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EXHIBIT 10.38 LEASE AGREEMENT ARTICLE I: BASIC TERMS 1.01. Date of Lease: June 1, 1998 1.02. Landlord: Richard J. Ranger Address of 31750 S.W. Village Crest Ln. Landlord: Wilsonville, OR 97070 1.03. Tenant: Higginbotham Audio/Visual Solutions Address...