Document:

Exhibit 10.57

                                                                 NON-PLAN OPTION

                             STOCK OPTION AGREEMENT

      THIS STOCK OPTION AGREEMENT (this "Agreement") is entered into, effective
as of October 15, 2004, by VAXGEN, INC., a Delaware corporation (the "Company"),
and Kathrin Jansen, Ph.D. (the "Holder").

                                    RECITALS

      A. The Holder has been designated to receive an option outside an equity
incentive plan maintained by the Company pursuant to the Executive Employment
Agreement between the Holder and the Company.

      NOW, THEREFORE, the Company and the Holder agree as follows:

      1. GRANT OF THE OPTION. The Company grants to the Holder a non-qualified
stock option (the "Option") to acquire from the Company one hundred twenty
thousand (120,000) shares of Common Stock (the "Shares") at the price of $11.40
per share (the "Purchase Price").

      2. TERM OF THE OPTION. The Option will terminate on the earliest to occur
of the following: (i) ten (10) years from the date of grant of the Option; (ii)
the expiration of ninety (90) days following the date of termination of the
Holder's Service with the Company for any reason other than death, Disability or
Cause; (iii) the expiration of one (1) year following the date of termination of
the Holder's Service with the Company by reason of death or Disability; (iv) the
date of termination of the Holder's Service with the Company for Cause; and (v)
the earlier termination of the Option pursuant to Sections 8(c) or 9(c).

      3. EXERCISABILITY. The Option will become exercisable for twenty-five
percent (25%) of the Shares upon the Holder's completion of one year of Service
measured from the Hire Date and shall become exercisable for the balance of the
Shares in a series of thirty-six (36) successive equal monthly installments upon
the Holder's completion of each additional month of Service over the thirty-six
(36) month period measured from the first anniversary of the Hire Date.

      The number of Shares for which the Option becomes exercisable on any date
shall, if necessary to eliminate a fractional share of Common Stock, be rounded
down to the nearest whole number. After the Holder's employment with the Company
terminates for any reason, the Option will thereafter be exercisable only for
the Shares for which it was exercisable on the date of such termination.

      4. SPECIAL ACCELERATION. In the event that the Holder's employment is
terminated without Cause or upon the Holder's resignation for Good Reason within
thirteen (13) months following a Change in Control, the Option shall
automatically become fully vested and exercisable on an accelerated basis
effective as of the employment termination date, provided that the Holder shall
provide the Company with an effective general release of all known and unknown
claims, in substantially the form attached to the Employment Agreement.

                                       1.
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      5. LIMITED TRANSFERABILITY. The Option is not transferable, except (i) by
will or by the laws of descent and distribution, (ii) with the prior written
approval of the Company, by instrument to an inter vivos or testamentary trust,
in a form accepted by the Company, in which the option is to be passed to
beneficiaries upon the death of the trustor (settlor) and (iii) with the prior
written approval of the Company, by gift, in a form accepted by the Company, to
a permitted transferee under a Form S-8 registration statement promulgated by
the Securities and Exchange Commission.

      6. ADMINISTRATION.

            (a) The Option shall be administered by the Board or the
Compensation Committee of the Board (the "Administrator").

            (b) The Administrator shall have the sole authority, in its absolute
discretion, to (i) construe and interpret the terms of the Option; (ii) define
the terms used in this Agreement; (iii) prescribe, amend and rescind rules and
regulations relating to the Option; (iv) correct any defect, supply any omission
or reconcile any inconsistency in this Agreement; and (v) make all other
determinations necessary or advisable for the administration of the Option. All
decisions, determinations and interpretations made by the Administrator shall be
binding and conclusive on the Holder and on her legal representatives, heirs and
beneficiaries.

      7. EXERCISE OF THE OPTION. In order to exercise the Option, the Holder
must do the following:

            (a) deliver to the Company a written notice, substantially in the
form of the attached Exhibit A, specifying the number of Shares for which the
Option is being exercised;

            (b) tender payment to the Company of the aggregate Purchase Price
for the Shares for which the Option is being exercised, which amount may be paid
(i) in cash or by certified or cashier's check; (ii) by delivery to the Company
of shares of Common Stock held by the Holder for the requisite period necessary
to avoid a charge to the Company's earnings for financial reporting purposes and
valued at Fair Market Value on the date of exercise; or (iii) pursuant to a
program developed under Regulation T as promulgated by the Federal Reserve Board
that, prior to the issuance of Common Stock, results in either the receipt of
cash (or check) by the Company or the receipt of irrevocable instructions to pay
the aggregate exercise price to the Company from the sales proceeds; and

            (c) pay, or make arrangements satisfactory to the Administrator for
payment to the Company of, all income and employment taxes required to be
withheld by the Company in connection with the exercise of the Option.

      8. CORPORATE TRANSACTIONS.

            (a) If (i) the Company shall at any time be involved in a
transaction described in Section 424(a) of the Code (or any successor provision)
or any "corporate transaction" described in the regulations thereunder; (ii) the
Company shall declare a dividend payable in, or shall subdivide or combine, its
Common Stock or (iii) any other event with substantially the same effect shall
occur, the Administrator shall proportionately adjust the number of shares of

                                       2.
<PAGE>

Common Stock subject to the Option, the exercise price per share, or both so as
to preserve the rights of the Holder substantially proportionate to the rights
of the Holder prior to such event.

            (b) If the Company shall at any time declare an extraordinary
dividend with respect to the Common Stock, whether payable in cash or other
property, the Administrator may, in the exercise of its sole discretion and with
respect to the Option, proportionately adjust the number of shares of Common
Stock subject to the Option, the exercise price per share, or both so as to
preserve the rights of the Holder substantially proportionate to the rights of
the Holder prior to such event.

            (c) If the Company is liquidated or dissolved, the Administrator may
allow the Holder to exercise all or any part of the unvested portion of the
Option held by her, provided she do so prior to the effective date of such
liquidation or dissolution. If the Holder does not exercise the Option prior to
such effective date, the Option shall terminate as of the effective date of the
liquidation or dissolution.

            (d) The foregoing adjustments in the shares subject to the Option
shall be made by the Administrator or by the applicable terms of any assumption
or substitution document.

            (e) The grant of the Option shall not affect in any way the right or
power of the Company to make adjustments, reclassifications, reorganizations or
changes of its capital or business structure, to merge, consolidate or dissolve,
to liquidate or to sell or transfer all or any part of its business or assets.

      9. CHANGE IN CONTROL.

            (a) To the extent the Option is outstanding at the time of
occurrence of any of the events described in Subsections (i), (ii), (iii) and
(iv) below, the Option shall become immediately vested and fully exercisable for
the periods indicated (each such exercise period referred to as an "Acceleration
Window"):

                  (i) For a period of forty-five (45) days beginning on the day
on which any Person together with all Affiliates and Associates (as such terms
are defined below) of such Person shall become the Beneficial Owner (as defined
below) of fifty percent (50%) or more of the shares of Common Stock then
outstanding, but shall not include the Company, any subsidiary of the Company,
any employee benefit plan of the Company or of any subsidiary of the Company, or
any Person or entity organized, appointed or established by the Company for or
pursuant to the terms of any such employee benefit plan;

                  (ii) Beginning on the date that a tender or exchange offer for
Common Stock by any Person (other than the Company, any subsidiary of the
Company, any employee benefit plan of the Company or of any subsidiary of the
Company, or any Person or entity organized, appointed or established by the
Company for or pursuant to the terms of any such employee benefit plan) is first
published or sent or given within the meaning of Rule 14d-2 under the Exchange
Act and continuing so long as such offer remains open (including any extensions
or renewals of such offer), unless by the terms of such offer the offeror, upon
consummation

                                       3.
<PAGE>

thereof, would be the Beneficial Owner of less than fifty percent (50%) of the
shares of Common Stock then outstanding;

                  (iii) For a period of twenty (20) days beginning on the day on
which the stockholders of the Company (or, if later, approval by the
stockholders of any Person) duly approve any merger, consolidation,
reorganization or other transaction providing for the conversion or exchange of
more than fifty percent (50%) of the outstanding shares of Common Stock into
securities of any Person, or cash, or property, or a combination of any of the
foregoing, unless the holders of the voting stock of the Company immediately
prior to such transaction hold not less than fifty percent (50%) of the voting
rights in the surviving entity; or

                  (iv) For a period of twenty (20) days beginning on the day on
which, at any meeting of the stockholders of the Company involving a contest for
the election of directors, individuals constituting a majority of the Board who
were not the Board's nominees for election immediately prior to the meeting are
elected; provided, however, that with respect to the events specified in
Subsections (i), (ii) and (iii) above, such accelerated vesting shall not occur
if the event that would otherwise trigger the accelerated vesting of the Option
has received the prior approval of a majority of all of the directors of the
Company, excluding for such purposes the votes of directors who are directors or
officers of, or have a material financial interest in any Person (other than the
Company) who is a party to the event specified in Subsection (i), (ii) or (iii)
above which otherwise would trigger acceleration of vesting; and provided,
further, that the Option shall not be accelerated pursuant to this Section
9(a)(iv) to the extent it is converted into an option to purchase shares of
Exchange Stock as provided in Section 9(c) below.

            (b) The exercisability of the Option which remains unexercised
following expiration of an Acceleration Window shall be governed by the vesting
schedule and other terms of this Agreement.

            (c) If the stockholders of the Company receive shares of capital
stock of another Person ("Exchange Stock") in exchange for or in place of shares
of Common Stock in any transaction involving any merger, consolidation,
reorganization or other transaction providing for the conversion or exchange of
all or substantially all outstanding shares of Common Stock into Exchange Stock,
then at the closing of such transaction the Option shall be converted into an
option to purchase shares of Exchange Stock unless the Company (by the
affirmative vote of a majority of all of the directors of the Company, excluding
for such purposes the votes of directors who are directors or officers of, or
have a material financial interest in the Person issuing the Exchange Stock and
any Affiliate of such Person), in its sole discretion, determines that the
Option shall not be so converted but instead shall terminate. The amount and
price of the converted Option shall be determined by adjusting the amount and
price of the Option in the same proportion as used for determining the shares of
Exchange Stock the holders of the Common Stock received in such merger,
consolidation, reorganization or other transaction. Unless altered by the
Administrator, the vesting schedule set forth in this Agreement shall continue
to apply to the Option granted for Exchange Stock.

      10. NO SERVICE CONTRACT. The grant of the Option shall not confer upon the
Holder any right to continue in Service for any period of specific duration or
interfere with or otherwise restrict in any way the rights of the Company (or
any Parent or Subsidiary employing

                                       4.
<PAGE>

or retaining the Holder) or of Holder, which rights are hereby expressly
reserved by each, to terminate the Holder's Service at any time for any reason,
with or without cause.

      11. ENTIRE AGREEMENT; AMENDMENTS; BINDING EFFECT. This Agreement
constitutes the entire agreement and understanding between the Company and the
Holder regarding the subject matter hereof. No amendment of the Option or this
Agreement, or waiver of any provision of this Agreement, shall be valid unless
in writing and duly executed by the Company and the Holder. The failure of any
party to enforce any of that party's rights against the other party for breach
of any of the terms of this Agreement shall not be construed as a waiver of such
rights as to any continued or subsequent breach. This Agreement shall be binding
upon the Holder and her heirs, successors and assigns.

      12. DEFINITIONS.

            (a) "Affiliate" shall have the meaning set forth in Rule 12b-2
promulgated under the Exchange Act.

            (b) "Associate" shall have the meaning set forth in Rule 12b-2
promulgated under the Exchange Act.

            (c) "Beneficial Owner" shall have the meaning set forth in Rule
16a-1(a) promulgated under the Exchange Act.

            (d) "Board" shall mean the board of directors of the Company.

            (e) "Cause" shall mean any of the following:

                  (i) fraud or illegal acts committed by the Holder;

                  (ii) the Holder's material breach of any written agreement
with the Company, including but not limited to the Employment Agreement or a
Proprietary Information Agreement;

                  (iii) the Holder's material failure to perform her job duties
as determined by the Company in its reasonable judgment, and after notice of
such failure and the reasons therefor have been given to the Holder by the
Company's Chief Executive Officer and the Holder has had a thirty (30)
business-day period within which to cure such failure (such notice to be
provided only if the Holder's failure is reasonably susceptible to cure); or

                  (iv) a material violation of any Company employment policy,
including but not limited to the Company's policies against harassment and
discrimination, and/or the Company's substance abuse policy, which violation
causes material harm to the Company.

            (f) "Change in Control" shall be deemed to have occurred if:

                  (i) there is an acquisition by any individual, entity or group
(within the meaning of Section 13(d)(3) or 14(d)(2) of the Exchange Act) (for
the purposes of this Section, a "Person") of beneficial ownership (within the
meaning of Rule 13d-3 promulgated

                                       5.
<PAGE>

under the Exchange Act) of fifty percent (50%) or more of the voting power of
the then outstanding voting securities of the Company entitled to vote generally
in the election of directors (the "Outstanding Company Voting Securities");
provided, however, that any acquisition by any employee benefit plan (or related
trust) sponsored or maintained by the Company or any corporation controlled by
the Company shall not constitute a Change in Control; or

                  (ii) individuals who, as of the date of the Employment
Agreement, constitute the Board (the "Incumbent Board") cease for any reason to
constitute at least a majority of the Board; provided, however, that any
individual (other than an individual whose initial assumption of office occurs
as a result of an actual or threatened solicitation of proxies or consents by or
on behalf of a Person other than the Board) who becomes a director subsequent to
the date of the Employment Agreement whose election or nomination for election
by the Company's shareholders was approved by a vote of at least a majority of
the directors then comprising the Incumbent Board shall be considered as though
such individual were a member of the Incumbent Board; or

                  (iii) there is a consummation of a reorganization, merger or
consolidation or sale or other disposition of all or substantially all of the
assets of the Company (a "Business Combination") unless, following such Business
Combination, (A) individuals and entities who were the beneficial owners of the
Outstanding Company Voting Securities immediately prior to such Business
Combination beneficially own, directly or indirectly, more than fifty percent
(50%) of the voting power of the then Outstanding Company Voting Securities of
the corporation resulting from such Business Combination (including, without
limitation, a corporation which as a result of such transaction owns the Company
or all or substantially all of the Company's assets either directly or through
one or more subsidiaries) and (B) at least a majority of the members of the
board of directors of the corporation resulting from such Business Combination
were members of the Incumbent Board at the time of the execution of the initial
agreement, or of the action of the Board, providing for such Business
Combination; or

                  (iv) approval by the shareholders of the Company of a complete
liquidation or dissolution of the Company.

            (g) "Code" shall mean the Internal Revenue Code of 1986, as amended.

            (h) "Common Stock" shall mean the common stock of the Company.

            (i) "Disability" shall mean any physical, mental or other health
condition which substantially impairs the Holder's ability to perform her
assigned duties for one hundred twenty (120) days or more in any two hundred
forty (240) day period or that can be expected to result in death. The
Administrator shall determine whether the Holder has incurred a Disability on
the basis of medical evidence acceptable to the Administrator. Upon making a
determination of Disability, the Administrator shall, for purposes of this
Agreement, determine the date of the Holder's termination of Service.

            (j) "Employment Agreement" shall mean the Executive Employment
Agreement between the Holder and the Company.

                                       6.
<PAGE>

            (k) "Exchange Act" shall mean the Securities Exchange Act of 1934,
as amended.

            (l) "Fair Market Value" per share of Common Stock on any relevant
date shall be determined in accordance with the following provisions:

                  (i) In circumstances in which a public market exists for the
Common Stock, the average of the closing bid and asked prices of the Common
Stock quoted in the Over-The-Counter Market Summary or the last quoted sale
price of the Common Stock or the closing price quoted on the Nasdaq National
Market or on any exchange on which the Common Stock is listed, whichever is
applicable, as published in The Wall Street Journal for the five (5) trading
days prior to the date of determination of the Fair Market Value.

                  (ii) In all other circumstances, the Fair Market Value will be
established by the Administrator acting in good faith.

            (m) "Good Reason" shall mean the occurrence of any of the following
events following a Change in Control:

                  (i) the assignment to the Holder of any duties inconsistent
with the Holder's senior management position, authority, duties or
responsibilities immediately prior to a Change in Control;

                  (ii) a reduction by the Company in the Holder's annual base
salary in effect immediately prior to a Change in Control (except where such
reductions are imposed uniformly on senior executives in the post-transaction
parent company);

                  (iii) a relocation of the Holder's place of work that would
increase the Holder's one-way commuting distance by more than thirty-five (35)
miles over her commute immediately prior to a Change in Control;

                  (iv) the failure to continue to provide the Holder with
benefits substantially similar to those enjoyed by the Holder under any of the
Company's benefit plans in which the Holder was participating prior to a Change
in Control;

                  (v) the failure to pay the Holder any deferred compensation
due to the Holder; or

                  (vi) a material breach by the Company of any of the terms and
provisions of the Employment Agreement resulting in material harm to the Holder.

            (n) "Hire Date" shall mean the tenth business day following the date
that the Employment Agreement has been signed by both parties.

            (o) "Parent" shall mean any corporation (other than the Company) in
an unbroken chain of corporations ending with the Company, provided each
corporation in the unbroken chain (other than the Company) owns, at the time of
the determination, stock

                                       7.
<PAGE>

possessing fifty percent (50%) or more of the total combined voting power of all
classes of stock in one of the other corporations in such chain.

            (p) "Person" shall include any individual, firm, corporation,
partnership or other entity.

            (q) "Service" shall mean the provision of services to the Company
(or any Parent or Subsidiary) by the Holder in the capacity as an employee, a
non-employee member of the Board, or a consultant or independent advisor.

            (r) "Subsidiary" shall mean any corporation (other than the Company)
in an unbroken chain of corporations beginning with the Company, provided each
corporation (other than the last corporation) in the unbroken chain owns, at the
time of the determination, stock possessing fifty percent (50%) or more of the
total combined voting power of all classes of stock in one of the other
corporations in such chain.

                                       8.
<PAGE>

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

COMPANY                                  VAXGEN, INC.
                                         a Delaware corporation

                                         By /s/ Lance K. Gordon
                                         ----------------------
HOLDER
                                            /s/ Kathrin Jansen, Ph.D.
                                            -------------------------
                                                Kathrin Jansen, Ph.D.

                                       9.
<PAGE>

                                    EXHIBIT A
                           FORM OF EXERCISE OF OPTION

To:   VaxGen, Inc.
      1000 Marina Blvd., Ste. 200
      Brisbane, CA 94005

      The undersigned holds Option Number ____ (the "Option"), represented by a
Stock Option Agreement dated effective as of October 15, 2004 (the "Agreement").

      The undersigned hereby exercises the Option and elects to purchase
________________ shares (the "Shares") of Common Stock of VaxGen, Inc. (the
"Company") pursuant to the Option.

      This notice is accompanied by full payment of the Purchase Price for the
Shares in cash or by check or in another manner permitted by Section 7(b) of the
Agreement. The undersigned has also paid, or made arrangements satisfactory to
the Administrator for payment of, all taxes, if any, required to be withheld by
the Company in connection with the exercise of the Option.

      Date: __________________, ____

                                              ---------------------------------
                                              Kathrin Jansen, Ph.D.

                                      10.EXHIBIT 10.3
                                     Lease

       This  Indenture,  made this  14th day of  November,  2003 by and  between
Lewinger  Hamilton  Santa Fe LLC (for  purposes of this Lease any  reference  to
Lessor is actually the position of  Sublessor)  hereinafter,  whether  singular,
plural, masculine,  feminine,  neither, designated as "Lessor", which espression
shall include Lessor's heirs, personal  representatives,  assigns and successors
in interest, and CytoDyn Inc. a Colorado Corporation (for purposes of this lease
any  reference  to Lessee ix actually the  position of  Sublessee)  hereinafter,
plural, masculine, feminine, or neuter, designated as "Lessee", which expression
shall include all Lessee's,  jointly and severally,  and shall include  Lessee's
heirs,   personal   representatives,   assigns,   and  successors  in  interest;
WITNESSETH:

I.     DEMISE OF PREMISES.
Lessor,  for  and  in  consideration  of the  covenants  and  agreements  herein
contained  to  be  kept  and  performed  by  Lessee.   Lessee's  heirs  personal
representatives,  assigns,  and  successors in interest,  and upon the terms and
conditions  herein  contained,  does hereby let, lease, and demise to Lessee the
following  described premises situated in the city of Santa Fe, in the county of
Santa Fe, State of New Mexico, to-wit:

The one office space further  described on Exhibit B, attached hereto and made a
part hereof, which is a part of Suite 1, 200 West Devargas, Santa Fe, NM 87501

II.    TERM OF LEASE
The term of this lease shall be for a period of Twelve (12) months, beginning on
the 14th day of November,  2003,  and ending on the 30th day of November,  2004.
Subject to the status of Lessor's lease.

III.   RENT
Lesee,  for and in  consideration  of this  Lease  and the  demise  of the  said
premises by Lessor to Lessee,  hereby agrees and covenants with Lessor to pay as
rent for said premises, without notice or demand, the sum of Four Hundred Ninety
Five Dollars ($495.00) per month in the following manner to wit.

Payable on the first of each month.  Upon  execution of this lease,  Lessee will
pay the proraate rent for the remainder of November, 2003 and a $495.00 security
deposit.

All of the rent  shall be paid by Lessee to Lessor or  Lessor's  order in lawful
money of the United  States at 200 West DeVargas  Street,  Suite 1, Santa Fe, NM
87501 or at such other place as Lessor may designate  from time to time for this
purpose.

IV.    USE OF PREMISES
Lesse,  for and in  consideration  of this  Lease  and the  demise  of the  said
premises by Lessor to Lessee,  hereby agrees and  convenants  with Lessor to use
and occupy the said  premises for the purpose of  professional  office space and
for no other purpose without first obtaining  written consent of Lessor therfor,
Lessee  shall not use or occupy or permit  the  demised  premises  to be used or
occupied,  or do or permit anything to be done in or on the demised premises, in
a manner  which  will make void or  voidable  any  insurance  then in force with
repect  thereto,  or which  will  make it  impossible  to  obtain  fire or other
insurance required to be furnished  hereunder,  or which will cause or be likely
to casue structural  damage to the demised  premises or any portion thereof,  or
which will constitute a public private nuisance.  Further,  the Lessee shall not
use or occupy or permit the  demised  premises  to be used or  occupied  for any
other business,  purpose, or be deemed  disreputable or extra-hazardous,  or for
any  purpose or in any manner  which is in  violation  of any  present or future
municipal. state and federal ordinances, laws, rules and regulations.

<PAGE>

V.     CONDITION OF PREMISES AND REPAIRS.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby agrees and covenants  with Lessor that Lessee has examined the
said  premises  prior to execution  hereof,  knows the  condition  thereof,  and
acknowledges  that Lessee has received  the said demised  premises in good order
and  condition,  and that no  representation  or warranty as to the condition or
repair of the said premises has been made by Lessor,  and, at the  expiration of
the term of this Lease, or any renewal or extension  thereof,  Lessee will yield
up peaceably  the said premises to Lessor in as good order and condition as when
the same were entered upon by Lessee, loss by fire or inevitable accident, damge
by the elements, and reasonable use and wear excepted;  that Lessee wil keep, at
Lessee's own expense, the said premises in good order and repair during the term
of this Lease, or any extension or renewal  therof,  and will repair and replace
promplty,  at  Lessee's  own  expense,  any and all damage,  including,  but not
limited to, damage to roof, walls,  floors and foundations,  heating and cooling
units, plumbing,  glass, sidewalks, and all other appertenances,  that may occur
from time to time;  that  Lessee  hereby  waiver  any and all right to have such
repairs or  replacements  made by Lessor or at Lessor's  expense;  and that,  if
Lessee fails to make such repairs and replacements  promptly, or if such repairs
and  replacements  have not  been  made  within  fifteen  (15)  days  after  the
occurrence  of damage,  Lessor may, at Lessor's  option,  make such  repairs and
replacements,  and Lessee  hereby agrees and covenants to repay the cost thereof
to Lessor on demand.

VI.    LIABILITY OF LESSOR.
Lessor,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby  agrees and  covenants  with Lessor  that Lessor  shall not be
liable for any damge to persons or property  arising from any cause  whatsoever,
which shall occur in any manner in or about the said premises, and Lessee hereby
agrees  to  indemnify  and  save  harmles  Lessor  from any and all  claims  and
liability for damage to persons or property  arising from any cause  whatsoever,
which shall occur in any manner in or about the said demised premises, or to any
part  thereof,  or to any  property  or effects  therein or  thereon,  caused by
leakage from the roof of said premises or by bursting,  leakage,  or overflowing
of any waste pipes, water pipes, tanks,  drains, or stationary  washstands or by
reason of any damage whatsoever caused by water from any source whatsoever,  and
Lessee hereby  agrees and  covenants to indemnify and save harmless  Lessor from
any and all claims and liability for any damage to the said demised premises; or
to any part thereof, or to any property or effects therein or thereon.

VII.   REQUIREMENTS OF PUBLIC AUTHORITY.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby agress and covenants  with Lessor that during the term of this
Lease,  Lessee shall, at its own cost and expense,  promptly  observe and comply
with all present and future  municipal,  state,  and federal  ordinances,  laws,
rules, and regulations affecting the demised premises or apportenances  thereto,
or any part thereof  whether the same are in force and effect at the time of the
commencement of the term of this Lease or may in the future be passed,  enacted,
or directed,  and Lessee  shall pay all costs,  expenses,  liabilities,  losses,
damages, fines, penalties,  claims, and demands, including reasonable attorney's
fees,  that may in any manner arise out of or be imposed  because of the failure
of Lessee to comply with the covenants and  agreements  of this  paragraph  VII.
Further,  Lessee hereby agrees and covenants with Lessor that if Lessee fails to
comply  promptly  with any  present  or future  municipal,  state,  and  federal
ordinances,  laws, rules, and regulations,  or fails to comply by such time that
compliance  may be required by law,  Lessor may, at Lessor's  option,  take such
actions as may be  necessary  to comply with all  present and future  municipal,
state, and federal ordinances,  laws, rules, and regulations,  and Lessee hereby
agrees and  covenants to repay the cost incurred by Lessor in taking such action
to Lessor on demand.

<PAGE>

VIII.  ALTERATIONS, ADDITIONS, AND IMPROVEMENTS.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises, hereby agrees and covenants with Lessor that Lessee shall not make, or
suffer  or  permit  to be made,  any  alterations,  additions,  or  imporvements
whatsoever in or about the said demised  premises  without  first  obtaining the
written consent of Lessor therefore,  provided,  however,  that such consent, if
given shall be subject to the express  condition  that any and all  alterations,
additions,  and  improvements  shall  be done at  Lessee's  own  expense  and in
accordance and  compliance  with all applicable  municipal,  state,  and federal
ordinances,  laws, rules, and regulations,  and that Lessee hereby covenants and
agrees with Lessor that in doing and performing  such work,  Lessee shall do and
perform the same at Lessee's own expense,  in conformity and compliance with all
applicable   municipal,   state,  and  federal  ordinances,   laws,  rules,  and
regulations, and that no liens of mechanies, materialmen,  laborers, architects,
???????, contractors,  sub-contractors, or any other lien of any kind whatsoever
shall be created against or imposed upon the said demised premises,  or any part
thereof,  and that Lessee shall  indemnify and save harmless Lessor from any and
all  liability  and claims for  damages of every kind and nature  which might be
made, or from judgments rendered against Lessor or against said demised premises
on account of or arising out of such alterations, additions, or improvements.

IX.    OWNERSHIP OF ALTERATIONS, ADDITION, AND IMPROVEMENTS.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby agrees and covenants with Lessor that any and all alterations,
additions,  and  improvements,  except signs,  shelving,  movable  furniture and
equipment  not  affixed to the roof,  walls,  or floors,  made at  Lessee's  own
expense after having first obtained the written consent of Lessor  therefor,  in
accordance  with the provisions  contained in Paragraph VIII hereof,  whether or
not attached to the roof,  walls,  floors,  foundations,  or the premises in any
manner  whatsoever,  shall  immediately merge and become a permanent part of the
reality,  and any and all interest of the Lessee therein shall  immediately vest
in Lessor, and all such alterations, additions, and improvements shall remain on
the said premises and shall not be removed by Lessee at the  termination of this
Lease. The signs, shelving,  moveable furniture and equipment not affixed to the
roof,  walls,  or floors,  shall be removed by Lessee at Lessee's  expense on or
before the  termination of the Lease,  and Lessee shall repair any damage caused
thereby at Lessee's  own  expense,  such that the  premises  shall be in as good
order and condition as when the same were entered upon by Lessee.

X.     ASSIGNMENT AND SUBLETTING. See Exhibit A.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby  agrees and  covenants  with  Lessor that  neither  Lessee nor
Lessee's heirs,  personal  representatives,  assigns,  or successors in interest
shall  assign  this Lease or sublet the said  demised  premises,  in whole or in
part,  without first obtaining the written consent of Lessor therefore,  that no
assignment  of this Lease or any  subletting  of the said demised  premises,  in
whole or in part,  shall be valid,  except by and with the  written  consent  of
Lessor  first  obtained;  that the consent of Lessor to any such  assignment  or
subletting  shall not operate to  discharge  Lessee or Lesse's  heirs,  personal
representatives, assigns, or successors in interest from thir liability upon the
agreements  and  covenants  of  this  Lease,  and  Lessee,   Lessee's   personal
representatives, assigns, and successors in interest shall remain liable for the
full and complete performance of all of the terms,  conditions,  covenants,  and
agreements herein contained as principals and not as guarantors or sureties,  to
the same  extent as though no  assignment  or sublease  had been made;  that any
consent of Lessor to any such  assignment or  subletting  shall not operate as a
consent to further  assignment or subletting or as a waiver of this covenant and
agreement  against  assignment  and  subletting  and  that  following  any  such
assignment or subletting the assignee and/or  sublettee shall be bound by all of
the terms,  conditions,  covenants, and agreement herein contained including the
covenant against assignments and subletting.

XI.    UTILITY AND OTHER CHARGES. See Exhibit A - Utilities paid by Lessor.

XII.   LESSOR'S  RIGHT  OF  ENTRY  AND  TO  MAKE  ALTERATIONS,   ADDITIONS,  AND
       IMPROVEMENTS.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby agrees and covenants with Lessor that Lessor,  Lessor's heirs,
personal representatbies, assigns, agents, attorneys, and successors in interest
shall have the right at any time,  upon  reasonable  notice to Lessee,  to enter
upon the said premises to inspect the same and to make any and all improvements,
alterations,  and  additions  of any kind  whatsoever  upon  the said  premises,
providing such improvements, alterations, and additions are reasonably necessary
or  convenient  to the use to which the said premises are being put at the time,
but at no time shall Lessor be  compelled or required to make any  improvements,
alterations, or additions.

<PAGE>

XIII.  TAXES, OTHER ASSESSMENTS, AND INSURANCE.

Lessee and Lessor  hereby  covenant  and agree  that all taxes and  special  and
general  assessments  of whatsoever  kind and nature,  extraordinary  as well as
ordinary,  which have been or may be levied upon the said  demised  premises and
upon any  alterations,  additions,  and improvements  thereon,  shall be paid by
Owner at the time when the same become due and  payable,  and that all taxes and
special and general assessments of whatsoever kind and nature,  extraordinary as
well as ordinary,  which have been or may be levied upon the  personal  property
located upon the said demised  premises shall be paid by Lessee at the time when
the same shall become due and payable.  Lessee, for and in consideration of this
Lease and the demise of the said  premises,  hereby  agrees and  covenants  with
Lessor to carry and  maintain in  fullforce  and effect  during the term of this
Lease,  and any  extension  or renewal  thereof,  at  Lessee's  expense,  public
liability  insurance covering bodily injury and property damage liability,  in a
form and with an insurance company acceptable to Lessor, with limits of coverage
of not less than $500,000 for each person and  $1,000,000 in the  aggregated for
bodily  injury or death  liabilty  for each  accident  and $100,000 for property
damage liability for each accident, for the benefit of both Lessor and Lessee as
protection against all liability claims arising from the premises. Lessee hereby
agrees and covenants  with Lessor to deliver a copy of the  insurance  policy or
policies  to  Lessor  at the  beginning  of the term of this  Lease,  or as soon
thereafter as practible,  and to give Lessor not less than ten (10) days written
notice informing Lessor of the expiration of any such policy.  Fire and extended
coverage  insurance upon all buildings,  alterations,  and imporvements upon the
said premises shall be provided for as follows:  Owner of the building, and fire
and extended  coverage  insurance  upon all of the  contents and other  personal
property situated upon the said premises shall be provided for as follows: Owner
of such personal property.

It is  understood  and agreed by and  between  the  parties  that a copy of each
policy of fire and extended coverage  insurance shall be provided to the parties
hereto at the  beginning  of the term of this Lease,  or as soon  thereafter  as
practicable,  and that the party who is  responsible  for paying the premioms on
each policy of fire and extended  coverage  insurance shall give the other party
not less than ten(10) days'  written  notice  informaing  theo ther party of the
expiration of any such policy.

XIV.   HOLDING OVER.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby agrees and covenants with Lessor that there will be no holding
over by Lessee after the  expiration of this Lease,  or any renewal or extension
thereof.

XV.    BANKRUPTCY AND CONDEMNATION.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  hereby  agrees and  covenants  with Lessor that should Lessee make an
assignment for the benefit of creditors or should be adjudged  bankrupt,  either
by voluntary or involuntary  proceedings,  or if otherwise a receiver or trustee
should be appointed by any court of competent jurisdiction for Lessee because of
any insolvency,  or any execution,  attachment,  replevia,  or other court order
should be issued  against  the Lessee or any of  Lesse's  property  whereby  the
demised  premises or any building or buildings,  or alterations,  additions,  or
improvements  thereon,  shall be deemed a breach  of this  Lease,  and,  in such
event,  Lessor  shall have the option to forthwith  terminate  this Lease and to
re-enter the said demised premises and take possession thereof, whereupon Lessee
shall quit and surrender  peaceable the said demised  premises to Lessor.  In no
event shall this Lease be deemed an asset of Lessee after the assignment for the
benefit of creditors,  the  adjudication  in  bankruptcy,  the  appointment of a
receiver  or  trustee,  or the  issurance  of a Writ  of  Execution,  a Writ  of
Attachement, a Writ of Replevia, or other court order against Lessee or Lessee's
property  whereby  the  demised  premises  or  any  building  or  buildings,  or
alterations,  additions,  or improvements thereon, shall be taken or occupied or
attempted  to be taken or  occupied by someone  other than the Lessee.  Further,
Lessee  hereby  covenants  and  agrees  with  Lessor  that in the event the said
demised  premises,  or any  part  thereof,  shall  be taken  for any  public  or
quasi-public  use under any  Statute or by right of eminent  domain,  this Lease
shall  automatically  terminate,  as to  the  part  so  taken,  as of  the  date
possession  shall have been taken,  and the rent  reserved  shall be adjusted so
that Lessee shall be required to pay for the  remainder of the term that portion
of the rent reserved in the proportion that the said demised premises  remaining
after the taking for public or  quasi-public  use bears to the whole of the said
demised  premises before the taking for public or quasi-public  use. All damages
and payments  resulting  from the taking for public or  quasi-public  use of the
said demised premises shall accrue to and belong to Lessor and Lessee shall have
the right to any part thereof.

<PAGE>

XVI.   DESTRUCTION
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  agrees and covenants  with Lessor that if at any time during the term
of this Lease, or any execution or renewal  thereof,  the said demised  premises
shall be totally or partialy  destroyed  by fire,  flood,  earthquake,  or other
calamity  then Lessor shall have the option to rebuild or repair the building or
buildings,  and any  alterations,  additions,  or  improvements  on the  demised
premises in as good condition as they were  immediately  prior to such calamity,
proved,  however,  that such rebuilding or repair shall commence within a period
of thirty days after notice in writing to Lesor of such  destruction  or damage.
In such case, a just an proportenate  part of the rental herein  specified shall
be abated until such demised premises shall have rebuilt and repaired.  In case,
however,  Lessor shall within thirty dayd  following  notice in writng to him of
such damage elect not to rebuild or repair said premises,  Lessor hall so notify
Lessee  and  therupon  this Lease  shall  terminate  and  become  null and void.
Moreover,  in no event,  shall Lessor have any duty or  obligation to rebuild or
repair any sign,  shelving,  moveable  furniture,  equipment  not affixed to the
roof,  walls, or flors as a permanent part of the realty, or any other personall
property  owned or leased by the  LEssee and used to carry out the  purpose  for
which Lessee is leasing the demised premises.

XVII.  SIGNS
Lessor and Lessee  covenant  and agree that  Lessee may at Lesse's  own  expense
erect and  maintain a sign or signs to carry out the purpose for which Lessee is
leasing hte said demised premises,  provided,  however,  the location,  type and
design of all  exterior  signs shall be first  approved in writing by Lessor and
Owner  of  building.  Upon the  expiration  of this  Lease,  or any  renewal  or
estension  thereof,  Lesse shall remove such sign and shall repair any adamge to
the premises caused thereby at Lessee's one expense. Further, at any time within
thirty days prior to the  termination  of this Lease or any renewal or extension
thereof,  Lessor  sahll  have the right to place  upon any part of said  demised
premises an "For Rent" or "For Lease" signs that Lessor may select.

VIII.  TERMINATION AND REMEDIES. See Exhibit A.
It is expressly  understood and agreed between the parties  hereto,  that if the
rent above reserved,  or any pary thereof,  shall be in arrears or unpaid on the
day of payment  whereon  the same ought to be paid as  aforesaid,  or fi default
shall be made in any of the covenants or agreements  herein conatined to be kept
by Lessee, Lessee's heirs, personal representatives,  assigns, and successors in
inerest,  it shall and may be lawful for the Lessor,  Lessor's  heirs,  personal
representatives,  agents,  attorneys,  assigns,  or successors  in interest,  at
Lessor's election,  to declare said term ended and to re-enter said premises, or
any aprt thereof  either with or without  process of law, and to expel,  remove,
and put out the Lessee,  or any other  person or persons  occupying  the demised
premises, using such force as may be necessary in so doing, and to repossess and
enjoy the same premises  again as in as first and former state,  and to distrain
for any rent that may be due thereon any property belonging to Lesee, whether or
not the same be exempt from  execution  and  distress by law, and Lessee in that
case hereby waives any and all legal rights which Lessee now has or may have, to
hold or retain any such  property uner any  execmption  laws now or hereafter in
force in the State of New  Mexico,  or in any other way it is the  intent of the
parties  hereto  to  hereby   recofnize  in  Lessor,   Lessor's   heris,personal
representatives,  assigns,  or  successors  in  interest,  a valid first lien as
provided by the laws of New Mexico, upon any and all goods,  chattels, and other
prperty  belonging to Lessee and located in said  premises,  as security for the
payment  of  said  rent  and  fulfillment  of the  faithful  performance  of the
agreements,  covenants,  terms and conditions hereof as herein provided anything
herein before mentioned to the contrary notwithstanding. And if at any time said
term  shall  be ended at such  election  of  Lessor,  Lessor's  heirs,  personal
representatives, assigns or successors in interest, do hereby covenant and agree
to surrender and eliver up the above described  premises and property  peaceably
to Lessor,  Lessor's heirs,  personal  representatives  assigns or successors in
interes,  immediately  upon the  termination  of said term as  aforesaid  and if
Lessor shall remain in  possession of the same ten(10) days after notice fo such
default,  or after the  termination of the Lease in any of the ways above named.
Lessee shall be deemed guilty of a forcible  detainer of said premises under the
laws of New Mexico and shall be subject  to tall the  conditions  and  provision
above  named,  and shall also be subject to  eviction  and  removal  forcible or
otherwise,  with or  without  process  of law as above  stated.  Further,  it is
covenanted  and agreed by and between the parties  hereto that at any time after
any such  termination,  the Lessor may refer the demised  premises,  or any part

<PAGE>

thereof,  in the name of the  Lessor  or  otherwise,  for such  term and or such
conditions  as  the  Lessor,  in  Lessor's  sole  and  absolute  diecretion  may
determine, and may collect and receive the rent therefor. Moreover, in the event
Lessor  relets  the  demised  premises  or any part  thereof,  it is  explicitly
understood  and agreed by and between  the  parties  hereto that the term may be
greater or lesser than the period which would  otherwise  have  constituted  the
balance of the term of this Lease,  and the  conditions may include free rent or
other  concession  which may be reasonable  required to induce  another party to
leaseth demised premises.  Notwithstanding  anythgin herein to the contrary, the
Lessor shall have no obligation hereunder to relet the demised premises,  or any
part thereof,  and shall in no way be  responsible  or liable for any failure to
collect any rent due upon such  reletting.  It is also  covenanted and agreed by
and  between the parties  hereto  that no such  termination  fo this Lease shall
event of any such termination,  whether or not the demised premises, or any part
thereof, shll have been relet the total remining balance of the rent which would
be due and payable for the  remainder  of the term of this Lease.  If this Lease
were stil in effedt,  lessthe net proceeds of any reletting effected pursuant to
the Lessor's sole  discretion,  after deducting from the net proceeds all fo the
Lessor's  expenses  in  conneciton  with  such  reletting,   including,  without
limitation,  all  repossession  costs,  brokerage  commissions,  legal expenses,
reasonable  attorney's  fees,  alteration  costs, and expenses of prepartion for
such reletting,  shall become immediately due and payable, as and for liquidated
damages by of such  termination,  an amount equal to the maximum  allowed by and
statute or rule of law in effect at the time when and governing the  proceedings
in which such  damages  are to be proved,  whether or not such amount be greater
than,  equal to , or less than the amount of the  difference  referred to above,
and  whether  or not such  amount  shall be  immediately  or  otherwise  due and
payable.  Further,  it is  covenanted  and agreed to by and  between the parties
hereto,  that in  addition to other  remedies  provided  for in this Lease,  the
Lesssor  shall be entitled to  restraint  by  injunction  of the  violation,  or
attempted or threatened  violation,  of any agreement or covenant of this Lease,
or  to a  decree  specifically  compelling  perfomance  of  such  ag\reement  or
covenant.  The Lesee, the Lesee's heirs,  personal  representatives,  assigns or
successors  in the  institution  of legal  proceeding to that end.  Lessee,  the
Lesse's heirs,  personal  representatives,  assigns or successors in interest to
provided  for  in any  statute  or of  hereby  expressly  waives  any  right  of
redemption or re-entry or repossession or to restore the operation of this Lease
in case the Lessee shall be  dispossess by a judgment or by warrant of any court
or judge or in case o  re-entry  or  repossession  bythe  Lessor.  It is further
covenanted and agreed by and between the parties  hereto,  that the Lessee shall
pay and discharge all costs,  reasonable  attorney's fees, and expenses incurred
by Lessor,  Lessor's heirs, personal  representatives,  assigns or successors in
interest in  enforcing  the  covenant  of this  Lease,  or incurred by Lessor in
pursuing any or all remedies which are or may be available  hereunder or allowed
at law or in equity,  or incurred by lLessor in  connection  with  reletting the
demised premises.

XIX. LESSOR'S REMEDIES ARE CUMULATIVE.
The  specified  remedies to which the Lessor 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 in which the Lessor may be lawfully  entitled in case of any
breach or threatened breach by the Lessee of any or the agreements and covenants
herein contained.

XX. WAIVERS.
Lessee,  for and in  consideration  of this  Lease  and the  demise  of the said
premises,  agrees and  covenants  with  Lessor that the delay or omission in the
enforcement of any of the agreements and covenants herein  contained,  or in the
exercise of any of Lessor's rights  hereunder,  shall not effect the duty of the
Lessee to thereafter  faithfully  fulfill and perform all of the  agreements and
covenants herein contained, and that the failure, neglect, or omission of Lessor
to  terminate  this Lease for any one or more  breached  of any  agreements  and
covenantas  hereof,  shall not be deemed a consent by Lessor of such  breach and
shall not  impede,  impair,  carop,  bar,  or  prevent  Lessor  from  thereafter
terminating  the Lease  either for suc  hviolation,  or for prior or  subsequent
violations of any covenant or agreement hereof.

<PAGE>

XXI.   BINDING ON HEIRS,  PERSONAL  REPRESENTATIVE,  ASSIGNS,  AND SUCCESSORS IN
       INTEREST
It is  understood  and  agreed  by and  between  the  parties  herein  that  the
agreements,  covenants, terms, conditions,  provisions, and undertakings in this
Lease,  or in any extension or renewal  thereof,  shall extend to and be binding
upon the heirs, peronal  representative,  assigns, and successors in interest of
the respective  parties hereto, as if they were in every case named and expessed
and shall be construed  as running with the Land and wherever  reference is made
to either of the parties hereto,  it shall be held to and include and apply also
to the heirs, personal representative,  successors,  and assign of such pary, as
if in each and every case so expressed.

XXII.  ADDRESSES FOR NOTICES.
Any and all  notices  required  or  permitted  to be  given  hereunder  shall be
considered  to have been given if in writing and  delivered  to the  reespective
aprty designated below upon the date of such personal  delivery,  or upon a date
three  (3) days  following  the  mailing  of any such  notice  by  certified  or
registerd mail, return receipt  requested,  addressed to the respective party at
the  respective  address set forthe  below,  or at such other  address as either
party may furnish the other for this purpose by written  notification  delivered
or mailed to the other as herein provided.

NOTICES OT LESSOR:                              NOTICES TO LESSEE:

200 West DeVargas St.                           200 West DeVargas St.
Suite 1                                         Suite 1
Santa Fe, NM 87501                              Santa Fe, NM 87501

XXIII. DECLARATION OF CONTRACTUAL LIABILITY
If there is more than one party  Lessee,  the  covenants  and  agreements of the
Lessee shall be joint and several obligations fo each such party

XXIV.  GRAMMATICAL USAGE
In construing  this Lease,  feminine or neuter pronouns shall be substituted for
those  masculine in form and vice versa,  and plural terms shall be  substituted
for  singular  and  singular  for  plural in an yplace in which the  context  so
requires.

XXV.   COVENANT TO EXECUTE ADDITIONAL INSTRUMENTS
The parties  hereto  hereby  agree to execute and  deliver  any  instruments  in
writing necessary to carry out any agreement,  covenant,  term,  conditions,  or
assurance  in this Lease  whenever so occasion  shall arise and request for such
instrument shall be made.

XXVI.  SEVERABILITY.
If any  provision of this Lease,  or any  applicaion  thereof  shall be declared
invalid or unenforceable by any court of competent  jurisdiction,  the remainder
of this Lease and any other  application  of such  provision,  shall continue in
fullforce and effect.

XXVII. CAPTIONS
The  section  headings  are for  convenience  of  refernce  only and  shall  not
otherwise affect the meaning hereof.

XXVIII GOVERNING LAW.
This Lease shall be governed by and construed in accordance with the laws of the
State of New Mexico.

XXIX   AMENDMENTS.
It is  understood  and agreed by and between the parties  hereto that this Lease
shall not be  altered,  changed  or  amended  except by  instrument  in  writing
executed by the parties hereto.

<PAGE>

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

LESSOR:                                 LESSEE:

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

Corinne Allen                           For Lessor
-------------------------------         -------------------------------

                                ACKNOWLEDGEMENTS

A. For a natural person in his own right

STATE OF NEW MEXICO     }
                        } ss.
COUNTY OF _________     }

This instrument was acknowledged before on _______________, 20__
                                                (date)

by __________________________
      Name(s) of person(s)                     _______________________
                                                   Notary Public

My commission expires ____________________
(SEAL)

B. For a coporation or incorporated association:

STATE OF NEW MEXICO     }
                        } ss.
COUNTY OF _________     }

This instrument was acknowledged before on _______________, 20__
                                                (date)

by __________________________
      Name(s) of person(s)                     _______________________
                                                   Notary Public

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00073-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00073-of-00352.parquet"}]]