Leased Premises: Approximately 3,424 SQFT rentable square feet of office space located on the SECOND floor of the Building and commonly known as Suite #210, as outlined on the Floor Plan attached hereto as Exhibit "B". Permitted Use: General Office...

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                                                                    Exhibit 10.9



                              AIRPORT PLAZA LEASE

Date:                         November 25, 1998

Landlord:                     Xxxxxxx Associates
                              a California Partnership

Landlord's Address:           000 Xxxxxx Xxxxxxx Xxxx, Xxxxx 000
                              Xxxxxxxxx, XX 00000-0000

Tenant:                       GOLF ONE INDUSTRIES, INC. DBA XXXX XXXXXX

Tenant's Address:             0000 Xxxxxxxx Xxxxxx Xxxxx, Xxxxx #000
                              Xxxxxx, XX 00000

Property:                     0000-0000 Xxxxxxxx Xxxxxx Xxxxx, Xxxxxx, XX 00000

Building:                     That certain office building located at 0000
                              Xxxxxxxx Xxxxxx Xxxxx and situated on the
                              Property, and the landscaping, parking facilities,
                              and all other improvements and appurtenances to
                              the Property.

Leased Premises:              Approximately 3,424 SQFT rentable square feet of
                              office space located on the SECOND floor of the
                              Building and commonly known as Suite #210, as
                              outlined on the Floor Plan attached hereto as
                              Exhibit "B".

Permitted Use:                General Office Use

Lease Term:                   THREE YEARS (3) years and ZERO MONTHS (0) months

Scheduled Commencement Date:  DECEMBER 15, 1998

Monthly Basic Rent:           FOUR THOUSAND NINE HUNDRED SIXTY FIVE AND 00/100
                              DOLLARS ($4,965.00)

Security Deposit:             FIVE THOUSAND SIX HUNDRED FIFTY AND 00/100
                              DOLLARS ($5,650.00)

Base Year Costs:              1998 actual Operating Cost per rentable square
                              foot adjusted to 95% occupancy.

Building Hours:               Twenty-four access to Suite. HVAC from 6:30 a.m.
                              to 7:00 p.m., Monday through Friday.

Parking Spaces:               FOURTEEN SPACES

Parking Charge:               N/A

Guarantors:                   N/A

Broker:                       BRIT CORPORATION AND XXXXX & XXXXX

Metropolitan Area:            Irvine, California

Late Charge Percentage:       Ten Percent (10%)

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Riders:             1 - Hazardous Materials
-------             2 - Additional Provisions

                    Exhibits
                    --------
                    A - Floor Plan
                    D - Building Rules and Regulations