Document:

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                              AGREEMENT TO SUBLEASE

            This AGREEMENT dated as of the 1st day of February 2000, between
FIDELITY MORTGAGE, INC., having an officer at 8044 Montgomery Road, Suite 200,
Cincinnati, Ohio 45326 (hereinafter referred to as "Sublessor"), and
MoneyZone.com, a Nevada corporation, having an office at 8701 Red Oak Boulevard,
Charlotte, NC 28217 (hereinafter referred to as "Sublessee").

                             W I T N E S S E T H

            WHEREAS Sublessor is the lessee under a certain lease agreement with
Highwoods/Forsyth Limited Partnership ("Lessor"), dated September 01, 1997, for
that certain premises located in the City of Charlotte State of North Carolina
described as that certain first (1st) floor office space, suite 100 of that
certain office building known as Live Oak on land located at Oak Hill Business
Park with a street address of 8701 Red Oak Boulevard consisting of approximately
5100 rentable square feet (the "Property"), to which lease reference is hereby
made as if the same were herein set forth at length, which lease, together with
amendment and modifications heretofore and hereinafter entered into, are
collectively hereinafter referred to as the "Prime Lease" and are attached
hereto as Exhibit "A"; and

            WHEREAS, the parties hereto have agreed that Sublessor shall
sublease the Property to Sublessee commencing on February 1, 2000, or when
Lessor consents to this sublease, whichever will last occur, and ending on
August 31, 2002 (the "Term"), unless otherwise sooner terminated in accordance
with the provisions of this sublease.

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

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1.   Sublessor  hereby  leases to  Sublessee  for the Term the 5100  approximate
     rentable square feed of the space on the 1st floor of said building,  shown
     on Exhibit B attached hereof and made a part hereof.

2.   Commencing on April 1, 2000,  Sublessee shall pay to Sublessor monthly rent
     of six thousand eight hundred dollars ($6,800.00), plus any additional rent
     mentioned in Paragraph 6. Any partial months rent shall be prorated for the
     actual number of days that this sublease is outstanding.

3.   Sublessee  shall pay the rent  provided  for herein in advance on the first
     day of each and every  month  during the term  without  deduction,  setoff,
     notice or demand.  Sublessee  shall pay to Sublessor upon execution of this
     Sublease the sum of six thousand eight hundred dollars  ($6,800.00) as rent
     for April 2000.

4.   The Property shall be used for general offices and for no other purpose.

5.   Sublessee  shall not assign this  sublease nor sublet the Property in whole
     or in part; nor shall Sublessee  permit its interest in this sublease to be
     vested in any third party by operation of law or otherwise.

6.   Sublessee shall be liable for all additional use by Sublessee of electrical
     current in excess of such electric current provided by the Lessor under the
     Prime Lease.  If Sublessee  shall procure any additional  services from the
     building,  such as alterations or after-hour  air  conditioning,  Sublessee
     shall pay for same at the rates  charged  therefor  by the Lessor and shall
     make such payments to the Sublessor or Lessor,  as Sublessor  shall direct.

                                      -2-

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     Any rent or other sums payable by Sublessee under this Paragraph 6 shall be
     additional rent and collectable as such.

7.   This sublease is subject and subordinate to the Prime Lease.  Except as may
     be inconsistent with the terms hereof, Sublessee agrees to be bound by, and
     to fully comply with, all the terms,  covenants and conditions contained in
     the Prime Lease;  and in case of any breach hereof by Sublessee,  Sublessor
     shall have all the rights  against  Sublessee  as would be available to the
     Lessor  against the Sublessor  under the Prime Lease if such breach were by
     the Sublessor thereunder.

8.   Notwithstanding  anything herein contained,  the only services or rights to
     which  Sublessee  is entitled  hereunder  are those to which  Sublessor  is
     entitled under the Prime Lease.

9.   Sublessee shall neither do nor permit anything to be done which would cause
     the Prime Lease to be  terminated  or  forfeited  by reason of any right of
     termination or forfeiture  reserved or vested in the Lessor under the Prime
     Lease,  and Sublessee shall indemnify and hold Sublessor  harmless from and
     against  all  claims of any kind  whatsoever  by  reason  of any  breach or
     default on the part of  Sublessee or by reason of which the Prime Lease may
     be terminated or forfeited.

10.  Sublessee  shall pay the  Landlord  on the  execution  and  delivery of the
     sublease the sum of six  thousand  eight  hundred  dollars  ($6,800.00)  as
     security deposit full and faithful performance of the terms,  covenants and
     conditions  of  this  sublease  on  Sublessee's  part  to be  performed  or

                                      -3-

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     observed,  including but not limited to payment of rent and additional rent
     in default or for any other sum which  Sublessor  may expend or be required
     to expend by reason of Sublessee's defaults. Sublessor may use or apply all
     or any portion of the security deposit for the payment of any rent or other
     amount then due hereunder and unpaid;  for the payment of any other sum for
     which  Sublessor may become  obligated by reason of Sublessee's  default or
     breach,  or for any loss or damaged  sustained  by Sublessor as a result of
     Sublessee's  default  or breach.  Sublessee  agrees to  indemnify  and save
     Sublessor harmless against any and all suits,  judgments,  claims, demands,
     liabilities,  losses or damages  which may arise  against,  or  incurred by
     Sublessor as a result or consequence  of Sublessee's  failure to perform or
     keep any of the terms,  covenants,  rentals and  conditions  required to be
     kept and  performed by Sublessee  under the  sublease.  If Sublessee  shall
     fully and faithfully comply with all the terms, covenants and conditions of
     this  sublease,  on  Sublessee's  part to be  performed  or  observed,  the
     security, or any unapplied balance thereof,  shall be returned to Sublessee
     after the  expiration  of this  sublease and after the removal of Sublessee
     and surrender of possession of the Property to Sublessor.

11.  Sublessor  shall,  at Sublessor's own expense,  maintain  General/Liability
     Insurance Coverage with liability limits of not less than $1,000,000.00 per
     occurrence  for the Bodily  Injury  and/or  Property  Damage  Liability and

                                      -4-

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     $50,000 per occurrence for Fire/Legal  Liability.  Said insurance  coverage
     shall remain in force during the term of this agreement.

12.  Sublessee agrees to accept possession of the Property in "as is" condition.

13.  Sublessee,  upon  expiration  or  other  termination  of the  Term  of this
     sublease,  covenants to quit and surrender to Sublessor the Property, broom
     clean, in good order and condition,  ordinary wear and tear, damage by fire
     or other  casualty  expected,  and at  Sublessee's  expense,  to remove all
     property  of  Sublessee.  Any  property  not so  removed  shall  be  deemed
     abandoned  by Sublessee  and may be retained or disposed of at  Sublessee's
     expense by Sublessor.

14.  Sublessee  represents  and  warrants  that except for CB Richard  Ellis and
     Queens Property, Sublessee has not retained,  contracted or otherwise dealt
     with any real estate broker,  salesperson, or finder in connection with the
     sublease,  and no such person  initiated or participated in the negotiation
     of the sublease. Sublessee shall indemnify and hold Sublessor harmless from
     and against any and all  liabilities  and claims for  commissions  and fees
     arising out of a breach of the foregoing representations.

15.  Sublessee represents that it has read and is familiar with the terms of the
     Prime  Lease,  as  well as any  amendments,  modifications  and  extensions
     thereto,  and agrees to be bound by the terms contained  therein and in all
     future amendments to modifications thereto.

16.  All prior  understandings  and  agreements  between  the parties are merged
     within this  Agreement,  which alone  fully and  completely  sets forth the

                                      -5-

<PAGE>

     understanding  of the  parties;  and this  sublease  may not be  changed or
     terminated  orally or in any manner  other than by an  agreement in writing
     and  signed  by  the  party  against  whom  enforcement  of the  change  or
     termination is sought.

17.  Any  notice  or  demand  which  either  party may or must give to the other
     hereunder  shall  be  in  writing  and  delivered  personally  or  sent  by
     registered  mail or by overnight  delivery  addressed if to  Sublessor,  as
     follows:

                  Delta Funding Corporation

                  1000 Woodbury Road, Suite 200
                  Woodbury, New York 11797
                  ATTN:  Office Manager

and if to Sublessee, as follows:

                  MoneyZone.Com
                  8701 Red Oak Boulevard, Suite 100
                  Charlotte, NC  28217
                  ATTN:  Susan McAvoy, Vice President

Either party may, by notice in writing, direct that future notices or demands be
sent to a different address.

18.  This  agreement  shall be governed by and be construed and  interpreted  in
     accordance  with the laws of the  State of New York  without  regard to the
     conflicts  of  laws  rules   thereof.   Tenant  agrees  to  submit  to  the
     jurisdiction  of any United  States  Federal  court  sitting in the Eastern
     District of New York or any New York State  court  sitting in the County of
     Nassau in the State of New York.

19.  The covenants and agreements  herein contained shall bind and insure to the
     benefit  of  Sublessor,  the  Sublessee,  and their  respective  executors,
     administrators, successors and assigns.

                                      -6-

<PAGE>

            IN WITNESS WHEREOF, the parties hereto have caused these presents to
be executed as of the day and year first above written.

                                    FIDELITY MORTGAGE, INC.
                                    (Sublessor)

                                    By:/s/ Mark Miller
                                       -----------------------------------------
                                    Its:  Vice President

                                    MoneyZone.com
                                    (Sublessee)

                                    By:  /S/ RANDALL GREENE
                                       -----------------------------------------
                                    Its:  President<PAGE>
                               CONSENT TO SUBLEASE

      This Agreement is made as of the 11th day of February 2000 by and among
Highwoods/Forsyth Limited Partnership ( the "Landlord") and Fidelity Mortgage,
Inc. (the Sublessor"), and MoneyZone.com (the "Sublessee").

                                    RECITALS

      I.    Sublessor and Landlord entered into that certain Lease dated March
            11, 1998 (the "Lease") with respect to 8701 Red Oak Blvd., Suite
            100, Charlotte, Mecklenburg County, North Carolina (the "premises").

      II.   Sublessor has entered into that certain Sublease (the "Sublease")
            dated __________, __________, pursuant to which Sublessor has sublet
            all or a portion of the Premises (the "Subleased Premises") to
            Sublessee. A copy of the Sublease is attached to this Agreement as
            Exhibit "A".

      III.  Sublessor and Sublessee have requested that Landlord consent to
            the subletting of the Subleased Premises by Sublessor to
            Sublessee.

      In consideration of the foregoing, the mutual covenants and conditions
      contained in this Agreement, and other good and valuable considerations,
      the receipt and sufficiency of which are hereby acknowledged, the parties
      to this Agreement, intending to be legally bound, agree as follows:

          1.   INCORPORATION OF RECITALS. The parties warrant and represent that
               the foregoing  Recitals are accurate and correct and  incorporate
               them  in  this  agreement.  All  capitalized  terms  used in this
               agreement  shall  have the same  definitions  as set forth in the
               Lease  unless  otherwise  specifically  indicated  or unless  the
               context clearly indicates as contrary intent.

          2.   CONSENT TO SUBLETTING. Landlord consents to the subletting of the
               Subleased  Premises by Sublessor to Sublessee.  This consent does
               not  constitute  approval  by,  nor  agreement  with,  any of the
               provisions  of the  Sublease by Landlord.  In  addition,  nothing
               contained in this agreement or the Sublease shall be construed as
               amending the Lease in any respect. Any purported modifications to
               the Lease  contained in the  Sublease  will effect the rights and
               obligations as between Sublessor and Sublessee only and shall not
               be binding on  Landlord.  Sublessor  and  Sublessee  specifically
               acknowledge that Landlord is not a party to the Sublease.  Except
               as expressly  provided in this Agreement,  the Lease shall remain
               unmodified  and in full force and effect and the  parties  hereby
               ratify and confirm the terms of the Lease.

          3.   WARRANTIES AND  REPRESENTATIONS.  Sublessor and Sublessee warrant
               and  represent  to Landlord the following:

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                  (a)   The Lease is binding and enforceable upon the Sublessor
                        and nothing done pursuant to the Sublease nor this
                        Agreement shall affect the liability of Sublessor under
                        the Lease.

                  (b)   To the best of Sublessee's knowledge, Landlord is in
                        full and complete compliance with all of its obligations
                        under the Lease.

                  (c)   The Lease, as described above, has not been otherwise
                        amended or modified, either orally or in writing, and
                        represents the entire agreement between Landlord and
                        Sublessor with respect to the Premises.

                  (d)   Neither Sublessor nor Landlord is in default under
                        the Lease, and Sublessor is not aware of any state of
                        facts which, but for the giving of notice and/or the
                        passage of time, would be a default by either party
                        under the Lease.  Sublessor is not entitled to any
                        credit offset, or reduction in rent or other charges
                        due or to become due under the Lease for any reason
                        whatsoever.  Sublessor has no current defenses to the
                        enforcement of the Lease by Landlord, and there
                        currently exists no claims or any facts which could
                        give rise to any claims by Sublessor against
                        Landlord.

                  (d)   Neither the Lease not any rights of Sublessor under
                        the Lease have been assigned by Sublessor.  Other
                        than pursuant to the Sublease, the Premises have not
                        been sublet by Sublessor.  No person or entity other
                        than Sublessee and Sublessor are entitled to possess,
                        use, or occupy the Premises pursuant to any license,
                        concession, or other agreement, whether oral or
                        written.  Neither Sublessor's estate under the Lease
                        or any of its rights under the Lease have been
                        mortgaged or pledged to any third party, whether as
                        security for a loan or otherwise.

          4.   NO  RELEASE.  This  Agreement  shall not be deemed to  release or
               discharge,  in any manner, the liability of Sublessor, as Tenant,
               under  the  Lease  nor any  guarantors  of the  Lease,  and their
               respective  liabilities shall remain in full force and effect and
               to the same extent as existed prior to this Agreement.

          5.   FURTHER  SUBLETTING OR ASSIGNMENT.  This  Agreement  shall not be
               construed as permitting any further subletting of the Premises or
               assignment  of the Lease  except in  strict  accordance  with the
               terms of the Lease.

          6.   SUBLESSEE'S AGREEMENT. Sublessee confirms that it has read and is
               fully  familiar  with the  terms of the  Lease.  Sublessee  shall
               comply with all  applicable  terms and conditions of the Lease to
               be performed by the Tenant under the Lease.

                                      -2-

<PAGE>

          7.   CONTINUING   LIABILITY.   The  Liability  of  Sublessor  and  any
               immediate  and remote  successor  in  interest of  Sublessor  (by
               assignment  or  otherwise),   and  the  due  performance  of  the
               obligations  of the Lease on the Tenant's part to be performed or
               observed,  shall  not in  any  way be  discharged,  released,  or
               impaired by any (i) agreement which modifies any of the rights or
               obligations  of the  parties  under the Lease,  (ii)  stipulation
               which extends the term within which an obligation under the Lease
               is to  be  performed,  (iii)  waiver  of  the  performance  of an
               obligation  required under the Lease,  or (iv) failure to enforce
               any of the obligations set forth in the Lease.

          8.   SUBORDINATION.  The Sublease shall be subject and  subordinate in
               all respects to the Lease and to all renewals, modifications, and
               extensions of the Lease.  Sublessee's rights to use and enjoy the
               Premises are based solely on the  Sublease and  Sublessee  has no
               other rights in and to the  Subleased  Premises.  Landlord has no
               obligation to Sublessee for the  performance of any of the terms,
               covenants,  conditions, and agreements of the Sublessor under the
               Sublease.  Should  Sublessor  be  in  default  under  the  Lease,
               Landlord shall have the right, at its option,  which include, but
               are not  limited  to,  termination  of the Lease or the rights to
               occupy and possess the Premises,  or both. Unless Landlord elects
               otherwise,  if for any reason the Lease or the Sublessor's rights
               to occupy or possess the  Premises are  terminated,  the Sublease
               shall  also be  terminated  and  Sublessee  shall  have no right,
               title, or interest in and to the Subleased Premises,  through the
               Sublease or  otherwise,  and,  accordingly,  it shall  vacate the
               Subleased  Premises  upon  request of the  Landlord.  If Landlord
               elects that the Sublease  shall  survive the  termination  of the
               Lease or termination  of Sublessor's  rights to occupy and posses
               the Premises,  Sublessee will attorn to the Landlord and continue
               to perform its obligations  under the Sublease as if the Lease or
               Sublessor's  rights to occupy and  possess the  Premises  had not
               been terminated the Sublease were a direct lease between Landlord
               and Sublessee.

          9.   BENEFIT AND BINDING EFFECT.  This Agreement shall be binding upon
               and inure to the benefit of the parties to this Agreement,  their
               legal representatives, successors, and permitted assigns.

          10.  AMENDMENT.  This  Agreement  may  not  be  changed,  modified  or
               discharged  in whole or in part except by an agreement in writing
               signed by all parties to this Agreement.

      IN WITNESS WHEREOF, the parties to this Agreement have duly executed this
Agreement as of the date first above stated.

                                      -3-

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WITNESSES:                             LANDLORD:

/S/ MELISSA J. PEARCE                  HIGHWOODS REALTY LIMITED PARTNERSHIP
------------------------------------

    MELISSA J. PEARCE                  By:/S/ Thomas Cochran
------------------------------------   ----------------------------------------
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/S/ STEPHANIE D. BROWN                                [CORPORATE SEAL]
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     STEPHANIE D. BROWN

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WITNESSES:                             SUBLESSOR:

                       FIDELITY MORTGAGE, INC.
------------------------------

                                       By:  /S/ Mark Miller
------------------------------            --------------------------------------
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                                                      [CORPORATE SEAL]

------------------------------
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WITNESSES:                             SUBLESSEE:

/S/ SUSAN MCAVOY                       MONEYZONE.COM
------------------------------
                                       By:   /S/ RANDALL GREENE
SUSAN MCAVOY                       ----------------------------------------
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                            _                        [CORPORATE SEAL]

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