STANDARD SUBLEASE (NOTE: DO NOT USE IF LESS THAN ENTIRE PREMISES ARE BEING SUBLET. FOR SITUATIONS WHERE THE PREMISES ARE TO BE OCCUPIED BY MORE THAN ONE TENANT OR SUBTENANT USE THE STANDARD SUBLEASE-MULTI-TENANTFORM)

1.	Basic Provisions (“Basic Provisions”)

1.1	Parties:  This Sublease (“Sublease”), dated for reference purposes only July 21, 2008 is

   1.2     Premises:  That certain real property, including all improvements therein and commonly known by the street address of 9601 Wilshire Blvd., Suite M200, Beverly Hills, CA 90210 located in the County of Los Angeles, State of California and generally described as (describe briefly the nature of the property) Office suite M200 consisting of 1,485 s.f. which is a portion of the Master Lease space. (See Addendum – Section 13) (“Premises”).

    1.4     Early Possession: Following sublease execution and Master Lessor’s approval, sub-tenant shall have early access for set up (“Early Possession Date”).

    1.5     Base Rent: $6,500.48 initial rent, see addendum rent schedule per month (“Base Rent”), payable on the first (1st) day of each month commencing August 1, 2008.

þ	If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted.

 (b)      Security Deposit: $39,000.00 (“Security Deposit”).

 (c)      Association Fees: N/A.

 (d)     Other: In lieu of a Lease Guaranty, the Security Deposit includes an

additional $26,000.  Under the condition the Sublessee has not been in default or monetary default of the Sublease during the initial twenty-four (24) months of the sublease tern; at the commencement of the twenty-fifth (25th) month, $26,000 of the Security Deposit shall become a credit toward monthly rent payments for the balance of the Sublease.  If there has been a non-cured breach or more than 4 aggregate events of breach of Sublease by the Sublessee, the entire Security Deposit shall be retained by the Sublessor until the expiration of the Sublease.

     1.7     Agreed Use:  The Premises shall be used and occupied only for General office use in accordance with the terms of the Master Lease and for no other purposes.

     1.8     Real Estate Brokers:

 (a) Representation:  The following real estate brokers (the “Brokers”) and brokerage relationships exist in this transaction (check applicable boxes):

þ	NAI Capital, Inc. represents both Sublessor and Sublessee (“Dual Agency”).

    1.9     Guarantor.  The obligations of the Sublessee under this Sublease shall be guaranteed by None (“Guarantor”).

    1.10   Attachments.  Attached hereto are the following, all of which constitute a part of the

þ	an Addendum consisting of Paragraphs 13 through 15.

þ	a plot space plan depicting the Premises Exhibit A;

þ	a copy of the master lease and any and all amendments to such lease (collectively the (“Master Lease”).

2.1	Letting.  Sublessor hereby subleases to Sublessee, and Sublessee hereby subleases from

  2.2  Condition.  Sublessor shall deliver the Premises to Sublessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), and the existing electrical, lighting, heating, ventilating and air conditioning systems (“HVAC”) shall be in good operating condition on said date.  Sublessee has inspected Suite M200 and agrees to accept the Premises in its current “AS-IS and WHERE IS CONDITION’.

  2.3  Compliance.  Sublessor makes no warranty as to the use to which Sublessee will put the Premises or to modifications, which may be required by the Americans with Disabilities Act, or any similar laws as a result of Sublessee’s use.  NOTE: Sublessee is responsible for determining whether or not the zoning or other Applicable Requirements are appropriate for Sublessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed.

 2.4  Acknowledgements.  Sublessee acknowledges that: (a) it has been advised by Sublessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Sublessee’s intended use, (Sublessee has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefore as the same relate to its occupancy of the Premises, and (c) neither Sublessor, Sublessor’s agents, nor Brokers have made any oral or written representations, promises or warranties concerning Sublessee’s ability to honor the Sublease or suitability to occupy the Premises, and (ii) it is Sublessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants.

 2.5  Americans with Disabilities Act.  In the event that as a result of Sublessee’s use, or intended use, of the Premises the Americans with Disabilities Act or any similar law requires modifications or the construction or improvements shall be made at Sublessee’s expense.

3.1     Early Possession.  If Sublessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated for the period of such early possession.  Any such early possession shall not affect the Expiration Date.

3.2     Delay in Commencement.  Sublessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises by the Commencement Date.

3.3     Sublessee Compliance. Sublessor shall not be required to tender possession of the Premises to Sublessee until Sublessee complies with its obligation to provide evidence of insurance. Pending delivery of such evidence, Sublessee shall be required to perform all of its obligations under this Sublease from and after the Start Date, including the payment of Rent, notwithstanding Sublessor’s election to withhold possession pending receipt of such evidence of insurance.  Further, if

4.2   Utilities.  Sublessee shall pay for telephone, DSL, and other communication services and after hours HVAC (arranged directly with building Manager).  Sublessee shall be responsible for its pro-rata share of the annual increase in CAM and city license fee commencing January, 2009 and other ‘Additional Rent’ arising with respect to the Premises for the period after the commencement date.

6.6  Sublessee shall hold Sublessor free and harmless from all liability, judgments, costs, damages, claims or demands, including reasonable attorneys fee, arising out of Sublessee’s failure to comply with or perform Sublessee’s Assumed Obligations.

6.7  Sublessor agrees to maintain the Master Lease during the entire term of this Sublease, subject, however, to any earlier termination of the Master lease without the fault of the Sublessor, and to comply with or perform Sublessor’s Remaining Obligations and to hold Sublessee free and harmless from all liability, judgments, costs, damages, claims or demands arising out of Sublessor’s failure to comply with or perform Sublessor’s Remaining Obligations.

7.1   Sublessor hereby assigns and transfers to Master Lessor Sublessor’s interest in this Sublease, subject however to the Provisions of Paragraph 8.2 hereof.

7.2   No changes or modifications shall be made to this Sublease with the consent of Master Lessor.

8.1   In the event that the Master Lease requires that Sublessor obtain the consent of Master Lessor to ant subletting by Sublessor then, this Sublease shall not be effective unless Master Lessor signs this Sublease thereby giving its consent to this Subletting.

8.2  In the event that the Master Lessor does give such consent then:

       (a)     Such consent shall not release Sublessor of its obligations or alter the primary liability of Sublessor to pay the Rent and perform and comply with all of the obligations of Sublessor to be performed under the Master Lease.

      (b)     The acceptance of Rent by Master Lessor from Sublessee or any one else liable under the Master Lease shall  not deemed a waiver by Master Lessor of any provisions of the Master Lease.

      (c)      The consent to this Sublease shall not constitute a consent to any subsequent subletting or assignment.

      (d)     In the event of any Default of Sublessor under the Master Lease, Master Lessor may proceed directly against Sublessor, any guarantors or any one else liable under the Master Lease or this Sublease without first exhausting Master Lessor’s remedies against any other person or entity liable theron to Master Lessor.

      (e)     In the event that Sublessor shall Default in its obligations under the Master Lease, then Master Lessor, at its option and without being obligated to do so, may require Sublessee to attorney to Master Lessor in which event Master Lessor shall undertake the obligations of Sublessor under this Sublease from the time of the exercise of said option to termination of this Sublease by Master Lessor shall not be liable for any prepaid Rent nor any Security Deposit paid by Sublessee, nor shall Master Lessor be liable for any other Defaults of the Sublessor under the Sublease.

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY REAL ESTATE BROKER AS TO THE LEFAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE TRANSACTION TO WHICH IT RELATES.  THE PARTIES ARE URGED TO:

WARNING:  IF THE SUBJECT PROPERTY ISLOCATED IN A STATE OTHER THAN CALIFAORNIA, CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.

By: /S/ Robert Pritchard                                                                By: /S/ Lisa Bershan 

   Beverly Hills, CA 90212                                                                                       Beverly Hills, CA 90210