Document:

NEITHER THIS WARRANT NOR THE SHARES OF COMMON STOCK ISSUABLE UPON EXERCISE OF
THIS WARRANT HAVE BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED
(THE "SECURITIES ACT"), OR ANY STATE SECURITIES LAWS. THIS WARRANT HAS BEEN
ACQUIRED FOR INVESTMENT AND NEITHER THIS WARRANT NOR THE SHARES OF COMMON STOCK
ISSUABLE UPON EXERCISE OF THIS WARRANT MAY BE OFFERED, SOLD, PLEDGED OR
OTHERWISE TRANSFERRED EXCEPT (A) PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT
FILED UNDER THE SECURITIES ACT, (B) PURSUANT TO AN EXEMPTION FROM REGISTRATION
UNDER THE SECURITIES ACT PROVIDED BY RULE 144 THEREUNDER (IF AVAILABLE) OR (C)
PURSUANT TO ANY OTHER EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE
SECURITIES ACT, AND IN EACH CASE IN ACCORDANCE WITH ANY APPLICABLE SECURITIES
LAWS OF ANY STATE OF THE UNITED STATES OR ANY OTHER JURISDICTION. THE HOLDER OF
THIS CERTIFICATE AGREES THAT IF ANY TRANSFER OF THIS WARRANT, THE SHARES OF
COMMON STOCK ISSUABLE UPON EXERCISE OF THIS WARRANT OR ANY INTEREST THEREIN IS
PROPOSED TO BE MADE, AS A CONDITION PRECEDENT TO ANY SUCH TRANSFER, THE COMPANY
MAY REQUIRE THE HOLDER TO DELIVER TO THE COMPANY AN OPINION OF COUNSEL
SATISFACTORY TO THE COMPANY THAT REGISTRATION UNDER THE SECURITIES ACT OR ANY
APPLICABLE STATE SECURITIES LAWS IS NOT REQUIRED TO EFFECT SUCH TRANSFER.

         THE TRANSFER OF THIS WARRANT IS RESTRICTED AS DESCRIBED HEREIN.

                                 TECHEDGE, INC.

                          COMMON STOCK PURCHASE WARRANT

No. ___                                                           APRIL 26, 2005

      THIS CERTIFIES that, for value received, Pacific Century Fund LLC (the
"Holder") is entitled to subscribe for, and purchase from, Techedge, Inc., a
Delaware corporation (the "Company"), upon the terms and conditions set forth
herein, at any time or from time to time during the period commencing on the
date of this Warrant (the "Initial Exercise Date") and terminating at 5:00 p.m.,
New York local time, on the second anniversary of the Initial Exercise Date (the
"Exercise Period") up to 95,000 shares (the "Warrant Shares") of the common
stock of the Company, par value $.0001 per share (the "Common Stock"). This
Warrant is exercisable at an exercise price per share (the "Exercise Price")
equal to $1.50; provided, however, that upon the occurrence of any of the events
specified in Section 5 hereof, the rights granted by this Warrant, including the
number of shares of Common Stock to be received upon such exercise and the
exercise price per share, shall be adjusted as therein specified.

                                      -1-
<PAGE>

      SECTION 1. EXERCISE OF WARRANT.

      (a) Subject to compliance with applicable securities laws, this Warrant
may be exercised during the Exercise Period, either in whole or in part, by the
surrender of this Warrant (together with the election attached hereto as Exhibit
A duly executed and completed) to the Company at its office at 33 Wood Avenue
South, 7F, Iselin, New Jersey 08830, Attention: President, or at such other
place as is designated in writing by the Company, together with payment of the
Exercise Price for the shares of Common Stock as to which this Warrant is being
exercised, payable in accordance with the provisions of Section 1(b). In the
event of a proposed sale of all or substantially all of the Company's assets or
outstanding shares of Common Stock, this Warrant may be exercised conditionally
subject to the completion of such sale, with any payment of the Exercise Price
being payable on the closing date of such sale.

      (b) The Exercise Price shall be payable, at the option of the Holder,
either: (i) by a wire transfer or in cash or by certified or bank cashier's
check payable to the order of the Company in an amount equal to the product of
the Exercise Price and the number of Warrant Shares for which this Warrant is
being exercised or (ii) by acceptance of a reduced number of shares of Common
Stock in accordance with the further provisions of this Section 1(b). If the
Holder elects to pay the Exercise Price pursuant to clause (ii), the Holder
shall receive from the Company upon exercise of this Warrant the number of
shares of Common Stock determined by multiplying (A) the number of shares of
Common Stock for which this Warrant is being exercised at such time by (B) a
fraction, (1) the numerator of which shall be the difference between (x) the
Current Market Price per share of Common Stock at such time and (y) the Exercise
Price per share of Common Stock, and (2) the denominator of which shall be the
Current Market Price per share of Common Stock at such time.

      (c) For purposes of this Warrant, "Current Market Price" means on any
date, for any security, (i) if such security is of a class or series of
securities then listed or admitted to trading on any national securities
exchange or traded on any national market system, the average of the daily
closing prices for the ten (10) trading days before such date, excluding any
trades which are not bona fide, arms' length transactions (and the closing price
for each such day shall be the last sale price on such date or, if no such sale
takes place on such date, the average of the closing bid and ask prices on such
date, in each case as officially reported on the principal national securities
exchange or national market system on which the securities are then listed,
admitted to trading or traded), (ii) if such security is not of a class or
series of securities then listed or admitted to trading on any national
securities exchange or traded on any national market system, the average of the
reported closing bid and ask prices in the over-the-counter market on such date
as shown by the OTC Bulletin Board, or if such securities are not then quoted on
such system, as published by the Pink Sheets LLC, or any similar successor
organization, and in either case as reported by any member firm of the New York
Stock Exchange selected by the Company, and (iii) if such security is not of a
class or series of securities then listed or admitted to trading on any national
securities exchange or traded on any national market system, and if no closing
bid and asked prices thereof are then so quoted or published in the
over-the-counter market, the "Current Market Price" of such security shall be
the fair value thereof on such date, which shall be determined in good faith by
the board of directors of the Company (the "Board") (provided, that, if the
Holder notifies the Company in writing disputing the determination of the Board
within 20 days after such determination, the Holder shall select an investment
bank of national recognition reasonably acceptable to the Company to determine
the fair value of such security, the investment bank's determination to be
conclusive, absent manifest error, and the cost of such determination to be
borne by the Company, except that the Holder shall bear such costs if the
investment bank's determination is equal to or less than the Board's
determination).

                                      -2-
<PAGE>

      SECTION 2. RIGHTS UPON EXERCISE: DELIVERY OF SECURITIES.

      Upon each exercise of the Holder's rights to purchase Warrant Shares, the
Holder shall be deemed to be the holder of record of the Warrant Shares so
purchased, notwithstanding that the transfer books of the Company shall then be
closed or certificates representing the Warrant Shares with respect to which
this Warrant was exercised shall not then have been actually delivered to the
Holder. As soon as practicable after each such exercise of this Warrant, the
Company shall issue and deliver to the Holder a certificate or certificates
representing the Warrant Shares issuable upon such exercise, registered in the
name of the Holder or its designee. If this Warrant is exercised in part only,
the Company shall, upon surrender of this Warrant for cancellation, execute and
deliver a Warrant evidencing the right of the Holder to purchase the balance of
the aggregate number of Warrant Shares purchasable hereunder as to which this
Warrant has not been exercised or assigned.

      SECTION 3. TRANSFER AND EXCHANGE.

      Any Warrants issued upon the permitted transfer or exercise in part of
this Warrant shall be numbered and shall be registered in a warrant register
(the "Warrant Register") as they are issued. The Company shall be entitled to
treat the registered holder of any Warrant on the Warrant Register as the owner
in fact thereof for all purposes, and shall not be bound to recognize any
equitable or other claim to, or interest in, such Warrant on the part of any
other person, and shall not be liable for any registration of transfer of
Warrants which are registered or to be registered in the name of a fiduciary or
the nominee of a fiduciary unless made with the actual knowledge that a
fiduciary or nominee is committing a breach of trust in requesting such
registration of transfer, or with the knowledge of such facts that its
participation therein amounts to bad faith. This Warrant shall be transferable
on the books of the Company only upon delivery thereof duly endorsed by the
Holder or by his duly authorized attorney or representative, or accompanied by
proper evidence of succession, assignment, or authority to transfer. In all
cases of transfer by an attorney, executor, administrator, guardian, or other
legal representative, duly authenticated evidence of his, her, or its authority
shall be produced. Upon any registration of transfer, the Company shall deliver
a new Warrant or Warrants to the person entitled thereto. This Warrant may be
exchanged, at the option of the Holder thereof, for another Warrant, or other
Warrants of different denominations, of like tenor and representing in the
aggregate the right to purchase a like number of Warrant Shares (or portions
thereof), upon surrender to the Company or its duly authorized agent.
Notwithstanding the foregoing, the Company shall have no obligation to cause
Warrants to be transferred on its books to any person if, in the opinion of
counsel to the Company, such transfer does not comply with the provisions of the
Securities Act of 1933, as amended (the "Securities Act") and the rules and
regulations thereunder. In the event of a transfer, the Holder shall complete
the form of assignment attached hereto as Exhibit B.

                                      -3-
<PAGE>

      SECTION 4. RESERVATION OF SHARES.

      The Company shall at all times reserve and keep available out of its
authorized and unissued Common Stock, solely for the purpose of providing for
the exercise of the Warrants, such number of shares of Common Stock as shall,
from time to time, be sufficient therefor. The Company represents that all
shares of Common Stock issuable upon exercise of this Warrant are duly
authorized and, upon receipt by the Company of the full payment for such Warrant
Shares, will be validly issued, fully paid, and nonassessable, and will not be
issued in violation of any preemptive or similar rights of stockholders.

      SECTION 5. ANTIDILUTION.

      (a) Extraordinary Events Regarding Common Stock. In the event that the
Company shall (a) issue additional shares of the Common Stock as a dividend or
other distribution on outstanding Common Stock, (b) subdivide or split its
outstanding shares of Common Stock, or (c) combine its outstanding shares of
Common Stock into a smaller number of shares of Common Stock or effect a reverse
stock-split thereof, then, in each such event, the Exercise Price in effect
immediately prior to such issuance, subdivision, split, combination or reverse
stock-split shall, simultaneously with the happening of such event, be adjusted
by multiplying the Exercise Price then in effect by a fraction, the numerator of
which shall be the number of shares of Common Stock outstanding immediately
prior to such event and the denominator of which shall be the number of shares
of Common Stock outstanding immediately after such event, and the product so
obtained shall thereafter be the Exercise Price then in effect. The Exercise
Price, as so adjusted, shall be readjusted in the same manner upon the happening
of any successive event or events described herein in this Section 5(a). The
number of shares of Common Stock that the Holder of this Warrant shall
thereafter, on the exercise hereof as provided in Section 1, be entitled to
receive shall be adjusted to a number determined by multiplying the number of
shares of Common Stock that would otherwise (but for the provisions of this
Section 5) be issuable on such exercise by a fraction of which (a) the numerator
is the Exercise Price that would otherwise (but for the provisions of this
Section 5) be in effect, and (b) the denominator is the adjusted Exercise Price
in effect on the date of such exercise. In each of the foregoing cases, the
adjustment shall be effective at the close of business on the date of such
issuance, subdivision, split, dividend, combination or reverse stock-split, as
the case may be.

      (b) Mergers. If, at any time on or after the Initial Exercise Date, the
Company shall merge, consolidate or effect a share exchange with another entity,
or shall sell, transfer or otherwise dispose of all or substantially all of its
assets to another entity and pursuant to the terms of such merger,
consolidation, share exchange or disposition of assets, cash, shares of Common
Stock or other securities of the successor or acquiring entity, or property of
any nature is to be received by or distributed to the holders of Common Stock of
the Company, then the Holder shall be entitled, upon exercise of this Warrant,
to receive in respect of the Common Stock issuable upon exercise of this
Warrant, and upon delivery to the Company of this Warrant for cancellation, the
amount of cash, shares of Common Stock, other securities or other property that
it would have been entitled to receive if such Holder had exercised this Warrant
in full immediately prior to the occurrence of such merger, consolidation, share
exchange or disposition of assets. In the case of any such merger,
consolidation, share exchange or disposition of assets, the successor or
acquiring entity shall expressly assume the due and punctual observance and
performance of each and every covenant and condition of this Warrant to be
performed and observed by the Company and all of the obligations and liabilities
hereunder, subject to such modifications as may be deemed appropriate (as
reasonably determined in good faith by resolution of the Board) in order to
provide for adjustments of the Common Stock issuable upon exercise of this
Warrant that shall be as nearly equivalent as practicable to the adjustments
provided for in this Section 5. The foregoing provisions shall similarly apply
to successive mergers, consolidations, share exchanges and disposition of
assets.

                                      -4-
<PAGE>

      (c) Recapitalizations. If, at any time on or after the Initial Exercise
Date, the Company shall effect any capital reorganization or any
reclassification of its capital stock (other than a change in par value or from
par value to no par value or from no par value to par value or as a result of a
stock subdivision, split, dividend, combination or reverse stock-split of shares
as provided for in Section 5(a)), then in each case the Company shall cause
effective provision to be made so that this Warrant shall be exercisable for the
kind and number of shares of stock, other securities, cash or other property to
which a holder of the Common Stock deliverable upon exercise of this Warrant
would have been entitled upon such reorganization or reclassification and any
such provision shall include adjustments in respect of such stock, securities or
other property that shall be as nearly equivalent as may be practicable to the
adjustments provided for in this Section 5 with respect to this Warrant.

      (d) Adjustment Rules. The following provisions shall be applicable to the
making of adjustments of the number of shares of Common Stock issuable upon
exercise of this Warrant:

            (i) Whenever any adjustment is required under any provision of this
Section 5, the Company shall compute (or may retain a firm of independent public
accountants of recognized national standing (which may be any such firm
regularly employed by the Company) to compute the adjustments and shall prepare
a certificate signed by the principal financial officer of the Company (or cause
any such independent public accountants to execute a certificate) setting forth
the adjusted Exercise Price and adjusted amount of Common Stock or other stock,
securities, cash and other property issuable upon exercise of the Warrants, and
showing in reasonable detail the facts upon which such adjustments are based,
and the Company shall forthwith deliver a notice of such adjustments and setting
forth such adjustments to all record holders of the Warrants.

            (ii) If the amount of any adjustment of the Exercise Price required
pursuant to this Section 5 would be less than 1% of the Exercise Price in effect
at the time such adjustment is otherwise so required to be made, such amount
shall be carried forward and an adjustment with respect thereto made at the
earlier of (i) exercise of any Warrants by any holder or (ii) at the time of and
together with any subsequent adjustment which, together with such amount and any
other amount or amounts so carried forward, shall aggregate at least 1% of such
Exercise Price.

            (iii) If on or after the Initial Exercise Date the Company shall
take a record of the holders of its Common Stock for the purpose of entitling
them to receive a dividend or distribution or other rights and shall, thereafter
and before the payment of such dividend or distribution or the granting of such
rights, legally abandon its plan to pay or deliver such dividend, distribution
or other rights, then thereafter no adjustment shall be required by reason of
the taking of such record and any such adjustment previously made in respect
thereof shall be rescinded and annulled.

      (e) The Company may, at its option, at any time during the term of the
Warrant, reduce the then current Exercise Price to any amount, consistent with
applicable law, deemed appropriate by the Board.

      (f) If at any time, as a result of any adjustment made pursuant to this
Section 5, the Holder shall become entitled to receive any shares of the Company
other than shares of Common Stock or to receive any other securities, the number
of such other shares or securities so receivable upon exercise of this Warrant
shall be subject to adjustment from time to time in a manner and on terms as
nearly equivalent as practicable to the provisions contained in Section 5 with
respect to the Common Stock.

                                      -5-
<PAGE>

      (g) The Company will not, by amendment of its certificate of incorporation
or bylaws or other action or through any reorganization, transfer of assets,
consolidation, merger, dissolution, issue or sale of securities or any other
voluntary action, avoid or seek to avoid the observance or performance of any of
the terms to be observed or performed hereunder by the Company, but will at all
times in good faith assist in the carrying out of all the provisions of this
Section 5 and in the taking of all such action as may be necessary or
appropriate in order to protect the exercise rights of the Holder against
impairment.

      (h) All calculations under this Section 5 shall be made to the nearest
cent or to the nearest one-hundredth of a share, as the case may be.

      (i) In any case in which this Section 5 shall require that an adjustment
in the number of Warrant Shares be made effective as of a record date for a
specified event, the Company may elect to defer, until the occurrence of such
event, issuing to the Holder, if the Holder exercised this Warrant after such
record date, the Warrant Shares, if any, issuable upon such exercise over and
above the number of Warrant Shares issuable upon such exercise on the basis of
the number of shares of Common Stock in effect prior to such adjustment;
provided, however, that the Company shall deliver to the Holder a due bill or
other appropriate instrument evidencing the Holder's right to receive such
additional shares of Common Stock upon the occurrence of the event requiring
such adjustment.

      (j) Notwithstanding anything herein to the contrary, the Company shall not
be required to issue fractions of shares of Common Stock (or fractional interest
in any other security) upon the exercise of this Warrant. If any fraction of a
share of Common Stock (or fractional interest in any other security) would be
issuable on the exercise of this Warrant (or specified portions thereof), the
Company shall pay in lieu of such fraction an amount in cash equal to the same
fraction of the Current Market Price per share of Common Stock (and/or other
security) on the date of exercise. If the Holder shall exercise more than one
Warrant in the same transaction, any payment in respect of fractional shares (or
other fractional interest) shall be based on the final fraction resulting from
aggregating all such exercises.

      SECTION 6. NOTICE OF CERTAIN EVENTS.

            In case at any time the Company shall propose:

      (a) to pay any dividend or make any distribution on shares of Common Stock
in shares of Common Stock or make any other distribution (other than regularly
scheduled cash dividends which are not in a greater amount per share than the
most recent such cash dividend) to all holders of Common Stock;

      (b) to issue any rights, warrants, or other securities to all holders of
Common Stock entitling them to purchase any additional shares of Common Stock or
any other rights, warrants, or other securities;

      (c) to effect any reclassification of outstanding shares of Common Stock
or any consolidation, merger, sale, lease, share exchange or conveyance of
property, as described in Section 5;

                                      -6-
<PAGE>

      (d) to effect any liquidation, dissolution, or winding-up of the Company;
or

      (e) to take any other action which would cause an adjustment to the
Exercise Price per Warrant Share;

then, and in any one or more of such cases, the Company shall give written
notice thereof by registered mail, postage prepaid, to the Holder at the
Holder's address as it shall appear in the Warrant Register, mailed at least 10
days prior to: (i) the date as of which the holders of record of shares of
Common Stock to be entitled to receive any such dividend, distribution, rights,
warrants, or other securities are to be determined; (ii) the date on which any
such reclassification, consolidation, merger, sale, lease, conveyance of
property, liquidation, dissolution, or winding-up is expected to become
effective and the date as of which it is expected that holders of record of
shares of Common Stock shall be entitled to exchange their shares for
securities, cash or other property, if any, deliverable upon such
reclassification, consolidation, merger, sale, lease, conveyance of property,
liquidation, dissolution, or winding-up; or (iii) the date of such action which
would require an adjustment to the Exercise Price per Warrant Share; provided,
however, that the Company's failure to so provide any such notice shall not
affect the validity of any such action specified in clauses (a) through (e)
above.

      SECTION 7. CHARGES AND TAXES.

      The issuance of any shares or other securities upon the exercise of this
Warrant and the delivery of certificates or other instruments representing such
shares or other securities shall be made without charge to the Holder for any
tax or other charge in respect of such issuance. The Company shall not, however,
be required to pay any tax which may be payable in respect of any transfer
involved in the issue and delivery of any certificate in a name other than that
of the Holder and the Company shall not be required to issue or deliver any such
certificate unless and until the person or persons requesting the issue thereof
shall have paid to the Company the amount of such tax or shall have established
to the satisfaction of the Company that such tax has been paid.

      SECTION 8. COMPLIANCE WITH SECURITIES LAWS.

      (a) The Holder of this Warrant, by the acceptance hereof, represents and
warrants that it is acquiring this Warrant and the Warrant Shares issuable upon
exercise of this Warrant for its own account for investment only and not with a
view towards, or for resale in connection with, the public sale or distribution
thereof, except pursuant to sales registered or exempted under the Securities
Act. The Holder further represents, by acceptance hereof, that, as of the date
hereof, such Holder is an "accredited investor" as such term is defined in Rule
501(a) of Regulation D promulgated under by the Securities and Exchange
Commission under the Securities Act.

      (b) Until sold pursuant to the provisions of Rule 144 or otherwise
registered under the Securities Act, the Warrant Shares issued on exercise of
the Warrants shall be subject to a stop transfer order and the certificate or
certificates representing the Warrant Shares shall bear the following legend:

                                      -7-
<PAGE>

          THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN
          REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE
          "SECURITIES ACT"), OR ANY STATE SECURITIES LAWS. THE
          SECURITIES HAVE BEEN ACQUIRED FOR INVESTMENT AND MAY NOT BE
          OFFERED, SOLD, PLEDGED OR OTHERWISE TRANSFERRED EXCEPT (A)
          PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT FILED UNDER
          THE SECURITIES ACT, (B) PURSUANT TO AN EXEMPTION FROM
          REGISTRATION UNDER THE SECURITIES ACT PROVIDED BY RULE 144
          THEREUNDER (IF AVAILABLE) OR (C) PURSUANT TO ANY OTHER
          EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE
          SECURITIES ACT, AND IN EACH CASE IN ACCORDANCE WITH ANY
          APPLICABLE SECURITIES LAWS OF ANY STATE OF THE UNITED STATES
          OR ANY OTHER JURISDICTION. THE HOLDER OF THIS CERTIFICATE
          AGREES THAT IF ANY TRANSFER OF THE SECURITIES REPRESENTED
          HEREBY OR ANY INTEREST THEREIN IS PROPOSED TO BE MADE, AS A
          CONDITION PRECEDENT TO ANY SUCH TRANSFER, THE COMPANY MAY
          REQUIRE THE HOLDER TO DELIVER TO THE COMPANY AN OPINION OF
          COUNSEL SATISFACTORY TO THE COMPANY THAT REGISTRATION UNDER
          THE SECURITIES ACT OR ANY APPLICABLE STATE SECURITIES LAWS
          IS NOT REQUIRED TO EFFECT SUCH TRANSFER.

      SECTION 9. LOSS; THEFT; DESTRUCTION; MUTILATION.

      Upon receipt of evidence satisfactory to the Company of the
loss, theft, destruction, or mutilation of any Warrant (and upon
surrender of any Warrant if mutilated), and upon receipt by the
Company of reasonably satisfactory indemnification, the Company shall
execute and deliver to the Holder thereof a new Warrant of like date,
tenor, and denomination.

      SECTION 10. STOCKHOLDER RIGHTS.

      The Holder of any Warrant shall not have, solely on account of
such status, any rights of a stockholder of the Company, either at law
or in equity, or to any notice of meetings of stockholders or of any
other proceedings of the Company, except as provided in this Warrant.

      SECTION 11. REGISTRATION RIGHTS.

      The Holder of this Warrant has been granted certain registration
rights by the Company. These registration rights are set forth in the
securities purchase agreement, dated as of April 26, 2005, between the
Company and the initial Holder of this Warrant (the "Purchase
Agreement"). The terms of Article IV of the Purchase Agreement are
incorporated herein by reference.

                                 -8-
<PAGE>

      SECTION 12. GOVERNING LAW.

         This Warrant shall be construed in accordance with the laws of the
State of Delaware applicable to contracts made and performed within such State,
without regard to principles of conflicts of law.

    (This space intentionally left blank; signature page follows.)

                                 -9-
<PAGE>

      IN WITNESS WHEREOF, the Company has executed this Warrant as of
the date first above written.

                                     TECHEDGE, INC.

                                     BY:   /s/ Peter Wang
                                           -------------------------------------
                                     NAME:  Peter Wang
                                     TITLE: President

                                 -10-
<PAGE>

                                    EXHIBIT A
                                    ---------
                               NOTICE OF EXERCISE
                    (TO BE EXECUTED UPON EXERCISE OF WARRANT)

TECHEDGE, INC.                                                 WARRANT NO. ___

The undersigned hereby irrevocably elects to exercise the right of purchase
represented by the within Warrant Certificate for, and to purchase thereunder,
the securities of Techedge, Inc., as provided for therein, and (check the
applicable box):

|_|  Tenders herewith payment of the exercise price in full in the form of
cash or a certified or official bank check in same-day funds in the amount of
$____________ for _________ shares of such securities.

|_|  Elects the Net Issue Exercise option pursuant to Section 1(b)(ii) of the
Warrant, and accordingly requests delivery of a net of ______________ shares of
such securities, according to the following calculation:
          X = Y (A-B)               (       ) =  (____) [(_____) - (_____)]
              -------                           ---------------------------
                 A                                            (_____)

            Where X = the number of shares of Common Stock to be issued to
Holder.

                  Y  =  the number of shares of Common Stock purchasable
                        under the amount of the Warrant being exchanged (as
                        adjusted to the date of such calculation).

                  A  =  the Current Market Price of one share of the Company's
                        Common Stock.

                  B  =  the Exercise Price in effect under this Warrant on
                        the date the net issue election is made pursuant to
                        Section 1(b)(ii).

Please issue a certificate or certificates for such securities in the name of,
and pay any cash for any fractional share to (please print name, address and
taxpayer identification number):

Name:
     ---------------------------------------------------------

Address:
        ------------------------------------------------------

Taxpayer Identification Number:
                               -------------------------------

Signature:
          ----------------------------------------------------

Note: The above signature should correspond exactly with the name on the first
page of this Warrant Certificate or with the name of the assignee appearing in
the assignment form below.

If said number of shares shall not be all the shares purchasable under the
within Warrant Certificate, a new Warrant Certificate is to be issued in the
name of said undersigned for the balance remaining of the shares purchasable
thereunder rounded up to the next higher whole number of shares.

The undersigned represents and warrants that all offers and sales by the
undersigned of the securities issuable upon exercise of the within Warrant shall
be made pursuant to registration of the Common Stock under the Securities Act of
1933, as amended (the "Securities Act"), or pursuant to an exemption from
registration under the Securities Act.

                                      -11-
<PAGE>

                                    EXHIBIT B
                                    ---------

                                   ASSIGNMENT
(TO BE EXECUTED ONLY UPON ASSIGNMENT OF WARRANT CERTIFICATE)     WARRANT NO. ___

For value received, the undersigned hereby sells, assigns and transfers unto
________________ the within Warrant Certificate, together with all right, title
and interest therein, and does hereby authorize Techedge, Inc.. to transfer said
Warrant Certificate on its books with respect to the number of shares set forth
below, with full power of substitution in the premises:

--------------------------------------------------------------------------------
   NAME(S) OF ASSIGNEE(S)            ADDRESS                # OF SHARES
--------------------------- ------------------------ ---------------------------

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

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

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

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

--------------------------------------------------------------------------------
If said number of shares shall not be all the shares represented by the Warrant
Certificate, a new Warrant Certificate is to be issued in the name of said
undersigned for the balance remaining of the shares covered by said Warrant
Certificate.

Dated:
       -------------------------------------------------------

Signature:
           ---------------------------------------------------

Notice: The signature to the foregoing Assignment must correspond to the name as
written upon the face of this security in every particular, without alteration
or any change whatsoever; signature(s) must be guaranteed by an eligible
guarantor institution (banks, stock brokers, savings and loan associations and
credit unions with membership in an approved signature guarantee medallion
program) pursuant to Securities and Exchange Commission Rule 17Ad-15.

                                      -12-Exhibit 10.9
                         SINGLE TENANT INDUSTRIAL LEASE

            THIS SINGLE TENANT INDUSTRIAL LEASE ("Lease") is made and entered
into as of April 11, 2005 by and between Watson Partners, L.P., a Delaware
limited partnership ("Landlord") and Target Logistic Services, Inc., a
Delaware corporation ("Tenant").

            Landlord and Tenant mutually covenant and agree that Landlord, in
consideration of the rent payable by Tenant and the covenants and agreements to
be kept, observed and performed by Tenant, hereby rents and leases to Tenant,
and Tenant hereby takes and hires from Landlord, the "Premises" (as defined
herein), pursuant to the provisions of this Lease, subject to (i) all applicable
zoning, municipal, county, state and federal laws; (ii) covenants, conditions,
restrictions, reservations, easements, rights and rights-of-way of record; and
(iii) Performance Standards attached hereto as Exhibit A and incorporated herein
by reference. In the event of any conflict between the provisions of this Lease
and the provisions of the Performance Standards, the provisions of this Lease
shall govern.

                                    ARTICLE I
                             Basic Lease Provisions

            1.1 Description of Premises: "Premises", as used herein, shall mean
and refer to the building generally described as Watson Building Number 731,
located at 1400 Glenn Curtiss Street, Carson California, consisting of
approximately 98,127 square feet, together with the right to use the Tenant Yard
Area depicted in the Site Plan attached as Exhibit B.

            1.2 Street Address of Premises: 1400 Glenn Curtiss Street, Carson,
California.

            1.3 Approximate Building Square Footage: 98,127 square feet.

            1.4 Lease Term: One Hundred Twenty (120) months beginning on
approximately October 1, 2005. The actual Commencement Date shall be determined
pursuant to the provisions of Paragraph 3.2 of this Lease (the "Commencement
Date") and ending One Hundred Twenty (120) months (the "Termination Date").

            1.5 Extension Option: See Paragraphs 1 and 2 of the attached Lease
Rider Number 1.

            1.6 Initial Minimum Rent: Sixty Eight Thousand Three Hundred Thirty
Three and 93/100ths Dollars ($68,333.93). The Initial Minimum Rent consists of
Minimum Net, Net, Net Rent ($57,894.93) and Monthly Gross Charges (Base Amount
taxes, insurance, common area maintenance and landscape maintenance totaling
$10,439.00 per month).

            1.7 Periodic Rent Adjustments: See Paragraph 3 of the attached Lease
Rider Number 1.

            1.8 Annual Tax Base Amount: Ninety Six Thousand One Hundred Sixty
Eight and 00/100ths Dollars ($96,168.00).

            1.9 Annual Insurance Base Amount: Fifteen Thousand Eight Hundred
Twenty Eight and 00/100ths Dollars ($15,828.00).

            1.10 Letter of Credit Collateral: One Hundred Thirty Six Thousand
Six Hundred Sixty Seven and 86/100ths Dollars ($136,667.86).

            1.11 Brokers: John J. Schumacher, CB Richard Ellis.

            1.12 Initial Improvement Work: See Paragraph 4 of the attached Lease
Rider.

            1.13 Exhibits and Riders: The following Exhibits and Riders are
attached to this Lease and made a part hereof:

                 Exhibit A - Performance Standards
                 Exhibit B - Site Plan
                 Exhibit C - Form of Lease Addendum
                 Exhibit D - Hazardous Material Certificate
                 Exhibit E - Form of Estoppel Certificate
                 Exhibit F - Initial Improvement Work
                 Exhibit F-1 - Initial Improvement Work Site Plan
                 Exhibit F-2 - Base Building Improvements
                 Exhibit F-3 - Emergency Generator Location
                 Exhibit G - Form of Letter of Credit
                 Exhibit H - Insurance Summary
                 Lease Rider Number 1

                                       1
<PAGE>

            1.14  Mailing Addresses:

                  Landlord:    Watson Partners, L.P.
                               22010 Wilmington Avenue, Suite 400
                               Carson, California  90745

                  Tenant:      Target Logistic Services, Inc.
                               1400 Glenn Curtiss Street
                               Carson, CA 90746

                                   ARTICLE II
                              Condition of Premises

            2.1 Tenant acknowledges that prior to the execution of this Lease,
Tenant has been furnished full access to, and has inspected the Premises.
Landlord agrees that upon the date on which occupancy of the Premises is
delivered to Tenant, the "Building Systems" (as defined herein) shall be in good
working order. As used herein the term "Building Systems" shall mean the
plumbing, lighting, HVAC, electrical systems and loading doors of the Building.
If, within ninety (90) days following the Commencement Date, Tenant discovers
and advises Landlord in writing that any Building System or other component of
the Premises is not in good working order, then Landlord shall repair such item
at Landlord's sole cost and expense. Except as otherwise specifically provided
in this Article II, and subject to Landlord's responsibilities as set forth in
Article IX, Tenant accepts the Premises in its present condition, state of
repair and operating order and in present "AS IS" condition. Tenant further
acknowledges that neither Landlord nor any real estate agent or broker
representing Landlord or Tenant has made any representation or warranty as to
the present or future suitability of the Premises for the conduct of Tenant's
business. Tenant specifically acknowledges that Landlord makes no representation
or warranty with respect to any laws, codes, ordinances, rules or regulations
affecting the Premises including, without limitation, laws, codes ordinances,
rules or regulations relating to fire or life safety, or access by disabled
persons (collectively "Codes") affecting the Premises or Tenant's proposed use
of the Premises, and Tenant shall be responsible for determining the suitability
and conformity of the Premises with respect to such Codes, and Tenant shall be
responsible for making any necessary modifications to the Premises in order to
comply with such Codes. In the event the Building, as of the Commencement Date,
is in violation of the requirements of Title III of the American with
Disabilities Act or similar state or federal law or regulation (the "ADA") with
respect to use of the Building for general warehouse and related office purposes
(but not for any use constituting a "public accommodation" under the ADA), for
any reason other than as a result of Tenant's acts, specific use of the Premises
or improvements or alteration made by Tenant, Landlord shall, at its sole cost
and expense, cause same to be rectified at no cost to Tenant to the extent
required by applicable law.

            2.2 The Premises and the Building are located within a complex of
properties commonly known as Dominguez Technology Center. The configuration and
boundaries of the Dominguez Technology Center and the "Dominguez Technology
Center Common Area" (as defined below) may be modified by Landlord from time to
time to add, withdraw or reconfigure properties or boundaries, as Landlord may
determine in its sole and absolute discretion. However, no such alteration to
the Dominguez Technology Center Common Area shall unreasonably interfere with
Tenant's use of the Premises, including, without limitation, ingress and egress
and parking.

            2.3 The term "Dominguez Technology Center Common Area," as used in
this Lease, shall mean the thirty (30) foot perimeter setback landscaping,
detention basins, curvilinear sidewalks and monument signs within the exterior
boundaries of the Dominguez Technology Center. The manner in which the Dominguez
Technology Center Common Area shall be maintained shall be determined by
Landlord, in its sole discretion. The Dominguez Technology Center Common Areas
shall be repaired and maintained by Landlord subject to Tenant's contribution
toward "Dominguez Technology Center Common Area Expenses" (as defined below) as
provided in Paragraph 2.5.

            2.4 The term "Dominguez Technology Center Common Area Expenses," as
used in this Lease, shall mean all costs and expenses incurred by Landlord in
(a) operating, insuring, repairing and maintaining the Dominguez Technology
Center Common Area. Dominguez Technology Center Common Area Expenses shall
include, without limitation, expenses for maintaining, landscaping, repairing,
painting, lighting, fencing and cleaning the Dominguez Technology Center Common
Area, nonrefundable contributions toward one or more reserves for replacements
or major repairs; expenses, charges, costs of compliance and other costs related
to the requirements of any Federal, state or local governmental agency; expenses
related to the Dominguez Technology Center Common Area; and public liability and
property damage insurance on the Dominguez Technology Center Common Area.

            2.5 From and after the Commencement Date, Tenant shall pay to
Landlord, on the first day of each calendar month the Dominguez Technology
Center Common Area Expenses in the initial amount of Four Hundred Ninety One and
00/100ths ($491.00) per month, subject to periodic adjustments. The Common Area
Expenses shall not increase by more than five percent (5%) annually above the
starting base amounts.

            2.6 The Premises will be served by a fire pumphouse and related
pipelines, pumps, valves, gates, connections and other equipment located outside
of the Building (collectively referred to herein as the "Fire System") and
necessary for the operation of the Early Suppression Fast Response (ESFR) fire
suppression system for the Building. Tenant shall be responsible for paying the
costs and expenses of the inspection, maintenance, repair and replacement of the
Fire System and any components of the Fire System (the "System Costs"). However,
Landlord shall be responsible for any costs of repairing or replacing the Fire
System and components of the Fire System during the first three (3) years of the
Lease Term.

                                       2
<PAGE>

                                   ARTICLE III
                                  Term of Lease

            3.1 The term of this Lease (the "Lease Term") shall be the period
set forth in Item 1.4 of the Basic Lease Provisions. Subject to the terms and
conditions of this Lease, the Lease Term shall commence on the Commencement Date
and shall terminate on the Termination Date, which dates are specified in Item
1.4 of the Basic Lease Provisions.

            3.2 The term of this Lease shall be one hundred twenty (120) months
commencing on the Commencement Date (the "Lease Term"). The Commencement Date
shall occur thirty (30) days following Landlord's "Substantial Completion" (as
defined in this Paragraph 3.2) of the "Base Building Improvements" (as described
in the attached Exhibit F-2) and the Initial Improvement Work as described in
Exhibit F and depicted in Exhibit F-1. In no event shall the Commencement Date
occur prior to October 1, 2005. In the event Substantial Completion of the Base
Building Improvements or the Initial Improvement Work is delayed as a result of
any act, omission or interference by Tenant ("Tenant Delay"), then the
Commencement Date shall be deemed to have occurred on the date that Substantial
Completion could have first occurred, but for such delay. As used herein, the
term "Substantial Completion" shall mean the date on which (i) all Building
systems and all major components of the Base Building Improvements and Initial
Improvement Work have been completed; and (ii) Landlord provides Tenant with
Landlord's certificate stating that, except for minor corrective work which will
not materially interfere with Tenant's beneficial occupancy of the Premises, all
material aspects of the Initial Improvement Work have been completed. If
Landlord so desires, Landlord and Tenant shall execute a Lease Addendum in the
form attached to this Lease as Exhibit C, confirming the actual Commencement
Date and Termination Date. If Substantial Completion does not occur by October
1, 2005, then Landlord agrees that it shall provide Tenant a rent credit of
Seven Hundred and Fifty Two and 00/100ths Dollars ($752.00) ("Rent Credit") for
each day beyond October 1, 2005 (excluding any days beyond October 1, 2005
resulting from any Tenant Delay) until Substantial Completion occurs. If
Substantial Completion has not occurred by December 31, 2005 then either party
may elect to terminate this lease by providing written notice to the other
party, in no case however shall Landlord be responsible for providing Rent
Credit for a delay in Substantial Completion beyond December 31, 2005. Any
accrued Rent Credit shall be applied first to the second month's rent, with any
additional credit to be applied to subsequent months.

            3.3 Upon full execution and delivery of the Lease and Substantial
Completion of the Base Building Improvements and Initial Improvement Work
(estimated to be September 1, 2005) and continuing through to the Commencement
Date (the "Early Occupancy Period"), Tenant and its agents, employees,
contractors, vendors, licensees, invitees and representatives shall be permitted
to enter the Premises for the purposes of installing Tenant's furniture,
fixtures, utilities, telecommunication systems, equipment, security systems and
the operation of Tenant's business. Tenant shall not be obligated to pay Minimum
Rent or any items designated as additional rent under the Lease during the Early
Occupancy Period, but any use or occupancy of the Premises by Tenant during the
Early Occupancy Period shall otherwise be subject to, and in accordance with,
the terms and conditions of this Lease. Tenant shall be responsible for paying
any utility charges for utility services furnished to the Premises during the
Early Occupancy Period. Landlord shall have no responsibility for any damage,
theft, destruction or injury to Tenant or any of Tenant's property as a result
of Tenant's presence or activities on, or use of, the Premises during the Early
Occupancy Period. Except to the extent caused by Landlord's negligence or
willful misconduct, Landlord makes no representations as to whether Tenant's
occupancy of the Premises during the Early Occupancy Period will be in
compliance with applicable building, safety or fire codes, and Tenant shall be
responsible for, and assumes the risk of any non-compliance. Tenant shall
indemnify and hold Landlord harmless from and against any loss, cost, liability,
claim or action arising out of or relating to Tenant's use or occupancy of the
Premises during the Early Occupancy Period, except to the extent caused by
Landlord's negligence or willful misconduct.

                                   ARTICLE IV
                                      Rent

            4.1 Tenant agrees to pay to Landlord at the office of Landlord or at
such other place as may be designated by Landlord from time to time, without any
prior demand therefor and without any deduction or setoff whatsoever, as minimum
monthly rent ("Minimum Rent"), the sum specified as the Initial Minimum Rent in
Item 1.6 of the Basic Lease Provisions. Minimum Rent shall be payable in advance
on the first day of each calendar month of the Lease Term. If the Lease Term
shall commence upon a day other than the first day of a calendar month, then
Tenant shall pay, upon the Commencement Date, a pro rata portion of the Minimum
Rent for the first fractional calendar month. Minimum Rent payable by Tenant
under this Lease is subject to adjustment in accordance with the provisions of
Item 1.7 of the Basic Lease Provisions. Unless specifically designated otherwise
in this Lease, all fees, charges, costs, expenses or other payments to be paid
by Tenant to Landlord pursuant to this Lease shall be deemed to be additional
rent.

            4.2 Upon written request from Tenant, but in no case more frequently
than one (1) time per calendar year, Landlord shall provide to Tenant invoices
or bills supporting current charges to Tenant for insurance, real estate taxes,
landscaping and common area expenses, to the extent such invoices or bills are
available. In the case of charges to Tenant for items which are established by
prorating costs over the entire Dominguez Technology Center or Landlord's real
estate portfolio, Landlord shall provide Tenant with the formula or basis for
the allocation of such costs to Tenant.

                                       3
<PAGE>

                                    ARTICLE V
                              Taxes and Assessments

            5.1 Tenant covenants and agrees to pay to Landlord, as additional
rent hereunder, the amount by which all real estate taxes and assessments, and
installments thereof which may be taxed, charged, levied, assessed or imposed
during any fiscal tax year occurring during the Lease Term (and any extensions
or renewals thereof) upon all or any portion of or in relation to the Premises
and the improvements at any time erected thereon and the appurtenances thereof,
exceed the Annual Tax Base Amount specified in Item 1.8 of the Basic Lease
Provisions. In the partial fiscal tax year in which the Lease Term shall
commence, and in the partial fiscal tax year in which the Lease Term shall
terminate, such taxes and assessments and the Annual Tax Base Amount shall be
prorated on a daily basis (using a 365-day year), and Tenant's payment
obligations shall be computed accordingly. If any assessments or taxes are
levied or assessed against the Premises which are payable or may be paid in
monthly or more frequent installments, Tenant shall be required to pay only such
installments as shall become due and payable during the Lease Term; provided
however, if an assessment or tax is imposed upon the Premises because of the
acts or upon the request of Tenant, then Tenant shall pay the total amount
thereof in equal annual installments during the Lease Term, on a date
established by Landlord.

            5.2 Tenant shall pay the amount of any taxes and assessments which
it is obligated to pay hereunder directly to Landlord within ten (10) days after
receipt of Landlord's invoice therefor, but in no event later than fifteen (15)
days before the delinquency date for payment of such taxes and assessments.
Landlord agrees, in turn, to promptly pay such taxes and assessments to the
appropriate taxing authority.

            5.3 Tenant shall pay prior to delinquency all taxes assessed against
and levied upon trade fixtures, furnishings, equipment and all other personal
property of Tenant contained in the Premises or elsewhere. Whenever possible,
Tenant shall cause said trade fixtures, furnishings, equipment and all other
personal property to be assessed and billed separately from the real property of
Landlord. If any of Tenant's said personal property shall be assessed with
Landlord's real property, Tenant shall pay to Landlord the taxes attributable to
Tenant within ten (10) days after receipt of a written statement from Landlord
setting forth the taxes applicable to Tenant's property.

            5.4 As used herein, the term "real estate taxes" shall include any
form of real estate tax or assessment, general, special, ordinary or
extraordinary, and any license fee, commercial rental tax, rental excise tax,
improvement bond or bonds, levy or tax (other than income taxes) imposed on the
Premises by any authority having the direct or indirect power to tax, including
any city, state or the federal government, or any school, agricultural,
sanitary, fire, street, drainage, water or other improvement district thereof,
as against any legal or equitable interest of Landlord in the Premises or in the
real property of which the Premises are a part, as against Landlord's right to
rent or other income therefrom, and as against Landlord's business of leasing
the Premises. The term "real estate taxes" shall also include any tax, fee,
levy, assessment or charge (i) in substitution of, partially or totally, any
tax, fee, levy, assessment or charge hereinabove included within the definition
of "real property tax"; or (ii) the nature of which was hereinbefore included
within the definition of "real property tax"; or (iii) which is imposed as a
result of a transfer, either partial or total, of Landlord's interest in the
Premises or which is added to a tax or charge previously included within the
definition of real property tax by reason of such transfer; or (iv) which is
imposed by reasons of this transaction, any modifications or changes hereto, or
any transfers hereof.

            5.5 In the event of a sale by Landlord of its fee simple interest in
the Premises to a third party during the first five (5) years of Tenant's
Initial Lease Term (other than an existing lender holding a mortgage or deed of
trust encumbering the Premises), Tenant shall have no obligation to pay any
increase in real estate taxes which result from such sale. No transfer of stock
or other ownership interest in Landlord shall constitute a sale by Landlord of
its fee simple interest in the Premises to a third party for the purposes of
this Paragraph 5.5. Nothing contained in this Paragraph 5.5 shall limit Tenant's
obligation to pay any other increases in real estate taxes, including, without
limitation, inflation factor adjustments as provided in Section 51 of the
California Revenue and Taxation Code and changes in the manner or method of
computing or imposing taxes pursuant to applicable law.

                                   ARTICLE VI
                                 Utility Charges

            6.1 Tenant shall contract for, in Tenant's name, and shall pay or
cause to be paid, all charges for gas, electricity, light, heat,
air-conditioning, water, power, telephone, sewer, trash collection and waste
removal and/or disposal, security or guard service, alarm systems, or other
service, and any taxes, levies or excises thereon, used, rendered or supplied to
Tenant in connection with the Premises; and for all connection and closing
charges, and any tax or excise thereon; and for any governmental service or
service subject to governmental regulation, however described, furnished to the
Premises during the Lease Term and during any other period in which Tenant uses
or occupies the Premises. Landlord shall not be liable to Tenant for any loss,
injury, damage, disruption of business or any other harm resulting from any
interruption of utility services to the Premises, unless such interruption
results solely from the gross negligence or willful misconduct of Landlord.

                                       4
<PAGE>

                                   ARTICLE VII
                                  Hold Harmless

            7.1 Tenant covenants and agrees that Landlord shall not at any time
or to any extent whatsoever be liable, responsible, or in any way be accountable
for any loss, injury, death or damage to persons or property which at any time
may be suffered or sustained by Tenant or by any person whomsoever who may at
any time be using, occupying or visiting the Premises, or be in, on, or about
the same, whether such loss, injury, death or damage shall be caused by or in
any way result from or arise out of any act, omission or negligence of Tenant or
of any occupant, subtenant, visitor or user of any portion of the Premises or
from fire, steam, electricity, water, rain, act of God, or from breakage or
leakage or any defect in any pipes, sprinklers, or plumbing, electrical or
heating and air conditioning systems or fixtures, or from any other cause.
Tenant hereby releases Landlord and agrees to indemnify, defend, hold and save
Landlord free and harmless of, from, and against any and all claims, losses,
costs, liabilities, expenses or damages whatsoever arising out of or related to
any use or occupancy of the Premises by Tenant or any of Tenant's agents,
employees, invitees or contractors (collectively "Losses"), including attorneys'
fees and costs on account of any such Losses, except for any Losses resulting
solely from the gross negligence or willful misconduct of Landlord or directly
attributable to Landlord's failure to perform its obligations as required under
this Lease.

                                  ARTICLE VIII
                                    Insurance

            8.1 Landlord shall, throughout the Lease Term, keep all buildings
and improvements which may from time to time be upon or a part of the Premises
(but not Tenant's personal property, fixtures or equipment) insured against all
risks (as the term "all risk" is used in the insurance industry), and against
earthquake and flood risks, in such form and with such policy limits as Landlord
may determine from time to time, so as to provide adequate protection of
Landlord's ownership interests in the Premises at a reasonable cost. Landlord
agrees that, prior to changing the insurance limits or deductible amounts of
such insurance in a manner which would effectively decrease the insurance limits
or increase the deductible amounts from the limits and deductibles shown in the
insurance summary attached hereto as Exhibit H, Landlord will notify Tenant and
provide Tenant with an opportunity to obtain its own insurance against any
increased risk resulting from any such decrease in insurance limits or increase
in deductibles. Notwithstanding the foregoing, Landlord shall not be required to
maintain any insurance which becomes unavailable, or which becomes commercially
unreasonable for landlords to carry, in the Southern California insurance
marketplace. However, if Landlord elects to not carry insurance coverage for
risks insured against as of the Commencement Date, and Landlord does not elect
to become a self-insurer for such risks, then Tenant may terminate this Lease
upon written notice to Landlord which notice shall be delivered within thirty
(30) days following Landlord's notice to Tenant of Landlord's election to drop
insurance coverage. In the event of any insured loss, Tenant shall be liable to
Landlord for any deductible or coinsurance amount claimed by the insurance
carrier. Landlord shall also obtain and maintain "rental value insurance"
covering one year's rent (Minimum Rent, real estate taxes, insurance premiums
and landscape maintenance charges) payable under this Lease. Tenant covenants
and agrees to pay to Landlord, as additional rent hereunder, the amount by which
the annual premiums and related fees for the insurance specified in this
Paragraph 8.1 exceed the Annual Insurance Base Amount specified in Item 1.9 of
the Basic Lease Provisions. Such amount shall be paid by Tenant to Landlord
within seven (7) days after receipt by Tenant of Landlord's statement of the
cost thereof. In the insurance policy year in which the Lease Term shall
commence and in the insurance policy year in which it shall terminate, such
insurance premiums and the Annual Insurance Base Amount shall be prorated on a
daily basis (using a 365-day year), and Tenant's payment obligations shall be
computed accordingly. If Landlord's Lender requires the impounding of insurance
premiums on a periodic basis, Tenant shall pay the cost thereof to Landlord on a
periodic basis as required by Landlord's Lender. Such insurance shall have
attached thereto such form of lender's loss payable endorsement as Landlord's
Lender may require.

            8.2 Landlord and Tenant agree that if the building and improvements
at any time forming a part of the Premises shall be damaged or destroyed by
risks insured against under Paragraph 8.1, or if any of Tenant's machinery,
fixtures, furniture, merchandise or other property, real or personal, are
damaged or destroyed from any cause covered by a property policy obtained by
Tenant, then and to the extent allowable and without invalidating such
insurance, and whether or not such damage or destruction was caused by the
negligence of the other party, neither party shall have any liability to the
other nor to any insurer of the other for or in respect of such damage or
destruction. If obtainable, each party shall require all policies of fire or
other insurance carried by such party during the Lease Term upon the Premises or
contents therein to include a provision whereby the insurer designated therein
shall waive its right of subrogation against the other party.

            8.3 During the entire Lease Term, Tenant, at Tenant's sole cost and
expense, shall procure and maintain in full force and effect personal injury and
property damage liability insurance with a combined single limit of not less
than Five Million Dollars ($5,000,000). Such insurance may be evidenced by a
Primary Policy or a combination of a Primary Policy and an Umbrella Excess
Policy. Tenant's liability insurance shall be primary and any liability
insurance maintained by Landlord shall not be contributory. Landlord shall be
named as an additional insured in such policies, and a policy endorsement so
naming Landlord shall be furnished to Landlord. All such insurance shall insure
the performance by Tenant of the indemnity provisions of Article VII of this
Lease. The limits of said policies shall not limit the liability of Tenant under
this Lease. In the event that either party hereto shall at any time deem the
limits of such liability insurance then carried to be insufficient, the parties
shall endeavor to agree upon the proper and reasonable limits for such insurance
then to be carried. If the parties shall be unable to agree thereon, the proper
and reasonable limits for such insurance then to be carried shall be determined
by an impartial third person knowledgeable of insurance risk matters selected by
the parties, or should they be unable to agree upon a selection by an impartial
third person such third person shall be chosen by the Presiding Judge of the
Superior Court of Los Angeles County upon application by either party made after
five (5) days written notice to the other party of the time and place of
application. The decision of such impartial third person as to such limits then
to be carried shall be binding upon the parties. Such insurance shall be carried
with the limits as agreed upon or determined pursuant to this Paragraph until
such limits shall again be changed pursuant to the provisions of this Paragraph.
The expenses of such determination shall be borne equally between Landlord and
Tenant.

                                       5
<PAGE>

            8.4 All of the insurance provided by Tenant under this Article VIII
and all renewals thereof shall be issued by such good, responsible and standard
companies rated at least A:Class XII in the current edition of Best's Insurance
Guide, and authorized to do business in California. The policy or policies of
insurance provided for in Paragraph 8.1 hereof shall be payable to Landlord, or
jointly to Landlord and Landlord's Lender, and Tenant agrees to endorse any
check to the order of Landlord which might be made payable jointly to Landlord
and Tenant by the insurance company. Tenant agrees to immediately comply with
any request of the insurance carrier providing insurance described in Paragraph
8.1 if the failure to comply therewith will cause cancellation of such
insurance. All policies provided by Tenant shall expressly provide that the
policy shall not be canceled or altered without thirty (30) days' prior written
notice to Landlord. Neither Landlord nor Tenant shall do or permit to be done
anything which will invalidate the insurance policies provided for in this
Article VIII. Upon the issuance or renewal of the liability insurance policy
described in this Article VIII, or upon commencement of the Lease Term if such
policy is then in force or effect, Tenant shall have its insurance carrier
furnish Landlord with a Certificate of said insurance. If requested in writing
by Landlord, Tenant shall reproduce and forward to Landlord a true copy of any
insurance policy described in this Lease and obtained by Tenant. Tenant shall
obtain such fire insurance and other insurance on Tenant's machinery, fixtures,
furniture and other property, real or personal, as Tenant deems appropriate, and
with which Landlord shall not otherwise be concerned.

                                   ARTICLE IX
                             Repairs and Maintenance

            9.1 Landlord shall maintain and repair the foundation, exterior
walls and roof of the Premises at its own cost and expense, provided, however,
that if any maintenance or repair work for the foundation, exterior walls,
exterior paint, roof, asphalt paving and concrete paving of the Premises is
required as a result of any negligence or willful misconduct of Tenant or any of
Tenant's agents, employees, shippers, customers, invitees or contractors, such
work shall be at Tenant's sole cost and expense. Subject to Landlord's
obligations as set forth in Paragraph 2.1 above, Tenant shall keep all other
portions and components of the Premises, and including all plumbing, HVAC
systems, electrical and lighting systems, ceilings, plate glass and skylights in
good order, condition and repair during the Lease Term and the Extended Term.
Without limiting the generality of the foregoing, Tenant shall perform all
maintenance detailed in Paragraph K (mechanical service controls) of the
Performance Standards of the Dominguez Technology Center attached hereto as
Exhibit A. Tenant shall also maintain any of Tenant's property visible from
outside the building in the same condition, with the surfaces thereof painted at
such intervals and such colors as Landlord shall approve. Except as provided
above, Tenant shall promptly replace any portion of the Premises or system or
equipment in the Premises which cannot be fully repaired, regardless of whether
the benefit of such replacement extends beyond the Lease Term or any Extended
Term. Tenant shall maintain the Premises in an orderly, first-class and fully
operative condition. Landlord shall maintain the exterior landscaping for the
Premises in accordance with Landlord's then-prevailing landscape maintenance
standards, and the amount by which the cost of such landscape maintenance work
exceeds the Annual Landscape Base Amount shall be paid by Tenant to Landlord as
additional rent. The annual landscape expenses, during the initial lease term,
shall not increase by more than a cumulative five percent (5%), compounded
annually, over each prior year's actual landscape expense. The starting Annual
Landscape Base Amount is Seven Thousand Four Hundred Sixteen and 00/100ths
Dollars ($7,416.00). Such payments shall be made by Tenant within ten (10) days
following Tenant's receipt of an invoice from Landlord. Except for Landlord's
obligations for maintenance and repair of the foundations, exterior walls,
exterior paint, roof, asphalt paving and concrete paving of the Premises,
Landlord shall have no obligation to repair or maintain the Premises, the
improvements or any areas adjacent thereto. Tenant waives the provisions of any
law permitting Tenant to make repairs at Landlord's expense.

            9.2 All of Tenant's obligations to maintain and repair shall be
accomplished at Tenant's sole expense. If Tenant fails to maintain and repair
the Premises, Landlord may, at its election, notify Tenant of Tenant's
obligation to undertake such repair and maintenance work. If Tenant fails to
commence such work within forty-eight (48) hours of receipt of such notice
Landlord may enter the Premises and perform any such work on behalf of Tenant.
Notwithstanding the foregoing, no notice to Tenant shall be required in case of
emergency, and in the event of an emergency Landlord may enter the Premises and
perform such repair and maintenance on behalf of Tenant. In any such case,
Tenant shall reimburse Landlord for all costs so incurred immediately upon
demand, together with interest thereon at the "Lease Interest Rate" (as defined
in Paragraph 26.26, below). Landlord's right to perform maintenance and repair
work pursuant to this Paragraph 9.2 shall not be deemed to create any obligation
on the part of Landlord to do so, and shall not in any way limit Landlord's
remedies under this Lease. Any design or construction work undertaken by or at
the direction of Tenant which affects the Premises or any improvements located
on the Premises (including, without limitation, any repair work, maintenance
work, tenant improvement work or restoration work) shall be performed by duly
qualified and properly licensed and insured design professionals or contractors
(as the case may be) reasonably satisfactory to Landlord. Tenant shall submit
the names of any such design professionals and contractors to Landlord prior to
the commencement of any construction work on the Premises. If Landlord, acting
reasonably and in good faith, disapproves of any design professional or
contractor selected by Tenant, Tenant shall select a new design professional or
contractor reasonably satisfactory to Landlord.

            9.3 Upon the expiration or sooner termination of this Lease, Tenant
shall surrender the Premises to Landlord, broom clean and in the same condition
as received, except for ordinary wear and tear which Tenant is not otherwise
obligated to remedy under any provision of this Lease, and except for repair and
maintenance items which are the obligation of Landlord pursuant to Paragraph
9.1, above. Any damage to, or deterioration of, the Premises shall be deemed not
to be ordinary wear and tear if the same could have been prevented by good

                                       6
<PAGE>

maintenance practices. In addition, Landlord may require Tenant to remove any
alterations, additions or improvements (whether or not made with Landlord's
consent) prior to the termination of the Lease and to restore the Premises to
its prior condition, or Landlord may perform such removals and restorations
itself, all at Tenant's expense. Tenant shall have the right to remove any
machinery, equipment, racks and other items which constitute the personal
property of Tenant and which have not become fixtures or components of the
Building. All alterations, additions and improvements which Landlord has not
required Tenant to remove or which Tenant has not elected to remove, as provided
herein, shall become Landlord's property and shall be surrendered to Landlord
upon the expiration or sooner termination of the Lease, except that Tenant may
remove any of Tenant's machinery, equipment or racks which can be removed
without damage to the Premises. If, whether in violation of this Lease or
pursuant to Landlord's permission (which may be granted or withheld in
Landlord's sole and absolute discretion), Tenant installs any "Underground
Storage Tanks" (as defined herein) on the Premises, Tenant shall, at its sole
cost and expense, remove any such Underground Storage Tanks immediately upon the
request of Landlord, the expiration or sooner termination of this Lease, or the
order of any governmental authority, whichever occurs first. Notwithstanding any
provisions of this Lease to the contrary, such Underground Storage Tanks shall
at all times be and remain the property of Tenant. As used herein, the term
"Underground Storage Tank" means any one or combination of tanks, including all
pipes, sumps, valves and other equipment connected thereto, which are used for
the storage of petroleum products, hydrocarbon substances or fractions thereof,
or other Hazardous Materials, and which are located wholly or partially beneath
the surface of the ground. Tenant shall repair, at Tenant's expense, any damage
to the Premises caused by the removal of any such machinery or equipment.

            9.4 Tenant shall not, without the prior written approval of
Landlord, make any additions, alterations, changes or improvements to the
Premises or any portion thereof. Any request for approval of additions,
alterations, changes or improvements shall be presented to Landlord in writing,
accompanied by detailed drawings and specifications. No addition, alteration,
change or improvement shall be made which will weaken the structural strength,
lessen the value of, interfere with, or make inoperable any portion of the
Premises or the "building service equipment", or change the architectural
appearance of the Premises. All approved additions, alterations, changes and
improvements shall be made in workmanlike manner, in full compliance with all
laws and ordinances applicable thereto. Notwithstanding the foregoing Tenant
shall not be required to obtain Landlord's prior consent for any cosmetic
alterations to the interior of the Premises (e.g., wall coverings, floor
coverings, and interior painting) with a cost of less than Fifteen Thousand
Dollars ($15,000), but Tenant shall provide Landlord with at least ten (10) days
prior written notice of any such alterations in order to provide Landlord with
an opportunity to post and record appropriate notices of non-responsibility.
Except for any Underground Storage Tanks, which shall, at all times be and
remain the property of Tenant, all such additions, alterations, changes and
improvements shall become a part of the Premises, and become the property of
Landlord when installed; and, unless Landlord shall require removal thereof as
required pursuant to Paragraph 16.2, all such improvements, including all
building service equipment improvements (but specifically excluding any
Underground Storage Tanks), shall remain in and be surrendered as a part of the
Premises upon the expiration or sooner termination of this Lease. Tenant shall
furnish Landlord with a set of "as built" drawings which accurately set forth
the nature and extent of improvements made by Tenant to the Premises. Tenant and
any assignee or sublessee of Tenant shall obtain Landlord's prior written
consent before any signs are installed on the Premises. Such signs shall remain
the property of Tenant or any assignee or sublessee who installs the same and
they shall be removed from the Premises at the expiration or sooner termination
of the Lease Term. Any damage arising out of or resulting from the installation,
placement or removal of such signs shall be repaired by Tenant at Tenant's sole
cost and expense. The term "building service equipment" shall include, without
limitation, equipment and property ordinarily necessary or convenient for the
operation and utilization of a building, such as heaters, air conditioners,
solar panels, power panels, transformers, light fixtures, sprinklers, suspended
ceilings, plumbing fixtures, walls, cabinets, shelving affixed to walls in
office areas, doors, floor coverings, fixtures, fencing, paging systems,
emission or pollution control facilities, security and alarm systems, dock
levelers, and utility services such as gas, electricity, water, steam,
telephone, sewer and other similar services used in connection with the
foregoing items. Building service equipment shall also include any related power
installations, plumbing installations, pollution control installations,
sprinkler installations, energy conservation installations, and security
installations, including wiring, conduits, ducts, lines, pipes and meters for
the transportation, distribution, measuring and/or disposal thereof. Building
service equipment shall also include installations affixed to the Building which
serve machinery and equipment, including, without limitation, air lines,
conveyors, crane ways, dust collectors, paint booths, buss ducting, power panels
and related power installations.

            9.5 Tenant shall have the right, without Landlord's prior approval,
to install within the Premises Tenant's equipment, racks, trade fixtures,
furniture and furnishings (hereinafter collectively called "Tenant's
Equipment"). Landlord agrees that Tenant shall be permitted to install an
emergency generator in the location, and subject to the conditions,
qualifications and specifications, detailed in the attached Exhibit F-3. Under
no circumstances, however, shall Underground Storage Tanks be installed on the
Premises. However, Tenant shall notify Landlord in writing and Tenant shall
obtain Landlord's prior written approval before the installation of heavy
equipment, or heavy trade fixtures in the Premises, and prior to placing any
load on the roof or attaching any load to the walls or the underside of the roof
of any building. Tenant shall not install any of Tenant's Equipment in such
manner to weaken the structural strength of the improvements on the Premises,
interfere with, or make inoperable any portion of the Premises or the building
service equipment. If Tenant makes any addition, alteration, change, or
improvement to the Premises described in Paragraph 9.4 without Landlord's
consent, or if Tenant installs any of Tenant's Equipment in violation of this
Paragraph 9.5, then Tenant shall, upon receipt of written notice from Landlord,
promptly remove, replace, or otherwise correct such installations in such manner
as Landlord shall reasonably require and direct, and Tenant shall reimburse
Landlord, on demand and as additional rent, for all architect's, engineer's and
legal fees incurred by Landlord in connection with such installations. If Tenant
or any person with whom Tenant is engaged in business causes any damage to the
Premises or the improvements, structural or otherwise, Tenant assumes all risk
of such damage to any improvements and Tenant shall, upon demand, promptly
repair all such damage to the reasonable satisfaction of Landlord. Tenant shall
promptly repair any damage to the Premises arising from the installation, use,

                                       7
<PAGE>

and removal of Tenant's Equipment; and Tenant shall restore the Premises to a
clean and orderly condition and appearance, state of repair and operating order
with all remaining improvements thereon in a good, safe, fully operable
condition and in full compliance with all federal, state and local laws, rules,
regulations and ordinances. If Tenant fails to perform any act or obligation
required of Tenant under this Paragraph 9.5, Landlord shall have the right, but
not the obligation, after ten (10) days' written notice to Tenant specifying the
action required by Tenant, to enter upon the Premises and perform such act or
obligation. In that event, Tenant agrees to pay Landlord, as additional rent
within ten (10) days of receipt of Landlord's invoice, for all costs incurred by
Landlord in performing Tenant's act or obligation, plus an overhead allowance of
fifteen percent (15%) of such cost.

            9.6 Landlord shall not be obligated to maintain or to make any
repairs, replacements, or renewals of any kind, nature or description whatsoever
to the Premises or any buildings or improvements thereon, except as specifically
provided in Paragraphs 9.1, 12.1, 13.3 and Exhibit A of this Lease.

            9.7 Tenant shall comply with and abide by all federal, state,
county, municipal and other governmental statutes, ordinances, laws, and
regulations affecting the Premises, the improvements thereon, the business to be
conducted therein and thereon by Tenant, or any activity or condition on or in
the Premises. Without limiting the generality of the foregoing, Tenant shall
comply with all environmental laws and laws relating to "Hazardous Materials"
(as defined herein) affecting the Premises, the improvements therein, the
business conducted thereon by Tenant, or any activity or condition on or in the
Premises. Tenant shall not install, place, construct or maintain any Underground
Storage Tanks on the Premises. Any and all Hazardous Materials and their
containers which are brought upon the Premises by, at the direction of, or with
the consent or approval of Tenant shall, at all times, remain the property of
Tenant. Landlord agrees that Tenant shall not be responsible for any costs or
expenses relating to remediation of any Hazardous Materials which were located
on the Premises prior to the Commencement Date or which migrate onto the
Premises from an offsite source which is not caused or contributed to by Tenant
("Pre-existing Condition") and Landlord shall indemnify and hold Tenant harmless
from any costs or expenses related to the remediation of any Pre-existing
Condition. Tenant warrants that Tenant's business and all activities to be
performed by Tenant in, on or about the Premises shall comply with such
statutes, ordinances, laws and regulations; and Tenant agrees to change any such
activity or install necessary equipment, safety devices, pollution control
systems, or other installations at any time during the Lease Term to so comply
therewith. Tenant agrees not to commit or permit waste upon the Premises.

            9.8 Tenant agrees that it shall not use the Premises or permit the
use of the Premises for any business which requires the use, disposal, release
or long-term storage of any Hazardous Materials, but Tenant may, from time to
time as is reasonably necessary as an incidental part of Tenant's business as a
trans-shipper of goods and merchandise, store (on a short-term basis), and
handle (in their original, sealed factory containers), various commercial and
consumer products containing Hazardous Materials, so long as such storage and
handling is performed in full and strict compliance with all applicable
statutes, laws, ordinances, rules and regulations. No Hazardous Materials shall
be repackaged, processed, treated or used on the Premises. However, Tenant shall
be permitted to use and store on the Premises reasonable quantities of consumer
cleaning products and other over-the-counter consumer products as are reasonably
necessary to clean and maintain the Premises and propane for material handling
equipment. In the event of damaged or leaking product, Tenant shall be permitted
and shall use reasonable efforts, to handle or repackage any such product so as
to mitigate the consequences of such damage or leakage. Tenant shall obtain, and
shall maintain in a separate file, Material Safety Data Sheets for all Hazardous
Materials which are used, stored, handled or disposed of by Tenant or any of
Tenant's employees, agents, contractors or invitees on the Premises. Should
Landlord so request, true and correct copies of all such Material Safety Data
Sheets shall be provided to Landlord at the expiration or sooner termination of
the Lease Term, and at such other times as Landlord may reasonably request. If
Tenant breaches the obligations stated in the preceding sentence, or if any
Hazardous Material used on the Premises during the Lease Term results in
contamination of the Premises or any adjacent property, then Tenant shall
indemnify, defend and hold Landlord harmless from any and all claims, judgments,
damages, penalties, fines, costs, liabilities or losses (including, without
limitation, diminution in value of the Premises and/or adjacent property,
damages for the loss or restriction on use of rentable or usable space or of any
amenity of the Premises and/or adjacent property, damages arising from any
adverse impact on marketing of the Premises and/or adjacent property, and sums
paid in settlement of claims, attorneys' fees, consultant fees and expert fees)
which arise during or after the Lease Term or any Extended Term as a result of
Hazardous Material so used. 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 on or under the Premises
and/or adjacent property. Without limiting the foregoing, if any Hazardous
Material is used on the Premises during the Lease Term and results in any
contamination of the Premises and/or adjacent property, Tenant shall promptly
take all actions at its sole expense as are necessary to return the Premises
and/or adjacent property to the condition existing prior to the use of any such
Hazardous Material on the Premises and/or adjacent property; 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 or
adjacent property. As used herein, the term "Hazardous Material" means any
petroleum products or other hydrocarbon substances (and fractions thereof) and
any hazardous or toxic substance, material or waste which is or becomes
regulated by any local governmental authority, the State of California or the
United States Government. Upon expiration or earlier termination of this Lease,
Tenant shall duly execute and deliver to Landlord a certificate (the "Hazardous
Material Certificate") in the form of Exhibit D attached hereto, and, if
requested by Landlord, Tenant shall cause a properly licensed and qualified
environmental consultant reasonably acceptable to Landlord to conduct an
environmental audit of the Premises, and to deliver a copy of the completed
environmental audit to Landlord. The scope and detail of such environmental
audit shall be reasonably determined by Landlord based on all relevant facts and
circumstances then existing. If any environmental audit recommends or suggests

                                       8
<PAGE>

that additional testing be conducted, Landlord may require that such additional
testing be conducted, at Tenant's expense. In the event Tenant shall fail to so
deliver the Hazardous Material Certificate or to conduct such an environmental
audit, such failure shall, without further notice or the passage of time
constitute a default under the Lease and, without in any way limiting or
impairing Landlord's remedies against Tenant, shall entitle Landlord to retain
the entire security deposit held by Landlord to be applied toward payment of the
cost of assessing the presence of Hazardous Material on the Premises and/or
adjacent property, and toward payment of all loss, cost, liability, damage and
expense of Landlord arising as a result of any such contamination and toward
such other costs and expenses of Landlord as Landlord may designate in its sole
discretion. If, at any time during the Lease Term or upon the termination or
earlier expiration of the Lease, Landlord reasonably believes that the Premises
or any adjacent property has been contaminated as a result of Hazardous
Materials which were used on or about the Premises during the Lease Term,
Landlord may require Tenant, at Tenant's sole cost and expense, to conduct an
environmental audit (in accordance with the above described criteria) to
evaluate the presence of any Hazardous Materials on the Premises and to cleanup,
remediate, and otherwise mitigate the effects of the presence of any such
Hazardous Materials on the Premises, or Landlord may, if it so elects, undertake
such an environmental audit and any such cleanup, remediation or mitigation work
on behalf of Tenant, at Tenant's sole cost and expense. In any event, any such
environmental audit and any cleanup, remediation or mitigation work shall be
performed by qualified environmental professionals acceptable to Landlord.
Nothing contained herein shall be deemed or construed to limit the liability of
Tenant to Landlord hereunder for the breach of any covenant of Tenant under this
Paragraph 9.8. The provisions of this Paragraph 9.8 shall survive the expiration
or earlier termination of this Lease and Tenant's surrender of the Premises to
Landlord.

            9.9 On or before the fifteenth (15th) day of each calendar year
during the Lease Term (the "Disclosure Dates"), Tenant shall disclose to
Landlord in writing the common and chemical names and the quantities of all
Hazardous Materials which were stored, used or disposed of on the Premises
during the preceding calendar year. Tenant shall immediately notify Landlord of
Tenant's receipt of any notice, citation or other communication received by
Tenant relating to the presence, storage, use or release of any Hazardous
Materials in, on or about the Premises.

            9.10 Landlord shall have the right, but not the duty, to inspect the
Premises at any time to determine whether Tenant is complying with the
requirements of this Lease. If Tenant is not in compliance with the requirements
of the provisions of this Lease relating to Hazardous Materials, Landlord shall
have the right, but not the obligation, to immediately enter upon the Premises
to remedy any condition caused by Tenant's failure to comply with the
requirements of this Lease. Landlord shall use reasonable efforts to minimize
interference with Tenant's business as a result of any such entry by Landlord
but shall not be liable for any interference caused thereby.

            9.11 Any failure of Tenant to comply with the provisions of
Paragraphs 9.7, 9.8 and 9.9 of this Lease shall be a material default under this
Lease, enabling Landlord to exercise any of the remedies set forth in this
Lease.

                                    ARTICLE X
                       Inspection of Premises by Landlord

            10.1 Tenant agrees that Landlord and the authorized representatives
of Landlord shall have the right to enter the Premises at all reasonable times
during usual business hours, or at any time in the case of an emergency, for the
purpose of (a) inspecting same; and (b) making such repairs or reconstruction to
the Premises required by or permitted to be made by Landlord, and (c) performing
any work therein that may be necessary by reason of Tenant's default under the
provisions of this Lease. Nothing herein shall imply any duty of Landlord to do
any work which, under the provisions of this Lease, Tenant is required to
perform and the performance thereof by Landlord shall not constitute a waiver of
Tenant's default in failing to perform the same. Landlord may, during the
progress of any work on the Premises, keep and store upon the parking area of or
within the Premises, all necessary materials, tools and equipment. Landlord
shall not in any event be liable for any inconvenience, annoyance, disturbance,
loss of business, or other damage sustained by Tenant while making such repairs
or the performance of any such work on the Premises, or on account of bringing
materials, supplies and equipment into or through the Premises during the course
thereof. In the event Landlord makes any repairs or maintenance which Tenant has
failed to do or perform, the cost thereof plus an overhead allowance of fifteen
percent (15%) of such cost shall constitute additional rent and shall be paid to
Landlord within ten (10) days of receipt of Landlord's invoice.

            10.2 Landlord is hereby given the right during usual business hours
to enter the Premises and to exhibit the same for purposes of sale or mortgage,
and during the last six (6) months of the Lease Term to exhibit the same to any
prospective tenant.

                                   ARTICLE XI
                                Mechanics' Liens

            11.1 Tenant covenants and agrees to keep all of the Premises and
every part thereof and all buildings and other improvements thereon free and
clear of and from any and all mechanics', materialmen's and other liens for work
or labor done, services performed, materials, appliances, transportation or
power contributed, used or furnished or to be used in or about the Premises for
or in connection with any operations of Tenant, any alterations, improvements,
repairs or additions, which Tenant may make or permit or cause to be made, or
any work or construction by, for or permitted by Tenant on or about the
Premises; and at all times Tenant shall promptly and fully pay and discharge any
and all claims upon which any such lien may or could be based; and Tenant shall
save and hold Landlord and all of the Premises free and harmless of and from any

                                       9
<PAGE>

and all such liens and claims of liens and suits or other proceedings pertaining
thereto. Tenant, or any subtenant, assignee or other occupant of the Premises
covenants and agrees to give Landlord written notice not less than ten (10) days
in advance of the commencement of any construction, alteration, addition,
improvements or repair to the Premises in order that Landlord may post an
appropriate notice of Landlord's non-responsibility.

            11.2 No mechanics' or materialmen's liens or mortgages, deeds of
trust, or other liens of any character whatsoever created or suffered by Tenant
shall in any way or to any extent affect the interest or rights of Landlord in
any buildings or other improvements on the Premises, or attach to or affect
Landlord's title to or rights in the Premises.

            11.3 Tenant shall have the right to contest any mechanic's lien or
other lien claim filed against the Premises provided that Tenant gives Landlord
written notice of such contest, Tenant diligently prosecutes such contest, at
all times effectually stays or prevents any official or judicial sale of the
Premises under execution or otherwise, and pays or otherwise satisfies any final
judgment adjudging or enforcing such contested lien and thereafter procures
record satisfaction or release thereof. If requested in writing by Landlord,
Tenant shall furnish to Landlord a surety bond issued by a surety company
acceptable to Landlord in an amount not less than one and one-half times the
amount of any such mechanic's lien or other lien claim filed against the
Premises.

                                   ARTICLE XII
                        Damage or Destruction of Premises

            12.1 In the event the buildings or other structures on the Premises
are damaged or destroyed, Landlord shall repair and restore such improvements
then owned by Landlord to their condition prior to said damage or destruction,
and this Lease shall continue in full force and effect. The proceeds of
insurance maintained pursuant to Paragraph 8.1 which are paid to Landlord shall
be utilized by Landlord to defray the cost and expense of repairing and
rebuilding the Premises. If insurance proceeds are insufficient, or if insurance
proceeds are not available to cover the cost and expense of repair or
rebuilding, or if insurance proceeds due Landlord are not paid to Landlord by
the time of repair and rebuilding of the Premises commences, and the damage or
destruction resulted from the fault of Tenant, then in any of those events
Tenant agrees to pay to Landlord, as additional rent, the amount required to pay
for such repair and rebuilding as the cost thereof is incurred by Landlord. If
insurance proceeds are thereafter paid to Landlord which cover repair and
rebuilding expenses funded by Tenant, Landlord agrees to repay Tenant for such
expenses. Landlord agrees to use reasonable and diligent efforts to recover all
insurance proceeds due under insurance policies maintained pursuant to Paragraph
8.1 of this Lease. In the event the Building is damaged or destroyed, and the
cost of repairing such damage or destruction is not fully covered by insurance
policies carried by Landlord (an "Uninsured Loss"), Landlord shall have the
right to terminate this Lease upon thirty (30) days written notice to Tenant.
However, Tenant may prevent termination of the Lease pursuant to this Paragraph
12.1 by paying the cost of the Uninsured Loss.

            12.2 In the event Tenant is unable to use the Premises or a portion
of the Premises as a result of any damage or destruction, the Minimum Rent
payable by Tenant pursuant to the provisions of Paragraph 4.1 shall abate, in
the proportion that the part of the Premises rendered unusable to Tenant bears
to the whole thereof, from the date of the damage or destruction through the
time required by Landlord to repair and rebuild the Premises. Except for
abatement of such Minimum Rent, if any, Tenant shall have no claim against
Landlord by reason of any damage, destruction, repair or rebuilding of the
Premises.

            12.3 Upon the occurrence of any damage or destruction to the
Building, Landlord shall, within thirty (30) days following the date of
occurrence of such damage or destruction, provide to Tenant a written notice of
Landlord's reasonable and good faith estimate of the time required to complete
the repair and restoration ("Landlord's Time Estimate"). If Landlord reasonably
estimates that such repair and restoration will take more than nine (9) months
to complete (measured from the date the necessary building permits for the
restoration work are issued) either Landlord or Tenant may elect to terminate
this Lease (effective as of the date of such damage or destruction) upon written
notice to the other, which notice shall be given, if at all, within fifteen (15)
days following the date of Tenant's receipt of Landlord's Time Estimate.
Landlord's Time Estimate shall be supported by a certification letter addressed
to both Landlord and Tenant from a properly licensed and qualified general
contractor selected by Landlord, stating the opinion of such contractor as to
the number of days necessary to complete the repair and restoration of the
Building. Landlord agrees that it shall use diligent efforts to obtain the
necessary building permits at the earliest possible date. Landlord also agrees
that it shall use diligent efforts to identify and offer for lease to Tenant
temporary space located within Landlord's Carson portfolio for Tenant to occupy
during the repair and restoration of the Building. Once such notice has been
delivered and the fifteen (15) day response period has expired, neither party
shall have the right to terminate this Lease as a result of the occurrence of
such damage or destruction, regardless of the actual time necessary to complete
such repair and restoration work. Landlord agrees that it shall use its
reasonable efforts to complete the restoration work in a timely manner.

            12.4 If the Premises are damaged or destroyed, either partially or
totally, during the last year of the Lease Term, Landlord may at Landlord's
option cancel and terminate this Lease as of the date of occurrence of such
damage by giving written notice to Tenant of Landlord's election to do so within
thirty (30) days after the date of occurrence of such damage.

            12.5 Tenant waives the provisions of any statutes which relate to
termination of leases when the Premises are destroyed; and Tenant agrees that
such event shall be governed by the terms of this Lease and not by any such
statute.

                                       10
<PAGE>

                                  ARTICLE XIII
                                  Condemnation

            13.1 If title to all or any portion of the Premises shall be taken
by any public or quasi-public use or authority under any statute or by right of
eminent domain, or by private purchase in lieu thereof, then the rights of the
parties to share in the condemnation award or purchase price thereby resulting
shall be governed by the provisions of this Article XIII.

            13.2 Should all or such portion of the Premises be taken in such a
manner as to materially interfere with Tenant's use and occupancy thereof, then
this Lease shall terminate as of the date that possession of said Premises or
part thereof shall be taken. Landlord shall be entitled to (a) any amount paid
for the taking of Landlord's fee interest in the Premises, (b) any severance
damages included in the award, (c) any amount paid for the taking of the
Premises except that paid for any improvements made to the Premises by Tenant
which remain the property of Tenant, and (d) any amount which represents the
present worth of rent payments to be made in the future under the provisions of
this Lease; and none of Landlord's interests in the above shall be subject to
any diminution or apportionment whatsoever. Tenant shall be entitled to
compensation paid under condemnation for the taking of any improvements made to
the Premises by Tenant which remain the property of Tenant.

            13.3 In the event of a partial taking of the Premises which does not
materially interfere with Tenant's continued use and occupancy of the Premises
and there remains sufficient of the Premises for the continued use of Tenant, as
reasonably determined by Tenant, then this Lease shall terminate only as to the
part so taken, as of the date that possession of such part of the Premises is
taken, and the Minimum Rent herein provided for shall be reduced in proportion
as the square footage of building floor area taken bears to the total building
floor area existing before such taking. In the event of a partial taking,
Landlord agrees to replace or repair the building facility constituting a
portion of the Premises to its condition as existed when the Lease Term
commenced, and without regard to improvements made by Tenant, by reinstalling
plumbing, electrical, wiring, walls and paving, if necessary, so that said
building facility shall be completely operable and an integral whole, but at a
cost to Landlord not to exceed the condemnation award received by Landlord. In
the event of such partial taking, Landlord shall be entitled to receive all
amounts described in the second sentence of Paragraph 13.2; and none of
Landlord's interest in the above shall be subject to any diminution or
apportionment whatsoever. Tenant shall be entitled to compensation paid under
condemnation for the taking of any improvements made to the Premises by Tenant
which remain the property of Tenant.

            13.4 Landlord and Tenant agree to execute all documents and
assignments necessary to carry out this Article XIII in the event of
condemnation or purchase in lieu thereof.

                                   ARTICLE XIV
                          Use Of Premises - Assignments

            14.1 Tenant shall have the right to use the Premises for warehousing
and general office purposes in compliance with all applicable laws and
regulations, including, without limitation, environmental laws and laws relating
to Hazardous Materials; and Tenant agrees such use shall comply with all
applicable laws and regulations in effect when this Lease Term commences and as
may be amended or newly enacted during the Lease Term. Tenant shall not use the
Premises for the retail sale of property or for any other use not specifically
permitted pursuant to this Paragraph 14.1. Tenant shall not conduct nor permit
to be conducted any auction or auction sale at the Premises. Tenant's use of the
Premises is subject to limitations imposed by the Dominguez Technology Center
Performance Standards and the limitations contained in this Lease. Tenant
covenants and agrees that it shall not permit any of its employees, agents,
contractors, vendors or shippers to park trucks, automobiles, trailers or other
vehicles on any of the public streets in the general vicinity of the Premises or
the industrial or business park in which the Premises are located. Any violation
of this restriction shall constitute a default under this Lease.

            14.2 Tenant shall not assign, sublet or otherwise transfer this
Lease, or Tenant's interest in and to the Premises, nor enter into any license
or concession agreements with respect thereto, without first procuring the
written consent of Landlord. Any such attempted or purported assignment,
subletting, transfer or license or concession agreement (collectively
"Transfer") without Landlord's prior written consent shall be void and of no
force and effect, and shall not confer any interest or estate in the purported
transferee (the "Transferee") and shall, at Landlord's option, constitute an
incurable default under this Lease. Tenant shall have no right to mortgage,
hypothecate or otherwise encumber its leasehold estate in the Premises or its
rights under this Lease, and Landlord and Tenant specifically agree that any
such mortgage, hypothecation or encumbrance by Tenant is strictly and absolutely
prohibited. If Tenant is a corporation, unincorporated association, trust or
partnership, the sale, assignment, transfer or hypothecation of any stock or
other ownership interest of such entity which from time to time in the aggregate
exceeds twenty-five percent (25%) shall be deemed an assignment subject to the
provisions of this Article XIV, but a public offering of Tenant's stock, or the
sale of Tenant's stock on a recognized stock exchange shall not be deemed a
"Transfer" requiring Landlord's consent. Landlord agrees that, in the event of a
proposed Transfer to an "Affiliate" (as defined herein), Landlord will not
withhold its consent to such Transfer so long as (i) such Affiliate's use of the
Premises is in conformance with Paragraph 14.1; (ii) such Affiliate's use of the
Premises will not result in any material increase in the potential risk to
Landlord arising out of or relating to Hazardous Materials; and (iii) such
Transfer will not cause any portion of the amounts received by Landlord pursuant
to this Lease or any sublease to fail to qualify as "rents from real property"
within the meaning of Section 856(d) of the Internal Revenue Code, or which
could cause any other income received by Landlord to fail to qualify as income
described in Section 856(c)(2) of the Internal Revenue Code. As used herein, the

                                       11
<PAGE>

term "Affiliate" shall mean any corporation for which fifty percent (50%) or
more of the voting stock (i) is owned by Tenant; or (ii) is owned, directly or
indirectly, by a corporation owning more than fifty percent of the voting stock
of Tenant. Any transfer of stock or other ownership interest of Tenant which is
made with the purpose or which has the practical effect of circumventing the
Transfer restrictions imposed under this Article XIV shall be deemed to be a
Transfer requiring Landlord's consent. The consent of Landlord required
hereunder shall not be unreasonably withheld; however, a condition precedent to
any consent to a Transfer shall be Tenant's agreement to pay to Landlord as rent
any costs and expenses incurred by Landlord for review and consultation by
Landlord's legal counsel, securing credit reports, administrative overhead and
the like. Notwithstanding the foregoing, Landlord and Tenant agree that, in
determining whether to reasonably consent to a proposed transfer, (i) it shall
not be unreasonable for Landlord to withhold its consent to any Transfer if a
proposed Transferee's anticipated or proposed use of the Premises involves the
generation, storage, use, treatment or disposal of any Hazardous Material; and
(ii) that Landlord may consider, among other things, any or all of the following
factors:

                  14.2.1 The reputation of the Transferee (including any
principals, partners or shareholders of such assignee, subtenant to Transferee),
including, without limitation, the Transferee's reputation for dishonesty,
criminal conduct or unethical business practices;

                  14.2.2 The financial capacity of the proposed Transferee to
perform its obligations under this Lease;

                  14.2.3 Whether the business experience and quality of business
operations of the proposed Transferee is comparable to that of Tenant;

                  14.2.4 The credit history of the proposed Transferee;

                  14.2.5 The intended use of the Premises by the proposed
Transferee, and Landlord's assessment of the impact of such use upon the
Premises and neighboring properties;

                  14.2.6 Whether the proposed Transferee's use of the Premises
will involve the generation, storage, use, treatment or disposal of any
Hazardous Materials, or will in any way increase any potential risk or liability
to Landlord arising out of or relating to Hazardous Materials.

            14.3 Notwithstanding any permitted Transfer, Tenant shall at all
times remain directly, primarily and fully responsible and liable for the
payment of rent and for compliance with all obligations under the terms,
provisions and covenants of this Lease. All Transfer agreements shall expressly
provide that, in the event of a default by Tenant under this Lease, the
Transferee covenants and agrees with Landlord, contemporaneously with receipt of
written notice from Landlord that Tenant is in default of this Lease, and for so
long as such default continues, but not for a period of time in excess of the
term of the Transfer, to accept Landlord as Landlord of Transferee, to attorn to
Landlord as Landlord, to thereafter perform all duties and responsibilities
under the Transfer agreement directly to Landlord for Landlord's sole benefit,
and to cure any default of Tenant under this Lease. Upon the occurrence of any
default by Tenant, if the Premises or any part thereof are then sublet,
Landlord, in addition to any other remedies herein provided or provided by law,
may at its option collect directly from such subtenant all rents becoming due to
Tenant under such sublease and apply such rent against any sums due to Landlord
from Tenant hereunder, and no such collection shall be construed to constitute a
novation or release of Tenant from the further performance of Tenant's
obligations under this Lease. Any sale, assignment, transfer or hypothecation of
Tenant's interest under this Lease, and any proposed subletting or occupancy of
the Premises not in compliance with this Article XIV shall be void and shall, at
the option of Landlord exercisable by notice to Tenant, terminate this Lease.

            14.4 Should Tenant desire to make a Transfer of the Premises, Tenant
shall give not less than ninety (90) days' prior written notice thereof to
Landlord setting forth the name of the proposed Transferee, the term, use,
rental rate and other relevant particulars of the proposed Transfer, including,
without limitation, evidence satisfactory to Landlord that the proposed
Transferee will not use, store or dispose of any Hazardous Materials in or on
the Premises, and that the proposed Transferee will immediately occupy and
thereafter use the Premises for the entire term of the Lease or the sublease (as
the case may be). Such notice shall be accompanied, in the case of a sublease,
by a copy of the proposed sublease, and in the case of any Transfer, any
documents or financial information Landlord may require in order to make a
determination as to the suitability of the Transferee.

            14.5 Landlord shall have the right to condition its consent to any
subletting or assignment upon payment by Tenant to Landlord of fifty percent
(50%) of all "Transfer Consideration" (as defined herein) received or to be
received, directly or indirectly, by Tenant on account of such subletting or
assignment. For the mutual benefit of Landlord and Tenant, Tenant shall secure
Transfer Consideration from any such assignee, sublessee or transferee which is
generally equivalent to then-current market rent, but in no event shall Tenant's
monetary obligations to Landlord, as set forth in this Lease, be reduced. Such
Transfer Consideration shall be paid to Landlord at the same time or times as
the same is paid to or used by Tenant. "Transfer Consideration" shall mean (i)
in the case of a sublease, any consideration paid or given, directly or
indirectly, by the sublessee to Tenant pursuant to the sublease for the use of
the Premises, or any portion thereof, over and above the rent, however
denominated, in this Lease, payable by Tenant to Landlord for the use of the
Premises (or portion thereof), prorating as appropriate the amount payable by
Tenant to Landlord under this Lease if less than all of the Premises is sublet,
and (ii) in the case of an assignment, the gross amount of any consideration
paid or given, directly or indirectly, by the assignee to Tenant in exchange for
entering into the assignment. Notwithstanding anything contained in this Lease
to the contrary, Tenant shall not (i) sublet or assign the Premises or this

                                       12
<PAGE>

Lease on any basis such that the rent or other amounts to be paid by the
sublessee or assignee thereunder would be based, in the whole or in part, on the
income or profits derived by the business activities of the sublessee or
assignee; (ii) furnish or render any services to the sublessee or assignee or
operate the Premises so subleased or assigned; (iii) sublet or assign the
Premises or this Lease to any person that Tenant or Landlord owns, directly or
indirectly (by applying the constructive ownership rules set forth in Section
856(d)(5) of the Internal Revenue Code [the "Code"]), provided, however, that
the restriction contained in this item (iii) shall not apply to an assignment of
this Lease to an Affiliate of Tenant if no Transfer Consideration arises and if
Landlord does not own, directly or indirectly (as described above), an interest
in such assignee; (iv) sublet or assign less than substantially all of the
Premises or this Lease pursuant to a sublease or assignment under which Transfer
Consideration is paid; or (v) sublet or assign the Premises or this Lease in any
other manner which could cause any portion of the amounts received by Landlord
pursuant to this Lease or any sublease to fail to qualify as "rents from real
property" within the meaning of Section 856(d) of the Code, or which could cause
any other income received by Landlord to fail to qualify as income described in
Section 856(c)(2) of the Code.

            14.6 In addition to Landlord's right of approval pursuant to
Paragraph 14.2, above, and Landlord's right to share in Transfer Consideration
pursuant to Paragraph 14.5, above, Landlord shall have the option, in the event
of any proposed Transfer, to cancel this Lease as to the affected portion of the
Premises as of the effective date of the Transfer set forth in Tenant's notice.
The option shall be exercised, if at all, by Landlord giving Tenant written
notice thereof within sixty (60) days following Landlord's receipt of Tenant's
written request. Upon any such cancellation, Tenant shall pay to Landlord all
amounts, as estimated by Landlord, payable by Tenant to such termination date
with respect to that portion of any obligations, costs or charges which are the
responsibility of Tenant under this Lease and allocable to the affected portion
of the Premises. Further, upon any such cancellation Landlord and Tenant shall
have no further obligations or liabilities to each other with respect to the
affected portion of the Premises, except with respect to obligations or
liabilities which have accrued as of such cancellation date (in the same manner
as if such cancellation date were the date originally fixed for the expiration
of the Lease Term, or Extended Term, as the case may be). Without limitation,
Landlord may lease the affected portion of the Premises to the prospective
Transferee, without liability to the Tenant. Landlord's failure to exercise said
cancellation right as herein provided shall not be construed as Landlord's
consent to the proposed Transfer.

            14.7 Tenant shall in no event assign less than its entire interest
in this Lease. This Lease shall not be assignable by operation of law, except
that if Tenant is a natural person, this Lease shall be binding upon and inure
to the benefit of the estate of Tenant.

            14.8 If this Lease is assigned to any person or entity pursuant to
the provisions of the "Revised Bankruptcy Act" (Title 11 of the United States
Code; 11 U.S.C. ss.101 et seq.), any and all monies or other consideration
payable or otherwise to be delivered in connection with such assignment shall be
paid or delivered to Landlord, shall be and remain the exclusive property of
Landlord, and shall not constitute property of Tenant or of the estate of Tenant
within the meaning of the Revised Bankruptcy Act. Any and all monies or other
considerations constituting Landlord's property under this Article XIV not paid
or delivered to Landlord shall be held in trust for the benefit of Landlord and
shall be promptly paid or delivered to Landlord. Any person or entity to which
this Lease is assigned pursuant to the provisions of the Revised Bankruptcy Act
shall be deemed without further act or deed to have assumed all of the
obligations arising under this Lease on and after the date of such assignment.

            14.9 Landlord shall have the right to sell, transfer, delegate or
assign any of its rights or obligations under this Lease.

                                   ARTICLE XV
                                Event of Default

            15.1  Tenant shall be in default under this Lease if:

                  15.1.1 Tenant shall fail to make any payment of Minimum Rent,
any additional rent payable hereunder, or any other monetary obligation required
of Tenant under this Lease (including, without limitation, restoration of any
security deposit as required under this Lease) and such failure shall continue
for three (3) days after Tenant's receipt of written notice from Landlord that
said rent or monetary obligation is due and payable as provided in this Lease;
or

                  15.1.2 Tenant shall neglect or fail to perform or observe any
of the covenants herein contained on Tenant's part to be performed or observed,
and Tenant shall fail to remedy the same within thirty (30) days after Landlord
shall have given to Tenant written notice specifying such neglect or failure; or

                  15.1.3 Tenant shall abandon the Premises and such abandonment
shall continue for a period of fourteen (14) consecutive days during which
Minimum Rent for the Premises has remained unpaid; or

                  15.1.4 Tenant repeatedly fails to comply with the restrictions
contained in Paragraph 14.1 of this Lease prohibiting on-street parking.

            15.2 In the event of any default by Tenant, and without any further
notice or demand, Landlord shall have the right at Landlord's election, then or
at any time thereafter, to:

                  15.2.1 Terminate this Lease, which shall terminate Tenant's
right to the use, occupancy and possession of the Premises, and Tenant shall
immediately surrender possession of the Premises to Landlord; or

                                       13
<PAGE>

                  15.2.2 Re-enter and take possession of the Premises or any
part thereof as provided by law, in which event this Lease shall terminate
effective when Landlord takes possession; or

                  15.2.3 Continue this Lease in effect and enforce any or all
rights and remedies of Landlord under this Lease, including the right to recover
Minimum Rent, additional rent and charges equivalent to rent (sometimes
collectively referred to herein as "rent") as they become due under this Lease,
for so long as Landlord does not terminate Tenant's right to possession of the
Premises; or

                  15.2.4 Seek any legal or equitable relief permitted by law.

            15.3 If Landlord terminates this Lease as provided in subparagraphs
15.2.1 or 15.2.2 hereof, Landlord shall have the right to recover from Tenant:

                  15.3.1 The worth, at the time of the award, of the unpaid rent
that had been earned at the time of termination of this Lease; and

                  15.3.2 The worth, at the time of the award, of the amount by
which the unpaid rent that would have been earned after the date of termination
of this Lease until the time of award exceeds the amount of the loss of rent
that Tenant proves could have been reasonably avoided; and

                  15.3.3 The worth, at the time of the award, of the amount by
which the unpaid rent for the balance of the term after the time of award
exceeds the amount of the loss of rent that Tenant proves could have been
reasonably avoided; and

                  15.3.4 Any other amount necessary to compensate Landlord for
all detriment proximately caused by Tenant's breach or which in the ordinary
course of things would be likely to result therefrom; such as, the cost of
recovering possession of the Premises, expenses of reletting including
attorney's fees and any real estate commissions paid or payable, necessary
repair, restoration, renovation, or alteration of the Premises, and care and
safekeeping of the Premises.

"The worth, at the time of the award," as used in subparagraphs 15.3.1 and
15.3.2 of this paragraph, is to be computed by allowing interest at the Lease
Interest Rate in effect when each installment of rent referred to in said
subparagraphs became payable. "The worth, at the time of the award," as referred
to in subparagraph 15.3.3 of this paragraph, is to be computed by discounting
the amount at the discount rate of the Federal Reserve Bank of San Francisco at
the time of the award, plus one percent (1%).

            15.4 If Tenant shall breach this Lease and abandon the Premises,
this Lease shall continue in full force and effect for so long as Landlord does
not terminate Tenant's right to possession of the Premises, and Landlord may
enforce all of its rights and remedies under this Lease, including but not
limited to the right to recover rent and charges equivalent to rent as they
become due under this Lease. For the purposes of this Paragraph 15.4 and
Paragraph 15.2, the following acts by Landlord shall not constitute a
termination of Tenant's right to possession of the Premises: (i) maintenance or
preservation of the Premises, (ii) efforts to relet the Premises, or (iii) the
appointment of a receiver upon initiative of Landlord to protect Landlord's
interest under the Lease.

            15.5 In the event Landlord re-enters and takes possession of the
Premises, Landlord may at Landlord's option require Tenant to remove from the
Premises any of Tenant's property located therein. If Tenant fails to do so,
Landlord shall not be responsible for the care or safekeeping thereof and may
remove any of the same from the Premises and place the same in storage in a
public warehouse at the cost, expense and risk of Tenant with authority to the
warehouseman to sell the same in the event that Tenant shall fail to pay the
costs of transportation and storage, all in accordance with the rules and
regulations applicable to the operation of a public warehouseman's business. Any
refusal by a public warehouseman to accept personal property located in the
Premises upon such condition shall be conclusive evidence that the same is of no
substantial value, and shall be an unconditional warrant to Landlord for
disposing of the same in any manner Landlord may see fit, and without
accountability for any alleged value thereof. In addition, Landlord may, at
Landlord's election, dispose of said property pursuant to the provisions of
Sections 1980 through 1991 of the California Civil Code. In any and all such
cases of re-entry, Landlord may make any repairs in, to or upon the Premises
which may be necessary, desirable or convenient, and Tenant hereby waives any
and all claims for damages which may be caused or occasioned by such reentry or
any of the aforesaid acts of Landlord or by reason of any loss or destruction or
damage to any property in or about the Premises or any part thereof.

            15.6 Tenant further covenants and agrees that if Landlord fails or
neglects for any reason to take advantage of any of the terms hereof provided
for the termination of this Lease or for the termination or forfeiture of the
estate hereby leased, or if Landlord, having the right to declare this Lease
terminated or the estate hereby leased terminated or forfeited, shall fail so to
do, any such failure or neglect of Landlord shall not be or be deemed or be
construed to be a waiver of any provisions for the termination of this Lease
continuing to exist or for the termination or forfeiture of the estate hereby
leased subsequently arising, or as a waiver of any of the covenants, terms or
conditions of this Lease or of the prompt performance thereof by Tenant. None of
the covenants, terms or conditions of this Lease can be waived by conduct of the
parties or by estoppel; any claim or waiver must be in writing and signed by the
party entitled to the benefit thereof.

                                       14
<PAGE>

                                   ARTICLE XVI
                              Surrender of Premises

            16.1 Upon any termination of this Lease, whether by lapse of time,
cancellation pursuant to an election provided for herein, forfeiture, or
otherwise, Tenant shall immediately surrender possession of the Premises and all
buildings and improvements on the same (excepting those improvements which
Landlord shall have required Tenant to remove therefrom pursuant to Paragraph
9.3 hereof) to Landlord in a clean and orderly condition and appearance, state
of repair and operating order, and with all such improvements thereon in a good,
safe, fully operable condition, and in full compliance with all Federal, State
and local laws, rules, regulations and ordinances (including, without
limitation, any laws, rules, regulations and ordinances relating to Hazardous
Materials) and each provision of this Lease, including without limitation the
provisions of Article IX hereof. If possession is not immediately surrendered,
Landlord may, with process of law, enter the Premises and repossess the same and
expel Tenant or any subtenant or occupant therefrom. Landlord shall hold the
Premises after any such re-entry free of any right, privilege or estate of
Tenant and without any duty or obligation to Tenant in respect of any subsequent
reletting or disposition of the Premises. If Tenant's business operations on the
Premises or uses of the Premises involve any generation, storage, use, treatment
or disposal of any Hazardous Material, Tenant shall be responsible for removing
any such Hazardous Materials from the Premises and for decontaminating the
Premises and any neighboring properties affected by such Hazardous Materials.

            16.2 Upon the termination of this Lease, Tenant, if not in default
hereunder at the time, shall have the right to remove, and if directed so to do
by Landlord shall remove, from the Premises, all of Tenant's machinery,
equipment (excluding building service equipment), trade fixtures, signs,
furniture, furnishings, supplies and inventory then installed or in place in, on
or about the Premises. Except as hereinafter expressly set forth, such removal
shall be completed prior to the expiration or earlier termination of this Lease;
provided, however, if Tenant is in default of this Lease at such time, then
Tenant may not remove the foregoing items of property from the Premises; and
Landlord shall have a lien thereon as security against loss or damage resulting
from Tenant's default. Tenant shall make all repairs to the Premises required
because of such removal and Tenant shall restore the Premises to their condition
as existed when the Lease Term commenced. If this Lease shall terminate at any
time other than the time herein fixed as the expiration of the Lease Term, and
occurring not due to a default by Tenant, then Tenant, if not in default
hereunder at the time, shall have a reasonable time thereafter to effect the
removal of the foregoing items, not to exceed thirty (30) days. Tenant shall pay
Minimum Rent and items designated in this Lease as additional rent to Landlord
on a per diem basis during the time such removal is taking place.

            16.3 If any of Tenant's machinery, equipment, trade fixtures, signs,
furniture, furnishings, supplies and inventory remain on the Premises after the
end of the term hereof or time allowed to remove the same, such property shall
be deemed abandoned by Tenant and it shall become the property of Landlord
without any claim therein of Tenant should Landlord so elect.

            16.4 Upon termination of this Lease, Tenant shall surrender the
Premises in a "broom-clean" condition, with all refuse and debris removed
therefrom, and with all electrical, plumbing, heating and air conditioning
installations in a good, safe and fully operable condition, and prior to such
termination, Tenant shall fill or repair any holes or openings made by Tenant in
the walls, roof or floor of the building, remove any protuberance, and perform
any maintenance or repairs required of Tenant by this Lease. Nothing contained
in this Paragraph 16.4 shall be deemed to limit Tenant's repair and maintenance
obligations pursuant to Article IX of this Lease. If directed so to do by
Landlord, Tenant shall also remove any improvements, additions or alterations
made to the Premises by Tenant and thereafter restore the Premises to their
original condition, even though such improvements by the terms of this Lease
become a part of the Premises and the property of Landlord.

                                  ARTICLE XVII
                           Delays - Extensions of Time

            17.1 The time within which Landlord or Tenant is obligated herein to
construct, repair or rebuild any building, improvement or other structure shall
be extended and the performance excused when the delay is occasioned by the
other party (such as failure to promptly give required approvals, or
installation of machinery and equipment during construction which interferes
with or delays the contractor); or by strikes, threats of strikes or lockouts;
blackouts, war, threats of war, bombing, insurrection, riot or invasion; acts of
God, calamities, civil commotions, violent action of the elements or fire;
action, inaction or delayed action of any governmental agency; regulations or
laws of any national, state or local governmental authority; unavailability of
materials at reasonable prices, delays in delivery of materials by suppliers or
weather conditions which impair or delay construction; or other matters or
things, whether similar or dissimilar to the foregoing, beyond the reasonable
control of the obligated party. Delayed action by a governmental agency shall be
deemed to occur if a grading and foundation only permit is not issued within
twenty-one (21) days after drawings and specifications for such permit are filed
for plan check with the appropriate governmental agency, or if a building permit
is not issued within forty-five (45) days after drawings, specifications, and
engineering calculations for such permit are filed for plan check with such
governmental agency.

                                  ARTICLE XVIII
                                 Attorneys' Fees

            18.1 In the event that either Landlord or Tenant brings any action
or proceeding against the other for possession of the Premises or for the
recovery of any sum due hereunder, or because of the breach of any covenant,
condition or provision hereof, or for any other relief against the other,
declaratory or otherwise, including appeals therefrom, and whether being an
action based upon a tort or contract, then the prevailing party to this Lease in

                                       15
<PAGE>

any such proceeding shall be paid attorneys' fees and costs of such action or
proceeding which shall be enforceable whether or not such action or proceeding,
is prosecuted to final judgment, and including an allowance for attorneys' fees
for appeals and rehearings. In addition to the foregoing award of attorneys'
fees to the prevailing party, the prevailing party in any such lawsuit shall be
entitled to its attorneys' fees incurred in any post-judgment proceedings to
collect or enforce the judgment. This provision is separate and several and
shall survive the merger of this Lease into any judgment on this Lease. Should
Landlord be made a party to any suit or proceeding brought by a third party,
arising by reason of Tenant's use or occupancy of the Premises and not being a
dispute essentially between Landlord and Tenant, then Tenant shall defend Tenant
and Landlord therein, at Tenant's sole cost and expense, and shall hold Landlord
free and harmless from any claim, loss, liability, duty or obligation therein,
including any attorneys' fees of Landlord. As used here, the term "attorneys'
fees" means the full costs of legal services performed in connection with the
matters involved, calculated on the basis of usual fees charged by an attorney
performing those services, and not limited to "reasonable attorneys' fees" as
defined in any statute or rule of the court.

                                   ARTICLE XIX
                               Statement of Lease

            19.1 Tenant shall, at any time and from time to time during the
Lease Term (or any Extended Term), upon not less than five (5) days' prior
written notice from Landlord, execute, acknowledge and deliver to Landlord a
written certificate substantially in the form attached hereto as Exhibit E,
certifying: (i) that this Lease represents the entire agreement between Landlord
and Tenant, and is unmodified and in full force and effect (or, if modified,
stating the nature of such modification and certifying that this Lease, as so
modified, is in full force and effect); (ii) the dates to which Minimum Rent and
other charges or additional rent have been paid in advance, if any; (iii) the
Commencement Date and Termination Date of the Lease Term; (iv) whether Tenant
has assigned, subleased or otherwise transferred the Premises, this Lease or any
interest of Tenant therein; (v) the then-current amount of Minimum Rent and any
Security Deposit paid by Tenant to Landlord under this Lease; (vi) the date upon
which, and the amount or method by which, Minimum Rent, additional rent or other
charges payable under this Lease will next be adjusted or increased (if at all);
(vii) that there are no options to extend the term of this Lease, or if any such
options exist, describing any such options and stating the terms and conditions
upon which any such options may be exercised; (viii) that there are no rights of
first refusal to purchase the Premises or lease additional space contiguous to
the Premises, or if any such rights of first refusal exist, stating the terms
and conditions upon which the same may be exercised; (ix) that to the best
knowledge of Tenant there are not any uncured defaults on the part of Landlord
under this Lease, and that Tenant has no right of offset, counterclaim or
deduction against Minimum Rent or other payment obligations of Tenant under this
Lease, or specifying such defaults if any are claimed together with the amount
of any offset, counterclaim or deduction alleged by Tenant; and (x) that
Landlord has fully performed each and all of its construction, repair and
maintenance obligations (if any), as required under this Lease, except as may be
specifically set forth in said statement (if applicable), and that Tenant,
subject to any such stated exception(s), accepts the Premises in their present
condition.

            19.2 In addition to the certificate required pursuant to Paragraph
19.1, above, Landlord shall have the right to require Tenant to execute a
statement or certificate in a form requested by an existing or potential
purchaser, lender or other party which may acquire the Premises or hold a
security interest in the Premises (or the real property or Building of which the
Premises are a part), or any other certificate or form as may be requested by
Landlord.

            19.3 Any such certificate or statement referred to in this Article
XIX may be relied upon by any such existing or potential purchaser, lender,
other secured party, and Tenant's failure or refusal to execute and deliver such
statement within such time shall, at the option of Landlord, constitute a
material default under this Lease, and in any event, shall be conclusive and
binding upon Tenant that: (a) this Lease is in full force and effect, without
modification, except as may be represented by Landlord; (b) there are no uncured
defaults in Landlord's performance and that Tenant has no right of offset,
counterclaim or deduction against Minimum Rent or other payment obligations
under this Lease; and (c) no more than one (1) months' Minimum Rent or other
payment obligations under this Lease has been paid in advance.

            19.4 Landlord is hereby irrevocably appointed and authorized as
agent and attorney-in-fact of Tenant to execute and deliver any such certificate
or statement in the event that Tenant fails or refuses to execute and deliver
such certificate or statement within five (5) days after notice from Landlord
requesting execution and delivery thereof.

            19.5 If Landlord desires to finance, refinance, or sell all or any
portion of the real property of which the Building or the Premises are a part,
Tenant hereby agrees to deliver to any lender or purchaser designated by
Landlord such financial statements and other documents and instruments of Tenant
as may be reasonably required by any such lender or purchaser. Such statements
shall include the last three (3) years' financial statements of Tenant. All such
financial statements and other information shall be received by Landlord and any
such lender or purchaser in confidence (except for disclosures to auditors and
regulatory authorities, and except for other disclosures required by law), and
shall be used only for the purposes herein set forth.

            19.6 Tenant acknowledges and agrees that Tenant's obligation to
provide such certificates or statements constitutes a material inducement to
Landlord to execute this Lease, and Tenant shall provide Landlord with such
certificates and statements within five (5) days following Tenant's receipt of
Landlord's written request therefor. Tenant shall be responsible for and shall
indemnify and hold Landlord harmless from any and all liability, loss, cost,
damage and expense, including, without limitation, attorneys' fees, which
Landlord may incur in connection with Tenant's failure or delay in executing,
acknowledging and delivering such certificates and statements, or which may be
incurred as a result of Tenant's breach of any other covenant or agreement
embodied in this Lease that results in the delay, impairment, loss or
cancellation of any transaction, event or occurrence for which such certificates
or statements are requested.

                                       16
<PAGE>

                                   ARTICLE XX
                           Rights Reserved by Landlord

            20.1 Landlord expressly reserves all rights in and with respect to
the land hereby leased not inconsistent with Tenant's use of the Premises as
provided in this Lease, including (without in any way limiting the generality of
the foregoing) all rights to the subsurface of the land more than five (5) feet
below ground level, except where building improvements extend more than five (5)
feet below ground level; and all rights to the airspace more than ten (10) feet
above the roof of any building; and the rights to enter upon the Premises for
itself or to give easements to others for the purpose of installing, using,
maintaining, renewing and replacing such overhead or underground water, oil,
gas, sewer drainage, and other pipe lines, and telephone, electric, power,
television and other lines, cables and conduits as Landlord may deem desirable
in connection with the development or use of any other property in the
neighborhood of the Premises, whether owned by Landlord or not, all of which
pipelines, lines and conduits shall be buried to a sufficient depth or raised to
a sufficient height so as not to interfere with the use or stability of the
Premises.

                                   ARTICLE XXI
                           Covenant of Quiet Enjoyment

            21.1 Landlord does hereby covenant, promise and agree to and with
Tenant that Tenant, for so long as it is not in default hereof and is in
compliance with all of the terms and conditions of this Lease, shall and may at
all times peaceable and quietly have, hold, use, occupy and possess the Premises
throughout the term of this Lease, subject to all of the terms and conditions of
this Lease, without any molestation or eviction by Landlord or any persons
claiming by or through Landlord.

                                  ARTICLE XXII
                                   Recordation

            22.1 Neither this Lease nor a short form of memorandum of this Lease
shall be recorded in the office of any county recorder without Landlord's
express written consent. In the event of any such recordation, Tenant shall be
solely responsible for any documentary transfer taxes or other taxes relating to
or arising out of any such recordation.

                                  ARTICLE XXIII
                                  Subordination

            23.1 This Lease and Tenant's rights hereunder are and will remain
subject and subordinate to any ground lease, mortgage, deed of trust or any
other hypothecation for security now or hereafter placed upon the real property
of which the Premises are a part (the "Property"), and to all increases,
renewals, modifications, consolidations, replacements, and extensions thereof
(collectively referred to as the "Mortgage"). If the holder of a Mortgage
becomes the owner of the Property by reason of foreclosure or acceptance of a
deed in lieu of foreclosure, at such holder's election Tenant will be bound to
such holder or its successor-in-interest under all terms and conditions of this
Lease, and Tenant will be deemed to have attorned to and recognized such holder
or successor as Landlord's successor-in-interest for the remainder of the Lease
Term or any extension thereof. The foregoing is self-operative and no further
instrument of subordination and/or attornment will be necessary unless required
by Landlord or the holder of a Mortgage, in which case Tenant will, within ten
(10) days after written request, execute and deliver without charge any
documents reasonably required by Landlord or such holder in order to confirm the
subordination and attornment set forth above. No indemnification obligation of
Landlord under this Lease shall be assumed by or binding upon any such Mortgage
holder. Should the holder of a Mortgage request that this Lease and Tenant's
rights hereunder be made superior, rather than subordinate, to the Mortgage,
then Tenant will, within ten (10) days after written request, execute and
deliver without charge such agreement as may be reasonably required by such
holder in order to effectuate and evidence such superiority of the Lease to the
Mortgage. If Landlord has made an assignment of rents and leases to the Mortgage
holder, Tenant agrees to be comply with any provisions of such assignment
requiring the payment of rents to the Mortgage holder.

            23.2 If Tenant fails to execute and deliver any documents as and
when required above, such failure will constitute a default under this Lease,
entitling Landlord to the same rights and remedies as if such default were with
respect to non-payment of Minimum Rent. With respect to each Mortgage that may
encumber the Property at or after the commencement of the Lease Term, Landlord
agrees that promptly following its receipt of written request by Tenant,
Landlord will request the holder of the Mortgage to grant Tenant a
"non-disturbance agreement," in the usual form used by such holder. The term
"non-disturbance agreement" as used herein means, in general, an agreement that
as long as Tenant is not in default under this Lease, this Lease will not be
terminated if such holder acquires title to the Property by reason of
foreclosure proceedings or acceptance of a deed in lieu of foreclosure, provided
that Tenant attorns to such holder in accordance with such holder's
requirements. Except for making such written request, Landlord will be under no
duty or obligation hereunder, nor will the failure or refusal of such holder to
grant a non-disturbance agreement render Landlord liable to Tenant, or affect
this Lease in any manner. Tenant will bear all costs and expenses (including
attorneys' fees) of such Mortgage holder in connection with any such
non-disturbance agreement.

                                       17
<PAGE>

                                  ARTICLE XXIV
                                Lease Collateral

            24.1 Concurrently with the full execution and delivery of this Lease
by Tenant, Tenant shall deliver to Landlord, as collateral for the full
performance by Tenant of all of Tenant's obligations under this Lease and for
all losses, liabilities and damages that Landlord may suffer as a result of any
failure by Tenant to perform its obligations as and when required under this
Lease, a clean, standby, unconditional, irrevocable, transferable letter of
credit (the "Letter of Credit") in the form of Exhibit G attached hereto and
incorporated herein by this reference, and containing the terms required herein,
in the face amount of One Hundred Thirty Six Thousand Six Hundred Sixty Seven
and 86/100ths Dollars ($136,667.86) (the "Letter of Credit Amount"), naming
Landlord as beneficiary, issued by Bank of America or issued by a financial
institution acceptable to Landlord in Landlord's sole and absolute discretion,
and confirmed by Bank of America. The Letter of Credit shall not be mortgaged,
assigned or encumbered in any manner whatsoever by Tenant. Following the date of
the full execution and delivery of this Lease by Landlord and Tenant, Tenant
shall cause the Letter of Credit to be continuously maintained in effect
(whether through replacement, renewal or extension) in the Letter of Credit
Amount through the date (the "Final LC Expiration Date") that is sixty (60) days
after the scheduled expiration date of the Term of this Lease (as such Term may
be extended pursuant to this Lease). If the Letter of Credit held by Landlord
has a stated expiration date which is earlier than the Final LC Expiration Date
or if a notice of termination or non-renewal given by the issuing bank, then
Tenant shall deliver a new Letter of Credit or certificate of renewal or
extension to Landlord not later than thirty (30) days prior to the expiration
date of the Letter of Credit then held by Landlord. Any renewal or replacement
Letter of Credit shall comply with all of the provisions of this Article XXIV,
shall be a clean, unconditional, irrevocable, transferable standby letter of
credit as required in accordance herewith, and shall remain in effect (or be
automatically renewable) through the Final LC Expiration Date upon the same
terms as the expiring Letter of Credit or such other terms as may be acceptable
to Landlord in its sole discretion. Landlord agrees that following the thirtieth
(30th) month of the Lease Term, the amount of the letter of credit shall be
reduced by Sixty Eight Thousand Three Hundred Thirty Three and 93/100ths Dollars
($68,333.93); provided, however, that if during the preceding thirty (30)
months, Tenant has been in default of this Lease, or is currently in default,
there shall be no reduction in the amount of the letter of credit. If Tenant so
desires, Tenant may initially deliver to Landlord a check in the amount of One
Hundred Thirty Six Thousand Six Hundred Sixty Seven and 86/100ths Dollars
($136,667.86) in lieu of such Letter of Credit. However, Tenant shall, no later
than September 1, 2005, deliver to Landlord the Letter of Credit required under
this Article XXIV. Upon delivery of the Letter of Credit to Landlord, Landlord
shall return the cash collateral paid by Tenant. The cash collateral shall be
held in the same manner and purpose as the Letter of Credit, and shall be
subject to the relevant provisions of this Article XXIV. Tenant's failure to
deliver the Letter of Credit on or before September 1, 2005 shall constitute a
material default under this Lease. If the Minimum Rent shall, from time to time,
increase during the term of this Lease, Tenant shall thereupon increase the
amount of the Letter of Credit so that the amount of the Letter of Credit held
by Landlord shall at all times be equal to twice the then Initial Minimum Rent.
No interest shall be paid by Landlord to Tenant on any cash collateral or
security deposit, and no trust relationship is created between Landlord and
Tenant with respect to such Lease collateral or security deposit.

            24.2 Landlord shall have the right to draw upon the Letter of
Credit, in whole or in part, at any time and from time to time, upon the
occurrence of a "Breach" (as hereinafter defined). As used herein, a "Breach"
shall mean the occurrence of any one or more of the following: (i) if Tenant
shall fail to perform any monetary obligation owing under this Lease as and when
due; or (ii) if the Letter of Credit held by Landlord has a stated expiration
date which is earlier than the Final LC Expiration Date or if a notice of
termination or non-renewal given by the issuing bank, and Tenant fails to
deliver to Landlord, at least thirty (30) days prior to the expiration date of
the Letter of Credit then held by Landlord, a renewal or substitute Letter of
Credit that is in effect and that complies with all of the provisions of this
Article XXIV; or (iii) if Tenant shall hereafter become insolvent, make a
general assignment for the benefit of creditors, permit or suffer legal
proceedings to be instituted seeking to have Tenant adjudicated bankrupt,
reorganized or rearranged under the bankruptcy laws of the United States
(unless, in the case of an involuntary petition filed against Tenant, such
proceeding is dismissed within thirty (30) days of its filing), or if this Lease
shall pass, by operation of law or otherwise, to any person or persons or entity
other than Tenant (unless expressly permitted pursuant to Lease); or (iv) if
Tenant shall fail to observe or perform any of the express or implied covenants
or provisions of this Lease to be observed or performed by Tenant, other than as
specified in clauses (i), (ii) and (iii) above, where such failure under this
clause (iv) shall continue for a period of ten (10) days after written notice
thereof from Landlord to Tenant (provided that if the nature of such failure is
such that more than ten (10) days are reasonably required for the cure thereof,
then Tenant shall not be in Breach if Tenant shall commence such cure within
such ten (10) day period and thereafter diligently prosecute such cure to
completion and such completion shall occur not later than sixty (60) days from
the date of such notice from Landlord). No condition or term of this Lease shall
be deemed to render the Letter of Credit conditional to justify the issuer of
the Letter of Credit in failing to honor a drawing upon such Letter of Credit in
a timely manner. Tenant hereby acknowledges and agrees that Landlord is entering
into this Lease in material reliance upon the ability of Landlord to draw upon
the Letter of Credit upon the occurrence of any of the events specified in
clause (i), (ii), (iii) or (iv) above.

            24.3 The proceeds of the Letter of Credit may be applied by Landlord
against any Minimum Rent, additional rent or other monies payable by Tenant
under this Lease that is not paid when due and/or to pay for all losses and
damages that Landlord has suffered or that Landlord reasonably estimates that it
will suffer as a result of any Breach by Tenant under this Lease. Any unused
proceeds shall constitute the property of Landlord and need not be segregated
from Landlord's other assets. Provided Tenant has performed all of its
obligations under this Lease, Landlord agrees to pay to Tenant within thirty
(30) days after the Final LC Expiration Date the amount of any proceeds of the
Letter of Credit received by Landlord and not applied against any rent or other
sums payable by Tenant under this Lease that was not paid when due or used to
pay for any losses and/or damages suffered by Landlord (or reasonably estimated
by Landlord that it will suffer) as a result of any Breach by Tenant under this
Lease; provided, that if prior to the Final LC Expiration Date a voluntary
petition under the Federal Bankruptcy Code or for reorganization or

                                       18
<PAGE>

rearrangement is filed by Tenant or any Guarantor, or an involuntary petition
under the Federal Bankruptcy Code or for reorganization or rearrangement is
filed against Tenant or any Guarantor by any of Tenant's or Guarantor's
creditors, then Landlord shall not be obligated to make such payment in the
amount of the unused Letter of Credit proceeds until either all preference
issues relating to payments under this Lease have been resolved in such
bankruptcy or reorganization case or such bankruptcy or reorganization case has
been dismissed, in each case pursuant to a final court order not subject to
appeal or any stay pending appeal.

            24.4 If, as result of any application or use by Landlord of all or
any part of the Letter of Credit, the amount of the Letter of Credit shall be
less than the Letter of Credit Amount, Tenant shall, within five (5) days
thereafter, provide Landlord with additional letter(s) of credit in an amount
equal to the deficiency (or a replacement letter of credit in the total Letter
of Credit Amount), and any such additional (or replacement) letter of credit
shall comply with all of the provisions of this Article XXIV, and if Tenant
fails to comply with the foregoing, notwithstanding anything to the contrary
contained in this Lease, the same shall constitute an uncurable Event of Default
by Tenant. Tenant further covenants and warrants that it will neither assign nor
encumber the Letter of Credit or any part thereof and that neither Landlord nor
its successors or assigns will be bound by any such assignment, encumbrance,
attempted assignment or attempted encumbrance.

            24.5 Landlord may, at any time and without notice to Tenant and
without first obtaining Tenant's consent thereto, transfer all or any portion of
its interest in and to the Letter of Credit to another party, person or entity,
including any holder of a Mortgage and/or to have the Letter of Credit reissued
in the name of the holder of any Mortgage. If Landlord transfers its interest in
the Property and transfers the Letter of Credit (or any proceeds thereof then
held by Landlord) in whole or in part to the transferee, Landlord shall, without
any further agreement between the parties hereto, thereupon be released by
Tenant from all liability therefor. The provisions hereof shall apply to every
transfer or assignment of all or any part of the Letter of Credit to a new
landlord. In connection with any such transfer of the Letter of Credit by
Landlord, Tenant shall, at Tenant's sole cost and expense, execute and submit to
the issuer of the Letter of Credit such applications, documents and instruments
as may be necessary to effectuate such transfer. Tenant shall be responsible for
paying the issuer's transfer and processing fees in connection with any transfer
of the Letter of Credit and, if Landlord advances any such fees (without having
any obligation to do so and notwithstanding whether Landlord shall accept
delivery of a Letter of Credit which obligates the beneficiary thereunder to pay
any transfer fees of the Letter of Credit issuer), then Tenant shall reimburse
Landlord for any such transfer or processing fees, as additional rent, within
ten (10) days after Landlord's written request therefor.

            24.6 Landlord and Tenant (i) acknowledge and agree that in no event
or circumstance shall the Letter of Credit or any renewal thereof or substitute
therefor or any proceeds thereof be deemed to be or treated as a "security
deposit" under any laws applicable to security deposits in the commercial
context, including, without limitation, Section 1950.7 of the California Civil
Code (collectively, the "Security Deposit Laws"), (ii) acknowledge and agree
that the Letter of Credit (including any renewal thereof or substitute therefor
or any proceeds thereof) is not intended to serve as a security deposit, and the
Security Deposit Laws shall have no applicability or relevancy thereto, and
(iii) waive any and all rights, duties and obligations either party may now or,
in the future, will have relating to or arising from the Security Deposit Laws.
Without limiting the generality of the foregoing, Tenant hereby waives the
provisions of Section 1950.7 of the California Civil Code and all other
provisions of law, now or hereafter in effect, which (1) establish the time
frame by which Landlord must refund a security deposit under a lease, and/or (2)
provide that Landlord may claim from the Security Deposit only those sums
reasonably necessary to remedy defaults in the payment of rent, to repair damage
caused by Tenant or to clean the Premises, it being agreed that Landlord may, in
addition, claim those sums specified in this Article XXIV and/or those sums
reasonably necessary to compensate Landlord for any loss or damage caused by
Tenant's Breach under this Lease or the acts or omission of Tenant or any
employee, agent, contractor or invitee of Tenant.

                                   ARTICLE XXV
                                  Holding Over

            25.1 If Tenant remains in possession of the Premises after the
expiration of the Lease Term or any extension or renewal hereof, such holding
over shall not operate to extend or renew this Lease but shall be construed as a
tenancy from month-to-month which may be terminated by Landlord upon three (3)
days' prior written notice if Tenant is then in default of this Lease, or by
either party upon at least thirty (30) days' prior written notice directed to
the end of a calendar month. Such month-to-month tenancy by Tenant shall be
subject to all the terms and provisions of this Lease, except that the Minimum
Rent payable during the period of holding over shall be the greater of: (a)
Minimum Rent set forth in Item 1.6 of the Basic Lease Provisions, plus a
percentage of such rent equal to the percentage change in the CPI between the
Commencement Date of this Lease and the period of holding over; or (b) one
hundred twenty-five percent (125%) of the average monthly Minimum Rent payable
by Tenant during the last twelve (12) months of the Lease Term or any extension
or renewal thereof. Any options, rights, or privileges granted to Tenant, if
any, to extend the Lease Term, to acquire the Premises, or re-lease the same,
shall not be applicable during said period of holding over.

                                  ARTICLE XXVI
                                     General

            26.1 Remedies Cumulative. The specific remedies to which Landlord
may resort under the terms of this Lease are cumulative and are not intended to
be exclusive of any other remedies or means of redress to which Landlord may be
lawfully entitled in case of any breach or threatened breach by Tenant of any
provision of this Lease.

                                       19
<PAGE>

            26.2 Successors and Assigns. The covenants and agreements herein
contained shall bind and inure to the benefit of Landlord, its successors and
assigns, and Tenant, its successors and assigns, subject to the provisions of
this Lease.

            26.3 Payments and Interest. Except as otherwise specifically
provided in this Lease, each covenant, agreement or stipulation by a party
hereto shall be performed at such party's own cost and expense, and without cost
or expense to the other party. Any monetary obligations due from Tenant to
Landlord which are not paid when due shall bear interest from the due date until
paid to Landlord at the Lease Interest Rate. Such interest shall be paid at the
time of payment of the principal obligation as a condition of remedy of such
principal obligation. Any check tendered by Tenant which is dishonored by the
drawee bank shall not constitute payment of any obligation under this Lease. If
any check tendered by Tenant is dishonored by the drawee bank, then the checks
for all payment obligations of Tenant under this Lease for the next twelve
months shall be in the form of cashiers' checks drawn on a major bank with
offices located throughout the state of California.

            26.4 Late Charge. Tenant acknowledges that late payment of Minimum
Rent and items designated in this Lease as additional rent will cause Landlord
to incur costs and suffer damages not contemplated by this Lease, the exact
amount of which will be impracticable to ascertain. Such costs and damages
include, but are not limited to, late charges which may be imposed on Landlord
by the terms of any trust deed covering the Premises; additional administrative
duties of Landlord's personnel in determining delinquent rents and attempts to
collect such rents by reasonable means other than litigation; additional
accounting and budgetary duties of Landlord's personnel; possible adverse
effects on Landlord's credit rating resulting from impairment of Landlord's cash
flow; and attorneys' fees resulting from consultations with counsel.
Accordingly, if any installment of Minimum Rent or items designated as
additional rent are not received by Landlord within ten (10) days after the same
are due, Tenant shall pay Landlord, as additional rent, a late charge equal to
five percent (5%) of such overdue amount. Landlord and Tenant agree that such
late charge represents a fair, equitable, and reasonable estimate of the costs
and damages Landlord will incur because of Tenant's late payment.

            26.5 Late Payments and Impounds. In the event that a late charge is
payable pursuant to Paragraph 26.4, whether or not collected, for three (3)
consecutive installments of rent, then (i) rent shall automatically become due
and payable quarterly in advance, rather than monthly, notwithstanding Paragraph
4.1 or any other provision of this Lease to the contrary; (ii) if requested by
Landlord, Tenant shall furnish to Landlord Tenant's latest financial statements
covering at least the past two fiscal years and any interim statements covering
the current fiscal year; and (iii) Tenant shall pay to Landlord, if Landlord
shall so request, in addition to any other payments required under this Lease, a
quarterly advance installment payable at the same time as the quarterly rent, as
estimated by Landlord, for real property taxes and insurance expenses on the
Premises which are payable by Tenant to Landlord under the terms of this Lease.
Such fund shall be established to insure payment when due, before delinquency,
of any or all such real property taxes and insurance premiums. If the amounts
paid to Landlord by Tenant under the provisions of this Paragraph are
insufficient to discharge the obligations of Tenant to pay such real property
taxes and insurance premiums as the same become due, Tenant shall pay to
Landlord, upon Landlord's demand, such additional sums necessary to pay such
obligations. All monies paid to Landlord under this Paragraph may be
intermingled with other monies of Landlord and shall not bear interest. In the
event of a default in the obligations of Tenant to perform under this Lease,
then any balance remaining from funds paid to Landlord under the provisions of
this Paragraph may, at the option of Landlord, be applied to the payment of any
monetary default of Tenant in lieu of being applied to the payment of real
property tax and insurance premiums. All advance payments provided for in this
Paragraph shall be deemed rent under this Lease.

            26.6 Notices. Any notice or demand required or permitted by law or
by any of the provisions of this Lease shall be in writing. All notices or
demands by either party shall be deemed to have been properly given upon
delivery when served personally; two (2) business days after being deposited
with the U.S. Postal Service when sent by registered or certified mail, postage
prepaid; or by noon on the business day following the day of deposit with an
overnight express carrier when sent by overnight express service, such as
Federal Express. Notices from Landlord to Tenant shall be given to Tenant at the
address as stated in Paragraph 1.14 of the Basic Lease Provisions. Notices or
demands to Landlord shall be given to Landlord at 22010 Wilmington Avenue, Suite
400, Carson, California 90745. Either party hereto may change the place to which
notices are to be given by advising the other party in writing.

            26.7 Captions. The headings or captions of Articles in this Lease
are for convenience and reference only, and they in no way define, limit or
describe the scope or intent of this Lease or the provisions of such Articles.

            26.8 Pronouns and Singular/Plural. Feminine or neuter pronouns shall
be substituted for those masculine form or vice versa, and the plural shall be
substituted for the singular number of vice versa, in the place or places herein
where the context may require such substitution or substitutions.

            26.9 Time of Essence. Time is hereby declared to be of the essence
of this Lease and of each and every covenant, term, condition or provision
hereof.

            26.10 Reasonable Consent. Unless otherwise provided in this Lease,
whenever the consent or approval of Landlord or Tenant is required by the
provisions of this Lease, such consent or approval shall not be unreasonably
withheld or delayed.

            26.11 Fair Meaning. The language in all parts of this Lease shall be
in all cases construed as a whole according to its fair meaning, and not
strictly for nor against either Landlord or Tenant.

                                       20
<PAGE>

            26.12 Entire Agreement. This Lease contains all of the agreements of
the parties hereto with respect to any matter covered or mentioned in this
Lease, and no prior agreement or understanding pertaining to any such matter
shall be effective for any purpose. No provision of this Lease may be amended or
added to except by an agreement in writing signed by the parties hereto or their
respective successors in interest.

            26.13 No Accord and Satisfaction. No payment by Tenant or receipt by
Landlord of a lesser amount than that stipulated herein for Minimum Rent,
additional rent or any other charge shall be deemed to be other than on account
of the earliest stipulated Minimum Rent, additional rent or other charge then
due, nor shall any endorsement or statement on a check or letter accompanying
any check or payment be deemed an accord and satisfaction, and Landlord may
accept such check or payment without prejudice to rights to recover the balance
of such Minimum Rent, additional rent, or other charges or pursue any other
remedy in this Lease, at law or in equity.

            26.14 Choice of Law. This Lease shall be governed by and construed
pursuant to the laws of the State of California.

            26.15 Non-Discrimination. Tenant herein covenants by and for itself,
its heirs, executors, administrators and assigns, and all persons claiming under
or through it; and this Lease is made and accepted upon and subject to the
following conditions: That there shall be no discrimination against or
segregation of any person or group of persons, on account of race, color, creed,
national origin, or ancestry in the leasing, subleasing, transferring, use,
occupancy, tenure or enjoyment of the Premises, nor shall the Tenant itself, or
any person claiming under or through it, establish or permit any such practice
or practices of discrimination or segregation with reference to the selection,
location, number, use or occupancy of tenant's, lessees, sublessees or vendees
on the Premises.

            26.16 Counterparts. This Lease may be executed in several
counterparts, each of which shall constitute an original.

            26.17 Corporate Resolution. If Tenant is a corporation, Tenant shall
deliver to Landlord, contemporaneously with delivery of this Lease executed by
Tenant, a certified copy of a resolution of Tenant's Board of Directors
authorizing the execution of this Lease and naming the representatives
authorized to execute this Lease on behalf of Tenant.

            26.18 Reimbursements to Landlord. If Tenant, or any third party on
behalf of Tenant or with whom Tenant is engaged or contemplates engaging in
business, requests that Landlord review or approve any drawings, specifications
or engineering calculations respecting any improvements Tenant intends to
install in the Premises or execute any agreement or written instrument; and if
Landlord refers such matter to any architect, engineer, surveyor or other
professional or administrative personnel of Landlord or to legal counsel for
review and advice to Landlord, then Tenant agrees to reimburse Landlord as
additional rent for all professional fees and costs incurred by Landlord at the
actual cost thereof for persons not in the direct employ of Landlord, and at the
rate of Seventy-Five Dollars ($75.00) per hour for all time spent by
professional and administrative persons in the direct employ of Landlord. If
Tenant requests that Landlord consent to an assumption and/or assignment of this
Lease or a subletting of the Premises to a third party for which Landlord's
written consent is required, Tenant agrees to reimburse Landlord, as additional
rent, for all time spent by Landlord's administrative and professional
personnel, in reviewing the proposed form of all legal documents submitted by
Tenant and preparing necessary additional legal documents, in evaluating the
investigating the credit worthiness of the proposed assignee or subtenant, in
inspecting the Premises to determine if the same is in the condition and state
of repair as required by this Lease, in reviewing drawings and specifications
for any additional improvements to be made to the Premises, and for any other
action required in the reasonable judgment of Landlord. Landlord shall be
reimbursed at the rate of Seventy-Five Dollars ($75.00) per hour for the time
spent by its administrative and professional personnel, (or in the amount of One
Thousand Dollars ($1,000.00), whichever is greater), and at the actual cost of
professional fees and costs incurred by Landlord for persons not in the direct
employ of Landlord, for each such request made by Tenant. The hourly fee payable
to Landlord's administrative and professional personnel under this Paragraph
shall be increased by ten percent (10%) on each anniversary date of the
commencement of the term of this Lease.

            26.19 No Guard Service. Tenant hereby acknowledges that the rent
payable to Landlord hereunder does not include the cost of guard service or
other security measures, and that Landlord shall have no obligation whatsoever
to provide any such service or measures. Tenant assumes all responsibility for
the protection of Tenant, its agents and invitees from acts of third parties.

            26.20 Brokers. Tenant represents and warrants to Landlord that
Tenant has had no dealings with any real estate broker, finder or other person
with respect to this Lease in any manner, excepting only the brokers
specifically named in Item 1.11 of the Basic Lease Provisions. Tenant hereby
indemnifies and holds Landlord harmless from any liability or claim that may be
asserted against Landlord by any broker, finder or person with whom Tenant has
purportedly dealt whose name is not inserted in Item 1.11 of the Basic Lease
Provisions.

            26.21 Brokerage Commission. Tenant acknowledges its understanding
that Landlord has paid a real estate brokerage commission for securing Tenant's
tenancy at the Premises for the term of this Lease. If Tenant defaults under
this Lease and discontinues paying the rent specified herein, Tenant shall,
within thirty (30) days of such event, reimburse Landlord for the unamortized
portion of such brokerage commission pursuant to the following formula:

                                       21
<PAGE>

         Total amount of                                    Number of months of
         brokerage commission              x                unexpired lease term
                             ------------------------------
                             Number of months of lease term

            26.22 Limitation of Liability. Tenant hereby agrees that, in the
event of any actual or alleged failure, breach or default hereunder by Landlord,
Tenant's sole and exclusive remedy shall be against and shall be satisfied from
the Landlord's equity interest in the Premises. Tenant agrees that the
obligations of Landlord under this Lease do not constitute personal obligations
of the individual directors, officers or shareholders of Landlord, and Tenant
shall not seek recourse against the individual directors, officers or
shareholders of Landlord or any of their personal assets for satisfaction of any
liability with respect to this Lease.

            26.23 Parking. Tenant shall instruct and require that Tenant's
employees, agents, visitors and business invitees park motor vehicles within the
parking areas included on the Premises; and such employees, agents, visitors and
invitees shall not park on the streets within the Dominguez Technology Center.
If there is insufficient parking area included on the Premises for parking of
such motor vehicles, Tenant shall use its best efforts to obtain off-street
parking privileges on other properties in the vicinity of the Premises.

            26.24 Lease Reviewed. Landlord and Tenant have carefully read and
reviewed this Lease and each term and provision contained herein, and each of
them has referred this Lease to its own legal counsel for review and advice as
to the legal consequences of this Lease. Landlord and Tenant acknowledge their
informed and voluntary consent thereto. Landlord and Tenant further agree that,
at the time this Lease is executed, the terms of this Lease are commercially
reasonable and effectuate the intent and purpose of Landlord and Tenant with
respect to the Premises.

            26.25 Financial Statements. As a material inducement to Landlord's
execution of this Lease, Tenant hereby represents and warrants that Tenant has
furnished to Landlord true, complete, current and unqualified audited financial
statements of Tenant and any guarantor of Tenant for the last three (3) years
prepared in accordance with generally accepted accounting principles in a manner
consistently applied in each case. Throughout the Lease Term, Tenant shall,
within ten (10) days following Landlord's request, provide Landlord with
Tenant's then-current financial statements. Landlord shall maintain such
financial statements in confidence, except for disclosure to prospective
purchasers of the Premises and prospective lenders whose loans would be secured
in whole or in part by this Lease or the Premises. Throughout the Lease Term,
Tenant will furnish to Landlord prompt notice of (i) any material obligation or
material adverse development with respect to the business, financial condition
or results of operations of Tenant; and (ii) any default under this Lease or any
event, the occurrence or nonoccurrence of which constitutes, or which with the
giving of notice or the passage of time or both would constitute, a default
under Lease.

            26.26 Lease Interest Rate. As used in this Lease, the "Lease
Interest Rate" shall be a rate equal to two percent (2%) per year in excess of
the "Reference Rate" most recently announced by Bank of America, Los Angeles
from time to time, provided however that if Bank of America ceases to announce
such Reference Rate, then such rate shall be a rate comparable to such Reference
Rate; and provided further, however, that in no event shall the Lease Interest
Rate exceed the highest lawful rate of interest permissible by law.

            IN WITNESS WHEREOF, the parties hereto have executed this Lease as
of the day and year first above written.

"LANDLORD"                                 "TENANT"

Watson Partners, L.P.,                     Target Logistic Services, Inc.,
a Delaware limited partnership             a Delaware corporation

            /s/                                        /s/
------------------------------------       -------------------------------------
Signature                                  Signature

------------------------------------       -------------------------------------
Title                                      Title

------------------------------------       -------------------------------------
Printed Name                               Printed Name

------------------------------------       -------------------------------------
Date                                       Date

------------------------------------       -------------------------------------
Signature                                  Signature

------------------------------------       -------------------------------------
Title                                      Title

------------------------------------       -------------------------------------
Printed Name                               Printed Name

------------------------------------       -------------------------------------
Date                                       Date

                                       22
<PAGE>

                                    EXHIBIT A

                              Watson Partners, L.P.
                              Performance Standards

1.    PURPOSE

The purpose of these Performance Standards is to establish and maintain a
planned industrial center with design, operation and use controls in addition to
the existing standards imposed by the applicable local governmental authority.

2.    REVIEW BOARD CONTROL OF IMPROVEMENTS

All proposed plans and specifications for improvements affecting the Premises
shall be presented to and approved in writing by the Watson Review Board (the
"Board"). The Board shall consist of no fewer than three (3) members, who shall
be appointed by Watson Partners, L.P. and who shall meet from time to time in
order to conduct the Board's business.

3.    GENERAL CONDITIONS FOR IMPROVEMENTS

A.    Uses and Operations

      Uses of the Premises are limited to activities permitted under the
      applicable Zoning Ordinances of the applicable local governmental
      authority, except the following shall NOT be permitted:

1.    Uses determined by the Board to be unsafe or dangerous, such as those
      creating explosion, radiation or environmental contamination hazards.

2.    Uses determined by the Board to be objectionable or which constitute a
      nuisance by reason of creating odor, dust, fumes, smoke, noise, vibration,
      refuse matter or water-carried waste.

3.    Uses determined by the Board to be objectionable by reason of their
      adverse effects on neighboring properties.

The Board shall review all proposed uses and actual uses for control and
regulation of odor, noise, fumes, waste disposal and other problems affecting
the Premises or neighboring properties. Tenant shall not be permitted to
maintain any nuisance or waste upon the Premises.

B.    Building Setbacks

In addition to those imposed under applicable building code requirements, the
following setback requirements shall apply:

1.    Minimum street frontage setback from property lines for the placing of
      structures shall be twenty-five (25) feet. No uses shall be made of said
      setback except for: driveways; steps and walkways; landscaping and
      planters; flag poles; railroad spur tracks and switches crossing a
      roadway; and roof overhangs, provided that any such overhang is approved
      by the Board.

2.    Rear Property Lines: The setback line shall be fifteen (15) feet from rear
      property line.

3.    No fences are to be within the twenty-five (25) feet front setback without
      Board approval. No wooden fences will be allowed along the street
      frontage, unless otherwise approved by the Board. Redwood slats shall be
      permitted as a part of wire mesh fencing.

C.    Parking

1.    Parking facilities and use shall conform to the requirements of the
      applicable local governmental authority.

2.    No on-street parking, queuing, loading and unloading is permitted.

D.    Landscaping

1.    There shall be a landscaped area of twenty-five (25) feet in width
      parallel to the front property line, plus dedicated parkway. Landscaping
      may include ground covers, shrubbery, trees or tree pattern and shall
      include an adequate sprinkler system as approved by the Board.

2.    Landscaped areas of the Premises shall be maintained by the party
      designated in the Lease. Any landscape maintenance work shall be subject
      to the then-current requirements of the Board.

3.    The Board shall require that landscape maintenance service be performed
      regularly and thoroughly. Landscape maintenance service shall include, at
      a minimum, the following: lawn mowing, weeding, trimming of ground cover,
      shrubbery and trees, fertilization, irrigation, and replacement of
      components of landscaping where necessary.

                                      A-1
<PAGE>

4.    As a part of such landscaping, there shall be included a flag pole on the
      Premises. The American flag shall be flown properly by Tenant during
      daylight business hours.

5.    Landscaping materials, including street trees, shall conform to a list of
      materials approved by the Board.

6.    All parking areas shall be landscaped in a manner approved by the Board.

E.    Construction Regulations

1.    All improvements shall be designed by or under the supervision of a
      California Registered Architect and/or California Registered Structural
      Engineer.

2.    Preliminary design studies and outline specifications shall be reviewed by
      the Board.

3.    Final plans and specifications shall be reviewed and approved by the Board
      in writing prior to commencing construction. Improvements shall conform to
      normal and customary standards of appearance and construction consistent
      with good design for industrial and commercial buildings.

F.    Materials

1.    All exterior surfaces shall be painted or factory color finished in colors
      approved by the Board.

2.    Exterior walls shall be of concrete or masonry construction. Materials not
      allowed for use as an exterior skin include corrugated or plain sheet
      metal, plastics or wood. However, the Board may, in its discretion, permit
      these materials to be used in a decorative manner.

3.    Planter construction shall be of masonry or concrete materials.

4.    The foregoing provisions in respect to materials are based on such
      materials as are known today and the Board may approve new applications as
      they are developed.

G.    Outside Storage and Loading Areas

1.    No outside storage of materials, supplies or equipment or outside
      operations or processes, shall be allowed unless approved by the Board and
      said usage shall be screened to full height by permanent screening
      material.

2.    Front-facing loading docks or truck doors shall be screened from view. All
      side-facing loading docks and truck doors shall be screened to minimize
      the view from the front street.

H.    Power Transformers

The location of electrical service transforming equipment must be approved by
the Board. All transforming equipment shall be on on-ground installation and
shall be screened. Service from the main transmission lines to the Building
shall be underground.

I.    Exterior Repainting

The Building exterior surfaces shall be repainted every four to six years, but
not more than once every five years of occupancy. The Board, in its judgment,
shall determine the need to repaint, which shall be commenced within ninety (90)
days after notification from the Board to the responsible party (and diligently
and continuously pursed to completion) and which shall be performed in
accordance with standard painting specifications designated by the Board.

J.    Resurfacing Paved Areas

All asphalt or concrete paved surfaces shall be resurfaced or sealed every three
to five years, as determined by the Board, and the cost of such work shall be
borne by the party designated in the Lease as the party responsible for such
work. Any fractures, cracks, potholes, fissures, etc., resulting from any
negligence or willful misconduct of Tenant or any of Tenant's agents, employees,
shippers, customers, invitees or contractors, shall be repaired at Tenant's sole
cost and expense. Said resurfacing or sealing shall be commenced within ninety
(90) days after notification from the Board to the responsible party (and
diligently and continuously pursed to completion) and shall be performed in
accordance with specifications designated by the Board.

                                      A-2
<PAGE>

K.    Mechanical Service Controls

All heating, air conditioning and ventilation equipment within the Building
shall be covered by a current full-service inspection and repair maintenance
contract with an accredited heating and air conditioning maintenance firm. The
contract and services included shall be paid for by the Tenant. A copy of the
signed contract shall be forwarded to Landlord within ninety (90) days after
occupancy of the Building, with any changes of the contract over the term of
occupancy forwarded to the Landlord when executed.

L.    Maintenance Notification

If required maintenance as indicated above is neglected on the Premises, the
Board shall notify the responsible party in writing of the corrective action
necessary. If required corrective work is not commenced within ninety (90) days
of receipt of written notice, the Board shall cause the necessary corrective
work to be performed and the responsible party shall be responsible for the
payment of the costs of such work.

M.    Temporary Structures

No temporary structures or trailers are to be permitted except for construction
companies' use during period of construction.

N. Signs

1.    All signs which shall be erected shall have the prior written approval of
      the Board as to size, color, location and content.

2.    No billboard or outdoor advertising leases shall be permitted on the
      Premises; however, the owners and/or developers of the property may erect
      a sign or signs identifying, describing or advertising the master
      development in which the Premises is located and available buildings or
      land, and may operate, maintain, repair and replace any existing billboard
      or outdoor advertising signs. No advertising sign shall be placed by
      Tenant anywhere on the Premises. Real estate broker signs advertising any
      Premises (or portion thereof) for sub-lease by Tenant shall not be
      permitted.

3.    A single sign shall be permitted on the front of each facility (facing the
      roadway), stating only the name or identification of the Tenant of the
      facility. Under special circumstances, a second sign may be permitted with
      the Board's prior written approval, in the Board's discretion.

4.    Signs shall be single-faced and shall be confined to the walls of the
      larger Building or to secondary structures which are lower than the main
      Building. Free standing signs will be permitted only upon the Board's
      written approval.

5.    Signs located other than on the main Building (gateways, concrete or
      masonry yard enclosures) shall be subject to the written approval of the
      Board.

O.    Screening of Mechanical Equipment

All mechanical equipment on Building exteriors, roofs, or parking areas must be
screened from view of all front and side streets and adjoining side properties.
All protrusions, vents, etc., penetrating the roof shall be so screened when
extending six (6) inches or more above parapet walls or eave lines. Plans for
such screening shall be submitted to the Board for its review and written
approval prior to installation.

4.    APPROVALS, VARIANCES, WAIVERS AND CHANGES TO PERFORMANCE STANDARDS

The Board shall have the right to change the standards set forth herein at any
time. The Board shall also have the exclusive right to grant approvals required
by these standards and to waive or vary the standards in particular situations
whenever, in its opinion, such waiver or variance is in the best interests of
the owner, occupant, and/or the adjoining property. No approval, waiver, or
variance by the Board shall be effective unless it is in writing, and it shall
apply only to the applicant to whom such approval, waiver, or variance is so
granted on an individual basis.

In the event of any conflict between the provisions of the Lease and the
provisions of these Performance Standards, the provisions of the Lease shall
govern. Any capitalized term which is not specifically defined in these
Performance Standards shall have the same meaning ascribed to such term in the
Lease.

                                      A-3
<PAGE>

                                    EXHIBIT B

                                    SITE PLAN

                                      B-1

<PAGE>

                                    EXHIBIT C

                                 LEASE ADDENDUM

            In accordance with the terms of that certain lease ("Lease")
dated April 11, 2005, between Watson Partners, L.P., as Landlord, and Target
Logistic Services, Inc., as Tenant, the undersigned Landlord and Tenant
hereby confirm and agree that the commencement date of the Lease Term is
_________________, 20__, and the expiration date of the Lease Term is
___________________, 20__.

Landlord:                                  Tenant:

Watson Partners, L.P.,                     Target Logistic Services, Inc.,
a Delaware limited partnership             a Delaware corporation

------------------------------------       -------------------------------------
Signature                                  Signature

------------------------------------       -------------------------------------
Title                                      Title

------------------------------------       -------------------------------------
Printed Name                               Printed Name

------------------------------------       -------------------------------------
Date                                       Date

------------------------------------       -------------------------------------
Signature                                  Signature

------------------------------------       -------------------------------------
Title                                      Title

------------------------------------       -------------------------------------
Printed Name                               Printed Name

------------------------------------       -------------------------------------
Date                                       Date

                                      C-1

<PAGE>

                                    EXHIBIT D

                         HAZARDOUS MATERIAL CERTIFICATE
                             [Letterhead of Tenant]

                           ___________________, 20___

Watson Partners, L.P.
22010 South Wilmington Avenue
Carson, California 90745

      Re:   Lease dated April 11, 2005, between Watson Partners, L.P., a
            Delaware limited partnership ("Landlord"), and Target Logistic
            Services, Inc., a Delaware corporation ("Tenant").

Gentlemen:

      The undersigned, Target Logistic Services, Inc., a Delaware
corporation, as Tenant under the above-captioned Lease, hereby certifies to
Watson Partners, L.P. that, as of the date hereof, there are no "Hazardous
Materials" in or about the "Premises" (as those terms are defined in the
Lease), except as follows [if none, so state]:__________________________________
________________________________________________________________________________
____________________________________________.

      Tenant hereby acknowledges its continuing obligation under Paragraph 9.8
of the Lease, notwithstanding the expiration or other termination of the Lease
term, to indemnify, defend and hold Landlord harmless from and against any and
all claims, judgments, damages, penalties, fines, costs, liabilities or losses
(as more fully set forth in said Paragraph 9.8) as a result of the presence of
Hazardous Material brought upon, kept or used in or about the Premises by
Tenant, its agents, employees, shippers, contractors or invitees.

      The undersigned understands that Landlord will be relying upon the
statements of Tenant contained herein in Landlord's continued maintenance and
operation of the Premises.

                                           Target Logistic Services, Inc.,
                                           a Delaware corporation

                                           -------------------------------------
                                           Signature

                                           -------------------------------------
                                           Title

                                           -------------------------------------
                                           Printed Name

                                           -------------------------------------
                                           Date

                                           -------------------------------------
                                           Signature

                                           -------------------------------------
                                           Title

                                           -------------------------------------
                                           Printed Name

                                           -------------------------------------
                                           Date

                                       D-1

<PAGE>

                                       E-2
                                    EXHIBIT E

                              ESTOPPEL CERTIFICATE

To:   ____________________________________

      ____________________________________

      ____________________________________

      ("Lender")

Re:   Lease Date:  April 11, 2005
      Tenant:  Target Logistic Services, Inc.
      Landlord:  Watson Partners, L.P.

      The undersigned hereby states, declares, represents, warrants and agrees,
on behalf of itself and its successors and assigns, for the benefit of Lender
and its successors and assigns, as follows:

      1. Target Logistic Services, Inc., a Delaware corporation, as "Tenant" and
Watson Partners, L.P., a Delaware limited partnership, as "Landlord" entered
into a written Lease dated April 11, 2005 (the "Lease"), pursuant to which
Landlord leased to Tenant certain Premises located in the County of Los Angeles,
State of California, commonly known as 1400 Glenn Curtiss Street ("Premises").

      2. The Lease is in full force and effect, has not been modified, changed,
altered or amended in any respect (except as otherwise disclosed herein), and is
the only Lease between Tenant and Landlord affecting the Premises. A true and
complete copy of the Lease, together with all amendments, supplements,
extensions and other modifications thereto, is attached thereto as Schedule E-1.

      3. Tenant is paying the full Lease rent, and no rent, security deposit,
additional rent, or other charges under the Lease have been paid for more than
thirty (30) days in advance of its due date except $___________ (for
_____________) $__________ (for_______________), and $___________ (for
______________). The monthly Minimum Rent, and the amount of any security
deposit, additional rent and other charges Tenant has paid or is presently
paying under the Lease are as follows: current monthly Minimum Rent
$_____________; security deposit $______________; additional monthly rent and
other charges $_____________ (for ______________ __________________) and
$_____________ (for __________________________).

      4. The Commencement Date of the initial Lease Term is
__________________________, ____, and the Termination Date of the initial Lease
Term is ______________________, ____.

      5. Tenant has not assigned, subleased, encumbered or otherwise transferred
the Lease, the leasehold estate created by the Lease, or any interest of the
Tenant therein, except as follows:______________________________________________
________________________________________________________________________________
__________________________________

      6. The date upon which, and the amount or method by which the monthly
Minimum Rent, and if applicable, additional rent, the security deposit, and
other charges payable under the Lease, will next be adjusted or increased (if at
all), is as follows:____________________________________________________________
________________________________________________________________________________
__________________________________

      7. There are no option(s) to extend the Lease Term, or if any such
option(s) exist, the commencement and expiration dates thereof, and the terms
and conditions upon which any such option(s) may be exercised, are as
follows: _______________________________________________________________________
________________________________________________________________________________
__________________________________

      8. There are no rights of first refusal in favor of Tenant to purchase the
Premises or to lease additional space contiguous to the Premises, or if any such
rights of first refusal exist, the time periods within which, and the terms and
conditions upon which, the same may be exercised, are set forth as follows:
________________________________________________________________________________
________________________________________________________________________________
__________________________________

      9. To the best of the knowledge of the undersigned as of the date hereof,
there are no uncured defaults of Landlord under the Lease, and Tenant has no
right of offset, counterclaim or deduction against Minimum Rent or any other
amount due under the Lease, or if any such defaults, offsets, counterclaims or
deductions are claimed or alleged by Tenant, the nature and extent of the same,
including the dollar amounts and current status thereof, are as follows:
________________________________________________________________________________
________________________________________________________________________________
__________________________________

                                      E-1
<PAGE>

      10. As of the date hereof, Landlord has fully performed each and all
of Landlord's construction, repair and maintenance obligations (if any), as
well as any work required of Landlord under the Lease, except (if applicable)
for ____________________________________________________________________________
________________________________________________________________________________
__________________________________

and Tenant, subject to any such stated exception(s), accepts the Premises in
their present condition.

      11. To the best knowledge of the undersigned as of the date hereof, no
condition or event has occurred or exists which would prevent the Lease from
becoming effective or would permit a cancellation or termination of the Lease by
Landlord or by Tenant except as follows:________________________________________
________________________________________________________________________________
__________________________________

      12. Tenant agrees to deliver to Lender written notice of any default by
the Landlord, concurrently with giving such notice to Landlord, and Tenant
agrees to give such notice directly to Lender if Lender acquires Landlord's
interest in the Lease.

      13. The person or persons signing this Statement of Lease on behalf of the
Tenant have the power and authority to execute and deliver this Statement of
Lease.

      14. This Statement of Lease is intended for use by Landlord in connection
with the Landlord's dealings with any existing or potential institutional
purchaser, lender or other party which may now or hereafter hold a security
interest in the real property of which the Premises are a part, and it is also
intended that this Statement of Lease may be relied upon by any such existing or
potential purchaser, lender or other secured party, in connection with any such
dealings with Landlord. Capitalized terms which are not otherwise defined in
this Statement of Lease shall have the meanings ascribed to such terms in the
Lease.

DATED: ______________________

                                           Target Logistic Services, Inc.,
                                            a Delaware corporation

                                           -------------------------------------
                                           Signature

                                           -------------------------------------
                                           Title

                                           -------------------------------------
                                           Printed Name

                                      E-2
<PAGE>

                                    EXHIBIT F

                            INITIAL IMPROVEMENT WORK

Landlord shall, at Tenant's sole cost and expense, (subject to Landlord's
maximum contribution amount for the "Improvement Allowance" as described in
Paragraph 5 of the attached Lease Rider Number 1), use reasonable efforts to
accomplish the following work to Watson Land Company Standards as soon as
reasonably possible. The Initial Improvement Work shall include only those items
specified in this Exhibit F and the attached Exhibit F-1.

The Initial Improvement work shall consist of approximately 20,000 square feet
of two story office area (10,000 square feet per floor) per the attached space
plan (Exhibit F-1).

Tenant shall cause its architect, RGA Associates, to prepare final working
drawings for the Initial Improvement Work (the "Working Drawings") no later than
May 13, 2005. Any delay in delivering the Working Drawings to Landlord beyond
such date shall be a Tenant Delay. Within 15 days following Landlord's receipt
of the Working Drawings, Landlord shall obtain a bid from Landlord's general
contractor for the Base Building Improvements (the "General Contractor") and
from two other qualified contractors reasonably acceptable to Landlord and
Tenant, setting for the cost of constructing the Initial Improvement Work and
the scheduled completion date for the Initial Improvement Work. Such bids shall
include only the contractors' prices for performing the Initial Improvement
Work, and Landlord shall not add any Landlord fees or administrative charges to
the bid amounts. If Tenant elects to have the Initial Improvement Work performed
by a contractor other than the General Contractor, then any delay in the date of
Substantial Completion of the Initial Improvement Work (ie., completion later
than the date established in the General Contractor's bid) ,as a result of such
selection of a contractor other than the General Contractor, shall be a "Tenant
Delay", and the Commencement Date shall be deemed to have occurred on the date
established in the General Contractor's bid.

To the extent Landlord's reasonable estimate of the costs of performing the
Initial Improvement Work is in excess of the Improvement Allowance (based upon
cost estimates and bids obtained by third party general contractors), Tenant
shall deposit such excess amount with Landlord prior to the commencement of the
work. Any overpayment or underpayment shall be reconciled and paid within thirty
days following completion of the Initial Improvement Work.

                                      F-1
<PAGE>

                                   EXHIBIT F-1

                       INITIAL IMPROVEMENT WORK SPACE PLAN

                                      F-2
<PAGE>

                                   EXHIBIT F-2

                           BASE BUILDING IMPROVEMENTS

                                      F-3
<PAGE>

EXHIBIT F-2

                                      F-4
<PAGE>

EXHIBIT F-2

                                      F-5
<PAGE>

EXHIBIT F-2

                                      F-6
<PAGE>

                                   EXHIBIT F-3

                          EMERGENCY GENERATOR LOCATION

Landlord hereby provides its approval for Tenant to install an emergency
generator, at Tenant's sole cost and expense, in the approximate location
depicted below. Such approval is conditioned upon: (i) Tenant obtaining all
necessary permits and approvals, including, without limitation building, safety,
fire and air quality permits; (ii) the installation shall provide for a
secondary containment area, acceptable to Landlord, sufficient to contain any
fuel or fluid leaks from the generator; or generator fuel tanks; (iii) the total
fuel storage capacity for the generator shall not exceed 600 gallons, and shall
be for diesel fuel or another fuel acceptable to Landlord; (iv) operation of the
generator shall be limited to periods necessary for reasonable testing and
maintenance and for use during periods of interruption of normal electrical
service to the Building; and (iv) compliance with all applicable terms and
conditions of this lease.

Any delay in Substantial Completion of the Base Building Improvements or the
Initial Improvement Work resulting from or related to the design, permitting or
installation of the emergency generator shall be a "Tenant Delay", and the
Commencement Date of the Lease Term shall be deemed to have occurred on the date
on which it would have occurred, but for the Tenant Delay.

                                      F-7
<PAGE>

                                       G-1
                                    EXHIBIT G

                            FORM OF LETTER OF CREDIT

                                [BANK LETTERHEAD]

                             ________________, 20___

             IRREVOCABLE, UNCONDITIONAL LETTER OF CREDIT NO. ____

[Name of Landlord]
[Address of Landlord]

Gentlemen:

      ________________________, a national banking association ("Bank"), of
________, _______________ hereby issues its Irrevocable, Unconditional Letter of
Credit in favor of _______________________, a _________________________, and/or
its successors and assigns ("Landlord") for the account of ___________________,
a ___________________ ("Tenant") up to the aggregate amount of $_______,
available at sight by the drafts of Landlord on the Bank. Drafts drawn on this
Letter of Credit will be honored when presented. Multiple and partial draws
shall be permitted hereunder. This Letter of Credit is transferable in whole or
in part. The Bank shall look solely to Tenant for payment of any fee for such
transfer. Such payment is not a condition to transfer.
      The Bank hereby agrees with drawers, endorsers, and bona fide holders of
this Letter of Credit that all drafts drawn by reason of this Letter of Credit
and in accordance with the above conditions, will meet with due honor when
presented at the office of the Bank in _______________, _______________.

      The obligations of the Bank shall not be subject to any claim or defense
by reason of the invalidity, illegality, or inability to enforce any of the
agreements set forth in the Lease.

      This Letter of Credit is subject to the International Standby Practices
1998, promulgated jointly by the Institute for International Banking Law and
Practice and the International Chamber of Commerce, effective January 1, 1999,
International Chamber of Commerce Publication No. 590.

      This Letter of Credit shall terminate at 3:00 p.m. Central Standard [or
Daylight Savings] Time on _________________________ [Insert date 60 days
following scheduled expiration of Term]. [Or, if Letter of Credit will be
automatically renewed annually, insert date one year after date of Letter of
Credit and add: This Letter of Credit shall be deemed automatically extended
without amendment(s) for successive period(s) of one year each from its current
or any future expiration date(s) but in any event not beyond
_______________________________ [Insert date 60 days following scheduled
expiration of Term] which shall be the final expiration date of this Letter of
Credit, unless, at least 60 days prior to the then current expiration date, we
notify you in writing by certified mail, return receipt requested, at the
following address (or at such other address as you may specify by written notice
to us), that this Letter of Credit will not be extended beyond the current
expiration date; provided, that our obligation to make any payment hereunder in
respect of a drawing request made prior to the expiry hereof shall continue
until payment is made:

[Name of Landlord]
[Address of Landlord]

      Amounts drawn upon this Letter of Credit are to be endorsed on the reverse
side of this Letter of Credit by the negotiating bank.

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

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

                                           Name:
                                                --------------------------------

                                           Title:
                                                 -------------------------------

                                      G-1

<PAGE>

                                    EXHIBIT H

                                INSURANCE SUMMARY

      Property-All Risk Excluding Earthquake & Flood:

                                                      Blanket coverage
                                                      $140,000,000*
                                                      Deductible
                                                      $10,000

      Earthquake:

                                                      Blanket coverage
                                                      $100,000,000*
                                                      Deductible
                                                      5% of value
                                                      $100,000 minimum per
                                                      occurrence

      Flood:

                                                      Blanket coverage
                                                      $100,000,000*
                                                      Deductible
                                                      $50,000

The minimum required coverage for the Building consists of replacement value and
one year's rent as follows:

      Replacement Value             $ 2,846,000**
      Rental Value                  $   814,000**

*     Applies to all property insured under blanket policy.

**    Subject to periodic adjustments.

                                      H-1

<PAGE>

                              LEASE RIDER NUMBER 1

1. Option to Extend Lease. Tenant shall have the option, provided it is not then
in default hereunder, to extend the term of the Lease for two (2) consecutive
periods of sixty (60) months each (the "Extended Terms"), upon the same terms
and conditions as provided herein, except that: (a) Minimum Rent shall be
adjusted as provided in Paragraph 2 below; and (b) no further Extended Terms
shall be available to Tenant following the expiration of the second Extended
Term. Tenant shall exercise each such option by serving written notification
("Option Notice") upon Landlord not more than nine (9) months or less than four
(4) months prior to the expiration of the Lease (or of the first Extended Term,
in the case of extension option for the second Extended Term), of its election
to extend this Lease. The options to extend this Lease shall be exercisable by
Tenant on the express conditions that at each time of exercise, and at all times
prior to the commencement of any Extended Term, Tenant shall not be in default
under any of the provisions of this Lease, and Tenant shall not have suffered
any adverse change in its financial position which, in Landlord's sole judgment,
impairs Tenant's ability to fulfill its obligations pursuant to this Lease.
Wherever the context of this Lease so requires, the term "Lease Term" shall be
deemed to include any Extended Term for which Tenant has exercised its option.
The options to extend this Lease are personal to Tenant. If Tenant subleases any
portion of the Premises or assigns or otherwise transfers any interest under
this Lease prior to the exercise of any option, such option and any succeeding
option shall terminate and be of no further force or effect.

2. Minimum Net, Net, Net Rent for Extended Term. Minimum Net, Net, Net Rent for
the Premises at the commencement of each Extended Term shall be determined in
accordance with procedure set forth below. The then prevailing Gross Charges
shall be added to the Minimum Net, Net, Net rent in order to arrive at the
monthly Minimum Rent for such Extended Term.

            (a) Promptly following receipt by Landlord of Tenant's Option
Notice, Landlord and Tenant shall attempt to reach agreement on the initial
Minimum Net, Net, Net Rent for the Extended Term. Minimum Net, Net, Net Rent for
the Extended Term shall be at the then current fair market net, net, net rental
value for the highest and best use of the Premises. If Landlord and Tenant are
able to agree on the initial Minimum Net, Net, Net Rent for the Extended Term,
Landlord and Tenant shall immediately execute an amendment to this Lease stating
the initial Minimum Net, Net, Net Rent for the Extended Term. In no event,
however, regardless or whether determined by agreement or by appraisal, shall
the initial Minimum Net, Net, Net Rent for the Extended Term be less than the
full Minimum Net, Net, Net Rent for the last full month of the Lease Term.

            (b) If the parties are unable to agree on the initial Minimum Rent
for the Extended Term in question within forty-five (45) days following
Landlord's receipt of the Option Notice, then each party, at its cost and by
giving notice to the other party, shall have twenty (20) days within which to
appoint an MAI certified real estate appraiser with at least five (5) years'
full-time commercial appraisal experience in the area in which the Premises are
located, to appraise and set the Minimum Rent for the Extended Term in question
in accordance with the then current fair market value for the highest and best
use of the Premises. If a party does not appoint an appraiser within such twenty
(20) day period, the single appraiser appointed shall be the sole appraiser and
shall set the Net, Net, Net Rent for the Extended Term in question. If two
appraisers are appointed by the parties as stated in this Paragraph, they shall
meet promptly and attempt to set the Minimum Rent for the Extended Term in
question. If they are unable to agree within forty-five (45) days after the
second appraiser has been appointed, they shall attempt to elect a third
appraiser meeting the qualifications stated in this paragraph within twenty (20)
days after the last day the two appraisers are given to set the Minimum Rent for
the Extended Term in question. If they are unable to agree on the third
appraiser, either of the parties to this Lease, by giving ten (10) days notice
to the other party can apply to the presiding judge of the superior court of
that county, for the selection of a third appraiser who meets the qualifications
stated in this paragraph. Each of the parties shall bear one-half (1/2) of the
cost of appointing the third appraiser and of paying the third appraiser's fee.
The third appraiser, however, selected, shall be a person who has not previously
acted in any capacity for either party.

            (c) Within twenty (20) days after the selection of the third
appraiser, a majority of the appraisers shall set the initial Minimum Rent for
the Extended Term. If a majority of the appraisers are unable to set the initial
Minimum Rent within the stipulated period of time, the two closest appraisals
shall be added together and their total divided by two; the resulting quotient
shall be the initial Minimum Net, Net, Net Rent for the Premises during the
Extended Term in question.

3. Periodic Rent Adjustments.

      (a) Adjustments in the Minimum Rent shall be calculated at the end of each
"Calculation Period" (as defined below) and Minimum Rent shall be adjusted (and
such adjustments in Minimum Rent shall become effective) on each "Adjustment
Date" (as defined below). The first thirty (30) months of the Lease Term, and
each subsequent thirty (30) month period occurring during the Lease Term, shall
each constitute an "Adjustment Period". In the event Tenant exercises its option
to extend the Lease Term (as provided in Paragraph 1, above) the first thirty
(30) months of such Extended Term shall also constitute an "Adjustment Period".
The first day of the month first following the expiration of each Adjustment
Period shall be referred to herein as the "Adjustment Date".

      (b) The index to be used in computing adjustments in Minimum Rent shall be
the "All Items" Consumer Price Index for Urban Wage Earners and Clerical Workers
(1982-84=100) for Los Angeles/Riverside/Orange County, published by the United
States Department of Labor's Bureau of Labor Statistics (the "CPI").

      (c) At the end of (i) the first twelve (12) months; (ii) the second twelve
(12) months; and (iii) the last six (6) months of each Adjustment Period (each
such period being referred to herein as a "Calculation Period"), the increase in
the CPI shall be calculated. Said increase shall be computed by comparing the
"Beginning CPI" to the "Ending CPI" (as those terms are defined herein), and
calculating, on a percentage basis, changes between the Beginning CPI and the
Ending CPI.

LR-1

<PAGE>

      (d) The term "Beginning CPI" shall mean and refer to the CPI for the month
which is two (2) months prior to the commencement of each Calculation Period,
and the "Ending CPI" shall mean the CPI for the month which is two (2) months
prior to the last day of each Calculation Period. In the event the CPI increases
more than six percent (6%) during any Calculation Period, the CPI shall be
deemed to have increased six percent (6%) during such Calculation Period. In the
event the CPI increases less than three percent (3%) during any Calculation
Period, the CPI shall be deemed to have increased three percent (3%) during such
Calculation Period. For any Calculation Period that is less than one full year,
the CPI minimum and maximum increase limitations described above shall be
prorated, based upon a comparison of the amount of time in such Calculation
Period to a full year. The sum of the percentage CPI increases during each
Calculation Period which falls within the Adjustment Period in question shall be
used to determine the increase in Minimum Rent as of each Adjustment Date.

      (e) Minimum Rent to become effective on the Adjustment Date in question
shall be equal to the Minimum Rent of the immediately preceding Adjustment
Period, plus an amount equal to the increase in the CPI during such Adjustment
Period (expressed as a fraction) times the initial Minimum Net, Net, Net Rent in
effect during such Adjustment Period. For the purposes of this calculation, the
initial Minimum Net, Net, Net Rent at Commencement is $57,894.93 per month.
Subsequent CPI increase calculations will be based upon the then current Minimum
Net, Net, Net Rent only (ie. exclusive of Base Amounts for taxes, insurance,
common area maintenance and landscaping).

      (f) If, during the Lease Term, Minimum Rent payable under Paragraph 1.6 is
changed by an amendment to this Lease, said rent payable pursuant to the latest
Lease amendment shall be the rent which is adjusted by the formula set forth in
this paragraph. In no event shall Minimum Rent payable under Paragraph 1.6 be
reduced below the sum payable thereunder in the calendar month immediately
preceding a month when an adjustment in rent becomes effective. If any index is
calculated from a base different from the base period 1982-84 = 100, such index
shall be converted to a base period of 1982-84 = 100 by use of a conversion
factor supplied by said Bureau of Labor Statistics. If the CPI is discontinued
or replaced during the term of this Lease, or any extensions thereof, such other
governmental Cost of Living Index or computation which replaces the CPI shall be
used in order to obtain substantially the same result as would be obtained if
the CPI had not been discontinued or replaced.

4. Initial Improvement Work. Landlord shall, at Tenant's sole cost and expense,
(subject to Landlord's maximum contribution amount for the "Improvement
Allowance" as described in Paragraph 5 below), use reasonable efforts to
accomplish the following work to Watson Land Company Standards as soon as
reasonably possible. The Initial Improvement Work shall include only those items
specified in the attached Exhibit F and Exhibit F-1.

5. Improvement Allowance. Landlord shall provide Tenant with an allowance in an
amount not to exceed Four Hundred Ninety Thousand Six Hundred Thirty Five and
00/100ths Dollars ($490,635.00) (the "Improvement Allowance") which allowance
shall be available to pay the costs related to the Initial Improvement Work
described in the attached Exhibit F and generally depicted in the attached
Exhibit F-1. The "Improvement Allowance" represents a contribution by Landlord
towards the cost of the Initial Improvement Work (including, without limitation,
design fees, architectural and engineering fees, space planning fees, permit
fees and construction). To the extent Landlord's reasonable estimate of the
costs of performing the Initial Improvement Work is in excess of the amount of
the Improvement Allowance, Tenant shall be solely responsible for any such
excess costs and Tenant shall deposit such excess amount with Landlord prior to
commencement of the Initial Improvement Work. No unused portion of the Allowance
shall be available to or used by Tenant for any other purpose. All construction
work relating to such Initial Improvement Work shall be performed by licensed
contractors engaged by Landlord and shall be completed in a workmanlike manner,
in full compliance with all laws and ordinances applicable thereto.

LR-2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00083-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00083-of-00352.parquet"}]]