosed  or
 undisclosed  officers,  shareholders,   principals,  directors,   employees,
 partners, servants or agents of Landlord, nor any of the foregoing, nor  any
 investment adviser or other holder of any equity interest in Landlord, their
 successors, assigns, agents, or any mortgagee  in possession shall have  any
 personal liability with  respect to  any provisions  of this  Lease and,  if
 Landlord is  in  breach  or  default with  respect  to  its  obligations  or
 otherwise, Tenant shall look solely to  Landlord's interest in the  Premises
 for the satisfaction of Tenant's remedies.

 Section 8.09   Short Form  Lease.  Tenant shall not  record this Lease or  a
 memorandum  hereof  without  the  prior written  consent  of  Landlord.   If
 Landlord should consent to  recording a memorandum  of this Lease,  Landlord
 and Tenant agree to execute and acknowledge a short form lease in recordable
 form,  indicating  the  names  and  addresses  of  Landlord  and  Tenant,  a
 description of the Premises, the Term, the Commencement and Expiration Date,
 options for renewal,  if any, and  the Option, but  omitting rent and  other
 terms of  this  Lease.  If  such a  memorandum of  this Lease  is  recorded,
 Landlord and Tenant agree to execute and acknowledge a termination of  lease
 in recordable form before or upon the Expiration Date or sooner  termination
 of  the  Term.  This  termination  of  lease  shall be  recorded  after  the
 Expiration Date or sooner termination of the Term.

 Section 8.10   Assignment of Rents, Leases.

 (A)  Tenant agrees that  Landlord may assign the  rents and its interest  in
 this Lease to the holder of any Mortgage.

 (B)  Tenant further agrees that, in the event of such an assignment,  Tenant
 shall give the holder of such Mortgage a copy of any request for performance
 by Landlord or any notice of default by Landlord, and, in the event Landlord
 fails to cure any such default,  Tenant shall give such holder a  reasonable
 period, commencing  on  the last  day  on  which Landlord  could  cure  such
 default, in which to cure same.

 Section 8.11   Estoppel Certificate.

 (A)  At any  time and from time  to time upon  written request by  Landlord,
 Tenant hereby  agrees to  deliver  within ten  (10)  days after  request,  a
 certificate (Estoppel  Certificate")  to  Landlord  or  to  any  present  or
 proposed (a) mortgagee, (b) lessor under a Superior Lease, or (c)  purchaser
 designated by Landlord, in  the form supplied,  certifying: (1) that  Tenant
 has accepted the Premises (or,  if Tenant has not  done so, that Tenant  has
 not accepted the Premises,  and specifying the  reasons therefor); (2)  that
 this Lease is  in full force  and effect and  has not been  modified (or  if
 modified, setting forth all modifications), or, if this Lease is not in full
 force and effect, the certificate shall so specify the reasons therefor; (3)
 the Commencement Date, the  Expiration Date and the  terms of any  extension
 options of Tenant; (4) the date to  which the Base Rent and Additional  Rent
 have been paid under this Lease and the amount thereof then payable; (5) the
 amount of  the Security  Deposit and  prepaid rent,  if any,  being held  by
 landlord; (6) whether there  are then any existing  defaults by Landlord  in
 the performance of its  obligations under this Lease,  and if there are  any
 such defaults, specifying the nature and extent thereof; (7) that no  notice
 has been received by Tenant  of any default under  this Lease which has  not
 been cured, except  as to  defaults specified  in the  certificate; (8)  the
 capacity of the person executing such  certificate, and that such person  is
 duly authorized to execute the same on  behalf of Tenant; and (9) any  other
 information reasonably  requested by  Landlord or  its present  or  proposed
 purchaser, holder of any Mortgage or lessor under a Superior Lease.

 (B)  If Tenant shall fail or refuse to sign a certificate in accordance with
 the provisions  of  this Section  within  ten (10)  days  following  written
 request by Landlord, Tenant irrevocably constitutes and appoints Landlord as
 its attorney-in-fact  to execute  and deliver  the certificate  to any  such
 third party, it being stipulated that such power of attorney is coupled with
 an interest and is irrevocable.

 Section 8.12    Mortgagee Requirements.  Tenant  hereby agrees to  cooperate
 with Landlord if  Landlord should  seek financing  for the  Premises or  any
 portion thereof, Tenant agrees to comply with any reasonable requirements of
 a mortgagee,  including,  but not  limited  to, executing  a  subordination,
 attornment and non-disturbance agreement in  a form agreeable to  mortgagee,
 executing an Estoppel Certificate and making changes to this Lease as may be
 reasonably necessary to make this lease conform to the mortgage documents.

 Section 8.13   Attorney's Fees.   In the event  of any action or  proceeding
 between the parties with respect to or in any way related to this Lease, the
 losing party shall  pay all costs  and expenses incurred  by the  prevailing
 party in connection  with such  action or  proceeding, including  reasonable
 attorneys' fees.

 Section 8.14   No Waiver.  The failure of Landlord to exercise its rights in
 connection with any breach or violation  of any term, covenant or  condition
 herein contained shall not be deemed to  be a waiver of such term,  covenant
 or condition  or  any subsequent  breach  of the  same  or any  other  term.
 covenant or condition herein contained.   The subsequent acceptance of  Base
 Rent and Additional Rent hereunder by Landlord  shall not be deemed to be  a
 waiver of any preceding breach by Tenant of any term, covenant or  condition
 of this Lease other than the failure of Tenant to pay the particular  amount
 of Base  Rent  or Additional  Rent  so accepted,  regardless  of  Landlord's
 knowledge of such preceding breach at the time of acceptance of such monies.

 Section 8.15   No Merger.  The voluntary or other surrender of this Lease by
 Tenant, or a mutual  cancellation thereof, shall not  result in a merger  of
 Landlord's and  Tenant's estates,  and shall,  at  the option  of  Landlord,
 either terminate any or all existing  subleases or subtenancies, or  operate
 as  an  assignment  to  Landlord  of  any  or  all  of  such  subleases   or
 subtenancies.

 Section 8.16    JURY  TRIAL AND COUNTERCLAIM  WAIVER.   LANDLORD AND  TENANT
 HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT
 BY EITHER OF  THE PARTIES HERETO  AGAINST THE OTHER  OR THEIR SUCCESSORS  IN
 RESPECT OF ANY MATTER ARISING OUT OF  OR IN CONNECTION WITH THIS LEASE,  THE
 RELATIONSHIP OF  LANDLORD  AND TENANT,  TENANT'S  USE OR  OCCUPANCY  OF  THE
 PREMISES, AND/OR  ANY  CLAIM FOR  INJURY  OR  DAMAGE, OR  ANY  EMERGENCY  OR
 STATUTORY REMEDY, IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR
 ACTION FOR NONPAYMENT  OF BASE  RENT OR  ADDITIONAL RENT,  TENANT SHALL  NOT
 INTERPOSE ANY  COUNTERCLAIM  OF  ANY  NATURE  OR  DESCRIPTION  (UNLESS  SUCH
 COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION BUT  SHALL
 BE RELEGATED TO AN INDEPENDENT ACTION AT LAW.

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

 LANDLORD:                     TENANT:

 C. GATE CONSTRUCTION, INC.    PC DYNAMICS OF TEXAS INC.

 ______________________        _____________________
 Ilya Drapkin                  D. Ronald Allen
 President                     President

                               PERFORMANCE INTERCONNECT CORP.

                               _____________________
                               D. Ronald Allen
                               President

                               INTEGRATED PERFORMANCE SYSTEMS, INC.

                               ______________________
                               D. Ronald Allen
                               President

<PAGE>

                                  EXHIBIT A

                              Legal Description

                              10501 FM 720 East
                             Frisco, Texas  75035

<PAGE>

                                  EXHIBIT B

                             Permitted Exceptions

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