EXHIBIT 10.01

                                 LOAN AGREEMENT

     THIS  LOAN AGREEMENT (the "Loan Agreement") is made as of this _____ day of
May, 2006, among FIFTH THIRD BANK, an Ohio banking corporation, having a mailing
address  of  38  Fountain  Square  Plaza, MD 109058, Cincinnati, Ohio 45263 (the
"Bank"), DEER VALLEY HOMEBUILDERS, INC., an Alabama corporation authorized to do
business in the State of Florida (the "Borrower"), having its principal place of
business at 205 Carriage Street, Guin, Alabama 35563, CYTATION CORP., a Delaware
corporation,  having  a mailing address of 4902 Eisenhower Boulevard, Suite 185,
Tampa,  Florida  33634 and DEERVALLEY ACQUISITIONS CORP., a Florida corporation,
having a mailing address of 4902 Eisenhower Boulevard, Suite 185, Tampa, Florida
33634,  jointly  and  severally  (collectively,  the  "Guarantors").

                              RECITALS:

     A.     Borrower  has  made  application  for  a  loan  in  the  amount  of
$2,000,000.00  (the  "Loan") from the Bank, and the Bank has agreed to such loan
subject  to  the  terms  and  conditions  contained in the promissory note, this
Agreement  and  all  related  Loan  Documents.

     B.     The  purpose of the Loan is to provide mortgage financing secured by
two properties owned by Borrower in Guin, Marion County, Alabama, and Sulligent,
Lamar  County,  Alabama.

     C.     During  the term of the Loan, Borrower may seek additional financing
from  the Bank which, if approved by the Bank, shall be subject to the terms and
conditions  of  this  Agreement.

     NOW,  THEREFORE,  for  and  in  consideration of the promises and covenants
contained  herein, the sufficiency of which is acknowledged by the parties, they
hereby  agree  as  follows:

1.     The  Recitals  contained  hereinabove  are  true  and  correct.

2.     The  Borrower  shall execute its promissory note for any loan made by the
Bank  under this Agreement.  The Loan is secured by a first mortgage on the real
properties located in Guin, Marion County, Alabama, and Sulligent, Lamar County,
Alabama,  as  more  particularly  described  in EXHIBIT "A" attached hereto (the
"Properties",  and  improvements  thereon,  which shall also be security for all
other  indebtedness  of  the  Borrower  to  the  Bank,  whether now or hereafter
existing,  whether  by  way  of  renewal  or  modification,  or whether primary,
secondary,  direct  or  indirect,  by endorsement, guaranty or otherwise and any
default  by  the  Borrower  under  any obligation to the Bank shall be a default
under  this Agreement and the promissory note entitling the Bank to exercise all
legal  remedies allowed by law.  All documents that evidence and secure the Loan
to  the  Bank  are  herein  referred  to  as  the  "Loan  Documents".

3.     Borrower  hereby  covenants,  represents  and  warrants  as  follows:

<PAGE>

     a.     The  financial information that Borrower has heretofore delivered or
caused  to  be  delivered to the Bank in connection with the Loan transaction is
complete and correct and fairly presents the financial condition of Borrower and
the  results  of  its  operations  and  transactions.  There  are  no  material
liabilities,  direct or indirect, fixed or contingent, of the Borrower as of the
date  of  delivery  of  such  information  to  the  Bank  that are not reflected
therein.  Since  the  date  of the delivery of such financial information to the
Bank,  there  has  been no material adverse change in the financial condition of
the  Borrower.  Borrower  shall  immediately  advise  the  Bank  of any material
adverse  change  in  its  financial  position  and  the  nature  of such change.

     b.     There  is  no action, suit, investigation or proceeding by or before
any  court,  arbitrator,  administrative  agency or other governmental authority
pending  or,  to  the  knowledge  of  Borrower,  threatened against or affecting
Borrower  which,  if adversely determined, would materially adversely affect the
financial  condition  of  Borrower.  Borrower  is  not in default under: (1) any
order  writ,  injunction,  award,  or  decree  of  any  court,  arbitrator,
administrative  agency or other governmental authority  binding upon Borrower or
its  assets;  or  (2)  any indenture, mortgage, contract, agreement or any other
undertaking  or  instrument  to  which  it  is  a  party  or by which any of its
properties  may  be  bound,  and nothing has occurred which materially adversely
affects the Borrower's ability to perform its obligations under any such  order,
writ,  injunction,  award  or  decree or any such indenture, mortgage, contract,
agreement  or  other  undertaking.

     c.     Borrower  shall  pay  from time to time as the same shall become due
and  payable,  the  full amount of all taxes of every nature and kind, including
without limitation, documentary stamps taxes and intangible taxes as well as all
of the tax-related interest and penalties due on any promissory note(s) executed
and delivered by Borrower to the Bank.  The Borrower further agrees to indemnify
and hold the Bank harmless from and against any and all documentary stamp taxes,
intangible  taxes and interest and penalties thereon assessed in connection with
any loan transaction subject to this Agreement.  Borrower shall pay when due all
taxes,  license  fees,  assessments and other liabilities and charges, except as
shall  be  contested  in  good faith by appropriate proceedings being diligently
prosecuted;  provided that with respect to such contested matter, Borrower shall
have  created  adequate  reserves against its possible liability thereunder; and
provided, further, that if the Bank shall notify Borrower that in its reasonable
opinion,  by  non-payment  of  any such matters, the Loan collateral or any part
thereof  will  be  subject  to  immediate  loss  or  forfeiture, any such taxes,
assessments  or  charges  shall  be  promptly  paid  by  Borrower.

     d.     As  to  any parties hereto which are corporations, said corporations
are  duly  formed,  validly  existing and in good standing under the laws of the
state  where  formed  and  have  all  the  power and authority to consummate the
transaction  contemplated  under this Agreement and any and all other agreements
and  instruments  executed  in  connection  this  loan  transaction.  These
corporations  shall  preserve  their  corporate existence and be qualified to do
business  in  all jurisdictions where its ownership of property or the nature of
its  business requires such qualifications. The terms and conditions of the Loan
Documents are binding upon and fully enforceable against said corporations. Said
corporations  shall  obtain  and  retain  all  necessary certificates, licenses,
permits and other permissions to conduct their business in accordance with legal
requirements.

                                        2
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     e.     At  any  time and from time to time after the execution and delivery
of this Agreement, Borrower shall, upon request of the Bank, execute and deliver
such  further  documents  and  do  such  further acts and things as the Bank may
reasonably  request in order to fully effectuate the purposes of this Agreement.

     f.     Borrower  agrees  that it will not dissolve, consolidate, merge into
or  otherwise  materially  alter  the  organization or operation of the business
without  the  prior written consent of the Bank.  Additionally, there will be no
change  in  ownership  of  Borrower  without  the  Bank's prior written consent.

     g.     Borrower  and  each  Guarantor  shall maintain systems of accounting
established  and  administered  in accordance with Generally Accepted Accounting
Principles.  The Borrower and the Guarantor, as appropriate, will furnish to the
Bank:

          (1)     Within  120  days  after  the  end  of  each  fiscal year, the
Borrower  shall  deliver  to  the Bank, audited balance sheets and statements of
income,  retained  earnings  and changes in financial position for such year, an
audited  inventory  of Borrower, all of which shall be accompanied by supporting
schedules  and  the  unqualified  opinion  of  independent  certified  public
accountants  of  recognized standing reasonably acceptable to the Bank, together
with  copies  of  federal  corporate  tax returns within thirty (30) days of the
filing  thereof  and  upon  filing,  all filings required in accordance with SEC
regulations,  if  any.

          (2)     Within  30  days  after  the end of each calendar quarter, the
Borrower  shall  deliver to the Bank, quarterly covenant compliance certificates
signed  by  an  authorized  officer  of  Borrower.

          (3)     Within  120  days  after  the  end  of  each  fiscal year, the
Guarantors  shall  deliver to the Bank consolidated audited financial statements
and,  upon  filing,  all filings required in accordance with SEC regulations, if
any.

          (4)     Within  30  days  of  filing, the Guarantors shall provide the
Bank  with  consolidated  annual  corporate  tax  returns.

          (4)     Promptly,  from time to time, such other information regarding
the operation, business, affairs and financial condition of the Borrower and the
Guarantors  as  the  Bank  may  reasonably  request.

     h.     Permit  any  person  designated by the Bank to visit and inspect the
business  premises  and  books  and  records of Borrower, and discuss Borrower's
affairs  and finances with Borrower at reasonable times and as often as the Bank
may  reasonably  request.

     i.     Borrower has good and marketable title to all of its assets, subject
to  no  lien, mortgage, pledge, encumbrance or charge of any kind, except as set
forth in the financial statements which Borrower has previously furnished to the
Bank.

     j.     Maintain  its  corporate  depository  accounts  with  the  Bank.

                                        3
<PAGE>

     k.     Borrower  shall  keep insured all of Borrower's property at its full
insurable  value  against  such  risks  as  the  Bank  may  reasonably  require.
Regarding  collateral  pledged as security for any obligation of Borrower to the
Bank,  Borrower  shall maintain and provide to the Bank evidence of insurance in
such  amounts and for such hazards as the Bank may require.  The Bank shall be a
named  insured  on  all  policies  applicable  to  loan  collateral.

     l.     The  definitions  of  accounting terminology used herein shall be in
accordance  with  Generally  Accepted  Accounting  Principles  (GAAP).

     m.     Borrower  shall  comply  with  all land use, building, zoning, OSHA,
environmental,  pollution, Americans with Disabilities Act and like laws, rules,
ordinances,  and  regulations  promulgated  by  any  governmental  authority and
applicable  to  Borrower.

     n.     During  the  term  of the Loan, Borrower shall not create, assume or
permit  to  exist  any  additional  indebtedness in excess of $100,000.00 in the
aggregate, or indebtedness secured by the collateral pledged to secure the Loan,
other  than  the indebtedness to the Bank and other indebtedness incurred in the
normal  course of business, without the prior written consent of Bank, except as
may  be  permitted  hereunder.

     o.     At the mutual agreement of Borrower and the Bank, Borrower may enter
into  one or more interest rate hedge agreements, interest rate swap agreements,
interest  rate  caps  or  collars,  or  similar  agreements  with the Bank or an
affiliate of the Bank, in order to fix the interest payable hereunder for terms,
an  amortization  and frequency of settlement as may be agreed upon at such time
(the  "Swap  Agreement").  The  performance of obligations of the Borrower under
the  Swap  Agreement  shall  be  a  requirement  of  this Agreement and all such
obligations  shall  be  secured  by  the  lien  of  the  Loan  Documents.

     p.     Until  the  Loan  has been fully repaid to the Bank, Borrower shall:

          (1)     Maintain  a  Debt Service Coverage Ratio of not less than 1.25
to  1.00,  measured  on a rolling 4-quarter basis.  As used herein "Debt Service
Coverage  Ratio"  shall  be  defined as (i) (a) Net Income of Borrower, plus (b)
Interest Expense, plus (c) Depreciation & Amortization, minus (d) Distributions,
minus (e) Extraordinary Income/Non-Recurring Income, divided by (ii) (a) Current
Portion  of  Long  Term  Debt  Payments,  plus  (b)  Interest  Expense.

          (2)     Maintain  a  Debt to Tangible Net Worth Ratio of not more than
2.00  to  1.00.  As  used  herein  "Debt  to  Tangible Net Worth Ratio" shall be
defined  as  (i) (a) Total Liabilities of Borrower, minus (b) Subordinated Debt,
divided  by  (ii)  (a)  Net  Worth,  plus  (b)  Subordinated  Debt,  minus  (c)
Intangibles,  minus  (d)  Related  Party  Receivables.

4.     The  happening  of one or more of the following events (Event of Default)
shall  constitute  a  default  of  this  Loan:

                                        4
<PAGE>

     a.     If  Borrower  shall  fail to make any payment of principal, interest
or  other  amount  owing  to  the  Bank  when  the  same  shall  become  due.

     b.     The  occurrence  of  a  material  adverse  change  in  the financial
condition  of  Borrower.

     c.     If  Borrower shall fail to make any payment of principal or interest
on  any  other obligation for borrowed money or if Borrower shall default in the
performance  of  any  other  agreement,  term  or  condition,  contained  in any
agreement  under which such obligation is created, if the effect of such default
is  to  cause  or permit the holder or holders of such obligations to cause such
obligations  to  become  due  prior  to  stated  maturity.

     d.     If any representation or warranty made by Borrower or in any writing
furnished  in connection with or pursuant to this Agreement by Borrower shall be
false  in  any  material  respect  on  the  date  on  which  made.

     e.     If Borrower defaults in the performance of any covenant contained in
this  Agreement,  or  violates  any  other  term,  condition  or  representation
contained  in  this Agreement, the promissory note, any Swap Agreement or in any
instrument,  document  or  agreement  related  hereto  or  thereto.

     f.     If  there  are  final  judgments for the payment of money, which are
outstanding  against Borrower and any one of such judgments has been outstanding
for  more  than  ninety  (90)  days  from the date of its entry and has not been
discharged  in  full  or  stayed  pending  further  proceedings.

     g.     If  a receiver, liquidator or trustee of Borrower or of any material
portion  of  its property, is appointed by court order and such order remains in
effect  for  more  than thirty (30) days; or Borrower is adjudicated bankrupt or
insolvent;  or any material portion of the properties of Borrower is attached or
sequestered by court order and such order remains in effect for more than thirty
(30)  days;  or  a  petition  is  filed  against  Borrower under any bankruptcy,
reorganization,  arrangement,  insolvency,  readjustment of debt, dissolution or
liquidation  law of any jurisdiction, whether now or hereafter in effect, and is
not  dismissed  within  thirty  (30)  days  after  such  filing.

     h.     If Borrower files a petition in voluntary bankruptcy or seeks relief
under  any provision of any bankruptcy, reorganization, arrangement, insolvency,
readjustment  of  debt,  dissolution  or  liquidation  law  of any jurisdiction,
whether  now  or  hereafter in effect, or consents to the filing of any petition
against  it  under  such  law.

     i.     If Borrower makes an assignment for the benefit of its creditors, or
admits  in  writing its inability to pay its debts generally as they become due,
or  consent to the appointment of a receiver, trustee or liquidator of Borrower.

     j.     If  any  condition  or  situation  occurs,  which,  in  the  sole
determination  of  the  Bank, constitutes a danger or impairment to the security
and/or  repayment  of  the  Loan.

                                        5
<PAGE>

     k.     Any  Event  of  Default under the terms of the Loan shall constitute
and  hereby  is declared to be an immediate and absolute default under the terms
of  all  loans  between  Bank  and  Borrower,  including but not limited to that
certain  Revolving  Line  of  Credit  Loan  in  the  maximum principal amount of
$2,500,000.00.  Should  an event of default occur under the terms of any of said
loans,  which  event  is  subject to notice and cure periods, if any, failure to
cure  such  event  of  default  within  such curative period shall constitute an
immediate  default  under this Loan and all such other loans owed by Borrower to
Bank.  Each  of  the  foregoing  loans  between  Bank and Borrower shall also be
cross-collateralized,  whether  such loans are now existing or hereafter entered
into  between  Bank  and  Borrower  at  any  time.

5.     Upon  the  occurrence  of  any  Event  of  Default, the Bank may, without
notice,  declare the entire principal and all interest on the Loan and all other
indebtedness  of  Borrower  to  the  Bank,  whether  direct  or  indirect, to be
immediately  due  and  payable, and the Loan and all such indebtedness thereupon
shall  be  immediately  due and payable, and the Bank may proceed to collect the
same,  to  set  off  against  all  monies  owed  to  Borrower by the Bank in any
capacity,  including without limitation monies held in bank depository accounts,
or  as otherwise provided in the instruments, documents and/or agreements signed
by  Borrower, including but not limited to drawing on the letter(s) of credit or
cash deposits which secure the Loan.  The Bank shall also have such other rights
and  remedies  as  provided  herein  or  in  any  other  instrument, document or
agreement executed by Borrower at law or at equity, including but not limited to
the  right  to sue for and recover damages as a result of any such default.  All
of  the  Bank's  rights and remedies shall be cumulative and not alternative and
may  be  exercised  consecutively  or  concurrently  at  the Bank's option.  The
Borrower  promises  and  agrees  to pay all costs and expenses of collection and
reasonable  attorneys' fees, including costs, expenses and reasonable attorneys'
fees  on  appeal.

6.     No  waiver  by  the  Bank of any default shall operate as a waiver of any
other default or of the same default on a future occasion.  No delay or omission
on  the  part  of  the Bank in exercising any right or remedy shall operate as a
waiver  thereof,  and  no single or partial exercise by the Bank of any right or
remedy  shall  preclude any other or further exercise thereof or the exercise of
any  other  rights  or  remedy.  Time  is of the essence to this Agreement.  The
provisions of this Agreement are cumulative and in addition to the provisions of
any  liability  and any note or writing evidencing any liability secured hereby.
This Agreement is solely for the benefit of the parties hereto; no other persons
are  third  party beneficiaries of this Agreement or have any rights or benefits
hereunder.

7.     The singular pronoun, when used herein, shall include the plural, and the
neuter  shall  include  the  masculine  and  feminine.

8.     All  rights  of  the  Bank  hereunder  shall  inure to the benefit of its
successors  and  assigns;  and all obligations of Borrower shall bind the heirs,
executors,  administrators,  successors,  and  assigns  of  each  Borrower.

9.     Wherever  possible, each provision of this Agreement shall be interpreted
in  such  manner  as  to be effective and valid under applicable law, but if any
provision  of  this  Agreement  shall  be  ineffective,  the  invalidity of such
provision will not affect the enforceability of the remainder of this Agreement.

                                        6
<PAGE>

10.     This  Agreement  may be executed in counterparts, each of which shall be
deemed  an  original  and  consolidated  as  one  agreement.

11.     BORROWER  AND  THE  BANK HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY
WAIVE  THE  RIGHT EITHER MAY HAVE TO TRIAL BY JURY IN ANY ACTION ARISING OUT OF,
OR  BASED  UPON,  THIS  LOAN  AGREEMENT, THE PROMISSORY NOTE(S) REPRESENTING THE
LOAN(S),  THE  COLLATERAL  FOR THE LOAN(S), AND ANY AGREEMENT CONTEMPLATED TO BE
EXECUTED  IN  CONJUNCTION HEREWITH, OR ANY COURSE OF CONDUCT, COURSE OF DEALING,
STATEMENTS  (WHETHER  WRITTEN  OR  VERBAL)  OR  ACTIONS  OF  EITHER  PARTY. THIS
PROVISION  IS  A  MATERIAL  INDUCEMENT  FOR  SUNTRUST  BANK  EXTENDING CREDIT TO
BORROWER.

     IN WITNESS WHEREOF, the parties hereto have caused this Loan Agreement to
be executed and delivered as of the day and year first above written.


WITNESSES:                         "BORROWER"


                                   DEER  VALLEY  HOMEBUILDERS,  INC.,
                                   an  Alabama  corporation

                                   By: /s/ Joel Logan
------------------------------        -----------------------------------
Signature  of  Witness                    Joel  Logan,  as  its  President

------------------------------
Print  or  type  Name  of  Witness

------------------------------          (CORPORATE  SEAL)
Signature  of  Witness

------------------------------
Print  or  type  Name  of  Witness

STATE  OF  ALABAMA
COUNTY  OF
           ------------------

     The  foregoing  instrument was acknowledged before me this ____ day of May,
2006,  by Joel Logan, as President of DEER VALLEY HOMEBUILDERS, INC., an Alabama
corporation,  on  behalf  of  the  corporation.

     Personally known               ------------------------------------
----                                     Notary Public
     Driver's License (St:    )
----                      ----
     Other Identification Produced
----
     -----------------              ------------------------------------
                                    Print or type name of Notary
     -----------------
                                              (SEAL)

                                        7
<PAGE>

                                  "GUARANTOR"

-----------------------------     CYTATION  CORP.,  a  Delaware  corporation
Signature  of  Witness

-----------------------------     By:/s/ Charles G. Masters
Print or type Name of Witness        ------------------------------------
                                      Charles G. Masters, as its President
-----------------------------
Signature  of  Witness                    (CORPORATE  SEAL)

-----------------------------
Print  or  type  Name  of  Witness


                                  DEERVALLEY  ACQUISITIONS  CORP.,
-----------------------------     a  Florida  corporation
Signature  of  Witness

-----------------------------     By:/s/ Charles G. Masters
Print or type Name of Witness        ------------------------------------
                                     Charles G. Masters, as its President
-----------------------------
Signature  of  Witness                    (CORPORATE  SEAL)

-----------------------------
Print  or  type  Name  of  Witness

STATE  OF
         -----------------------
COUNTY  OF
         -----------------------

     The  foregoing  instrument was acknowledged before me this ____ day of May,
2006,  by  Charles  G.  Masters,  as  President  of  CYTATION  CORP., a Delaware
corporation,  on  behalf  of  the  corporation.

     Personally known               ------------------------------------
----                                     Notary Public
     Driver's License (St:    )
----                      ----
     Other Identification Produced
----
     -----------------              ------------------------------------
                                    Print or type name of Notary
     -----------------
                                              (SEAL)
STATE  OF
          --------------------
COUNTY  OF
          --------------------

     The  foregoing  instrument was acknowledged before me this ____ day of May,
2006,  by  Charles  G. Masters, as President of DEERVALLEY ACQUISITIONS CORP., a
Florida  corporation,  on  behalf  of  the  corporation.

     Personally known               ------------------------------------
----                                     Notary Public
     Driver's License (St:    )
----                      ----
     Other Identification Produced
----
     -----------------              ------------------------------------
                                    Print or type name of Notary
     -----------------
                                              (SEAL)

                                        8
<PAGE>

                                   "BANK"

                                   FIFTH  THIRD  BANK,
                                   an  Ohio  banking  corporation


------------------------------     By: /s/ Lauris Turck
Signature  of  Witness                 -----------------------------------
                                       Lauris  Turck,  as  its Vice President
------------------------------
Print  or  type  Name  of  Witness

------------------------------                (CORPORATE  SEAL)
Signature  of  Witness

------------------------------
Print  or  type  Name  of  Witness

STATE  OF
           -------------------
COUNTY  OF
           --------------------

     The  foregoing  instrument  was acknowledged before me this ___ day of May,
2006,  by  Lauris  Turck, as Vice President of FIFTH THIRD BANK, an Ohio banking
corporation,  on  behalf  of  the  Bank.

     Personally known               ------------------------------------
----                                     Notary Public
     Driver's License (St:    )
----                      ----
     Other Identification Produced
----
     -----------------              ------------------------------------
                                    Print or type name of Notary
     -----------------
                                              (SEAL)

                                        9
<PAGE>