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[BANK ONE LOGO]                                                     EXHIBIT 10.1
      A division of JPMorgan Chase Bank, N.A.        NOTE MODIFICATION AGREEMENT

This agreement is dated as of May 19, 2005 (the "Agreement Date"), by and
between Mace Truck Wash, Inc. (the "Borrower") and JPMorgan Chase Bank, N.A.,
successor by merger to Bank One, NA with its main office in Chicago, IL (the
"Bank"). The provisions of this agreement are effective on the date that this
agreement has been executed by all of the signers and delivered to the Bank (the
"Effective Date").

WHEREAS, the Borrower executed a Term Note as evidence of indebtedness in the
original face amount of Three Hundred Forty-Two Thousand and 00/100 Dollars
($342,000.00), dated April 30, 2002 owing by the Borrower to the Bank, as same
may have been amended or modified from time to time (the "Note"), which Note has
at all times been, and is now, continuously and without interruption outstanding
in favor of the Bank; and,

WHEREAS, the Borrower has requested and the Bank has agreed that the Note be
modified to the limited extent as hereinafter set forth;

NOW THEREFORE, in mutual consideration of the agreements contained herein and
for other good and valuable consideration, the parties agree as follows:

1.    ACCURACY OF RECITALS. The Borrower acknowledges the accuracy of the
Recitals stated above.

2.    MODIFICATION OF NOTE.

      2.1 The provision in the Note captioned "Promise to Pay" is hereby amended
as follows: The date on which the entire balance of unpaid principal plus
accrued interest shall be due and payable immediately is hereby changed from
April 30, 2005 to April 30, 2010.

      2.2 From and after the Effective Date, the following provision is hereby
added to the Note:

      AUTHORIZATION FOR DIRECT PAYMENTS (ACH DEBITS). To effectuate any payment
due under this Note, the Borrower hereby authorizes the Bank to initiate debit
entries to Account Number 1596023208 at the Bank and to debit the same to such
account. This authorization to initiate debit entries shall remain in full force
and effect until the Bank has received written notification of its termination
in such time and in such manner as to afford the Bank a reasonable opportunity
to act on it. The Borrower represents that the Borrower is and will be the owner
of all funds in such account. The Borrower acknowledges (1) that such debit
entries may cause an overdraft of such account which may result in the Bank's
refusal to honor items drawn on such account until adequate deposits are made to
such account; (2) that the Bank is under no duty or obligation to initiate any
debit entry for any purpose; and (3) that if a debit is not made because the
above-referenced account does not have a sufficient available balance, or
otherwise, the payment may be late or past due.

      2.3 From and after the Effective Date, the provision in the Note captioned
"Late Fee" is hereby deleted.

      2.4 Each of the Related Documents is modified to provide that it shall be
a default or an event of default thereunder if the Borrower shall fail to comply
with any of the covenants of the Borrower herein or if any representation or
warranty by the Borrower or by any guarantor herein is materially incomplete,
incorrect, or misleading as of the date hereof. As used in this agreement, the
"Related Documents" shall include the Note and all loan agreements, credit
agreements, reimbursement agreements, security agreements, mortgages, deeds of
trust, pledge agreements, assignments, guaranties, or any other instrument

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or document executed in connection with the Note or in connection with any other
obligations of the Borrower to the Bank.

      2.5 Each reference in the Related Documents to any of the Related
Documents shall be a reference to such document as modified herein.

3.    RATIFICATION OF RELATED DOCUMENTS AND COLLATERAL. The Related Documents
are ratified and reaffirmed by the Borrower and shall remain in full force and
effect as they may be modified herein. All real or personal property described
as security in the Related Documents shall remain as security for the Note and
the obligations of the Borrower in the Related Documents.

4.    BORROWER REPRESENTATIONS AND WARRANTIES. The Borrower represents and
warrants to the Bank:

      4.1 No default or event of default under any of the Related Documents as
modified hereby, nor any event, that, with the giving of notice or the passage
of time or both, would be a default or an event of default under the Related
Documents as modified herein has occurred and is continuing.

      4.2 There has been no material adverse change in the financial conditions
of the Borrower or any other person whose financial statement has been delivered
to the Bank in connection with the Note from the most recent financial statement
received by the Bank.

      4.3 Each and all representations and warranties of the Borrower in the
Related Documents are accurate on the date hereof.

      4.4 The Borrower has no claims, counterclaims, defenses, or setoffs with
respect to the loan evidenced by the Note or with respect to the Related
Documents as modified herein.

      4.5 The Note and the Related Documents as modified herein are the legal,
valid, and binding obligations of the Borrower, enforceable against the Borrower
in accordance with their terms.

      4.6 The Borrower, other than any Borrower who is a natural person, is
validly existing under the laws of the State of its formation or organization.
The Borrower has the requisite power and authority to execute and deliver this
agreement and to perform the obligations described in the Related Documents as
modified herein. The execution and delivery of this agreement and the
performance of the obligations described in the Related Documents as modified
herein have been duly authorized by all requisite action by or on behalf of the
Borrower. This agreement has been duly executed and delivered by or on behalf of
the Borrower.

5.    BORROWER COVENANTS. The Borrower covenants with the Bank:

      5.1 The Borrower shall execute, deliver, and provide to the Bank such
additional agreements, documents, and instruments as reasonably required by the
Bank to effectuate the intent of this agreement.

      5.2 The Borrower fully, finally, and forever releases and discharges the
Bank and its successors, assigns, directors, officers, employees, agents, and
representatives from any and all causes of action, claims, debts, demands, and
liabilities, of whatever kind or nature, in law or equity, of the Borrower,
whether now known or unknown to the Borrower, (i) in respect of the loan
evidenced by the Note and the Related Documents, or of the actions or omissions
of the Bank in any manner related to the loan evidenced by the Note or the
Related Documents and (ii) arising from events occurring prior to the date of
this agreement.

      5.3 The Borrower shall pay to the Bank:

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            5.3.1 All the internal and external costs and expenses incurred by
the Bank in connection with this agreement (including, without limitation,
inside and outside attorneys, appraisal, appraisal review, processing, title,
filing, and recording costs, expenses, and fees).

      5.4 Contemporaneously with the execution and delivery of this agreement,
the Borrower has executed and delivered, or caused to be executed and delivered,
to the Bank: (i) as additional security for the loan evidenced by the Note, the
Deed of Trust Amendment, dated of even date herewith executed by Mace Truck
Wash, Inc. for the benefit of the Bank.

6.    EXECUTION AND DELIVERY OF AGREEMENT BY THE BANK. The Bank shall not be
bound by this agreement until (i) the Bank has executed this agreement and (ii)
the Borrower performed all of the obligations of the Borrower under this
agreement to be performed contemporaneously with the execution and delivery of
this agreement.

7.    INTEGRATION, ENTIRE AGREEMENT, CHANGE, DISCHARGE, TERMINATION, OR WAIVER.
The Note and the Related Documents as modified herein contain the complete
understanding and agreement of the Borrower and the Bank in respect of the loan
and supersede all prior representations, warranties, agreements, arrangements,
understandings, and negotiations. No provision of the Note or the Related
Documents as modified herein may be changed, discharged, supplemented,
terminated, or waived except in a writing signed by the party against whom it is
being enforced.

8.    GOVERNING LAW AND VENUE. This agreement is delivered in the State of Texas
and governed by Texas law (without giving effect to its laws of conflicts). The
Borrower agrees that any legal action or proceeding with respect to any of its
obligations under the Note or this agreement may be brought by the Bank in any
state or federal court located in the State of Texas, as the Bank in its sole
discretion may elect. By the execution and delivery of this agreement, the
Borrower submits to and accepts, for itself and in respect of its property,
generally and unconditionally, the non-exclusive jurisdiction of those courts.
The Borrower waives any claim that the State of Texas is not a convenient forum
or the proper venue for any such suit, action or proceeding. This agreement
binds the Borrower and its successors, and benefits the Bank, its successors and
assigns. The Borrower shall not, however, have the right to assign the
Borrower's rights under this agreement or any interest therein, without the
prior written consent of the Bank.

9.    COUNTERPART EXECUTION. This agreement may be executed in multiple
counterparts, each of which, when so executed, shall be deemed an original, but
all such counterparts, taken together, shall constitute one and the same
agreement.

10.   NOT A NOVATION. This agreement is a modification only and not a novation.
In addition to all amounts hereafter due under the Note and the Related
Documents as they may be modified herein, all accrued interest evidenced by the
Note being modified by this agreement and all accrued amounts due and payable
under the Related Documents shall continue to be due and payable until paid.
Except for the above-quoted modification(s), the Note, any Related Documents,
and all the terms and conditions thereof, shall be and remain in full force and
effect with the changes herein deemed to be incorporated therein. This agreement
is to be considered attached to the Note and made a part thereof. This agreement
shall not release or affect the liability of any guarantor, surety or endorser
of the Note or release any owner of collateral securing the Note. The validity,
priority and enforceability of the Note shall not be impaired hereby. References
to the Related Documents and to other agreements shall not affect or impair the
absolute and unconditional obligation of the Borrower to pay the principal and
interest on the Note when due. The Bank reserves all rights against all parties
to the Note.

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                                                   BORROWER:

 Address:  1000 Crawford Place,
           Suite 400
           Mount Laurel, NJ 08054      Mace Truck Wash, Inc.

                                       By: /s/ Gregory Krzemien
                                           -------------------------------
                                           Gregory M. Krzemien  Treasurer
                                           -------------------------------
                                           Printed Name         Title

                                           Date Signed:          5/26/05

BANK'S ACCEPTANCE

The foregoing agreement is hereby agreed to and acknowledged.

                                       BANK:

                                       JPMorgan Chase Bank, N.A.

                                       By: /s/ Mark W. Warren
                                           -------------------------------------
                                           Mark W. Warren  Senior Vice President
                                           -------------------------------------
                                           Printed Name    Title

                                       Date Signed:    5/27/05