Exhibit 10.1

COMMERCIAL LEASE
(Net Lease 11)

PARTIES A-PARTIES:

THIS LEASE made and entered into this 31 st of May, 1996, by and
between Angora Columbia Enterprises, a corporation, having an
office at c/o Wilson/Kibler, Inc., P. 0, Box 11312, Columbia,
South Carolina 29211, hereinafter called "Landlord", and General
Parcel Service, having an office at 2155 W. Landstreet Road,
Orlando, Florida 32824, hereinafter called "Tenant".

		WITNESSETH

In consideration of the covenants and agreements of the
respective parties herein contained, the parties
hereto, for themselves, their heirs, successors, distributees,
executors, administrators, legal representatives and permitted
assigns, do hereby agree as follows:

PREMISES B- DEMISED PREMISES:

Landlord by these presents does hereby demise and let unto
Tenant, and Tenant hereby leases and bites from Landlord, all
those certain premises, together with the buildings and other
improvements thereon, for the term and upon the rental and the
covenants and agreements of the respective parties herein set
forth. Said premises are situate, lying and being in the State
of South Carolina, County of Richland, City of Columbia,
(hereinafter the "Demised Premises"), and more fully described
as follows:

The rear left hand portion of the building located at 500
Rivermont Drive, Columbia, South Carolina, containing
approximately 6,600 square feet of warehouse

TERM C- TERM AND DELIVERY OF PREMISES:

The initial term of this lease shall commence on the lst of
July, 1996, (the commencement date) and shall end at noon on the
30th of June, 1999.

The lease term shall automatically renew on a month-to-month
basis under the ten-ns and conditions hereof except rent which
shall be one and one half times the prior month's rent, unless
notice is given by either party thirty (30) days prior to the
expiration of this term.

RENT D- RENT:

1.  Rent: Tenant covenants and agrees to pay as rental to
Landlord the annual sum of Twenty Six Thousand Four Hundred and
00/100 ($26,400.00) Dollars, said sum to be in lawful money of
the United States, payable in equal monthly installments of Two
Thousand Two Hundred and 00/100 ($2,200.00) Dollars.  Said
rental shall be payable monthly in advance to the office of
Wilson/Kibler, Inc., Agents for Landlord.  Rent is due on the
first day of each month and shall not be withheld for any reason
whatsoever.  In the event Tenant shall fail to pay each rental
on the due date, a late charge of two (21%) percent of the
monthly rental, compounded monthly with a minimum of Twenty Five
and No/100 ($25.00) Dollars per month, shall be added to the
rental and paid to Landlord for each such late payment, and the
same shall be treated as additional rent.

2.  Rental Adjustment: The annual rent shall be increased during
the original and any extension or renewal term hereof in direct
proportion to the percentage increase in the level of the
Consumer Price Index, All Urban Consumer, U.S. City Average, All
Items (1982-84 = 100) published monthly by the United States
Department of Labor Statistics (hereinafter "index"), or the
successor or substitute index therefor, as published during the
month preceding the month just prior to the commencement of the
term hereof (hereinafter "base month").  The level of the index
as published during the next to last month of the first year (or
subsequent year, if appropriate) of the term hereof shall be
compared with the level of the index as published during the
base month, and if such comparison evidences an increase in the
index the annual rental for the subject lease year shall be
increased by the percentage increase in the index and shall be
paid in a lump sum at the same time as the monthly rental for
the first month of the succeeding lease year of the term hereof.

The monthly rental for the succeeding lease year of the term
hereof shall be increased by an amount equal to one-twelfth
(1/12) of the lump sum increase in the annual rental for the
subject lease year over the above written annual rent.  If there
shall be no subsequent lease year, the lump sum increase for the
subject lease year shall be paid at the same time as the final
month's rental.  In no event shall the rental be reduced below
the above written annual rental.

Example: If the lease term commences on May 1, 1988, the base
month is March, 1988.  To calculate any increase for the first
year, the level of the index as published during February, 1989
(say 260) is compared with the level of the index as published
during March, 1988 (say 240).  The increase of 20 (260 - 240 =
20) equals an increase of 8 1/3% (20 240 = .0833), thus the
annual rental (say $2,000.00) for the subject year (the first
year) would be increased by $166.60 [(.0833) x ($2,000.00) =
$166.60)]. This lump sum increase would be payable with the
monthly rental for May, 1989, if the term is for more than one
year, or with the monthly rental for April, 1989, if the term is
only one year.  The monthly rental for the lease year commencing
May, 1989, if applicable, would be increased by $13.88 ($166.60
@ 12 = $13.88).

CONDITIONS E- COVENANTS AND CONDITIONS OF LEASE:

This Lease is made on the following covenants and conditions
which are expressly agreed to by Landlord and Tenant:

1.  Late Delivery Clause: It is further agreed and understood
that if Landlord is unable to deliver possession of the demised
premises to the Tenant at the commencement of the term of this
Lease because of the retention of possession thereof by other
parties than Landlord, or because Landlord is unable to get the
demised premises ready for occupancy by Tenant, if such is
required of Landlord hereunder, then Landlord shall not be
liable to Tenant for damages and this Lease shall not terminate,
provided however, that Tenant shall have no obligation to pay
hereunder until possession of the Demised Premises is delivered
to Tenant.  Landlord shall use all reasonable diligence to
deliver possession of the Demised Premises to Tenant at the
commencement of the within term.

It is anticipated that possession may be had on July 1, 1996,
however, if for any reason Landlord fails to give possession of
the Demised Premises on that date, then this Lease and payment
of rent will commence as of the day possession is given with the
further understanding that possession must be had by July 31,
1996, or Tenant may terminate this Lease by written notice prior
to the Landlord tendering possession of the Demised Premises to
the Tenant.  If the term of this Lease shall commence on a day
other than the first day of a calendar month, rental shall be
paid for the portion of the month in proportion to the monthly
rental rates as herein provided and the term provided for in
this Lease shall be extended so as to cause the expiration of
the term to be on the last day of the last month of the term.

2. 	Authorized Use: Tenant agrees not to abandon or vacate the
Demised Premises and shall use the Demised Premises for the
following purpose, and for no other purpose whatsoever, without
the written consent of Landlord at Landlord's sole discretion
first had and obtained:

Parcel and letter handling and distribution

Tenant shall use and occupy the Demised Premises in a careful,
safe, and proper manner and shall keep the Demised Premises in a
clean and safe condition in accordance with this lease and
State, Federal, and local laws, ordinances, and regulations.

Tenant will not permit or suffer anything to be done nor keep
anything in or about the Demised Premises which would render the
insurance thereon void or voidable or cause cancellation. 
Tenant will not keep, use or sell, or allow to be kept, used or
sold in or about the Demised Premises, any article or material
which is prohibited by law or by standard fire insurance
policies of the kind customarily in force with respect to
premises of the same general type as those covered by this
Lease, nor will Tenant allow anything to be stored that will
create any problem or controversy by SCDHEC Agency. If Tenant
does store goods that are or become controversial, Tenant will
clean Demised Premises to the satisfaction of an environmental
engineer so that a clean letter can be issued by said engineer.

3.  Insurance: 

a. Landlord agrees to keep the premises fully insured (appraised
value) against all perils covered under a normal fire and
extended coverage insurance policy including loss of rents;
however, Tenant shall, upon demand, reimburse Landlord for the
cost of the premium for such insurance policy. Such payment
shall be made by Tenant to Landlord not later than thirty (30)
days following the date which Landlord notifies Tenant in
writing.

b.  If the Demised Premises or any part thereof shall be damaged
or destroyed by fire or other casualty, Landlord shall promptly
repair all such damage and restore the demised premises without
expense to Tenant, subject to delays due to adjustment of
insurance claims, strikes and other causes

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beyond Landlord's control.  If such damage or destruction shall
render the premises untenantable in whole or in part, the rent
shall be abated wholly or proportionately as the case may be
until the damage shall be repaired and the premises restored. 
If the damage or destruction shall be so extensive as to require
the substantial rebuilding (i.e.: expenditure of fifty (50%)
percent or more of the replacement cost) of the building or
buildings on the Demised Premises, Landlord or Tenant may elect
to terminate this Lease by written notice to the other given
within thirty (30) days after the occurrence of such damage or
destruction.

c.  Landlord and Tenant hereby release each other from liability
for loss or damage occurring on or to the leased premises or the
premises of which they are a part or to the contents of either
thereof, caused by fire or other hazards ordinarily covered by
fire and extended coverage insurance policies and each waives
all rights of recovery against the other for such loss or
damage.  Willful misconduct lawfully attributable to either
party, whether in whole or in part a contributing cause of the
casualty giving rise to the loss or damage, shall not be excused
under the foregoing release and waiver.

d.  Tenant agrees to indemnify and hold Landlord harmless of and
from any and all claims of any kind or nature arising from
Tenant's use of the Demised Premises during the term hereof, and
Tenant hereby waives all claims against Landlord for damage to
goods, wares, or merchandise or for injury to persons in and
upon the premises from any cause whatsoever, except such as
might result from the negligence of Landlord or Landlord's
representatives or from failure of Landlord to perform its
obligation hereunder within a reasonable time after notice in
writing by Tenant requiring such performance by Landlord. 
Tenant shall at all times during the term hereof keep in effect
responsible companies liability insurance in the names of and
for the benefit of Tenant and Landlord with limits as follows:

Bodily Injury:             $1,000,000.00 Single Limit
Property Damage:           $100,000.00

e.  Tenant will not permit said Demised Premises to be used for
any purpose which would render the insurance thereon void or
cause cancellation thereof Tenant will not keep, use or sell, or
allow to be kept, used or sold in or about the leased premises,
any article or material which is prohibited by law or by
standard fire insurance policies of the kind customarily in
force with respect to premises of the same general type as those
covered by this Lease.

Such insurance may, at Tenant's election, be carried under any
general blanket coverage of Tenant.  A renewal policy shall be
procured not less than ten (10) days prior to the expiration of
any policy. Each original policy or a certified copy thereof or
a satisfactory certificate of the insurer evidencing insurance
carried with proof of payment of the premium shall be deposited
with Landlord.  Tenant shall have the right to settle and adjust
all liability claims and all claims against the insuring
companies, but without subjecting Landlord to any liability or
obligation.

4.	Condition of the Demised Premises: Tenant has inspected and
accepts the Demised Premises in the same condition they are in
at the time of commencement of the term of this Lease.  Tenant
will at its cost and expense make any alterations and
improvements in or to the Demised Premises which may be required
by reason of any Federal, State, or local law, ordinance, or
regulation.

5.	Repair and Care of Building by Tenant: Tenant shall,
throughout the initial term of this lease and any renewals
thereof at its own expense maintain in good order and repair the
leased premises, including the building and other improvements
located thereon, except those repairs expressly required to be
made by Landlord.  Such repairs by Tenant shall include as
applicable but not limited to, repairs to electrical and
plumbing systems and fixtures, air-conditioning, heating and
ventilation equipment systems (as outlined herein) loading
doors, paved parking areas and drives, mowing of grass and care
of shrubs.  In the event the property is occupied by more than
one Tenant, costs for all care of common areas will be pro-rated
among Tenants based on square footage leased and/or occupied. 
Tenant shall at its expense contract with a reputable firm for
periodic servicing of the heating, air-conditioning and
ventilation systems as recommended by the manufacturer of such
equipment and shall keep on file with Landlord or its agent a
copy of said contract or other substantial proof of such
servicing.  Tenant shall be responsible for all repairs to
heating, air-conditioning, and ventilating equipment including
parts and labor, including repair to major components and
replacement of major components.  Tenant shall also maintain
pest control (including termite) inspection and treatment of the
premises as required.  Tenant agrees to return said premises to
Landlord at the expiration or prior termination of this lease in
as good condition and repair as when received, natural wear and
tear, damage by storm, fire, lightning, or other natural
casualty excepted.

6.	Repair and Care of Building by Landlord: Landlord shall keep
and maintain the foundations, roof and

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structural portions of the exterior walls of the premises
(exclusive of all glass and exterior doors) in good condition
and repair, except for any repairs required thereto by reason of
the acts of the Tenant, its employees, agents, invitees,
licensees, or contractors.  Tenant shall promptly report in
writing to Landlord any defective condition which Landlord is
required to repair or replace, and failure to report such
defects makes Tenant responsible to Landlord for any liability,
costs or attorney's fees incurred by Landlord by reason of such
defect.  Landlord shall not be obligated to make any repair or
replacement required of it until notice in writing from Tenant
of need for same.  Landlord shall have reasonable time in which
to make such repair or replacement, but reserves the right to
inspect the premises during reasonable business hours and may
subsequently require Tenant, by written notice, to make any such
repairs necessary, and in a good workmanship like manner, for
proper and reasonable upkeep of the premises as agreed in
Paragraph 4 of this Lease.  If said required work is not
completed within thirty (30) days of said notice, Landlord may
contract with any firm of his choice and have said work
completed, the cost of which will be considered as additional
rent and will be billed to Tenant and payable immediately.

7.  Alteration of Demised Premises and Installation of Fixtures
and Other Appurtenances: Tenant may, with consent of Landlord,
at Landlord's sole discretion, but at Tenant's own cost and
expense in a good, workmanlike manner and in accordance with
applicable laws and building codes, make such alterations and
repairs in the Demised Premises as Tenant may require for the
conduct of its business without, however, materially altering
the basic character of the Demised premises, or weakening any
structure on the Demised Premises.  Tenant shall have the right,
without the permission of Landlord, to erect, at Tenant's sole
cost and expense, such temporary partitions, including office
partitions, as may be necessary to facilitate the handling of
Tenant's business and to install electrical fixtures, additional
lights and wiring and other trade appliances.  Any alterations
or improvements to the Demised Premises, including but not
limited to partitions, all electrical fixtures, lights and
wiring, shall at the option of Landlord, become the property of
Landlord, at the expiration or sooner termination of this Lease.
Should Landlord request Tenant to remove all or any part of the
above-mentioned items, Tenant shall do so prior to the
expiration of this Lease and repair the premises as described
below.  Temporary shelves, bins and machinery installed by
Tenant shall remain the property of Tenant and may be removed by
Tenant at any time; provided, however, that all covenants,
including rent, due hereunder to Landlord shall have been
complied with and paid.  At the expiration or sooner termination
of this Lease, or any renewals or extensions thereof, Tenant
shall remove said shelves, bins and machinery, and repair, in
good and workmanlike manner, all damage done to the Demised
Premises by such removal.  Tenant shall not exercise the right
and privilege granted by this Paragraph 7 in such a manner as to
damage or affect the structural qualities of the Demised
Premises or the buildings, of which it is a part, if applicable.
Before any work is begun, Tenant agrees to furnish Landlord
with holdharmless agreements from all contractors protecting
against mechanics liens.

8.  Payment of Taxes and Other Assessments: Landlord shall pay
annually all real estate taxes on the described premises. 
However, Tenant shall upon demand, reimburse Landlord for all
taxes and other assessments assessed or levied against the
premises.  Such payment shall be made by Tenant to Landlord not
later than thirty (30) days following the date on which Landlord
provides Tenant with written evidence of such taxes or
assessments.  If the final year of the Lease Term fails to
coincide with the tax year, then any tax during which term ends
shall be reduced by the pro-rata part of such tax beyond the
Lease Term.  For the purpose of this covenant, it is agreed that
the Premises hereunder contains 6,600 square feet and the total
area contains 59,560 square feet.  Tenant's Pro-Rata Share is
eleven (11%) percent.

In the event that any documentary stamp tax, or tax levied on
the rental, leasing or letting of the premises whether local,
state, or federal, is required to be paid due to the execution
hereof, the cost thereof shall be home by the Tenant.

9.	Subordination of Lease: Tenant's rights under this Lease
shall remain subordinate to any bona fide mortgage or deed to
secure debt which is now, or may hereafter be placed, upon the
Demised Premises by Landlord.  Tenant shall, if requested,
execute and deliver a subordination agreement.

10.	Condemnation.  If the whole of the Demised Premises shall be
taken by any public authority under the power of eminent domain,
this Lease shall terminate as of the day possession shall be
taken by such public authority, and Tenant shall pay all rental
and other sums due hereunder up to that date with an appropriate
refund by Landlord of such amounts thereof as shall have been
paid in advance for a period subsequent to the date of the
taking.  If twenty-five (25%) percent or less of the gross
leasable area of the Demised Premises shall be taken, this Lease
shall terminate only with respect to the part so taken as of the
day possession shall be taken by such public authority, and
Tenant shall pay all rental and other sums due hereunder up to
that day within appropriate refund by Landlord of such rents as
may have been paid in advance for a period subsequent to the
date of the taking, and thereafter, the rent shall be equitably
adjusted, and Landlord shall at its expense make all necessary
repairs or alterations to the basic building and exterior work
so as to constitute the remainder of the Demised Premises a
complete architectural unit.  If more than twenty-five (25%)
percent of the gross leasable area of the demised premises shall
be so taken, then this Lease shall terminate with respect to the
part so taken from the date possession shall be so taken by such
public authority, and Tenant shall pay all rental and other sums
due hereunder up to that date with an

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appropriate refund by Landlord of such amounts thereof as may
have been paid in advance for a period subsequent to the date of
taking, and either party shall have the right to terminate this
Lease upon notice in writing within sixty (60) days after taking
of possession.  In the event that Tenant remains in possession,
and if Landlord does not so terminate, all of the terms herein
provided shall continue in effect except that the rent shall be
equitably abated, and Landlord shall make all necessary repairs
or alterations to the basic building and exterior work so as to
constitute the remaining demised premises a complete
architectural unit.  In the event Landlord is obligated to
restore the demised premises to a complete architectural unit,
as above provided, such work shall not exceed the scope of work
to be done by Landlord in constructing the demised premises, nor
shall Landlord be required to spend for such work an amount in
excess of the amount received by Landlord as damages for the
part of the demised premises so taken, less any amount paid to
Landlord's mortgagee from such award.  The entire compensation
award, including but not limited to, all damages or compensation
for diminution in value of the leasehold, reversion, and fee,
shall belong to the Landlord.  Tenant shall have the right to
claim and recover from the condemning authority, but not from
the Landlord, such compensation as may be separately awarded or
recoverable by the Tenant in Tenant's own right on account of
damage to Tenant's business by reason of the taking and for or
on account of any cost or loss to which Tenant might be put in
removing Tenant's merchandise, furniture, fixtures, improvements
and equipment.

11.	Erection and Removal of Signs: Tenant may place suitable
signs on demised premises for the purpose of indicating the
nature of the business carried on by Tenant in said demised
premises; provided, however, that such signs shall be in keeping
with other signs in the district where the demised premises are
located.  Tenant agrees to exonerate, save harmless, protect and
indemnify Landlord from and against any and all losses, damages,
claims, suits, or actions and all costs and expenses including
attorney's fees, in connection therewith, arising from any
damage or injury to persons or property caused by an erection
and maintenance of such signs or parts thereof, and insurance
coverage for such signs shall be included in the public
liability policy which Tenant is required to furnish.  The
location, design, size and construction of such signs shall be
approved by Landlord at Landlord's sole discretion, prior to the
erection, and shall not damage the demised premises in any
manner.  At the termination of this Lease, Landlord may require
that Tenant remove its signs, and any damage to the demised
premises caused by removal shall be promptly repaired by Tenant
at Tenant's own cost and expense.

12.	Glass Breakage and Vandalism: Tenant agree to immediately
replace broken or damaged glass with glass of comparable quality
and characteristics which meet appropriate agency building code
requirements, excepting breakage covered under Landlord's normal
fire and extended coverage insurance policy.  Tenant shall make
any repairs or replacements caused by vandalism to the demised
premises or any part thereof, if said damage is not covered by
Landlord's insurance.

13.	Right of Entry by Landlord: Tenant at any time during this
Lease term shall permit inspection of the demised premises
during reasonable business hours by Landlord or Landlord's
agents or representatives for the purpose of ascertaining the
condition of the demised premises, to exhibit the same to
prospective purchasers, mortgagees, and tenants, and in order
that Landlord may make such repairs as may be required to be
made by Landlord under the terms of this Lease and/or to
adjacent areas.  Sixty (60) days prior to the expiration of this
Lease, Landlord may post suitable notice on the demised premises
that the same are "For Rent", which notice shall not be removed,
obliterated, or hidden by Tenant.  Landlord may not, however,
thereby unnecessarily interfere with the use of demised premises
by Tenant.  The exercise of such right of entry shall not be
deemed an eviction or disturbance of Tenant nor will Tenant be
allowed any abatement of rent for inconvenience caused thereby.

14.	Payment of Utilities: Tenant shall contract for and pay all
charges for sewerage, water, gas, electricity and other public
utilities used on the demised premises, including all
replacement of light bulbs, tubes, ballasts, and starters. 
Landlord may pay any delinquent bills incurred by Tenant during
the lease term which bills may create a lien on the demised
premises and shall upon demand be immediately reimbursed by
Tenant.  Said payments shall be treated as additional rental
even though the lease term may have expired.

15.	Assignment and Subletting: Neither this Lease nor any
interest herein may be assigned by Tenant voluntarily or
involuntarily, by operation of law, or otherwise, and neither
all nor any part of the demised premises shall be sublet by
Tenant without the written consent of Landlord, at Landlord's
sole discretion, first had and obtained.  In the event this
Lease or any interest herein is assigned or the demised premises
or any part thereof is sublet, whether with or without
Landlord's consent, Tenant shall remain fully liable under all
terms, covenants, and conditions of this Lease.  In no event
will any provision herein stated to renew, extend, or purchase
be available to any assignee or sub-tenant.  Any consent by
Landlord to any assignment or subletting shall not constitute a
waiver of the necessity for such consent to any subsequent
assignment or subletting.

Tenant hereby agrees to employ Wilson/Kibler, Inc. to do any and
all assignments of this Lease and all subletting of the demised
premises and will pay Wilson/Kibler, Inc. based on their then
published commission schedule.

16.	Damage or Destruction: If the building on the demised
premises, or any part thereof, shall be damaged or destroyed by
fire or other casualty, Landlord shall promptly repair all such
damage and restore the said demised premises without expense to
Tenant, subject to delays due to adjustment of insurance claims,
strikes, and other causes beyond Landlord's control.  If such
damage or destruction shall render the said building untenable
in whole or in part, the rent shall be abated wholly or
proportionately as the case may be until the damage shall be
repaired and the demised premises restored.  If the damage or
destruction shall be so extensive as to require the substantial
rebuilding (i.e., expenditure of fifty percent (50%) or more of
the replacement cost) of the said demised premises, or the
damage is due to a peril not covered by Landlord's insurance, or
the damage occurs within the last three (3) years of the term of
this Lease, Landlord or Tenant may elect to terminate this Lease
by written notice to the other given within thirty (30) days
after the occurrence of such damage or destruction. In no event
shall Landlord be required to repair or replace Tenant's
stock-in-trade, trade fixtures, furniture, furnishings, special
equipment, or other items of construction and personal property,
nor to expend a sum to restore the demised premises in excess of
that received by the Landlord from insurance proceeds, less any
amount paid to Landlord's mortgagee from such insurance proceeds.

Landlord and Tenant hereby release each other from liability for
loss or damage occurring on or to the demised premises or the
premises of which they are a part or to the contents of either
thereof, caused by fire or other hazards ordinarily covered by
fire or other hazards ordinarily covered by fire and extended
coverage insurance policies and each waives all rights of
recovery against the other for such loss or damage. Willful
misconduct lawfully attributable to either party, whether in
whole or in part a contributing cause of the casualty giving
rise to the loss or damage, shall not be excused under the
foregoing release and waiver.

17.	Surrender of Demised Premises: Tenant agrees to deliver all
keys and to surrender the demised premises at the expiration, or
sooner termination, of this Lease, or any extension or renewal
thereof, broom-clean in the same condition as when said demised
premises were delivered to Tenant, or as altered, pursuant to
the provisions of this Lease, ordinary wear, tear and damage by
the elements excepted, and Tenant shall remove all of its
property.  Tenant agrees to pay a reasonable cleaning charge
should it be necessary for Landlord to restore or cause to be
restored the demised premises to the same condition as when said
demised premises were delivered to Tenant.

18.	Holdover:  Should Tenant or any party claiming under Tenant
remain in possession of the demised premises or any part thereof
after the expiration of the term of this Lease, such holding
over shall, unless otherwise agreed in writing, constitute a
month-to-month tenancy only, subject to all of the terms and
conditions hereof, and Tenant shall pay as monthly rental an
amount equal to one and one half times the rent to be paid for
the last month of the term hereof.  Tenant agrees to give
Landlord thirty (30) days prior written notice of intent to
vacate premises.

19.	Quiet Enjoyment: If and so long as Tenant pays the rents
reserved by this Lease and performs and observes all the
covenants and provisions hereof, Tenant shall enjoy the demised
premises, subject, however, to the terms of this Lease, without
any manner of let or hindrance from Landlord or any person or
persons lawfully claiming the demised premises.

20.	Waiver of Covenants: No waiver of any condition or legal
right or remedy shall be implied by the failure of the Landlord
to declare a forfeiture, or for any other reason and no waiver
of any conditions or covenants shall be valid unless it be in
writing signed by Landlord.  No waiver of any condition shall be
claimed or pleaded to excuse a future breach of the same
condition or covenant.

21.	Default by Tenant: This Lease is made upon the condition
that the Tenant shall punctually and faithfully perform all of
the covenants and agreements by it to be performed as herein set
forth, and if any of the following events or default shall
occur, to wit:

(a)	Any installments of rent, additional rent, taxes, or any
other sums required to be paid by Tenant hereunder, or any part
thereof, shall at any time be in arrears and unpaid for five (5)
days after written demand therefor, or

(b)	There be any default on the part of Tenant in the observance
or performance of any of the other covenants, agreements, or
conditions of this Lease on the part of Tenant to be kept and
performed, and said default shall continue for a period of
fifteen (15) days after written notice thereof from Landlord to
Tenant (unless such default cannot reasonably be cured within
fifteen (15) days and Tenant shall have commenced to cure said
default within said fifteen (15) days and continues diligently
to pursue the curing of same), or

(c)	Tenant shall file a petition in bankruptcy or be adjudicated
a bankrupt, or file any petition or answer seeking any
reorganization, arrangement, composition, readjustment,
liquidation, dissolution or similar relief for itself under any
present or future federal, state or other statute, law or
regulation, or make an assignment for the benefit of creditors,
or

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(d)	Any trustee, receiver or liquidator of Tenant or of all or
any substantial part of its properties or of the demised
premises shall be appointed in any action, suit or proceeding by
or against Tenant and such proceeding or action shall not have
been dismissed within thirty (30) days after such appointment, or

(e)	The Leasehold estate hereby created shall be taken on
execution or by other process of law, or

(f)	Tenant shall admit in writing its inability to pay its
obligations generally as they become due, or Tenant shall 
vacate or abandon the demised premises, then and in
any of said cases, Landlord at its option may terminate this
Lease and re-enter upon the demised premises and take 
possession thereof with full right to sue for and collect all
sums or amounts with respect to which Tenant may then be in
default and accrued up to the time of such entry, including
damages to Landlord by reason of any breach or default on the
part of Tenant, or Landlord may, if it elects to do so, bring
suit for the collection of such rents and damages without
entering into possession of the demised premises or voiding this
Lease.

In addition to, but not in limitation of, any of the remedies
set forth in this Lease or given to Landlord by law or in
equity, Landlord shall also have the right and option, in the
event of any default by Tenant under this Lease and the
continuance of such default after the period of notice above
provided, to retake possession of the demised premises from
Tenant without process of law, by summary proceedings or
otherwise, and it is agreed that the commencement and
prosecution of any action by Landlord in forcible entry and
detainer, ejectment or otherwise, or any execution of any
judgment or decree obtained in any action to recover possession
of the demised premises, shall not be construed as an election
to terminate this Lease unless Landlord expressly exercises its
option hereinabove provided to declare the term hereof ended,
whether or not such entry or reentry be had or taken under
summary proceedings or otherwise, and shall not be deemed to
have absolved or discharged Tenant from any of its obligations
and liabilities for the remainder of the term of this Lease, and
Tenant shall, notwithstanding such entry or re-entry, continue
to be liable for the payment of the rents and the performance of
the other covenants and conditions hereof and shall pay to
Landlord all monthly deficits after such re-entry in monthly
installments as the amounts of such deficits from time to time
are ascertained and, in the event of any such ouster, Landlord
rents or leases the demised premises to some other person, firm
or corporation (whether for a term greater, less than or equal
to the unexpired portion of the term created hereunder) for an
aggregate rent during the portion of such new lease coextensive
with the term created hereunder which is less than the rent and
other charges which Tenant would pay hereunder for such period. 
Landlord may immediately upon the making of such new lease or
the creation of such new tenancy sue for and recover the
differences between the aggregate rental provided for in said
new lease for the portion of the term co-extensive with the term
created hereunder and the rent which Tenant would pay hereunder
for such period, together with any expense to which Landlord may
be put for brokerage commission, placing the demised premises in
tenantable condition or otherwise.  If such new lease or tenancy
is made for shorter term than the balance of the term of this
Lease, any such action brought by Landlord to collect the
deficit for that period shall not bar Landlord from thereafter
suing for any loss accruing during the balance of the unexpired
term of this Lease.

If Tenant at any time shall fail to pay any taxes, assessments,
or liens, or to make any payment or perform any act required by
this Lease to be made or performed by it, Landlord, without
waiving or releasing Tenant from any obligation or default under
this Lease, may (but shall be under no obligation to) at any
time thereafter make such payment or perform such act for the
account and at the expense of Tenant.  All sums so paid by
Landlord and all costs and expenses so incurred shall accrue
interest at the rate of eighteen percent (18%) per annum from
the date of payment or incurring thereof by Landlord and shall
constitute additional rent payable by Tenant under this Lease
and shall be paid by Tenant to Landlord upon demand.  All other
sums payable by Tenant to Landlord under this Lease, if not paid
when due, shall accrue interest at the rate of eighteen percent
(18%) per annum from their due date until paid, said interest to
be so much additional rent under this Lease and shall be paid to
Landlord by Tenant upon demand.

22.	Costs and Attorney Fees: The Tenant agrees and covenants to
pay all costs and expenses, including reasonable attorney fees,
incurred by the Landlord in the enforcement of any covenant or
agreement contained in this Lease.

23.	Failure to Perform Covenant: Any failure on the part of
either party to this Lease to perform any obligation hereunder,
and any delay in doing any act required hereby shall be excused
if such failure or delay is caused by any strike, lockout,
governmental restriction or any other similar cause beyond the
control of the party so failing to perform, to the extent and
for the period that such continues, save and except that the
provisions of this paragraph shall not excuse a non-payment of
rent or other sums due hereunder on its due date.

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24.	Rights of Successors and Assigns: The covenants and
agreements contained in the within Lease shall apply to, inure
to the benefit of, and be binding upon the parties hereto, their
heirs, successors, distributees, executors, administrators,
legal representatives, assigns and upon their respective
successors, in interest, except as expressly otherwise
hereinbefore provided.  No assignment or subletting by, from,
through, or under Tenant, not in strict compliance with the
provisions of this Lease shall vest in the assignee or subtenant
any right, title, or interest whatever in the Lease or in the
demised premises.

25.	Liens: Tenant will not permit to be created nor to remain
undischarged any lien, encumbrance, or charge (arising out of
any work of any contractor, mechanic, laborer, or materialman or
any mortgage, conditional sale, security agreement or otherwise)
which might be or become a lien or encumbrance or charge upon
the demised premises or any part thereof or the income
therefrom, and Tenant will not suffer any other matter or thing
whereby the estate, right and interest of Landlord in the
demised premises or any part thereof might be impaired.  If any
lien or notice of lien on account of an alleged debt of Tenant
or any notice of contract by a party engaged by Tenant or
Tenant's contractor to work on the demised premises shall be
filed against the demised premises or any part thereof, Tenant,
within ten (10) days after notice of the filing thereof, will
cause the same to be discharged of record by payment, deposit,
bond, order of a court of competent jurisdiction or otherwise. 
If Tenant shall fail to cause such lien or notice of Lien to be
discharged within the period aforesaid, then, in addition to any
other right or remedy, Landlord may, but shall not be obligated
to, discharge the same either by paying the amounts claimed to
be due or by procuring the discharge of such lien by deposit or
by bonding proceedings, and in any such event Landlord shall be
entitled, if Landlord so elects, to compel the prosecution of an
action for the foreclosure of such lien by the lienor and to pay
the amount of the judgment in favor of the lienor with interest,
costs, attorney's fees and allowances.  Any amount so paid by
Landlord and all costs and expenses, including attorney's fees,
incurred by Landlord in connection therewith, together with
interest thereon at the maximum legal rate from the respective
dates of Landlord's making of the payment or incurring of the
cost and expense shall constitute additional rent payable by
Tenant under this Lease and shall be paid by Tenant to Landlord
on demand.

26.	Construction of Lease: The word "Landlord" as used herein
shall refer to the individual, individuals, partnership or
corporation called "Landlord" at the commencement of this Lease,
and the word "Tenant" shall likewise refer to the individual,
individuals, partnership, or corporation called "Tenant".  Words
of any gender used in this Lease shall be held to include any
other gender, and words in the singular number shall be held to
include the plural when the sense requires.

27.	Paragraph Headings: The paragraph headings as to the
contents of particular paragraphs herein, are inserted only for
convenience and are in no way to be construed as part of such
paragraph or as a limitation on the scope of the particular
paragraph to which they refer.

28.	Commissions: Landlord acknowledges the service of
Wilson/Kibler, Inc. as Real Estate Broker in procurement of this
Lease and all extensions and renewals and expansions, and in
consideration of thereof, does hereby agree to pay said broker
for services rendered, commissions on the rental of the demised
premises in accordance with their separate agreement.  Landlord
acknowledges that such agreement shall be binding on its heirs,
representatives, successors, and assigns and will follow the
land.

29.	Notices: It is agreed that the legal address of the parties
for all notices required or permitted to be given hereunder, or
for all purposes of billing, process, correspondence, and any
other legal purposes whatsoever, shall be deemed sufficient, if
given by a communication in writing by United States mail,
postage prepaid and certified, return receipt requested, and
addressed as follows: To the Landlord at the following address:

Angora Columbia Enterprises	
c/o Wilson/Kibler, Inc.	 
P. 0. Box 11312
Columbia, South Carolina 29211

Angora Columbia Enterprises
c/o American Asset Corporation Management
5950 Fairview Road, Suite 714
Charlotte, North Carolina 28210

To the Tenant at the following address:

General Parcel Service
2155 W. Landstreet Road
Orlando, Florida 32824

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Such notice shall be deemed given upon being so mailed.  The
notice address may be changed from time to time by notice given
pursuant hereto.

30.	Security Deposit: As security for the faithful performance
by Tenant of all the terms and conditions of this Lease on
Tenant's part to be performed, Tenant has deposited with
Landlord the sum of Two Thousand Two Hundred and 00/100 Dollars
($2 200.00). Such amount shall be returned to Tenant, without
interest, within thirty (30) days after the day set forth for
the expiration or sooner termination of the term herein if
Tenant has fully and faithfully carried out all of the terms,
covenants, and conditions of this Lease on its part to be
performed.  Landlord shall have the right to apply any part of
said deposit to cure any defaults of Tenant, including, but not
limited to, damages and payment of rent.  The application of
said deposit shall be at the sole discretion of Landlord.  It is
expressly understood that this remedy is in addition to all
other remedies vested in Landlord.

In the event of sale of the demised premises or lease of the
land on which it stands subject to this Lease, Landlord shall
have the right to transfer the security to the purchaser and
Landlord and his agent shall be released by Tenant from all
liability for the return of such security and Tenant shall look
to new Landlord solely for the return of the said security.  It
is agreed that this provision shall apply to every transfer or
assignment made of the security to a new Landlord.  The security
deposited under this Lease shall not be mortgaged, assigned, or
encumbered by Tenant without the written consent of Landlord. 
In the event of any authorized assignment of this Lease by
Tenant the said security deposit shall be deemed to he held by
Landlord as deposit made by the assignee and Landlord shall have
no further liability with respect to the return of said security
deposit to Tenant.

31.	Entire Agreement: This Lease, and the exhibits attached
hereto and any addendums attached hereto and forming a part
hereof, if any, set forth all the covenants, promises,
agreements, conditions, and understandings between Landlord and
Tenant concerning the demised premises, and there are no
covenants, promises, agreements, conditions, or understandings,
either oral or written, between them other than as are herein
set forth. Except as herein otherwise provided, no subsequent
alteration, amendment, change, or addition to this Lease shall
be binding upon Landlord or Tenant unless reduced to writing and
signed by them.  Tenant agrees that Landlord and its agents have
made no representations or promises with respect to the demised
premises, or the building or property of which the same are a
part, if applicable, except as herein expressly set forth.

32.	No Option: The submission of this Lease for examination does
not constitute a reservation of or option for the demised
premises or any other space of Landlord and shall vest no right
in either party.  This Lease will become effective as a Lease
only upon execution and delivery thereof by the parties hereto.

33.	Liability of Landlord: In the event of the sale or other
transfer of Landlord's right, title, and interest in the demised
premises, Landlord will be released thereby from all liability
and obligations hereunder to Tenant.

34.	Accord and Satisfaction: No payment by Tenant or receipt by
Landlord of a lesser amount than the rent herein stipulated or
other sums due hereunder will be deemed to be other than on
account of the earliest stipulated rent or other sum nor shall
any endorsement or statement on any check or any letter
accompanying any check or payment of rent or other sum be deemed
an accord and satisfaction, and Landlord may accept such check
or payment without prejudice to Landlord's right to recover the
balance of such rent or sum or pursue any other remedy provided
for in this Lease or available at law or in equity.

35.	Relationship of Parties: Nothing herein contained shall be
deemed or construed by Landlord or Tenant as creating the
relationship of principal and agent or of a partnership or joint
venture or as establishing a fiduciary relationship
responsibility between the Landlord and Tenant, it being
understood and agreed that none of the provisions herein, nor
any acts of Landlord or Tenant, will be deemed to create any
relationship other than that of Landlord and Tenant.

36.	No Third Party Rights: The rights and obligations arising
under this Lease are personal between Landlord and Tenant and
such rights and obligations shall not be enforceable by any
third party.  Furthermore, Tenant recognizes that it has no
third party rights arising out of any agreement between Landlord
and any party other than Tenant regardless of any benefits
accruing to Tenant by virtue of such agreement.

37.	Authority: If Tenant is a corporation, Tenant warrants and
represents to Landlord that the execution of this Lease by the
person or persons so signing has been authorized by a resolution
of

9

Tenant's Board of Directors or other appropriate corporate
action.  If Tenant is a partnership, Tenant warrants and
represents to Landlord that Tenant's execution of this Lease by
the partner or partners so signing is in accordance with its
partnership documents.

38. Environmental Activities: All operations and activities of
the Tenant on the property shall be within the authorized uses
of the premises and conducted in full compliance with all
federal, state or local laws and regulations concerning the
protection of the environment and any hazardous or toxic
substances, as those terms are defined within such laws and
regulations.  Tenant further covenants and agrees that any such
hazardous or toxic substances introduced or generated on the
premises will be generated, stored, treated, removed, utilized,
and disposed of in accordance with all such laws and regulations.

Tenant shall and does hereby agree to indemnify, defend, and
hold harmless the Landlord, its agents, and Landlord's lender(s)
holding liens on the Demised Premises against any loss, claim,
damage, expense, or liability including, without limitation,
required repairs, clean up, detoxification, removal, or
liability to any third party resulting from Tenant's use,
storage, generation, manufacture, treatment, or handling of
Hazardous Materials or other contaminants.

39. Reciprocal Covenant on Notification of ADA Violations:
Within ten (10) days after receipt, Landlord and Tenant shall
advise the other party in writing, and provide the other with
copies of (as applicable), any notices alleging violation of the
Americans with Disabilities Act of 1990 ("ADA") relating to any
portion of the Property or of the Premises; any claims made or
threatened in writing regarding noncompliance with the ADA and
relating to any portion of the Property or of the Premises; or
any governmental or regulatory actions or investigations
instituted or threatened regarding noncompliance with the ADA
and relating to any portion of the Property or the Premises.

40. Additional Provisions: Insofar as the following provisions
conflict with any other provisions of the Lease, the following
shall control:

I. Landlord agrees to add 400 square feet of office space as
shown on the attached sketch.

In Witness Whereof, the parties hereto have caused these
presents to be executed the day and year first above written.


LANDLORD: ANGORA COLUMBIA ENTERPRISES
By:     (Signed)

TENANT: GENERAL PARCEL SERVICE
By:     (Signed)

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