EXHIBIT 10.8

                                               PURCHASE AND SALE AGREEMENT


         THIS PURCHASE AND SALE AGREEMENT("Agreement") is made December 15, 1995
by and between RUBIN-SADD  DEVELOPMENT COMPANY  (hereinafter the "Seller"),  and
SIERRA BANK OF NEVADA (hereinafter "the Buyer"),  or its nominee,  whose address
is 3301 S. Virginia Street,  P.O. Box 10925, Reno, Nevada 89510.  Seller and the
Buyer agree to incorporate the following recitals into this Agreement:

                                                  W I T N E S S E T H:

         WHEREAS,  Seller desires to sell that vacant and  undeveloped  property
shown on the attached  parcel map  currently  consisting of  approximately  1.37
acres,  located at the  Southwest  Corner of Nye Lane and  Highway  395  (Carson
Street),  in the City of  Carson  City,  County  of  Carson,  State of Nevada as
further described in Exhibit "A" attached hereto and incorporated herein by this
reference as if set forth in full herein  (hereinafter  the  "Property")  to the
Buyer; and,

         WHEREAS, the Buyer wishes to purchase said Property on the terms
and conditions set forth in this Agreement;

         NOW,  THEREFORE,  Seller  and the Buyer  agree to the  following  terms
related to said sale:

         1. Property Sold by Seller to the Buyer;  Preparation of Property.  The
Property to be sold is  currently  1.37  acres.  During the  contingency  period
stated  below in Paragraph  6, in addition to other  rights  described  therein,
Buyer may propose a reduction in the size and  configuration of the Property and
thereby  reduce  the  actual  Property  sold to not less than 1.00 acre with the
prior reasonable consent of Seller not to be withheld.  Said Property sold shall
consist of vacant undeveloped property and any and all existing rights, benefits
and permits,  including any applicable water rights. At the time of Closing, the
Property shall be in compliance with governmental  requirements  regarding flood
control  and  drainage  control.  During the  contingency  period  described  in
Paragraph 6, Buyer may procure, at Seller's cost,  engineering  report(s) not to
exceed the sum of $1,200 to determine  that the  Property  will be at Closing in
compliance with said flood and drainage governmental requirements. The report(s)
shall include all known  governmental  requirements as to drainage  whether they
are city, county, state or federal  requirements.  The Buyer shall have ten (10)
days after being provided with a copy of the engineering report(s) to approve or
disapprove  of the findings  thereof.  If the Buyer does not object  within said
period,  the  condition  of  title  shall be  deemed  approved  and  only  those
exceptions shall be shown on the owners and lenders policies of title insurance.
In  addition,  Seller  agrees that sewer,  water and power shall be drawn to the
Property boundary to a specific  location to be specified by Buyer.  Buyer shall
be responsible for grading the building pad to be located on the Property.


<PAGE>



         2. Deed; Vesting of Title; Title; Title Insurance;  Taxes. Seller shall
convey, by appropriate  Grant,  Bargain and Sale deed, fee title to the Property
to the Buyer or its nominee,  upon Closing of escrow,  as defined below.  Seller
shall  purchase,  at  Seller's  cost,  a standard  CLTA  owners  policy of title
insurance with appropriate  endorsements  insuring  Buyer's  ownership with only
normal  easements and  restrictions  shown as exceptions  thereto.  Seller shall
provide the Buyer with a preliminary report, including all encumbrances filed or
to be filed  regarding  the Property  (including,  but not limited to easements,
covenants,  conditions and restrictions or any other liens) concerning the title
condition to the Property not later than fifteen (15) days after this  Agreement
is fully  executed.  The Buyer shall have fifteen (15) days after being provided
with a copy of the preliminary report to object to any liens or conditions shown
thereon including any and all existing  utilities.  If the Buyer does not object
within said period,  the  condition  of title shall be deemed  approved and only
those exceptions shall be shown on the owners policy of title insurance.  If the
Buyer does object,  the Buyer shall deliver the  objections in writing to Seller
and Seller shall have an additional  thirty (30) days to correct any and all the
objections to title,  or, at its  election,  cancel this  Agreement.  All taxes,
assessments and special districts shall be prorated to the Closing between Buyer
and Seller.  Seller  shall,  at Seller's sole cost and expense,  deliver  normal
utility  lines to within five (5) feet  inside the  property  line.  Ingress and
egress as to the Property  shall be agreed to during the  contingency  period by
and between Seller and Buyer. Consent to Buyer's suggested ingress and egress by
Seller shall not be unreasonably withheld.

         3. Purchase  Price.  The Purchase  Price shall be based upon the actual
square footage  contained  within the acreage  purchased as set forth in Exhibit
"A"  multiplied  by Nine Dollars and Fifty Cents  ($9.50) per square  foot.  The
purchase price shall be paid in United States  currency or its equivalent as set
forth in Paragraph 4.

         4. Terms For  Payment Of Purchase  Price.  The terms for payment of the
purchase  price for the Property shall be as follows:  (i) a refundable  earnest
money deposit of Ten Thousand  Dollars  ($10,000.00)  ("Earnest  Money"),  which
which is already in  possession  of Broker on behalf of Seller,  and which shall
become  forfeitable and nonrefundable when and if the contingencies set forth in
Paragraph 6 are waived or lapse;  and (ii) remaining  balance shall be paid cash
at Closing of escrow.

         5. Escrow;  Closing of Escrow;  Costs of Escrow.  This Agreement  shall
also  serve as escrow  instructions.  Escrow  shall be opened at  Western  Title
Company,  Reno,  Nevada  within two (2) business  days  following the removal or
lapsing of contingencies set forth in Paragraph 6, unless extended in writing by
Seller and the Buyer,  escrow  shall be closed on or before  January  31,  1996,
unless terminated earlier hereunder (the "Closing");  provided,  however,  Buyer
may extend escrow until March 15, 1996 by increasing  the earnest money from Ten
Thousand Dollars ($10,000.00) to Twenty Five Thousand Dollars ($25,000.00),  all
of which will be forfeitable,  no later than January 31, 1996.  Seller shall pay
all  deed  recordation  costs.  Seller  and the  Buyer  shall  share  all  other
reasonable and customary costs of Closing


<PAGE>



escrow in accordance  with the standard  practice of Western Title Company.  The
Buyer shall be provided with access and  possession to the Property upon Closing
of escrow.

         6. Period To Study Feasibility of Property.  Buyer shall have the right
to study the  Property  and  determine  if it is  feasible  for  Buyer's use and
intended  purpose,  including,  but not limited to,  access (both from  existing
roads and future ramps), signage (upon and around the building and in any common
areas or sign easement locations), zoning and use restrictions,  parking, soils,
common area restrictions (including architectural  restrictions),  water rights,
regulatory approvals and similar matters.  Buyer's feasibility  study(ies) shall
be  completed no later than  January 31,  1996.  Seller shall  cooperate in this
regard by allowing  Buyer access to  information  regarding the site,  including
traffic and utility  plans and by allowing  soil  samples and test  drilling and
related inspections and surveys by Buyer;  provided,  however, that Buyer agrees
not to do anything that would  permanently  damage the Property without Seller's
permission  and  hereby  agrees to defend  and hold  Seller  harmless  as to any
actions it has taken with regard to said tests.  The costs of each test shall be
borne by Buyer except as specified  in  Paragraph 1. At the  conclusion  of said
period,  if Buyer has not notified  Seller of its  intention  to  terminate  the
Agreement,   the  Earnest  Money  shall  become   forfeitable   and  except  for
contingencies  that  must be  satisfied  by  either  party at  close,  all other
contingencies  shall be removed.  If Buyer notifies  Seller prior to January 31,
1996 that the Agreement will not be pursued and is being terminated, the Earnest
Money shall be promptly refunded to Buyers and this transaction terminated.

         7. Hazardous Waste and Materials.  Buyer may obtain, at Buyers expense,
a Phase I environmental  report  demonstrating  that the Property is free of any
improper or illegal contamination. If Seller has such a report, Seller agrees to
provide same to Buyer.  Said report may predate this  Agreement,  but may not be
greater  than  Two (2)  years  old if it does  predate  this  Agreement.  Seller
warrants to Buyer that Seller is not aware of any hazardous materials, regulated
substances,  tanks (whether leaking or not), or waste ("Hazardous  Waste") on or
under the Property and no action,  citation or remediation is currently required
or pending against the Property to the best belief and knowledge of either party
hereto.  The term  "hazardous  materials",  "hazardous  substances",  "Hazardous
Waste(s)"  and  "regulated  substances"  include,  but are not  limited  to, any
material or regulated substance ("Regulated Substances") which are designated as
a hazardous substance, regulated substance or waste pursuant to Federal or State
statutes.  Seller and the Buyer agree that in the event any Hazardous  Waste and
Regulated Substances are discovered prior to closing of escrow, Seller agrees to
remove,  at Sellers  expense,  and within a  reasonable  time to be  approved by
Buyer,  same from the Property in accordance  with applicable  local,  State and
Federal  laws or at Buyers or Sellers  election to cancel this escrow and refund
all sums paid by Buyer.

         8. Miscellaneous.  This Agreement shall be construed according to
the laws of the State of Nevada. Buyer shall notify Seller of any
nominee that may substitute for the Buyer listed above and, if
substituted, Seller agrees to look to said substitute Buyer in place


<PAGE>



and stead of  Sierra  Bank of  Nevada.  This  Agreement  represents  the  entire
agreement by and between the parties and may be modified only in writing, signed
by all the parties hereto.  The terms set forth herein shall include  masculine,
feminine, plural and neuter terms, where appropriate.  Time is of the essence in
this Agreement. This Agreement is binding on the heirs, assigns, representatives
of the parties hereto.  This Agreement may not be assigned,  except as set forth
in this Agreement.  The parties executing this Agreement covenant that they have
the  authority  to do so. Any  commissions  due or to be due with regard to this
sale shall be paid by Seller  pursuant to agreements  the Seller has  previously
entered into.

         9.  Acceptance.  This Agreement must be accepted and  countersigned  by
Seller on or before December 19, 1995 at 5:00 p.m. Nevada time, unless withdrawn
sooner by Buyer,  or it shall  automatically  expire and lapse.  Any  attempt to
accept this Agreement after that time shall be construed as a  counter-offer  by
Seller, which Buyer may accept or reject.

         IN WITNESS  WHEREOF,  we have executed  this  Agreement on the date set
forth above.

SIERRA BANK OF NEVADA, or nominee
a Nevada Banking Corporation



By:      /s/ Dave McNinch
         Dave McNinch

Its:     Sr. Vice President, Central Service


Accepted and agreed to by:

RUBIN-SADD DEVELOPMENT COMPANY


By:      /s/ Adeeb Sadd

Its:     President


<PAGE>



                                                       EXHIBIT "A"

                                                  PROPERTY DESCRIPTION


SEE ATTACHED AND HIGHLIGHTED PORTIONS OF PARCEL MAP APPENDED HERETO AND
INCORPORATED HEREIN


<PAGE>