EXHIBIT 10.10.1
                                                                 ---------------

          COMMERCIAL/INVESTMENT REAL ESTATE PURCHASE AND SALE AGREEMENT

1.   REAL ESTATE OFFICES: LISTING AGENCY is For Sale By Owner
     SELLING AGENCY is Hopkins Financial Services, Inc.

2.   BUYER: Hopkins Real Estate Investment #I, LLC., and/or Assignees

3.   PROPERTY ADDRESS AND LEGAL DESCRIPTION: The property commonly known as 5777
     N. Meeker Ave. (Approximately 7.74 acres ), City of Boise, County of Ada,
     Idaho legally described as a: See Alta Survey and Legal Description

4.   PRICE/TERMS: Total purchase price is $4,800,000  - cash down payment,
     including Earnest Money deposit.

5.   EARNEST MONEY: Buyer hereby deposits $10,000 as Earnest Money evidenced by
     a personal check and a receipt is hereby acknowledged. Earnest Money to be
     deposited in trust account upon acceptance by all parties and shall be held
     by Selling Broker for the benefit of the parties hereto, and Hopkins
     Financial Services (Broker) shall hold the completely executed Broker's
     copy of this Agreement. This responsible Broker shall be Randall Hopkins.

6.   INCLUDED ITEMS:

(a)  All attached floor coverings, attached television antennae, satellite dish
     (es) and receiving equipment, attached plumbing, bathroom lighting
     fixtures, window screens, screen doors, storm windows, storm doors, window
     coverings, exterior trees, plants or shrubbery, water heating apparatus and
     fixtures, attached fireplace equipment, awnings, ventilating cooling and
     heating systems, built-in and "drop-in" ranges (but excepting all other
     ranges), fuel tanks that are now on or used in connection with the premises
     shall be included in the sale unless otherwise provided herein.

(b)  Irrigation fixtures and equipment, and any and all, if any, water and water
     rights, and any and all, if any, ditches and ditch rights that are
     appurtenant thereto that are now on or used in connection with the premises
     shall be included in the sale unless otherwise provided herein.

(c)  Other items specifically included in this sale: All land, building, and
     site improvements contained within the said legal description to be
     conveyed.

(d)  Items specifically excluded in this sale: 2-satellite dishes and air
     conditioners that were installed by the tenant for the Data Closet. In
     addition, all equipment and wiring located within the Data Closet is
     excluded from the sale.

7.   ADDITIONAL TERMS, CONDITIONS AND/OR CONTINGENCIES: The closing of this
     transaction is contingent upon written satisfaction or waiver of conditions
     outlined in the attached addendum #1,2,3,4. Buyer will have until September
     10, 2003 to satisfy or waive all conditions and/or contingencies.

8.   TITLE COMPANY/CLOSING AGENCY: A) The parties agree that First American
     Title Company shall provide any required Title Policy and preliminary
     report of commitment. B) The Closing Agency for this transaction shall be
     First American. Each party agrees to pay one-half of the Closing Agency's
     fee.

9.   TITLE INSURANCE: Seller agrees to pay for a standard Owner's or Purchaser's
     Title Policy premium for this  transaction.  Purchaser's  Extended Coverage
     Title  Policy is not  requested.  Additional  premium  to be paid by buyer.
     Title Company to provide all parties to this  Agreement  with a preliminary
     Title  Report on or before  September  5,  2003.  Buyer  shall  have  until
     September  10, 2003 to object in writing to the  condition  of the title as
     set for in the  report.  In the event  buyer makes  written  objection  the
     title,

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     seller shall have reasonable time, not to exceed 3 business day(s), to cure
     any defects of title or provide  affirmative Title Insurance  coverage.  In
     the event that Seller refuses to cure defects of title, buyer may elect, as
     its sole remedy,  to either terminate this Agreement or cure the defects at
     Buyer's  expense,  or  proceed to  closing,  taking  title  subject to such
     defects.  If Buyer  does not so  object,  Buyer  shall  be  deemed  to have
     accepted the condition of the title. In the event Buyer elects to terminate
     the  Agreement  due to  unsatisfactory  title  conditions,  Buyer  shall be
     entitled to the return of all refundable  deposits made by Buyer,  but that
     such return of deposits  shall not  constitute  a waiver of other  remedies
     available to the Buyer.  The Title  Company  shall  deliver the final Title
     Insurance policy to Buyer as soon as possible after closing.

10.  ESCROW/COLLECTION: If a long-term escrow/collection is involved, then the
     escrow/collection holder shall be N/A. Each party agrees to pay one-half of
     escrow/collection fees and escrow setup fees.

11.  CLOSING DATE: On or before the closing date, Buyer and Seller shall deposit
     with the Closing Agency all funds and instruments necessary to complete the
     sale. The closing date shall be no later than September 24, 2003. "Closing
     Date" means the date on which all documents are either recorded or accepted
     by an escrow/collection agency and the sale proceeds are available to
     Seller.

12.  POSSESSION/PRORATION: Buyer shall be entitled to possession on the day of
     closing or N/A. Taxes and water assessments (using the last available
     assessment as a basis), rents, insurance premiums, interest and reserve on
     liens, encumbrances or obligations assumed and utilities shall be prorated
     as of the day of closing or (Must Be Paid Current). Any tenant deposits
     held by Seller shall be credited to Buyer at closing.

13.  DEFAULT: If Buyer defaults in the performance of this Agreement, Seller has
     the option: (1) accepting the Earnest Money as liquidated damages, or (2)
     pursuing any other lawful right or remedy to which Seller may be entitled.
     If Seller elects to proceed under (1), Seller shall make demand upon the
     holder of the Earnest Money, upon which demand said holder shall pay from
     the Earnest Money the costs incurred by Seller's Broker on behalf of Seller
     and Buyer related to the transaction, including, without limitation, the
     costs of title insurance, escrow fees, credit report fees, inspection fees
     and attorney's fees; and said holder shall pay any balance of the Earnest
     Money, one-half to Seller and one-half to Seller's Broker, provided that
     the amount to be paid to Seller's Broker shall not exceed the Broker's
     agreed to commission. Seller and Buyer specifically acknowledge and agree
     that if Seller elects to accept the Earnest Money as liquidated damages,
     such shall be the Seller's sole and exclusive remedy, and such shall not be
     considered a penalty or forfeiture. If Seller elects to proceed under (2),
     the holder of the Earnest Money shall be entitled to pay the cost incurred
     by Seller's Broker on behalf of Seller and Buyer related to the
     transaction, including, without limitation, the costs of Brokerage fee,
     title insurance, escrow fees, credit report fees, inspection fees, and
     attorney's fees, with any balance of the Earnest Money to be held pending
     resolution of the matter. If Seller defaults, having approved said sale and
     fails to consummate the same as herein agreed, Buyer's Earnest Money
     deposit shall be returned to him/her and Seller shall pay for the costs of
     title insurance, escrow fees, credit report fees, inspection fees,
     Brokerage fees and attorney's fees, if any. This shall not be considered a
     waiver by Buyer of any other lawful right or remedy to which Buyer may be
     entitled.

14.  ATTORNEY'S FEES: If either party initiates or defends any arbitration or
     legal action or proceedings, which are in any way connected with this
     Agreement, the prevailing party shall be entitled to recover from the
     non-prevailing party reasonable costs and attorney's fees, including such
     costs and fees on appeal.

15.  EARNEST MONEY DISPUTE/INTERPLEADER: Notwithstanding any termination of this
     contract, Buyer and Seller agree that in the event of any controversy
     regarding the Earnest Money and things of value held by Broker or closing
     agency, unless mutual written instructions are received by the holder of
     the Earnest Money and things of value, Broker or closing agency shall not
     be required to take any action, but may await any proceeding, or at
     Broker's or closing agency's option and sole discretion,

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     may interplead all parties and deposit any moneys or things of value into a
     court  of  competent   jurisdiction  and  shall  recover  court  costs  and
     reasonable attorney's fees.

16.  TITLE CONVEYANCE: Title of Seller is to be conveyed by warranty deed and is
     to be marketable and insurable except for rights reserved in federal
     patents, building or use restrictions, building and zoning regulations and
     ordinances of any governmental unit, rights of way and easements
     established or of record and any other liens, encumbrances or defects
     approved by Buyer.

17.  RISK OF LOSS: Should the Property be materially damaged by fire or other
     cause prior to closing, unless Buyer has taken possession prior to closing
     by Agreement, this Agreement shall be voidable at the option of Buyer.

18.  CONDITION OF PROPERTY AT CLOSING: Buyer agrees to purchase the Property in
     as-is-condition, where is, with all faults. Buyer will assume all
     obligations with respect to the Property. Seller shall maintain the
     Property until the closing in its present condition, ordinary wear and tear
     excepted, and loss by casualty.

19.  INSPECTION: Buyer shall have the right to conduct inspections,
     investigations, tests, surveys and other studies at Buyer's expense. Buyer
     shall, within 7 business days of acceptance, complete these inspections and
     give to Seller written notice of items disapproved of. Buyer is strongly
     advised to exercise these rights and to make Buyer's own selection of
     professionals with appropriate qualifications to conduct inspections of the
     entire property. Buyer's acceptance of the condition of the property is a
     contingency of this Agreement. Buyer chooses to have inspection.

     SATISFACTION/REMOVAL OF INSPECTION CONTINGENCIES:

     1.   If Buyer  does not within the strict  time  period  specified  give to
          Seller   written   notice  of  items   disapproved   of,  Buyer  shall
          conclusively  be  deemed  to  have:  (a)  completed  all  inspections,
          investigations,  review of applicable  documents and disclosures;  (b)
          elected to proceed with the transaction and (c) assumed all liability,
          responsibility  and expense for repairs or corrections  other than for
          items  with  Seller  has  otherwise  agreed  in  writing  to repair or
          correct.

     2.   If Buyer does within the strict time period  specified  give to Seller
          written notice of items  disapproved of, Buyer shall provide to Seller
          pertinent section(s) of written inspection reports.  Seller shall have
          5 business days in which to respond in writing.  The Seller,  at their
          option,  may  correct  the items as  specified  by the Buyers in their
          letter or may elect not to do so. If the Seller  agrees to correct the
          items asked for in the Buyers  letter,  then both  parties  agree that
          they will continue with the transaction  and proceed to closing.  This
          will remove the Buyers inspection contingency.

     3.   If the Seller elects not to correct the  disapproved  items,  then the
          Buyer has the option of either continuing the transaction  without the
          Seller being responsible for correcting these deficiencies or give the
          Seller  written  notice  within 5  business  days  that  they will not
          continue  with the  transaction  and will receive  their Earnest Money
          back.

     4.   If Seller  does not respond  within the strict time period  specified,
          Buyer shall have the right to cancel this agreement in writing.

     5.   If Buyer does not give such written notice of cancellation  within the
          strict time periods  specified,  Buyer shall conclusively be deemed to
          have  elected  to  proceed  with the  transaction  without  repairs or
          corrections  other than for items which Seller has otherwise agreed in
          writing to repair or correct. Seller shall make the property available
          for all  Inspections.  Buyer shall keep the property free and clear of
          liens; indemnify and hold Seller harmless from all liability,  claims,
          demands,  damages and costs;  and repair any damages  arising from the
          Inspections.  No Inspections may be made by any governmental  building
          or zoning  inspector or government  employee without the prior consent
          of Seller, unless required by local law.

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20.  ANNEXATION AND CITY SERVICES: The property is located in the city limits
     now.

21.  ENTIRE AGREEMENT: This Agreement, including any Addendums or exhibits,
     constitutes the entire Agreement between the parties and no warranties,
     including any warranty of habitability, Agreements or representations have
     been made or shall be binding upon either party unless herein set forth.

22.  TIME IS OF THE ESSENCE IN THIS AGREEMENT.

23.  REPRESENATION CONFIRMATION: The broker working with the Buyer is acting as
     an Agent for the Buyer. The broker working with the Seller is acting as a
     nonagent for the seller. Each party signing this document confirms that he
     or she has received read and understood the Agency Disclosure Brochure and
     has elected the relationship confirmed above. In addition, each party
     confirms that the broker's agency office policy was made available for
     inspection and review. EACH PARTY UNDERSTANDS THAT HE OR SHE IS A
     "CUSTOMER" AND IS NOT REPRESENTED BY A BROKER UNLESS THERE IS A SIGNED
     WRITTEN AGREEMENT FOR AGENCY REPRESENTATION. Each party signing this
     document understand that the above confirmation DOES NOT create an agency
     relationship between the Broker and the Buyer and Seller and they are a
     CUSTOMER and NOT REPRESENTED by a Broker UNLESS there is a SEPARATE signed
     written agreement as required by Idaho Statute to create that relationship.

24.  AUTHORITY OF SIGNATORY: If Buyer or Seller is a corporation, partnership,
     trust, estate, or other entity, the person executing this agreement on its
     behalf warrants his or her authority to do so and to bind Buyer and Seller.

25.  ACCEPTANCE: Buyer's offer is made subject to the acceptance of Seller on or
     before September 4, 2003 at 5:00 p.m. If Seller does not accept this
     Agreement within the time specified, the entire Earnest Money shall be
     refunded to Buyer on demand.

26.  BUYER'S SIGNATURES: I/We further acknowledge receipt of a true copy of this
     Agreement.

SEE ATTACHED BUYER'S ADDENDUMS: 1,2,3,4

Buyer Signature /s/ Randy Hopkins
                -----------------------
Real Estate Investment #I, LLC, and or Assignees
September 3, 2003

27.  SELLERS SIGNATURES: On this date, I/We hereby approve and accept the
     transaction set forth in the above Agreement and agree to carry out all the
     terms thereof on the part of the Seller. I/We further acknowledge receipt
     of a true copy of this Agreement signed by both parties.

SIGNATURES SUBJECT TO THE ATTACHED ADDENDUMS: 1 to 4

Seller Signature  /s/ Karla K. Rosa
Extended Systems of Idaho, Incorporated
September 3, 2003

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                              ADDENDUM/AMENDMENT #1

This is an ADDENDUM to the Real Estate Purchase and Sale Agreement and Receipt
for Earnest Money.

Earnest Money Dated: September 3, 2003                        ID # HHC#2003-0002
ADDRESS: 5777 N. Meeker Ave. Boise, ID 83713
BUYER:   Hopkins Real Estate Investment #I, LLC. and/or Assignees
SELLER:  Extended Systems of Idaho, Incorporated and/or Assignees

The undersigned Parties hereby agree as follows:

1)   Randy  Hopkins is a licensed real estate broker in the State of Idaho and a
     managing member of the purchasing LLC.
2)   Buyer will disburse directly to the seller $10,000.00 of non-refundable and
     applied  toward the  purchase  price  earnest  money  after  receipt of the
     seller's signed acceptance of this agreement.
3)   This offer is contingent upon the Seller paying for, assigning, and
     delivering the following original reports on or before September 4, 2003
     for the buyer's written review and approval on or before September 10,
     2003: Legal Description/Plat map of the 7.74 acres and any lien waivers
     and/or receipts from recent tenant improvements to the building.
4)   The seller agrees to pay for all closing costs incurred from the closing of
     this transaction (I.E.: Standard Owners Policy, All Closing Fees, and a
     3.0% ($144,000.00) R.E. Commission Payable to Hopkins Financial Services,
     Inc.).
5)   This agreement is subject to the Seller's approval of obtaining both a Lot
     Split and Release from Skyline Corporation.
6)   Buyer and Seller agree to record the Option at the Ada County's  recorder's
     office using the property's legal  description that will be provided within
     the agreement.
7)   Upon removal of all  contingencies  on September 10, 2003, the buyer agrees
     to disburse directly to the seller an additional  $25,000 of non-refundable
     and applied toward the purchase price earnest money to the seller.

The herein agreement upon its execution by both parties, is made an integral
part of the aforementioned Agreement.

/s/ Randy Hopkins
--------------------
Buyer
September 3, 2003

/s/ Karla K. Rosa
--------------------
Seller
September 3, 2003

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                              ADDENDUM/AMENDMENT #2

This is an ADDENDUM to the Real Estate Purchase and Sale Agreement and Receipt
for Earnest Money.

Earnest Money Dated: September 3, 2003                        ID # HHC#2003-0002
ADDRESS: 5777 N. Meeker Ave. Boise, ID 83713
BUYER:   Hopkins Real Estate Investment #I, LLC. and/or Assignees
SELLER:  Extended Systems of Idaho, Incorporated and/or Assignees

The undersigned Parties hereby agree as follows:

This offer is subject to and contingent upon the buyer's written approval of the
following on or before September 10, 2003 or this offer is null and void:

1)   The buyer obtaining an investment group to purchase seller's property.
2)   Upon closing, the Seller simultaneously agrees to sign/execute a triple net
     master lease of the property for 10-year from the Buyer. (For example:
     Based upon the sales price of $4,800,000.00, the Seller agrees to triple
     net master lease the building for 10-years at $441,600.00 [$36,800.00
     Monthly]). See Addendum #3 for the additional terms and conditions of the
     Triple Net Master Lease.
3)   Upon closing, the buyer simultaneously agrees to grant the Seller/Lessee, a
     10-year Option to Purchase the property back. See Addendum #4 for the terms
     and conditions.
4)   Both the Buyer's and Seller's Legal Counsel's review and approval of the
     Purchase and Sale Agreement, Lease, and Option to Buy Documents. Seller
     acknowledges that they are in receipt of these documents for their legal
     counsels review and approval.

The herein agreement upon its execution by both parties, is made an integral
part of the aforementioned Agreement.

/s/ Randy Hopkins
--------------------
Buyer
September 3, 2003

/s/ Karla K. Rosa
--------------------
Seller
September 3, 2003

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                              ADDENDUM/AMENDMENT #3

This is an ADDENDUM to the Real Estate Purchase and Sale Agreement and Receipt
for Earnest Money.

Earnest Money Dated: September 3, 2003                        ID # HHC#2003-0002
ADDRESS: 5777 N. Meeker Ave. Boise, ID 83713
BUYER:   Hopkins Real Estate Investment #I, LLC. and/or Assignees
SELLER:  Extended Systems of Idaho, Incorporated and/or Assignees

The undersigned Parties hereby agree as follows:

Buyer/Lessor and Seller/Lessee agree to the following terms and conditions of
the triple net master lease. The master lease will be prepared by the buyer's
attorney and will be available for both the seller and their legal counsel's
review and approval on or before September 10, 2003:

1)   A triple net master leasing the property at a 9.2% Lease Rate with the
     Lessee's ability to Sub-Lease the property to other tenants.
2)   The Lessee will be responsible for ALL property expenses, including but not
     limited to taxes, insurance, exterior & interior maintenance, grounds
     maintenance of landscaping, snow removal, asphalt maintenance, etc...
3)   Proper notification to Lionbridge as to the change of ownership. Proper
     acknowledgement from all parties including Lionbridge of the triple net
     leaseback to Extended Systems Inc. from the new owner. Upon closing,
     Lionbridge's existing lease will become a sub-lease with Extended Systems
     of Idaho, Inc.

The herein agreement upon its execution by both parties, is made an integral
part of the aforementioned Agreement.

/s/ Randy Hopkins
--------------------
Buyer
September 3, 2003

/s/ Karla K. Rosa
--------------------
Seller
September 3, 2003

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                              ADDENDUM/AMENDMENT #4

This is an ADDENDUM to the Real Estate Purchase and Sale Agreement and Receipt
for Earnest Money.

Earnest Money Dated: September 3, 2003                        ID # HHC#2003-0002
ADDRESS: 5777 N. Meeker Ave. Boise, ID 83713
BUYER:   Hopkins Real Estate Investment #I, LLC. and/or Assignees
SELLER:  Extended Systems of Idaho, Incorporated and/or Assignees

The undersigned Parties hereby agree as follows:

The terms of the Option to buy back the building for the lessee/seller -
(Extended Systems) from the buyer/lessor are as follows:

1)   This Option can be exercised at any time after the closing date and
     10-years thereafter by the Lessee/Buyer (Extended Systems, Inc.), by
     delivering proper written notice to purchase to the Lessor/Seller at Box
     670; Meridian, Id 83680. If said notice to exercise such option is not
     received in accordance with the terms of the 10-year option, the Option to
     Purchase Agreement becomes Null and Void.
2)   Upon exercise of the Option to Purchase the Lessor/Seller agrees to pay the
     following closing costs: Standard Owners Title Insurance Policy, and
     one-half of the closing fee. The balance of the closing expenses will be
     paid by the lessee/buyer (Extended Systems, Inc.).
3)   The option to purchase price is as follows $5,100,000.00.
4)   It is understood that no party to the option will be obligated to pay
     and/or collect any commissions or fees upon exercise of the Option.


The herein agreement upon its execution by both parties, is made an integral
part of the aforementioned Agreement.

/s/ Randy Hopkins
--------------------
Buyer
September 3, 2003

/s/ Karla K. Rosa
--------------------
Seller
September 3, 2003

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                              ADDENDUM/AMENDMENT #5

This is an ADDENDUM to the Real Estate Purchase and Sale Agreement and Receipt
for Earnest Money.

Earnest Money Dated: September 3, 2003                        ID # HHC#2003-0002
ADDRESS: 5777 N. Meeker Ave. Boise, ID 83713
BUYER:   Hopkins Real Estate Investment #I, LLC. and/or Assignees
SELLER:  Extended Systems of Idaho, Incorporated and/or Assignees

The undersigned Parties hereby agree as follows:

1)   The buyer will have until September 19, 2003 to formally remove all
     contingencies in writing.
2)   The seller acknowledges receipt of the additional $25,000.00 Non-Refundable
     Earnest Money, which will be applied towards the purchase price.
3)   The buyer formally assigns the Earnest Money Agreement to Hopkins Financial
     Real Estate Investments, LLC., an Idaho Limited Liability Company.
4)   All other terms and conditions of the original contract are to remain the
     same.


The herein agreement upon its execution by both parties, is made an integral
part of the aforementioned Agreement.

/s/ Randy Hopkins
--------------------
Buyer
September 9, 2003

/s/ Karla K. Rosa
--------------------
Seller
September 9, 2003