Document:

STANDARD OFFICE BUILDING LEASE

THIS LEASE AGREEMENT (sometimes hereinafter referred to as the "Lease") made and
entered into this day of June, 2000, by and between Airport Commerce Park, Inc.
(hereinafter called "Landlord"), whose address for purposes hereof is C/O The
Allen Morris Company, 1000 Brickell Avenue, 3rd Floor, Miami, FL 33131 and
ValuSALES.Com, Inc. (hereinafter called "Tenant"), whose address for purposes
hereof is 4300 North University Drive, S-B104, Lauderhill, FL 33351 .

                              W I T N E S S E T H:

LANDLORD AND TENANT agree to the following definitions for the defined terms
contained herein:

DEFINITIONS

a) "Premises" or "Leased Premises" is 2,762 square feet of Net Rentable Area,
Suite numbers 206, 207, 208, & 209 located in Building # 2

b) Building is hereby defined as Airport Commerce Park, located at 4101
Ravenswood Road, Dania, FL 33312

c) Base Rental is hereby defined as a sum of money as set forth below plus
applicable sales tax. The phrase "Months of Term" refers to that period of time
commencing on and subsequent to the Commencement Date:

<TABLE>
<CAPTION>
                  Months of Term              Annual Rent                Monthly Rent              Annual $/PSF
                  ---------------------------------------------------------------------------------------------
<S>               <C>                         <C>                        <C>                       <C>

                  1-12                        $35,906.00                 $2,992.17                 $13.00
------------------
                  13-24                        37,342.24                  3,111.85                  13.52
</TABLE>

In addition to the above stated Rental Rate Tenant shall pay applicable sales
tax. _________

The total Base Rental due under the term of this Lease is Seventy Three Thousand
Two Hundred Forty Eight & 24/100 Dollars ($73,248.24), plus applicable sales
tax.

Landlord upon execution of this Lease by Landlord and Tenant, hereby
acknowledges payment by Tenant of the sum of Three Thousand One Hundred Seventy
One & 70/100 Dollars ($3,171.70), representing payment of rental for the first
full calendar month of this Lease including sales tax. The balance of the total
Base Rental is payable in equal monthly installments as specified above on the
first day of each month hereafter ensuing, the first of which shall be due and
payable on the first of July, 2000.

d) Lease Term is hereby defined as being for a period of Two (2) Years ,
commencing on June 15, 2000 , and terminating on June 14, 2002.

e) Base Year is herein defined, as being calendar year     2000                .
                                                       -------------------------

f) Tenant's Proportionate Share to be paid by the Tenant for Impositions (as
hereinafter defined) is hereby defined to be the percentage which the Net
Rentable Area then leased by the Tenant in the Building bears to the Total Net
Rentable contained in the Building which is approximately 80,000 rentable square
feet. This percentage at the commencement of this Lease is 3.45%

g) Annual Base Rental is hereby defined as Thirty Five Thousand Nine Hundred Six
& No/100 Dollars ($35,906.00).

h) Security Deposit is hereby defined to be Six thousand three hundred forty
three & 40/100 Dollars ($6,343.40), which Tenant has deposited concurrently with
Landlord upon the execution of the Lease by Tenant.

I) Use or Purpose for which the Tenant will use and occupy the Leased Premises
shall be for the sole purpose of Non Exclusive Office. j Electric & Janitorial
shall be at the sole cost and responsibility of the Tenant and is not included
in the Base Rental Rate. Electric is separately metered.

k) Parking Spaces: Landlord shall provide Tenant with Twelve (12) unassigned
parking spaces.

l) Real Estate Broker in this transaction is hereby defined as The Allen Morris
Company.

m) Cooperating Broker is hereby defined as TransState Commercial Realty, Inc.

n) Upon execution and delivery of this Lease to Landlord, Landlord hereby
acknowledges payment by Tenant as follows:

                                    First Month's Rent:       $2,992.17
Sales Tax:             179.53
                                       Security Deposit:        6,343.40
                                                               ---------

                                Total: $9,515.10

With the submission of this Lease for Landlord's consideration, Tenant also
includes a certificate of insurance as described in Paragraph 21 .

<PAGE>

TERMS

The terms and conditions of the Standard Office Building Lease attached hereto
are incorporated by reference and made a part hereof.

IN WITNESS WHEREOF, the parties hereto have signed, sealed and delivered this
Lease in triplicate at Broward County, Florida on the date and year first
written above.

WITNESSES:                                          LANDLORD:

                                                    AIRPORT COMMERCE PARK, INC.

                                                    By:
                                                        ------------------------
                                                         Cy J. Case, President
                                                         TENANT:
                                                         VALUSALES.COM, INC.

                                                    By:
                                                        ------------------------

Attachments:
                  Exhibit A - Floor Plan
                  Standard Office Building Lease
                  Rules and Regulations
                  Addendum

                                       2

<PAGE>

                         STANDARD OFFICE BUILDING LEASE

LEASED                     1. Subject to and upon the terms, provisions,
PREMISES          covenants and conditions hereinafter stated, and each in
                  consideration of the duties, covenant, and obligations of the
                  other hereunder, Landlord does hereby lease, demise and
                  let to Tenant; and Tenant does hereby lease, demise, and let
                  from Landlord those Leased Premises as reflected on the floor
                  plan attached hereto as Exhibit "A" and made a part hereof.

                           The Term "Net Rentable Area," as used herein, shall
                  refer to (I) a single tenancy floor, all space measured from
                  the inside surface of the outer glass of the Building to the
                  inside surface of the opposite outer glass of the Building,
                  excluding only the areas ("Service Areas") within the outside
                  walls used, but including all space with the inside surface of
                  the outer glass enclosing Tenant occupied portion of the floor
                  and measured to the midpoint of the walls separating areas
                  leased by or held for lease to other Tenants or from areas
                  devoted to corridors, elevator foyers, restrooms and other
                  similar facilities for the use of all Tenants.

                           No deductions from Net Rentable Areas are made for
                  columns necessary to the Building. The Net Rentable Areas in
                  the Leased Premises and in the Building have been calculated
                  on the basis of the foregoing definition and are hereby
                  stipulated above as to the Leased Premises whether the same
                  should be more or less as a result of minor variations
                  resulting from actual construction and completion of the
                  Leased Premises for occupancy so long as such work is done
                  substantially in accordance with the approved plans.

TERM                       2. This Lease shall be for the Term herein previously
                  defined unless sooner terminated or extended as provided
                  herein. If Landlord is unable to give possession of the Leased
                  Premises on the date of the commencement of the aforesaid
                  Lease Term by reason of the holding over of any prior tenant
                  or tenants or for any other reason, an abatement or diminution
                  of the rent to be paid hereunder shall be allowed Tenant under
                  such circumstances until possession is given to Tenant; but
                  nothing herein shall operate to extend the initial Term of the
                  Lease beyond the agreed expiration date, and said abatement in
                  rent shall be the full extent of Landlord's liability to
                  tenant for any loss or damage to Tenant because of said delay
                  in obtaining possession of the Premises. There shall be no
                  delay in the commencement of the Term of this Lease and/or
                  payment of rent where Tenant fails to occupy premises when
                  same are ready for occupancy, or when Landlord shall be
                  delayed in substantially completing such Leased Premises as a
                  result of:

                           a.  Tenant's changes in plans (notwithstanding
                               Landlord's approval of any such changes); or
                           b.  Any other act of omission by Tenant or its
                               agents, or failure to promptly make other
                               decisions necessary to the preparation of the
                               Leased Premises for occupancy.

                           The commencement of the Term and the payment of rent
                  shall not be affected, delayed or deferred on account of the
                  foregoing. For the purposes of this paragraph, the Leased
                  Premises shall be deemed substantially completed and ready for
                  occupancy by Tenant when Landlord's supervising architect
                  certifies that the work required of Landlord, if any, has been
                  substantially completed in accordance with the approved plans
                  and specifications.

                           Taking possession of the Leased Premises by Tenant
                  shall be conclusive evidence as against Tenant that the Leased
                  Premises were in good and satisfactory condition, completed in
                  accordance with the approved plans, when possession was so
                  taken. If Tenant, with Landlord's consent, shall occupy the
                  Leased Premises prior to the beginning of the Lease Term as
                  specified hereinabove, all provisions of this Lease shall be
                  in full force and effect commencing upon such occupancy; and
                  rent for such period shall be paid by Tenant at the same rate
                  herein specified.

BASE RENT:                 3. Tenant agrees to pay Landlord the Base Rental
                  without demand in advance, in monthly installments on the
                  first day of each and every month during the Term. If the Term
                  of the Lease commences on any day of a month except for the
                  first day, Tenant shall pay Landlord Base Rental as provided
                  for herein for such commencement month on a prorated basis
                  (such proration to be based on the actual number days in the
                  commencement month); and the first month's rent paid by
                  Tenant, if any, upon execution of this Lease shall apply and
                  be credited to the next full month's rent due hereunder. Base
                  Rental for any partial month of occupancy at the end of the
                  Term of this Lease shall be prorated, such proration to be
                  based on the actual number of days in the partial month.

                           In addition to Base Rental, Tenant shall and hereby
                  agrees to pay to Landlord each month a sum equal to any sales
                  tax, tax on rentals, and any other charges, taxes and/or
                  impositions now in existence or hereafter imposed based upon
                  the privilege of renting the space leased hereunder or upon
                  the amount of rentals collected therefor. However, nothing
                  herein shall be taken to require Tenant to pay any part of any
                  federal and state taxes on income imposed upon Landlord.

                           Tenant shall be required to pay Landlord interest on
                  any installment of Base Rental and additional rent, as
                  hereinafter provided, that remains unpaid for five (5) days
                  after its due date. Said interest shall be computed at the
                  maximum legal rate from the due date.

BASE                       4. Commencing with the first month of the second
RENT              lease year, if applicable, and each year thereafter during the
INCREASE          term of this Lease, the annual Base Rental shall be increased
                  Four Percent (4%) annually as indicated and included on Page
                  1, Paragraph C.

                                       3

<PAGE>

TIME OF                    5. Tenant agrees that Tenant shall promptly pay said
PAYMENT           rents (Base Rental as the same may be adjusted from time to
ACCELER-          time pursuant to Paragraph 4 and additional rent), at the time
ATION UPON        and place stated above; Tenant shall also pay charges for work
DEFAULT           performed on order of Tenant, and any other charges that
                  accrue under this Lease; that, if any part of the rent or
                  above mentioned charges shall remain due and unpaid for the
                  seven (7) days after written notice from Landlord to Tenant,
                  Landlord shall have the option, without further notice to
                  Tenant, (in addition to all other rights and remedies
                  available to it by law and in equity) of evicting Tenant and
                  simultaneously accelerating and declaring the balance of the
                  entire rent for the entire Term of the Lease to be immediately
                  due and payable. In the event of such acceleration upon
                  default in payment, Tenant shall remain liable for all
                  expenses incurred by Landlord and the full balance due on the
                  Lease subject only to credit for rent received on reletting of
                  premises and Landlord may lease by distress or otherwise.

SECURITY                   6. The Security Deposit shall be retained by Landlord
DEPOSIT           as security for the payment by Tenant of the rents and and all
                  other payments herein agreed to be paid by Tenant and for the
                  faithful performance by Tenant of the terms, provisions,
                  covenants and conditions of this lease. It is agreed that
                  Landlord, at Landlord's option may, at the time of any default
                  by Tenant under any of the terms, provisions, covenants or
                  conditions of the Lease, apply said sum or any part thereof
                  toward the payment of the rents and all other sums payable by
                  Tenant under this lease, and towards the performance of and
                  every one of Tenant's covenants under this Lease, but such
                  covenants and Tenant's liability under this Lease shall
                  thereby be discharged only pro rata that Tenant shall remain
                  liable for any amounts that such sum shall be insufficient to
                  pay; that Landlord may exhaust any and all rights and remedies
                  against Tenant before resorting to said sum, but nothing
                  herein contained shall require or be deemed to require
                  Landlord so to do; that, in the event this deposit shall not
                  be utilized for any such purposes, then such deposit shall be
                  returned by Landlord to Tenant within ten (10) days next after
                  the expiration of the Term of this Lease or the determination
                  and payment of the amount due under Paragraph 4 of this Lease,
                  if any, whichever later occurs. Landlord shall not be required
                  to pay Tenant any interest on said Security Deposit.

USE                        7. Tenant shall use and occupy the Leased Premises
                  for the use or purpose as hereinbefore stated and for no other
                  use or purpose.

QUIET                      8. Upon payment by Tenant of the rents herein
ENJOYMENT         provided, and upon the observance and performance of all
                  terms, provisions, covenants and conditions on Tenant's part
                  to be observed and performed, Tenant shall, subject to all of
                  the terms, provisions, covenants and conditions of this Lease,
                  peaceably and quietly hold and enjoy the Leased Premises for
                  the Term hereby demised.

INSURANCE                  9. If the Landlord's insurance premiums exceed the
PREMIUMS          standard premium rates because the nature of Tenant's
                  operations results in extra hazardous exposure, then Tenant
                  shall, upon receipt of appropriate invoices from Landlord,
                  reimburse Landlord for such increase in premiums. It is
                  understood and agreed between the parties hereto that any such
                  increase in premiums shall be considered as rent due and shall
                  be included in any lien for rent.

RULES AND                  10. Tenant agrees to comply with all rules and
REGULA-           regulations Landlord may adopt from time to time for operation
TIONS             of the Building and parking facilities and for the protection
                  and welfare of Building and parking facilities, and the
                  tenants, visitors and occupants of the Building. The present
                  rules and regulations, which Tenant hereby agrees to comply
                  with, entitled "Rules and Regulations" are attached hereto and
                  are by this reference incorporated herein. Any future rules
                  and regulations adopted from time to time by Landlord shall
                  become a part of the Lease, and Tenant hereby agrees to comply
                  with the same upon delivery of a copy thereof to Tenant
                  providing the same do not materially deprive Tenant of its
                  rights established under this Lease.

SERVICES                   11. Janitorial and Electric shall be the sole cost
                  and responsibility of the Tenant.

TENANT                     12. It is understood and agreed between the parties
CHARGES           hereto that any charges against Tenant by Landlord for
                  services or for work done on the Leased Premises by order of
                  Tenant, or otherwise accruing under this
                  Lease, shall be considered as rent dueand shall be included in
                  any lien for rent.

REPAIR OF                  13. Landlord shall maintain in good order and repair
BUILDING          the Building (excluding repairs to be made by Tenant),
AND               including without limitation public areas, the parking areas,
PREMISES          landscape areas, the base building heat, ventilating, air
                  conditioning, mechanical, plumbing, and electrical systems,
                  and the structure itself, including the roof, foundations,
                  exterior walls, and glass exterior surfaces of the Premises
                  and the Building, all structural members of the Building and
                  all underground utility lines serving the Building. Provided,
                  however, the cost of any repairs or maintenance to the
                  foregoing necessitated by the negligence of Tenant or its
                  agents, contractors or employees shall be reimbursed by Tenant
                  to Landlord upon demand as additional rent.

                           At its sole cost, Tenant shall maintain in good
                  repair and tenable condition, subject to normal wear, tear,
                  casualty and condemnation, that portion of the Premises within
                  the demising walls thereof, including any wall coverings and
                  paint on the interior side of the demising walls, below the
                  ceiling slab and above the floor slab, any tile, carpet or
                  other floor covering installed for Tenant. Tenant's
                  maintenance obligation shall extend to all tenant improvements
                  and contents within the Premises, including but not limited to
                  the replacement of light bulbs and air conditioning filters.
                  Tenant shall not be obligated to repair damage resulting from
                  the gross negligence of Landlord or its agents, contractors,
                  or employees.

                           Tenant shall make no structural alterations or
                  structural additions of any kind to the interior of the
                  Premises without first obtaining Landlord's written consent.
                  Tenant, at its sole cost, may make non-structural alterations
                  or non-structural additions within the Premises subject to the
                  following conditions:

                           a. Tenant shall give Landlord prior written notice of
                  its intention to make alterations, additions, or repairs.

                           b. Landlord reserves the right to approve the plans
                  and specifications for such alterations and additions, such
                  approval shall not be unreasonably withheld or delayed.

                                       4

<PAGE>

                           c. Tenant shall only use contractors who are approved
                  by Landlord, and such contractors shall be required to furnish
                  evidence of insurance coverages, including Public Liability,
                  Workers Compensation, and Automobile Liability coverages as
                  well as any other coverages required by Landlord. The limits
                  of such coverage shall be no less than those required of
                  Tenant. Tenant shall cause such work to be performed in
                  accordance with all applicable building codes and other
                  governmental regulations to be completed and paid and shall
                  discharge any and all liens or claims of lien arising
                  therefrom, or if Tenant disputes any such lien or claim of
                  lien, Tenant may post a bond to remove the lien from the
                  Premises in accordance with local statute. All such work,
                  including additions, fixtures, and improvements (but excluding
                  movable office furniture and equipment and other personal
                  property of Tenant) made or placed in or upon the Premises by
                  either Tenant or Landlord shall be and become Landlord's
                  property upon installation all without compensation to Tenant.

MECHANIC                   14. Tenant further agrees that Tenant shall pay all
LIENS             liens of contractors, subcontractors, mechanics, laborers,
                  material men, and other items of like character, and shall
                  indemnify Landlord against all expenses, costs, and charges,
                  including bond premiums for release of liens and attorney's
                  fees and costs reasonably incurred in and about the defense of
                  any suit in discharging the said Premises or any part thereof
                  from any liens, judgements, or encumbrances caused or suffered
                  by Tenant. In the event any such lien shall be made or filed,
                  Tenant shall bond against or discharge the same within ten
                  (10) days after the same has been made or filed. It is
                  understood and agreed between the parties hereto that the
                  expenses, costs and charges above referred to shall be
                  considered as rent due and shall be included in any lien for
                  rent.

                           Tenant shall not have any authority to create any
                  liens for labor or materials on Landlord's interest in the
                  Leased Premises, and Tenant shall place all persons
                  contracting with Tenant for the destruction or removal of any
                  facilities or other improvements or for the erection,
                  installation, alteration, or repair of any facilities or other
                  improvements on or about the Leased Premises, and all
                  materialmen, contractors, subcontractors, mechanics, and
                  laborers on notice that they must look only to Tenant and to
                  Tenant's interest in the Leased Premises to secure the payment
                  of any bill for work done or material furnished at the request
                  or instruction of Tenant.

PARKING                    15. Pursuant to all the terms, provisions, covenants
                  and conditions contained herin, for the Term of this Lease,
                  Tenant hereby shall be provided Twelve (12) unassigned parking
                  spaces.

                           Tenant agrees to hold Landlord harmless for damage to
                  the vehicles or personal property in vehicles that may occur
                  while the vehicles are parked in the parking areas of the
                  Building.

ESTOPPEL                   16. Tenant agrees that from time to time, upon not
AGREEMENT         less than ten (10) days prior request by Landlord, Tenant
                  shall deliver to Landlord a statement in writing certifying
                  (a) that this Lease is unmodified and in full force and
                  effect, (or, if there have been modifications, that the Lease
                  as modified is in full force and effect and stating the
                  modifications); (b) the dates to which the rent and other
                  charges have been paid; and (c) that Landlord is not in
                  default under any provisions of this Lease, or, if in default,
                  the nature thereof in detail.

SUBORDI-                    17. If the Building and/or Leased Premises are any
NATION            time subject to a mortgage and/or deed of trust, and Tenant
                  has received written notice from mortgagee of same, then in
                  any instance in which Tenant gives notice to Landlord alleging
                  default by Landlord hereunder, Tenant shall also
                  simultaneously give a copy of such notice to each Landlord's
                  mortgagee; and each Landlord's mortgagee shall have the right
                  (but not the obligation) to cure or remedy such default during
                  the period that is permitted to Landlord hereunder, plus an
                  additional period of thirty (30) days, and Tenant shall accept
                  such curative or remedial action (if any) taken by Landlord's
                  mortgagee with the same effect as if such action had been
                  taken by Landlord.

                           This Lease shall at Landlord's option, which option
                  may be exercised at any time during the Lease Term, be subject
                  and subordinate to any mortgage now or hereafter encumbering
                  the Building. This provision shall be self-operative without
                  the execution of any further instruments. Notwithstanding the
                  foregoing, however, Tenant hereby agrees to execute any
                  instruments which Landlord may deem desirable to evidence the
                  subordination of this Lease to any and all such mortgages.
                  Failure to execute a subordination agreement within ten (10)
                  days after request from Landlord shall be deemed a default
                  hereunder.

ATTORN-                    18. If the interest of Landlord under this Lease
MENT              shall be transferred voluntarily or by reason of foreclosure
                  or other proceedings for enforcement of any mortgage on the
                  Leased Premises; Tenant shall be bound to such transferee
                  (herein sometimes called the "Purchaser") for the balance of
                  the Term hereof remaining, and any extensions or renewals
                  thereof which may be effective in accordance with the terms
                  and provisions hereof with the same force and effect as if the
                  Purchaser were Landlord under this Lease, and Tenant does
                  hereby agree to attorn to the Purchaser, including the
                  mortgagee under any such mortgage if it be the Purchaser, as
                  its said attornment to be effective and self-operative without
                  the execution of any further instruments upon the Purchaser
                  succeeding to the interest of this Lease. The respective
                  rights and obligations of Tenant and the Purchaser upon such
                  attornment, to the extent of the then remaining balance of the
                  Term of this Lease and any such extensions and renewals, shall
                  be and are the same as those set forth herein. In the event of
                  such transfer of Landlord's interests, Landlord shall be
                  released and relieved from all liability and responsibility
                  thereafter accruing to Tenant under Lease or otherwise and
                  Landlord's successor by acceptance of rent from Tenant
                  hereunder shall become liable and responsible to Tenant in
                  respect to all obligations of Landlord under this lease
                  thereafter accruing.

ASSIGNMENT                 19. Without the written consent of Landlord first
                  obtained in each case, which consent may be granted or
                  withheld at Landlord's sole discretion, Tenant shall not,
                  voluntarily or involuntarily, whether by operation of law or
                  otherwise, assign, transfer, mortgage, pledge or otherwise
                  encumber or dispose of this Lease or underlet the Leased
                  Premises or any part thereof or permit the Leased Premises or
                  any part thereof to be occupied by other persons.

                           In lieu of consenting or not consenting, Landlord
                  may, at its option, (I) in the case of a proposed assignment
                  of this lease or a proposed subletting of all of the Leased
                  Premises, terminate this Lease in its entirety, or (ii) in the
                  case of a proposed subletting of a portion of the Leased
                  Premises, terminate this Lease as to that portion of the
                  Premises which Tenant has proposed to sublet. In the event
                  Landlord elects to terminate this Lease pursuant to clause
                  (ii) of this paragraph, Tenant's obligation as to Base Rental
                  and additional rent shall be reduced in the same proportion
                  that the Net Rentable Area of the portion of the Premises

                                       5

<PAGE>

                  which Tenant proposed to sublet bears to the total Net
                  Rentable Area of the Premises. If this Lease is assigned or if
                  the Leased Premises or any part thereof is underlet or
                  occupied by anybody other than Tenant, voluntarily or
                  involuntarily, whether by operation of law or otherwise,
                  Landlord may, after default by Tenant under this Lease in case
                  of a sublease and at any time (whether or not Tenant is in
                  default under this Lease) in the case of an assignment,
                  collect or accept rent from the assignee, undertenant or
                  occupant and apply the net amount collected or accepted to the
                  rent herein reserved; but such collection or acceptance shall
                  not be deemed a waiver of the foregoing covenant or the
                  acceptance of the assignee, undertenant or occupant as Tenant
                  hereunder; nor shall it be construed as or implied to be a
                  release of Tenant from the further observance and performance
                  by Tenant of the terms, provisions, covenants and conditions
                  herein contained.

                           In the event Tenant is a partnership, corporation or
                  other firm or entity, any transfer of more than fifty percent
                  (50%) of the right, title or interest herein, existing as of
                  the date hereof, shall, for the purposes hereof, be deemed to
                  be an assignment. Fifty percent (50%) of any sums or other
                  economic considerations received by Tenant as a result of a
                  subletting, whether denominated rentals under the sublease or
                  otherwise, which exceed, in the aggregate, the total sums
                  which Tenant is obligated to pay Landlord under this Lease
                  (prorated to reflect obligations applicable to that portion of
                  the Leased Premises subject to such sublease) shall be payable
                  to Landlord, immediately following Tenant's receipt of the
                  same under this Lease without affecting or reducing any other
                  obligations of Tenant hereunder and shall constitute
                  additional rent. Fifty percent (50%) of any sums or other
                  economic considerations received by Tenant as a result of an
                  assignment of this Lease, whether denominated rentals under
                  the assignment or otherwise, shall be payable to Landlord,
                  immediately following Tenant's receipt of the same under this
                  Lease without affecting or reducing any other obligations of
                  Tenant hereunder and shall constitute additional rent.

SUCCESSORS                 20. All terms, provisions, covenants and conditions
AND ASSIGNS       to be observed and performed by Tenant shall be applicable to
                  and binding upon Tenant's respective heirs, administrators,
                  executors, successors and assigns - subject, however, to the
                  restrictions as to assignment or subletting by Tenant as
                  provided therein. All expressed covenants of this Lease shall
                  be deemed to be covenants running with the land.

HOLD HARM-                 21. Tenant agrees to indemnify and hold harmless
LESS OF            Landlord against all claims or damages to persons or property
LANDLORD          by reason of the use or occupancy of the Leased Premises by
                  Tenant, its agents, contractors or employees or invitees and
                  to pay all expenses incurred by Landlord in connection
                  therewith including attorney's fees and court costs.

                           Landlord shall not be liable to Tenant or to any
                  person, firm, corporation, or other business association
                  claiming by, through or under Tenant, for failure to furnish
                  or for delay in furnishing any services provided for in this
                  Lease and not such failure or delay by Landlord shall be
                  actual or constructive eviction of Tenant nor shall any such
                  failure or delay operate or relieve Tenant from the prompt and
                  punctual performance of each and all of the covenants to be
                  performed herein by Tenant; nor from any defects in the
                  Premises or Building; or from defects in the cooling, heating,
                  electric, water, elevator or other applicable apparatus or
                  systems or water discharge from sprinkler systems in the
                  Building; nor for theft, mysterious disappearance or loss of
                  any property of Tenant, water from the premises, or any part
                  of the Building.

                           Tenant shall at all times maintain the following
                  insurance coverages and amounts:

                           (i) Commercial General Liability Insurance, including
                  Contractual Liability coverage, relating to the Leased
                  Premises and its appurtenances on an occurrence basis with a
                  minimum limit of at least $1,000,000 per occurrence,
                  $1,000,000 aggregate, including Personal Injury and
                  Products/Completed Operations. In addition before undertaking
                  any alterations, additions, improvements, construction or
                  occupancy, Tenant shall obtain public liability insurance and
                  name Landlord and Landlord's property manager as additional
                  insured insuring Tenant and Landlord (and its desgnees)
                  against any liability which may arise on account of such
                  proposed alterations, additions, improvements or construction
                  on an occurrence basis with a minimum single limit of at least
                  $1,000,000.

                           (ii) Property insurance on an "all risk" basis
                  including but not limited to fire and lightning, extended
                  coverage (all risk of physical loss), vandalism and malicious
                  mischief and flood (if required by Landlord, any mortgagee or
                  govermental authority and if obtainable) in an amount adequate
                  to cover the full replacement cost of Tenant's personal
                  property, the property of others in the care, custody or
                  control of Tenant, and any improvements and betterments
                  installed by Tenant. Tenant waives any and all right of
                  recovery against Landlord for damage to the aforementioned
                  property and agrees to obtain waiver of subrogation in the
                  property insurance policy.

                           (iii) Workers compensation insurance for statutory
                  limits including a minimum of $1,000,000 employer's liability
                  covering all persons employed, directly or indirectly, in
                  connection with any finish work performed by Tenant or any
                  repair or alteration authorized by this Lease or consented to
                  by Landlord, and all employees or agents of Tenant.

                           (iv) Such other insurance as may be carried on the
                  Leased Premises and Tenant's operation thereof as may be
                  required by Landlord from time to time. The coverages afforded
                  by such insurance shall not limit Tenant's liability
                  hereunder. If Tenant fails to obtain and provide any or all of
                  the aforesaid insurance, then Landlord may, (but shall not be
                  required to) purchase such insurance on behalf of Tenant and
                  Tenant shall, on demand, reimburse Landlord for the cost of
                  such insurance together with interest thereof (from the date
                  on which Landlord paid such cost to the date on which Tenant
                  reimburses Landlord therefore) the maximum rate permitted by
                  law and same shall constitute additional rent. In case
                  Landlord shall be made a party to any litigation commenced
                  against Tenant, then Tenant shall protect and hold harmless
                  and shall pay all costs and reasonable attorney's fees
                  incurred or paid by Landlord in connection with such
                  litigation and any thereof, regardless of the initiation of
                  court proceedings.

                                       6

<PAGE>

                          Tenant shall furnish Landlord cerficates of insurance
                  certifying the above coverage. The certificates shall include
                  acknowledgment that the policies have been amended to provide
                  thirty (30) days notice of termination to Landlord.

                           Notwithstanding any contrary provision of this Lease,
                  Tenant shall look solely (to the extent insurance coverage is
                  not applicable or available) to the interest of Landlord in
                  the Building for the satisfaction of any judgement or the
                  judicial process requiring the payment of money as a result of
                  any gross negligence or breach of this Lease by Landlord or
                  Landlord's management agent and Landlord shall have no
                  personal liability hereunder of any kind.

ATTORNEYS'                 22. If either party defaults in the performance of
FEES              any of the terms, provisions, covenants and conditions and by
                  reasons thereof, the other party employs the services of an
                  attorney to enforce performance of the covenants, or to
                  perform an service based upon defaults, regardless of the
                  initiation of court proceedings, then in any of said events,
                  the prevailing party shall be entitled to reasonable
                  attorney's fees and all expenses and costs incurred by the
                  prevailing party pertaining thereto (including costs and fees
                  relating to any appeal) and in enforcement of any remedy.

DESTRUCTION                23. In the event the Leased Premises shall be
OR DAMAGE         destroyed or so damaged or injured by fire or other casualty,
                  during the Term of the Lease, whereby the same shall be
                  rendered untenantable, then Landlord shall have the right, but
                  not the obligation, to render such Leased Premises tenantable
                  by repairs within one hundred eighty (180) days therefrom.

                           Landlord agrees that, within sixty (60) days
                  following damage or destruction, it shall notify Tenant with
                  respect to whether or not Landlord intends to restore the
                  Premises. If said Premises are not rendered tenantable within
                  the aforesaid one hundred eighty (180) days, it shall be
                  optional with either party hereto to cancel this Lease, and in
                  the event of such cancellation, the rent shall be paid only to
                  the date of such fire or casualty. The cancellation herein
                  mentioned shall be evidenced in writing. During any time that
                  the Leased Premises are untenantable due to causes set forth
                  in this paragraph, the rent or a just and fair proportion
                  thereof shall be abated.

                           Notwithstanding the foregoing, should damage or
                  destruction occur during the last twelve (12) months of the
                  Lease Term, either Landlord or Tenant shall have the option to
                  terminate this Lease, effective on the date of damage or
                  destruction, provided notice to terminate is given within
                  thirty (30) days of the date of such damage or destruction.

EMINENT                    24. If there shall be taken during the Term of this
DOMAIN            Lease, any portion of the Leased Premises, parking facilities
                  or Building, other than a part not interfering with
                  maintenance, operation or use of the Leased Premises, Landlord
                  may elect to terminate this Lease or to continue same in
                  effect. If Landlord elects to continue the Lease, the rental
                  shall be reduced in proportion to the area of the Leased
                  Premises so taken and Landlord shall repair any damage to the
                  Leased Premises, parking facilities, or Building resulting
                  from such taking. If any part of the Leased Premises is taken
                  by condemnation or Eminent Domain which renders Leased
                  Premises unsuitable for its intended use, Tenant may elect to
                  terminate this Lease; or if any part of the Leased Premises is
                  so taken which does not render the Premises unsuitable for its
                  intended use, this Lease shall continue in effect; and the
                  rental shall be reduced in proportion to the area of the
                  Leased Premises so taken and Landlord shall repair any damage
                  to the Leased Premises resulting from such taking. If all of
                  the Leased Premises is taken by condemnation or Eminent
                  Domain, this Lease shall terminate on the date possession is
                  taken by the authority. All sums awarded or agreed upon
                  between Landlord and the condemning authority for the taking
                  of the interest of Landlord whether as damages or as
                  compensation, and whether for partial or total condemnation,
                  shall be the sole property of Landlord. If this Lease should
                  be terminated under any provisions of this paragraph, rental
                  shall be payable up to the date that possession is taken by
                  the authority, and Landlord shall refund to Tenant any prepaid
                  unaccrued rent less any sum or amount then owing by Tenant to
                  Landlord.

ABANDON-                   25. If during the Term of this Lease, Tenant shall
MENT              abandon, vacate or remove from the Lease Premises the major
                  portion of the goods, wares, equipment or furnishings usually
                  kept on said Leased Premises, or shall cease doing business in
                  said Leased Premises, or shall suffer the rent to be in
                  arrears, Landlord may, at its option, cancel this Lease in the
                  manner stated in Paragraph 27 hereof, or Landlord may enter
                  said Leased Premises as the agent of Tenant by force or
                  otherwise, without being liable in any way therefore and relet
                  the Leased Premises with or without any furniture that may be
                  therein, as the agent of Tenant, at such price and upon such
                  terms and for such duration of time as Landlord may determine,
                  and receive the rent therefor, applying the same to the
                  payment of the rent due by these presents, and if the full
                  rental herein provided shall not be realized by Landlord over
                  and above the expenses to Landlord of such reletting, Tenant
                  shall pay any deficiency. Landlord shall have all rights of
                  acceleration contained in Paragraph 6, upon abandonment of
                  Tenant. Moreover, any personalty remaining in the Premises may
                  be disposed of, without further notice to Tenant, in any
                  manner Landlord deems fit in its sole discretion, without any
                  liability or rent credit to Tenant.

DEFAULT                    26. It is agreed between the parties hereto that if
                  Tenant shall be adjudicated a bankrupt or an insolvent or take
                  the benefit of any federal or state reorganization or
                  composition proceeding or make a general assignment or take
                  the benefit of any insolvency law; or if Tenant's leasehold
                  interest under this Lease shall be sold under any execution or
                  process of law; or if a trustee in bankruptcy or a receiver be
                  appointed or elected or had for Tenant (whether under federal
                  or state laws); or if said Premises shall be abandoned or
                  deserted; or if Tenant shall fail to perform any of the terms,
                  provisions, covenants or conditions of this Lease on Tenant's
                  part to be performed; or if this Lease or the Term thereof be
                  transferred or pass to or devolve upon any persons, firms,
                  officers or corporations other than Tenant by death of Tenant,
                  operation of the law or otherwise; then and in any such
                  events, at the option of Landlord, the total remaining unpaid
                  Base Rental for the Term of this Lease shall become due and
                  payable and the Term of this Lease shall expire and end five
                  (5) days after Landlord has given Tenant written notice (in
                  the manner hereinafter provided) of such act, condition or
                  default and Tenant hereby agrees immediately then to pay said
                  Base Rental or quit and surrender said Leased Premises to
                  Landlord; but this shall not impair or affect Landlord's right
                  to maintain summary proceedings for the recovery of the
                  possession of the Leased Premises in all cases provided for by
                  law. If the Term of this Lease shall be so terminated,
                  Landlord may immediately, or at any time thereafter, re-enter
                  or repossess the Leased Premises and remove all persons and
                  property therefrom without being liable for trespass or
                  damages. In addition, Landlord shall be entitled to all rights
                  and remedies available at law or in equity in the event Tenant
                  shall fail to perform any of the terms, provisions, covenants
                  or conditions of this Lease on Tenant's part to be performed.
                  All rights and remedies specifically granted to Landlord
                  herein by law, or in equity shall cumulative and not mutually
                  exclusive.

                                       7

<PAGE>

LIEN FOR                   27. Tenant hereby pledges and assigns to Landlord as
PAYMENT           security for the payment of any and all rent or other sums or
OF RENT           amounts provided for herein, all of the furniture, fixtures,
                  goods and chattels of Tenant which shall or may be brought or
                  put or into said Leased Premises; and Tenant agrees that said
                  lien may b enforced by distress, foreclosure or otherwise, at
                  the election of Landlord. Tenant hereby expressly waives and
                  renounces for himself and family any and all homestead and
                  exemption rights he may now have or hereafter acquire under or
                  by virtue of the constitution and laws of the State of Florida
                  or of any other state, or of the United States, as against the
                  payment of said rental or any other obligation of damage that
                  my accrue under the terms of this Lease.

WAIVER OF                  28. Failure of Landlord to declare any default
DEFAULT           immediately upon occurrence thereof, or delay in taking any
                  action in connection therewith, shall not waive such default;
                  but Landlord shall have the right to declare any such default
                  at any time and take such action as might be lawful or
                  authorized hereunder, in law and/or in equity. No waiver by
                  Landlord of a default by Tenant shall be implied, and no
                  express waiver by Landlord shall affect any default other than
                  the default specified in such waiver and that only for the
                  time and extension therein stated.

                           No waiver of any term, provision, condition or
                  covenant of this Lease by Landlord shall be deemed to imply or
                  constitute, a further waiver by Landlord of any other term,
                  provision, condition or covenant of this Lease.

RIGHT OF                   29. Landlord, or any of his agents, shall have the
ENTRY             right to enter the Leased Premises during all reasonable hours
                  to examine the same or to make such repairs, additions or
                  alterations as may be deemed necessary for the safety,
                  comfort, or preservation thereof, or to said Building, or to
                  exhibit said Leased Premises at any time within one hundred
                  eighty (180) days before the expiration of this Lease. Said
                  right of entry shall likewise exist for the purpose of
                  removing placards, signs, fixtures, alterations, or additions
                  which do not conform to this Lease.

NOTICE                     30. Any notice given Landlord as provided for in this
                  Lease shall be sent to Landlord by registered mail addressed
                  to Landlord at Landlord's Management Office. Any notice to be
                  given Tenant under the terms of this Lease, unless otherwise
                  stated herein, shall be in writing and shall be sent by
                  registered mail to the office of Tenant in the Building or
                  hand delivered to Tenant. Either party, from time to time, by
                  such notice, may specify another address to which subsequent
                  notice shall be sent.

LANDLORD                   31. All automobile parking areas, driveways,
CONTROLLED        entrances and exits thereto, Common Areas, and other
AREAS             facilities furnished by Landlord, including all parking areas,
                  truck ways, loading areas, pedestrian walkways and ramps,
                  landscaped areas, stairways, corridors, and other areas and
                  improvements provided by Landlord for the general use, in
                  common, of tenants, their officers, agents, employees,
                  servants, invitees, licensees, visitors, patrons and customers
                  shall be at times subject to the exclusive control and
                  management of Landlord; and Landlord shall have the right from
                  time to time to establish, modify and enforce rules and
                  regulations with respect to all facilities and areas and
                  improvements; to police same; from time to time to change the
                  area, level and location and arrangement of parking areas and
                  other facilities hereinabove referred to; to restrict parking
                  to tenants, their officers, agents, invitees, employees,
                  servants, licensees, visitors, patrons and customers, to close
                  all or any portion of said areas or facilities to such extent
                  as may in the opinion of Landlord's counsel be legally
                  sufficient to prevent a dedication thereof or the accrual of
                  any rights to any person or the public therein, to close
                  temporarily all or any portion of the public areas, Common
                  Areas or facilities, to discourage non-tenant parking parking
                  and to do and perform such other acts in and to said areas and
                  improvements as, in the sole judgement of Landlord, Landlord
                  shall operate and maintain to Common Areas and other
                  facilities referred to in such reasonable manner as Landlord
                  shall determine from time to time. Without limiting the scope
                  of such discretion, Landlord shall have the full right and
                  authority to designate a manager of the parking facilities
                  and/or Common Areas and other facilities who shall have full
                  authority to make and enforce rules and regulations regarding
                  the use of the same or to employ all personnel and to make and
                  enforce all rules and regulations pertaining to and necessary
                  for the proper operation and maintenance of the parking area
                  and/or Common Areas and other facilities. Reference in this
                  paragraph to parking area and/or facilities shall in no way be
                  construed as giving Tenant hereunder any rights and/or
                  privileges in connection with such parking areas and/or
                  facilities unless such rights and/or privileges are expressly
                  set forth in Paragraph 16 hereof.

CONDITIONS                 32. Tenant agrees to surrender to Landlord, at the
OF                end of the Term of this Lease and/or upon any cancellation of
PREMISES          this Lease, said Leased Premises in as good condition as said
ON TERMIN-        Leased Premises were at the beginning of the Term of this
ATION OF          Lease, ordinary wear and tear, and damage by fire or other
LEASE AND         casualty not caused by Tenant's negligence excepted. Tenant
HOLDING           agrees that if tenant does not surrender said Leased Premises
OVER              to Landlord at the end of the Term of this Lease, then Tenant
                  shall pay to Landlord double the amount of the current rental
                  for each month or portion thereof that Tenant holds over plus
                  all damages that Landlord may suffer on account of Tenant's
                  failure to so surrender to Landlord possession of said Leased
                  Premises and shall indemnify and save Landlordlord harmless
                  from and against all claims made by any succeeding tenant of
                  said Leased Premises against Landlord on account of delay of
                  Landlord in delivering possession of said Leased Premises to
                  said succeeding tenant so far as such delay is occasioned by
                  failure to so surrender said Leased Premises in accordance
                  herewith or otherwise.

                           No receipt of money by Landlord from Tenant after
                  termination of this Lease or the service of any notice of
                  commencement of any suit or final judgement for possession
                  shall reinstate, continue or extend the Term of this Lease or
                  affect any such notice, demand, suit or judgement.

                           No act or thing done by Landlord or its agents during
                  the Term hereby granted shall be deemed an acceptance of a
                  surrender of the Leased Premises, and no agreement to accept a
                  surrender of the Leased Premises shall be valid unless it be
                  made in writing and subscribed by a duly authorized officer or
                  agent of Landlord.

OCCUPANCY                  33. Tenant shall be responsible for and shall pay
TAX               before delinquency all municipal, county or state taxes
                  assessed during the Term of this Lease against any occupancy
                  interest or personal property of any kind, owned by or placed
                  in, upon or about the Leased Premises by Tenant.

SIGNS                      34. Landlord shall have the sole right to install on
                  the interior or exterior of the Building and Leased Premises
                  and/or change the Building's name or street address.

                                       8

<PAGE>

TRIAL BY                   35. It is mutually agreed by and between Landlord and
JURY              Tenant that the respective parties hereto shall, and they
                  hereby do waive trial by jury in any action, proceeding or
                  counterclaim brought by either of the parties hereto against
                  the other on any matters arising out of or in any way
                  connected with this Lease, the relationship of Landlord and
                  Tenant, and Tenant's use or occupancy of the Premises. Tenant
                  further agrees that it shall not interpose any counterclaims
                  in a summary proceeding or in any action based upon
                  non-payment of rent or any other payment required of Tenant
                  hereunder.

RELOCATION                 36. Landlord expressly reserves the right at
OF TENANT         Landlord's sole cost to remove Tenant from the Leased Premises
                  and to relocate Tenant in some other space of Landlord's
                  choosing of approximately the same dimensions and size within
                  the Building, which other space shall be decorated by Landlord
                  at Landlord's expense. Landlord shall have the right, in
                  Landlord's sole discretion, to use such decorations and
                  materials from the existing Premises, or other materials so
                  that the space in which Tenant is removed. Nothing herein
                  contained shall be construed to relieve Tenant or imply that
                  Tenant is relieved of the liability for or obligation to pay
                  any additional rent due by reason of the provisions of
                  Paragraph 4 of this Lease, the provisions of which paragraph
                  shall be applied to the space in which Tenant is relocated on
                  the same basis as said provisions were applied to the Premises
                  from which Tenant is removed. Tenant agrees that Landlord's
                  exercise of its election to remove and relocate Tenant shall
                  not terminate this Lease or release Tenant, in whole or in
                  part, from Tenant's obligation to pay the rents and perform
                  the covenants and agreements hereunder for the full Term of
                  this Lease.

CROSS                      37. If the term of any lease, other than this Lease,
DEFAULT           made by Tenant for any other space in the Building shall be
                  terminated or terminable after the making of this Lease
                  because of any default by Tenant under such other lease, such
                  default shall, ipso facto constitute a default hereunder and
                  empower Landlord at Landlord's sole option, to terminate this
                  Lease as herein provided in the event of default.

INVALIDITY OF              38. If any term, provision, covenant or condition of
PROVISION         this Lease or the application thereof to any person or
                  circumstances shall, to any extent, be invalid or
                  unenforceable, the remainder of this Lease or the application
                  of such term, provision, covenant or condition to persons or
                  circumstances other than those as to which it is held invalid
                  or unenforceable shall not be affected thereby and each term,
                  provision, covenant or condition of this Lease shall be valid
                  and be enforceable to the fullest extent permitted by law.
                  This Lease shall be construed in accordance with the laws of
                  the State of Florida.

TIME OF                    39. It is understood and agreed between the parties
ESSENCE           hereto that time is of the essence of all the terms,
                  provisions, covenants and conditions of this Lease.

MISCEL-                    40. The terms "Landlord" and "Tenant" as herein
LANEOUS           contained shall include singular and/or plural, masculine,
                  feminine and/or neuter, heirs, successors, executors,
                  administrators, personal representatives and/or assigns
                  wherever the context so requires or admits. The terms,
                  provisions, covenant and conditions of this Lease are
                  expressed in the total language of this Lease Agreement and
                  the paragraph headings are solely for the convenience of the
                  reader and are not intended to be all inclusive. Any formally
                  executed addendum to or modification of this Lease shall be
                  expressly deemed incorporated by reference herein unless a
                  contrary intention is clearly stated therein.

EFFECTIVE                  41. Submission of this instrument for examination
DATE              does not constitute an offer, right of first refusal,
                  reservation of or option for the Leased Premises or any other
                  space or premises in, on or about the Building. This
                  instrument becomes effective as a Lease only upon execution
                  and delivery by both Landlord and Tenant.

ENTIRE                     42. This Lease contains the entire agreement between
AGREEMENT         the parties hereto and all previous negotiations leading
                  thereto, and it may be modified only by an agreement in
                  writing signed by Landlord and Tenant. No surrender of the
                  Leased Premises, or of the remainder of the terms of this
                  Lease, shall be valid unless accepted by Landlord in writing.
                  Tenant acknowledges and agrees that Tenant has not relied upon
                  any statement, representation, prior written or
                  contemporaneous oral promises, agreements or warranties except
                  such as are expressly herein.

DUAL                       43. Tenant represents and warrants that it has dealt
AGENCY            with no broker, agent or other person in connection with this
DISCLOSURE        transaction and that no broker, agent or other person brought
                  about this transaction, other than The Allen Morris Company
                  and the cooperating Broker, if any. The Allen Morris Company,
                  as agent for Landlord, shall be compensated by Landlord and
                  the Cooperating Broker, if any, who is subagent of The Allen
                  Morris Company, shall be compensated by Landlord. Tenant
                  agrees to indemnify and hold Landlord harmless from and
                  against any claims by any other broker, agent or other person
                  claiming a commission or other form of compensation by virtue
                  of having dealt with Tenant with regard to this leasing
                  transaction. The provisions of this paragraph shall survive
                  the termination of this Lease.

FORCE                      44. Neither Landlord nor Tenant shall be required to
MAJEURE           perform any term, condition or covenant in this Lease so long
                  as such performance is delayed or prevented by force majeure,
                  which shall mean acts of God, labor disputes, (whether lawful
                  or not), material or labor shortages, restrictions by any
                  governmental authority, civil riots, floods, and any other
                  cause not reasonably within the control of Landlord or Tenant
                  and which by the exercise of due diligence Landlord or Tenant
                  is unable, wholly or in part, to prevent or overcome. Lack of
                  money shall not be deemed force majeure.

RADON GAS                  45. Radon is a naturally occurring radioactive gas
                  that, when it has accumulated in a building in sufficient
                  quantities, may present health risks to persons who are
                  exposed to it over time. Levels of radon that exceed federal
                  and state guidelines have been found in buildings in Florida.
                  Additional information regarding radon and radon testing may
                  be obtained from your county public health unit.

                                       9

<PAGE>

USE OF                     46. Tenant shall not cause or permit any Hazardous
HAZARDOUS         Material to be brought upon, kept or used in or about the
MATERIALS         Premises or the Building by Tenant, its agents, employees,
                  contractors or invitees. If Tenant breaches this obligation,
                  Tenant shall indemnify, defend and hold Landlord harmless from
                  any and all claims, judgements, damages, penalties, fines,
                  costs, liabilities or losses (including without limitation,
                  diminution in value of the Premises or the Building, damages
                  for the loss or restriction on use of rentable space or of any
                  amenity of the Premises or the Building, damages arising from
                  any adverse impact on marketing of space, and sums paid in
                  settlement of claims, attorney's fees, consultant fees and
                  expert fees) which arise during or after the lease Term as a
                  result of such contamination. This indemnification of Landlord
                  by Tenant includes, without limitation, costs incurred in
                  connection with any investigation of site conditions or any
                  cleanup, remedial, removal or restoration work required by any
                  federal, state or local governmental agency or political
                  subdivision because of Hazardous Material present in the soil
                  or ground water, in the Premises or in the Building.

                           Without limiting the foregoing, if the presence of
                  any Hazardous Material on the Premises or in the Building
                  caused by Tenant, its agents, employees, contractors or
                  invitees results in any contamination of the Premises and/or
                  the Building, Tenant shall promptly take all actions at its
                  sole expense as are necessary to return the Premises and/or
                  the Building to the conditions existing prior to the
                  introduction of any such Hazardous Material to the Premises;
                  provided that Landlord's approval of such actions shall first
                  be obtained, which approval shall not be unreasonably withheld
                  so long as such actions would not potentially have any
                  material adverse long-term or short-term effect on the
                  Premises and/or the Building. The foregoing indemnity shall
                  survive the expiration or earlier termination of this Lease.
                  As used herein, the term "Hazardous Material" means such
                  hazardous or toxic substance, material or waste, including,
                  but not limited to, those substances, materials, and wastes
                  listed in the United State Department of Transportation
                  Hazardous Materials Table (49 CFR 172.101) or by the
                  Environmental Protection Agency as hazardous substances (40
                  CFR Part 302) and amendments thereto, or such substances,
                  materials and wastes that are or become regulated under any
                  applicable local, state or federal law. Landlord and its
                  agents shall have the right, but not the duty, to inspect the
                  Premises at any time to determine whether Tenant is complying
                  with the terms of this Lease. If Tenant is not in compliance
                  with this Lease, Landlord shall have the right to immediately
                  enter Premises to remedy any contamination caused by Tenant's
                  failure to comply notwithstanding any other provision of this
                  Lease. Landlord shall use its best efforts to minimize
                  interference with Tenant's business but shall not be liable
                  for any interference caused thereby. Any default under this
                  paragraph shall be a material default enabling Landlord to
                  exercise any of the remedies set forth in this Lease.

                                       10

<PAGE>

                                    ADDENDUM

Attached to and made a part of this Lease dated June ____, 2000 between Airport
Commerce Park, Inc. As Landlord and ValuSALES.Com, Inc. , as Tenant covering
approximately 2,762 square feet of net rentable space at the Building known as
Airport Commerce Park, Suite(s) 206, 207, 208, & 209 located at 4101 Ravenswood
Road, Dania, Florida 33312.

48) LANDLORD'S WORK: Landlord shall provide and install a wet sink and provide a
    table for Tenant's microwave oven. Landlord shall make necessary repairs to
any inoperable door handles.

49) Landlord shall provide Tenant with one (1) option to renew the lease with
the following provisions:
    a) Lease shall not be in default.
    b) The lease rate shall be the then lease rate plus four percent (4%)
       annual increases.
    c) The renewal term shall be for two (2) years.
    d) Tenant shall notify Landlord in writing no later than one hundred
       twenty (120) days prior to the expiration of the lease of the intent to
       exercise the option to renew.

50) Landlord and Tenant agree to have a walk thru to determine the condition of
   the demised space thirty (30) days prior to the termination of the Lease. If
   the space is found to be in the same condition as when Tenant took occupancy,
   normal wear and tear excepted, and lease is not in default, Landlord will
   allow the 24th month's rent to be deducted from the security deposit. The
   balance of the security deposit shall be held by Landlord until Tenant
   vacates premises and fulfills the obligations per para. #6 and #32 of the
   lease.

                                       11

<PAGE>

                              RULES AND REGULATIONS

         The following Rules and Regulations, hereby accepted by Tenant, are
prescribed by Landlord to enable Landlord to provide, maintain, and operate, to
the best of Landlord's ability, orderly, clean and desirable premises, Building
and parking facilities for tenants therein at as economical a cost as reasonably
possible and in as efficient a manner as reasonably possible, to assure security
for the protection of tenants so far as reasonably possible, and to regulate
conduct in and use of said Premises, Building and parking facilities in such
manner as to minimize interference by others in the proper use of same by
Tenant.

         1. Tenant, its officers, agents, servants and employees shall not block
or obstruct any of the entries, passages, doors, elevator doors, hallways or
stairways of Building or parking facilities, or place, empty or throw any
rubbish, litter, trash or material of any nature into such areas, or permit such
areas to be used at any time except for ingress or egress of Tenant, its
officers, agents, servants, employees, patron, licensees, customers, visitors or
invitees.

         2. The movement of furniture, equipment, merchandise or materials
within, into or out of the Leased Premises, Building or parking facilities shall
be restricted to time, method and routing of movement as determined by Landlord
upon request from Tenant and Tenant shall assume all liability and risk to
property, Premises and Building in such movement. Tenant shall not move
furniture, machines, equipment merchandise or materials within, into or out of
the Building, Leased Premises or parking facilities without having first
obtained a written permit from Landlord twenty-four (24) hours in advance.
Safes, large files, electronic data processing equipment and other heavy
equipment or machines shall be moved into Leased Premises, Building or parking
facilities only with Landlord's written consent and placed where directed by
Landlord.

         3. No sign, door plaque, advertisement or notice shall be displayed,
painted or affixed by Tenant, its officers, agents, servants, employees,
patrons, licensees, customers, visitors or invitees in or on any part of the
outside or inside the Building, parking facilities or Leased Premises without
prior written consent of Landlord and then only of such color, size, character,
style and materials and in such places as shall be approved and designated by
Landlord. Signs on doors and entrances to Leased Premises shall be placed
thereon by a contractor designated by Landlord and paid for by Tenant.

         4. Landlord shall not be responsible for lost or stolen property,
equipment, money or any article taken from Leased Premises, Building or parking
facilities regardless of how or when loss occurs.

         5. No additional locks shall be placed on any door or changes made to
existing locks in Building without the prior written consent of Landlord.
Landlord shall furnish two keys to each lock on doors in the Leased Premises and
Landlord, upon request of Tenant, shall provide additional duplicate keys at
Tenant's expense. Landlord may, at all times, keep a pass key to the Leased
Premises. All keys shall be returned to Landlord promptly upon termination of
this Lease.

         6. Tenant, its officers, agents, servants or employees shall do no
painting or decorating in Leased Premises, or mark, paint or cut into, drive
nails or screw into or in any way deface any part of Leased Premises or Building
without the prior written consent of Landlord. If Tenant desires signal,
communication, alarm or other utility or service connection installed or
changed, such work shall be done at expense of Tenant, with the approval and
under the direction of Landlord.

         7.       Landlord reserves the right to:

                  (I)   Close the Parking Areas at 6:00 p.m., subject, however,
                  to Tenant's right to admittance under regulations prescribed
                  by Landlord, and to require the persons entering the Building
                  to identify themselves and establish their right to enter or
                  to leave the Building; Tenant shall have access to parking
                  after hours by Landlord providing Tenant with security gate
                  access card(s).

                  (ii)  close all parking areas between the hours of 6:00 p.m.
                  and 7:00 a.m. during the week days; and

                  (iii) close all parking areas on weekends and holidays.

         8. Tenant, its officers, agents, servants and employees shall not
permit the operation of any musical or sound producing instruments or device
which may be heard outside Leased Premises, Building or parking facilities, or
which may emanate electrical waves which shall impair radio or televisions
broadcasting or reception from or in Building.

         9. Tenant, its officers, agents, servants and employees shall, before
leaving Leased Premises unattended, close and lock all doors and shut off all
utilities; damage resulting from failure to do so shall be paid by Tenant.
Before closing of the day and leaving the said Premises each Tenant shall see
that all blinds and/or draperies are pulled and drawn.

         10. All plate and other glass now in Leased Premises or Building which
is broken through cause attributable to Tenant, its officers, agents, servants
and employees, patrons, licensees, customers, visitors or invitees shall be
replaced by and at expense of Tenant under the direction of Landlord.

         11. Tenant shall give Landlord prompt notice of all accidents to or
defects in air conditioning equipment, plumbing, electric facilities or any part
or appurtenance of Leased Premises.

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

                                       12

<PAGE>

         13. All contractors and/or technicians performing work for Tenant
within the Leased Premises, Building or parking facilities shall be referred to
Landlord for approval before performing such work. This shall apply to all work
including, but not limited to, installation of telephones, telegraph equipment,
electrical devices and attachments, and all installations affecting floors,
walls, windows, doors, ceiling, equipment or any other physical feature of the
Building, Leased Premises or parking facilities. None of this work shall be done
by Tenant without Landlord's prior written approval.

         14. No showcases or other articles shall be put in front of or affixed
to any part of the exterior of the Building, nor placed in the halls, corridors
or vestibules without the prior written consent of Landlord.

         15. Glass panel doors, that reflect or admit light into the passageways
or into any place in the Building shall not be covered or obstructed by Tenant,
and Tenant shall not permit, erect, and/or place drapes, furniture, fixtures,
shelving, display cases or tables, lights or signs and advertising devices in
front of or in proximity of interior and exterior windows, glass panels, or
glass doors providing a view into the interior of the Leased Premises unless
same shall have first been approved in writing by Landlord.

         16. Canvassing, soliciting and peddling in the Building or parking
facilities is prohibited and each Tenant shall cooperate to prevent the same. In
this respect, Tenant shall promptly report such activities to the Property
Management office.

         17. There shall not be used in any space, or in the public halls of the
Building, either by any Tenant or by jobbers or others, in the delivery or
receipt of merchandise, any hand trucks, except those equipped with rubber tires
and side guards.

         18. In the event Tenant must dispose of crates, boxes, etc., which
shall not fit into office wastepaper baskets, it shall be the responsibility of
Tenant with Landlord's assistance to dispose of same. In no event, shall Tenant
set such items in the public hallways or other areas of Building or parking
facilities, excepting Tenant's own Premises, for disposal.

         19. Tenants are cautioned in purchasing furniture and equipment that
can easily fit on the elevator and can pass through the doors of the Leased
Premises. Large pieces should be made in parts and set-up in the Leased
Premises. Landlord reserves the right to refuse to allow any furniture or
equipment of any description to be placed in the Building which does not comply
with the above conditions.

         20. Tenants shall be responsible for any damage to the Leased Premises,
including carpeting and flooring, as a result of rust or corrosion of file
cabinets, roller chairs, metal objects or spills of any type of liquid.

         21. If the Premises demised to Tenant become infested with vermin,
Tenant, at its sole cost and expense, shall cause its premises to be
exterminated from time to time, to the satisfaction of Landlord, and shall
employ such extermination therefore as shall be approved by Landlord.

         22. Tenant shall not install any antenna or aerial wires, or radio or
television equipment, or any other type of equipment, inside or outside the
Building, without Landlord's prior approval in writing, and upon such terms and
conditions as may be specified by Landlord in each and every instance.

         23. Tenant shall not advertise the business, profession or activities
of Tenant in any manner which violates the letter of spirit of any code of
ethics adopted by any recognized association or organization pertaining thereto,
or use the name of the Building for any purpose other than that of the business
address of Tenant or use any letterhead, envelopes, circulars, notices,
advertisements, containers or wrapping material without Landlord's express
consent in writing.

         24. Tenant, its officers, agents, employees, servants, patrons,
customers, licensees, invitees and visitors shall not solicit business in the
Building's parking facilities or Common Areas, nor shall Tenant distribute any
handbills or other advertising matter in automobiles parked in the Building's
parking facilities.

         25. Tenant shall not conduct its business in such manner as to create
any nuisance, or interfere with, annoy or disturb any other Tenant in the
Building, or Landlord in its operation of the Building or commit waste or suffer
or permit waste to be committed in the Leased Premises, Building or parking
facilities. In addition, Tenant shall not allow its officers, employees, agents,
servants, patrons, customers, licensees, and visitors to conduct themselves in
such a manner as to create any nuisance or interfere with, annoy or disturb any
other Tenant in the Building or Landlord in its operation of the Building or
commit waste or suffer or permit waste to be committed in the Leased Premises,
Building or parking facilities.

         26. Tenant, its officers, agents, servants and employees shall not
install or operate any refrigerating, heating or air conditioning apparatus or
carry on any mechanical operation or bring into Leased Premises, Building or
parking facilities any flammable fluids or explosives without permission of
Landlord.

         27. Tenant, its officers, employees, agents and servants shall not use
Leased Premises, Building or parking facilities for housing, lodging or sleeping
purposes or for the cooking or preparation of food without prior written consent
of Landlord.

         28. Tenant, its officers, employees, agents, servants, patrons,
customers, licensees, visitors or invitees shall not bring into parking
facilities, Building or Leased Premises or keep on Leased Premises any fish,
fowl, reptile, insect, or animal or any bicycle or other vehicle without the
written consent of Landlord.

         29. Neither Tenant nor any officers, employees, agents, servants,
patrons, customers, licensees, visitors or invitees of any Tenant shall go upon
the roof of the Building without the written consent of Landlord.

         30. Tenants employing laborers or others outside of the Building shall
not have their employees paid in the Building, but shall arrange to pay their
payrolls elsewhere.

                                       13

<PAGE>

                               GUARANTEE OF LEASE

WHEREAS, a certain Lease, hereinafter referred to as "Lease," of even date
herewith has been, or shall be, executed by and between , therein and herein
referred to as "Landlord", and , therein and herein referred to as "Tenant",
covering certain premises in , County, State of Florida; and

WHEREAS, Landlord under the Lease requires as a condition to this execution of
the Lease that the undersigned guarantee the full performance of the obligations
of Tenant under this Lease; and

WHEREAS, the undersigned is desirous that Landlord enter into the Lease with
Tenant,

NOW, THEREFORE, in consideration of the execution of the Lease by Landlord, and
in consideration of other good and valuable consideration, receipt of which is
hereby acknowledged, the undersigned hereby unconditionally guarantees the full
faithful and punctual performance of each and all of the terms, covenants,
agreements and conditions of the Lease to be kept and performed by Tenant, in
accordance with and within the time prescribed by the Lease, including, but not
limited to, the payment of all rentals and other charges to accrue thereunder.
The undersigned further agrees as follows:

         1. This covenant and agreement on its part shall continue in favor of
Landlord notwithstanding and extension, modification, amendment, or alteration
of the Lease entered into by and between the parties thereto, or their
successors or assigns, and notwithstanding any assignment of the Lease, with or
without the consent of Landlord, and no extension, modification, amendment,
alternation, or assignment of the Lease, and no forbearance which may be granted
to Tenant, and no waiver by Landlord, and no other agreements between Landlord
and Tenant (with or without notice to or knowledge of the undersigned) shall in
any manner release or discharge the undersigned; and it does hereby consent
thereto.

         2. This Guarantee shall continue unchanged by any bankruptcy,
reorganization or insolvency of Tenant or any successor or assignee thereof or
by any disaffirmance or abandonment by a trustee of Tenant.

         3. Landlord may, without notice, assign this Guarantee of Lease in
whole or in part and no assignment or transfer of the Lease shall operate to
extinguish or diminish the liability of the undersigned hereunder.

         4. The liability of the undersigned under this Guarantee of Lease shall
be primary and in any right of action which shall accrue to Landlord under the
Lease, Landlord may, at its option, proceed against the undersigned without
having commenced any action, or having obtained any judgment, against Tenant.

         5. The undersigned shall pay Landlord's attorney's fees, including
appellate fees, and all costs incurred in any collection or attempted collection
or in any negotiations relative to the obligations hereby guaranteed or in
enforcing this Guarantee of Lease against the undersigned, individually and
jointly.

         6. The undersigned does hereby waive any and all notices and demands by
Landlord, including, but not limited to, default in the payment of rent or any
other amounts contained or reserved in this Lease.

         7. The undersigned does hereby waive: (a) notice of acceptance of this
Guarantee; (b) demand of payment, presentation and protest; (C) all right to
assert or plead any statute of limitations as to or relating to this Guarantee
and the Lease; (d) any right to require Landlord to proceed against Tenant or
any other Guarantor or any other person or entity liable to Landlord; (e) any
right to require Landlord to apply to any default, any Security Deposit or other
security it may hold under the Lease; (f) any right to require Landlord to
proceed under any other remedy Landlord may have before proceeding against
Guarantor; and (g) any right of subrogation.

         8. The undersigned does hereby subrogate all existing or future
indebtedness of Tenant to Guarantors to the obligations owed to Landlord under
the Lease and this Guarantee.

         9. Any married person who signs this Guarantee expressly agrees that
recourse may be brought against his/her separate property for all of his/her
obligations hereunder.

         10. The obligations of Tenant under the Lease to execute and deliver
estoppel statements and financial statements, as therein provided, shall be
deemed to also require the Guarantor hereunder to do and provide the same
relative to Guarantors.

         11. The use of the singular herein shall include the plural. The
obligation of two (2) or more parties shall be joint and several. The terms and
provisions of this Guarantee shall be binding upon and inure to the benefit of
the respective successors and assigns of the parties herein named.

         12. GUARANTOR AND LANDLORD HEREBY KNOWINGLY, VOLUNTARILY, AND
INTENTIONALLY WAIVE THE RIGHT ANY OF THEM MY HAVE TO A TRIAL BY JURY WITH
RESPECT TO ANY LITIGATION BASED UPON THE LEASE, THIS GUARANTY OR ARISING OUT OF,
UNDER, OR IN CONNECTION WITH THE LEASE OR THIS GUARANTY, INCLUDING ANY ACTION,
PROCEEDING OR COUNTERCLAIM IN CONNECTION THEREWITH. THIS PROVISIONS IS A
MATERIAL INDUCEMENT FOR LANDLORD ENTERING INTO THE LEASE.

         IN WITNESS WHEREOF, the undersigned has caused this Guarantee to be
executed as of even date with said Lease.

<TABLE>
<CAPTION>

-----------------------------------------------------   -----------------------------------------------------
                  (Guarantor)                                          (Guarantor's Spouse)
<S>                      <C>                                            <C>

-----------------------------------------------------   -----------------------------------------------------
Social Security No.      Driver's License No./State       Social Security No.   Driver's License No./State

-------------------------------------------------------------------------
Home Address                                               Phone
(This Guarantee of Lease must be completed in full prior to  submission to Landlord for execution.)

</TABLE>

                                       14BUSINESS LEASE

             THIS AGREEMENT, entered into this 6TH day of April 2000 between
             RONALD J. SPADARO, and or Assigns, of: 21365 Gosler Way, Boca
             Raton, Florida 33428, hereinafter called the lessor, party of the
             first part, and PETER G. FISHER VALUSALES.COM and or PETER G.
             FISHER individually and personally, SS#112-52- 1189 of 22477
             Swordfish Drive, Boca Raton. FL 33428, hereinafter called the
             lessee or tenant, party of the second part:

             WITNESSETH, That the lessor does this day lease unto said lessee,
             and the lessee does hereby hire and take as tenant under said
             lessor the property located at: 3318 WEST HILLSBORO BEACH, FLORIDA
             33442, situated in BROWARD COUNTY FLORIDA to be used and occupied
             by the lessee as a Computer Store or an other LEASE legal business
             way, for the term of (1) ONE YEAR AND 22 DAYS. LEASE BEGINNING THE
             6TH DAY OF APRIL 2000, AND ENDING THE 30TH DAY OF APRIL 2001, for
             the agreed total rental payable as follows:

                      APRIL 6, 2000 TO APRIL 30, 2000        FREE RENTAL PERIOD
                      MAY 1, 2000 TO APRIL 30, 2001         $1,300.00 PER MONTH

             A) Lessee shall pay to lessor, First month's rent of $1,300.00 plus
             $60.00 CAM, plus $81.60 sales tax, plus a security deposit of
             $1,441.60 making a grand total due of $2,883.20 prior to move in.

             All payments to be made to the lessor on the FIRST (1ST) day of
             each and every month in advance without demand at the address of
             RONALD J. SPADARO, 21365 GOSIER WAY, BOCA RATON, FLORIDA 33428, or
             at such other place and to such other person, as the lessor may
             from time to time desire In writing.

             The following express stipulations and conditions are made a part
             of this lease and are hereby agreed to by the lessee:

             1. The lessee shall not assign this lease, nor sublet the premises,
             or any part thereof nor use the same, or any part thereof, nor
             permit the same, a any part thereof, to be used for any other
             purpose than as above stated, nor make any alterations herein, and
             as additions thereto, without the written consent of the lessor,
             and all additions, fixtures or improvements which may be made by
             lessee, except movable office furniture, shall become the property
             of the lessor and with the premises at the termination of this
             lease. The lessor shall not unreasonably withhold consent to any of
             the actions described in paragraph #1.

             2. All personal property placed or moved in the premises above
             described shall be at the risk of the lessee or owner thereof, and
             lessor shall not be liable for any damage to said personal
             property, or to the lessee arising from roof leaks, fire or wind
             damage or the bursting or leaking of water and or sewer pipes, any
             type of accident or from any act of negligence of any occupants of
             the building or of any other person whomsoever.

             3. The lessee shall promptly execute and comply with all statutes,
             ordinances, rules, orders, regulations and requirements of the
             Federal, State and City Government and of any and all their
             Departments and Bureaus applicable to said premises, for the
             correction, prevention, and abatement of nuisances or other
             grievances, in, upon or connected with said premises during said
             term; and shall also promptly comply with and execute all rules,
             orders and regulations of the applicable fire prevention codes for
             the prevention of fires, at lessees own cost and expense.

                                        1

<PAGE>

             4. In the event the premises shall be destroyed or so damaged or
             injured by fire or other casualty during the life of this
             agreement, whereby the same shall be rendered untenantable then the
             lessor shall have the right to render said premises tenantable by
             repairs within (60) SIXTY days therefrom. If said premises are not
             rendered tenantable within said time, it shall be optional with
             either party hereto to cancel this lease, and in the event of such
             cancellation the rent shall be paid only to the date of such fire
             or casualty. The cancellation herein mentioned shall be evidence in
             writing.

             5. The prompt payment of the rent for said premises upon the dates
             named, and the faithful observance of the rules and regulations
             printed upon this lease, and which are hereby made a part of this
             covenant, are the conditions upon which the lease is made and
             accepted and any failure on the part of the lessee to comply with
             the terms of this lease, or any of said rules and regulations now
             in existence, or which may be hereafter prescribed by the lessor,
             shall at the option of the lessor, work a forfeiture of this
             contract, and all of the rights of the lessee hereunder.

             6. If the lessee shall abandon or vacate the premises before the
             end of the term of this lease, or shall suffer the rent to be In
             arrears, the lessor may, at his option, forthwith cancel this lease
             or he may enter said premises as the agent of the lessee, without
             being liable in any way therefore, and relet the premises with or
             without any furniture that may be therein, as the agent of the
             lessee, at such price and upon such terms and for such duration of
             time as the lessor may reasonably determine, and receive the rent
             therefore applying the same to the payment of the rent due these
             full rental herein provided shall not be realized by lessor over
             and above the expenses to lessor in such reletting the said lessee
             shall pay any deficiency, and if more than the full rental is
             realized the lessor will pay over to lessee the excess on demand.

             7. Lessee agrees to pay the cost of collection and attorney's fees
             on any part of said rental that may be collected by suit or by
             attorney, after the same is past due, including but not limited to
             appellate costs and attorney's fees.

             8. The lessee agrees to pay all charges for rent, and electricity
             used on the premises.

             9. The lessee hereby pledges and assigns to the lessor at the
             equipment, furniture, fixtures, goods and chattels of said lessee,
             which shall or may be brought or put on the premises as security
             for the payment of the rent herein reserved, and the lessee agrees
             that the lien may be enforced by distress foreclosure or otherwise
             at the election of the lessor, and does hereby agree to pay
             attorney's fees of the amount so collected or found to be due,
             together with all costs and charges therefore incurred or paid by
             the lessor.

             10. It is hereby agreed and understood between lessor and lessee
             that in the event of the sale or long term lease of all or any part
             of the demised premises, requiring this space, the lessee hereby
             agrees to vacate same upon receipt of SIXTY (60) days written
             notice and the return of any advance rental paid on account of this
             lease.

             11. The lessor, or any of his agents, shall have the right to enter
             the premises during all reasonable hours, to examine same to make
             such repairs, additions or alterations as maybe deemed necessary
             for the safety, comfort, or preservation thereof, or of the
             building, or to exhibit the premises, and to put or keep upon the
             doors or windows thereof a notice 'FOR RENT' at any time within
             THIRTY (30) days before the expiration of this lease. The right of
             entry shall likewise exist for the purpose of removing placards,
             signs, fixtures, alterations, or additions, which do not conform to
             this agreement, or to the rules and regulations of the building.

                                        2

<PAGE>

             12. Lessee hereby accepts the premises in the condition they are in
             at the beginning of this lease and agrees to maintain demised
             premises in the same condition, order and repair as they are at the
             commencement of term, excepting only reasonable wear and tear
             arising from the use thereof under this agreement, and to make good
             to lessor immediately upon demand, any damage to water apparatus,
             or electric lights or any fixture, appliances or appurtenances of
             premises, or of the building, caused by any act or neglect of
             lessee, or of any person or persons in the employ or under the
             control of the lessee.

             13. It is expressly agreed and understood by and between the
             parties to this agreement, that the landlord shall not be liable
             for any damage or injury by water, which may be sustained by the
             tenant or other person or for any other damage or injury resulting
             from the carelessness, negligence, or improper conduct on the part
             of any other tenant or agents, or employees, or by reason of the
             breakage, leakage, or obstruction of the water, sewer or soil
             pipes, roof leaks, or any other leakage a accident in or about the
             building.

             14. If the lessee shall become insolvent or if bankruptcy
             proceedings shall be begun by or against the lessee, before the end
             of the term of the lessor is hereby irrevocably authorized at its
             option, to forthwith cancel this lease, as for a default. Lessor
             may elect to accept rent from such receiver, trustee, or other
             judicial officer during the term of their occupancy in their
             fiduciary capacity without effecting lessor's rights as contained
             in this contract, but no receiver, trustee or other judicial
             officer shall ever have any right, title or interest in or to the
             above described property by virtue of this contract.

             15. Lessee hereby waives and renounces for himself and family any
             and all homestead and exemption rights on the demised premises he
             may have now, or hereafter, under or by virtue of the constitution
             and laws of the State of Florida, or any other State, or of the
             United States, as against the payment of the rent or any portion
             hereof, or any other obligation or damage that may accrue under the
             terms of this agreement.

             16. This contract shall bind the lessor and its assigns or
             successors, and the heirs, assigns, personal representatives, or
             successors as the case may be, of the lessee.

             17. It is understood and agreed between the parties hereto that
             time is of the essence of this contract and this applies to all
             terms and conditions contained herein.

             18. It is understood and agreed between the parties hereto that
             written notice mailed or delivered to the premises leased
             hereunder, shall constitute efficient notice to the lessee and
             written notice mailed or delivered to the office of the lessor
             shall constitute sufficient notice to the lessor, to comply with
             the terms of this contract.

             19. The rights of the lessor under the foregoing shall be
             cumulative, and failure on the part of the lessor to exercise
             promptly any rights given hereunder shall not operate to forfeit
             any of the said rights.

             20. It is further understood and agreed between the parties hereto
             that any charges against the lessee by the lessor for services or
             for work done on the premises by order of the lessee or otherwise
             accruing under this contract shall be considered as rent due shall
             be included in any lien for rent due and unpaid.

                                        3

<PAGE>

             21. It is hereby understood and agreed that any signs to be used,
             including awnings, in connection with the premises leased hereunder
             shall be first submitted to the lessor for approval before
             installation of same. Said approval shall not be unreasonably
             withheld.

             22. It is agreed between lessor and lessee that all lighting
             including emergency lights and exit lights, fire extinguisher,
             locks, electric wiring, plumbing, water fixtures, entire air
             conditioning, sinks, toilet, drop ceiling, ceiling tiles, front
             roll-up security gates with six master locks, all adjustable
             shelving, alarm system ARE AND REMAIN THE PROPERTY OF LESSOR.
             Lessee has the right to use all appliances, equipment, fixtures,
             and items above, and has to maintain same in good working order and
             repair including replacement, at all times, at lessee's cost and
             expenses. maintain front and rear of premises in clean condition
             daily. All changes, additions, work done etc., must comply with the
             Broward County and City of Deerfield Beach Building and Zoning
             Departments.

             23. Fees and costs related to the operation of lessee's business
             including but not limited to Federal, State, City and County Taxes,
             intangible Taxes, Personal Property Taxes, Sales Taxes,
             occupational Licenses, assessments, or any other requirement by the
             State, City or County, is the sole responsibility of the lessee and
             are to be paid for and maintained in good standing by the lessee.
             The lessor, at all times, is responsible to maintain the entire
             roof over the demised premises in good repair and free from leaks,
             at lessors cost and expense.

             24. Lessee to indemnify lessor for all claims, costs losses or
             expenses resulting from lessees operation of the business. It is
             agreed between lessor and lessee that in the event for any reason
             the leases defaults on this lease, then in that event the $1,441.60
             (ONE THOUSAND FOUR HUNDRED FORTY ONE AND 60/100) Security Deposit
             shad be forfeited by lessee and becomes the property of the lessor
             as liquidated damages, but not limited to liquidated damages for
             such default.

             25. Rent is due the FIRST (1st) of each month, should rent be SEVEN
             (7) days late or returned to lessor by bank for non-sufficient
             funds (NSF), lessee agrees to pay an additional TEN PERCENT (10%)
             late charge of that months rent, TWENTY (20) days late constitutes
             a default of this lease.

             26. Lessee, at their expense shall carry plate glass and
             comprehensive public liability insurance for the demised premises
             of not less than $1,000,000.00 coverage. The insurance policy shall
             name LESSOR AS ADDITIONAL INSURED, and a copy of the policy shall
             be delivered to lessor. Lessee assumes responsibility and
             replacement of front tempered plate glass.

             27. Any interest derived from deposits shall be in favor of lessor,
             as additional consideration.

             28. Lessee in addition to the rent agrees to pay Common Area
             Maintenance (CAM) of $60.00 per month, which includes payment for
             but not limited to, water, sewer, trash removal, grass cutting,
             maintenance, etc. CAM charges shall be reviewed annually or when
             rent increases are due, and will be subject to increases.

             29. Lessee agrees to pay, in addition to the rent, Florida State
             Sales Tax, as well as any type of Federal Government Tax, State
             Tax, City Tax or County Tax that may be imposed from time to time
             by the Government, State, City or County.

                                        4

<PAGE>

             30. Lessee acknowledges that they have read this lease agreement in
             it's entirety and understand and accept it's terms and effects.

             31. Lessee shall provide to lessor, a set of keys of the premises
             and alarm code, that will allow lessor to enter premises, in the
             event of an emergency.

             32. Lessee, at their expense, shall maintain the entire demised
             premises, including, but not limited to the entire Air Conditioning
             System, Plumbing and Water Systems, Electrical System,
             Exterminating/Pest Control, Exterior doors, Exterior Entrances,
             Exterior Front Glass and Front Glass Cleaning.

             33. Lessee acknowledges that lessor is a Licensed Real Estate
             Broker, active in the State of Florida.

             34. OPTION TO RENEW: Provided that the lessee is not in default in
             the performance of this lease, lessee shall have the option to
             renew the lease for FOUR additional ONE (1) year terms commencing
             at the expiration of the initial lease term. All of the terms and
             conditions of the lease shall apply during the renewal periods.
             Lessee shall notify lessor of its exercise of any of the FOUR (4)
             option periods no less than 60 days prior to the expiration of the
             terms of the lease, or any option period. The option rent schedule
             shall be as follows:

        OPTION #1 - MAY 1, 2001 TO APRIL 30, 2002      $1,350.00 PER MONTH
        OPTION #2 - MAY 1, 2002 TO APRIL 30, 2003      $1,400.00 PER MONTH
        OPTION #3 - MAY 1, 2003 TO APRIL 30, 2004      $1,450.00 PER MONTH
        OPTION #4 - MAY 1, 2004 TO APRIL 30, 2005      $1,500.00 PER MONTH

         IN WITNESS WHEREOF, the parties hereto have hereunto executed this
Installment for the purpose herein expressed, the day and year below written.

                                   Signed, sealed and delivered in the presence
of:

                WITNESS AS TO LESSOR               LESSOR: RONALD J SPADARO
                                                   Dated:  04-06-2000

                                                   LESSEE: PETER G. FISHER
                                                   VALUSALES.COM

                WITNESS AS TO LESSEE               LESSOR: PETER G. FISHER
                                                   INDIVIDUALLY and PERSONALLY
                                                   Dated:  04-06-2000

<PAGE>

                                 LEASE ADDENDUM

                3910 WEST HILLSBORO BLVD.. DEERFIELD BEACH, Fl..
                ------------------------------------------------

           Addendum to that certain business lease agreement by and between
           Peter G. Fisher, hereinafter referred to as Lessee, and Ronald J.
           Spadaro, hereinafter referred to as Lessor, dated and signed June
           18,1988, for the store rental at 3310 West Hillsboro Blvd., Deerfield
           Beach, Florida.

           Lessor and Lessee acknowledge that Lessee is in the process of a
           signing a new lease with Lessor for larger space at 3318 West
           Hillsboro Blvd., Deerfield Beach, Florida.

           Lessor and Leases agrees that the new expiration date of the lease
           including the option period at 3310 West Hillsboro Blvd. shall be
           October 91, 2000. However, Lessor and Lessee agree that if Lessor
           needs the premises sooner for another tenant, then Lessee agrees to
           vacate the premises on August 14, 2000.

           All of the terms and conditions of the lease shall apply during
possession by the Lessee.

                                                    Signed and dated -

                                                    LESSOR: RONALD J. SPADARO

                                                    Dated: 04-06-2000

                                                    LESSEE: PETER G. FISHER

                                                    Dated: 04-06-2000

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00016-of-00352.parquet"}]]