Prepared by:
RICHARD K. INGLIS, ESQUIRE
2455 East Sunrise Blvd., STE 320
Ft. Lauderdale, FL  33304

                                  MORTGAGE DEED

     THIS MORTGAGE  DEED,  executed the 28th day of September,  2001, by PARKSON
PROPERTY,  LLC,  a Florida  Limited  Liability  Company(hereinafter  called  the
"Mortgagor")  of 5601 North Dixie  Highway,  Suite 411,  Oakland  Park,  Florida
33334, to BAY COLONY ASSOCIATES, LTD., a Florida Limited Partnership(hereinafter
called the "Mortgagee") of C/O Marquette Realty, 5601 North Dixie Highway, Suite
411, Oakland Park, Florida 33334.

(Wherever  used herein the terms  "Mortgagor"  and  "Mortgagee"  include all the
parties to this instrument and the heirs, legal  representatives  and assigns of
individuals, and the successors and assigns of corporation)

     WITNESSETH, That for diverse good and valuable considerations,  and also in
consideration  of the  aggregate sum named in the  promissory  note of even date
herewith,  hereinafter  described,  the said Mortgagor grants,  bargain,  sells,
aliens, remises,  releases,  conveys and confirms unto the said Mortgagee in fee
simple, all the certain tract of land, of which the said Mortgagor is now seized
and possessed,  and in actual  possession,  situate in Broward County,  State of
Florida, described as follows:

          Lots  12 and  13,  Block 2 of  CORAL  RIDGE  ISLES
          according  to the Plat  thereof,  recorded in Plat
          Book 45, Page 47, of the Public Records of Broward
          County,  Florida,  less the  North 97 feet of said
          Lot 12, together with that portion of the planting
          strip  lying East and  adjacent  to the  Northeast
          14th  Avenue  right-of-way  between  the North and
          South  property  lines,  extended,  of  the  above
          described property.

     TO HAVE AND TO HOLD the same  together with the  tenements,  hereditaments,
and appurtenances, unto the said Mortgagee, fee simple.

     AND the said  Mortgagor,  covenants with said Mortgagee that said Mortgagor
is  indefeasibly  seized of said land in fee simple that said Mortgagor has full
power and lawful right to convey said land in fee simple as  aforesaid;  that it
shall be lawful for said

<PAGE>

Mortgagee, at all times peaceably and occupy and enjoy said land; that said land
is free from all  encumbrances;  that  said  Mortgagor  will  make such  further
assurance to perfect the fee simple  title to said land in the  Mortgagee as may
reasonably be required;  and that said  Mortgagor  does hereby fully warrant the
title to said land and will  defend the same  against  the lawful  claims of all
persons whomsoever.

     PROVIDED ALWAYS, that if said Mortgagor,  shall pay unto the said Mortgagee
the certain  promissory note, of the which the following in words and figures is
a true copy, to wit:

                                 PROMISSORY NOTE

$712,500.00                            Fort Lauderdale, FL, September 28th, 2001

FOR VALUE  RECEIVED,  I/WE, or either of us,  promise to pay to the order of BAY
COLONY ASSOCIATES,  LTD. the sum Seven hundred twelve thousand, five hundred and
no/100  ($712,000.00)  dollars at c/o Marquette  Realty,  5601 N. Dixie Highway,
Suite 420,  Fort  Lauderdale,  FL 33334 with  interest  from date at the rate of
seven (7%) percent per annum until paid, payable as follows:

At Borrower's  option  interest may be accrued or paid during the period between
the date hereof and  September  28,  2004.  On September  28, 2004,  all accrued
interest  shall be paid and  thereafter,  interest  shall  be paid  monthly.  On
September 28, 2006, the principal and any unpaid accrued  interest shall be paid
in full,

Now should it become necessary to collect this note through an attorney,  either
of us, whether maker,  surety, or endorser on this note, hereby agree to pay all
costs of such collection,  including reasonable  attorney's fee. The drawers and
endorsers  severally  waive  presentment  for  payment,  protest,  and notice of
protest of this note.  IN THE EVENT any payment of interest or principal  not be
paid within THIRTY (30) days after the same becomes due, the holder on this note
may, at his option,  declare the whole  principal sum here to be immediately due
and payable.

PARKSON PROPERTY LLC


By:/s/ Robert G. Tancredi
   -------------------------------
       Robert G. Tancredi

and shall  perform,  comply  with and abide by each and every the  stipulations,
agreements,  conditions and covenants of said  promissory note and of this deed,
then this deed and the estate thereby created shall cease and be null and void.

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<PAGE>

     AND the said Mortgagor hereby covenants and agrees:

          1. To pay all and singular the  principal  and interest and other sums
of money  payable by virtue of said  promissory  note and this deed,  or either,
promptly on the days respectively the same severally become due.

          2. To pay all and singular the taxes, assessment, levies, liabilities,
obligations,  and encumbrances of every nature on said described property,  each
and every,  and if the same be not promptly paid the said  Mortgagee may, at any
time,  pay the same without  waiving or affecting the option to foreclose or any
right  hereunder,  and every  payment so made shall bear  interest from the date
thereof  at the  highest  lawful  rate  permitted  by the  laws of the  State of
Florida.

          3. To pay all and singular the costs, charges and expenses,  including
lawyer's  fees,  reasonably  incurred  or  paid at any  time by said  Mortgagee,
because of the failure on the part of the said Mortgagor to perform, comply with
and  abide  by each and  every  the  stipulations,  agreements,  conditions  and
covenants  of said  promissory  note and this deed,  or  either,  and every such
payment shall bear interest  from date at the highest  lawful rate  permitted by
the laws of the State of Florida.

          4. To keep the  buildings  now or  hereafter on said land insured in a
sum not less than the highest  insurable value of the  improvements in a company
or companies to be approved by said  Mortgagee,  and the policy or policies held
by and  payable  to said  Mortgagee,  and in the event any sum of money  becomes
payable  under such  policy or  policies,  the  Mortgagee  may apply the same on
account of the  indebtedness  hereby  secured or permit the Mortgagor to receive
and use it or any part thereof for other  purposes  without  thereby  waiving or
impairing  any equity,  lien or right under or by virtue of this  mortgage,  and
Mortgagee  may  place and pay for such  insurance  or any part  thereof  without
waiving or affecting  the option to foreclose or any right  hereunder,  and each
and every such payment shall bear interest from date at the highest  lawful rate
permitted by the laws of the State of Florida.

          5. To permit,  commit or suffer no waste,  impairment or deterioration
of said property, or any part thereof.

          6.  To  perform,  comply  with,  and  abide  by  each  and  every  the
stipulations,  agreements, conditions and covenants in said promissory note, and
in this deed set forth.

          7. If any of said sums of money herein referred to be not promptly and
fully paid within thirty (30) days next after the same severally  become due and
payable,  or if each and  every the  stipulations,  agreements,  conditions  and
covenants  of the  promissory  note and this  deed,  or  either,  are not  fully
performed, complied with and abided by, the said aggregate sum mentioned in said
promissory  note shall  become die and payable  forthwith or  thereafter  at the
option of the  Mortgagee,  as fully and  completely as if the said aggregate sum
mentioned in the Note was originally stipulated

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<PAGE>

to be paid on such  day,  anything  in said  promissory  note or  herein  to the
contrary notwithstanding.

     IN WITNESS  WHEREOF,  the said  Mortgagor has hereunto set the  Mortgagor's
hand and seal the day and year first above written.


Signed, sealed and delivered
in the presence of:
                                        PARKSON PROPERTY LLC, a Florida
                                        Limited Liability Company


                                        By: /s/ Robert G. Tancredi
-------------------------------             ------------------------------------
Witness name                                Robert G. Tancredi
                                            Authorized Representative

-------------------------------
Witness name


STATE  OF  FLORIDA }
COUNTY OF BROWARD }

     The  foregoing  instrument  was  acknowledged  before  me this  28th day of
September, 2001, by Robert G. Tancredi, authorized representative,  on behalf of
PARKSON  PROPERTY  LLC, a Florida  limited  liability  company who is personally
known to me.


-------------------------------
Name:
Notary Public:
My Commission Number:
My Commission Expires:

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