Document:

EXHIBIT 10.1

                               PURCHASE AGREEMENT

         This Purchase Agreement is made as of the 5th day of May, 2006, by and
between Resistance Technology, Incorporated, a Minnesota corporation ("Seller"),
and MDSC Partners, LLP, a Minnesota limited liability partnership ("Purchaser").

         Purchaser desires to purchase certain property owned by Seller, and
Seller desires to sell such property to Purchaser pursuant to the terms and
conditions set forth in this Agreement.

         Accordingly, Seller and Purchaser agree as follows:

         Article 1. Definitions.
         -----------------------

         The following terms shall have the meanings set forth below:

                  Agreement. This Agreement, including the following exhibits
         attached hereto and hereby made a part hereof:

                           Exhibit A: Legal Description of Land
                           Exhibit B: Permitted Exceptions
                           Exhibit C: Personal Property
                           Exhibit D: Form of the Lease

                  Broker. Steve Lysen of CB Richard Ellis for Seller and Wally
         Kolsrud of Kolsrud Realty Company for Purchaser.

                  Closing. Concurrently, the transfer of title to the Property
         to Purchaser, the payment to Seller of the Purchase Price, and the
         performance by each party of the other obligations on its part then to
         be performed, all in accordance with Article 4.

                  Closing Date. The date on which the Closing shall occur as
         provided in Section 4.1, subject to Section 5.3 and any other provision
         of this Agreement which provides for postponement of the Closing Date.

                  Commitment. The title insurance commitment with respect to the
         Real Property described in Section 5.1.1.

                  Contingency Date. June 1, 2006

                  Earnest Money. The earnest money deposit , together with any
         interest earned thereon, made by Purchaser and held by Title Company
         described Section 3.2.1.

<PAGE>

                  Executory Period. The period between the mutual execution and
         delivery of this Agreement and the Closing.

                  Improvements. All buildings, structures, fixtures and
         improvements located on the Land, but excluding any of Seller's
         equipment, machinery or trade or business fixtures.

                  Land. The real property situated at 4400 McMenemy Road, in the
         City of Vadnais Heights, County of Ramsey, State of Minnesota, said
         real property being legally described on Exhibit A attached hereto.

                  Lease. The lease with respect to the Property to be executed
         at Closing by Purchaser, as Landlord, and Seller, as Tenant, in the
         form of Exhibit D attached hereto.

                  Permitted Exceptions. The easements, restrictions,
         reservations and other matters affecting title to the Real Property, if
         any, identified on Exhibit B, together with such other matters as may
         be determined to be Permitted Exceptions pursuant to Section 5.2.

                  Personal Property. The items of personal property described on
         Exhibit C.

                  Property. The Real Property, and the Personal Property,
         collectively.

                  Purchase Price. The purchase price for the Property described
         in Article 3.

                  Real Property. The Land and the Improvements, collectively.

                  Survey. The survey of the Real Property described in Section
         5.1.2.

                  Title Company. Commercial Partners Title, LLC.

                  Title Evidence. The title evidence with respect to the
         Property described in Section 5.1.

         Article 2. Purchase and Sale.
         -----------------------------

         Seller hereby agrees to sell, and Purchaser hereby agrees to purchase,
upon and subject to the terms and conditions hereinafter set forth, the
Property.

         Article 3. Purchase Price.
         --------------------------

         3.1 Amount. Purchaser shall pay to Seller as and for the Purchase Price
for the Property the sum of Two Million Six Hundred Fifty Thousand and no/100
Dollars ($2,650,000.00).

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         3.2 Manner of Payment. The Purchase Price shall be payable as follows:

                  3.2.1 One Hundred Thousand and no/100 Dollars ($100,000.00) as
         Earnest Money, the receipt of which is hereby acknowledged, and which
         shall be held and disbursed pursuant to the terms of this Agreement.

                  3.2.2 The balance of the Purchase Price in cash or by
         certified or cashier's check or wire transfer of immediately available
         funds on the Closing Date.

         Article 4. Closing.
         -------------------

                  4.1 Closing Date. The Closing shall occur on June 15, 2006.
         The Closing shall be held at 10:00 a.m. on the Closing Date at the
         offices of Title Company or at such other place, date and time as
         Seller and Purchaser may agree.

                  4.2 Seller's Closing Documents. At Closing, Seller shall
         execute, acknowledge (where appropriate), and deliver to Purchaser the
         following, each dated as of the Closing Date.

                           4.2.1 A limited warranty deed conveying to Purchaser
                  the Real Property, subject only to Permitted Exceptions.

                           4.2.2 A quitclaim bill of sale conveying to Purchaser
                  the Personal Property.

                           4.2.3 The Lease.

                           4.2.4 An affidavit of Seller regarding liens,
                  judgments, residence, tax liens, bankruptcies, parties in
                  possession, survey and mechanics' or materialmens' liens and
                  other matters affecting title to the Real Property.

                           4.2.5 A transferor's certification stating that
                  Seller is not a "foreign person", "foreign partnership",
                  "foreign trust" or "foreign estate" as those terms are defined
                  in Section 1445 of the Internal Revenue Code.

                           4.2.6 All documents and instruments which (a)
                  Purchaser or Title Company may reasonably determine are
                  necessary to evidence the authority of Seller to enter into
                  and perform this Agreement and the documents and instruments
                  required to be executed and delivered by Seller pursuant to
                  this Agreement, or (b) may be required of Seller under
                  applicable law, including any revenue or tax certificates or
                  statements, or any affidavits, certifications or statements
                  relating to the environmental condition of any of the Real
                  Property, the presence (or absence) of wells about the Real
                  Property, the presence (or absence) of storage tanks about the
                  Real Property, or the extent of compliance of any of the
                  Property with applicable law.

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                           4.2.7 A settlement statement consistent with this
                  Agreement.

                  4.3 Purchaser's Closing Delivery. At Closing, Purchaser shall
         cause the following to be delivered to Seller:

                           4.3.1 The portion of the Purchase Price payable
                  pursuant to Section 3.2.2, as adjusted pursuant to Section
                  4.5, in cash or by certified or cashier's check or by wire
                  transfer of immediately available funds. The Earnest Money
                  shall be applied to and credited against the Purchase Price
                  and shall be disbursed to Seller by Title Company at Closing.

                           4.3.2 The Lease.

                           4.3.3 All documents and instruments, each executed
                  and acknowledged (where appropriate) by Purchaser, which (a)
                  Seller may reasonably determine are necessary to evidence the
                  authority of Purchaser to enter into and perform this
                  Agreement and the documents and instruments required to be
                  executed and delivered by Purchaser pursuant to this
                  Agreement, or (b) may be required of Purchaser under
                  applicable law, including any purchaser's affidavits or
                  revenue or tax certificates or statements.

                           4.3.4 A settlement statement consistent with this
                  Agreement executed by Purchaser.

                  4.4 Closing Escrow. Purchaser and/or Seller at their option
         may deposit the respective Closing deliveries described in Sections 4.2
         and 4.3 with Title Company with appropriate instructions for recording
         and disbursement consistent with this Agreement.

                  4.5 Closing Adjustments. The following adjustments shall be
         made at Closing:

                           4.5.1 General real estate taxes applicable to any of
                  the Real Property due and payable in the year of Closing,
                  together with all special assessments payable therewith, shall
                  be prorated between Seller and Purchaser on a daily basis as
                  of the Closing Date based upon a calendar fiscal year, with
                  Seller paying those allocable to the period prior to the
                  Closing Date and Purchaser being responsible for those
                  allocable subsequent thereto.

                           4.5.2 Purchaser shall assume all special assessments
                  (and charges in the nature of or in lieu of such assessments)
                  levied, pending or constituting a lien with respect to any of
                  the Real Property as of the Closing Date. (Such amounts shall
                  be billed back to Seller pursuant to the Lease.)

                           4.5.3 Purchaser shall pay all sales tax due regarding
                  this transaction, if any.

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<PAGE>

                           4.5.4 Seller shall pay all state deed tax regarding
                  the deed to be delivered by Seller to Purchaser. Purchaser
                  shall pay any mortgage registry tax regarding any mortgage
                  given by Purchaser on the Real Property in connection with
                  this transaction.

                           4.5.5 Purchaser shall pay the cost of recording all
                  documents, including the deed to be delivered by Seller to
                  Purchaser.

                           4.5.6 Seller will pay all service charges for and
                  costs of the Commitment, and the survey.

                           4.5.7 Purchaser shall pay all premiums required for
                  any owner's or mortgagee's title insurance policy issued in
                  connection with this transaction.

                           4.5.8 Seller and Purchaser shall each pay one half
                  (1/2) of any Closing fee payable to Title Company with respect
                  to the transaction contemplated by this Agreement.

                           4.5.9 All utility expenses, including water, fuel,
                  gas, electricity, telephone, sewer, trash removal, heat and
                  other services furnished to or provided for the Property shall
                  be prorated between Seller and Purchaser on a daily basis as
                  of the Closing Date, with Seller paying those allocable to the
                  period prior to the Closing Date and Purchaser being
                  responsible for those allocable subsequent thereto. Seller
                  agrees to have all meters with respect to any such utilities
                  read as of the Closing Date.

                           4.5.10 All other operating costs of the Property
                  shall be prorated between Seller and Purchaser on a daily
                  basis as of the Closing Date, with Seller paying those
                  allocable to the period prior to the Closing Date and
                  Purchaser being responsible for those allocable subsequent
                  thereto.

                           4.5.11 Except as provided in Article 13, Seller and
                  Purchaser shall each pay its own attorneys' fees incurred in
                  connection with this transaction.

                           4.5.12 Seller shall pay any brokerage commission or
                  finder's fee payable to Seller's Broker on account of this
                  transaction and Purchaser shall pay any brokerage commission
                  or finder's fee payable to Purchaser's Broker on account of
                  this transaction.

         If any of the amounts allocated under this Section 4. cannot be
calculated with complete precision at Closing because the amount or amounts of
one or more items included in such calculation are not then known, then such
calculation shall be made on the basis of the reasonable estimates of Seller and
Purchaser, subject to prompt adjustment (by additional payment or refund, as
necessary) when the amount of any such item or items become known.

         4.6 Possession. Seller shall deliver exclusive legal and actual
possession of the Property to Purchaser on the Closing Date, subject to the
Lease.

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<PAGE>

         Article 5. Title Examination.
         -----------------------------

         5.1 Title Evidence. Within a reasonable time after the mutual execution
and delivery of this Agreement, Seller shall furnish the following title
evidence to Purchaser:

                  5.1.1 A commitment to insure title to the Real Property issued
         by Title Company. The commitment shall (a) be in an amount equal to the
         Purchase Price, and (b) include copies of all documents, instruments
         and matters shown as exceptions or referenced therein.

                  5.1.2 A current and up to date survey of the Property,
         prepared and certified by a registered land surveyor licensed in State
         of Minnesota, in conformance with the minimum detail requirements of
         the American Land Title Association.

                  5.1.3 A special assessment search.

         5.2 Purchaser's Objections and Requirements. Purchaser shall be allowed
twenty (20) days after receipt of the last of the Title Evidence for examination
thereof and making any objections to the marketability of title to the Real
Property. Purchaser shall not object to any of the Permitted Exceptions. Any
objections not made within said ten (10) day period shall be deemed to be waived
by Purchaser and shall be Permitted Exceptions.

         5.3 Correction of Title. Seller shall be allowed sixty (60) days after
the making of Purchaser's objections to cure the same but shall have no
obligation to do so. Pending such cure, the Closing shall be postponed to the
extent necessary to accommodate such time period. Upon such cure, the Closing
shall be held on the later of (a) the Closing Date, and (b) the first business
day occurring ten (10) days after the date such cure is completed. If such cure
is not completed within said sixty (60) day period, Purchaser shall have the
option to do any of the following:

                  5.3.1 Terminate this Agreement.

                  5.3.2 Waive one or more of its objections and proceed to
         Closing.

                  5.3.3 Withhold from the Purchase Price an amount sufficient to
         discharge at Closing any mortgage, judgment or other monetary lien in a
         fixed or ascertainable amount objected to by Purchaser.

         Article 6. Conditions Precedent.
         --------------------------------

         6.1 Conditions in Favor of Purchaser. The obligations of Purchaser
under this Agreement are contingent upon each of the following:

                  6.1.1 On or before the Contingency Date, Purchaser shall have
         determined that the matters and conditions disclosed by the reports,
         investigations and tests

                                      -6-
<PAGE>

         received or performed by Purchaser pursuant to Section 8.1 are
         reasonably acceptable to Purchaser.

                  6.1.2 On the Closing Date, each of the representations and
         warranties of Seller in Section 7.1 shall be true and correct as if the
         same were made on the Closing Date.

                  6.1.3 On the Closing Date, Seller shall have performed all of
         the obligations required to be performed by Seller under this Agreement
         as and when required under this Agreement.

         If any conditions in this Section 6.1 have not been satisfied on or
before the applicable date set forth in this Section 6.1 with respect to each
condition, then Purchaser may terminate this Agreement by notice to Seller on or
before the applicable date, subject however to Article 13. To the extent that
any of the conditions in this Section 6.1 require the satisfaction of Purchaser,
such satisfaction shall be determined by Purchaser in its reasonable discretion.
The conditions in this Section 6.1 are specifically stated and for the sole
benefit of Purchaser. Purchaser in its discretion may unilaterally waive
(conditionally or absolutely) the fulfillment of any one or more of the
conditions, or any part thereof, by notice to Seller.

         6.2 Conditions in Favor of Seller. The obligations of Seller under this
Agreement are contingent upon each of the following:

                  6.2.1 On the Closing Date, each of the representations and
         warranties of Purchaser in Section 7.2 shall be true and correct as if
         the same were made on the Closing Date .

                  6.2.2 On the Closing Date, Purchaser shall have performed all
         of the obligations required to be performed by Purchaser under this
         Agreement as and when required under this Agreement.

         If any of the conditions in this Section have not been satisfied on or
before the applicable date set forth in this Section 6.2 with respect to each
condition, then Seller may terminate this Agreement by notice to Purchaser on or
before the applicable date, subject however to Article 13. The conditions in
this Section 6.2 are specifically stated and for the sole benefit of Seller.
Seller in its discretion may unilaterally waive any one or more of the
conditions, or any part thereof, by notice to Purchaser.

         Article 7. Representations and Warranties.
         ------------------------------------------

         7.1 Seller's Representations and Warranties. Seller represents and
warrants to Purchaser as of the date of this Agreement as follows:

                  7.1.1 Seller has been duly incorporated and is in good
         standing under the laws of the State of Minnesota, is duly qualified to
         transact business in the State of

                                      -7-
<PAGE>

         Minnesota, and has the requisite power and authority to enter into and
         perform this Agreement and the documents and instruments required to be
         executed and delivered by Seller pursuant hereto. This Agreement has
         been duly executed and delivered by Seller and is a valid and binding
         obligation of Seller enforceable in accordance with its terms. This
         Agreement and the documents and instruments required to be executed and
         delivered by Seller pursuant hereto have each been duly authorized by
         all necessary corporate action on the part of Seller and that such
         execution, delivery and performance does and will not conflict with or
         result in a violation of Seller's articles of incorporation or by-laws,
         or any judgment, order or decree of any court or arbiter to which
         Seller is a party, or any agreement to which Seller and/or any of the
         Property is bound or subject.

                  7.1.2 Seller is not a "foreign person", "foreign partnership",
         "foreign trust" or "foreign estate" as those terms are defined in
         Section 1445 of the Internal Revenue Code.

                  7.1.3 Seller has not received mailed or personally served
         written notice from any governmental authority regarding any currently
         pending or threatened condemnation or similar eminent domain proceeding
         against the Property.

                  7.1.4 To Seller's knowledge (without duty of further inquiry),
         there exists no violation of environmental laws in respect to the
         Property requiring remediation under the law.

                  7.1.5 From the date hereof through the Date of Closing or
         termination of this Agreement, Seller shall not create, suffer or
         assume any new or additional encumbrances on title to the Real Property
         (other than mechanic's liens in the ordinary course of tenant
         improvements provided for under the Leases) without Purchaser's
         consent, which consent Purchaser may grant or withhold in Purchaser's
         sole discretion.

                  7.1.6 To Seller's knowledge, there are no underground or above
         ground storage tanks of any size or type located on the Real Property.

                  7.1.7 Seller has not entered into any other contracts for the
         sale of the Real Property nor are there any rights of first refusal to
         purchase or other options to purchase the Real Property available to
         any third parties.

                  Whenever herein a representation is made based upon the
         knowledge of Seller, such knowledge is limited to the actual knowledge
         of Bill Kullback. Seller represents that Bill Kullback is familiar with
         and has first-hand knowledge of conditions at the Property. In the
         event any of the representations and warranties contained herein become
         untrue as of the Closing Date as a result of information received by
         Seller or occurrences subsequent to the date hereof or otherwise,
         Seller shall promptly so notify Purchaser in writing. Except as
         provided below, Seller will indemnify, defend and hold harmless
         Purchaser, its successors and assigns, from any loss, claim, damage or
         expense, including reasonable attorneys' fees, that Purchaser, its
         successors and assigns, incurs because of the breach of any of the
         above representations and warranties, whether such breach is discovered
         before or after the Closing Date.

                                      -8-
<PAGE>

                  Notwithstanding anything to the contrary herein, the effect of
         the representations and warranties made in this Agreement shall not be
         diminished, abrogated or deemed to be waived by any assessments,
         inspections or investigations made by Purchaser; provided, however, if
         through the delivery to Purchaser of written information from a)
         Seller; or b) from any third party engaged by Purchaser in order to
         perform any of the tests, studies, investigations and inspections
         contemplated under this Agreement, prior to Closing, Purchaser receives
         evidence that would provide reasonable grounds to a qualified person to
         believe that any of the Seller's representations and warranties made in
         this Agreement, or any documents that Seller actually delivers to
         Purchaser at Closing, pursuant to the provisions of this Agreement, are
         or may be untrue, and Purchaser nevertheless elects to close under this
         Agreement, then Purchaser shall be deemed to have waived the breach in
         question, and shall have no right, at any time after Closing, to assert
         a claim, of any nature whatsoever, against Seller with respect to that
         breach.

         7.2 Purchaser's Representations and Warranties. Purchaser represents
and warrants to Seller as of the date of this Agreement as follows:

                  7.2.1 Purchaser has been duly formed and is in good standing
         under the laws of the State of Minnesota, is duly qualified to transact
         business in the jurisdiction in the State of Minnesota, and has the
         requisite power and authority to enter into and perform this Agreement
         and the documents and instruments required to be executed and delivered
         by Purchaser pursuant hereto. This Agreement has been duly executed and
         delivered by Purchaser and is a valid and binding obligation of
         Purchaser enforceable in accordance with its terms. This Agreement and
         the documents and instruments required to be executed and delivered by
         Purchaser pursuant hereto have each been duly authorized by all
         necessary partnership action on the part of Purchaser and that such
         execution, delivery and performance does and will not conflict with or
         result in a violation of Purchaser's partnership agreement or any
         judgment, order or decree of any court or arbiter to which Purchaser is
         a party, or any agreement to which Purchaser and/or any of the Property
         is bound or subject.

                  7.2.2 Purchaser has not (i) made a general assignment for the
         benefit of creditors, (ii) filed any involuntary petition in bankruptcy
         or suffered the filing of any involuntary petition by Purchaser's
         creditors, (iii) suffered the appointment of a receiver to take
         possession of all or substantially all of Purchaser's assets, (iv)
         suffered the attachment or other judicial seizure of all, or
         substantially all, of Purchaser's assets, (v) admitted in writing its
         inability to pay its debts as they come due, or (vi) made an offer of
         settlement, extension or composition to its creditors generally.

         Article 8. Inspection; Condition of Property at Closing, Documents to
         ---------------------------------------------------------------------
be Delivered.
-------------

         8.1 Right of Entry. During the Executory Period, Purchaser and its
employees, agents and independent contractors shall have the right to enter the
Property

                                      -9-
<PAGE>

during normal business hours and upon reasonable prior notice to Seller to
inspect the same, perform surveys, environmental assessments, soil and other
tests and for other investigations and activities consistent with the purposes
of this Agreement. Purchaser shall restore any damage to the Property caused by
such inspection and shall indemnify and hold Seller harmless from all
liabilities incurred by Seller and arising out of any such entry. The foregoing
indemnity shall survive termination of this Agreement. Purchaser shall deliver
to Seller a copy of any environmental or other inspection reports obtained in
connection with such inspection within a reasonable time after the same are
received by Purchaser.

         8.2 Condition of Property at Closing. Subject to the Seller's
Representations and Warranties in Article 7.1, Purchaser, for itself and for its
corporate successors and assigns, releases Seller from, and waives all claims
and liability against Seller for, any structural, physical or environmental
conditions at the Property and further releases Seller from, and waives all
liability against Seller attributable to, the structural, physical and
environmental condition of the Property, including without limitation the
presence, discovery or removal of any lead, asbestos containing materials or any
other Hazardous Material in, at, about or under the Property, or for, connected
with or arising out of any and all claims or causes of action based upon any
Hazardous Materials Laws. Purchaser takes responsibility and liability for all
obligations attributable to any Hazardous Material in, at, under or about
Property. Seller makes no representations or warranties whatsoever to Purchaser
regarding the presence or absence of any Hazardous Material. Purchaser hereby
acknowledges and agrees that it shall rely solely on the investigations,
information, studies and reports prepared by or through Purchaser, at its sole
cost and expense, with regard to Hazardous Material. Purchaser shall make such
studies and investigations, conduct such tests and surveys, and engage such
specialists as Purchaser deems appropriate to evaluate fairly the Property and
its risks from a Hazardous Material standpoint.

         8.3 "As Is" Sale. PURCHASER ACKNOWLEDGES THAT IT WILL HAVE ADEQUATE
OPPORTUNITY TO INSPECT THE PROPERTY AND ACCEPTS THE RISK THAT ANY INSPECTION MAY
NOT DISCLOSE ALL MATERIAL MATTERS AFFECTING THE PROPERTY. SUBJECT ONLY TO THE
TERMS OF SECTIONS 7.1, 8.2 AND ARTICLES 10 AND 11, PURCHASER AGREES TO ACCEPT
THE PROPERTY IN ITS "AS IS" "WHERE IS" AND "WITH ALL FAULTS" CONDITION AT
CLOSING WITHOUT ANY REPRESENTATION OR WARRANTY WHATSOEVER INCLUDING AS TO
MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, AND WITHOUT ANY RIGHT OF
SET-OFF OR REDUCTION IN THE PURCHASE PRICE.

         8.4 Documents to be Delivered by Seller. Within ten (10) days of the
date of this Agreement, to the extent not already delivered, Seller shall cause
to be delivered to Purchaser the following:

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<PAGE>

         (a)      copies of all certificates of occupancy for occupied portions
                  of the Improvements and other necessary governmental licenses,
                  permits, or approvals in Seller's possession for the use,
                  occupancy, and operation of the Property;

         (b)      copies of all final plans and specifications for the "base
                  building" and for tenant improvements, and any modifications
                  or amendments thereto, site plans, zoning approvals and
                  variances, environmental or land use permits and approvals or
                  waivers and other "as-built" records of the Improvements in or
                  on the Property, that are in the possession of Seller;

         (c)      copies of the final real estate tax bills pertaining to the
                  Property that are in the possession of Seller together with
                  any information concerning any current tax protests currently
                  in effect;

         (d)      a schedule listing all Personal Property, if any;

         (e)      copies of each and every environmental assessment, impact
                  report or other third party consultants' geotechnical soil
                  reports as to the Property that has been ordered or requested
                  by Seller or that is in Seller's possession, custody, or
                  control, if any;

         (f)      a copy of any 2006 fiscal year operating budget and operating
                  statements for the years 2004 and 2005 (and 2006 through the
                  month of March) for the Property that are in the possession of
                  Seller; and,

         (g)      a methamphetamine disclosure statement pursuant to Minnesota
                  Statute Section 152.0275.

                  All "copies" referred to in this Agreement shall be true and
         correct copies of the applicable original documents and all amendments
         thereto, if applicable. Purchaser will deliver to Seller copies of all
         environmental or other inspection reports as to the Property promptly
         after receipt.

         Article 9. Operation Pending Closing.
         -------------------------------------

         During the Executory Period, Seller shall operate, maintain and manage
the Property in a manner substantially consistent with Seller's past practices.

         Article 10. Damage or Destruction.
         ----------------------------------

         If prior to Closing any material portion of the Property is damaged or
destroyed by fire or other casualty, Seller shall immediately give notice
thereof to Purchaser, and Purchaser at its option (to be exercised within thirty
(30) days after Seller's notice) may

                                      -11-
<PAGE>

either (a) terminate this Agreement, or (b) proceed to Closing and receive at
Closing a payment or an assignment of all amounts recovered or recoverable by
Seller on account of insurance on the Property. If Purchaser elects to proceed
to Closing, Seller shall be responsible for any deductible associated with such
insurance coverage. As used in this Article 10, the term "material portion of
the Property" shall mean damage to the Property that would cost in excess of One
Hundred Thousand and no/100 Dollars ($100,000.00) to repair.

         Article 11. Condemnation.
         -------------------------

         If prior to Closing eminent domain proceedings are commenced against
any material portion of the Property, Seller shall immediately give notice
thereof to Purchaser, and Purchaser at its option (to be exercised within thirty
(30) days after Seller's notice) may either (a) terminate this Agreement, or (b)
proceed to Closing and receive at Closing either a credit against the Purchase
Price in the amount of the award, in the case of a completed eminent domain
proceeding, or an assignment of all rights in eminent domain, in the case of a
pending eminent domain proceeding. As used in this Article 11, the term
"material portion of the Property" shall mean a portion of the Property having a
fair market value in excess of One Hundred Thousand and no/100 Dollars
($100,000.00) Dollars.

         Article 12. Brokers.
         --------------------

         Except for the commissions payable to Seller's and Purchaser's
respective Brokers, which shall be paid by each respective party at Closing,
each of the parties represents to the other that such party has not incurred any
brokerage commission or finder's fee as a result of this transactions and each
party agrees to hold the other harmless from all liabilities incurred by the
other relating to such brokerage commission or finder's fee incurred as a result
of the actions of such party. The provisions of this Article 12 shall survive
termination of this Agreement.

         Article 13. Default.
         --------------------

         If either party shall default in any of their respective obligations
under this Agreement, the other party, by notice to such defaulting party
specifying the nature of the default and the date on which this Agreement shall
terminate (which date shall be not less than thirty (30) days after the giving
of such notice), may terminate this Agreement, and upon such date, unless the
default so specified shall have been cured, this Agreement shall terminate. In
the case of any default by Purchaser, the Earnest Money shall be promptly
forfeited to Seller and Seller may seek damages from Purchaser. In the case of
any default by Seller, upon termination of this Agreement, the Earnest Money
shall be returned to Purchaser. Seller and Purchaser also shall have the right
to specifically enforce this Agreement, provided that any action therefor is
commenced within six (6) months after such right arises. In any action or
proceeding to enforce this Agreement or any term hereof, the prevailing party
shall be entitled to recover its reasonable costs and attorneys' fees.

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<PAGE>

         Article 14. Termination; Confirmation.
         --------------------------------------

         Except as expressly provided in this Agreement to the contrary, if this
Agreement is terminated pursuant to the terms hereof, the Earnest Money shall be
returned to Purchaser and upon such return the respective rights of Seller and
Purchaser arising out of this Agreement shall immediately cease. In such event,
Purchaser agrees to execute, acknowledge, and deliver to Seller within ten (10)
days after written request, a quit claim deed and/or a termination of this
Agreement in recordable form in order to remove the cloud of this Agreement from
the Property, but failure to give such deed or termination shall not affect the
termination of this Agreement.

         Article 15. Assignability.
         --------------------------

         Except as provided in Article 17, Purchaser may not assign its rights
under this Agreement without the consent of Seller, which consent may be given
or withheld by Seller in its discretion. Notwithstanding the foregoing,
Purchaser my assign its rights under this Agreement to any entity controlled by,
controlling, or under common control with Purchaser. In such event, Purchaser
shall give Seller written notice of any such assignment.

         Article 16. Notices.
         --------------------

         Any notice, consent, waiver, request or other communication required or
provided to be given under this Agreement shall be in writing and shall be
sufficiently given and shall be deemed given when delivered personally or when
mailed by certified or registered mail, return receipt requested, postage
prepaid, or when dispatched by nationally recognized overnight delivery service,
in any event, addressed to the party's address as follows:

                  If to Seller:       Resistance Technology, Incorporated
                                      1260 Red Fox Road
                                      Arden Hills, MN  55112
                                      Attention: Bill Kullback

                  If to Purchaser:    MDSC Partners, LLP
                                      7556 Washington Avenue South
                                      Eden Prairie, MN 55344
                                      Facsimile:  952-941-0242
                                      Attention:  Carol Sundet Meeker

                  With a copy to:     Michael J. Mollerus, Ltd.
                                      1150 Wells Fargo Plaza
                                      7900 Xerxes Avenue South
                                      Bloomington, MN 55435
                                      Facsimile 952-831-8444
                                      Attention: Michael J. Mollerus

                                      -13-
<PAGE>

or to such party at such other address as such party, by ten (10) days prior
written notice given as herein provided, shall designate, provided that no party
may require notice to be sent to more than two (2) addresses. Any notice given
in any other manner shall be effective only upon receipt by the addressee.

         Article 17. Tax Deferred Exchange.
         ----------------------------------

         Each party acknowledges that the other party may elect to buy or sell
(as the case may be) any of the Real Property in connection with the completion
of a tax-deferred exchange under Section 1031 of the Internal Revenue Code of
1986. Each party hereby agrees to take such steps as the other party may
reasonably require in order to complete such tax-deferred exchange, including
paying or receiving all or a portion of the Purchase Price from a third party.
Neither party shall be required to pay the other for increased costs (including
reasonable attorney's fees for review of documentation) arising out of such
exchange or proposed exchange.

         Article 18. Miscellaneous.
         --------------------------

         18.1 Entire Agreement; Modification. This Agreement embodies the entire
agreement and understanding between Seller and Purchaser, and supersedes any
prior oral or written agreements, relating to this transaction. This Agreement
may not be amended, modified or supplemented except in a writing executed by
both Seller and Purchaser. No term of this Agreement shall be waived unless done
so in writing by the party benefited by such term.

         18.2 Survival; No Merger. The terms of this Agreement shall survive and
be enforceable after the Closing and shall not be merged therein.

         18.3 Governing Law. This Agreement shall be construed under and
governed by the laws of the State or Commonwealth in which the Real Property is
located.

         18.4 Severability. If any term of this Agreement or any application
thereof shall be invalid or unenforceable, the remainder of this Agreement and
any other application of such term shall not be affected thereby.

         18.5 Time of the Essence. Time is of the essence under this Agreement.

         18.6 Construction. The rule of strict construction shall not apply to
this Agreement. This Agreement shall not be interpreted in favor of or against
either Seller or Purchaser merely because of their respective efforts in
preparing it.

         18.7 Captions, Gender, Number and Language of Inclusion. The article
and section headings in this Agreement are for convenience of reference only and
shall not define, limit or prescribe the scope or intent of any term of this
Agreement. As used in this Agreement, the singular shall include the plural and
vice versa, the masculine, feminine and

                                      -14-
<PAGE>

neuter adjectives shall include one another, and the following words and phrases
shall have the following meanings: (i) "including" shall mean "including but not
limited to", (ii) "terms" shall mean "terms, provisions, duties, covenants,
conditions, representations, warranties and indemnities", (iii) "any of the
Property" or "any of the Real Property" shall mean "the Property or any part
thereof or interest therein" or "the Real Property or any part thereof or
interest therein", as the case may be, (iv) "rights" shall mean "rights, duties
and obligations", (v) "liabilities" shall mean "liabilities, obligations,
damages, fines, penalties, claims, demands, costs, charges, judgments and
expenses, including reasonable attorneys' fees", (vi) "incurred by" shall mean
"imposed upon or suffered or incurred or paid by or asserted against", (vii)
"applicable law" shall mean "all applicable Federal, state, county, municipal,
local or other laws, statutes, codes, ordinances, rules and regulations", (viii)
"about the Property" or "about the Real Property" shall mean "in , on, under or
about the Property" or "in, on under or about the Real Property", as the case
may be, (ix) "operation" shall mean "use, non-use, possession, occupancy,
condition, operation, maintenance or management", and (x) "this transaction"
shall mean "the purchase, sale and related transactions contemplated by this
Agreement".

         18.8 Binding Effect. This Agreement shall inure to the benefit of and
shall bind the respective heirs, executors, administrators, successors and
assigns of Seller and Purchaser.

         18.9 Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be an original, but all of which together
shall constitute one instrument.

                                 END OF ARTICLE

                                      -15-
<PAGE>

                                 SIGNATURE PAGE

                                       FOR

                               PURCHASE AGREEMENT

                                     BETWEEN

                       RESISTANCE TECHNOLOGY, INCORPORATED

                                       AND

                               MDSC PARTNERS, LLP

         Seller and Purchaser have caused this Agreement to be executed and
delivered as of the date first above written.

                                                SELLER:

                                                RESISTANCE TECHNOLOGY
                                                INCORPORATED

                                                By  /s/ William J. Kullback
                                                    ---------------------------
                                                    Its  CFO
                                                         ----------------------

                                                PURCHASER:
                                                MDSC PARTNERS, LLP

                                                By  /s/ C S Meeker
                                                    ---------------------------
                                                    Its  Partner
                                                         ----------------------

                                      -16-
<PAGE>

                            JOINDER OF TITLE COMPANY

                  The undersigned hereby agrees to act as Title Company under
the foregoing Purchase Agreement and to hold and disburse the Earnest Money in
accordance with the terms thereof.

                                                Dated: ___________, 2006

                                                COMMERCIAL PARTNERS TITLE, LLC

                                                By
                                                    ---------------------------
                                                     Its
                                                          ---------------------

                                      -17-
<PAGE>

                                    EXHIBIT A

                         Legal Description of the Land
                         -----------------------------

That part of the Northwest Quarter of Section 20, Township 30, Range 22, Ramsey
County, Minnesota, as described as follows:

Beginning at a point on the West line of said Northwest Quarter, distance
2023.23 feet South of the Northwest corner thereof; thence Easterly at right
angles a distance of 421.00 feet; thence Northerly at right angles, parallel
with said West line, a distance of 293.16 feet; thence Westerly at right angles
a distance of 421.00 feet to said West line; thence Southerly, along said West
line, a distance of 293.16 feet to the point of beginning.

Ramsey County, Minnesota
Abstract Property

                                       A-1
<PAGE>

                                    EXHIBIT B

                              Permitted Exceptions
                              --------------------

1.       Real estate taxes payable in the year 2006.

2.       Easement for street and utility purposes, in favor of City of Vadnais
         Heights, a Minnesota municipal corporation, as created in document
         dated August 15, 1980, filed August 15, 1980, as Document No. 2088193.

3.       Subject to McMenemy Road as disclosed by county maps.

4.       Encroachment of power poles and overhead electric lines outside of
         right of way of McMenemy Road without the benefit of an easement, as
         shown on the survey prepared by Harry S. Johnson Co., Inc., dated April
         5, 2006.

5.       Electric box along south boundary line without indication as to
         property served, as shown on the survey prepared by Harry S. Johnson
         Co., Inc., dated April 5, 2006.

                                       B-1

<PAGE>

                                    EXHIBIT C

                                Personal Property
                                -----------------

None

                                       C-1
<PAGE>

                                    EXHIBIT D

                                Form of the Lease
                                -----------------

[see attached]

[FILED WITH THIS FORM 8-K AS EXHIBIT 10.2]

                                       D-1EXHIBIT 10.2
                                                                          6/8/06

                        LAND AND BUILDING LEASE AGREEMENT
                        ---------------------------------

                                  JUNE 15, 2006

                                    LANDLORD:
                                    ---------

                               MDSC PARTNERS, LLP,

                      A MINNESOTA LIMITED LIABILITY COMPANY

                                     TENANT:
                                     -------

                      RESISTANCE TECHNOLOGY, INCORPORATED,

                             A MINNESOTA CORPORATION

                               PREMISES LOCATION:
                               ------------------

                              4400 McMENEMY STREET

                           VADNAIS HEIGHTS, MINNESOTA

<PAGE>

                        LAND AND BUILDING LEASE AGREEMENT
                                TABLE OF CONTENTS

                                                                            PAGE
                                                                            ----

1.       DEFINITIONS..........................................................1
         1.1.     Lease Year..................................................1
         1.2.     Hazardous Material..........................................1
         1.3.     Environmental Laws..........................................2
2.       PREMISES.............................................................2
3.       TERM.................................................................2
         3.1.     Initial Term................................................2
         3.2.     Renewal Term................................................2
         3.3.     Surrender of Premises; Holding Over.........................3
4.       BASE RENT............................................................3
         4.1.     Net-Net-Net Lease...........................................3
         4.2.     Base Rent for Initial Term..................................3
         4.3.     Base Rent For Renewal Term..................................4
5.       USE OF THE PREMISES; COMPLIANCE......................................5
         5.1.     Use of the Premises.........................................5
         5.2.     Compliance..................................................5
         5.3.     Permitted Contests..........................................5
6.       PROPERTY TAXES, OTHER CHARGES, ASSESSMENTS AND UTILITIES.............6
         6.1.     Tenant's Required Payments..................................6
         6.2.     Payments Not Required by Tenant.............................7
         6.3.     Assessments.................................................7
         6.4.     Utility Payments............................................7
         6.5.     Tenant's Right to Contest Utility Charges, Contest Taxes
                  and Seek Reduction of Assessed Valuation of the Premises....7
         6.6.     Landlord Not Required to Join in Proceedings or Contest
                  Brought by Tenant...........................................8
         6.7.     Partial Lease Years and Adjustment of Taxes.................8
         6.8.     Monthly Installments of Property Taxes......................8
7.       FURNITURE, FIXTURES AND EQUIPMENT....................................8
         7.1.     Furniture, Fixtures, and Equipment..........................8
         7.2.     Landlord's Waiver...........................................9
         7.3.     Removal of Tenant's Personal Property at Expiration of
                  Lease.......................................................9
         7.4.     Right to Affix Signs........................................9
8.       MAINTENANCE AND REPAIRS OF THE PREMISES..............................9
         8.1.     Obligation to Maintain the Premises.........................9
         8.2.     Obligation to Keep the Premises Clear......................10
9.       ALTERATIONS AND IMPROVEMENTS........................................10
         9.1.     Right to Make Alterations..................................10
         9.2.     Tenant Shall Not Render Premises Liable For Any Lien.......11
10.      INDEMNITY AND INSURANCE.............................................11
         10.1.    Indemnification............................................11
         10.2.    Insurance Company Requirement..............................12

                                       (i)

<PAGE>

         10.3.    Insurance Certificate Requirements.........................12
         10.4.    Minimum Acceptable Insurance Coverage Requirements.........12
         10.5.    Additional Insureds........................................14
         10.6.    Mortgage Endorsement.......................................14
         10.7.    Renewals, Lapses or Deficiencies...........................14
         10.8.    Blanket Policies...........................................15
         10.9.    Waiver of Subrogation......................................15
11.      PARTIAL AND TOTAL DESTRUCTION OF THE PREMISES.......................15
12.      CONDEMNATION........................................................16
         12.1.    Condemnation Damages.......................................16
         12.2.    Termination of Lease Due to Condemnation...................16
13.      ASSIGNMENT AND SUBLETTING...........................................17
         13.1.    Tenant's Right of Assignment and Subletting................17
         13.2.    Landlord's Option to Preserve Subtenancies.................17
         13.3.    Tenant's Assignment of All Rent from Subletting as
                  Security for Tenant's Obligations..........................17
         13.4.    Continuing Obligation of Tenant............................18
         13.5.    Fees and Costs with Regard to Proposed Assignment or
                  Sublease...................................................18
         13.6.    Mortgage of Leasehold......................................18
         13.7.    Landlord's Right of Assignment.............................21
14.      DEFAULT AND TERMINATION.............................................21
         14.1.    Event of Default...........................................21
         14.2.    Landlord's Remedies........................................22
         14.3.    Right of Landlord to Re-Enter..............................25
         14.4.    Surrender of Premises......................................25
         14.5.    Interest Charges...........................................25
         14.6.    Tenant's Default...........................................25
         14.7.    Default by Landlord........................................26
15.      RIGHT OF INSPECTION.................................................26
16.      WAIVER OF BREACH....................................................26
17.      NOTICES.............................................................26
         17.1.    Notice Requirements........................................26
         17.2.    Payments Under Lease.......................................27
18.      RELATIONSHIP OF THE PARTIES.........................................27
19.      SUBORDINATION, ATTORNMENT AND ESTOPPEL..............................27
         19.1.    Subordination and Non-Disturbance..........................27
         19.2.    Attornment.................................................28
         19.3.    Estoppel Certificate.......................................28
20.      ATTORNEYS' FEES.....................................................29
         20.1.    Recovery of Attorneys' Fees and Costs of Suit..............29
         20.2.    Party to Litigation........................................29
21.      AUTHORITY TO MAKE LEASE; COVENANT OF QUIET ENJOYMENT................29
         21.1.    Full Power and Authority to Enter Lease....................29
         21.2.    Quiet Enjoyment............................................29
         21.3.    No Violation of Covenants and Restrictions.................29
22.      HAZARDOUS MATERIAL..................................................30

                                      (ii)

<PAGE>

         22.1.    Environmental Compliance...................................30
23.      GENERAL PROVISIONS..................................................30
         23.1.    Recitals...................................................30
         23.2.    Gender; Number.............................................31
         23.3.    Captions...................................................31
         23.4.    Exhibits...................................................31
         23.5.    Entire Agreement...........................................31
         23.6.    Drafting...................................................31
         23.7.    Modification...............................................31
         23.8.    Joint and Several Liability................................31
         23.9.    Governing Law..............................................31
         23.10.   Attorneys' Fees............................................32
         23.11.   Time of Essence............................................32
         23.12.   Severability...............................................32
         23.13.   Successors and Assigns.....................................32
         23.14.   Independent Covenants......................................32
         23.15.   Information Provided.......................................32
         23.16.   Limitation of Landlord's Liability.........................33
         23.17.   Waiver of Trial by Jury....................................33
         23.18.   No Lease Until Accepted....................................33
         23.19.   Characterization of Lease..................................33
         23.20.   Counterparts...............................................34

Exhibit "A" - Legal Description of Real Property
Exhibit "B" - Memorandum of Lease
Exhibit "C" - Subordination, Non-Disturbance and Attornment Agreement
Exhibit "D" - Tenant Estoppel Certificate
Exhibit "E" - Guaranty

                                      (iii)

<PAGE>

                        LAND AND BUILDING LEASE AGREEMENT

         This Land and Building Lease Agreement ("LEASE") is executed as of the
15th day of June, 2006 (the "EFFECTIVE DATE"), by and between MDSC Partners,
LLP, a Minnesota limited liability partnership ("LANDLORD"), and Resistance
Technology, Incorporated, a Minnesota corporation ("TENANT"), with reference to
the recitals set forth below.

                                    RECITALS

         A.       Landlord is the owner of that certain real property, together
with all the improvements thereon, including a building containing approximately
35,276 square feet (the "BUILDING"), and appurtenances thereunto belonging (the
"PREMISES"), the legal description of which is attached hereto and incorporated
herein as Exhibit "A," commonly known as:

                              4400 McMenemy Street
                           Vadnais Heights, Minnesota

provided, however, that the "Premises" does not include any shelving, displays,
equipment, trade fixtures or personal property of Tenant.

         B.       Landlord desires to lease the Premises to Tenant, and Tenant
desires to lease the Premises from Landlord pursuant to the provisions of this
Lease.

                                 1. DEFINITIONS

         The following terms, when used in this Lease, shall have the meaning
set forth in this Section.

1.1.     Lease Year

         The term "LEASE YEAR" shall mean the first twelve (12) full calendar
months after the Commencement Date (as defined in Section 3.1) and each
subsequent twelve (12) month period thereafter during the Term and any
extensions. If the Commencement Date is other than the first day of the month,
then the first Lease Year also will include the partial month in which the
Commencement Date occurs.

1.2.     Hazardous Material

         The term "HAZARDOUS MATERIAL" means any substance, material, or waste
which is toxic, ignitable, reactive, or corrosive and which is or becomes
regulated by the local or state governmental authority or the United States
Government. The term "Hazardous Material" includes, without limitation, any
material or substance which is (i) defined as a "hazardous waste," "extremely
hazardous waste," "restricted hazardous waste," "hazardous substance," or
"hazardous material," by any federal local or state law rule or regulation, (ii)
oil and petroleum products and their by-products, (iii) asbestos, or
asbestos-containing materials, (iv) designated as a "hazardous substance"
pursuant to the Federal Water Pollution Control Act, (v) defined as a "hazardous
waste" pursuant to the Federal Resource Conservation and Recovery Act, or (vi)
defined as a "hazardous substance" pursuant to the Comprehensive Environmental
Response, Compensation and Liability Act.

                                     PAGE 1
<PAGE>

1.3.     Environmental Laws

         The term "ENVIRONMENTAL LAWS" shall mean any law, statute, regulation,
order, or rule now or hereafter promulgated by any governmental entity, whether
local, state, or federal, relating to air pollution, water pollution, noise
control, and/or transporting, storing, handling, discharge of or disposal of
Hazardous Material, including, without limitation, the following: the Clean Air
Act; the Resource Conservation and Recovery Act, as amended by the Hazardous
Waste and Solid Waste Amendments of 1984; the Comprehensive Environmental
Response Compensation and Liability Act, as amended by the Superfund Amendments
and Reauthorization Act of 1986; the Toxic Substances Control Act; the Federal
Insecticide, Fungicide and Rodenticide Act, as amended; the Safe Drinking Water
Act; OSHA; the Hazardous Liquid Pipeline Safety Act; the Hazardous Materials
Transportation Act; and the National Environmental Policy Act, as the same may
be amended from time to time.

                                   2. PREMISES

         Landlord leases to Tenant and Tenant leases from Landlord the Premises
in its "AS IS, WHERE IS, WITH ALL FAULTS" condition with no representations or
warranties whatsoever and on the terms and conditions set forth in this Lease.

                                     3. TERM

3.1.     Initial Term

         This Lease will be effective on the EFFECTIVE DATE. The term ("TERM")
of this Lease will commence on July 1, 2006 (the "COMMENCEMENT DATE") and will
end on June 30, 2016 ("EXPIRATION DATE"). The parties hereby acknowledge that
Tenant is currently in possession of the Premises and that Tenant will have the
right to continue to occupy the Premises prior to the Commencement Date so long
as Tenant complies with the terms and conditions of this Lease, other than the
obligation to pay Base Rent. Except as otherwise expressly stated, the terms and
conditions of this Lease shall remain in effect during any extension or holdover
of the Term. Concurrently with the execution of this Lease, Tenant may record
the Memorandum of Lease, a copy of which is attached hereto and incorporated
herein as Exhibit "B".

3.2.     Renewal Term

         Tenant is hereby granted three (3) options (each, a "Renewal Option")
to extend the Term for successive periods of five (5) years (each, a "Renewal
Period"), upon the same terms and conditions as applicable during the initial
Term except that Base Rent shall be adjusted as provided in Section 4.3. If
Tenant desires to extend the Term, Tenant must exercise its applicable Renewal
Option by giving Landlord written notice thereof not less than nine (9) months
prior to the expiration of the then current Term, and the giving of such notice
shall be sufficient to make this Lease binding for the applicable Renewal Period
without further act of the parties. Each Renewal Period shall constitute an
extension of the Term hereof, so that this Lease and each and every covenant,
agreement and provision thereof shall be and remain in full force and effect
during the Term as extended and with the same force and effect as if the Term of
this Lease were originally for such extended period. If Tenant exercises its
first Renewal Option,

                                     PAGE 2
<PAGE>

then upon the commencement of the first Renewal Period, Landlord shall provide a
refurbishment allowance to Tenant in the amount of $50,000.

3.3.     Surrender of Premises; Holding Over

         On the last day or sooner termination of this Lease, Tenant shall quit
and surrender the Premises, together with all alterations, vacant and free of
all tenancies and any leasehold rights therein and in the condition required
under this Lease, normal wear and tear and damage by casualty excepted, and
shall remove fixtures, equipment and all debris and surrender all keys for the
Premises to Landlord at the place then fixed for the payment of Base Rent. If
Tenant does not do so, then after expiration of this Lease, it will be a tenant
at will upon the applicable conditions of this Lease. In such event the Base
Rent payable shall be increased by twenty five percent (25%) over the Base Rent
payable during the last full month of the Term. If the Premises is not
surrendered as and when aforesaid, Tenant shall indemnify Landlord from and
against loss or liability resulting from the delay by Tenant in so surrendering
the Premises, including without limitation, any claims made by any succeeding
occupant or purchaser founded on such delay. Tenant's obligations under this
Section shall survive the expiration or earlier termination of this Lease.

                                  4. BASE RENT

4.1.     Net-Net-Net Lease

         Except as expressly provided otherwise herein, it is the intention of
Landlord and Tenant that the Base Rent (as defined below) and other sums and
charges provided herein shall be absolutely net to Landlord.

4.2.     Base Rent for Initial Term

          During the Term, Tenant shall pay to Landlord as base rent ("BASE
RENT") the amounts set forth below:

<TABLE>
<CAPTION>
          --------------------------------------------------------------------------------------------------
                      PERIOD                      ANNUAL BASE RENT                MONTHLY BASE RENT
          --------------------------------------------------------------------------------------------------
<S>                                                   <C>                             <C>
          Months 1-12                                 $207,247                        $17,270.58
          --------------------------------------------------------------------------------------------------
          Months 13-24                                $210,356                        $17,529.67
          --------------------------------------------------------------------------------------------------
          Months 25-36                                $213,511                        $17,792.58
          --------------------------------------------------------------------------------------------------
          Months 37-48                                $216,714                        $18,059.50
          --------------------------------------------------------------------------------------------------
          Months 49-60                                $219,964                        $18,330.33
          --------------------------------------------------------------------------------------------------
          Months 61-72                                $223,264                        $18,605.33
          --------------------------------------------------------------------------------------------------
          Months 73-84                                $226,613                        $18,884.42
          --------------------------------------------------------------------------------------------------
          Months 85-96                                $230,012                        $19,167.67
          --------------------------------------------------------------------------------------------------
          Months 97-108                               $233,462                        $19,455.17
          --------------------------------------------------------------------------------------------------
          Months 109-120                              $236,964                        $19,747.00
          --------------------------------------------------------------------------------------------------
</TABLE>

Base Rent shall be payable by Tenant to Landlord in advance commencing upon the
Commencement Date and on the first day of each calendar month thereafter,
without prior notice, invoice, demand, deduction, or offset whatsoever. Any Base
Rent payments received

                                     PAGE 3
<PAGE>

after the 5th day from which it is due shall be subject to a late charge of five
percent (5%) of the amount due. Landlord shall have the right to accept all rent
and other payments, whether full or partial, and to negotiate checks and
payments thereof without any waiver of rights, irrespective of any conditions to
the contrary sought to be imposed by Tenant. Base Rent shall be paid to Landlord
at the address to which notices to Landlord are given or to such other address
as Landlord may designate in writing from time to time. Base Rent for any
partial month shall be prorated based upon the actual number of days in the
period subject to proration.

         Tenant shall deposit with landlord at time the first month's rent is
due a Security Deposit equal to one (1) month's rent of the then Base Rent for
the Premises. ("Security Deposit"), to be held for the performance and
observance by Tenant of all its obligations of the terms, conditions,
obligations and covenants throughout the Term of the Lease. Landlord shall
return the Security Deposit or balance thereof then held by Landlord, to Tenant
within thirty (30) days after expiration of the Lease Term or after Tenant
surrenders possession of the Premises, whichever is later.

4.3.     Base Rent For Renewal Term

If Tenant exercises its first Renewal Option, the Base Rent for the first
Renewal Period shall be as follows:

<TABLE>
<CAPTION>
         -------------------------------------------------------------------------------------------------
                    PERIOD                      ANNUAL BASE RENT                 MONTHLY BASE RENT
         -------------------------------------------------------------------------------------------------
<S>                                                 <C>                              <C>
         Months 1-12                                $240,518                         $20,043.17
         -------------------------------------------------------------------------------------------------
         Months 13-24                               $244,126                         $20,343.83
         -------------------------------------------------------------------------------------------------
         Months 25-36                               $247,788                         $20,649.00
         -------------------------------------------------------------------------------------------------
         Months 37-48                               $251,505                         $20,958.75
         -------------------------------------------------------------------------------------------------
         Months 49-60                               $255,278                         $21,273.17
         -------------------------------------------------------------------------------------------------
</TABLE>

If Tenant exercises its second or third Renewal Option, the Base Rent for each
Renewal Period shall equal the Market Rental Rate (as hereinafter defined).
Within thirty (30) days of Landlord's receipt of Tenant's exercise of its second
or third Renewal Option, Landlord agrees to provide Tenant with Landlord's
initial estimate of Market Rental Rate for the applicable Renewal Period. If
Tenant agrees with Landlord's estimate of Market Rental Rate, Tenant may accept
such estimate by delivering written notice to Landlord in which event Market
Rental Rate for the applicable Renewal Period shall equal Landlord's estimate of
Market Rental Rate. If Tenant disagrees with Landlord's estimate of Market
Rental Rate, Landlord and Tenant shall negotiate in good faith to determine
Market Rental Rate for the thirty (30) day period following Landlord's initial
estimate. If after such period, Landlord and Tenant are still unable to agree on
Market Rental Rate, the Market Rental Rate shall be settled by arbitration
administered by the American Arbitration Association under its Commercial
Arbitration Rules, and judgment on the award rendered by the arbitrator(s) may
be entered in any court having jurisdiction thereof. For purposes hereof,
"Market Rental Rate" means the net annual rent per for square foot for the
Premises as of the commencement of the applicable Renewal Period that a willing
tenant would pay, and a willing landlord would accept, in arms-length bona fide
negotiations, if the same were leased to a single tenant for a five (5) year
period commencing on the day after the last day of the then-current Term and
otherwise taking into account any other pertinent factors, including, but

                                     PAGE 4
<PAGE>

not limited to, the net effective annual rates per leasable square foot for
office/manufacturing leases recently or then being entered into in the Vadnais
Heights, Minnesota area ("Comparable Rates"). In determining the Market Rental
Rate and using Comparable Rates in connection with such determination, the
following factors (and any other factors then known to be pertinent) shall be
considered: the size of the Premises; the length of term; use; quality of
services provided; location; definition of area; existing leasehold
improvements; leasehold improvements to be provided by Landlord, whether
directly or by allowance; the quality, age and location of the Building;
financial strength of the applicable tenant; rental concessions (such as rental
abatements, "free rent" periods and rent assumptions); inducements (such as
signing bonuses, equity participation, tax benefits or other participation in
ownership); the manner in which the rents are then subject to escalation and the
time the particular rate under consideration became or will become effective. In
no event shall Base Rent be less than the Annual Base Rent for the last Lease
year prior to the Renewal Term.

                       5. USE OF THE PREMISES; COMPLIANCE

5.1.     Use of the Premises

         Tenant may use and occupy the Premises for any lawful business purpose
which is permitted under applicable use and zoning ordinances, provided that
Tenant shall not use the Premises for any uninsurable activity (based on
standard commercial insurance policies), or overload the electrical or
structural capacities of the Premises.

5.2.     Compliance

         Tenant, at Tenant's sole expense, shall comply with all applicable
statutes, ordinances, rules, regulations, orders, covenants and restrictions of
record, and requirements in effect during the Term, regulating the use by Tenant
of the Premises, including, without limitation, the obligation, at Tenant's
cost, to alter, maintain, or restore the Premises in compliance and conformity
with all laws relating to the condition, use or occupancy of the Premises by
Tenant during the Term (including, without limitation, any and all requirements
as set forth in the Americans with Disabilities Act).

5.3.     Permitted Contests

         5.3.1.   So long as no Event of Default has occurred and is continuing,
                  Tenant shall not be required to comply with any legal
                  requirement so long as Tenant shall contest, in good faith and
                  at its expense, the existence, validity thereof, the amount of
                  the damages caused thereby, or the extent of its or Landlord's
                  liability therefore, by appropriate proceedings which shall
                  operate during the pendency thereof to prevent (i) the sale,
                  forfeiture or loss of any of the Premises, any Base Rent to
                  satisfy the same or to pay any damages caused by the violation
                  of any such legal requirement or by any such violation, (ii)
                  any interference with the ownership, use or occupancy of any
                  of the Premises, (iii) any interference with the payment of
                  any Base Rent, and (iv) the cancellation of any property or
                  other insurance policy. As a condition to any such contents,
                  Tenant shall

                                     PAGE 5
<PAGE>

                  furnish Landlord with such security as Landlord shall
                  reasonably request to insure compliance with any legal
                  requirements so contested.

         5.3.2.   In no event shall Tenant pursue any contest with respect to
                  any legal requirement or violation referred to above in such a
                  manner that exposes Landlord to (i) criminal liability,
                  penalty or sanction, (ii) any civil liability, penalty or
                  sanction for which Tenant has not made provisions reasonably
                  acceptable to Landlord, or (iii) defeasance of its interest
                  the Premises.

         5.3.3.   Tenant agrees that each such contest shall be promptly and
                  diligently prosecuted to a final conclusion except that Tenant
                  shall have the right to attempt to settle or compromise such
                  contest through negotiations. Tenant shall pay and save
                  Landlord harmless against any and all losses, judgments,
                  decrees and costs (including all attorneys' fees and expenses)
                  in connection with any such contest and shall, promptly after
                  the final determination of such contest, fully pay and
                  discharge the amounts which shall be determined to be payable
                  therein or in connection therewith, together with all
                  penalties, fines, interest, costs and expenses thereof or in
                  connection therewith, and perform all acts the performance of
                  which shall be ordered or decreed as a result thereof or which
                  shall be necessary to comply (and cause the Premises to
                  comply) with the legal requirements so contested.

           6. PROPERTY TAXES, OTHER CHARGES, ASSESSMENTS AND UTILITIES

6.1.     Tenant's Required Payments

         Tenant is required to (i) pay at least fifteen (15) days before
delinquency, all Property Taxes and Other Charges (as such terms are defined
herein) that accrue during or are otherwise allocable to the Term and become due
and payable during the term; and (ii) upon request from Landlord, provide
Landlord with evidence of payment thereof. Property Taxes and Other Charges
together are referred to herein as "TAXES."

         6.1.1.   "PROPERTY TAXES" means all taxes, assessments, excises,
                  levies, fees, and charges (and any tax, assessment, excise,
                  levy, fee, or charge levied wholly or partly in lieu thereof
                  or as a substitute therefor or as an addition thereto) of
                  every kind and description, general or special, ordinary or
                  extraordinary, foreseen or unforeseen, secured or unsecured,
                  whether or not now customary or within the contemplation of
                  Landlord and Tenant, that are levied, assessed, charged,
                  confirmed, or imposed on or against, or otherwise with respect
                  to, the Premises or any part thereof or any personal property
                  used in connection with the Premises. It is the intention of
                  Landlord and Tenant that all new and increased taxes,
                  assessments, levies, fees and charges be included within the
                  definition of Property Taxes for the purpose of this Lease.

         6.1.2.   "OTHER CHARGES" means all taxes, assessments, excises, levies,
                  fees, and charges (including, without limitation, common area
                  maintenance charges,

                                     PAGE 6
<PAGE>

                  charges relating to the cost of providing facilities or
                  services, and charges relating to documents or instruments of
                  record affecting or encumbering the Premises), whether or not
                  now customary or within the contemplation of Landlord and
                  Tenant, that are levied, assessed, charged, confirmed, or
                  imposed upon, or measured by, or reasonably attributable to
                  (a) the Premises; (b) the cost or value of Tenant's furniture,
                  fixtures, equipment, or personal property located in the
                  Premises or the cost or value of any leasehold improvements
                  made in or to the Premises by or for Tenant, regardless of
                  whether title to such improvements is vested in Tenant or
                  Landlord; (c) Base Rent payable under the Lease; (d) the
                  possession, leasing, operation, management, maintenance,
                  alteration, repair, use, or occupancy by Tenant of the
                  Premises; and (e) this transaction or any document to which
                  Tenant is a party creating or transferring an interest or an
                  estate in the Premises.

6.2.     Payments Not Required by Tenant

         Notwithstanding the provisions of Section 6.1, Tenant shall not be
required to pay any state or federal income or franchise taxes of Landlord, or
any state or federal estate, succession, inheritance, or transfer taxes of
Landlord, or any mortgage, deed, or transfer taxes of Landlord.

6.3.     Assessments

         If any assessment for a capital improvement made by a public or
governmental authority shall be levied or assessed against the Premises, and the
assessment is payable either in a lump sum or on an installment basis, then
Tenant shall have the right to elect the basis of payment; provided however,
throughout the entire Term, Tenant shall pay all assessments that accrue during
or are otherwise allocable to the Term. All Special Assessments, due levied,
pending or constituting a lien on the Premises as of the Effective Date shall be
paid in full by Tenant as installments become due but in no event over a period
greater than the lease Term.

6.4.     Utility Payments

         Tenant shall promptly pay when due all charges for water, gas,
electricity, and all other utilities furnished to or used upon the Premises,
including all charges for installation, termination, and relocations of such
service. Landlord, at its option, may require Tenant to furnish Landlord with
evidence of payment of such charges.

6.5.     Tenant's Right to Contest Utility Charges, Contest Taxes and Seek
         Reduction of Assessed Valuation of the Premises

         Tenant, at Tenant's sole cost and expense, shall have the right, at any
time, to seek a reduction in the assessed valuation of the Premises or to
contest any taxes or utility charges that are to be paid by Tenant; provided
however, Tenant shall (i) give Landlord written notice of any such intention to
contest at least thirty (30) days before any delinquency could occur; (ii)
indemnify and hold Landlord harmless from all liability on account of such
contest; (iii) take such action as is necessary to remove the effect of any lien
which attached to the Premises or the improvements thereon due to such contest,
or in lieu thereof, at Landlord's election, furnish

                                     PAGE 7
<PAGE>

Landlord with adequate security for the amount of the Taxes due plus interest
and penalties; and (iv) in the event of a final determination adverse to Tenant,
prior to enforcement, foreclosure or sale, pay the amount involved together with
all penalties, fines, interest, costs, and expenses which may have accrued.
Tenant may use any means allowed by statute to protest Taxes or utility charges
as long as Tenant remains current as to all other terms and conditions of this
Lease. If the protested Taxes have not been paid and Landlord's interest in the
Premises is in threat of material jeopardy, then at Landlord's request Tenant
shall furnish to Landlord a surety bond issued by an insurance company qualified
to do business in the state where the Premises are located. The amount of bond
shall equal one hundred ten percent (110%) of the total amount of Taxes in
dispute. The bond shall hold Landlord and the Premises harmless from any damage
arising out of the proceeding or contest and shall insure the payment of any
judgment that may be rendered. If Tenant seeks a reduction or contests any Taxes
or utility charges, the failure on Tenant's part to pay the Taxes or utility
charges shall not constitute a default as long as Tenant complies with the
provisions of this Section.

6.6.     Landlord Not Required to Join in Proceedings or Contest Brought by
         Tenant

         Landlord shall not be required to join in any proceeding or contest
brought by Tenant unless the provisions of the law require that the proceeding
or contest be brought by or in the name of Landlord or the owner of the
Premises. In that case, Landlord shall join in the proceeding or contest or
permit it to be brought in Landlord's name as long as Landlord is not required
to bear any cost or is reimbursed by Tenant for such cost. Tenant, on final
determination of the proceeding or contest, shall immediately pay or discharge
any decision or judgment rendered, together with all costs, charges, interest,
and penalties incidental to the decision or judgment.

6.7.     Partial Lease Years and Adjustment of Taxes

         Property Taxes (and Other Charges, as may be applicable) payable by
Tenant in accordance with the terms of this Lease shall be appropriately
adjusted for any partial Lease Year. Upon the Expiration Date, Taxes which have
accrued prior to the Expiration Date and are payable after the Expiration Date,
shall be prorated and apportioned as of the Expiration Date based upon the
actual number of days in the period subject to proration such that Tenant shall
bear all expenses with respect to the Premises up through and including the
Expiration Date. Any amount payable by Tenant shall be remitted to Landlord
within ten (10) business days following the Expiration Date. Any excess prepaid
Taxes shall be refunded to Tenant by Landlord within ten (10) business days of
the Expiration Date. Taxes which cannot be ascertained with certainty as of the
Expiration Date shall be prorated on the basis of the parties' reasonable
estimates of such amount(s) and shall be the subject of a final proration as
soon thereafter as the precise amounts can be ascertained. The provisions of
this paragraph shall survive the expiration or termination of this Lease.

6.8.     Monthly Installments of Property Taxes

         At Landlord's option and upon prior written notice to Tenant, at any
time following a material Event of Default, and without in any way limiting
Tenant's obligations under this Lease, Property Taxes, Other Charges, utilities
and other expenses to be paid by Tenant shall be paid by Tenant as additional
rent to Landlord in monthly installments for the remaining Term of this

                                     PAGE 8
<PAGE>

Lease on the same day that Base Rent is due hereunder. Such monthly installments
shall be an estimated amount equal to one-twelfth (1/12) of the Property Taxes
for the immediate preceding year, subject to adjustment when the actual amount
of Property Taxes is determined. At such time as the actual amount of Property
Taxes is determined, Landlord shall furnish to Tenant a statement indicating the
actual amount of Property Taxes. Within thirty (30) days after receipt of such
statement by Tenant, Tenant shall pay to Landlord any deficiency due. Any
surplus paid by Tenant shall, at Tenant's option, be credited against the next
installment(s) of Base Rent or other charges due from Tenant or be refunded to
Tenant forthwith.

                      7. FURNITURE, FIXTURES AND EQUIPMENT

7.1.     Furniture, Fixtures, and Equipment

         During the Term Tenant may, at Tenant's expense, place or install such
furniture, trade fixtures, equipment, machinery, furnishings, face plates of
signage and other articles of movable personal property (collectively, "TENANT'S
PERSONAL PROPERTY") on the Premises as may be needed for the conduct of Tenant's
business. It is expressly understood that the term Tenant's Personal Property as
used herein shall in no event extend to leasehold improvements, fixtures or
similar "vanilla shell" items such as light fixtures, HVAC equipment, or other
fixtures and equipment permanently affixed to the Premises.

7.2.     Landlord's Waiver

         Tenant may finance Tenant's Personal Property at any time and from time
to time during the term of this Lease. Upon request of Tenant, Landlord shall
execute and deliver to any lender a Landlord's Waiver, so long as it is
commercially reasonable. Tenant may remove or replace Tenant's Personal Property
periodically during the Term.

7.3.     Removal of Tenant's Personal Property at Expiration of Lease

         At the expiration or earlier termination of the Lease, Tenant's
Personal Property shall be removed by Tenant. If, at the expiration or earlier
termination of the Lease, Tenant fails to remove Tenant's Personal Property
within a reasonable time following receipt of written notice from Landlord, any
of Tenant's Personal Property not so removed shall be deemed abandoned, and
Landlord may cause such property to be removed from the Premises and disposed
of, but the reasonable cost of any such removal shall be borne by Tenant..
Tenant shall be responsible for reasonable repairs and restoration of the
Premises as may be necessary to repair any material damage to the Premises from
the removal of Tenant's Personal Property. The provisions of this paragraph
shall survive the expiration or termination of this Lease.

7.4.     Right to Affix Signs

         Tenant shall have the right to decorate the Premises and affix signs
customarily used in its business upon the windows, doors, interior and exterior
walls of the Premises, and such free-standing signs as may seem appropriate to
Tenant and are authorized by any governmental authority having jurisdiction over
the Premises and permitted by any covenants, conditions and restrictions
encumbering the Premises. Upon the expiration or earlier termination of the
Lease, Tenant shall remove such signs within a reasonable time following receipt
of written notice from

                                     PAGE 9
<PAGE>

Landlord; provided, however, in no event may Tenant remove free-standing signage
(such as pole-mounted or monument signs) from the Premises, although Tenant may
remove or obliterate its name from any such sign. Tenant promptly shall make
such repairs and restoration of the Premises as are necessary to repair any
damage to the Premises from the removal of the signs.

                   8. MAINTENANCE AND REPAIRS OF THE PREMISES

8.1.     Obligation to Maintain the Premises

         During the Term, Tenant will, at its own expense, keep and maintain the
entire Premises in good order and repair, including, but not limited to, the
interior, exterior, foundations, floors, walls, roof, and structure of the
building; the sidewalks, curbs, trash enclosures, landscaping with sprinkler
system (if installed), light standards, and parking areas that are a part of the
Premises. Tenant shall make such repairs and replacements as may be necessary,
regardless of whether the benefit of such repair or replacement extends beyond
the term of this Lease. The Premises shall be returned to Landlord at the
termination or expiration of this Lease in the condition required under this
Lease, ordinary wear and damage by casualty excepted. For as long as Tenant is
not in default of any of the terms and conditions of this Lease, Landlord hereby
assigns to Tenant all building contractor, subcontractor, and manufacturer's
warranties and guarantees, if any, applicable to the Premises; and Landlord
shall cooperate with Tenant at Tenant's request and sole cost in any action to
enforce such warranties and guarantees. In the event of destruction of the
Premises by fire or other casualty, the condition of Premises upon termination
of this Lease shall be governed by Section 11. Landlord shall have no obligation
whatsoever to alter, remodel, improve, repair, renovate, retrofit or maintain
the Premises or any portion thereof.

         Notwithstanding any other provision of this Lease, Tenant agrees that
Tenant will, at its sole cost and expense, fully and completely replace the roof
of the building located on the Premises and resurface the parking lots located
on the Premises at least one time during the Term (as may be extended from time
to time pursuant to Section 3.2). Such replacement and resurfacing shall be
performed in a manner reasonably acceptable to Landlord, and such roof
replacement shall be of a grade and quality that has at least a ten-year
warranty and shall be installed by a roofing contractor reasonably acceptable to
Landlord. Landlord and Tenant hereby acknowledge that this provision was
bargained for at the time of Landlord's purchase of the Premises from Tenant at
a present value of $350,000.

8.2.     Obligation to Keep the Premises Clear

         Tenant shall keep the Premises, including sidewalks adjacent to the
Premises and loading area allocated for the use of Tenant, clean and free from
rubbish and debris at all times. Tenant shall store all trash and garbage within
the Premises and arrange for regular pickup and cartage of such trash and
garbage at Tenant's expense.

                         9. ALTERATIONS AND IMPROVEMENTS

9.1.     Right to Make Alterations

         At all times during the term of this Lease, except as provided in
Section 14, Tenant shall have the right to make alterations, additions and
improvements ("ALTERATIONS") to the interior or

                                    PAGE 10
<PAGE>

exterior of the Premises and parking areas adjacent to the Building.
Nevertheless, any Alterations that are over Fifty Thousand Dollars ($50,000) for
any one improvement (or in the aggregate over the course of any consecutive 12
month period) or are structural in nature shall not be made by Tenant without
the prior written consent of Landlord, which consent shall not be unreasonably
withheld. Any Alterations made or installed by Tenant shall remain upon the
Premises and, at the expiration or earlier termination of this Lease, shall be
surrendered with the Premises to Landlord. Alterations shall be accomplished by
Tenant in a good, expeditious, quality workmanlike manner, in conformity with
applicable laws, regulations, ordinances, orders and covenants, conditions and
restrictions encumbering the Premises, and by a licensed contractor; and with
respect to Alterations requiring Landlord's consent, the contractor shall be
reasonably approved by Landlord. Prior to commencement of any such work, Tenant
shall provide to Landlord copies of all required permits and governmental
approvals. Within 30 days of completion of any such work, Tenant shall provide
to Landlord final "as-built" plans, copies of all construction contracts,
inspection reports and proof of payment of all labor and materials (including
final unconditional lien waivers from the general contractor and all
subcontractors). Tenant shall pay when due all claims for such labor and
materials and shall give Landlord at least 10 days' prior written notice of the
commencement of any such work. Landlord may enter upon the Premises, in such
case, for the purpose of posting appropriate notices, including, but not limited
to, notices of non-responsibility. Notwithstanding anything to the contrary
herein, Tenant shall have the right, at any time during the Term or any Renewal
Period, to expand the size of the Building, so long as such expansion complies
with all applicable governmental laws, rules and regulations and the plans and
specifications for such expansion are reasonably acceptable to Landlord. In the
event that Tenant desires to expand the size of the Building, if upon the date
that the expansion of the Building (the "Expansion") is completed (the
"Expansion Date") there are less than ten (10) years remaining in the Term of
this Lease (as extended by Tenant through such date), then the Term shall be
automatically extended for an additional period commencing on the Expansion Date
and ending on the tenth anniversary of the Expansion Date. In that event Base
Rent for the original Premises shall continue at the rates and increases set
forth in paragraphs 4.2 and 4.3 hereof. As of the Expansion Date, the additional
rent payable by Tenant each month for the Expansion space constructed as part of
the Expansion (the "Expansion Rent") shall be an amount equal to all of the
costs paid or incurred by Landlord to complete the Expansion multiplied by ten
percent (10%) and then divided by twelve. Such Expansion Rent shall be payable
on monthly basis beginning on the first day of the month following the Expansion
Date and continuing thereafter for the remainder of the Term (as extended) with
the Base Rent. Landlord agrees to pay all costs incurred by Tenant in connection
with the Expansion directly to the service providers upon request by Tenant and
in any event before any such payments are delinquent. In addition, on the
Expansion Date Tenant agrees to pay to Landlord an amount equal to the Interest
on all payments made by Landlord pursuant to the preceding sentence, to and
until the Expansion Date. As used herein, "Interest" shall be equal to the
prevailing market interest rate for construction financing, as quoted by Wells
Fargo Bank, N.A., for the Minneapolis market from time to time.

9.2.     Tenant Shall Not Render Premises Liable For Any Lien

         Tenant shall have no right, authority, or power to bind Landlord, or
any interest of Landlord in the Premises, nor to render the Premises liable for
any lien or right of lien for the payment of any claim for labor, material, or
for any charge or expense incurred to maintain, to

                                    PAGE 11
<PAGE>

repair, or to make Alterations to the Premises. Tenant shall in no way be
considered the agent of Landlord in the construction, erection, modification,
repair, or alteration of the Premises. Notwithstanding the above, Tenant shall
have the right to contest the legality or validity of any lien or claim filed
against the Premises. No contest shall be carried on or maintained by Tenant
after the time limits in the sale notice of the Premises for any such lien or
claim unless Tenant (i) shall have duly paid the amount involved under protest;
(ii) shall have procured and recorded a lien release bond from a bonding company
acceptable to Landlord in an amount not less than one and one-half (1-1/2) times
the amount involved; or (iii) shall have procured a stay of all proceedings to
enforce collection. Upon a final adverse determination of any contest, Tenant
shall pay and discharge the amount of the lien or claim determined to be due,
together with any penalties, fines, interest, cost, and expense which may have
accrued, and shall provide proof of payment to Landlord.

                           10. INDEMNITY AND INSURANCE

10.1.    Indemnification

         Tenant shall indemnify, defend, and protect Landlord, and hold Landlord
harmless from any and all loss, cost, damage, expense and/or liability
(including, without limitation, court costs and reasonable attorneys' fees)
incurred in connection with any cause whatsoever in or about the Premises, other
than damages proximately caused by reason of the negligence or willful
misconduct of Landlord or its agents and employees, including, without limiting
the generality of the foregoing: (i) any default by Tenant in the observance or
performance of any of the terms, covenants, or conditions of this Lease on
Tenant's part to be observed or performed; (ii) the use or occupancy of the
Premises by Tenant or any person claiming by, through, or under Tenant; (iii)
the condition of the Premises or any occurrence or happening on the Premises
from any cause whatsoever; or (iv) any acts, omissions, or negligence of Tenant
or any person claiming by, through, or under Tenant, or of the contractors,
agents, servants, employees, visitors, or licensees of Tenant or any such
person, in, on, or about the Premises, either prior to or during the Term,
including, without limitation, any acts, omissions, or negligence in the making
or performance of any Alterations.

         Landlord shall indemnify, defend, and protect Tenant, and hold Tenant
harmless from any and all loss, cost, damage, expense and/or liability
(including, without limitation, court costs and reasonable attorneys' fees)
incurred in connection with any default by Landlord in the observance or
performance of any of the terms, covenants, or conditions of this Lease on
Landlord's part to be observed or performed and any acts, omissions, or
negligence of Landlord or any person claiming by, through, or under Landlord, or
of the contractors, agents, servants, employees, visitors, or licensees of
Landlord.

         The provisions of this Section shall survive the expiration or sooner
termination of this Lease with respect to any claims or liability occurring
prior to such expiration or termination, and shall not be limited by reason of
any insurance carried by Landlord and Tenant.

10.2.    Insurance Company Requirement

         Insurance required by this Lease shall be issued by companies holding a
general policyholder's rating of A-VIII or better as set forth in the most
current issue of Best's Insurance

                                    PAGE 12
<PAGE>

Guide and authorized to do business in the state in which the Premises are
located. If this publication is discontinued, then another insurance rating
guide or service generally recognized as authoritative shall be substituted by
Landlord.

10.3.    Insurance Certificate Requirements

         10.3.1.  Tenant shall at least annually deliver to Landlord evidence of
                  the existence and amounts of the insurance with additional
                  insured endorsements and loss payable clauses as required
                  herein. Tenant shall deliver to Landlord an ACORD Form 25
                  Certificate of Liability Insurance in connection with Tenant's
                  liability policy(ies), and an ACORD Form 28 Evidence of
                  Commercial Property Insurance in connection with Tenant's
                  property policy(ies). No policy shall be cancelable or subject
                  to material reduction of coverage or other material
                  modification except after thirty (30) days' prior written
                  notice to Landlord. Neither the issuance of any insurance
                  policy required hereunder, nor the minimum limits specified
                  herein with respect to any insurance coverage, shall be deemed
                  to limit or restrict in any way the liability of Tenant
                  arising under or out of this Lease.

         10.3.2.  The insurance required to be maintained herein may be carried
                  under blanket policies. The property insurance required to be
                  maintained herein shall provide for payment of loss jointly to
                  Landlord and Tenant.

10.4.    Minimum Acceptable Insurance Coverage Requirements

         10.4.1.  Tenant shall, at Tenant's expense, obtain and keep in full
                  force during the term of this Lease a policy of combined
                  single limit bodily injury and property damage insurance
                  written on an occurrence basis insuring Tenant (with Landlord
                  as an additional insured) against liability arising out of
                  ownership, use, occupancy or maintenance of the Premises and
                  all of its appurtenant areas. The policy shall provide blanket
                  contractual liability coverage. The insurance shall be in an
                  amount not less than Four Million Dollars ($4,000,000) per
                  occurrence; provided however, following receipt of written
                  notice from Landlord the limits of such insurance shall be
                  increased from time to time during the term of the Lease to
                  such amount as may be deemed commercially reasonable by
                  Landlord in its reasonable business judgment. The insurance to
                  be maintained by Tenant pursuant to this Section 10.4.1 may be
                  procured in any combination of primary, umbrella and/or excess
                  coverage, but in any event shall be primary and not
                  contributory to any other insurance maintained by Landlord. In
                  no event shall the limits of insurance maintained by Tenant
                  limit any liability of Tenant under this Lease.

         10.4.2.  Tenant shall, at Tenant's expense, obtain and keep in force
                  during the term of this Lease a "Special Form" (as such term
                  is used in the insurance industry) policy of property
                  insurance covering loss or damage to the Premises, including
                  but not limited to signage, lighting and other exterior
                  fixtures. The insurance shall be in an amount not less than
                  the full

                                     PAGE 13
<PAGE>

                  guaranteed replacement cost of the building(s) (less slab,
                  foundation, supports and other customarily excluded
                  improvements), as such replacement cost is reasonably
                  determined by Landlord. The policy shall contain only standard
                  printed exclusions; include an agreed value endorsement
                  waiving any co-insurance penalty, and an ordinance or law
                  coverage endorsement covering increased costs resulting from
                  changes in laws or codes, and demolition and removal of the
                  damaged structure. In addition, the policy shall include a
                  "Loss Payable Provisions" endorsement (ISO Form CP 12 18 06 95
                  or equivalent) naming Landlord as "Loss Payee" thereunder for
                  the property insurance on the building. In no event shall any
                  deductible payable in connection with such policy exceed Fifty
                  Thousand Dollars ($50,000). The proceeds from the property
                  insurance policy covering the Premises shall be utilized only
                  for restoration and repair of the Premises in compliance with
                  Tenant's obligations set forth in this Lease (including,
                  without limitation, as set forth in Section 8.1 and Section
                  11).

         10.4.3.  If the Premises is located in Flood Zone A or V as defined by
                  the Federal Emergency Management Agency (FEMA), Tenant shall,
                  at Tenant's expense, obtain and keep in force during the term
                  of this Lease a policy of insurance covering loss or damage
                  due to flood with respect to the Premises.

         10.4.4.  If the county in which the Premises is located is classified
                  as being in an earthquake territory 1 through 11 by Insurance
                  Services Office ("ISO") or an earthquake zone of 1 through 3
                  by ISO, Tenant shall, at Tenant's expense, obtain and keep in
                  force during the term of this Lease a policy of insurance
                  covering loss or damage due to earthquake with respect to the
                  Premises.

         10.4.5.  Tenant shall also obtain and keep in force during the term of
                  this Lease a worker's compensation policy, insuring against
                  and satisfying Tenant's obligations and liabilities under the
                  worker's compensation laws of the state in which the Premises
                  are located, including Employer's Liability insurance, in an
                  amount of not less than One Million Dollars ($1,000,000).

10.5.    Additional Insureds

         Tenant shall name as additional insureds (by way of a CG 20 26
endorsement or similar endorsement) on all general liability insurance and loss
payees on all property insurance, Landlord, Landlord's successor(s),
assignee(s), nominee(s), nominator(s), and agents with an insurable interest as
follows:

                  MDSC PARTNERS, LLP, ITS OFFICERS, DIRECTORS, MEMBERS (IF
                  APPLICABLE), AND ALL SUCCESSOR(S), ASSIGNEE(S), SUBSIDIARIES,
                  CORPORATIONS, PARTNERSHIPS, PROPRIETOR-SHIPS, JOINT VENTURES,
                  FIRMS, AND

                                    PAGE 14
<PAGE>

                  INDIVIDUALS AS HERETOFORE, NOW, OR HEREAFTER CONSTITUTED ON
                  WHICH THE NAMED INSURED HAS THE RESPONSIBILITY FOR PLACING
                  INSURANCE AND FOR WHICH SIMILAR COVERAGE IS NOT OTHERWISE MORE
                  SPECIFICALLY PROVIDED.

10.6.    Mortgage Endorsement

         If requested by Landlord, the policies of insurance required to be
maintained hereunder shall bear a standard first mortgage clause in favor of any
holder or holders of a first mortgage lien or security interest in the Premises
with loss payable to such holder or holders as their interests may appear.

10.7.    Renewals, Lapses or Deficiencies

         Tenant shall within ten (10) days prior to the expiration of such
policies, furnish Landlord with renewal certificates of insurance or renewal
binders. Should Tenant fail to provide to Landlord the renewals or renewal
binders, or in the event of a lapse or deficiency of any insurance coverage
specified herein for any reason, Landlord may immediately replace the deficient
insurance coverage with a policy of insurance covering the Premises of the type
and in the limits set forth above. Upon written notice from Landlord of the
placement of insurance, Tenant shall immediately pay to Landlord, as Additional
Rent, an amount equal to the total cost of premiums and expense of such
insurance placement plus reasonable handling fees. Tenant shall not do or permit
to be done anything which shall invalidate the insurance policies. If Tenant
does or permits to be done anything which shall increase the cost of the
insurance policies, then upon Landlord's demand Tenant shall immediately pay to
Landlord, as additional rent, an amount equal to the additional premiums
attributable to any acts or omissions or operations of Tenant causing the
increase in the cost of insurance.

10.8.    Blanket Policies

         Anything in this Section 10 to the contrary notwithstanding, any
insurance which Tenant is required to obtain pursuant to Section 10 may be
carried under a "blanket" policy or policies covering other properties or
liabilities of Tenant; provided, that such "blanket" policy or policies
otherwise comply with the provisions of this Section 10. In the event any such
insurance is carried under a blanket policy, Tenant shall deliver to Landlord
evidence of the issuance and effectiveness of the policy, the amount and
character of the coverage with respect to the Premises and the presence in the
policy of provisions of the character required in the above sections of this
Section 10.

10.9.    Waiver of Subrogation

         Tenant hereby waives and releases any and all right of recovery against
Landlord, including but not limited to employees and agents, arising during the
term of the Lease for any and all loss (including but not limited to loss of
rental) or damage to property located within or constituting a part of the
Premises. This waiver is in addition to any other waiver or release contained in
this Lease. Tenant shall have its insurance policies issued in such form as to
waive

                                    PAGE 15
<PAGE>

any right of subrogation that might otherwise exist, and shall provide written
evidence thereof to Landlord upon written request.

                11. PARTIAL AND TOTAL DESTRUCTION OF THE PREMISES

         In the event any part or all of the Premises shall at any time during
the Term be damaged or destroyed, regardless of cause, Tenant shall give prompt
notice to Landlord. Subject to the provisions herein, Landlord shall promptly
and with all diligence, commence and complete the restoration of the Premises,
to the extent insurance proceeds are made available from Tenant to Landlord, all
in accordance with plans and specifications therefor first reasonably approved
in writing by Tenant. Unless Tenant otherwise consents, the replacement
improvement(s) to be constructed shall have a usable area which is not less than
the improvement(s) existing immediately prior to date of such damage. Tenant,
and not Landlord, shall be responsible for paying for any cost of repairs and
restoration in excess of the proceeds available from insurance policies procured
by Tenant. In case of any "material damage or destruction" to or of the
Premises, either party may terminate this Lease by giving written notice thereof
to the other party within sixty (60) days after the date of such occurrence.
Such termination shall be effective on the earlier of the date of the damage or
destruction. The term "material damage or destruction" shall mean any damage or
destruction which cannot be reasonably be repaired within nine (9) months after
the date of the damage or destruction, or any damage or destruction for which
the cost of repair exceeds fifty percent (50%) of the construction replacement
cost of the Premises. In the event neither party elects to terminate this Lease
and Landlord commences to repair the Premises but fails to substantially
complete such restoration within one hundred eighty (180) days after the date of
the damage or destruction, then Tenant may, at its option, terminate this Lease
upon 30 days written notice to Landlord, provided that the Lease will not
terminate if Landlord substantially completes such restoration within said
thirty (30) days.

                                12. CONDEMNATION

12.1.    Condemnation Damages

         If the whole or any part of the Premises shall be taken for public or
quasi-public use by a governmental authority under the power of eminent domain
or shall be conveyed to a governmental authority in lieu of such taking, and if
a part of the Premises shall be taken or conveyed but the remaining part is
tenantable and adequate for Tenant's use, then this Lease shall be terminated as
to the part taken or conveyed as of the date Tenant surrenders possession;
Landlord shall make such repairs, alterations and improvements as may be
necessary to render the part not taken or conveyed tenantable; and the rent
shall be reduced in proportion to the part of the Premises so taken or conveyed.
All compensation awarded for such taking or conveyance shall be the property of
Landlord without any deduction therefrom for any present or future estate of
Tenant, and Tenant hereby assigns to Landlord all its right, title and interest
in and to any such award. However, Tenant shall have the right to recover from
the governmental authority, but not from Landlord, such compensation as may be
awarded to Tenant on account of the interruption of Tenant's business, moving,
and

                                    PAGE 16
<PAGE>

relocation expenses and depreciation to and removal of Tenant's trade fixtures
and personal property.

12.2.    Termination of Lease Due to Condemnation

         In the event the Condemnation materially adversely affects the use of
the Premises as defined in Section 5, Tenant may terminate the Lease by giving
Landlord written notice of its intention to terminate the Lease within sixty
(60) days of receipt of notice of the Condemnation; provided, however, if such
notice fails to substantially disclose the material nature, scope and extent of
the Condemnation, then such 60-day notice period shall only commence to run on
such later date that Tenant obtains such disclosures. The effective date of the
termination shall be the date upon which fee simple interest is vested in the
condemning authority, and Tenant shall be released from further obligations or
liabilities arising under the Lease thereafter. In the event of termination,
Base Rent, Property Taxes and Other Charges (collectively, "RENT AND CHARGES")
shall be prorated based upon the actual number of days in the period to be
prorated. Within thirty (30) days following the termination, Landlord shall
refund to Tenant any Rent and Charges paid to Landlord in advance of the
termination.

                          13. ASSIGNMENT AND SUBLETTING

13.1.    Tenant's Right of Assignment and Subletting

         Tenant shall not voluntarily or by operation of law assign or encumber
its interest in this Lease or in the Premises, or sublease all or any part of
the Premises, or allow any other person or entity to occupy or use any part of
the Premises, without first obtaining the written consent of Landlord, which
consent shall not be unreasonably withheld. Any assignment, encumbrance, or
sublease without Landlord's consent shall be voidable and, at Landlord's
election, shall constitute a default. It shall not be unreasonable for Landlord
to withhold its consent to any proposed assignment or subletting if the proposed
transferee does not meet certain criteria, including, but not limited to, the
transferee's financial condition, the nature, quality, and character of the
transferee, the identity or business character of the transferee, the nature of
the use and occupancy and the transferee's business experience. Notwithstanding
the foregoing, Tenant shall have the right, without obtaining Landlord's consent
and without triggering any termination, recapture or rent-sharing rights on the
part of the Landlord, to transfer, sublet or assign Tenant's interest in this
Lease, in whole or in part, to any "Affiliate". For the purposes of this
paragraph, "Affiliate" means any parent company, subsidiary, or company-wide
unit of Tenant, any surviving corporation or business entity in a statutory
merger, consolidation, or reorganization of Tenant, any corporation or other
business entity which acquires all or substantially all or the stock or assets
of Tenant or the assets of the division or unit of Tenant operating in the
Premises, or any corporation or other business entity controlled by or
controlling Tenant. "Controlled by or controlling" shall mean that Tenant or
another corporation or business entity, as the case may be, holds a controlling
percentage or more of the voting stock of Tenant or another corporation or other
business entity, as the case may be. In no event shall the sale of any stock or
securities of Tenant, either in conjunction with a registered securities
offering or on any public securities exchanges, constitute a change of ownership
or transfer with respect to this section.

                                    PAGE 17
<PAGE>

13.2.    Landlord's Option to Preserve Subtenancies

         In the event of Tenant's surrender of this Lease or the termination of
this Lease in any other manner, Landlord may, at its option, either terminate
any or all subtenancies or succeed to the interest of Tenant as sublandlord
thereunder. No merger shall result from Tenant's sublease of the Premises under
this Section, Tenant's surrender of this Lease, or the termination of this Lease
in any other manner.

13.3.    Tenant's Assignment of All Rent from Subletting as Security for
         Tenant's Obligations

         Tenant immediately and irrevocably assigns to Landlord, as security for
Tenant's obligations under this Lease, all rent from any subletting of all or a
part of the Premises as permitted by this Lease. In the event of a default by
Tenant, Landlord, as assignee or a receiver for Tenant appointed on Landlord's
application, may collect the rent and apply it toward Tenant's obligations under
this Lease.

13.4.    Continuing Obligation of Tenant

         No transfer, subletting or assignment permitted by this Section 13
(including a transfer to an affiliate) shall release Tenant or change Tenant's
primary liability to pay the rent and to perform all other obligations of Tenant
under this Lease. Landlord's acceptance of rent from any other person is not a
waiver of any provision of this Section. Consent to one transfer is not a
consent to any subsequent transfer. If Tenant's transferee defaults under this
Lease, Landlord may proceed directly against Tenant without pursuing remedies
against the transferee. Landlord may consent to subsequent assignments or
modifications of this Lease by Tenant's transferee, without notifying Tenant or
obtaining its consent. Such action shall not relieve Tenant's liability under
this Lease.

13.5.    Fees and Costs with Regard to Proposed Assignment or Sublease

         If Tenant requests Landlord to consent to a proposed assignment or
sublease, Tenant shall pay to Landlord, whether or not consent is ultimately
given, Landlord's reasonable attorneys' fees and other costs incurred in
connection with each such request, up to a maximum of $2,500.00.

13.6.    Mortgage of Leasehold

         13.6.1.  Definitions. For purposes of this Section 13.6, the following
                  terms shall have the meanings hereinafter set forth:

                           "Assignment For Security" shall mean a transaction in
                  which Tenant:

                           (A) assigns its interest hereunder to an
                  Institutional Lender for the purpose of security; and/or

                           (B) executes a first priority leasehold deed of
                  trust, mortgage or deed to secure debt with respect to its
                  interest hereunder for the benefit of an Institutional Lender.

                                    PAGE 18
<PAGE>

                           "Institutional Lender" shall mean a bank, insurance
                  company, a bank affiliate or wholly owned subsidiary of any
                  such bank, or any other financial or lending institution
                  organized under the laws of the United States or any state
                  thereof or Canada or any province thereof with a net worth of
                  at least $25,000,000, including, a real estate investment
                  trust and/or trust, corporation or other Person engaged in
                  so-called conduit lending, or a public or private pension plan
                  or institutionally managed fund having gross assets of at
                  least $100,000,000.

                           "Leasehold Mortgage" shall mean any first priority
                  leasehold mortgage, deed of trust, deed to secure debt or
                  other security instrument given by Tenant pursuant to an
                  Assignment For Security and encumbering Tenant's interest in
                  the Leased Premises.

                           "Leasehold Mortgagee" shall mean any Institutional
                  Lender which is the holder of a Leasehold Mortgage from time
                  to time.

                           "Mortgaged Premises" shall mean Tenant's leasehold
                  interest in the Premises arising pursuant to this Lease.

         13.6.2.  Permitted Assignments For Security. Tenant shall have the
                  right, without the consent of Landlord (but with not less than
                  fifteen (15) days prior written notice to Landlord before such
                  encumbrance), to enter into an Assignment for Security so long
                  as Tenant remains liable for performance of all obligations on
                  Tenant's part to be performed hereunder.

         13.6.3.  No Termination By Reason Of Foreclosure, Sale Or Surrender.
                  This Lease shall not be subject to termination by Landlord
                  solely by reason of or upon the happening of a judicial or
                  non-judicial foreclosure of any Leasehold Mortgage, or the
                  acquisition by a Leasehold Mortgagee of the Mortgaged
                  Premises, or Tenant's interest therein, by resort to any
                  remedy for default under or pursuant to a Leasehold Mortgage
                  or an Assignment For Security, or conveyance in lieu of
                  foreclosure thereof (unless such Leasehold Mortgagee fails to
                  comply with any of the provisions set forth in Section 13.6.4
                  or 13.6.5). If Landlord has received written notice from
                  Tenant that a Leasehold Mortgage is in effect, then so long as
                  such Leasehold Mortgage remains in effect Landlord shall not
                  accept an early surrender or other early voluntary termination
                  of this Lease by Tenant, except where such early surrender or
                  early termination is a result of Tenant's default hereunder.

         13.6.4.  Leasehold Mortgagee Succeeds to Tenant's Interest; Liability
                  of Leasehold Mortgagee Limited. Upon taking possession of the
                  Mortgaged Premises for any purpose, a Leasehold Mortgagee
                  shall be required to assume the obligations of Tenant under
                  this Lease pursuant to an assumption agreement in form
                  reasonably acceptable to Landlord, and thereafter shall have
                  all of the rights of Tenant and the duty to perform all of
                  Tenant's obligations hereunder, but any such Leasehold
                  Mortgage shall

                                    PAGE 19
<PAGE>

                  not be liable for the performance of such obligations after it
                  has assigned this Lease to a third party acceptable to
                  Landlord in accordance with the provisions of Sections 13.1 to
                  13.5 of this Lease.

         13.6.5.  Right of Leasehold Mortgagee To Cure Default. If a Leasehold
                  Mortgagee has given Landlord prior written notice of its
                  Leasehold Mortgage and an address to which notices of default
                  under this Lease are to be sent to such Leasehold Mortgagee,
                  then Landlord agrees to give such Leasehold Mortgagee copies
                  of any and all written material notices of default given to
                  Tenant in connection therewith concurrently with (or promptly
                  after) the giving of such notices of default to Tenant;
                  provided, that the failure by Landlord to so notify such
                  Leasehold Mortgagee shall not toll the running of any grace
                  and cure periods in favor of Tenant set forth in this Lease or
                  limit any of Landlord's rights and remedies against Tenant
                  under this Lease, at law, in equity or otherwise; provided,
                  further, however, that Landlord agrees for the benefit of any
                  such Leasehold Mortgagee, that notwithstanding anything set
                  forth above in this sentence, Landlord shall not terminate
                  this Lease as a result of an Event of Default of Tenant
                  unless:

                           (A) Landlord shall have first given written notice of
                  such default to such Leasehold Mortgagee; and

                           (B) such Leasehold Mortgagee has failed or refused to
                  correct or cure the default complained of within the time
                  permitted Tenant hereunder, plus a reasonable time thereafter.
                  For purposes of this Subpart (B) only, "reasonable time" shall
                  mean (1) five (5) days with respect to defaults that may be
                  cured by payment of money or (2) fifteen (15) days with
                  respect to defaults not curable by payment of money; provided,
                  however, that in the case of defaults not curable by the
                  payment of money and where cure cannot be commenced without
                  first recovering possession, the cure period shall be extended
                  to include the period reasonably required for the Leasehold
                  Mortgagee to obtain possession of the Mortgaged Premises so
                  long as such Leasehold Mortgagee has commenced such
                  proceedings to obtain possession within said fifteen (15) day
                  period and thereafter diligently pursues such proceedings to
                  completion and the Leasehold Mortgagee cures the default as
                  diligently as possible thereafter. To secure the benefits of
                  the right to extend the period for curing a non-monetary
                  default beyond fifteen (15) days, there must not be any
                  monetary defaults under this Lease and the Leasehold Mortgagee
                  must first give written notice to Landlord within the initial
                  fifteen (15) day period for cure of non-monetary defaults
                  stating that it cannot cure the default without possession of
                  the Mortgaged Premises and stating its intent to proceed to
                  obtain possession and to cure such default, and must commence
                  such proceedings within such fifteen (15) day period and
                  diligently pursue such proceedings to completion thereafter.

                                    PAGE 20
<PAGE>

         13.6.6.  Assignment After Cure. So long as a Leasehold Mortgagee has
                  cured all of the outstanding defaults of Tenant hereunder
                  (unless such default is of the type described in Section
                  14.1.3 of this Lease and cannot be cured by Leasehold
                  Mortgagee) and has performed the obligations to be performed
                  by it hereunder during the period of its possession, such
                  Leasehold Mortgagee shall have the right to assign this Lease
                  subject to and in accordance with the provisions of Sections
                  13.1 to 13.5 hereof to a person or entity who shall assume in
                  a written instrument reasonably satisfactory to Landlord the
                  obligations of Tenant hereunder and go into possession and
                  occupancy of the Mortgaged Premises for the uses and purposes
                  permitted pursuant to this Lease, whereupon such Leasehold
                  Mortgagee shall be relieved of all further liability for
                  performance of the obligations hereof arising from and after
                  the date of such assignment.

         13.6.7.  New Lease. If a Leasehold Mortgagee has cured all of the
                  outstanding defaults of Tenant, or taken action to cure all
                  such defaults of Tenant, as provided in Section 13.6.5 and
                  this Lease nonetheless shall be terminated as a result of any
                  default by Tenant, or be rejected or disaffirmed pursuant to
                  any bankruptcy law or other law affecting creditors' rights, a
                  Leasehold Mortgagee shall have the right, exercisable by
                  written notice to Landlord and execution and delivery of a new
                  lease by such Leasehold Mortgagee within ten (10) business
                  days after the effective date of such termination, to enter
                  into a new lease of the Premises with Landlord. The term of
                  said new lease shall begin on the date of the termination of
                  this Lease and shall continue for the remainder of the Term of
                  this Lease. Such new lease shall otherwise contain the same
                  terms and conditions as those set forth herein.

         13.6.8.  Landlord's Rights. Except as expressly set forth in Section
                  13.6.5, nothing contained in this Section 13.6 shall limit
                  Landlord's right to terminate this Lease upon the occurrence
                  of an Event of Default.

13.7.    Landlord's Right of Assignment

         Landlord shall be free at all times, without need of consent or
approval by Tenant, to assign its interest in this Lease and/or to convey fee
title to the Premises. Each conveyance by Landlord of Landlord's interest in the
Lease or the Premises prior to expiration or termination hereof shall be subject
to this Lease and shall relieve the grantor of any further obligations or
liability as Landlord, and Tenant shall look solely to Landlord's successor in
interest for all future obligations of Landlord. Tenant hereby agrees to attorn
to Landlord's successors in interest, whether such interest is acquired by sale,
transfer, foreclosure, deed in lieu of foreclosure, or otherwise. The term
"Landlord" as used in this Lease, so far as covenants and obligations on the
part of Landlord are concerned, shall be limited to mean and include only the
owner at the time in question of the fee title of the Premises. Without further
agreement, the transferee of such title shall be deemed to have assumed and
agreed to observe and perform any and all obligations of Landlord hereunder
during its ownership of the Premises.

                                    PAGE 21
<PAGE>

                           14. DEFAULT AND TERMINATION

14.1.    Event of Default

         The occurrence of any of the following events (each an "EVENT OF
DEFAULT") shall constitute a default by Tenant:

         14.1.1.  Failure by Tenant to pay Base Rent or any other sum due under
                  this Lease (including but not limited to payments for taxes,
                  utilities, maintenance and repairs, or insurance) within ten
                  (10) days following written notice from Landlord.

         14.1.2.  Failure by Tenant to perform or comply with any provision of
                  this Lease (other than as set forth in Subsection 14.1.1) if
                  the failure is not cured within thirty (30) days after notice
                  has been given to Tenant. If, however, the failure cannot
                  reasonably be cured within the cure period, Tenant shall not
                  be in default of this Lease if Tenant commences to cure the
                  failure within the cure period and diligently and in good
                  faith continues to cure the failure but in no event shall such
                  failure to cure exceed 90 days..

         14.1.3.  To the extent permitted by law, a general assignment by Tenant
                  or any guarantor of the Lease for the benefit of creditors, or
                  the filing by or against Tenant or any guarantor of any
                  proceeding under any insolvency or bankruptcy law, unless in
                  the case of a proceeding filed against Tenant or any guarantor
                  the same is dismissed within sixty (60) days, or the
                  appointment of a trustee or receiver to take possession of all
                  or substantially all of the assets of Tenant or any guarantor,
                  unless possession is restored to Tenant or such guarantor
                  within (30) days, or any execution or other judicially
                  authorized seizure of all or substantially all of Tenant's
                  assets located upon the Premises or of Tenant's interest in
                  this Lease, unless such seizure is discharged within thirty
                  (30) days.

14.2.    Landlord's Remedies

         Landlord shall have any one or more of the following remedies after the
occurrence of a default by Tenant. These remedies are not exclusive; they are
cumulative in addition to any remedies now or later allowed by law, in equity,
or otherwise:

         14.2.1.  Terminate this Lease by giving written notice of termination
                  to Tenant, in which event Tenant immediately shall surrender
                  the Premises to Landlord. If Tenant fails to so surrender the
                  Premises, then Landlord, without prejudice to any other remedy
                  it has for possession of the Premises or arrearages in rent or
                  other damages, may re-enter and take possession of the
                  Premises and expel or remove Tenant and any other person or
                  entity occupying the Premises or any part thereof, without
                  being liable for any damages, whether caused by negligence of
                  Landlord or otherwise.

                                    PAGE 22
<PAGE>

         14.2.2.           No act by Landlord other than giving notice of
                           termination to Tenant shall terminate this Lease.
                           Acts of maintenance, efforts to relet the Premises,
                           or the appointment of a receiver on Landlord's
                           initiative to protect Landlord's interest under this
                           Lease shall not constitute a termination of this
                           Lease. On termination of the Lease, Landlord shall
                           have the right to recover from Tenant:

                           (i)      The worth at the time of the award of the
                                    unpaid rent that had been earned at the time
                                    of termination of this Lease; and

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

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

                           (iv)     Any other amount, including, without
                                    limitation, attorneys' fees and court costs,
                                    necessary to compensate Landlord for all
                                    detriment proximately caused by Tenant's
                                    default.

                                    The phrase "WORTH AT THE TIME OF THE AWARD"
                                    as used in clauses (i) and (ii) above is to
                                    be computed by allowing interest at the rate
                                    of twelve percent (12%) per annum, but not
                                    to exceed the then legal rate of interest.
                                    The same phrase as used in clause (iii)
                                    above is to be computed by discounting the
                                    amount at the discount rate of the Bank of
                                    America N.A. at the time of the award, plus
                                    one percent (1%).

                                    Landlord agrees to act reasonably to
                                    mitigate any damages hereunder.

         14.2.3.  Landlord may re-enter and take possession of the Premises
                  without terminating this Lease and without being liable for
                  any damages, whether caused by the negligence of Landlord or
                  otherwise. Landlord may relet the Premises, or any part of
                  them, to third parties, but has no obligation to do so.
                  Landlord may relet the Premises on whatever terms and
                  conditions Landlord, in its sole discretion, deems advisable.
                  Reletting can be for a period shorter or longer than the
                  remaining term of this Lease. Landlord's action under this
                  Subsection is not considered an acceptance of Tenant's
                  surrender of the Premises unless Landlord so notifies Tenant
                  in writing. Tenant shall be immediately liable to Landlord for
                  all costs Landlord incurs in reletting the Premises, including
                  brokers' commissions, expenses of remodeling the Premises
                  required by the reletting, and like costs.

                                    PAGE 23
<PAGE>

                  Tenant shall pay to Landlord the rent due under this Lease on
                  the dates the rent is due, less the rent Landlord receives
                  from any reletting.

                  If Landlord elects to relet the Premises without terminating
                  this Lease, any rent received will be applied to the account
                  of Tenant, not to exceed Tenant's total indebtedness to
                  Landlord; no reletting by Landlord is considered to be for its
                  own account unless Landlord has notified Tenant in writing
                  that the Lease has been terminated. If Landlord elects to
                  relet the Premises, rent that Landlord receives from reletting
                  will be applied to the payment of: (i) first, any indebtedness
                  from Tenant to Landlord other than rent due from Tenant; (ii)
                  second, all costs, including maintenance, incurred by Landlord
                  in reletting; and (iii) third, rent due and unpaid under the
                  Lease. After deducting the payments referred to in this
                  Subsection, any sum remaining from the rent Landlord receives
                  from reletting will be held by Landlord and applied in payment
                  of future rent as rent becomes due under this Lease. If, on
                  the date rent is due under this Lease, the rent received from
                  the reletting is less than the rent due on that date, Tenant
                  will pay to Landlord, in addition to the remaining rent due,
                  all costs, including maintenance, Landlord incurred in
                  reletting which remain after applying the rent received from
                  the reletting. Tenant shall have no right to or interest in
                  the rent or other consideration received by Landlord from
                  reletting to the extent it exceeds Tenant's total indebtedness
                  to Landlord.

         14.2.4.  Re-enter the Premises without terminating this Lease and
                  without being liable for any damages, whether caused by the
                  negligence of Landlord or otherwise, and do whatever Tenant is
                  obligated to do under the terms of this Lease. The expenses
                  incurred by Landlord in effecting compliance with Tenant's
                  obligations under this Lease immediately shall become due and
                  payable to Landlord as additional rent.

         14.2.5.  In all events, Tenant is liable for all damages of whatever
                  kind or nature, direct or indirect, suffered by Landlord as a
                  result of the occurrence of an Event of Default. If Tenant
                  fails to pay Landlord in a prompt manner for the damages
                  suffered, Landlord may pursue a monetary recovery from Tenant.
                  Included among these damages are all expenses incurred by
                  Landlord in repossessing the Premises (including, but not
                  limited to, increased insurance premiums resulting from
                  Tenant's vacancy), all expenses incurred by Landlord in
                  reletting the Premises (including, but not limited to, those
                  incurred for advertisements, brokerage fees, repairs,
                  remodeling, and replacements), all concessions granted to a
                  new tenant on a reletting, all losses incurred by Landlord as
                  a result of Tenant's default (including, but not limited to,
                  any unamortized commissions paid in connection with this
                  Lease), a reasonable allowance for Landlord's administrative
                  costs attributable to Tenant's default, and all attorneys'
                  fees incurred by Landlord in enforcing any of Landlord's
                  rights or remedies against Tenant.

                                    PAGE 24
<PAGE>

         14.2.6.  Pursuit of any of the foregoing remedies does not constitute
                  an irrevocable election of remedies nor preclude pursuit of
                  any other remedy provided elsewhere in this Lease or by
                  applicable law, and none is exclusive of another unless so
                  provided in this Lease or by applicable law. Likewise,
                  forbearance by Landlord to enforce one or more of the remedies
                  available to it on an Event of Default does not constitute a
                  waiver of that default or of the right to exercise that remedy
                  later or of any rent, damages, or other amounts due to
                  Landlord hereunder.

         14.2.7.  Whether or not Landlord elects to terminate this Lease or
                  Tenant's right to possession of the Premises on account of any
                  default by Tenant, Landlord shall have all rights and remedies
                  at law or in equity, including, but not limited to, the right
                  to re-enter the Premises and, to the maximum extent provided
                  by law, Landlord shall have the right to terminate any and all
                  subleases, licenses, concessions, or other consensual
                  arrangements for possession entered into by Tenant and
                  affecting the Premises or, in Landlord's sole discretion, may
                  succeed to Tenant's interest in such subleases, licenses,
                  concessions, or arrangements. In the event of Landlord's
                  election to succeed to Tenant's interest in any such
                  subleases, licenses, concessions, or arrangements, Tenant
                  shall have no further right to or interest in the rent or
                  other consideration receivable thereunder as of the date of
                  notice by Landlord of such election.

14.3.    Right of Landlord to Re-Enter

         In the event of any termination of this Lease, Landlord shall have the
immediate right to enter upon and repossess the Premises, and any personal
property of Tenant may be removed from the Premises and stored in any public
warehouse at the risk and expense of Tenant.

14.4.    Surrender of Premises

         No act or thing done by Landlord or any agent or employee of Landlord
during the Lease term shall be deemed to constitute an acceptance by Landlord or
a surrender of Premises unless such intent is specifically acknowledged in a
writing signed by Landlord. The delivery of keys to the Premises to Landlord or
any agent or employee of Landlord shall not constitute a surrender of the
Premises or effect a termination of this Lease, whether or not the keys are
thereafter retained by Landlord and, notwithstanding such delivery, Tenant shall
be entitled to the return of such keys at any reasonable time upon request until
this Lease shall have been terminated properly. The voluntary or other surrender
of this Lease by Tenant, whether accepted by Landlord or not, or a mutual
termination hereof, shall not work a merger, and at the option of Landlord shall
operate as an assignment to Landlord of all subleases or subtenancies affecting
the Premises.

14.5.    Interest Charges

         Except as otherwise provided herein, any amount not paid by one party
to the other when due to the other party will bear interest from the date due at
the lesser of (i) the prime commercial rate being charged by the Bank of America
N.A. in effect on the date due plus two

                                    PAGE 25
<PAGE>

percent (2%) per annum; or (ii) the maximum rate permitted by law. If Bank of
America N.A. is no longer in existence, then another comparable bank or
financial institution shall be substituted by Landlord.

14.6.    Tenant's Default

         If Tenant is in default of the Lease, then:

         14.6.1.  For so long as Landlord does not terminate Tenant's right to
                  possession of the Premises, if Tenant obtains Landlord's
                  consent, Tenant will have the right to assign or sublet its
                  interest in the Lease, but Tenant will not be released from
                  liability.

         14.6.2.  No structural changes to the improvements at any cost shall be
                  permitted without the prior written approval of Landlord.

         14.6.3.  All costs of de-identification of the Premises shall be paid
                  by Tenant whether or not Landlord terminates this Lease.

14.7.    Default by Landlord

         Landlord shall be in default if Landlord fails to perform any provision
of this Lease required of it and the failure is not cured within thirty (30)
days after notice has been given to Landlord. If, however, the failure cannot
reasonably be cured within the cure period, Landlord shall not be in default of
this Lease if Landlord commences to cure the failure within the cure period and
diligently and in good faith continues to cure the failure. Notices given under
this Section 14.7 shall specify the alleged breach and the applicable Lease
provisions. If Landlord shall at any time default beyond the applicable notice
and cure period, Tenant shall have the right to cure such default on Landlord's
behalf. Any sums expended by Tenant in doing so, and all reasonably necessary
incidental costs and expenses incurred in connection therewith, shall be payable
by Landlord to Tenant within thirty (30) days following demand therefor by
Tenant.

                             15. RIGHT OF INSPECTION

         Landlord and Landlord's authorized representatives shall have the right
(but not the obligation) after written notice to Tenant, to enter upon the
Premises at all reasonable hours for the purpose of inspecting the Premises or
of making repairs, additions, or Alterations in or upon the Premises, and, for
the purpose of exhibiting the Premises to prospective tenants, purchasers, or
others. Provided Tenant is not in default beyond any applicable cure period,
Landlord shall not exhibit any "for sale" or "for lease" signs during the Term.

                              16. WAIVER OF BREACH

         No waiver by Landlord of any breach of any one or more of the terms,
covenants, conditions, or agreements of this Lease shall be deemed to imply or
constitute a waiver of any succeeding or other breach. Failure of Landlord to
insist upon the strict performance of any of the terms, conditions, covenants,
and agreements of this Lease shall not constitute or be considered as a waiver
or relinquishment of Landlord's rights to subsequently enforce any

                                    PAGE 26
<PAGE>

default, term, condition, covenant, or agreement, which shall all continue in
full force and effect. The rights and remedies of Landlord under this Lease
shall be cumulative and in addition to any and all other rights and remedies
which Landlord has or may have.

                                   17. NOTICES

17.1.    Notice Requirements

         All notices, requests, or demands herein provided to be given or made,
or which may be given or made by either party to the other, shall be given or
made only in writing and shall be deemed to have been duly given: (i) when
delivered personally at the address set forth below, or to any agent of the
party to whom notice is being given, or if delivery is rejected when delivery
was attempted; or (ii) on the date delivered when sent via Overnight Mail,
properly addressed and postage prepaid; or (iii) on the date sent via facsimile
transmission; or (iv) upon delivery, or if delivery is rejected when delivery
was attempted of properly addressed first class mail, postage prepaid with
return receipt requested. Notwithstanding the prescribed methods of delivery set
forth above, actual receipt of written notice by a party designated below shall
constitute notice given in accordance with this Lease on the date received,
unless deemed earlier given pursuant to the foregoing methods of delivery. The
proper address to which notices, requests, or demands may be given or made by
either party shall be the address set forth at the end of this Section or to
such other address or to such other person as any party shall designate. Such
address may be changed by written notice given to the other party in accordance
with this Section.

         IF TO LANDLORD:

                  MDSC Partners, LLP
                  7556 Washington Ave S.
                  Eden Prairie, MN  55344
                  Attn: Carol Sundet Meeker

         IF TO TENANT:

                  Resistance Technology, Incorporated
                  1260 Red Fox Road
                  Arden Hills, MN  55112
                  Attn: Scott Longval

17.2.    Payments Under Lease

         All payments due to Landlord under this Lease shall be paid in lawful
money of the United States of America without offset or deduction to the name
and at the address first given above or to such other persons or parties or at
such other places as Landlord may from time to time designate in writing.

                         18. RELATIONSHIP OF THE PARTIES

         This Lease shall not be deemed or construed by the parties, nor by any
third party, as creating the relationship of (i) principal and agent, (ii)
partnership, or (iii) joint venture between

                                    PAGE 27
<PAGE>

the parties. Neither the method of computation of rent nor any other provision
of this Lease, nor any acts of the parties are other than in the relationship of
Landlord and Tenant.

                   19. SUBORDINATION, ATTORNMENT AND ESTOPPEL

19.1.    Subordination and Non-Disturbance

         Subject to the provisions of this Section, this Lease and the leasehold
estate created hereby shall be, at the option and upon written declaration of
Landlord, subject, subordinate, and inferior to the lien and estate of any
liens, trust deeds, and encumbrances ("Mortgages"), and all renewals,
extensions, or replacements thereof, now or hereafter imposed by Landlord upon
the Premises; provided, however, that this Lease shall not be subordinate to any
Mortgage arising after the date of this Lease, or any renewal, extension, or
replacement thereof, unless and until Landlord provides Tenant with a
subordination, non-disturbance and attornment agreement ("NON-DISTURBANCE
AGREEMENT"), substantially in the form of Exhibit "C," attached hereto and
incorporated hereby, in recordable form, which Non-Disturbance Agreement also
shall include such commercially reasonable modifications and additional
provisions as are customarily requested by secured lenders with liens
encumbering real property similar to the Premises, including, without
limitation, Tenant's agreement to attorn as set forth in Section 19.2 below.
Tenant shall, promptly following a request by Landlord and after receipt of the
Non-Disturbance Agreement, execute and acknowledge any subordination agreement
or other documents required to establish of record the priority of any such
encumbrance over this Lease, so long as such agreement does not otherwise
increase Tenant's obligations or diminish Tenant's rights hereunder.

19.2.    Attornment

         In the event of foreclosure of any Mortgage, whether superior or
subordinate to this Lease, then (i) this Lease shall continue in force; (ii)
Tenant's quiet possession shall not be disturbed if Tenant is not in default
hereunder; (iii) Tenant shall attorn to and recognize the mortgagee or purchaser
at foreclosure sale ("SUCCESSOR LANDLORD") as Tenant's landlord for the
remaining term of this Lease; and (iv) the Successor Landlord shall not be bound
by (a) any payment of rent for more than one month in advance; (b) any
amendment, modification, or ending of this Lease without the Successor
Landlord's consent after the Successor Landlord's name is given to Tenant,
unless the amendment, modification, or ending is specifically authorized by the
original Lease and does not require Landlord's prior agreement or consent; and
(c) any liability for any act or omission of a prior Landlord. At the request of
the Successor Landlord, Tenant shall execute a new lease for the Premises,
setting forth all of the provisions of this Lease except that the term of the
new lease shall be for the balance of the term of this Lease.

19.3.    Estoppel Certificate

         Landlord and Tenant shall execute and deliver to the other party,
within twenty (20) days after receipt of a request, an estoppel certificate or
other statement to be furnished to any prospective purchaser of, assignee of, or
lender against the Lease or the Premises ("ESTOPPEL CERTIFICATE"), substantially
in the form of Exhibit "D," attached hereto and incorporated hereby, which
Estoppel Certificate also shall include such commercially reasonable
modifications and additional provisions as are customarily requested by
purchasers, assignees or lenders, including,

                                    PAGE 28
<PAGE>

without limitation, any or all of the following matters, to the extent each may
be true: that the Lease is in effect and not subject to any rental offsets,
claims, or defenses to its enforcement; the commencement and expiration dates of
the term; that Tenant is paying rent on a current basis; that any improvements
required to be furnished under the Lease have been completed in all respects;
that the Lease constitutes the entire agreement between Tenant and Landlord
relating to the Premises; that Tenant has accepted the Premises and is in
possession thereof; that the Lease has not been modified, altered, or amended
except in specified respects by specified instruments; that the certifying party
has no notice of any prior assignment, hypothecation, or pledge of rents or the
Lease; and such other matters as reasonably may be requested. Tenant shall also,
upon request of Landlord, certify and agree for the benefit of any lender
against the Premises or the building ("Lender") that Tenant will not look to
such Lender: as being liable for any act or omission of Landlord; as being
obligated to cure any defaults of Landlord under the Lease which occurred prior
to the time Lender, its successors or assigns, acquired Landlord's interest in
the Premises by foreclosure or otherwise, as being bound by any payment of rent
or Additional Rent by Tenant to Landlord for more than one (1) month in advance;
or as being bound by Landlord to any amendment or modification of the Lease
without Lender's written consent. Failure to deliver the documents required
under this Section 19 in the time period required shall constitute an Event of
Default without the need for any notice or cure period.

                               20. ATTORNEYS' FEES

20.1.    Recovery of Attorneys' Fees and Costs of Suit

         Tenant shall reimburse Landlord, upon demand, for any costs or expenses
incurred by Landlord in connection with any breach or default under this Lease,
whether or not suit is commenced or judgment entered. Such costs shall include
legal fees and costs incurred for the negotiation of a settlement, enforcement
of rights, or otherwise. Furthermore, if any action for breach of or to enforce
the provisions of this Lease is commenced, the court in such action shall award
to the party in whose favor a judgment is entered, a reasonable sum as
attorneys' fees and costs. Such attorneys' fees and costs shall be paid by the
losing party in such action.

20.2.    Party to Litigation

         Tenant shall indemnify Landlord against and hold Landlord harmless from
all costs, expenses, demands, and liability incurred by Landlord if Landlord
becomes or is made a party to any claim or action (i) instituted by Tenant, or
by any third party against Tenant, or by or against any person holding any
interest under or using the Premises by license of or agreement with Tenant;
(ii) for foreclosure of any lien for labor or material furnished to or for
Tenant or such other person; (iii) otherwise arising out of or resulting from
any action or transaction of Tenant or such other person; or (iv) necessary to
protect Landlord's interest under this Lease in a bankruptcy proceeding, or
other proceeding under Title 11 of the United States Code, as amended. Tenant
shall defend Landlord against any such claim or action at Tenant's expense with
counsel reasonably acceptable to Landlord or, at Landlord's election, Tenant
shall reimburse Landlord for any legal fees or costs incurred by Landlord in any
such claim or action.

                                    PAGE 29
<PAGE>

            21. AUTHORITY TO MAKE LEASE; COVENANT OF QUIET ENJOYMENT

21.1.    Full Power and Authority to Enter Lease

         The parties covenant and warrant that each has full power and authority
to enter into this Lease.

21.2.    Quiet Enjoyment

         Landlord covenants and warrants that Tenant shall have and enjoy full,
quiet, and peaceful possession of the Premises, its appurtenances and all rights
and privileges incidental thereto during the term, as against all persons
claiming by, through, or under Landlord, subject to the provisions of this Lease
and any title exceptions or defects in existence on the Commencement Date.

21.3.    No Violation of Covenants and Restrictions

         Tenant leases the Premises subject to (i) all encumbrances, covenants,
conditions, restrictions, easements, rights of way, and all other matters of
record affecting the Premises; (ii) all matters known to Tenant as of the
Commencement Date and (iii) any state of facts which a current survey or
physical inspection of the Premises might disclose. Tenant shall not violate,
permit a violation, or cause Landlord to violate any recorded covenants and
restrictions affecting the Premises. Tenant shall defend, indemnify, and hold
harmless Landlord from any costs or expenses incurred from such a violation.

                             22. HAZARDOUS MATERIAL

22.1.    Environmental Compliance

         Except for (i) de minimus amounts used in compliance with all
Environmental Laws, and (ii) amounts packaged for retail sale and held for sale
by Tenant in compliance with all Environmental Laws, Tenant shall not cause or
permit any Hazardous Material to be brought upon, or used in or about the
Premises by Tenant, its agents, employees, contractors, or invitees, without the
prior written consent of Landlord (which Landlord shall not unreasonably
withhold as long as Tenant demonstrates to Landlord's reasonable satisfaction
that such Hazardous Material is necessary or useful to Tenant's business and
will be used, kept, and stored in a manner that complies with all Environmental
Laws relating to such Hazardous Material). If Tenant breaches the obligations
stated in the preceding sentence, if the presence of Hazardous Material on the
Premises caused or permitted by Tenant results in contamination of the Premises,
or if contamination of the Premises by Hazardous Material otherwise occurs and
Landlord is not responsible for the contamination, then Tenant shall indemnify,
defend, and hold Landlord harmless from any and all claims, judgments, damages,
penalties, fines, costs, liabilities, or losses (including, without limitation,
diminution in value of the Premises, damages for the loss or restriction on use
of rentable or usable space or of any amenity of the Premises, damages arising
from any adverse impact on marketing of space of the Premises, and sums paid in
settlement of claims, attorneys' fees, consultation fees, and expert fees) which
arise during or after the term of the Lease as a result of such contamination.
This indemnification of Landlord by Tenant includes, without limitation, costs
incurred in connection with any investigation or site

                                    PAGE 30
<PAGE>

conditions or any cleanup, remedial, removal, or restoration work required by
any federal, state, or local governmental agency or political subdivision
because of Hazardous Material present in the soil or ground water on or under
the Premises. Without limiting the foregoing, if the presence of any Hazardous
Material on the Premises caused or permitted by Tenant results in any
contamination of the Premises, Tenant shall promptly take all actions at its
sole expense as are recommended by environmental engineers hired by Tenant and
are necessary to return the Premises to the condition existing prior to the
introduction of any such Hazardous Material to the Premises; provided that
Landlord's approval of such actions shall first be obtained, which approval
shall not be unreasonably withheld so long as such actions would not potentially
have any material adverse long-term or short-term effect on the Premises.

         Provisions of this Section 22 shall survive termination of tenancy.

                             23. GENERAL PROVISIONS

23.1.    Recitals

         The Recitals set forth on Page 1 above are incorporated herein by this
reference.

23.2.    Gender; Number

         The use of (i) the neuter gender includes the masculine and feminine
and (ii) the singular number includes the plural, whenever the context requires.

23.3.    Captions

         Captions in this Lease are inserted for the convenience of reference
only and do not define, describe, or limit the scope or the intent of this Lease
or any of its terms.

23.4.    Exhibits

         All attached exhibits are a part of this Lease and are incorporated in
full by this reference. Except as specifically provided herein, if any provision
contained in any exhibit hereto is inconsistent or in conflict with any
provisions of this Lease, the provisions of this Lease shall supersede the
provisions of such exhibit and shall be paramount and controlling.

23.5.    Entire Agreement

         This Lease contains the entire agreement between the parties relating
to the transactions contemplated hereby and all prior or contemporaneous
agreements, understandings, representations and statements, oral or written, are
merged into this Lease.

23.6.    Drafting

         This Lease shall not be construed more strictly against one party than
the other because it may have been drafted by one of the parties or its counsel,
each having contributed substantially and materially to the negotiation and
drafting hereof.

                                    PAGE 31
<PAGE>

23.7.    Modification

         No modification, waiver, amendment, discharge, or change of this Lease
shall be valid unless it is in writing and signed by the party against which the
enforcement of the modification, waiver, amendment, discharge, or change is or
may be sought.

23.8.    Joint and Several Liability

         If any party consists of more than one person or entity, the liability
of each such person or entity signing this Lease shall be joint and several.

23.9.    Governing Law

         This Lease shall be construed and enforced in accordance with the laws
of the state in which the Premises are located. Notwithstanding the foregoing,
Tenant warrants and represents that the terms of this Lease are fully
enforceable in the locality in which the Premises is located. In the event any
provision contained in this Lease is inconsistent or in conflict with local law,
custom, or practice, the provisions of this Lease shall supersede and shall be
paramount and controlling.

23.10.   Attorneys' Fees

         With respect to Section 21 and any other provision in this Lease
providing for payment or indemnification of attorneys' fees, such fees shall be
deemed to include reasonable fees incurred through any applicable appeal
process, and shall include fees attributable to legal services provided by any
in-house counsel and staff to the prevailing or indemnified party. For purposes
hereof, the services of in-house counsel and their staff shall be valued at
rates for independent counsel prevailing in the metropolitan area in which such
counsel and staff practice.

23.11.   Time of Essence

         Time is of the essence of every provision of this Lease.

23.12.   Severability

         In the event any term, covenant, condition, or provision of this Lease
is held to be invalid, void, or otherwise unenforceable by any court of
competent jurisdiction, the fact that such term, covenant, condition, or
provision is invalid, void, or otherwise unenforceable shall in no way affect
the validity or enforceability of any other term, covenant, condition, or
provision of this Lease.

23.13.   Successors and Assigns

         Except as provided in Article 13, Tenant may not assign its rights
under this Agreement without the consent of Landlord. Except as otherwise
provided herein, all terms of this Lease shall be binding upon, inure to the
benefit of, and be enforceable by the parties and their respective legal
representatives, successors, and assigns.

                                    PAGE 32
<PAGE>

23.14.   Independent Covenants

         This Lease shall be construed as though the covenants herein between
Landlord and Tenant are independent and not dependent, and Tenant hereby
expressly waives the benefit of any statute to the contrary and agrees that if
Landlord fails to perform its obligations set forth herein, Tenant shall not be
entitled to make any repairs or perform any acts hereunder at Landlord's expense
or to any offset of the rent or other amounts owing hereunder against Landlord;
provided, however, the foregoing shall in no way impair the right of Tenant to
commence a separate action against Landlord for any violation by Landlord of the
provisions hereof so long as notice is first given to Landlord and any holder of
a mortgage or deed of trust covering the Premises (of whose address Tenant has
theretofore been notified) and an opportunity is granted to Landlord and such
holder to correct such violation as provided above.

23.15.   Information Provided

         Tenant warrants and represents that all information Tenant has provided
to Landlord is accurate and correct and Tenant acknowledges that Landlord has
relied upon such information in entering into this Lease.

23.16.   Limitation of Landlord's Liability

         Notwithstanding anything contained in this Lease to be contrary,
Landlord shall not incur any liability beyond Landlord's interest in the
Premises upon a breach of this Lease, and Tenant shall look exclusively to such
interest in the Premises for the payment and discharge of any obligations
imposed upon Landlord under this Lease.

23.17.   Waiver of Trial by Jury

         Landlord and Tenant do hereby waive trial by jury in any action,
proceeding or counterclaim brought by either party against the other, upon any
matters whatsoever arising out of or in any way connected with this Lease,
Tenant's use or occupancy of the Premises and/or any claim of injury or damage.
It further is agreed that in the event Landlord commences any summary proceeding
for non-payment of rent or Additional Rent, Tenant will not interpose any
counterclaim of whatever nature or description in any such proceeding.

23.18.   No Lease Until Accepted

         Landlord's delivery of unexecuted copies or drafts of this Lease is
solely for the purpose of review by the party to whom delivered and is in no way
to be construed as an offer by Landlord nor in any way implies that Landlord is
under any obligation to lease the Premises. When this Lease has been executed by
both Landlord and Tenant, it shall constitute a binding agreement to lease the
Premises upon the terms and conditions provided herein and Landlord and Tenant
agree to execute all instruments and documents and take all actions as may be
reasonably necessary or required in order to consummate the lease of the
Premises as contemplated herein.

23.19.   Characterization of Lease

         Landlord and Tenant intend that:

                                    PAGE 33
<PAGE>

         23.19.1. this Lease is a "true lease" and not a financing lease,
                  capital lease, mortgage, equitable mortgage, deed of trust,
                  trust agreement, security agreement or other financing or
                  trust arrangement, and the economic realities of this Lease
                  are those of a true lease; and

         23.19.2. the business relationship created by this Lease and any
                  related documents is solely that of a commercial lease between
                  landlord and tenant and has been entered into by both parties
                  in reliance upon the economic and legal bargains contained
                  herein.

            THE REMAINDER OF THIS PAGE WAS LEFT BLANK INTENTIONALLY.

                                    PAGE 34
<PAGE>

23.20.   Counterparts

         This Lease may be executed in any number of counterparts, each of which
shall be deemed an original. The counterparts shall together constitute but one
agreement. Any signature on a copy of this Lease or any document necessary or
convenient thereto sent by electronic transmission or facsimile shall be binding
upon transmission and the electronic or facsimile copy may be utilized for the
purposes of this Lease.

LANDLORD:                                   TENANT:
---------                                   -------

MDSC PARTNERS, LLP                          RESISTANCE TECHNOLOGY, INCORPORATED

By:/s/Carol Sundet Meeker                   By:/s/Mark S. Gorder

Its: Partner                                Its: President

Date: June 15, 2006                         Date: June 15, 2006
-------------------------------------------------------------------------------

                                    PAGE 35
<PAGE>

                                   EXHIBIT "A"

                       LEGAL DESCRIPTION OF REAL PROPERTY

                         Legal Description of the Land
                         -----------------------------

That part of the Northwest Quarter of Section 20, Township 30, Range 22, Ramsey
County, Minnesota, as described as follows:

Beginning at a point on the West line of said Northwest Quarter, distance
2023.23 feet South of the Northwest corner thereof; thence Easterly at right
angles a distance of 421.00 feet; thence Northerly at right angles, parallel
with said West line, a distance of 293.16 feet; thence Westerly at right angles
a distance of 421.00 feet to said West line; thence Southerly, along said West
line, a distance of 293.16 feet to the point of beginning.

Ramsey County, Minnesota
Abstract Property

                                   EXHIBIT "A"
<PAGE>

                                   EXHIBIT "B"

Recording requested by, and             |
after recording return to:              |
                                        |
_________________________               |
_________________________               |
_________________________               |
_________________________               |
                                        |
-------------------------------------------------------------------------------

                               MEMORANDUM OF LEASE

         This Memorandum of Lease is made and entered into as of ____________,
2006 by and between __________________, a _________________ ("LANDLORD") and
Resistance Technology, Incorporated, a Minnesota corporation ("TENANT") who
agree as follows:

         1. Terms and Premises. Landlord leases to Tenant and Tenant leases from
Landlord that certain real property, together with all the improvements thereon
and appurtenances thereunto belonging (the "PREMISES"), which legal description
is attached hereto and incorporated herein as EXHIBIT "A," commonly known as:

                              4400 McMenemy Street
                           Vadnais Heights, Minnesota

for an initial term of ten (10) years, commencing on July 1, 2006 and expiring
on June 30, 2016.

         2. Options to Extend. The Lease grants Tenant three, five year options
to extend the term of the Lease.

         3. Purpose of Memorandum of Lease. This Memorandum of Lease is prepared
for the purpose of recordation and does not modify the provisions of the lease
dated ____________, 2006 and entered into by and between Landlord and Tenant
(the "LEASE"). The Lease is incorporated herein by reference. If there are any
conflicts between the Lease and this Memorandum of Lease, the provisions of the
Lease shall prevail.

                     [SIGNATURES APPEAR ON FOLLOWING PAGES]

                                   EXHIBIT "B"

<PAGE>

                           [LANDLORD'S SIGNATURE PAGE]

Signed, sealed and delivered in the presence of:

Witnesses:                                      LANDLORD:

-------------------------------                 -------------------------------
First Witness
                                                By:
                                                     --------------------------
-------------------------------
Printed Name of First Witness                   Its:
                                                     --------------------------

-------------------------------                 Address:
Second Witness                                           ----------------------

                                                         ----------------------
-------------------------------
Printed Name of Second Witness

                                (ACKNOWLEDGMENT)

STATE OF ____________                       )
                                            )        SS.
COUNTY OF __________                        )

         On ____________________, 2006, before me personally appeared
________________________________________ personally known to me to be the person
who executed the foregoing instrument as the ___________________________________
of _________________, a _______________, and acknowledged to me that s/he
executed said instrument for the purposes and consideration therein expressed,
and as the act of said ___________________.

WITNESS my hand and official seal.

-------------------------------
Notary Public

                                   EXHIBIT "B"

<PAGE>

                            [TENANT'S SIGNATURE PAGE]

Witnesses:                                  TENANT:

                                            RESISTANCE TECHNOLOGY, INCORPORATED,
-------------------------------             a Minnesota corporation
First Witness

-------------------------------             By:
Printed Name of First Witness                    ------------------------------

                                            Its:
-------------------------------                  ------------------------------
Second Witness                              Address:
                                                     --------------------------
                                                     --------------------------
-------------------------------
Printed Name of Second Witness

                                (ACKNOWLEDGMENT)

STATE OF ____________                       )
                                            )        SS.
COUNTY OF __________                        )

         On ____________________, 2006, before me personally appeared
________________________________________ personally known to me to be the person
who executed the foregoing instrument as the ___________________________________
of Resistance Technology, Incorporated, a Minnesota corporation, and
acknowledged to me that s/he executed said instrument for the purposes and
consideration therein expressed, and as the act of said corporation.

WITNESS my hand and official seal.

-------------------------------
Notary Public

                                   EXHIBIT "B"

<PAGE>

                                  Exhibit A to
                               Memorandum of Lease

                         Legal Description of the Land
                         -----------------------------

That part of the Northwest Quarter of Section 20, Township 30, Range 22, Ramsey
County, Minnesota, as described as follows:

Beginning at a point on the West line of said Northwest Quarter, distance
2023.23 feet South of the Northwest corner thereof; thence Easterly at right
angles a distance of 421.00 feet; thence Northerly at right angles, parallel
with said West line, a distance of 293.16 feet; thence Westerly at right angles
a distance of 421.00 feet to said West line; thence Southerly, along said West
line, a distance of 293.16 feet to the point of beginning.

Ramsey County, Minnesota
Abstract Property

                                   EXHIBIT "B"

<PAGE>

                                   EXHIBIT "C"

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

         THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
(hereinafter referred to as the "Agreement"), made and entered into this _____
day of ____________, by and among ________________ (hereinafter referred to as
the "OWNER"), having an address of ____________________ and
______________________ (hereinafter referred to as the "LENDER"), having an
address of _______________________________ and ______________________________,
(hereinafter referred to as the "TENANT") having an address of
________________________.

                                R E C I T A L S:
                                ----------------

         A. The Owner owns or is purchasing and will own all right, title and
interest in that certain real property being, lying and situate in
________________, and more particularly described as set forth on Exhibit "A"
attached hereto and by this reference made a part hereof as (the "PROPERTY");
and

         B. Tenant is the owner and holder of a lease made by
_______________________, and assigned or to be assigned to the Owner, to the
Tenant dated _____________ (the "LEASE"), whereby the Tenant has agreed to lease
the Property (the "LEASED PREMISES"); and

         C. A mortgage and security agreement has or will be given by the Owner
to the Lender (the "MORTGAGE") for the purpose of securing a loan by Lender to
Owner, which Mortgage is secured, in part, by the Property; and

         D. It is the desire and intention of the parties hereto to subordinate
the operation of the Lease for the full term thereof to the lien and operation
of the Mortgage, so that the Mortgage shall and will become a lien upon the
Leased Premises and the Lease will be unconditionally subordinated thereto in
every manner whatsoever.

         NOW, THEREFORE, the parties hereto intending to be legally bound
hereby, for and in consideration of the mutual covenants contained herein, the
sum of Ten and No/100 Dollars ($10.00) and other good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged,
agree as follows:

1.       Recitals. All of the above Recitals are hereby incorporated herein by
         reference and are made a part hereof.

2.       Subordination. The Lease, together with all rights, options, liens and
         charges created thereby, is and shall be junior, inferior, subject and
         unconditionally subordinate in each and every respect to the lien,
         operation and effect of the Mortgage (and all other documents executed
         in conjunction with the loan transaction evidenced thereby) and to any
         and all advancements made thereunder and to any renewals,
         modifications, consolidations, replacements, additional advances,
         future advances and extensions thereof.

                                   EXHIBIT "C"
<PAGE>

3.       Non-Disturbance. The Lender does hereby agree with the Tenant that, so
         long as the Tenant complies with the terms, conditions and covenants of
         the Lease and performs its obligations under the Lease, (a) the Lender
         will take no action which will interfere with or disturb the Tenant's
         possession or lawful use of the Leased Premises or other rights under
         the Lease, and (b) in the event the Lender becomes the owner of the
         Property by foreclosure, conveyance in lieu of foreclosure or
         otherwise, the Property shall be subject to the Lease and the Lender
         shall recognize the Tenant as a tenant on the Property for the
         remainder of the term of the Lease in accordance with the provisions
         thereof; provided, however, that the Lender shall not be liable for any
         act or omission of any prior landlord, or subject to any offsets or
         defenses which the Tenant might have against any prior landlord, nor
         shall the Lender be bound by any rent or Additional Rent which the
         Tenant might have paid for more than the current month to any prior
         landlord nor shall it be bound by any amendment or modification of the
         Lease made without its written consent.

4.       Attornment. The Tenant does hereby agree with the Lender that, in the
         event the Lender becomes the owner of the Property by foreclosure,
         conveyance in lieu of foreclosure or otherwise, then the Tenant shall
         attorn to and recognize the Lender (its designees, assigns, or
         successor owner of the Property) as the landlord under the Lease for
         the remainder of the term thereof, and the Tenant shall perform and
         observe its obligations thereunder, subject only to the terms and
         conditions of said Lease. The Tenant further covenants and agrees to
         execute and deliver upon request of the Lender, or its successors or
         assigns, an appropriate agreement of attornment to any subsequent title
         holder of the Property.

5.       Notices Under Lease. So long as the Mortgage remains outstanding and
         unsatisfied, the Tenant shall deliver to the Lender, at the address and
         in the manner hereinbelow provided, a copy of all notices permitted or
         required to be given to the landlord by the Tenant under and pursuant
         to the terms and provisions of the Lease. At any time before the rights
         of the landlord shall have been forfeited or adversely affected because
         of any default of the landlord, or within the time permitted the
         landlord for curing any default under the Lease as therein provided,
         the Lender may, but shall have no obligation to, pay any taxes and
         assessments, make any repairs and improvements, make any deposits or do
         any other act or thing required of the landlord by the terms of the
         Lease; and all payments so made and all things so done and performed by
         the Lender shall be as effective to prevent the rights of the landlord
         from being forfeited or adversely affected because of any default under
         the Lease as the same would have been if done and performed by the
         landlord.

6.       Assignment of Lease. The Tenant acknowledges that the Owner may execute
         and deliver to the Lender an assignment of the Lease and any guaranty
         thereof as security for the loan which the Mortgage secures, and the
         Tenant hereby expressly consents to any such assignment and agrees to
         pay any rents under the Lease directly to Lender upon Lender's Notice
         to Tenant to make payments directly to Lender or at the direction of
         Lender. The Owner hereby authorizes and directs the Tenant (upon
         written direction to Tenant by the Lender) to pay the above sums
         directly to the Lender, or at the direction of Lender and agrees to
         hold Tenant harmless for any monies so paid directly to or at the
         direction of the Lender. Tenant agrees that neither Lender's demanding
         or receiving any such

                                   EXHIBIT "C"
<PAGE>

         payments, nor Lender exercising any other right, remedy, privilege,
         power, or immunity granted by the Mortgage (or other documents executed
         in conjunction therewith), will operate to impose any liability upon
         Lender or performance of any obligation of Owner under the Lease unless
         and until Lender elects otherwise in writing and for only such period
         (after such election by the Lender) as Lender is in possession.

7.       Estoppel. The Owner and the Tenant hereby certify to the Lender that
         the Lease is in full force and effect; that the Lease and any
         modifications and amendments specified herein or therein are a complete
         statement of the agreement between the Owner and the Tenant with
         respect to the leasing of the Premises, and the Lease has not been
         modified or amended except as specified herein; that to the knowledge
         of the Owner and the Tenant, no party to the Lease is in default
         thereunder; that no rent under the Lease has been paid more than thirty
         (30) days in advance of its due date; that the Tenant, as of this date,
         has no charge, lien or claim of offset under the Lease, or otherwise,
         against the rents or other charges due or to become due thereunder; the
         Tenant's interest in the Lease has not been conveyed, assigned,
         hypothecated or mortgaged and Tenant is not involved in any bankruptcy,
         reorganization arrangement or insolvency proceedings.

8.       Notices. Any and all notices, elections or demands permitted or
         required to be made under this Agreement shall be in writing, signed by
         the party giving such notice, election or demand and will be deemed
         delivered or made upon the earlier of actual receipt if sent by
         overnight courier or hand delivered or three (3) days after same is
         mailed by registered or certified mail, return receipt requested, with
         sufficient postage affixed, and addressed to the parties as follows:

         Lender:

         _________________________
         _________________________
         _________________________
         (___) _____________
         (___) _____________ fax
         Owner:

         _________________________
         _________________________
         _________________________
         (___) _____________
         (___) _____________ fax
         Tenant:

         _________________________
         _________________________
         _________________________
         (___) _____________
         (___) _____________ fax

                                   EXHIBIT "C"
<PAGE>

         Such addresses may be changed by notice pursuant to this paragraph; but
         notice of change of address is effective only upon receipt. Each party
         jointly and severally agrees that it will furnish the other parties
         with copies of all notices relating to the Lease.

9.       Binding Effect. This Agreement shall be binding upon all the parties
         hereto, their heirs, successors and assigns and all of those holding
         title under any of them, and the pronouns herein shall include, where
         appropriate, either gender or both, singular and plural.

10.      Non-Waiver. No indulgence, waiver, election or non-election by the
         Lender under the Mortgage or any other loan documents associated with
         the Mortgage shall affect this Agreement.

11.      Modification of Agreement. The parties hereby agree that this document
         contains the entire agreement between the parties, and this Agreement
         shall not be modified, changed, altered or amended in any way except
         through written amendments signed by all of the parties hereto.

12.      Governing Law. It is agreed that the laws of the State of Minnesota
         shall govern the construction and interpretation of this Agreement and
         the rights and obligations set forth herein.

13.      Attorneys' Fees. In the event of any legal or equitable action,
         including any appeals or bankruptcy proceedings, which may arise
         hereunder between or among the parties hereto, the prevailing party
         shall be entitled to recover its costs and its reasonable attorneys'
         fees and paralegals' fees.

14.      Severance. The invalidity or unenforceability of any portion of this
         Agreement shall not affect the remaining provisions and portions
         hereof.

15.      Exculpation. In the event the Lender or any affiliate of the Lender
         (for purposes of this paragraph the term "LENDER" shall include any
         corporation or partnership owned or controlled by the Lender) acquires
         title to the Leased Premises and succeeds to the interest of Owner
         under the Lease, then, anything in the Lease to the contrary
         notwithstanding, Lender shall have no personal liability for any
         damages resulting from its default under the terms of this Lease, and
         Tenant agrees that it shall look solely to the estate and interest of
         the Lender in the Leased Premises for the collection of any judgment
         (or other judicial process) requiring the payment of money by Lender in
         the event of any default or breach by Lender with respect to any of the
         terms, covenants and conditions of this Lease to be observed and/or
         performed by Lender, and no other assets of the Lender shall be subject
         to levy, execution or other procedures for the satisfaction of Tenant's
         remedies.

16.      Prevailing Clause. The Tenant agrees that any and all right of first
         refusal or rights to purchase, if any, to purchase any portion or all
         of the Property granted to it under the Lease is and are in all manner
         and respect unconditionally subordinate and inferior to the Mortgage
         and other Loan Documents in favor of Lender.

                                   EXHIBIT "C"
<PAGE>

         IN WITNESS WHEREOF, the parties have hereunto caused this Agreement to
be duly executed as of the day and year, first above written.

                     [SIGNATURES APPEAR ON FOLLOWING PAGES]

                                   EXHIBIT "C"
<PAGE>
                            [TENANT'S SIGNATURE PAGE]

Signed, sealed and delivered in
the presence of:

Witnesses:                                      TENANT:

-------------------------------                 -------------------------------
First Witness                                   -------------------------------
                                                -------------------------------

-------------------------------
Printed Name of First Witness
                                                By:
                                                      -------------------------
-------------------------------                 Name:
Second Witness                                  Title:

-------------------------------                 Address:
Printed Name of Second Witness                          -----------------------
                                                        -----------------------
                                                        -----------------------

                                (ACKNOWLEDGMENT)

STATE OF ____________                       )
                                            )        SS.
COUNTY OF __________                        )

         On __________________________________________, before me personally
appeared ________________________________________ personally known to me to be
the person who executed the foregoing instrument as the ________________________
of ___________________________________, a _____________________________________,
and acknowledged to me that s/he executed said instrument for the purposes and
consideration therein expressed, and as the act of said corporation.

WITNESS my hand and official seal.

-------------------------------
Notary Public

                                   EXHIBIT "C"
<PAGE>

                            [OWNER'S SIGNATURE PAGE]
Witnesses:                                      OWNER:

-------------------------------                 -------------------------------
First Witness                                   -------------------------------
                                                -------------------------------

-------------------------------
Printed Name of First Witness
                                                By:
                                                      -------------------------
-------------------------------                 Name:
Second Witness                                  Title:

-------------------------------                 Address:
Printed Name of Second Witness                          -----------------------
                                                        -----------------------
                                                        -----------------------

                                (ACKNOWLEDGMENT)

STATE OF ____________                       )
                                            )        SS.
COUNTY OF __________                        )

         On __________________________________________, before me personally
appeared ________________________________________ personally known to me to be
the person who executed the foregoing instrument as the _______________________
of _______________________, a _____________________________________, and
acknowledged to me that s/he executed said instrument for the purposes and
consideration therein expressed, and as the act of said corporation.

WITNESS my hand and official seal.

-------------------------------
Notary Public

                                   EXHIBIT "C"
<PAGE>

                            [LENDER'S SIGNATURE PAGE]
Witnesses:                                      LENDER:

-------------------------------                 -------------------------------
First Witness                                   -------------------------------
                                                -------------------------------

-------------------------------
Printed Name of First Witness
                                                By:
                                                      -------------------------
-------------------------------                 Name:
Second Witness                                  Title:

-------------------------------                 Address:
Printed Name of Second Witness                          -----------------------
                                                        -----------------------
                                                        -----------------------

                                (ACKNOWLEDGMENT)

STATE OF ____________                       )
                                            )        SS.
COUNTY OF __________                        )

         On __________________________________________, before me personally
appeared ________________________________________ personally known to me to be
the person who executed the foregoing instrument as the ________________________
of ________________________, a _____________________________________, and
acknowledged to me that s/he executed said instrument for the purposes and
consideration therein expressed, and as the act of said corporation.

WITNESS my hand and official seal.

-------------------------------
Notary Public

                                   EXHIBIT "C"

<PAGE>

                                   EXHIBIT "D"

                          FORM OF ESTOPPEL CERTIFICATE

         The undersigned hereby certifies to ______________________________ as
follows as of the date hereof:

1. The term "LEASE" as used herein refers to that certain Land and Building
Lease Agreement dated ____________________ by and between
________________________, as "LANDLORD," and ________________________, as
"TENANT," as amended or assigned by the following:

2. A true and correct copy of the Lease is attached hereto as Exhibit "A."
Pursuant to the Lease, Landlord leased to Tenant and Tenant leased from Landlord
that certain real property (the "Premises") more particularly described on
Exhibit "A" to the Lease. Except as set forth above, the Lease has not been
modified, supplemented or amended in any other way and there are no other
agreements between Landlord and Tenant concerning the Premises.

3. Tenant has accepted possession of the Premises pursuant to the terms of the
Lease. The primary term of the Lease commenced on ___________ and expires on
_____________, subject to the provisions of the Lease. Tenant has _____ (__)
options to extend the term of the Lease for _______ (__) years each.

4. Tenant has no right of first refusal or option to purchase the Premises, nor
does Tenant claim any right, title or interest in and to the Premises other than
pursuant to the Lease.

5. The minimum monthly rent base rent payable by Tenant under the Lease is
____________________ Dollars ($__________). Such minimum base rent has been paid
through _________________.

6. No security deposit has been deposited with Landlord by Tenant.

7. The Lease is valid and in full force and effect and, to the best of Tenant's
knowledge, neither Landlord nor Tenant is in default thereunder.

8. Tenant has no current claims or defenses against Landlord, nor has Tenant
asserted any current offsets against rent or other amounts payable by Tenant
under the Lease.

         Executed under seal this __________ day of ____________________.

                      [SIGNATURE APPEARS ON FOLLOWING PAGE]

                                   EXHIBIT "D"

<PAGE>

                                                TENANT:

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

                                                By:
                                                      -------------------------
                                                Name:
                                                Title:
                                                Address:
                                                        -----------------------
                                                        -----------------------
                                                        -----------------------

                                   EXHIBIT "D"

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