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:                     ▇▇▇▇▇▇▇ Associates
                              a California Partnership

Landlord's Address:           ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇ ▇▇▇
                              ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇-▇▇▇▇

Tenant:                       GOLF ONE INDUSTRIES, INC. DBA ▇▇▇▇ ▇▇▇▇▇▇

Tenant's Address:             ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇ #▇▇▇
                              ▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇

Property:                     ▇▇▇▇-▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇

Building:                     That certain office building located at ▇▇▇▇
                              ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇ 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 ▇▇▇▇▇ & ▇▇▇▇▇

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