BUSINESS LEASE



         1.       BASIC TERMS. This SECTION 1 contains the Basic Terms of this

Lease between Landlord and Tenant, named below. Other Sections of the Lease

referred to in this SECTION 1 explain and define the Basic Terms and are to be

read in conjunction with the Basic Terms.



                  1.1.     Date of Lease: August 25, 2003



                  1.2.     Landlord: FIRST INDUSTRIAL DEVELOPMENT SERVICES,

                           INC., A MARYLAND CORPORATION



                  1.3.     Tenant: ASSET ACCEPTANCE, LLC, A DELAWARE LIMITED

                           LIABILITY COMPANY (2800 S. FALKENBURG ROAD,

                           RIVERVIEW, FL 33569)



                  1.4.     Premises: Approximately 52,280 rentable square feet

                           included in the BUILDING (as hereinafter defined), TO

                           BE CONSTRUCTED ON THE PROPERTY.



                  1.5.     Property: See EXHIBIT A-1, A-2 AND A-3.



                  1.6.     Lease Term: FIVE (5) years and FOUR (4) months

                           ("TERM"), commencing FEBRUARY 1, 2004 ("COMMENCEMENT

                           DATE") and ending MAY 31, 2009, subject to SECTION

                           2.3 below, ("EXPIRATION DATE").



                  1.7.     Permitted Uses: (See SECTION 4.1) GENERAL OFFICE



                  1.8.     Tenant's Guarantor: (if none, so state): NONE



                  1.9.     Brokers: (See SECTION 23; if none, so state)



                                    (A) Tenant's Broker: CARTER & ASSOCIATES,

                           L.L.C. / VAUGHAN & ASSOCIATES LLC



                                    (B) Landlord's Broker: CUSHMAN & WAKEFIELD



                  1.10.    Security/Damage Deposit: (See SECTION 1.1) NONE



                  1.11.    Vehicle Parking Ratio Allocated Tenant: (See Section

                           4) NINE (9) spaces:1,000 square feet leased



                  1.12.    Initial year, monthly base rent (SEE SECTION 2.2):

                           $42,216.10



                  1.13.    Initial Estimated Additional Rent Payable by Tenant:

                           (SEE SECTION 3) $9,541.10 per month



                  1.14.    Tenant's Proportionate Share: 100%



         2.       LEASE OF PREMISES; RENT.



                  2.1.     LEASE OF PREMISES FOR LEASE TERM. Landlord hereby

                           leases the Premises to Tenant, and Tenant hereby

                           rents the Premises from Landlord, for the Term and

                           subject to the conditions of this Lease.



                  2.2.     TYPES OF RENTAL PAYMENTS. Tenant shall pay net base

                           rent to Landlord in monthly installments, in advance,

                           on the first day of each and every calendar month

                           during the Term of this Lease (the "BASE RENT") in

                           the amounts and for the periods set forth below:



                             Tenant Initial__________ Landlord Initial__________



                                       1

{PAGE}



{TABLE}

{CAPTION}

   LEASE PERIOD                        MONTHLY BASE RENT

   ------------                        -----------------

{S}                                    {C}

02-01-04 - 05-31-04                       $      -0-

06-01-04 - 05-31-05                       $42,216.10

06-01-05 - 05-31-06                       $43,271.50

06-01-06 - 05-31-07                       $44,353.29

06-01-07 - 05-31-08                       $45,462.12

06-01-08 - 05-31-09                       $46,598.68

{/TABLE}



Tenant shall also pay Tenant's Proportionate Share (as set forth in SECTION

1.14) of Operating Expenses (as hereinafter defined), Tenant's Proportionate

Share of any and all Reserve Expenses (as hereinafter defined) and any other

amounts owed by Tenant hereunder [collectively, "ADDITIONAL RENT"]. In the event

any monthly installment of Base Rent or Additional Rent, or both, is not paid

within 10 days of the date when due, a late charge in an amount equal to 5% of

the then delinquent installment of Base Rent and/or Additional Rent [the "LATE

CHARGE"; the Late Charge, Default Interest (as defined in SECTION 22.3 below),

Base Rent and Additional Rent shall collectively be referred to as "RENT"] to

FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC., 75 REMITTANCE DRIVE, SUITE 1066,

CHICAGO ILLINOIS 60675-1066 (or such other entity designated as Landlord's

management agent, if any, and if Landlord so appoints such a management agent,

the "AGENT"), or pursuant to such other directions as Landlord shall designate

in this Lease or otherwise in writing; PROVIDED HOWEVER, THAT ON THE FIRST TWO

INSTANCES OF ANY SUCH DELINQUENCY IN ANY CALENDAR YEAR, NO SUCH LATE CHARGE

SHALL APPLY IF PAYMENT IN FULL OF SUCH DELINQUENT INSTALLMENT IS RECEIVED BY

LANDLORD NOT LATER THAN THE FIFTH (5TH) DAY FOLLOWING DELIVERY BY LANDLORD TO

TENANT OF WRITTEN NOTICE OF SUCH DELINQUENCY (IT BEING ACKNOWLEDGED BY TENANT

THAT ANY SUCH ADDITIONAL FIVE (5) DAY NOTICE AND CURE PERIOD SHALL BE APPLICABLE

ONLY ON THE FIRST SUCH INSTANCE OF ANY SUCH DELINQUENT INSTALLMENT DURING ANY

GIVEN CALENDAR YEAR AND THAT LANDLORD SHALL OTHERWISE HAVE NO OBLIGATION TO

NOTIFY TENANT OF ANY SUCH DELINQUENCY).



                  2.3.     COVENANTS CONCERNING RENTAL PAYMENTS. Tenant shall

pay all Rent promptly when due, without notice or demand, and without any

abatement, deduction or setoff, except as may otherwise be expressly and

specifically provided in this Lease. No payment by Tenant, or receipt or

acceptance by Agent or Landlord, of a lesser amount than the correct Rent shall

be deemed to be other than a payment on account, nor shall any endorsement or

statement on any check or letter accompanying any payment be deemed an accord or

satisfaction, and Agent or Landlord may accept such payment without prejudice to

its right to recover the balance due or to pursue any other remedy available to

Landlord. If the Commencement Date occurs on a day other than the first day of a

calendar month, the Rent due for the first calendar month of the Term shall be

prorated on a per diem basis and paid to Landlord on the Commencement Date, and

the Term will be extended to terminate on the last day of the calendar month in

which the Expiration Date stated in SECTION 1.6 occurs.



         3.       OPERATING EXPENSES.



                  3.1.     DEFINITIONAL TERMS RELATING TO ADDITIONAL RENT. For

purposes of this Section and other relevant provisions of the Lease:



                           3.1.1.   OPERATING EXPENSES. The term "Operating

Expenses" shall mean all costs and expenses paid or incurred with respect to the

ownership, repair, replacement, restoration, maintenance and operation of the

Property, including, without limitation, the following: (i) services provided

directly by employees of Landlord or Agent in connection with the operation,

maintenance or rendition of other services to or for the Property; (ii) to the

extent not separately metered, billed, or furnished, all charges for utilities

and services furnished to either or both of the Property and the Premises

(including, without limitation, the Common Areas [as hereinafter defined]),

together with any taxes on such utilities; (iii) all premiums for casualty,

workers' compensation, liability, boiler, flood and all other types of insurance

provided by Landlord and relating to the Property, all third party

administrative costs incurred in connection with the procurement and

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