Exhibit 10.11

                               PURCHASE AGREEMENT
   (This is a legally binding contract. If not understood, seek legal advice)


Investors Realty, Inc., Broker                                   August 29, 2005

1. ADDRESS: 190 Grant Street, Blair, Nebraska, Zip Code 68008.

2. LEGAL  DESCRIPTION  (PROPERTY):  Tax Lots 192 & 252 SEC  7-18-12,  Washington
County,  Nebraska including all fixtures and equipment  permanently  attached to
the Property.

3. PERSONAL PROPERTY: The only personal property included is as follows: The two
(2) paint booths on property.

4.  CONVEYANCE:  Seller  represents  that they have good,  valid and  marketable
title,  in fee  simple,  and agrees to convey  title to Property to Buyer or his
nominee by warranty deed free and clear of all liens,  encumbrances,  or special
taxes levied or assessed, subject to all building and use restrictions,  utility
easements  not  exceeding  ten (10) feet in width  abutting  the boundary of the
Property, and covenants now of record.

5.  ASSESSMENTS:  Seller agrees to pay any assessments  for public  improvements
previously  constructed,  or ordered or required to be constructed by the public
authority, but not yet assessed.  Seller is not aware of any public improvements
ordered or required to be constructed but not yet constructed.

6. PURCHASE PRICE: Buyer agrees to pay One Million Five Hundred & Fifty Thousand
and No/100 ($1,550,000.00)  Dollars on the following terms: $50,000.00 (Deposit)
deposited  herewith as evidenced by the receipt attached below. In the event the
offer is not accepted by the Seller within the time specified, the Deposit shall
be refunded.  In the event of refusal or failure of the Buyer to consummate  the
purchase,  the Seller  may,  at his  option,  retain the  Deposit as  liquidated
damages for failure to carry out the  agreement  of sale.  Balance to be paid in
immediately available funds at closing of the sale.

7. APPLICABLE  CONDITIONS:  This agreement is conditional  upon the happening of
each of the following  events.  If each of the same have not occurred within the
time  stated,  this offer shall be null and void,  and any  Deposit  returned to
Buyer.

8.  TAXES:  Urban  Taxes:  All  consolidated  real  estate  taxes  which  become
delinquent  in the year in which  closing takes place shall be treated as though
all are  current  taxes,  and those  taxes  shall be  prorated as of the date of
closing,  and all the prior years' taxes,  interest,  and other charges, if any,
will be paid by Seller. If applicable, any "Ag Use" or "Greenbelt Recapture" tax
will be paid by the Buyer.

9. RENTS,  DEPOSITS AND LEASES, IF RENTED:  Any tenant deposits and leases shall
be assigned to Buyer at no cost.  All collected  rents shall be prorated to date
of closing. Copies of all current leases shall be provided to the Buyer ten (10)
days after execution.






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10. SANITARY AND IMPROVEMENT  DISTRICT  (S.I.D.):  Buyer  understands  that this
property is located within S.I.D.  #__________ and acknowledges a receipt of the
most recently filed S.I.D. Statement.

11.  CONVEYANCE  OF  TITLE:  Seller  shall  furnish a  current  title  insurance
commitment  to Buyer as soon as practical.  If title  defects are found,  Seller
must use  reasonable  efforts to cure them within a  reasonable  time.  If title
defects are not cured  within a reasonable  time  period,  the Buyer may rescind
this  agreement and the Deposit  shall be refunded.  The cost of an Owners title
insurance policy shall be equally divided between Buyer and Seller.

12.  CLOSING:  Closing will occur not later than September 30, 2005.  Time is of
the essence. Possession shall be delivered at closing.

13. ESCROW CLOSING: Buyer and Seller acknowledge and understand that the closing
of the sale may be handled by an Escrow Agent and that the Broker is  authorized
to transfer  the  Deposit or any other  funds it receives to said Escrow  Agent.
After said transfer, Broker shall have no further responsibility or liability to
Buyer or Seller for the accounting for said funds. Escrow Agent's charge for the
escrow closing shall be equally divided between Buyer and Seller.

14. STATE  DOCUMENTARY TAX: The State  Documentary Tax on the deed shall be paid
by the Seller.

15.  INSURANCE:  Any risk of loss to the  Property  shall be borne by the Seller
until title has been conveyed to the Buyer. In the event, prior to closing,  the
structures  on the Property  are  materially  damaged by fire,  explosion or any
other  cause,  Buyer shall have the right to rescind this  agreement  and Seller
shall  refund the  Deposit  to Buyer.  Buyer  agrees to  provide  his own hazard
insurance.

16. WOOD  INFESTATION:  Buyer agrees to pay the cost of a wood destroying insect
inspection of the building,  attached and detached structures, and Seller agrees
to pay for any  treatment  or repair  work found  necessary  for  issuance  of a
termite warranty and/or treatment of any wood destroying  insects.  Buyer agrees
to accept the treated Property upon completion of repairs.

17.  SMOKE  DETECTOR:  Seller  agrees to  install,  at Seller's  expense,  smoke
detectors as required by law.

18. CONDITION OF PROPERTY:  Seller represents to the best of Seller's knowledge,
information  and belief,  there are no latent  defects in the  Property.  Seller
agrees to maintain the heating, air conditioning, water heater, sewer, plumbing,
electrical  systems  and any  built-in  appliances  in working  condition  until
delivery of possession.

19.  ENVIRONMENTAL:  Seller  represents  to the best of the Seller's  knowledge,
information and belief, there are no conditions present or existing with respect
to the  Property  which  may give  rise to or create  Environmental  Hazards  or
Liabilities  and there are no  enforcement  actions  pending or threatened  with
respect thereto.









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         THIS OFFER IS BASED UPON BUYER'S  PERSONAL  INSPECTION OR INVESTIGATION
         OF THE  PROPERTY  AND NOT  UPON ANY  REPRESENTATION  OR  WARRANTIES  OF
         CONDITION BY THE SELLER OR SELLER'S AGENT.

20. AGENCY: The REALTOR(S) involved in this transaction are:

         Clint D.  Seamann  and Lee  Ehlars  are  acting as  limited  agents for
Seller.

21.      BROKER COMPENSATION:

         Buyer and Seller acknowledge that Investors Realty,  Inc. is being paid
a fee by Seller and this fee will be shared by Brokers  based on their  separate
agreement.

22. OFFER EXPIRATION:  This offer to purchase is subject to acceptance by Seller
on or before Thursday September 1, 2005 at 5:00 o'clock p.m.

WITNESS:                                  BUYER:

/s/ MATHIESON                             /s/ JOHN BUHLER
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SS#/FED. ID
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ADDRESS:
1201 Regent Ave. W.
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Winnepeg, MB  R2C3B2
(503) 654-5700


                                     RECEIPT

         (NAMES FOR DEED) RECEIVED FROM ________________________________ the sum
of   _____________________________________   Dollars   ($________________)   (by
______________________)  to apply to the purchase price of the Property on terms
and  conditions as stated.  This receipt is not an acceptance of the above offer
to purchase.

                                        INVESTORS REALTY, INC.
                                        11301 Davenport
                                        Omaha, Nebraska 8154


                                        ----------------------------------------
                                        Agent's Signature













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                                   ACCEPTANCE

                                                               September 1, 2005

         The Seller  accepts the foregoing  proposition  on the terms stated and
agrees to convey title to the Property,  deliver possession, and perform all the
terms and conditions set forth, and acknowledges  receipt of an executed copy of
the agreement except for the following modifications:___________________________
________________________________________________________________________________
______________________________________________________________________________.

WITNESS:                                    SELLER:

/s/ MICHAEL W. FOSTER                       /s/ MIKE WALLIS, CFO
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SS#/FED. ID#
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WITNESS:                                    SELLER:

/s/ MIKE WALLIS                             /s/ LOUANN TUCKER, Sec.
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SS#/FED. ID#
            ---------------------------

ADDRESS:
2320 SE AgBag La.
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Warrenton, OR 97146
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(503) 861-1812
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