EXHIBIT 10.3

LEASE AGREEMENT, DATED SEPTEMBER 19, 1996

[LETTERHEAD OF GRUBB&ELLIS] Michael P. Stein
Senior Associate

September 19, 1996

Mr. Steve Porretta
Southland Management, Inc.
601 S. Glenoaks Boulevard, #301
Burbank, California 91502

RE: Proposal to Lease
Diamond Bar Village, Diamond Bar, Ca

Dear Mr. Porretta:

On behalf of Saima Khan, I am pleased to present the following lease proposal:

Tenant: Saima Khan, a married woman

DBA: Mirage Collection

Use: A retail store specializing in the sale of Indian women's Ready-to-Wear
Clothing and Accessories and Tailoring.

Space: 23361 E. Golden Spring Drive

Size: 1,150 SF approximately (size to be verified)

Rate: $862.50/month ($0.87/SF) plus triple net

Tripe Net: Approximately $0.25/SF/month

Term: Five (5) years

Escalations: $0.03/SF/month annual increases

Option to Renew: One (1) five (5) year option to renew at the then fair market
value of space at Phase III of Diamond Bar Village.

Condition of Premises: Tenant shall take possession of the premises in its current condition, subject to HVAC,
plumbing and electrical systems being in proper working order.

Tenant Improvements: Tenant shall at its own expense remove existing interior offices, replacing existing
carpet, paint and patch walls, make the drop ceiling of uniform height and perform
its own fixurization.

Possession: Upon lease execution, but not later than October 1, 1996.

Rent Commencement: November 1, 1996 or upon opening for business, whichever is sooner.

Advance Rent: Tenant shall pay one month's advance rent plus triple net charges upon lease execution.

Security Deposit: Tenant shall pay the equivalent of one month's base rent upon lease execution.

Signage: Tenant shall install a business sign in conformance with the Center's
Sign Criteria and City requirements within sixty (60) days of lease execution.
Tenant shall obtain a bid from a licensed sign company and submit a sign deposit
to Landlord in that amount upon lease execution. Deposit shall be refunded to
Tenant upon presentation of invoices and installation of sign.

Expiration: This proposal shall expire September 27, 1996.

Landlord and Tenant acknowledge that this proposal is not a lease and it is
intended as the basis for the preparation of a lease by the Landlord. The lease
shall be subject to Landlord's and Tenant's approval and only a fully executed
lease shall constitute a lease for the premises. Broker makes no warranty or
representation to Landlord or Tenant that acceptance of this proposal will
guarantee the execution of a lease for the premises.

Sincerely,

GRUBB & ELLIS COMPANY
COMMERCIAL REAL ESTATE SERVICES

/s/ Michael P. Stein
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Michael P. Stein
Senior Associate
Retail/Investment Division

MPS:cmp

Agreed and Accepted:

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Landlord Date

/s/ SAIMA KHAN 10/14/96
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Tenant Date