THIS LEASE AGREEMENT ("Lease"), made as of the ______ day of May, 1999, by and between Treetops
of Jacksonville, L.C., whose address is 2700 N.W. 43rd Street, Suite D, Gainesville, Florida 32606 ("Lessor"),
and Universal Beverages, Inc., whose address is 7563 Philips Highway, The Treetops Park, Waterside Building,
Suite ____, Jacksonville, Florida 32256 ("Lessee").
The Lessor hereby leases and rents unto the Lessee and the Lessee hereby hires and takes from the Lessor the
following described property ("Leased Premises"), to wit:
Space designated as Suite comprising approximately 2,000 square feet, as shown on Exhibit A attached hereto
to be improved pursuant to the office layout plan as shown in Exhibit B and made a part hereof, located at 7563
Philips Highway, Waterside Building, Suite 110, Jacksonville, Florida 32256, such building and any other building
forming a part of the office complex and related facilities owned by the Lessor being herein referred to as the
"Project" located in the County of Duval, State of Florida.
Lessee to have and to hold above described premises for a term of 12 months, commencing 6/1/99, and ending
on 5/31/00, on the terms and conditions set forth herein.
(a) Base Rent. Lessee hereby covenants and agrees to pay as monthly base rent:
in lawful United States currency, together with any and all sales use taxes levied upon the use and occupancy of
the Leased Premises in advance and beginning on the commencement date of this Lease and on the first day of
each and every month thereafter throughout the term of this Lease as follows, Rent shall be paid to Lessor
without set off or deduction. In order to defray the additional expenses involved in collecting and handling
delinquent payments, Lessee shall pay on demand in addition to any rent due hereunder a later charge equal to
the lesser of 10% of the base monthly rent or One Hundred Fifty Dollars and no/100 ($150.00) when any
installment of rent is past due m