Second Lease Amendment between Smallwood Village Associates and American Rental Management Company (with Interstate Business Corporation Guarantee)

LEASE AMENDMENT II

THIS LEASE AMENDMENT (the "Amendment") is made as of the 24^th day of July, 2002 by and between SMALLWOOD VILLAGE ASSOCIATES ("Landlord") and AMERICAN RENTAL MANAGEMENT COMPANY ("Tenant").

WITNESSETH:

WHEREAS, Landlord and Tenant entered into a lease for certain space in Smallwood Village Center, St. Charles, Maryland dated August 25, 1995 (the "Lease"), and

WHEREAS, Lease was amended by Lease Amendment dated September 5, 1995; and

WHEREAS, Lease was assigned to American Rental Management Company by Assignment and Assumption dated September 1, 2000; and

WHEREAS, Tenant requests to exercise it's Option to Extend the Lease for it's first period of five (5) years beginning September 1, 2005.

NOW, THEREFORE, in consideration of the premises and the mutual covenants and agreements contained herein, the parties agree as follows:

1. Landlord hereby extends Tenant's Lease Agreement exercising it's first Option to Extend the Lease five (5) additional years beginning September 1, 2005 and terminating August 31, 2010.
2. Except as specifically modified by this Amendment, the terms and provisions of the Lease will continue in full force and effect, including but not limited to Paragraph 6e.

Page 1 of 2

IN WITNESS WHEREOF, the undersigned has duly executed this Amendment, or caused this Amendment to be executed by their duly authorized representative:

State of Maryland
S.S.
County of Charles

Before me, a Notary Public in and for the jurisdiction aforesaid, personally appeared this date J. Michael Wilson.. Personally well known (or satisfactorily proven) to me to be the President of Interstate Business Corporation a Delaware corporation, who being by me first duly sworn, did acknowledge that he/she, as the duly authorized officer of said Corporation, executed the foregoing and annexed instrument, in the name and on behalf of the Corporation, as its free act and deed for the uses and purposes contained herein.

WITNESS my hand and official seal this 12^th day of September 2002.

State of Maryland
S.S.
County of Charles

Before me, a Notary Public in and for the jurisdiction aforesaid, personally appeared this date Paul Resnik. Personally well known (or satisfactorily proven) to me to be the Senior Vice President of American Rental Management Company a ____________________, who being by me first duly sworn, did acknowledge that he/she, as the duly authorized officer of said Corporation, executed the foregoing and annexed instrument, in the name and on behalf of the Corporation, as its free act and deed for the uses and purposes contained herein.

WITNESS my hand and official seal this 12^th day of September 2002.

Page 2 of 2

August 22, 2002

Smallwood Village Associates
222 Smallwood Village Center
St. Charles, Maryland 20602

American Rental Management Company
222 Smallwood Village Center
St. Charles, Maryland 20602

Re: Lease from Smallwood Village Associates
To American Rental Management Company

Ladies and Gentlemen:

In connection with the lease amendment dated July 24, 2002 (the "ARMC Lease") between Smallwood Village Associates ("SVA"), as Landlord, and American Rental Management Company ("ARMC"), as Tenant, the undersigned, Interstate Business Corporation ("IBC"), agrees that should ARMC decide to vacate the premises, IBC will assume all of ARMC's rights and obligations under the Lease Agreement including all Amendments.

We understand that you will rely on the assurance provided in this letter and that you may disclose this letter to lender(s) with mortgage(s) or deed(s) of trust on the Smallwood Village Center property.

Very truly yours,