INDUSTRIAL SERVICES OF AMERICA INC /FL
EXHIBIT 10.27 TO FORM 10-K
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<TYPE>EX-10
<SEQUENCE>3
<FILENAME>isa10-kex1027.htm
<DESCRIPTION>EXHIBIT 10.27 TO FORM 10-K
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<title>Industrial Services of America, Inc. Exhibit 10.27 to Form 10-K</title>
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<table border="0" cellspacing="0" width="638">
    <tr>
        <td valign="top" colspan="7"><p align="center"><b><u>LEASE
        AND PURCHASE AGREEMENT</u></b></p>
        </td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;THIS
        LEASE AND PURCHASE AGREEMENT (this &quot;Agreement&quot;)
        made as of the 8<sup>th</sup> day of July, 2002, between
        PENSKE TRUCK LEASING CO., L.P., a Delaware limited
        partnership having an office at Route 10, Green Hills, P.
        0. Box 563, Reading, Pennsylvania 19603-0563
        (&quot;Landlord&quot;), and ISA INDIANA, INC., an Indiana
        corporation, having an office at 7100 Grade Lane,
        Louisville, Kentucky 40213 (&quot;Tenant&quot;).</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7"><p align="center"><b><u>RECITALS</u></b><u>:</u></p>
        </td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;A.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        is the owner of that certain parcel of approximately five
        (5) acres of land located at 1565 East 41h Street, in
        Seymour, Indiana, which property is more generally
        described on the plat attached hereto as Exhibit A and
        made a part hereof, and more particularly described on
        the metes and bounds description attached hereto as
        Exhibit B attached hereto and made a part hereof (the
        &quot;Land&quot;). The Land is improved by an
        approximately 10,000 square foot maintenance and office
        building (the &quot;Building&quot;) (the Land and
        Building are sometimes hereinafter collectively referred
        to as the &quot;Premises&quot;).</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;B.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        desires to sell to Tenant and Tenant desires to purchase
        from Landlord, the Premises, but before the parties
        consummate the purchase and sale of the Premises,
        Landlord shall lease to Tenant, and Tenant shall lease
        from Landlord, the Premises for a period of three (3)
        years in accordance with the terms of this Agreement.
        Then, upon expiration of the aforementioned term, Tenant
        shall purchase the Premises from the Landlord and
        Landlord shall sell the Premises to the Tenant upon and
        subject to the terms set forth herein.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In
        consideration of the mutual covenants and agreements
        hereinafter set forth, and with intent to be legally
        bound, Landlord and Tenant agree and covenant as follows:</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>DEMISE</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord,
        for and in consideration of the rents, covenants, and
        agreements set forth in this Agreement and to be paid,
        kept, observed, and performed by Tenant, does hereby
        lease, rent, let, and demise, unto Tenant, and Tenant
        does hereby take and hire, subject to the conditions
        hereinafter set forth, the Premises. The Premises are
        leased subject to the following:</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All
        zoning ordinances, laws, ordinances, orders, codes,
        regulations, rules or requirements of any kind or nature
        whatsoever, of any federal, state, city, county, or other
        governmental, public, or quasi-public authority, body,
        board, or agency, or any department or bureau thereof,
        now existing or hereafter created, as the same may affect
        the Premises, whether or not the same relate to, require,
        or involve any ordinary or extraordinary, structural or
        non-structural, foreseen or unforeseen, changes or
        requirements to, in or about the Premises, including
        without limitation any buildings thereon, and all
        sidewalks, driveways, parking areas, parking lots, and
        grounds or streets in front of or appurtenant to the
        foregoing (all of such zoning ordinances, laws,
        ordinances, orders, codes, regulations, rules, and
        requirements being sometimes hereinafter collectively
        called the &quot;Laws&quot;);</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All
        covenants, restrictions, reservations, liens,
        encumbrances, agreements, or easements, either of record
        or otherwise, affecting title to the Premises, and the
        existing state of title to the Premises, which Tenant has
        had an opportunity to examine and is satisfactory to
        Tenant; and</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Any
        state of facts that an accurate survey may disclose.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;TO
        HAVE AND TO HOLD the Premises, subject to those matters
        described above, for the term set forth herein, unless
        sooner terminated as hereafter provided.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>TERM</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The
        term of this Agreement (the &quot;Term&quot;) shall
        commence on July 1, 2002 (the &quot;Commencement
        Date&quot;) and shall expire at 11:59 p.m. local time on
        June 30, 2005.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;3.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>RENT</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        covenants and agrees to pay Landlord by good and
        sufficient check at the address of Landlord herein
        provided (or at such other address as Landlord may
        designate) monthly rent in the amount of Three Thousand
        and 00/100 Dollars ($3,000.00), payable in advance, on
        the first day of each month. The foregoing rent shall be
        paid to Landlord without notice or demand, and without
        abatement, deduction, setoff, reduction, counterclaim, or
        diminution. If a rent payment is mailed, it shall be
        mailed in sufficient time and with adequate postage
        thereon to be actually received by Landlord by the due
        date.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All
        sums due and owing by Tenant pursuant to the terms of
        this Agreement other than the rent specified in
        subparagraph 3(a) above are additional rent, and Landlord
        shall have all of the same rights and remedies to collect
        such additional rent as it has to collect rent.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If
        any payment of rent or additional rent is not received by
        Landlord on the date on which such payment is due, then
        Tenant shall pay Landlord, as additional rent, interest
        on the amount of such overdue payment accruing from the
        due date until the date when paid at the rate of twelve
        percent (12%) per annum. If Landlord must consult with or
        engage the services of an attorney to collect any rent or
        additional rent owed by Tenant under this Agreement or to
        otherwise enforce Landlord's rights under this Agreement,
        then Tenant shall pay Landlord, as additional rent, all
        attorneys fees incurred by Landlord.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (d) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;It is
        the intention of Landlord and Tenant that all rent
        payable under this Agreement shall be absolutely
        &quot;net&quot; to Landlord, except as to the express
        obligations of Landlord contained in this Agreement, and
        accordingly all costs, expenses, and obligations of every
        kind relating to all utilities, insurance, repairs,
        replacement, rebuilding, painting, cleaning, maintenance,
        operation, and upkeep of the Premises that are not
        specifically assumed by Landlord under this Agreement are
        deemed to be the responsibility of Tenant; and Tenant
        does hereby release and indemnify Landlord from or
        against all such costs, expenses, and obligations not
        specifically assumed by Landlord under this Agreement.
        Except as otherwise specifically assumed by Landlord in
        this Agreement, this Agreement shall not terminate nor
        shall Tenant be entitled to any abatement, deduction,
        deferment, suspension, or reduction of, or setoff,
        defense, or counterclaim against, any rent, additional
        rent, charges, or other sums payable by Tenant under this
        Agreement, it being the intention that the obligations of
        Landlord and Tenant hereunder shall be separate and
        independent covenants and agreements and that the net
        rent, additional rent, and all other charges and sums
        payable by Tenant hereunder shall continue to be payable
        in all events unless the obligation to pay same shall be
        terminated pursuant to the express provisions of this
        Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (e)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Simultaneously
        with the execution of this Agreement, Tenant has
        delivered to Landlord the sum of Twenty Five Thousand and
        00/100 Dollars ($25,000.00) (the &quot;Security
        Deposit&quot;) as security for Tenant's full and faithful
        performance of all of its obligations under this
        Agreement (including, without limitation, the obligation
        to pay rent). Tenant shall not be entitled to any
        interest on the Security Deposit, and Landlord may
        commingle the Security Deposit with its other funds. If
        Tenant shall default in the performance of any of its
        obligations under this Lease, Landlord may (but shall not
        be obligated to) apply all or any portion of the Security
        Deposit to the damages sustained by Landlord as a result
        of or to cure such default. Landlord's application of the
        Security Deposit pursuant to the preceding sentence shall
        not be construed as an agreement to limit the amount of
        Landlord's claim or as a waiver of any damage resulting
        from Tenant's default. At any time that Landlord shall
        have applied all or a portion of the Security Deposit as
        aforesaid, Tenant shall, within ten (1 0) days after a
        request by Landlord, pay Landlord a sum equal to the
        portion of the Security Deposit so applied, which sum
        shall then become part of the Security Deposit. The
        Security Deposit shall not be deemed or construed to be
        an advance payment of rent for any month during the Term.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (f)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        and Landlord agree that when &quot;Closing&quot; (as
        hereinafter defined) occurs, then at Closing the Security
        Deposit shall be credited toward the &quot;Purchase
        Price&quot; (as hereinafter defined) of the Property.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;4.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>TAXES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        shall pay to Landlord as additional rent the amount of
        all real estate taxes (including any tax imposed as a
        substitute for or supplement to presently existing real
        estate taxes), ad valorem taxes, sales taxes, assessments
        (including, without limitation, general and special
        assessments for public improvements or benefits, whether
        or not commenced or completed during the Term, whether
        special, general, ordinary, or extraordinary, and all
        sanitary and trash removal assessments), water charges,
        sewer charges, and any and all other taxes and
        assessments levied, assessed, or imposed at any time by
        any municipal, county, or state government or any other
        governmental authority or agency upon or against the
        Premises or any portion thereof, and also any tax or
        assessment levied, assessed, or imposed against the
        Premises or any portion thereof at any time by any
        governmental authority in connection with any franchise
        or the receipt of any income, rent or profit from the
        Premises to the extent the same may be in lieu of all or
        a portion of any of the aforementioned taxes or
        assessments against the Premises (all of the foregoing
        are hereinafter collectively referred to as the
        &quot;Taxes&quot;). Tenant shall pay any Taxes to
        Landlord within thirty (30) days of receipt by Tenant of
        a statement from Landlord showing the amount of such
        Taxes with appropriate supporting data. Proration of the
        payment of Taxes by Tenant shall be made when necessary
        for the first and last year of the Term. If any Taxes
        levied for the last year of the Term have not been billed
        to Landlord prior to the expiration of the Term, then
        Tenant's obligation to pay the portion of such Taxes
        applicable to the Term shall survive the expiration or
        termination of this Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;5.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>CONDITION
        OF PREMISES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        warrants that Tenant is familiar with the Premises and
        with the improvements previously placed therein by
        Landlord and/or others, and Tenant hereby accepts the
        Premises (including the Building's mechanical,
        electrical, plumbing, fire protection and HVAC systems)
        in the condition that the same may be in at the date of
        this Agreement, AS IS. All necessary modifications to the
        Building's fire protection, mechanical, electrical,
        plumbing and HVAC systems shall be by Tenant at Tenant's
        expense, with notice to Landlord.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant's
        taking possession of the Premises shall be conclusive
        evidence of Tenant's acceptance thereof in good order and
        satisfactory condition, without warranty of any kind,
        either expressed or implied, including warranties of
        habitability, tenantability and fitness for a particular
        purpose. Tenant agrees that no representations or
        promises to decorate, alter, repair or improve the
        Premises, either before or after the execution hereof,
        have been made by Landlord or its agents to Tenant or its
        agents. Tenant acknowledges that it is Tenant's
        responsibility to determine and ascertain as to whether
        Tenant's contemplated use of the Premises is in
        conformity with zoning requirements applicable to the
        Premises.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;6.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>USE</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        agrees that Tenant may use the Premises only in
        connection with its scrap and recycling business. Tenant,
        at its sole cost and expense, agrees to comply with all
        Laws.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;7.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>ASSIGNMENT
        AND SUBLETTING</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        shall not assign this Agreement or sublet the Premises,
        whether by operation of law or otherwise, without the
        prior written consent of Landlord, which consent Landlord
        may grant or deny in its sole discretion.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;8.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>REPAIRS</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        agrees, at Tenant's sole cost and expense (which cost and
        expense is additional rent), that it shall have all
        maintenance and repair obligations on and to the Premises
        (structural and non- structural), and agrees that it
        shall keep all parts of the Premises, including but not
        limited to the interior and exterior of the Building, the
        roof over the Building, and the parking lots, sidewalks
        and heating and cooling equipment in or on the Premises,
        in good order and repair, clean, sanitary and safe,
        including but not limited to the replacement of
        equipment, fixtures, floor covering and all plate glass.
        If Tenant refuses or neglects to make repairs and/or
        maintain the Premises or any part thereof in a manner
        reasonably satisfactory to Landlord, Landlord shall have
        the right (but not the obligation), upon giving Tenant
        prior notice (written), of its election to do so, to make
        such repairs or perform such maintenance on behalf of and
        for the account of Tenant. In such event, said work shall
        be paid for by Tenant, as additional rent, within ten
        (10) days after receipt of a bill therefor.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;9.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>ALTERATIONS</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Other
        than as set forth on Exhibit C attached hereto, Tenant
        shall not make any structural or mechanical alterations
        in any portion of the Premises, nor any alterations on or
        about the exterior of the Premises without notice to
        Landlord. Furthermore, Tenant shall not make any
        interior, non- structural alterations with respect to
        improvements on the Premises without notice to Landlord.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        agrees to pay promptly for any work done by Tenant or
        material furnished therefor in or about the Premises, and
        Tenant shall not permit or suffer any lien to attach to
        the Premises and shall immediately cause any such lien or
        any claim therefor, to be released upon Landlord's
        written demand. All work done by Tenant in or about the
        Premises shall comply with all Laws.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;10.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>ACCESS
        TO PREMISES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        agrees that upon giving Tenant 24 hours notice Landlord,
        its agents, employees, servants, or any person authorized
        by Landlord, may enter the Premises, during normal
        working hours on business days, for the purpose of. (a)
        inspecting the condition of same; or (b) making such
        repairs, additions or improvements thereto as Landlord
        may be required to make.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;11.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>DAMAGE
        TO PREMISES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In
        the event the Premises are hereafter damaged or destroyed
        or rendered partially untenantable for their accustomed
        uses by fire or other casualty insured under the
        insurance coverages that Tenant is required to maintain
        pursuant hereto, then Tenant shall promptly repair and/or
        restore the Premises to substantially the same condition
        in which they were immediately prior to the occurrence of
        such casualty (excluding Tenant's fixtures, trade
        fixtures, merchandise, equipment, machinery, inventory
        and other items of Tenant's personal property). This
        Agreement shall not terminate nor shall there be any
        abatement of rent or other charges or items of additional
        rent as a result of a fire or other casualty.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;12.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>INSURANCE</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant,
        at Tenant's sole cost and expense, agrees to maintain,
        during the term hereof, insurance for fire, extended
        coverage, vandalism and malicious mischief, and other
        risks as are from time to time included in standard
        extended coverage insurance, with terms and companies
        satisfactory to Landlord, insuring the Premises,
        improvements and appurtenances thereto (as well as
        Tenant's fixtures, trade fixtures, merchandise,
        equipment, machinery, inventory and other items of
        Tenant's personal property) for the full replacement
        value thereof, but in no event shall such insurance
        coverage be written for less than One Million and 00/100
        Dollars ($1,000,000.00) as to such improvements and
        appurtenances thereto. Such insurance policy or policies
        shall provide that Landlord and Tenant shall be given a
        minimum of thirty (30) days written notice by Tenant's
        insurance company or companies prior to cancellation,
        termination or modification of such insurance. Tenant
        shall provide Landlord, at such time or times as Landlord
        may require, with copies of the policies or certificates
        evidencing that said insurance is in full force and
        effect and stating the terms thereof Such insurance
        policy or policies shall cover both Tenant and Landlord
        as insureds.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant,
        at its sole cost and expense, agrees to maintain, during
        the term hereof, Broad Form Comprehensive General
        Liability insurance on the Premises, with terms and
        companies satisfactory to Landlord, with combined single
        limit coverage of not less than One Million Dollars
        ($1,000,000.00) for personal injury, bodily injury, death
        or property damage to any portion of the Premises arising
        out of any one occurrence, which insurance policy or
        policies shall provide that Landlord and Tenant shall be
        given a minimum of thirty (30) days written notice by
        Tenant's insurance company or companies prior to
        cancellation, termination or modification of such
        insurance. Tenant shall provide Landlord, at such time or
        times as Landlord may require, with copies of the
        policies or certificates evidencing that all insurance,
        which Tenant is required to maintain pursuant hereto, is
        in full force and effect and stating the terms thereof.
        All of the foregoing insurance to be maintained by Tenant
        shall name Landlord as an additional insured.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        hereby waives any rights of action against Landlord for
        loss or damage covered by any insurance hereunder, and
        Tenant shall obtain a waiver from the carrier providing
        such insurance releasing all of such carrier's
        subrogation rights against Landlord.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;13.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>DISCLAIMER
        OF LIABILITY</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        shall not be liable for any damage to Tenant's property,
        nor for loss of or damage to Tenant's property by theft
        or otherwise, nor any injury or damage to persons or
        property resulting from any cause, except Tenant shall
        not be responsible for any negligence or willful act of
        Landlord or its agents, employees, or contractors.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;14.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>SUBORDINATION</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This
        Agreement and all rights of Tenant are and shall be
        subject and subordinate to all mortgages which may now or
        hereafter affect the fee title to the Premises and to any
        modifications, renewals, extensions or replacements
        thereof. Tenant shall, upon demand, at any time or times
        execute, acknowledge and deliver to Landlord, without
        expense to Tenant, any and all instruments that may be
        necessary or proper to subordinate this Agreement and all
        rights hereunder of any mortgage and each such renewal,
        modification, consolidation, replacement and extension.
        All insurance policies to be maintained by Tenant
        hereunder shall insure the holder of any mortgages
        affecting fee title to the Premises under a standard
        mortgagee clause.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;15.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>INDEMNITY</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        releases, and hereby indemnifies, defends and holds
        harmless Landlord and its partners and their respective
        directors, officers, employees, agents, attorneys,
        successors, and assigns from and against any and all
        claims, actions, damages, liability and expense,
        including, but not limited to, attorneys and other
        professional fees, in connection with loss of life,
        personal injury and/or damage to property arising from or
        out of the occupancy or use by Tenant of the Premises or
        any part thereof occasioned wholly or in part by any act
        or omission of Tenant, its officers, agents, contractors,
        or employees. Notwithstanding anything contained herein
        to the contrary, Tenant shall not be responsible for any
        negligence or willful act of Landlord or its agents,
        employees, or contractors.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;16.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>UTILITIES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        shall pay (as additional rent) all charges for or in any
        way related to all public or private utilities, including
        but not limited to the hook-up, furnishing, consumption,
        maintenance, and installation of water, water pressure,
        gas, fuel, light, heat, power, electricity, telephone,
        sewage service, sanitary charges, security protection,
        trash removal, and any other service or services
        furnished to or serving the Premises during the Term
        (hereinafter collectively referred to as the
        &quot;Utilities&quot;). Tenant agrees to accept mains,
        conduits, and other facilities providing the Utilities to
        the Premises, in their current condition.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;17.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>EMINENT
        DOMAIN</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If
        any part of the Premises shall be taken or condemned for
        any public use by any legally constituted authority by
        right of eminent domain and if a part thereof remains
        that is suitable for the full conduct of Tenant's
        business, this Agreement as to the part to be taken shall
        terminate as of the date title shall vest in the
        condemnor, and the rent payable hereunder shall be
        adjusted to an amount which is the product of the rent
        times a fraction, the numerator of which is the fair
        market value of the entire Premises immediately after
        such taking, and the denominator of which is the fair
        market value of the Premises immediately prior to such
        taking. If in Tenant's sole reasonable judgment, the
        aforesaid taking renders the remainder of the Premises
        unsuitable for Tenant's permitted use, Tenant may
        terminate this Agreement as of the date when Tenant is
        required to yield possession, by giving Landlord notice
        to that effect within thirty (30) days after such
        possession is so yielded.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If
        all or substantially all of the Premises are taken or
        condemned, this Agreement shall terminate and both
        Landlord and Tenant shall thereupon be released from any
        liability thereafter accruing hereunder. Landlord shall
        thereupon be entitled to the entire award or compensation
        in such condemnation proceedings, but nothing contained
        herein shall be deemed to affect Tenant's right, if any,
        to receive compensation or damages with respect to its
        fixtures (to the extent such fixtures are included in
        such award or compensation) and Tenant's relocation
        expenses.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;18.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>DEFAULTS
        BY TENANT</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;The
        occurrence of any of the following shall constitute a
        default and breach of this Agreement by Tenant:</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">(1)</td>
        <td valign="top" colspan="2" width="76%">Tenant shall
        default in the payment of any installment of rent,
        additional rent or any other payment required to be made
        by Tenant hereunder, and the default shall continue for
        ten (I 0) days after the date when the same was due;
        and/or</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">&nbsp;</td>
        <td valign="top" colspan="2" width="76%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">(2)</td>
        <td valign="top" colspan="2" width="76%">The abandonment
        or vacation of the Premises by Tenant; and/or</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">&nbsp;</td>
        <td valign="top" colspan="2" width="76%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">(3)</td>
        <td valign="top" colspan="2" width="76%">The failure by
        Tenant to observe and perform any other provision of this
        Agreement to be observed or performed by Tenant, where
        such failure continues for thirty (30) days after written
        notice thereof by Landlord to Tenant; provided however,
        that if the nature of such default is such that the same
        cannot reasonably be cured within such thirty (30) day
        period, Tenant shall not be deemed to be in default if
        Tenant shall, within such period, commence such cure and
        thereafter diligently prosecute the same to completion;
        and/or</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">&nbsp;</td>
        <td valign="top" colspan="2" width="76%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="3" width="8%">(4)</td>
        <td valign="top" colspan="2" width="76%">The making by
        Tenant of any general assignment for the benefit of
        creditors; the filing by or against Tenant (or any
        guarantor of Tenant) of a petition to have Tenant
        adjudged a bankrupt or of a petition for reorganization
        or arrangement under any law relating to bankruptcy
        (unless, in the case of a petition filed against Tenant,
        the same is dismissed within sixty (60) days); the
        appointment of a trustee or receiver to take possession
        of substantially all of Tenant's assets located at the
        Premises or of Tenant's interest in this Agreement, where
        possession is not restored to Tenant within forty-five
        (45) days; or the attachment, execution or other judicial
        seizure or non-judicial repossession of substantially all
        of Tenant's assets located at the Premises or of Tenant's
        interest in this Agreement, where such seizure or
        repossession, as the case may be, is not discharged
        within forty-five (45) days; or any Tenant, guarantor of
        Tenant, sublessee or assignee with respect to this
        Agreement shall die or, in the case of corporations,
        shall have its corporate existence terminated.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In
        the event of any such default by Tenant, then in addition
        to any other remedies available to Landlord at law or in
        equity, Landlord shall have the immediate option to
        terminate this Agreement and all rights of Tenant
        hereunder by giving written notice of such intention to
        terminate.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In
        the event of any such default by Tenant, Landlord shall
        also have the right to re-enter the Premises and remove
        all persons and property from the Premises. Such property
        may be removed and stored in a public warehouse or
        elsewhere at the cost of and for the account of Tenant.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (d) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In
        the event of the vacation or abandonment of the Premises
        by Tenant or in the event that Landlord shall elect to
        re-enter as provided in paragraph (c) above or shall take
        possession of the Premises pursuant to legal proceedings
        or pursuant to any notice provided by law, and if
        Landlord does not elect to terminate this Agreement as
        provided in paragraph (b) above, then Landlord may from
        time to time, without terminating this Agreement, either
        recover all rental as it becomes due or relet the
        Premises or any parts thereof for such term or terms and
        at such rental or rentals and upon such other terms and
        conditions as Landlord in its sole discretion may deem
        advisable, with the right to make alterations and repairs
        to the Premises. Tenant acknowledges that in the event of
        its vacation or abandonment of the Premises or in the
        event Landlord shall re-enter the Premises after any
        other default or breach by Tenant, Landlord shall have no
        obligation to actively seek a suitable substitute Tenant
        or Tenants, but rather such shall be the sole obligation
        of Tenant.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (e) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;In
        the event that Landlord shall elect to so relet, then
        rentals received by Landlord from such reletting shall be
        applied; first, to the payment of any indebtedness other
        than rent due hereunder from Tenant to Landlord; second,
        to the payment of any cost of such reletting; third, to
        the payment of the cost of any alterations and repairs to
        the Premises; fourth, to the payment of rent and
        additional rent due and unpaid hereunder; and the
        residue, if any, shall be held by Landlord and applied in
        payment of future rent and additional rent as the same
        may become due and payable hereunder. Should that portion
        of such rentals received from such reletting during any
        month, which is applied to the payment of rent hereunder,
        be less than the rent payable during that month by Tenant
        hereunder, then Tenant shall pay such deficiency to
        Landlord within ten (10) days after Landlord shall bill
        Tenant for same. Such deficiency shall be calculated and
        paid monthly. Tenant shall also pay to Landlord, as soon
        as ascertained, any costs and expense incurred by
        Landlord in such reletting or in making such alterations
        and repairs not covered by the rentals received from such
        reletting of the Premises.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (f) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;No
        re-entry or taking possession of the Premises by Landlord
        pursuant to paragraphs (c) or (d) of this Article shall
        be construed as either an acceptance of surrender or an
        election to terminate this Agreement nor shall it cause a
        forfeiture of rents or other charges remaining to be paid
        during the balance of the Term, unless a written notice
        of such intention be given to Tenant or unless the
        termination thereof be decreed by a court of competent
        jurisdiction. Notwithstanding any reletting without
        termination by Landlord because of any default by Tenant,
        Landlord may at any time after such default elect to
        terminate this Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;19.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>REMEDIES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;All
        rights and remedies of Landlord herein created or
        otherwise available at law or in equity are cumulative,
        and the exercise of one or more rights or remedies shall
        not be taken to exclude or waive the right to exercise of
        any other. Failure of Landlord to exercise any or all
        rights under this Agreement shall not be deemed a waiver
        of any subsequent breach or default of Tenant.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;20.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>SURRENDER
        OF PREMISES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7"><p align="center">-
        Intentionally Omitted &#150;</p>
        </td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;21.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>LEASE
        STATUS</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;At
        any time and from time to time, Tenant will execute,
        acknowledge and deliver to Landlord an instrument
        prepared by Landlord, stating if the same be true, that
        this Agreement is a true and exact copy of the Agreement
        between the parties hereto, that there are no amendments
        hereof (or stating what amendments there may be), that
        the same is then in full force and effect and that there
        are then no offsets, defenses or counterclaims with
        respect to the payment of rent reserved hereunder or in
        the performance of the other terms and conditions hereof
        on the part of Tenant to be performed, and that Tenant at
        the time has no knowledge of any facts or circumstances
        which it might reasonably believe would give rise to a
        default by either party. Notwithstanding anything to the
        contrary contained herein, without relieving Tenant of
        its obligations under this Paragraph, Tenant's failure to
        execute, acknowledge and deliver to Landlord such
        instrument within ten (I 0) days after written demand
        shall constitute the acknowledgment of Tenant that all
        matters set forth in such instrument are true and
        correct.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;22.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>NOTICES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Any
        notice given pursuant to this Agreement shall be valid
        only if given in writing, and shall be deemed
        sufficiently given if given by registered or certified
        mail to Landlord and Tenant at the respective addresses
        first above written, and, further, if to Landlord,
        addressed to the attention of Vice President -
        Administration and Facilities. Any such notice shall be
        deemed to have been given on the earlier to occur of (a)
        the date it is received by the addressee, or (b) three
        (3) business days after it is deposited in the U.S. mail
        (via Express U.S. Mail), postage prepaid, properly
        addressed to the addressee.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;23.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>ENVIRONMENTAL
        MATTERS</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;As
        used herein, the term &quot;Hazardous Substance&quot;
        means any hazardous or toxic substance, material, or
        waste, including but not limited to those substances,
        materials, and wastes listed on the United States
        Department of Transportation Hazardous Materials Table
        (49 CFR 172.101) or by the Environmental Protection
        Agency as hazardous substances (40 CFR Part 302) and
        amendments thereto, or such substances, materials, and
        wastes that are or become regulated under any applicable
        local, state, or Federal law, including but not limited
        to any material, waste, or substance that is (i)
        petroleum, (ii) asbestos, (iii) polychlorinated
        biphenyls, (iv) designated as a &quot;hazardous
        substance&quot; pursuant to Section 311 of the Clean
        Water Act, 33 U.S.C. Section 1251, et seq. (33 U.S.C. Section 1321)
        or listed pursuant to Section 307 of the Clean Water Act
        (33 U.S.C. Section 1317), (v) defined as a &quot;hazardous
        waste&quot; pursuant to Section 1004 of the Resource
        Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq.
        (42 U.S.C. Section 9203), or (vi) defined as a &quot;hazardous
        substance&quot; pursuant to Section 101 of the
        Comprehensive Environmental Response, Compensation, and
        Liability Act, 42 U.S.C. Section 9601, et seq. (42 U.S.C.
        Section 9601).</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        shall not use, or permit the use of, the Premises in any
        manner that violates any applicable federal, state, or
        local law, regulation, or ordinance now or hereafter in
        force, including (but not limited to) any law,
        regulation, or ordinance pertaining to air or water
        quality or emissions; the handling, transportation,
        storage, treatment, usage, or disposal of Hazardous
        Substances; or any other environmental matters.
        Compliance with the obligations of this Section 23(b)
        shall be at Tenant's sole cost and expense.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        shall immediately notify Landlord of any spills,
        releases, or discharges of Hazardous Substances in, on,
        under, or from the Premises, or of any other potential
        failures of Tenant to comply with applicable
        environmental laws, regulations, or ordinances, and of
        any inspections, notices, orders, fines, or
        communications originating from any environmental
        department, agency, or authority.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (d)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        and its officers, employees, contractors, or agents shall
        have the right, but not the obligation, to inspect the
        Premises (including Tenant's records relating to
        environmental compliance) and to conduct sampling or
        tests necessary to verify Tenant's compliance with
        applicable environmental laws, regulations, and
        ordinances and the terms of this Lease. If Tenant is
        found to be in violation of this Agreement or any
        environmental law, regulation, or ordinance, or if
        environmental contamination is discovered, Tenant shall
        be responsible for all costs associated with such
        contamination or non-compliance.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (e)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Tenant
        hereby defends, indemnifies, protects, and holds harmless
        Landlord and its partners and their respective directors,
        officers, employees, agents, attorneys, successors, and
        assigns from and against any and all claims, liabilities,
        penalties, fines, judgments, forfeitures, losses, costs,
        or expenses (including attorney's fees, consultants'
        fees, and expert fees) for the death of or injury to any
        person or damage to any property whatsoever, arising from
        or caused in whole or in part, directly or indirectly, by
        (i) the presence in, on, under, or about the Premises, or
        any discharge or release in or from the Premises, of any
        Hazardous Substance, or (ii) Tenant's failure to comply
        with any Hazardous Substance law. Tenant's indemnity
        obligation created by this Section 23(e) shall include,
        without limitation, and whether foreseeable or
        unforeseeable, any and all costs incurred in connection
        with any site investigation to determine the presence or
        extent of any contamination, and any and all costs for
        repair, cleanup, removal, remediation, detoxification, or
        decontamination, or other remedial action on the
        Premises, whether or not it is required by any regulatory
        agency. The indemnification provision of this Section
        23(e) shall survive the expiration or earlier termination
        of this Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (f)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        and Tenant acknowledge the existence of two (2) 20,000
        gallon underground fuel storage tanks, one 1, 5 00 gallon
        above-ground petroleum storage tank, and one 500 gallon
        waste oil storage tank, located on the Property (such
        tanks, fuel island and corresponding tank systems being
        referred to collectively as the &quot;Tanks&quot;). It is
        specifically understood and agreed that effective as of
        the Commencement Date of this Agreement, Landlord shall
        sell to Tenant and Tenant shall purchase from Landlord,
        the Tanks AS-IS, WHERE-IS, WITH ALL FAULTS, without any
        warranties of any kind regarding the condition of the
        Tanks or their use. Tenant agrees that upon the purchase
        and sale of the Tanks, Tenant shall execute and return to
        Landlord all documents necessary to transfer ownership of
        the Tanks to Tenant, and to register the Tank (in Buyer's
        name) with the appropriate state and/or federal
        governmental authorities. The forms necessary to
        accomplish such purchase and sale, transfer and
        registration shall be substantially in the form as the
        documents attached hereto as <u>Exhibit D</u> (Bill of
        Sale) and <u>Exhibit E</u> (Tank Transfer and
        Registration Forms), respectively. Landlord and Tenant
        agree that Landlord shall be responsible, at Tenant's
        expense, for filing such forms with such appropriate
        governmental authorities.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (g)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Furthermore,
        Tenant agrees that it shall indemnify, defend, protect
        and hold harmless Landlord and its partners and their
        respective partners, directors, officers, employees,
        agents, attorneys, successors, and assigns, from and
        against any and all claims, liabilities, penalties,
        fines, judgments, forfeitures, losses, costs, or expenses
        (including reasonable attorneys' fees, consultants fees,
        and expert fees) arising from or caused in whole or in
        part, directly or indirectly, from the use and operation
        of the Tanks after the Commencement Date and any and all
        costs incurred in connection with any site investigation
        and any and all costs for repair, cleanup, detoxification
        or decontamination, or other remedial action of the
        Premises.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;24.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>PURCHASE
        OF PREMISES</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Purchase
        Obligation</u>. Landlord and Tenant agree that upon the
        expiration of the Term, Tenant shall be obligated to
        purchase the Premises from Landlord, and Landlord shall
        be obligated to sell the Premises to Tenant, for the
        &quot;Purchase Price&quot; (as defined below), and upon
        and subject to the specific terms and procedures
        established in this Section 24.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Time
        of Closing. </u>Tenant and Landlord agree that both
        parties shall consummate the purchase and sale of the
        Premises no later than July 15, 2005, at a closing (the
        &quot;Closing&quot;) held at a location within the
        Seymour, Indiana area during normal business hours on or
        before July 15, 2005, which day shall not be a Saturday,
        Sunday, or Federal holiday. The exact date, time, and
        location of Closing shall be agreed to by the parties no
        later than five (5) days prior to Closing. If Landlord
        and Tenant fail to agree upon a specific date, time, and
        place for Closing, then Closing shall be held at 10:00
        a.m. local time on July 15, 2005, in LandAmerica
        Financial Group, Inc.'s, or its representatives' (the
        &quot;Title Company&quot;), local offices.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Purchase
        Price. </u>The purchase price for the Premises shall be
        Four Hundred Twenty-Five Thousand and 00/100 Dollars
        ($425,000.00) (the &quot;Purchase Price&quot;). The
        Purchase Price, after due credit for the Security
        Deposit, shall be paid by Buyer to Seller at Closing in
        cash or by wired funds to an account designated by Seller
        in writing.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (d) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Deed</u>.
        At Closing, Seller shall execute, acknowledge, and
        deliver to Buyer a Special Warranty Deed for the entire
        fee simple interest in the Premises (the
        &quot;Deed&quot;). Buyer and Seller agree that the Deed
        shall contain the following restriction and covenant and
        agree that such restriction and covenant shall ran with
        the land:</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" width="7%">&nbsp;</td>
        <td valign="top" colspan="6" width="93%">&quot;Neither
        the [Property] nor any portion thereof shall be used as,
        and Grantee specifically covenants with Grantor not to
        directly or indirectly use the [Property] or any portion
        thereof, as or to permit the [Property] or any portion
        thereof to be used as a full service vehicle leasing
        and/or a commercial or consumer vehicle rental facility,
        in any case by Grantee or its successors or assigns, or
        by any of their respective tenants, employees,
        affiliates, or independent contractors, or any of their
        respective successors or assigns, for a period of seven
        (7) years from the date of this Deed, at which time
        (provided Grantee is not then in breach of such
        restriction) such restriction shall terminate and be of
        no further effect.</td>
    </tr>
    <tr>
        <td valign="top" width="7%">&nbsp;</td>
        <td valign="top" colspan="6" width="93%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This
        restriction and covenant is made for the benefit of
        Grantor, its successors, and assigns. Grantor and its
        successors and assigns are specifically given the right
        to enforce the foregoing restriction and covenant by
        injunction or other legal or equitable proceeding, and to
        recover damages (including without limitation reasonable
        attorneys' fees) resulting from any violation hereof If,
        for any reason, any part of the foregoing restriction
        shall be held to be invalid, illegal or unenforceable in
        any respect, such invalidity, illegality or
        unenforceability shall not affect any other portion of
        this restriction not so held invalid, illegal or
        unenforceable, and each other portion of this restriction
        shall to the fullest extent consistent with law continue
        in full force and effect.&quot;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (e) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Title</u>.
        At Closing, Landlord shall convey to Tenant a good and
        marketable fee simple title to the Premises; such title
        shall be such as would be insurable by any reputable
        title insurance company authorized to issue title
        insurance in the State of Indiana, at its usual rates.
        Title to the Premises shall be free of all liens,
        encumbrances, mortgages, and easements, except for the
        following:</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="3" width="16%">&nbsp;</td>
        <td valign="top" colspan="2" width="8%">(i)</td>
        <td valign="top" colspan="2" width="76%">Liens for taxes
        not yet due and payable; and</td>
    </tr>
    <tr>
        <td valign="top" colspan="3" width="16%">&nbsp;</td>
        <td valign="top" colspan="2" width="8%">&nbsp;</td>
        <td valign="top" colspan="2" width="76%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="3" width="16%">&nbsp;</td>
        <td valign="top" colspan="2" width="8%">(ii)</td>
        <td valign="top" colspan="2" width="76%">Existing
        building restrictions, ordinances, easements and rights
        of utility service companies, and other easements of
        record, provided that none of the foregoing adversely
        affects Tenant's use and enjoyment of the Premises.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;At
        Closing, Landlord agrees to execute such affidavits,
        certificates, or other instruments reasonably requested
        by the Title Company in connection with its issuance of a
        title insurance policy to Tenant covering the Premises.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (f) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Deliveries
        at Closing.</u> At Closing, Tenant shall pay the Purchase
        Price to Landlord in cash, by certified or title company
        check, or by wire transfer of funds to an account
        designated by Landlord in writing. Upon payment of the
        Purchase Price, Landlord shall execute, acknowledge, and
        deliver the following:</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="2" width="7%">(i)</td>
        <td valign="top" colspan="3" width="78%">The Deed;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="2" width="7%">&nbsp;</td>
        <td valign="top" colspan="3" width="78%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="2" width="15%">&nbsp;</td>
        <td valign="top" colspan="2" width="7%">(ii)</td>
        <td valign="top" colspan="3" width="78%">Any affidavit,
        certification, or other instrument described in the last
        sentence of paragraph (e) above;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (iii) &nbsp;&nbsp;&nbsp;&nbsp;The release of any
        mortgage, deed of trust, or other lien on the Premises
        securing an obligation to pay money;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (iv) &nbsp;&nbsp;&nbsp;An affidavit, in form and content
        reasonably acceptable to Tenant and its title insurance
        company, that Landlord is not a &quot;foreign
        person&quot; as defined in Section 1445 of the Internal
        Revenue Code of 1986, as amended; and</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (v) &nbsp;&nbsp;&nbsp;&nbsp;Such other documents not
        inconsistent with the provisions of this Section 24 as
        Tenant may reasonably request.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Upon
        Closing, the Term of this Agreement shall automatically
        terminate. All of the representations, warranties, and
        indemnities set forth in this Agreement shall survive
        Closing and shall not merge into the deed for the
        Premises.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (g) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Adjustments
        at Closing. </u>At Closing, all real estate and ad
        valorem taxes, utilities, and water and sewer charges
        shall, to the extent not paid by Tenant under this
        Agreement, be apportioned and prorated between the
        parties at Closing. All transfer and recordation taxes
        imposed upon the sale of the Premises and/or the
        recordation of the deed therefor shall be paid one-half
        (1/2) by Landlord and one-half (1/2) by Tenant. All title
        examination fees and title insurance premiums shall be
        paid by Tenant.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (h) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>Default
        in the Purchase and Sale of the Property .</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (1)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Default
        by Landlord - In respect to the purchase and sale of the
        Property pursuant to this Section 24, if Landlord shall
        fail or refuse to consummate Closing for any reason other
        than Tenant's default in the performance of its
        obligations under this Section 24, then Tenant shall have
        the option to extend the Term for sixty (60) months,
        commencing July 1, 2005, and ending (unless sooner
        terminated pursuant to the provisions hereof) at 11: 59
        p.m. local time on June 30, 2010 (the &quot;Extended
        Term&quot;). Tenant shall exercise its option to extend
        the Term as provided above by giving Landlord written
        notice of its election to extend this Lease no later than
        thirty (30) days after Landlord's default hereunder. All
        of the terms and conditions of this Lease shall apply to
        the Extended Term (including monthly rent of $3,000,
        payable in advance, on the first day of each month). All
        references in this Lease to the &quot;Term&quot; shall be
        deemed to include the initial Term and the Extended Term,
        unless the context indicates otherwise. Tenant shall also
        have the right, as its sole remedies (other than the
        option to extend set forth above), (a) to maintain an
        action for specific performance or (b) to terminate this
        Agreement upon written notice to Seller and Escrow Agent
        and obtain a full refund of the Security Deposit from
        Landlord, and enforce Landlord's obligation to pay Tenant
        the fair market value of any improvements made by Tenant
        during the Term, and to maintain an action for actual
        damages incurred by Tenant as a result of Landlord's
        default. In no event shall Tenant have the right to
        recover any indirect, special, or consequential damages
        from Landlord.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (2)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Default
        by Tenant - In respect to the purchase and sale of the
        Property pursuant to this Section 24, if Tenant shall
        fail to consummate Closing for any reason other than
        Landlord's default in the performance of its obligations
        under this Section 24, then Landlord shall have the
        right, as its sole remedies, (a) to terminate this
        Agreement upon written notice to Tenant and retain the
        Security Deposit, and (b) to maintain an action for
        damages incurred by Landlord as a result of Tenant's
        default. In no event shall Landlord have the right to
        maintain an action for specific performance of this
        Agreement, or to recover any indirect, special, or
        consequential damages from Tenant. Notwithstanding these
        provisions, in the event Tenant fails to close as a
        result of its inability to obtain financing from a third
        party lender, then Landlord's sole remedy shall be to
        terminate this Agreement and retain the Security Deposit.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;25.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>BROKERS</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Landlord
        and Tenant each represent and warrant to the other that
        it has not dealt with any broker, realtor, or agent in
        connection with this Agreement, other than GMH Capital
        Partners Commercial Realty Services, LP, and Greemann
        Real Estate Company (collectively, the &quot;Brokers').
        Landlord represents that it shall be responsible for all
        of the Brokers' commission earned in connection with this
        Agreement. Each party shall indemnify and hold harmless
        the other from and against any and all claims for a
        commission or other compensation and other loss,
        liability, claim, cost, damage, or expense (including
        without limitation reasonable attorney's fees) asserted
        by any other broker, realtor, or agent with whom the
        indemnifying party has dealt in violation of the
        foregoing warranty.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;26.
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;<u>MISCELLANEOUS</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (a) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This
        Agreement embodies and constitutes the entire
        understanding between the parties hereto with respect to
        the transactions contemplated herein, and all prior or
        contemporaneous agreements, understandings,
        representations, and statements, oral or written, are
        merged into this Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (b) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This
        Agreement shall be governed by, and construed in
        accordance with, the laws of the State of Indiana.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (c)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Descriptive
        headings provided in this Agreement are for convenience
        only and shall not control or affect the meaning or
        construction of any provision of this Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (d) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;This
        Agreement shall be binding upon and shall inure to the
        benefit of Landlord, its successors, and assigns. This
        Agreement shall be binding upon and shall inure to the
        benefit of Tenant and its successors, and only those
        assigns and sublessees of Tenant to whom assignment or
        subletting is permitted pursuant to the terms of this
        Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (e)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Whenever
        the context of this Agreement shall so require, the
        singular shall include the plural, the male gender shall
        include the female gender and the neuter and vice versa.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (f) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;If
        any one or more of the provisions contained in this
        Agreement shall for any reason be held to be invalid,
        illegal, or unenforceable in any respect, such
        invalidity, illegality, or unenforceability shall not
        affect any other provision hereof, and this Agreement
        shall be construed as if such invalid, illegal, or
        unenforceable provision had never been contained herein
        unless to do so would materially alter the benefits and
        burdens the parties hereto have bargained for.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (g) &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Time
        is of the essence of this Agreement.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
        (h)
        &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Simultaneously
        with the execution of this Agreement, Landlord and Tenant
        shall execute and acknowledge three (3) originals of the
        Memorandum of Lease (the &quot;Memorandum&quot;) attached
        hereto as part hereof and labeled Exhibit F. Landlord and
        Tenant shall each retain one original of the Memorandum,
        and the third original of the Memorandum shall be
        recorded (at Tenant's expense) in the appropriate
        recording office in the county in which the Premises is
        located.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;IN
        WITNESS WHEREOF, and with intent to be legally bound
        hereby, the parties have hereto set their hands and seals
        as of the day and date first above written, and are
        authorized to execute on behalf of that party.</td>
    </tr>
    <tr>
        <td valign="top" colspan="7">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">PENSKE TRUCK LEASING CO.,
        L.P.,</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">Landlord</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">By:&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Penske
        Truck Leasing Corporation,</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;General
        Partner</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">ATTEST:</td>
        <td valign="top" width="50%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%"><u>/s/ David J.
        Battisti&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</u></td>
        <td valign="top" width="50%">By: <u>/s/ Marc E.
        Althen&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;David
        J. Battisti</td>
        <td valign="top" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Marc
        E. Althen</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Assistant
        Secretary</td>
        <td valign="top" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Vice
        President -- Administration and</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Facilities</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">ISA INDIANA, INC.</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">ATTEST:</td>
        <td valign="top" width="50%">Tenant</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;</td>
        <td valign="top" width="50%">&nbsp;</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%"><u>/s/ V. David
        Lee&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</u></td>
        <td valign="top" width="50%">By: <u>/s/ Harry
        Kletter&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</u></td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;V.
        David Lee</td>
        <td valign="top" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Harry
        Kletter, President</td>
    </tr>
    <tr>
        <td valign="top" colspan="6" width="50%">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;General
        Counsel</td>
        <td valign="top" width="50%">&nbsp;</td>
    </tr>
</table>
</center></div>

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