Document:

Exhibit 10.11

                       AMENDED AND RESTATED
            CONVERTIBLE LINE OF CREDIT PROMISSORY NOTE

Amount: $2,000,000.00                                      Date: June 30, 2004

      FOR VALUE RECEIVED, BROADCAST INTERNATIONAL, INC., a Utah corporation
(referred to herein as the "Borrower") hereby amends and restates that certain
Convertible Line of Credit Promissory Note between the Borrower and the
Lenders dated December 23, 2003, and promises to pay to MERIDEL, LTD., a Turks
and Caicos corporation, and PASCOE HOLDINGS, LTD, a Turks and Caicos
corporation, IN EQUAL SHARES, (referred to collectively herein as the
"Lender"), or order, at the address the Lender shall designate in writing to
the Borrower from time to time,  the sum of Two Million dollars ($2,000,000)
or the aggregate unpaid principal balance of all advances made to the Borrower
by the Lender  pursuant to this Note from time to time ("Advances")  on April
1, 2006 ("Maturity Date" in lawful money of the United States and in
immediately available funds, together with interest on the unpaid principal
balance of this Convertible Line of Credit Promissory Note ("Note") computed
on the basis of a 360 day year and charged on actual days the principal amount
of any Advance  is outstanding, at the rate of six percent (6%) per annum.

      1.  Term of Note.  The principal amount of all Advances made under the
terms of this Note and all accrued and unpaid interest shall be due and
payable on the Maturity Date.

      2.  Prepayment.  The Borrower may not prepay any of the principal amount
of this Note, except with the express written consent of the Lender.

      3.  Conversion Privileges.  The Lender shall have the right to convert
up to the full amount of the then outstanding principal  balance of the Note
to common stock  of the Borrower to be issued by Borrower on the terms and
conditions set forth below:

          a.  Term of Option.  The Lender may convert any part of the
principal balance of the loan to common stock (the "Shares") at any time or
from time to time from January 14, 2004 until the principal balance is retired
or converted.

          b.  Conversion Price.  The price at which the principal balance of
the Advance is to be converted to common stock shall be $1.00 per share, after
taking into consideration the proposed 10:1 reverse split of Borrower's common
stock..

          c.  Notice of Election to Convert.  The option to convert to common
stock may be made by Lender at any time upon written Notice of Election to
convert by Lender.  The Notice of Election to Convert shall contain the date
of conversion and the principal amount of the Advance to be converted to
common stock.  Such conversion shall be effective on the date specified in the
notice.

          d.  Adjustment for Common Stock  Reclassifications.  In the event,
at any time after the date hereof, the holders of the common stock of the
Borrower shall have received, or, on or after the record date fixed for the
determination of eligible stockholders, shall have become entitled to receive,
without payment therefore, other or additional stock or other securities or
property by way of stock-split, spinoff, reclassification, combination of
shares or similar corporate rearrangement, then and in each such case the
Lender, upon the exercise hereof as provided herein, shall be entitled to
receive the amount of stock and other securities and property which the Lender
would hold on the date of such exercise if on record date of such corporate
reclassification Lender had been the holder of record of the number of shares
of common stock of the Borrower called for in the event of complete conversion
of the Note and had thereafter retained such shares and/or all other or
additional stock and other securities and property receivable by Lender as
aforesaid during such period, giving effect to all adjustments called for
during such period.

          e.  Adjustment for  Consolidation or Merger.  In case of any
reorganization of the Borrower after the date hereof, or in case, after such
date, the Borrower shall consolidate with or merge into another corporation or
convey all or substantially all of its assets to another corporation, then and
in each such case the Lender, upon the exercise of its conversion rights at
any time after the consummation of such reorganization, consolidation, merger
or conveyance, shall be entitled to receive, in lieu of the stock or other
securities and property receivable upon the conversion of this Note prior to
such consummation, the stock or other securities or property to which Lender
would be entitled had the Lender converted this Note immediately prior
thereto.

          f.  Reservation of Stock.  The Borrower shall at all times reserve
and keep available for issue upon conversion of this Note such number of its
authorized but unissued shares of common stock as will be sufficient to permit
the conversion in full of this Note.

          g.  Interest.  In the event of the conversion to common stock of any
of the principal amount of any Advance, the accrued interest applicable to
such converted principal shall be deemed to be forgiven upon conversion and
shall not be otherwise payable pursuant to the terms of this Note.

          h.  Assignment.  Lender may assign all or any part of this Note with
its attendant conversion privileges to any party or parties.

      4.  Registration Procedures and Expenses.

         (a)  As soon as practicable, but in any event no later thirty (30)
days following the Notice of Election to Convert is delivered to Borrower from
Lender, the Borrower shall prepare and file with the Commission a registration
statement on Form S-3 or other applicable form as determined by the Borrower
(the "Registration Statement") for the purpose of registering the sale of the
Shares by Lender from time to time on the facilities of any securities
exchange or trading system on which the Common Stock of the Borrower is then
traded or in privately-negotiated transactions.  The Borrower shall use its
commercially reasonable efforts to cause the Registration Statement to become
effective within sixty (60) days of the Effective Date (the "Registration
Effective Date").

          (b)  The Borrower shall prepare and file with the Commission such
amendments and supplements to the Registration Statement and the prospectus
forming a part thereof as may be necessary to keep the Registration Statement
effective until the earlier of the date on which (i) all Shares have been
disposed of pursuant to the Registration Statement, (ii) all Shares then held
by Lender may be sold under the provisions of Rule 144 promulgated under the
Securities Act ("Rule 144") without limitation as to volume, whether pursuant
to Rule 144(k) or otherwise, or (iii) the Borrower has determined that all
Shares held by Lender may be sold without restriction under the Securities Act
and has removed any stop transfer instructions relating to such Shares and
offered to cause to be removed any restrictive legends on the certificates, if
any, representing such Shares (the period between the Registration Effective
Date and the earliest of such dates is referred to herein as the "Registration
Period").  At any time after the end of the Registration Period, the Borrower
may withdraw the Registration Statement and its obligations under this Section
4 automatically terminate.

          (c)  The Borrower shall take all lawful action such that the
Registration Statement, any amendment thereto and the prospectus forming a
part thereof does not, on the Registration Effective Date, contain an untrue
statement of a material fact or omit to state a material fact required to be
stated therein or necessary to make the statements therein, in light of the
circumstances under which they are made, not misleading.  Upon becoming aware
of the occurrence of any event or the discovery of any facts during the
Registration Period that make any statement of a material fact made in the
Registration Statement or the related prospectus untrue in any material
respect or which material fact is omitted from the Registration Statement or
related prospectus that requires the making of any changes in the Registration
Statement or related prospectus so that it will not contain any untrue
statement of a material fact or omit to state a material fact necessary to
make the statements therein, in light of the circumstances under which they
are made, not misleading (taking into account any prior amendments or
supplements), the Borrower shall promptly notify the Lender, and, subject to
the provisions of Section 4(d), as soon as reasonably practicable prepare and
file with the Commission a supplement or post-effective amendment to the
Registration Statement or the related prospectus or file any other required
document so that the Registration Statement and such prospectus will not
contain any untrue statement of a material fact or omit to state a material
fact necessary to make the statements therein, in light of the circumstances
under which they were made, not misleading.

          (d)  The Borrower shall not be obligated to prepare and file a
post-effective amendment or supplement to the Registration Statement or the
prospectus constituting a part thereof during the continuance of a Blackout
Event.  A "Blackout Event" shall mean any of the following: (i) the possession
by the Borrower of material information that is not ripe for disclosure in a
registration statement or prospectus, as determined in good faith by the Chief
Executive Officer of the Company (the "CEO") or the Board or that, if
disclosed, would be detrimental to the business and affairs of the Company or
(ii) any material engagement or activity by the Borrower which would, in the
good faith determination of the CEO or the Board, be adversely affected by
disclosure in a registration statement or prospectus at such time.

         (e)  At least ten (10) days prior to the filing with the Commission
of the Registration Statement (or any amendment thereto) or the prospectus
forming a part thereof (or any supplement thereto), the Borrower shall provide
draft copies thereof to Lender and shall consider incorporating into such
documents such comments as Lender (and its counsel) may propose to be
incorporated therein.  Notwithstanding the foregoing, no prospectus
supplement, the form of which has previously been provided to Lender, need be
delivered in draft form to Lender.

         (f)  The Borrower shall promptly notify Lender upon the occurrence of
any of the following events in respect of the Registration Statement or the
prospectus forming a part thereof: (i) the receipt of any request for
additional information from the Commission or any other federal or state
governmental authority, the response to which would require any amendments or
supplements to the Registration Statement or related prospectus; (ii) the
issuance by the Commission or any other federal or state governmental
authority of any stop order suspending the effectiveness of the Registration
Statement or the initiation of any proceedings for that purpose; or (iii) the
receipt of any notification with respect to the suspension of the
qualification or exemption from qualification of any of the Shares for sale in
any jurisdiction or the initiation or threatening of any proceeding for such
purpose.

          (g)  The Borrower shall furnish to Lender with respect to the Shares
registered under the Registration Statement (and to each underwriter, if any,
of such Shares) such number of copies of prospectuses and such other documents
as Lender may reasonably request, in order to facilitate the public sale or
other disposition of all or any of the Shares by Lender pursuant to the
Registration Statement.

          (h)  The Borrower shall file or cause to be filed such documents as
are required to be filed by the Borrower for normal Blue Sky clearance in
states of the United States specified in writing by Lender; provided, however,
that the Borrower shall not be required to qualify to do business or consent
to service of process in any jurisdiction in which it is not now so qualified
or has not so consented.

          (i)  With a view to making available to Lender the benefits of Rule
144, the Borrower agrees, throughout the Registration Period and so long as
Lender owns Shares to:

               (i)   comply with the provisions of paragraph (c)(1) of Rule
144; and

               (ii)  file with the Commission in a timely manner all reports
and other documents required to be filed by the Borrower pursuant to Section
13 or 15(d) under the Exchange Act; and, if at any time it is not required to
file such reports but in the past had been required to or did file such
reports, it will, upon the request of Lender, make available other information
as required by, and so long as necessary to permit sales of the Shares
pursuant to, Rule 144.

          (j)  The Borrower shall bear all expenses incurred by it and Lender
(other than underwriting discounts, brokerage fees and commissions) in
connection with the procedures in paragraphs (a) through (i) of this Section 4
and the registration of the Shares pursuant to the Registration Statement.

      5.  Default.   If any installment or the final payment due under this
Note is not paid on its due date or within fifteen (15) days thereafter, if
the Borrower Board of Directors, or the Borrower shareholders if consent of
shareholders is required,  fails to approve or ratify all of the terms of this
Note,  or if the Borrower otherwise defaults under the terms of this Note,
then the holder hereof, following the giving of 10 days written notice may
accelerate this Note and declare the entire balance due and owing whereupon
the Borrower agrees to pay the entire balance of the Note upon demand.

      Each payment shall be applied first to the payment of interest and
thereafter to the payment of principal.  In the event of non-payment of any
installment, the final payment or the accelerated principal in the event of
default, the Borrower agrees to pay all expenses of collection of this Note,
including reasonable attorney=s fees and court costs incurred in any
proceeding including any proceedings in the United States Bankruptcy Court.
After acceleration, in the event of default, and after the due date and before
and after judgment, this Note shall accrue interest until paid at the highest
legal rate.

      6.  Governing Law.  This Note shall be governed by the laws of the State
of Utah.

      7.  Waiver of Notice, etc.   Every maker, endorser or guarantor of this
Note waives presentment, demand, notice, protest and all other notices in
connection with the deliver, acceptance, default or enforcement of this Note
and each agrees that the holder, from time to time, may renew, modify or
extend performance of obligations hereunder without their consent.

      8.  Arbitration.  If at any time during or after the term of this Note
any dispute, difference, or disagreement shall arise upon or in respect of
this Note, or the conversion of the Note to common  stock, and the meaning and
construction of the terms hereof, every such dispute, difference, and
disagreement shall be referred to a single arbitrator agreed upon by the
Borrower and the Lender, or if no single arbitrator can be agreed upon, an
arbitrator or arbitrators shall be selected in accordance with the rules of
the American Arbitration Association and such dispute, difference, or
disagreement shall be settled by arbitration in accordance with the then
prevailing commercial rules of the American Arbitration Association, and
judgment upon the award rendered by the arbitrator may be entered in any court
having jurisdiction thereof.  The arbitration proceedings shall be held in
Salt Lake City, Utah.

     9.  Assignment.  This Note and the conversion privileges associated
herewith shall be assignable in whole or in part at any time by Lender.

      IN WITNESS WHEREOF, the Borrower has caused this Note to be executed as
of the date above set forth.

                              BORROWER:

                              BROADCAST INTERNATIONAL, INC.

                              /s/ Rodney M. Tiede
                              ________________________________
                              By Rodney M. Tiede, President<PAGE>

Exhibit 10.62

                               AGREEMENT OF LEASE

This Lease Agreement made on October 5, 2005 by and between South Crater Square
Associates, LLC ("Landlord"), and Star Tek USA, Inc. ("Tenant").

                                   WITNESSETH:

That in consideration of the mutual covenants and agreements herein contained,
it is agreed by and between Landlord and Tenant as follows:

BASIC LEASE              SECTION 1. This Section 1 is an integral part of this
PROVISIONS               lease and all of the terms hereof incorporated into
                         this lease in all respects. In addition to the other
                         provisions which are elsewhere defined in this lease,
                         the following, whenever used in this lease shall have
                         the meaning set forth in this Section, and only such
                         meaning unless such meanings are expressly
                         contradicted, limited or expanded elsewhere herein:

                         (a)    DATE OF LEASE: October 5, 2005

                         (b)(1) Landlord's Overnight   (2)   Landlord's Address
                                Delivery Address:            For Rental Payment:

South Crater Square Associates, LLC         South Crater Square Associates, LLC
c/o Weinstein Management Co., Inc.          c/o Weinstein Management Co., Inc.
3951-A Stillman Parkway                     P.O. Box 31335
Glen Allen, VA  23060                       Richmond, VA  23294

                         (c)    Tenant's Mailing Address:
                                Star Tek
                                44 Cook Street
                                Denver, CO 80206
                                Attention: Mr. Grant Lomas

                         (d)    Security Deposit (Sec. 53): None.

                         (e)    Tenant's Trade Name: Star Tek USA

                         (f)    Leased Premises (Sec. 2): Unit number 5-A as
                                shown on Exhibit A, with approximately 39,600
                                square feet.

                         (g)    Lease Term ("term" or "term of this lease")
                                (Sec. 4): Seven (7) years and nine (9)
                                months.

                         (h)    Fixed Rent (Sec. 6): $5.25 per square foot,
                                which is $207,900 per annum, payable in equal
                                monthly installments, in advance at the rate
                                of $17,325 per month.

                         (i)    Annual rent escalation: None.

                         (j)    Permitted Use (Sec. 22): General office, call
                                center and any other legally permitted use.

                                Exclusive use:  See Section 22.

                         (k)    Estimated Tax Charge (Sec. 12): $13,188.00
                                per annum, payable in equal installments, in
                                advance, at the rate of $1,099.00 per month,
                                subject to annual adjustments. This charge is
                                based on 39,600 square feet or approximately
                                46.59% of the total Taxes, as defined in
                                Section 12, computed and payable monthly, in
                                advance.

                         (l)    Estimated Insurance Charge (Sec. 12):
                                $5,688.00 per annum, payable in equal
                                installments, in advance, at the rate of
                                $474.00 per month, subject to annual
                                adjustments. This charge is based on 39,600

<PAGE>

                                square feet or approximately 46.59% of the
                                total insurance charge, as defined in Section
                                12, computed and payable monthly, in advance.

                         (m)    Estimated Common Area Charge (Sec. 34):
                                $16,800.00 per annum payable in equal
                                installments, in advance, at the rate of
                                $1,400.00 per month, subject to annual
                                adjustment. This charge is based on 39,600
                                square feet or approximately 46.59% of the
                                total Operating Costs, as defined in Section
                                34, computed and payable monthly, in advance.

                         (n)    Estimate Water/Sewer charge (Sec. 47):
                                $1,032.00 per annum payable in equal
                                installments, in advance, at the rate of
                                $86.00 per month, subject to annual
                                adjustment. This charge is based on 39,600
                                square feet or approximately 46.59% of the
                                total operating costs for such utilities for
                                the Shopping Center, computed and payable
                                monthly, in advance.

                         (o)    Exhibits: The Exhibits attached to this lease
                                are hereby incorporated in and made a part of
                                this lease.

                                EXHIBIT A:  Leased Premises
                                EXHIBIT B:  Shopping Center Plan
                                EXHIBIT C: Landlord's Work - Vanilla Shell
                                EXHIBIT D:  Form of Subordination Attornment and
                                Non-Disturbance Agreement

                                Fixed Rent, Common Area charge, taxes and
                                insurance will abate in full for the first
                                nine (9) full months of the term.

PREMISES AND             SECTION 2.  That in consideration of the rents and
IMPROVEMENTS             covenants herein set forth, Landlord hereby leases to
                         Tenant, and Tenant rents from Landlord, the premises
                         containing approximately 39,600 square feet,
                         (hereinafter called the "Leased Premises"), as shown as
                         unit number 5-A outlined on a drawing identified by the
                         parties as "Exhibit A", a copy of which is attached
                         hereto and made a part hereof, and located in the
                         Shopping Center known as Pinehill Plaza Shopping Center
                         (hereinafter called the "Shopping Center"), a diagram
                         of which is shown as "Exhibit B" attached hereto and
                         made a part hereof. The exact dimensions of the Leased
                         Premises are subject to final measurement and
                         verification by an architect acceptable to Landlord and
                         Tenant. If the area of the Premises is different from
                         39,600 square feet or if the Shopping Center is ever
                         enlarged, the amounts based on their areas will be
                         changed. Landlord represents and warrants to Tenant
                         that the Premises may lawfully be used by Tenant for
                         the Permitted Use described in Section 1, and if there
                         is no agreement affecting Landlord or the Shopping
                         Center or any part of it, that limits or affects that
                         use, Landlord represents and warrants that on the date
                         on which it completes its improvement of the Premises,
                         the Premises will comply fully with all federal, state,
                         and local laws, including without limitation laws
                         related to Hazardous Materials described in Section 58
                         and ADA described in Section 59.

TITLE; SUBORDINATION     SECTION 3. Landlord hereby warrants that Landlord and
                         no other person or corporation has the right to lease
                         the premises demised. During the term hereof and as
                         long as Tenant is not in default hereunder, Tenant
                         shall have peaceful and quiet use and possession of the
                         Leased Premises without hindrance on the part of
                         Landlord or anyone claiming by, through or under
                         Landlord, and Landlord shall warrant and defend Tenant
                         in such peaceful and quiet use and possession against
                         the claims of all persons, claiming by, through or
                         under Landlord. However, Tenant's rights under this
                         Lease Agreement may at the sole option of the Landlord
                         be subordinated to the operation and effect of any
                         mortgage, deed of trust or other similar security
                         instrument now or hereafter placed upon the Shopping
                         Center, or any part or parts thereof, by Landlord, so
                         long as Tenant and the holder of such instrument enter
                         into a subordination, non-disturbance and attornment
                         agreement in form and substance acceptable to Tenant
                         (an "SNDA").

                                       2
<PAGE>

                         Tenant agrees that upon the request of Landlord it will
                         subordinate this lease to the lien of any present or
                         future mortgage, deed of trust or similar security
                         instrument upon the demised premises or the Shopping
                         Center, irrespective of the time of execution or time
                         of recording of any such security instrument and agrees
                         to execute, acknowledge and deliver all instruments
                         deemed by Landlord necessary or desirable to give
                         effect to or notice of such subordination, so long as
                         Tenant and the holder of such instrument enter into a
                         subordination, non-disturbance and attornment agreement
                         in form and substance acceptable to Tenant (an "SNDA").
                         Tenant also agrees that if it shall fail at any time to
                         execute, acknowledge or deliver any such instrument
                         requested by Landlord, Landlord may, in addition to any
                         other remedies available to it, execute, acknowledge
                         and deliver such instrument as the attorney in fact of
                         Tenant, in Tenant's name. The word "mortgage" as used
                         herein includes mortgages, deed of trust, other similar
                         security instruments and modifications, consolidations,
                         extensions, renewals, replacements and substitutes
                         thereof. Tenant agrees that the form of SNDA attached
                         hereto as Exhibit D is an SNDA acceptable in form and
                         substance to Tenant.

                         Within thirty (30) days of execution of the Lease
                         Agreement, Landlord shall deliver to Tenant a
                         reasonably acceptable non-disturbance agreement
                         executed by its mortgagee.

TERM                     SECTION 4. The term of this lease shall commence on the
                         earlier of (a) the date on which Tenant's improvements
                         to the Leased Premises are substantially complete or
                         (b) one-hundred and twenty (120) days after the date of
                         execution of this lease. The lease term shall be for a
                         period of seven (7) years and nine (9) months plus the
                         part of a month, if any, from the date of commencement
                         of the term to the first day of the first full calendar
                         month in the term. Each of the parties hereto agrees,
                         upon demand of the other, to execute a declaration in
                         recordable form expressing the commencement and
                         termination dates of the term as soon as the
                         commencement date has been determined.

                         Renewal Option. Provided Tenant is not in default under
                         any of the terms and provisions of this Lease after the
                         giving of notice and the passage of any required cure
                         periods or the Tenant is otherwise endeavoring in good
                         faith to cure such default, Tenant shall have one (1)
                         renewal option period of five (5) years. All terms and
                         conditions of this Lease shall remain in full force and
                         effect during the renewal option period, except for the
                         payment of Fixed Rent, which shall be $6.00 per square
                         foot per year. To exercise the option period, Tenant
                         shall deliver to Landlord written notice one hundred
                         eighty (180) days prior to the expiration of the term
                         of its intent to exercise its option to renew this
                         Lease. Absent such timely delivery of notice to
                         exercise an option period, this Lease shall terminate
                         automatically without further notice or action upon the
                         expiration of the then current term.

TERMINATION              SECTION 5. This lease and the tenancy hereby created
                         shall cease and terminate at the end of the original
                         term hereof, or any extension or renewal thereof,
                         without the necessity of any notice from either
                         Landlord or Tenant to terminate the same, and Tenant
                         hereby waives notice to vacate the premises and agrees
                         that Landlord shall be entitled to the benefit of all
                         provisions of law respecting the summary recovery of
                         possession of premises from a tenant holding over to
                         the same extent as if statutory notice had been given.
                         For the period of six (6) months prior to the
                         expiration of the original term of this lease or any
                         renewal or extension thereof, Landlord shall have the
                         right to display on the exterior of the premises (but
                         not in any window or doorway thereof) the customary
                         sign "For Rent," and during such period Landlord may
                         show the premises and all parts thereof to prospective
                         tenants between the hours of 9:00 A.M. and 5:00 P.M. on
                         any day during which Tenant shall be open for business,
                         with the consent of the tenant as long as consent is
                         not unreasonably withheld.

                                       3
<PAGE>

RENTALS PAYABLE          SECTION 6. Tenant covenants and agrees to pay Landlord,
                         as Fixed Rent for the Leased Premises, the sum of $5.25
                         per square foot per year. Fixed Rent, Common Area
                         charge, taxes and insurance will abate in full for the
                         first nine (9) full months of the term.

Fixed Rent               SECTION 7. The Fixed Rent shall be payable, without
                         previous demand and without any setoffs or deductions
                         whatsoever except as provided in this lease, in equal
                         monthly installments in advance on the first day of
                         each calendar month during the term, the first such
                         payment to include any prorated Fixed Rent for the
                         period from the date of the commencement of the term to
                         the first day of the first full calendar month in the
                         term.

                         SECTION 8.  INTENTIONALLY OMITTED.

"RENTAL YEAR" DEFINED    SECTION 9. The first "rental year" shall commence on
                         the first day of the term and shall end at the close of
                         the last day of the twelfth full calendar month
                         following thereafter; thereafter the rental year shall
                         consist of periods of twelve full calendar months or,
                         at the end of the term, the portion of such twelve
                         calendar months included in the term.

                         SECTION 10.  INTENTIONALLY OMITTED.

                         SECTION 11.  INTENTIONALLY OMITTED.

TAXES AND INSURANCE      SECTION 12. Throughout the term of this lease, Tenant
                         agrees to pay to Landlord, as additional rental each
                         Rental Year, a pro rata share of the following
                         expenses, which pro rate shall be computed by
                         multiplying such expenses by a fraction having as its
                         numerator the Floor Area of the Demised Premises and as
                         its denominator the Floor Area of all the enclosed
                         areas of the Shopping Center available for exclusive
                         use and occupancy by Tenants of the Shopping Center,
                         whether or not open for business.

                         (i) All real estate taxes and assessments of every kind
                         or nature which are now or may hereafter be imposed or
                         assessed upon the Demised Premises or the Shopping
                         Center provided, however, that nothing contained in
                         this Section shall be construed to obligate Tenant to
                         pay any inheritance, estate, succession, transfer,
                         gift, or corporation tax that is or may be imposed upon
                         Landlord.

                         (ii) All taxes or excises on rent or any other tax,
                         levy or charge however described levied against the
                         Landlord by the Federal Government, the State of
                         Virginia or any political subdivision of the State of
                         Virginia on account of rentals or other charges payable
                         to Landlord hereunder or based upon the parking
                         facilities and/or the number of parking spaces provided
                         by the Landlord hereunder or based upon the parking
                         facilities and/or the number of parking spaces provided
                         by the Landlord in the Shopping Center.

                         (iii) The cost to Landlord of insurance obtained by
                         Landlord pursuant to Sections 34 and 38 hereof;
                         provided, however, that in no event shall the Tenant be
                         required to pay any portion of such taxes or insurance
                         covering a taxable or insured period ending prior to
                         the delivery of the Demised Premises to the Tenant and
                         such payment is further abated according to Section 1.

                         Such additional rent for the partial Rental Year of the
                         term hereby shall be prorated per diem. Landlord shall
                         submit to Tenant annually a written statement setting
                         forth the amount of such expenses and showing in
                         reasonable detail the manner in which they have been
                         computed.

                         The charges to Tenant under this Section shall be
                         computed on a basis of twelve (12) consecutive calendar
                         months commencing and ending on such dates as may be
                         designated by Landlord and shall be paid by Tenant in
                         monthly installments on the first day of each calendar
                         month in an amount as

                                       4
<PAGE>

                         set forth in Section 1, as adjusted to actual expenses
                         per the terms of this Lease. Landlord shall make
                         available for Tenant's inspection during normal
                         business hours at the office of the Landlord,
                         Landlord's records relating to the taxes and insurance
                         for such preceding period. On Tenant's request,
                         Landlord shall provide Tenant with supporting
                         documentation for any element of taxes or insurance
                         passed through to Tenant under this Section.

                         Within sixty (60) days after the end of each Rental
                         Year, or such other twelve (12) month period designated
                         by Landlord, Landlord shall submit to Tenant a written
                         statement setting forth the amount of such expenses and
                         showing in reasonable detail the manner in which they
                         have been computed and the calculation of Tenant's
                         prorata share. Within thirty (30) days after receipt of
                         such statement, there shall be an adjustment between
                         Landlord and Tenant with payment to or repayment by
                         Landlord as the case may require. In the event any
                         repayment is due to Tenant, then Tenant may take a
                         credit on Tenant's next succeeding monthly installment.
                         At the time the aforementioned annual adjustment is
                         made, Tenant's subsequent monthly tax or insurance
                         contributions shall be adjusted so that each monthly
                         installment equals one-twelfth of Tenant's adjusted
                         annualized contribution.

                         SECTION 13.  INTENTIONALLY OMITTED.

ADDITIONAL RENTALS       SECTION 14. Tenant will promptly pay all rentals herein
                         prescribed when and as the same shall become due and
                         payable. If Landlord shall pay any monies, or incur any
                         expenses in correction of the violation of covenants
                         herein set forth, the amount so paid or incurred shall,
                         at Landlord's option, and on notice to Tenant, be
                         considered additional rentals payable by Tenant with
                         the first installment of rental thereafter to become
                         due and payable, and may be collected or enforced as
                         provided by law in respect of rentals.

PAYMENTS AT OFFICE OF    SECTION 15. All rentals payable and all statements
LANDLORD                 delivered by Tenant to Landlord under this Agreement
                         shall be paid and delivered to South Crater Square
                         Associates, LLC, c/o Weinstein Management Co., Inc.,
                         P.O. Box 31335, Richmond, VA 23294, or to such other
                         address as Landlord may direct by written notice.

NOT A JOINT VENTURE      SECTION 16. Any intention to create a joint venture or
                         partnership relationship between the parties hereto is
                         hereby expressly disclaimed.

IMPROVEMENTS             SECTION 17. Prior to commencement of the term, Landlord
                         agrees to provide, at its expense, the Improvements to
                         the Leased Premises substantially in accordance with
                         the general description of the improvements to be
                         provided by Landlord as set forth in "Exhibit C"
                         hereto. Any other improvements to the Leased Premises
                         shall be provided by Tenant at its sole expense.

                         Landlord and Tenant are each responsible for obtaining
                         plans and bids for the work for which each is
                         responsible for performing. Landlord and Tenant shall
                         agree on one contractor to perform both Landlord's and
                         Tenant's work. Landlord and Tenant shall establish a
                         mutually agreeable construction schedule and completion
                         date for all improvements to the Leased Premises.
                         Tenant shall execute a contract with the contractor,
                         monitor the construction progress, maintain a log of
                         changes and execute change orders approved by Landlord
                         (if the change order relates to Landlord's work) and
                         prepare a punchlist a substantial completion.

DRIVEWAYS AND PARKING    SECTION 18. Landlord agrees to provide hard surfaced
AREAS                    parking areas with adequate drainage and lighting
                         facilities, including footways and necessary access
                         roads within the Shopping Center. Landlord represents
                         that there are at least 320 non-reserved parking spaces
                         in the parking lot for the Shopping Center that are
                         available for use.

                         SECTION 19. On or before the commencement of the Term,
                         Tenant will

                                       5
<PAGE>

                         substantially complete and fixture the Leased Premises.
                         Tenant shall obtain the prior written approval of
                         Landlord to all plans and specifications for work upon
                         the Leased Premises whether interior, exterior,
                         structural, mechanical, electrical or otherwise. Once
                         construction plans and specifications shall have been
                         submitted to and approved in writing by Landlord,
                         Tenant must construct its improvements in strict
                         conformity therewith. If, during the course of
                         construction, Tenant desires any changes in the
                         approved plans or specifications, such changes must
                         also first be submitted to and approved by Landlord.
                         All Tenant's work, as herein provided, shall be done at
                         the sole cost and expense of Tenant, in accordance with
                         all applicable laws and governmental regulations.

                         Furthermore, Tenant shall obtain and furnish
                         satisfactory evidence of such builder's risk, and other
                         usual and customary insurance policies, or such
                         policies as Landlord or Landlord's mortgage lender may
                         require throughout the period of Tenant's construction,
                         which policies shall be in form, content, and with such
                         limits as Landlord and/or Landlord's mortgage lender
                         may require. Said policies shall name Landlord,
                         Landlord's mortgage lender, and Landlord's Agent as
                         additional named insureds, as their respective
                         interests may appear.

                         Tenant hereby indemnifies and saves Landlord, its
                         Partners and agent harmless from and against any and
                         all manner of claims for liens, wages, or materials, or
                         for damages to persons or property caused during the
                         making of or in connection with said building
                         construction, including but not by way of limitation,
                         mechanics' liens claims, which latter claims Tenant
                         shall bond off within ten (10) business days.

UNAVOIDABLE DELAYS       SECTION 20. The obligations of the Landlord and of
                         Tenant, respectively, under Sections 4, 17, 18, and 19
                         hereof, are subject to unavoidable delays due to labor
                         disputes, acts of God or the public enemy, governmental
                         regulations or controls, fire or other casualties or
                         other conditions or causes beyond the reasonable
                         control of the parties.

TRADE FIXTURES           SECTION 21. All trade fixtures and apparatus installed
                         by Tenant in the Leased Premises except such as may be
                         the property of Landlord shall remain the property of
                         the Tenant and shall be removable from time to time and
                         also at the expiration of the term of this lease or any
                         renewal or extension thereof, or other termination
                         thereof, provided Tenant shall not at such time be in
                         default under any covenant or agreement contained in
                         this Agreement; otherwise Landlord shall have a lien on
                         said fixtures or apparatus as security against loss and
                         damage resulting from defaults by Tenant. Tenant shall
                         repair and restore the Leased Premises following the
                         removal or replacement of its trade fixtures whether
                         during or at the termination of this lease.

USE OF PREMISES          SECTION 22. The Leased Premises shall be used by tenant
                         solely for the purpose of conducting therein the
                         business as set forth in Section 1.

                         Exclusive use: During the initial lease term and any
                         extensions, Landlord agrees not to allow any space at
                         the Shopping Center to be used or occupied by another
                         call center company.

PROMPT OCCUPANCY AND     SECTION 23. Tenant will not use, or permit or suffer
USE                      the use of, the Leased Premises for any other business
                         or for residential purposes, and will conduct business
                         on the premises in its own name unless and until the
                         use of some other name is approved in writing by
                         Landlord. Tenant will not permit, allow, or cause any
                         public or private auction sales to be conducted on or
                         from the Leased Premises.

OPERATION BY TENANT      SECTION 24. Tenant will keep the inside and outside of
                         all glass in the doors and windows of the Leased
                         Premises clean; will keep all exterior surfaces clean;
                         will replace promptly at its own expense with glass of
                         like kind and quality any plate glass or window glass
                         of the Leased Premises

                                       6
<PAGE>

                         which may become cracked or broken, unless by fire;
                         will not, without the consent in writing of Landlord,
                         place or maintain any merchandise or other articles in
                         any vestibule or entry of the premises, on the front
                         walks adjacent thereto, or elsewhere on the exterior
                         thereof; will maintain the premises and the sidewalks
                         abutting the premises at its own expense in a clean,
                         orderly and sanitary condition and free of insects,
                         rodents, vermin and other pests; will not permit undue
                         accumulations of garbage, trash, rubbish and other
                         refuse in the Premises, but will remove the same at its
                         own expense, and will keep such refuse in rat-proof
                         containers within the interior of the premises until
                         called for to be removed; will not use or permit the
                         use of any pool table, foosball, air hockey, video,
                         pinball or similar arcade type games; will not use or
                         permit the use of any television or apparatus or
                         musical instruments for sound reproduction or
                         transmission in such manner that the sounds so
                         reproduced, transmitted or produced shall be audible
                         beyond the interior of the Leased Premises or disturb
                         the other tenants of the Shopping Center; will not
                         commit any acts which will increase Landlord's rate of
                         insurance; will keep all mechanical apparatus free of
                         vibration and noise which may be transmitted beyond the
                         confines of the premises; will not cause or permit
                         objectionable odors to emanate or be dispelled from the
                         premises; will comply with all laws and ordinances and
                         valid rules and regulations of governmental
                         authorities, and all recommendations of the applicable
                         Fire Insurance Rating Bureau, with respect to the use
                         or occupancy of the premises by Tenant.

EXTERIOR REPAIRS         SECTION 25. Landlord will keep the exterior of the
                         Shopping Center, including without limitation the
                         exterior walls, roofs, common areas, driveways, parking
                         areas, and sidewalks, except any doors, windows and
                         glass in the Premises, in repair, provided that Tenant
                         shall give Landlord written notice of the necessity for
                         such repairs, and provided that the damage thereto
                         shall not have been caused by negligence of Tenant, in
                         which event Tenant shall be responsible therefor.
                         Except as set forth in Sections 26 and 27 of this
                         Lease, Landlord shall be under no other liability for
                         repair, maintenance, alteration or any other action
                         with reference to the Leased Premises or any part
                         thereof, or plumbing, heating, electrical, air
                         conditioning or other mechanical installation therein.
                         Landlord is expressly exculpated from any damage caused
                         to Tenant's fixtures, inventory, and/or decor caused by
                         leakage from any pipe, or from leakage in the roof.

INTERIOR REPAIRS; END    SECTION 26. Tenant will keep the interior of the
OF THE LEASE TERM        premises, together with all electrical, plumbing, and
                         other mechanical installations, therein in good order
                         and repair at its own expense; and will surrender the
                         Leased Premises at the expiration of the term or at
                         such other time as it may vacate the premises in as
                         good condition as when received, excepting depreciation
                         caused by ordinary wear and tear. Tenant will not
                         overload the electrical wiring serving the premises or
                         within the premises, and will install at its own
                         expense, but only after obtaining Landlord's written
                         approval, any additional electrical wiring which may be
                         required in connection with Tenant's apparatus.

                         Notwithstanding the foregoing, however, Landlord
                         guarantees that the electrical and plumbing systems and
                         equipment serving the Leased Premises (except any
                         electrical and plumbing systems installed by Tenant as
                         part of its improvements to the Leased Premises) are in
                         good working condition on the Lease Commencement Date.
                         Landlord shall be responsible for all capital repairs
                         or replacements related to those systems, unless such
                         are repairs or replacements are necessitated by
                         Tenant's negligence or willful acts. If Landlord fails
                         to perform any of its obligations in this Section and
                         Landlord fails to initiate efforts within ten (10) days
                         after Landlord's receipt of written notice from Tenant
                         to promptly cure such failure, Tenant may, but will not
                         be obligated to, perform Landlord's obligations on
                         Tenant's behalf and Tenant may invoice Landlord for the
                         cost of such repairs plus interest at the rate of ten
                         percent (10%) per annum.

                                       7
<PAGE>

HEATING VENTILATING      SECTION 27.  Tenant, at its sole cost and expense,
AND AIR CONDITIONING     shall operate, maintain and repair the heating,
                         ventilating and air conditioning (HVAC) system
                         including the making of all necessary replacements
                         thereto throughout the term of this lease and any
                         renewal thereof. Tenant shall pay for all fuel, water,
                         gas and electricity consumed in such operation. During
                         the entire term hereof, Tenant agrees to contract for
                         the regular maintenance and repair of the heating,
                         ventilating and air conditioning equipment with a
                         reputable service contractor acceptable to Landlord and
                         to provide an executed copy of such agreement to
                         Landlord.

                         Notwithstanding the foregoing, however, Landlord
                         guarantees that the HVAC systems and equipment serving
                         the Leased Premises (except any HVAC systems installed
                         by Tenant as part of its improvements to the Leased
                         Premises) are in good working condition on the Lease
                         Commencement Date. Landlord shall be responsible for
                         all capital repairs or replacements related to those
                         systems, unless such repairs or replacements are
                         necessitated by Tenant's negligence or willful acts. If
                         Landlord fails to perform any of its obligations in
                         this Section and Landlord fails to initiate efforts
                         within ten (10) days after Landlord's receipt of
                         written notice from Tenant to promptly cure such
                         failure, Tenant may, but will not be obligated to,
                         perform Landlord's obligations on Tenant's behalf and
                         may invoice Landlord for the cost of such repairs or
                         replacement plus interest at the rate of ten percent
                         (10%) per annum.

                         If utilities to the Premises are interrupted for more
                         than three (3) consecutive business days as a result of
                         the negligent act or omission of Landlord, its agents,
                         employees, or contractors, Tenant will have the right
                         to abate rent from the beginning of the interruption of
                         such services until full resumption of them. If such
                         interruption continues for thirty (30) consecutive
                         days, Tenant will have the right to terminate this
                         lease without liability upon ten (10) days' notice, so
                         long as such interruption has not been cured before
                         such termination date.

DAMAGES TO PREMISES      SECTION 28. Tenant will repair promptly at its own
                         expense any damage, including that from forced entry,
                         to the Leased Premises caused by the bringing into or
                         taking out of the premises any property for Tenant's
                         use, or by the installation or removal of such
                         property, regardless of fault or by whom such damage
                         shall be caused, unless caused by Landlord, its agents,
                         employees, or contractors and in default of such
                         repairs by Tenant, Landlord may make the same and
                         Tenant agrees to pay the cost thereof to Landlord
                         promptly upon Landlord's demand therefor.

ALTERATIONS BY TENANT    SECTION 29. Tenant will not alter the storefront of the
                         leased premises and will not make any structural or
                         non-structural alteration or addition to the Leased
                         Premises or any part thereof, or the Shopping Center
                         without first obtaining Landlord's written approval,
                         which will not be unreasonably denied, conditioned or
                         delayed; and Tenant agrees that any improvements made
                         by it shall immediately become the property of the
                         Landlord and shall remain upon the premises in the
                         absence of agreement to the contrary. Tenant further
                         may install fixtures, apparatus and equipment of any
                         kind to any part of the premises without first
                         obtaining Landlord's written consent. In the event
                         Tenant performs any initial improvements or subsequent
                         alterations or repairs to the Leased Premises, Tenant
                         shall do all things reasonably necessary to prevent the
                         filing of any mechanics' or other liens against the
                         Leased Premises. If any such lien shall at any time be
                         filed, Tenant shall either cause the same to be vacated
                         and canceled within ten (10) days after the date of
                         filing thereof, or, Tenant shall furnish such security
                         by surety bond or otherwise as may be necessary to
                         release the same as a lien against the real property.
                         At the expiration of the Lease, Tenant shall remove at
                         its expense, all alterations and additions which were
                         made in the demised premises or the Shopping Center by
                         the Tenant after the initial preparation of the
                         Premises and which are designated by the Landlord for
                         removal at the time Lessee requests Lessor's consent to
                         them. Tenant shall repair, at its expense, any damage
                         caused by removal of the alterations and additions.

                                       8
<PAGE>

PAINTING AND DECORATION  SECTION 30. Tenant will not paint or decorate any part
                         of the exterior of the Leased Premises without first
                         obtaining Landlord's written approval of such painting
                         or decoration.

                         SECTION 31.  INTENTIONALLY OMITTED

ROOF AND WALLS           SECTION 32. So long as Landlord does not unreasonably
                         interfere with the operation of Tenant's business,
                         Landlord shall have the exclusive right to use all or
                         any part of the roof of the premises for any purpose;
                         to erect on the roof to the Leased Premises other
                         structures; and to erect in connection with the
                         construction thereof of temporary scaffolds and other
                         aids to construction on the exterior of the premises,
                         provided that access to the premises shall not be
                         denied. Tenant further agrees that Landlord may make
                         any use it desires of the side or rear walls of the
                         premises, provided that there shall be no encroachment
                         upon the interior of the Leased Premises.

COMMON FACILITIES        SECTION 33. Landlord grants to Tenant during the term
                         the right of non-exclusive use, in connection with
                         others, of all automobile parking areas within the
                         Shopping Center for the accommodation and parking of
                         passenger automobiles of Tenant's customers. All
                         parking areas, access roads and facilities which may be
                         furnished by Landlord in or near the Shopping Center,
                         including employee parking areas, the truck way or
                         ways, loading docks, package pick-up stations,
                         pedestrian sidewalks, and ramps, landscaped areas,
                         retaining walls, lighting facilities, public telephone
                         facilities and other areas and improvements which may
                         be provided by Landlord for the general use, in common,
                         of tenants, their officers, agents, employees, and
                         customers, shall at all times be subject to the
                         exclusive control and management of Landlord, and
                         Landlord shall have the right from time to time to
                         establish, modify and enforce reasonable rules and
                         regulations with respect to all facilities and areas
                         mentioned in this Section. Landlord shall have the
                         right to police the same. Landlord shall have the right
                         from time to time to change the area, location and
                         arrangement of parking areas and other facilities
                         referred to in this Section 33, to change truck routes
                         to such extent as the Landlord may desire, provided
                         that the Leased Premises are adequately served by the
                         new route; to restrict parking by tenants, their
                         officers, agents and employees to employee parking
                         areas; to construct surface or elevated parking areas
                         and facilities; to establish and from time to time
                         change the level or parking surfaces; to close all or
                         any portion of said areas or facilities to such extent
                         as may, in the opinion of the Landlord's counsel, be
                         legally sufficient to prevent a dedication thereof or
                         the accrual of any rights to any person or to the
                         public therein; to close temporarily all or any portion
                         of the parking areas or facilities; to discourage
                         non-customer parking; and to do and perform such other
                         acts in and to said areas and improvements as, in the
                         use of good business judgment, the Landlord shall
                         determine to be advisable with a view of the
                         improvement of the convenience and use thereof by
                         tenants, their officers, agents, employees and
                         customers.

                         Landlord reserves the right in its sole discretion from
                         time to time to change, rearrange, alter or modify any
                         or all of the facilities designed for the common use
                         and convenience of all tenants so long as adequate
                         facilities in common are made available to the Tenant
                         herein.

EXPENSES OF COMMON       SECTION 34.  Landlord, will, at its expense (subject to
FACILITIES               the reimbursement provisions hereinafter set forth),
                         operate and maintain the common facilities referred to
                         in Section 33. In each rental year Tenant will pay to
                         Landlord such proportion of Landlord's operating costs
                         related to maintaining the common facilities as the
                         gross floor area of the premises leased hereby bears to
                         the total gross floor area of all stores in the Center.

                                       9
<PAGE>

                         For the purposes of this Section, Landlord's operating
                         costs in connection with the common facilities of the
                         shopping center buildings shall be those of operating
                         and maintaining the common facilities in a manner
                         deemed by the Landlord reasonable and appropriate and
                         for the best interest of the tenants in the Center,
                         including without limitation, all cost and expense of
                         operating, repairing, lighting, cleaning, painting,
                         striping, insuring, removing of snow, ice, debris,
                         maintaining landscaped areas, policing, inspecting and
                         all costs and expense of replacement of paving, curbs,
                         walkways, landscaping, draining and lighting
                         facilities, plus an administrative cost of fifteen
                         percent (15%) of all such Operating Costs.

                         The charges to Tenant under this Section shall be
                         computed on a basis of twelve (12) consecutive calendar
                         months commencing and ending on such dates as may be
                         designated by Landlord and shall be paid by Tenant in
                         monthly installments on the first day of each calendar
                         month in an amount as set forth in Section 1 and
                         adjusted to actual expenses per the terms of this
                         Lease. Landlord shall make available for Tenant's
                         inspection during normal business hours at the office
                         of the Landlord, Landlord's records relating to the
                         Operating Costs of the common facilities for such
                         preceding period. On Tenant's request, Landlord shall
                         provide Tenant with supporting documentation for any
                         element of the common facility expenses or other
                         charges passed through to Tenant under this Lease.

                         Within sixty (60) days after the end of each Rental
                         Year, or such other twelve (12) month period designated
                         by Landlord, Landlord shall submit to Tenant a written
                         statement setting forth the amount of such expenses and
                         showing in reasonable detail the manner in which they
                         have been computed and the calculation of Tenant's
                         prorata share. Within thirty (30) days after receipt of
                         such statement, there shall be an adjustment between
                         Landlord and Tenant with payment to or repayment by
                         Landlord as the case may require. In the event any
                         repayment is due to Tenant, then Tenant may take a
                         credit on Tenant's next succeeding monthly installment.
                         At the time the aforementioned annual adjustment is
                         made, Tenant's subsequent monthly operating cost
                         contributions shall be adjusted so that each monthly
                         installment equals one-twelfth of Tenant's adjusted
                         annualized contribution.

                         No more than once each year, Tenant and/or Tenant's
                         representatives shall have the right following
                         reasonable notice to Landlord to inspect and audit
                         Landlord's books and records pertaining to common
                         facility expenses and any other charges passed through
                         to Tenant under this Lease. Such inspection or audit
                         shall take place at Landlord's principal office for the
                         Shopping Center. In the event any such inspection or
                         audit indicates that Tenant has overpaid any charges
                         under this Lease by more than five percent (5%),
                         Landlord shall pay Tenant's reasonable costs incurred
                         in such inspection or audit and credit such overpayment
                         to the next charges due Landlord under this Lease or
                         refunded to Tenant if for the final year. At the time
                         the aforementioned adjustment is made, Tenant's
                         subsequent monthly common facility expenses or other
                         contributions shall be adjusted so that each monthly
                         installment equals one-twelfth of Tenant's adjusted
                         annualized contribution. The provisions of this Section
                         shall survive termination or expiration of this Lease.

PUBLIC LIABILITY         SECTION 35. Tenant will keep in force at its own
INSURANCE                expense so long as this lease remains in effect public
                         liability insurance with respect to the Leased Premises
                         in companies and in form acceptable to Landlord,
                         covering Tenant, Landlord, and Landlord's agents, with
                         minimum limits of One Million Dollars ($1,000,000) on
                         account of bodily injuries to or death of any person(s)
                         as the result of any one accident or disaster; and
                         property damage insurance with minimum limits of Three
                         Hundred Thousand Dollars ($300,000); and Tenant will
                         further deposit the policy or policies of insurance or
                         certificates thereof, with Landlord. If Tenant shall
                         not comply with its covenants made in this Section,
                         Landlord may, at its option, cause insurance as
                         aforesaid to be issued, and in such event Tenant agrees
                         to pay the premium for such insurance promptly upon
                         Landlord's demand.

                                       10
<PAGE>

INDEMNITY BY TENANT      SECTION 36. Tenant will indemnify Landlord and
                         Landlord's agents and save them harmless from and
                         against any and all: (a) claims, actions, damages,
                         liability and expense in connection with loss of life,
                         personal injury and/or damage to property arising from
                         or out of the occupancy or use by Tenant of the Leased
                         Premises or any part thereof, or occasioned wholly or
                         in part by any act or omission of Tenant, its agents,
                         contractors, or employees; and (b) claims, actions or
                         demands for labor, materials or related services
                         incurred by Tenant in connection with any work done
                         upon the Leased Premises by Tenant or anyone claiming
                         under Tenant so that the Leased Premises shall at all
                         times be free of liens. If any such lien shall at any
                         time be filed the Tenant shall either cause the same to
                         be vacated and canceled of record within ten (10) days
                         after the date of the filing thereof or if Tenant in
                         good faith determines that such lien should be
                         contested, Tenant shall furnish such security, by
                         security bond or otherwise, as may be necessary or be
                         prescribed by law to release the same as a lien against
                         the Leased Premises or an interest thereon and to
                         prevent any foreclosure of such lien during the
                         pendency of such contest. If Tenant shall fail to
                         vacate or release such lien in the manner and within
                         the time period aforesaid then, and in addition to any
                         other right or remedy of Landlord resulting from
                         Tenant's said default, the Landlord may, but shall not
                         be obligated to, vacate or release the same either by
                         paying the amount claimed to be due or by procuring the
                         release of such lien by giving security or in such
                         other manner as may be prescribed by law. Tenant shall
                         repay Landlord, as additional rent hereunder on demand,
                         all sums disbursed or deposited by Landlord pursuant to
                         the foregoing provisions of this lease, including
                         Landlord's costs, expenses and attorney's fees incurred
                         in connection therewith. However, nothing contained
                         herein shall imply any consent or agreement on the part
                         of Landlord (or any ground or underlying Landlord) or
                         Mortgagees or holders of deeds of trust upon the
                         Shopping Center to subject to their respective estates
                         or interests to liability under any mechanic's or other
                         lien law, whether or not the performance or the
                         furnishing of work, labor, services, or materials to
                         Tenant or anyone holding the Leased Premises or a part
                         thereof through or under Tenant, shall have been
                         consented to by Landlord and/or any of such parties.
                         Tenant shall further indemnify and hold Landlord
                         harmless from and against any penalty or expense
                         resulting from Tenant's violation of any provision of
                         law to which the Leased Premises shall from time to
                         time be subjected.

                         SECTION 37.  INTENTIONALLY OMITTED.

FIRE INSURANCE           SECTION 38. Tenant will not do or suffer to be done, or
                         keep or suffer to be kept, anything in, upon or about
                         the Leased Premises which will contravene Landlord's
                         policies insuring against loss or damage by fire or
                         other hazards (including, but not limited to, public
                         liability) or which will prevent Landlord from
                         procuring such policies in companies acceptable to
                         Landlord provided Tenant is first given adequate notice
                         of the requirements of such policies. If anything done,
                         omitted to be done or suffered to be done by Tenant, or
                         kept or suffered by tenant to be kept, in, upon or
                         about the premises shall cause the rate of fire
                         insurance or the insurance on the Leased Premises or
                         other property of Landlord in companies acceptable to
                         Landlord to be increased beyond the minimum rate from
                         time to time applicable to the premises for use for the
                         purposes permitted under this Agreement or to such
                         other property for the use or uses made thereof, Tenant
                         will pay the amount of such increase promptly upon
                         Landlord's demand.

FIRE OR OTHER CASUALTY   SECTION 39. If the Leased Premises shall be damaged by
                         fire, the elements, unavoidable accident or other
                         casualty, but are not thereby rendered untenable in
                         whole or in part, Landlord shall promptly at its own
                         expense cause such damage to be repaired, and the rent
                         shall not be abated; if by reason of such occurrence,
                         the premises shall be rendered untenable only in part;
                         Landlord shall promptly at its own expense cause the
                         damage to be repaired, and the Fixed Rent shall be
                         abated proportionately as to the portion of the
                         premises rendered untenable; if by reason of such
                         occurrence the premises shall be

                                       11
<PAGE>

                         rendered wholly untenable, Landlord shall promptly at
                         its own expense cause such damage to be repaired, and
                         the minimum annual rent shall be abated on a pro rata
                         basis, unless within thirty (30) days after said
                         occurrence Landlord shall give Tenant written notice
                         that it has elected to cancel and terminate the
                         remainder of the demised term (together with available
                         renewal options) in which event this lease and the
                         tenancy hereby created shall cease as of the date of
                         said occurrence and the Fixed Rent to be adjusted as of
                         such date. If the damage is such that the Premises
                         cannot be returned to their condition on the
                         commencement of the Term within one hundred eighty
                         (180) days after their damage or destruction, Tenant
                         may terminate this Lease by written notice to Landlord
                         given within thirty (30) days after such occurrence and
                         if Landlord undertakes to repair such damage or
                         destruction and Landlord does not do so within one
                         hundred eighty (180) days after the date of such
                         occurrence, Tenant may cancel this Lease at any time
                         thereafter so long as such repair has not occurred.
                         Landlord hereby waives any and all rights of recovery
                         against Tenant for or arising out of damage to or
                         destruction of the Premises or the Shopping Center from
                         causes that are included under special form insurance
                         policies or endorsements, and Tenant waives all rights
                         of recovery against Landlord for or arising out of
                         damage to or destruction of Tenant's property in the
                         Premises or the Shopping Center from such causes.
                         Landlord and Tenant each agree that they shall rely
                         solely upon insurance obtained by them for any such
                         losses.

CONDEMNATION             SECTION 40. If the whole or any part of the Leased
                         Premises or Shopping Center shall be taken under the
                         power of eminent domain, then this lease shall
                         terminate as to the part so taken on the day when
                         Tenant is required to yield possession thereof, and
                         Landlord shall make such repairs and alterations as may
                         be necessary in order to restore the part not taken to
                         useful condition; and the Fixed Rent shall be reduced
                         proportionately as to the portion of the Leased
                         Premises so taken. If the amount of the Leased Premises
                         so taken is such as to impair substantially the
                         usefulness of the Leased Premises for the purpose for
                         which the same are hereby leased, then either party
                         shall have the option to terminate this lease as of the
                         date when Tenant is required to yield possession. All
                         compensation awarded for such taking of the fee and the
                         leasehold shall belong to and be the property of the
                         Landlord; provided, however, that the Landlord shall
                         not be entitled to any portion of the award made to the
                         Tenant for loss of business and for the cost of removal
                         of stock and fixtures.

INSPECTIONS BY LANDLORD  SECTION 41. Upon twenty-four (24) hours prior written
                         notice, Tenant will permit Landlord, its agents,
                         employees, and contractors to enter the Leased Premises
                         and all parts thereof during business hours to inspect
                         the same and to enforce or carry out any provision of
                         this Agreement.

ASSIGNMENTS & SUBLETTING SECTION 42. Tenant shall have the right to freely
                         sublease or assign all or any portion of the space
                         throughout the term of the lease and renewal, subject
                         only to Landlord's approval of sub lessees and
                         assignees, which approval shall not be unreasonably
                         qualified, withheld, conditioned or delayed. Acceptance
                         of rent by Landlord from an assignee or sub lessee who
                         has not been approved by Landlord shall not waive the
                         default created by failure to obtain Landlord's
                         consent. As a condition of approving any proposed
                         assignee or sub lessee, Landlord may require such
                         financial and other information concerning the proposed
                         assignee or sublessee that Landlord deems appropriate
                         in order to determine sub lessee's or assignee's
                         ability to meet its financial obligations. Approval of
                         a proposed sublease or assignment in any one instance
                         shall not affect Landlord's right to approve all
                         subsequent assignments and subleases.

                         Tenant shall have the right to sublease or assign all
                         or any portion of the Leased Premises to any wholly
                         owned subsidiary or affiliate of Tenant, without the
                         prior written consent of Landlord.

                                       12
<PAGE>

                         No subletting or assignment shall release Tenant from
                         any obligation pursuant to this lease or alter the
                         primary liability and obligation of Tenant to pay the
                         rent and to perform all other obligations to be
                         performed by Tenant hereunder. Landlord shall be
                         furnished with a duplicate executed original of all
                         subleases and assignments.

BANKRUPTCY, ETC. OF      SECTION 43. If any sale of Tenant's interest in the
TENANT                   premises created by this Agreement shall be made under
                         execution or similar legal process, or if Tenant shall
                         be adjudicated to be bankrupt or insolvent, and such
                         adjudication is not vacated within thirty (30) days, or
                         if a receiver or trustee shall be appointed for its
                         business or property, and such appointment shall not be
                         vacated within thirty (30) days, or if a corporate
                         reorganization of the Tenant or an arrangement with its
                         creditors shall be approved by a court under the
                         Federal Bankruptcy Act, or if Tenant shall make an
                         assignment for the benefit of creditors, or if in any
                         other manner Tenant's interest under this Agreement
                         shall pass to another by operation of law, then, in any
                         of said events, Tenant shall be deemed to have breached
                         a material covenant of this lease and Landlord may, at
                         its option, re-enter premises and declare this lease
                         and the tenancy hereby created terminated, but
                         notwithstanding such termination Tenant shall remain
                         liable for all rent or damages which may be due at the
                         time of such termination and, further, shall be liable
                         for the liquidated damages set forth in paragraph B of
                         Section 45 of this lease.

PERFORMANCE BY TENANT    SECTION 44. Tenant covenants and agrees that it will
                         perform all agreements herein expressed on its part to
                         be performed, and that it will promptly upon receipt of
                         written notice specifying action desired by Landlord in
                         connection with any such covenant commence to comply
                         with such notice to the satisfaction of Landlord within
                         five (5) days after delivery thereof. If Tenant fails
                         to so commence such performance then Landlord may, at
                         its option, enter upon the premises and do the things
                         specified in said notice, and Landlord shall have no
                         liability to Tenant for any loss or damage resulting in
                         any way from such action by Landlord, and Tenant agrees
                         to pay promptly upon demand any expense incurred by
                         Landlord in taking such action.

REMEDIES OF LANDLORD     SECTION 45. (A) If Tenant shall fail to comply with any
                         covenant or obligation hereunder, including, but not
                         limited to, Tenant's covenant and obligation to pay
                         rent as and when required hereunder and such failure
                         shall continue for five (5) days after Tenant's receipt
                         of notice of such failure, Tenant shall be
                         automatically deemed, without any notice required, to
                         be in default of this Agreement ("Tenant Default").
                         Upon any such Tenant Default, Landlord shall have the
                         right, among the remedies available to it, to exercise
                         self-help and re-enter and take possession of the
                         Leased Premises, peaceably or by force, and remove any
                         property found therein without any liability to Tenant
                         for any damage thereto and without any obligation to
                         store any such property. Landlord may exercise such
                         self-help remedies without terminating this Lease, and
                         the exercise of any such self-help shall not be deemed
                         a termination of this Lease. However, nothing herein
                         shall prohibit Landlord, upon a Tenant Default, from
                         declaring this Agreement and the tenancy created
                         terminated. In such event, Landlord will so notify
                         Tenant, in writing, that the Agreement is terminated in
                         accordance with one of the agreed methods for
                         delivering notice to Tenant as provided hereunder. In
                         addition, Landlord shall be entitled, upon any Tenant
                         Default, to avail itself of any other remedies
                         available at law or in equity, including, but not
                         limited to, the pursuit of Tenant for the collection of
                         all sums owed under this Agreement and the recovery of
                         the Leased Premises by way of eviction, unlawful
                         detainer, or summary ejectment. Notwithstanding, any
                         further or additional remedies provided to the Landlord
                         in this Lease or otherwise available to the Landlord by
                         law, if Tenant shall violate its obligation to pay rent
                         or any additional sum due to the Landlord under this
                         Lease and such failure shall continue for five (5) days
                         after Tenant's receipt of notice of such failure,
                         Tenant agrees to pay an additional sum equal to five
                         percent (5%) of the sum so payable to the Landlord.
                         Such additional sum shall be due and payable as
                         additional rent with the next installment of rent
                         becoming due under this Lease to reimburse Landlord for
                         the additional costs of collection.

                                       13
<PAGE>

                         In default of the payment thereof Landlord may, at its
                         election, exercise all remedies provided herein or
                         otherwise provided by law following Tenant's failure to
                         pay rent.

                         (B) Tenant further agrees that in any proceeding based
                         upon Tenant's default in performing any covenant and
                         whether or not Landlord shall re-enter the Leased
                         Premises, Tenant shall remain liable for any rent or
                         damages which may be due or sustained prior thereto
                         together with all reasonable costs, professional fees,
                         and attorneys' fees, and any expenses incurred by
                         Landlord in such proceedings against Tenant or in
                         leasing the premises to another Tenant, and Tenant
                         shall further be liable for a sum of money, as
                         liquidated damages and not as penalty, to be calculated
                         in the following manner: Tenant shall pay an amount of
                         money equal to the total rent which but for such
                         termination would have become payable during the
                         unexpired portion of the term remaining at the time of
                         such termination, less the amount of rent, if any,
                         which Landlord may receive during such period from
                         others to whom the premises may be rented on such terms
                         and conditions and at such rentals as Landlord, in its
                         sole discretion, shall deem proper. Landlord shall
                         first be reimbursed for all costs and expenses
                         (including legal fees and court disbursements) incurred
                         in recovering possession of the Leased Premises
                         together with the cost and expense of repairs,
                         alterations, changes, real estate commissions and other
                         costs incurred in the re-rental of the premises. Such
                         liquidated damages shall be payable in monthly
                         installments, in advance, on the first day of each
                         calendar month following such termination, and
                         continuing until the date originally fixed herein for
                         the expiration of the then current term of this lease
                         and any suit or action brought to collect the amount of
                         any deficiency for any month shall not in any manner
                         prejudice the right of Landlord to collect any
                         deficiency for any subsequent month by a similar
                         proceeding. Within one month after the date originally
                         fixed herein for the expiration of the then current
                         term of this lease, Landlord shall give a written
                         statement to Tenant showing all sums received by
                         Landlord by way of liquidated damages and all sums
                         received from others to whom the premises may have been
                         rented. In the event it appears that Tenant has paid a
                         greater sum of money than is due, as determined by the
                         terms of this Paragraph B of this Section 45, then, and
                         in such event, Landlord will promptly refund to Tenant
                         any such excess.

                         (C) No payment by Tenant or receipt by Landlord of
                         lesser amounts than the rent (or other sum) herein
                         stipulated shall be deemed to be satisfaction nor shall
                         any such payment, endorsement or statement on any check
                         or any letter accompanying any check or payment be
                         deemed an accord and satisfaction. Landlord may accept
                         such check or payment without prejudice to its right to
                         recover the balance due or pursue any other remedy in
                         this lease provided.

REMEDIES CUMULATIVE;     SECTION 46. No mention in this lease or any specific
WAIVER OF JURY TRIAL     right or remedy shall preclude Landlord from exercising
                         any other right, from having any other remedy or from
                         maintaining any action to which it may otherwise be
                         entitled either at law or in equity; and the failure of
                         Landlord to insist in any one or more instances upon a
                         strict performance of a covenant of this Agreement or
                         to exercise any option or right herein contained shall
                         not be construed as a waiver or relinquishment for the
                         future of such covenant, right, or option, but the same
                         shall remain in full force and effect unless the
                         contrary is expressed in writing by Landlord. Landlord
                         and Tenant agree that in any trial or similar
                         proceeding under this lease each shall (and hereby
                         does) waive any right to trial by a jury as may be
                         provided for by applicable law.

WATER, GAS, ELECTRICITY  SECTION 47. The Tenant covenants that it will promptly
& TRASH REMOVAL          pay all utility bills for utilities requested by
                         Tenant, including but not limited to, water (which may
                         include sewer charge) telephone/data, and electricity
                         as the same shall become due. If Landlord shall pay any
                         monies or incur any expenses in correction of violation
                         of Tenant's covenants herein set forth, the amounts so
                         paid or incurred shall, at Landlord's option, and on
                         notice to Tenant, be considered additional rentals
                         payable by Tenant with the first installment of

                                       14
<PAGE>

                         rental thereafter due and payable and may be collected
                         or enforced as by law provided in respect of rentals.

                         Tenant shall also be responsible for providing for, at
                         its sole expense, the removal of all trash from the
                         Leased Premises.

SUCCESSOR AND ASSIGNS    SECTION 48. This Agreement and the covenants and
                         conditions herein contained, shall inure to the benefit
                         of and be binding upon Landlord, its successors and
                         assigns, and shall be binding upon Tenant, its
                         successors and assigns, and shall inure to the benefit
                         of Tenant and only such assigns of Tenant to whom the
                         assignment by Tenant has been consented to by Landlord.
                         If all or any part of the Landlord's interest in this
                         lease or in the Shopping Center shall be held or owned
                         (directly, indirectly or beneficially) by or for any
                         individual, partnership, tenancy-in-common, joint
                         venture, corporation or trust it is agreed that no such
                         owner, joint tenant, beneficiary, trustee, shareholder
                         or corporate entity shall be personally responsible or
                         liable with respect to any of the covenants, conditions
                         or provisions of this Lease to be performed by the
                         Landlord. In the event of a default by Landlord under
                         this Lease, Tenant agrees that in all events Landlord's
                         liability shall be limited to the actual equity
                         interest of Landlord in the Shopping Center for the
                         satisfaction of Tenant's remedies under this Lease.

NOTICES                  SECTION 49. All notices between Tenant and Landlord
                         required or permitted by any provision of this
                         Agreement shall be directed by U.S. or Certified Mail
                         (Return Receipt Requested) or reputable overnight
                         delivery service to the address set forth in Section 1.
                         Notices shall be deemed to be received three (3)
                         business days after placed in the U.S. mail and one (1)
                         business day after delivery to an overnight delivery
                         service.

                         Either party may, at any time or from time to time,
                         designate by notice given as herein provided,
                         substitute address for that set forth in Section 1.
                         Thereafter notice shall be directed to such substitute
                         address.

APPLICABLE LAW           SECTION 50. This Lease Agreement shall be construed
                         under the laws of the Commonwealth of Virginia.

CAPTIONS AND HEADINGS    SECTION 51. The captions and headings throughout this
                         lease are for convenience and reference only and the
                         words contained therein shall in no way be held or
                         deemed to define, limit, describe, explain, modify,
                         amplify or add to the interpretation, construction or
                         meaning of any provision of or the scope or intent of
                         this lease nor in any way affect this lease. This lease
                         and the Exhibits, and Rider, if any, attached hereto
                         and forming a part hereof, set forth all the covenants,
                         promises, agreements, conditions and understandings
                         between Landlord and Tenant. There are no covenants,
                         promises, agreements, conditions and understandings,
                         either oral or written between them other than are
                         herein set forth. Except as herein otherwise provided,
                         no subsequent alteration, amendment, change or addition
                         to this lease shall be binding upon Landlord and Tenant
                         unless reduced to writing and signed by both parties.

JOINT AND SEVERAL        SECTION 52. In the event that two or more individuals,
LIABILITY                corporations, partnerships or other business
                         associations (or any combination thereof) shall sign
                         this Lease Agreement as Tenant, the liability of each
                         such individual, corporation, partnership, or other
                         business association to pay rent and perform all other
                         obligations hereunder shall be deemed to be joint and
                         several. In like manner, in the event that the Tenant
                         named in this Lease Agreement shall be a partnership or
                         other business association the members of which are, by
                         virtue of statute or general law, subject to personal
                         liability then, and in the event, the liability of each
                         such member shall be deemed to be joint and several.

                                       15
<PAGE>

                  SECTION 53. INTENTIONALLY OMITTED.

CERTIFICATE       SECTION 54. At any time after the commencement of the term of
                  this lease and within ten (10) days after written request
                  therefor by Landlord, Tenant agrees to deliver to Landlord or
                  to any mortgagee a certificate stating that Tenant has entered
                  into occupancy of the demised premises in accordance with the
                  provisions of this lease, that this lease is in full force and
                  effect, that Landlord has performed the construction required
                  of Landlord and any other information reasonably requested.

AGENT             SECTION 55. Landlord and Tenant acknowledge that David Johnson
                  of Johnson Real Estate Advisors and Mark Specter of Specter
                  Properties Inc. (collectively "Agent") are and shall be the
                  sole exclusive brokers in connection with the lease of the
                  premises and shall be compensated pursuant to a separate
                  agreement between Landlord and Agent.

SIGNS &           SECTION 56. Tenant will not place or suffer to be placed or
ADVERTISING       maintained on the exterior of the Demised Premises any sign,
                  advertising matter or other thing of any kind, and will not
                  place or maintain any decoration lettering or advertising
                  matter on the glass of any window or door of the Demised
                  Premises without first obtaining the Landlord's written
                  approval thereof. It is understood that any work of any kind
                  made and done under this Section shall be made and done at
                  Tenant's own cost. Tenant agrees to comply with all applicable
                  codes and agrees to indemnify and hold Landlord harmless from
                  any and all mechanic's liens that may be filed by reason
                  thereof.

                  At Tenant's cost, Landlord shall permit a building sign at a
                  mutually agreeable location as well as appropriate signage on
                  the existing tenant panel sign on South Crater Road.

COVENANT          SECTION 57. Tenant shall do all things necessary to prevent
AGAINST LIENS     the filing of any mechanics' or other liens against the
                  Premises by reason of any work, labor, services or materials
                  performed or supplied or claimed to have been performed or
                  supplied to Tenant, or anyone holding the Premises, or any
                  part thereof, through or under Tenant. Without limiting the
                  generality of the foregoing, Tenant agrees that the Shopping
                  Center shall not be subject to attachment and Tenant shall
                  include in all contracts and subcontracts for work to be
                  performed on Tenant's behalf at the Premises provisions
                  whereby such contractor or subcontractor acknowledges that
                  Landlord has no liability under such contracts and
                  subcontracts and that such contractor or subcontractor waives
                  any right it may have to file a lien against or attach the
                  Shopping Center. If any such lien shall at any time be filed,
                  Tenant shall either cause the same to be vacated and cancelled
                  of record within ten (10) days after the filing thereof or, if
                  Tenant in good faith determines that such lien should be
                  contested, Tenant shall furnish such security as may be
                  necessary to release the same as a lien against the real
                  property. If Tenant fails to procure a release of such lien as
                  prescribed in this Paragraph, Landlord shall have the right,
                  but not the obligation, to procure a release of the lien and
                  charge the expense incurred in so doing (including the amount
                  of the lien) to Tenant as additional rent.

HAZARDOUS         SECTION 58. Except for products reasonably necessary and
MATERIALS         customarily associated with the use of the Premises described
                  in Section 1 (i) of this Lease, Tenant shall not use,
                  generate, manufacture, produce, store, release, discharge or
                  dispose of on, in or under the Premises or the property of
                  which the Premises are a part (the "Property"), or transport
                  to or from the Premises or the Property, any Hazardous
                  Materials (as defined below).

                  Tenant shall comply with all local, state or federal laws,
                  ordinances or regulations relating to Hazardous Materials on,
                  in under or about the Premises.

                  Tenant shall promptly notify Landlord should Tenant receive
                  notice of or otherwise become aware of any (i) pending or
                  threatened environmental regulator action against Lessee, the
                  Premises or the Property; (ii) claims made

                                       16

<PAGE>

                  or threatened by any third party relating to any loss or
                  injury resulting from any Hazardous material; or (iii) release
                  or discharge or threatened release or discharge of any
                  hazardous Material in, on, under or about the Premises or the
                  Property.

                  Tenant shall protect, indemnify and hold harmless Landlord,
                  its directors, Officers, employees, agents, successors and
                  assigns from and against any and all loss, damage, cost
                  expense or liability (including attorney's fees and costs)
                  directly or indirectly out of or attributable to Tenant's
                  failure to comply with this Section 58, including without
                  limitation (i) all foreseeable consequential damages; and (ii)
                  the costs of any required or necessary repair, cleanup, or
                  detoxification of the Premises or the Property and the
                  preparation and implementation of any closure, remedial or
                  other required plans. This indemnity shall survive the
                  termination or cancellation of this lease for any reason.

                  Landlord shall protect, indemnify and hold harmless Tenant,
                  its directors, officers, employees, agents, successors, and
                  assigns from and against any and all loss, liability damage,
                  cost expense or liability (including attorney's fees and
                  costs) directly or indirectly out of or attributable to the
                  presence of Hazardous Materials in the Premises or the
                  Shopping Center unless arising from the act or omission of
                  Tenant, its agents, employees or contractors. This indemnity
                  shall survive the termination or cancellation of this Lease
                  for any reason.

                  Upon 24 hours prior notice, Tenant shall permit Landlord or
                  its agents to inspect the premises in order to confirm
                  Tenant's compliance with this Section 58; Tenant shall also
                  provide Landlord copies of all notices it may receive
                  concerning the environmental condition of the Premises (or
                  property) for any governmental agency.

                  "Hazardous Materials" shall mean any flammable explosives,
                  radioactive materials, hazardous wastes, toxic substances or
                  related materials, including, without limitation, any
                  substances defined as or included in the definition of
                  "hazardous substances," "hazardous wastes," "hazardous
                  materials," or "toxic substances," under any applicable
                  federal or state laws or regulations.

ADA               SECTION 59. The Shopping Center, restrooms in the Leased
COMPLIANCE        Premises and common areas of the Shopping Center shall be in
                  compliance with the Americans with Disabilities Act of 1990
                  ("ADA") and all other applicable building codes as of the
                  Commencement Date. Tenant represents and covenants that it
                  shall conduct its occupancy and use of the Premises in
                  accordance with the Americans With Disabilities Act (the
                  "ADA") (including, but not limited to, modifying its policies,
                  practices and procedures, and providing auxiliary aids and
                  services to disabled persons). If the Lease provides that
                  Tenant is to complete certain alterations and improvements to
                  the Premises, Tenant agrees that all such work shall comply
                  with the ADA. Furthermore, Tenant covenants and agrees that
                  any and all future alterations or improvements made by Tenant
                  to the premises shall comply with the ADA. Landlord and Tenant
                  agree to indemnify the other for any costs, claims, damages,
                  losses or expenses (including the costs of consulting and
                  legal fees) arising out of the other's breaching its
                  respective responsibilities for compliance with the ADA as
                  required in this Lease. This indemnity shall survive the
                  termination of this Lease.

                                       17

<PAGE>

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

LANDLORD:

South Crater Square Associates, LLC

___________________________________       By:___________________________________
Date                                         Ivan P. Jecklin

TENANT:

Star Tek USA, Inc.

___________________________________       By:___________________________________
Date
                                          ______________________________________
                                          Title

                                       18

<PAGE>

                                    EXHIBIT A
                                 LEASED PREMISES

                                        1
                                    Exhibit A

<PAGE>

                                    EXHIBIT B
                              SHOPPING CENTER PLAN

                                        1
                                    Exhibit B

<PAGE>

                                    EXHIBIT C
                         LANDLORD'S WORK - VANILLA SHELL

At Landlord's Expense:

-     Landlord to provide all utilities into space. Natural gas is not
      available.

-     Sanitary Sewer connected to toilet facilities (one location only)

-     Domestic water connected to toilet facilities (one location only)

-     Install demising wall per code to roof deck. Sheetrock shall be
      taped/floated and ready for paint.

-     Demo pegboard system from all other walls and install sheetrock where it
      is missing from those walls. All sheetrock shall be taped/floated/ready to
      receive paint.

-     Remove carpet from floor. Existing VCT to remain. Floor condition to
      remain as is after removal of the carpets.

-     ADA compliant restrooms with water heater in one location: Eight women's
      bathrooms and eight men's bathrooms. Location of bathrooms will based on a
      mutually agreed upon space plan.

-     Janitor sink and drinking fountain, if required by code.

-     Replace all ceiling tiles in ceiling grid. Existing 2x4 ceiling grid shall
      remain as is.

-     Replace all fluorescent light fixtures in ceiling grid with indirect
      fluorescent lights. Landlord shall provide an allowance for lighting of
      $110,000, or $2.75 per square foot installed. Any cost savings achieved
      shall benefit the Landlord.

-     Heating/air conditioning capacity equal to 120 tons per 40,000 sq. ft.
      Landlord will need to add 45 tons of HVAC to reach this capacity. Duct
      system on existing units to remain as is. Duct system for new units shall
      be one main trunic line.

-     Power:

      -     There is 1000 amp, 480 volt service for the entire former Rose's
            department store building, including the 12,400 square foot space
            occupied by Clay Home Medical.

      -     Dominion Power will be able to bring additional service to the
            building, but this will take time and we cannot guarantee delivery
            within 90 days.

      -     At a minimum. Landlord will provide 7 watts per square foot to the
            Premises.

-     Junction box with pull string from storefront sign band to electrical
      panel.

-     Exit and emergency lighting as required by code.

-     Ensure that existing main breaker panel is set up so that Tenant's
      electrical usage is isolated from other tenant in building.

-     Landlord to provide corridor to shared warehouse area if Clay Home Medical
      requires a rear door to its space.

                                        1
                                    Exhibit C
<PAGE>

                                    EXHIBIT D

             SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE AGREEMENT

      THIS AGREEMENT, made and entered into as of this ___ day of ____________,
____, by and among SOUTH CRATER SQUARE ASSOCIATES, L.C., a Virginia limited
liability company ("Landlord"), STAR TEK, INC. ("Tenant"), and BANK SERVICES OF
VIRGINIA, INC. ("Lender").

                                    RECITALS:

      A. Landlord and Tenant have entered into that certain Lease Agreement,
dated ________________________ (hereinafter referred to as the "Lease"), with
respect to space in the Pinehill Plaza Shopping Center located on South Crater
Road in the City of Petersburg, Virginia (hereinafter referred to as the
"Premises"), said Premises more particularly described in the Lease.

      B. Lender has made a mortgage loan to Landlord, secured by a Deed of Trust
and Security Agreement, which covers the property upon which the Premises are
located, and an Assignment of Rents and Leases, which provides for assignment of
all leases relating to the Premises, including the Lease. Said Deed of Trust and
Security Agreement and Assignment of Rents and Leases are referred to herein as
the "Security Instruments."

      C. The parties desire to execute this instrument to express their
agreement that the Lease will be subordinate to the Security Instruments and
that Tenant's possession of the Premises will not, subject to the terms and
conditions of this Agreement, be disturbed by reason of a foreclosure of the
lien of the Security Instruments on the Premises.

                                    AGREEMENT

      NOW, THEREFORE, the parties covenant and agree as follows:

      1. The Lease shall at all times be subject and subordinate in all respects
to the Security Instruments and to all renewals, modifications and extensions
thereof, subject to the terms and conditions of this Agreement.

      2. Tenant shall give prompt written notice to Lender of all defaults by
Landlord of those obligations under the Lease which are of such a nature as to
give Tenant a right to terminate the Lease, to reduce rent, or to credit or
offset any amounts against future rents, and Lender shall have a reasonable
opportunity (but shall not be required) to cure the same.

      3. So long as Tenant is not in default in the payment of rent, additional
rent or other charges or conditions of the Lease, Tenant shall not be disturbed
by Lender in Tenant's possession, enjoyment, use and occupancy of the Premises
during the original or any renewal term of the Lease or any extension or
modification thereof.

      4. No person or entity who exercises a right, arising under the Security
Instruments or any assignment of the Lease, to receive the rents payable by
Tenant under the Lease shall thereby become obligated to Tenant for the
performance of any of the terms, covenants, conditions and agreements of
Landlord under the Lease. Landlord and Tenant agree that Tenant shall make the
payments to be made by Tenant under the Lease to such person or entity upon
receipt of written notice of the exercise of such rights, and Tenant agrees not
to prepay any sums payable by Tenant under the Lease. Such receipt of rent by
any other party shall not relieve Landlord of its obligations under the Lease,
and Tenant shall continue to look to Landlord only for performance thereof.

      5. If the interest of Landlord shall be acquired by Lender by reason of
foreclosure of its mortgage or other proceedings brought to enforce the rights
of the holder thereof, by deed in lieu of foreclosure or by any other method,
and Lender succeeds to the interest of Landlord under the Lease, the Lease shall
continue in full force and effect and shall not be terminated or disturbed
except in accordance with the terms of the Lease. Tenant shall thereupon be
bound to Lender under all of the terms, covenants and conditions of the Lease
for the balance of the term thereof remaining, and any extensions or renewals
thereof which may be effected in accordance with any option therefor contained
in the Lease, with the same force and effect as if Lender were the landlord
under the Lease. Tenant does hereby attorn to Lender as its landlord, said
attornment to be effective and self-operative without the execution of any other
instruments on the part of either party hereto immediately upon Lender's
succeeding to the interest of Landlord under the Lease, and Tenant hereby agrees
that Lender shall not be responsible or liable in any way for any default under
the Lease occurring prior to the time Lender obtains title to the leasehold
estate owned by Landlord and is entitled to actual, unrestricted possession of
the Premises.

                                        1
                                    Exhibit D

<PAGE>

      6. In addition to and not in lieu of all the provisions of this Agreement,
Lender shall not in any way or to any extent be:

            (a) liable for any act or omission of any prior landlord (including
Landlord); or

            (b) subject to any offsets or defenses which Tenant might have
against any prior landlord (including Landlord); or

            (c) bound by any rent or additional rent which Tenant might have
paid for more than thirty (30) days in advance to any prior landlord (including
Landlord); or

            (d) bound by any amendment or modification of the Lease made without
Lender's consent; or

            (e) in any way responsible for any deposit or security which was
delivered to Landlord but which was not subsequently delivered to Lender.

      7. All notices, demands, or requests, and responses thereto, required or
permitted to be given pursuant to this Agreement shall be in writing and shall
be deemed to have been properly given or served and shall be effective upon
being deposited in the United States mail, postage prepaid and registered or
certified with return receipt requested; provided, however, the time period in
which a response to any notice, demand, or request must be given shall commence
on the date of the return receipt of the notice, demand, or request by the
addressee thereof. Rejection or other refusal to accept or inability to deliver
because of changed address of which no notice has been given shall constitute
receipt of the notice, demand, or request sent. Any such notice if given to
Landlord shall be addressed as follows:

            South Crater Square Associates, L.C.
            c/o Weinstein Management Co., Inc.
            3951-A Stillman Parkway
            Glen Allen, VA 23060

if given to Lender shall be addressed as follows:

            9112 Virginia Avenue
            Bassett, VA 24055

if given to Tenant shall be addressed as follows:

            Star Tek, Inc.
            100 Garfield Street
            Denver, CO 80206

or at such other address in the United States as Landlord, Lender or Tenant may
by notice in writing designate for notice.

      8. This Agreement shall be binding upon and inure to the benefit of the
parties, their respective heirs, successors and assigns.

                            [Signature Pages Follow]

                                        2
                                    Exhibit D

<PAGE>

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

                                       LANDLORD:

                                       SOUTH CRATER SQUARE ASSOCIATES, L.C.
                                       a Virginia limited liability company

                                       By: _____________________________________
                                           Marcus M. Weinstein
                                           Manager

COMMONWEALTH OF VIRGINIA

COUNTY OF HENRICO, TO-WIT:

      The foregoing instrument was acknowledged and before me this ___ day of
___________, 2005, by Marcus M. Weinstein, as Manager of South Crater Square
Associates, L.C., a Virginia limited liability company.

                                       _________________________________________
                                       Notary Public

My commission expires: ________________.

                                 TENANT:

                                 Star Tek, Inc.

                                 By: ___________________________________________

                                 Its ___________________________________________

STATE OF __________________

CITY/COUNTY OF ________________, TO-WIT:

      The foregoing instrument was acknowledged and before me this ___ day of
___________, 2005, by ______________________, as ___________________ of
____________________, a ________________, on behalf of said _________________.

                                       _________________________________________
                                       Notary Public

My commission expires: ________________.

                                 LENDER:

                                 BANK SERVICES OF VIRGINIA

                                 By: ___________________________________________
                                     Phyllis Karavatakis

STATE OF _____________

                                        3
                                    Exhibit D

<PAGE>

CITY/COUNTY OF ____________, TO-WIT:

      The foregoing instrument was acknowledged and before me this ___ day of
__________, 2005, by Phyllis Karavatakis, as _____________________ of Bank
Services of Virginia.

                                       _________________________________________
                                       Notary Public

My commission expires: ________________.

                                        4
                                    Exhibit D

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