Building Lease



                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION



           STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE -- GROSS

                (DO NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS)



1. BASIC PROVISIONS ("BASIC PROVISIONS").



     1.1 PARTIES:  This Lease  ("LEASE"),  dated for  reference  purposes  only,

September  21, 1998,  is made by and between  Bernie  Huberman and Dan Rosenthal

("LESSOR")  and  Southern  California  Logo,  Inc.,  a  California   Corporation

("LESSEE"), (collectively the "PARTIES," or individually a "PARTY").



     1.2  PREMISES:  That  certain real  property,  including  all  improvements

therein or to be provided by Lessor under the terms of this Lease,  and commonly

known as 207 West 138th Street, Los Angeles 90061,  located in the County of Los

Angeles  (Unincorporated Area), State of California,  and generally described as

(describe briefly the nature of the property and, if applicable,  the "PROJECT",

if the property is located within a Project) approximately 25,000 square feet of

building situated on a parcel of land measuring approximately 42,000 square feet

("PREMISES"). (See also Paragraph 2)



     1.3 TERM: Six (6) years and 0 months ("ORIGINAL  TERM") commencing  October

1, 1998 ("COMMENCEMENT  DATE") and ending October 1, 2004 ("EXPIRATION  DATE")).

(See also Paragraph 3)



     1.4 EARLY POSSESSION:  Not applicable ("EARLY POSSESSION DATE").  (See also

Paragraphs 3.2 and 3.3)



     1.5 BASE RENT: $10,418.00 per month ("BASE RENT"), payable on the first day

of each month commencing on October 1, 1998. (See also Paragraph 4)



[x] If this box is checked, there are provisions in this Lease for the Base Rent

to be adjusted.



     1.6 BASE RENT PAID UPON  EXECUTION:  $10,418.00 as Base Rent for the period

of October 1998.



     1.7 SECURITY DEPOSIT: $ 0 ("SECURITY DEPOSIT"). (See also Paragraph 5)



     1.8 AGREED USE: the manufacture, embroidery and distribution of promotional

garments and related uses. (See also Paragraph 6)



     1.9 INSURING PARTY: Lessor is the "INSURING PARTY". (See also Paragraph 8)



     1.10 REAL ESTATE BROKERS: (See also Paragraph 15)



     (a) REPRESENTATION:  The following real estate brokers  (collectively,  the

"BROKERS")  and  brokerage   relationships  exist  in  this  transaction  (check

applicable boxes):



[]  None represents Lessor exclusively ("LESSOR'S BROKER");



[]  None represents Lessee exclusively ("LESSEE'S BROKER"); or



[ ] _________________________ represents both Lessor and Lessee ("DUAL AGENCY").



                                       1

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BASIC PROVISIONS - continued



     (b) PAYMENT TO BROKERS:  Upon  execution and delivery of this Lease by both

Parties,  Lessor  shall pay to the Broker  the fee  agreed to in their  separate

written  agreement  (or if  there is no such  agreement,  the sum of N/A% of the

total Base Rent for the brokerage services rendered by said Broker).



     1.11  GUARANTOR.  The  obligations of the Lessee under this Lease are to be

guaranteed by Not applicable ("GUARANTOR"). (See also Paragraph 37)



     1.12  ADDENDA  AND  EXHIBITS.  Attached  hereto is an  Addendum  or Addenda

consisting  of  Paragraphs  50 through  ____ and  Exhibits  ____________________

_________________________________, all of which constitute a part of this Lease.



2. PREMISES.



     2.1 LETTING.  Lessor hereby leases to Lessee, and Lessee hereby leases from

Lessor,  the Premises,  for the term, at the rental,  and upon all of the terms,

covenants and  conditions  set forth in this Lease.  Unless  otherwise  provided

herein,  any  statement  of size set forth in this Lease,  or that may have been

used in  calculating  rental,  is an  approximation  which the Parties  agree is

reasonable  and the rental based  thereon is not subject to revision  whether or

not the actual size is more or less.



     2.2 CONDITION.  Lessor shall deliver each phase of the Premises broom clean

and free of  debris  on the  Commencement  Date or the  Early  Possession  Date,

whichever  first  occurs  ("START   DATE"),   and  warrants  that  the  existing

electrical,  plumbing,  fire sprinkler  shall be in good operating  condition on

said date and that the surface  and  structural  elements  of the roof,  bearing

walls and foundation of any buildings on the Premises (the "BUILDING")  shall be

free of material  defects.  If a non-compliance  with said warranty exists as of

the Start  Date,  Lessor  shall,  except as  otherwise  provided  in this Lease,

promptly  after  receipt  of  written  notice  from  Lessee  setting  forth with

specificity  the  nature  and  extent of such  non-compliance,  rectify  same at

Lessor's expense.



     2.3 COMPLIANCE.  Lessor warrants that the improvements on each phase of the

Premises comply with all applicable  laws,  covenants or restrictions of record,

building codes, regulations and ordinances ("APPLICABLE REQUIREMENTS") in effect

on the Start Date.  Said warranty does not apply to the use to which Lessee will

put the Premises or to any Alterations or Utility  Installations  (as defined in

Paragraph 7.3(a)) made or to be made by Lessee.



If the  Premises  do not comply  with said  warranty,  Lessor  shall,  except as

otherwise provided, promptly after receipt of written notice from Lessee setting

forth with specificity the nature and extent of such non-compliance, rectify the

same at Lessor's  expense.  If Lessee does not give Lessor  written  notice of a

non-compliance with this warranty within twelve (12) months following completion

of Phase III,  correction  of that  non-compliance  shall be the  obligation  of

Lessee at Lessee's sole cost and expense.  If the  Applicable  Requirements  are

hereafter  changed (as opposed to being in existence at the Start Date, which is

addressed in Paragraph  6.2(e)  below) so as to require  during the term of this

Lease the  construction of an addition to or an alteration of the Building,  the

remediation of any Hazardous  Substance,  or the reinforcement or other physical

modification of the Building  ("CAPITAL  EXPENDITURE"),  Lessor and Lessee shall

allocate the cost of such work as follows:

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