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                                                                   EXHIBIT 10.81

         AGREEMENT, made this 30 day of August, 2001, by and between
Floridino's, Inc. hereinafter referred to as the "SELLER", located at 950
Broadway, New York, New York and T.K.N. Corp., hereinafter referred to as the
"PURCHASER", with its principal place of business at 879 71st Street, Brooklyn,
New York 11228.

                                   WITNESSETH

WHEREAS, the SELLER is the owner of restaurant

and the SELLER desires to sell same to PURCHASER, and the later is willing to
purchase the same, a restaurant business located at 950 Broadway, New York, New
York a/k/a 5 East 221W Street, New York, New York

NOW, THEREFORE, IT IS MUTUALLY AGREED, AS FOLLOWS:

         1.       On the terms and conditions herein set forth, the SELLER will
                  sell and the PURCHASER will purchase, free and clear of
                  liabilities, liens and other encumbrances, except as
                  hereinafter set forth, the said chattels and equipment owned
                  by the SELLER at the store premises, the right to use of the
                  telephone number of said business (212) 614-7224, HOWEVER
                  SELLER IS NOT SELLING THE NAME TO THE PURCHASER OF FLORIDINO'S
                  so far as the SELLER can confer such right, and each and all
                  the chattels, fixtures, applications, equipment, furnishings
                  of said business and now in the said store premises, but
                  excluding the following chattels, which are not the property
                  of the SELLER:

         2.       The PURCHASE PRICE of the said properties and assets thereof
                  as aforesaid....................................   $336,000.00

                  (A) Inventories and stock in trade..............   $__________

                  (B) Chattels, fixtures & equipment..............   $__________

                  (C) Leasehold...................................   $__________

                  (D) Restrictive Covenant........................   $__________
                                            TOTAL PURCHASE PRICE:    $336,000.00

         3.       THE PURCHASER shall pay to the SELLER the purchase price as
                  above set forth, in the manner as follows:

                  A. By Purchaser assuming the obligations and payments to RCI
                     General Contracting Inc., wherein the principal balance of
                     August 1st, 2001 is $277,960.63.

                  B. By Purchaser assuming the sum of $44,000.00 of the
                     outstanding tax liabilities due the Internal Revenue
                     Service or the New York State Department of Taxation and
                     Finance.

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                  C. The balance of the purchaser price shall include
                     outstanding payable due from the Seller and shall be offset
                     in part by outstanding receivable due the Seller as well as
                     the transfer of the security deposition on the lease in the
                     sum of $45,000.00.

         3.       (a) At the closing of sale of this Agreement, the SELLER will
                  assign and transfer unto the PURCHASER, in recordable form,
                  the lease of the said store premises, together with SECURITY,
                  if any, deposited hereunder. The parties hereto will execute
                  and deliver such instruments as may be required by the terms
                  of the lease to effectuate the assignment thereof and the
                  PURCHASER will (i) accept such assignment and transfer and
                  (ii) without the execution of any further documents, assume
                  the performance and observance of each and all of the terms,
                  conditions and covenants of the lease and pay the rent and
                  other charges reserved thereby with the force and effect as if
                  the PURCHASER had signed the lease originally as the Tenant
                  named against all loses, costs and expenses or damages
                  suffered or incurred by the SELLER in consequences of a breach
                  by the PURCHASER of any of the terms, covenants and conditions
                  of the lease occurring after the closing of sale.

                  (b) If the said lease shall require the written consent of the
                  Landlord for the SELLERS' assignment and transfer thereof to
                  the PURCHASER and the SELLER shall fail or be unable to
                  deliver such consent at the closing of sale hereunder, then
                  this Agreement shall be deemed canceled and of no further
                  force and effect and the ESCROWEE shall pay over to the
                  PURCHASER THE DOWN PAYMENT held by the ESCROWEE, who shall
                  thereupon be discharged from all liability therefore, and the
                  rights of the parties hereto resulting from this Agreement
                  shall also terminate.

         4.       At the closing of sale under this Agreement the PURCHASER will
                  pay to the SELLER, in addition to the purchase price set forth
                  hereinabove, the New York State Sales tax on the portion of
                  the purchase price allocated for the chattels and fixtures of
                  the business to be sold hereunder. In the event that the State
                  of New York shall appraise the said chattels at an amount in
                  excess of the allocation herein made thereof, then the
                  PURCHASER will pay the sales tax on the amount of such excess,
                  and then the PURCHASER will reimburse the SELLER, on demand,
                  for such payment.

         5.(a)    In the event this agreement to sell is in fact closed, then
                  the SELLER, without exception of any further documents, will
                  pay, satisfy and/or discharge, and indemnify and save and hold
                  harmless the PURCHASER from and against all debt, liabilities,
                  obligations and commitments of the SELLER, of whatever nature
                  or character, whether absolute, contingent or otherwise,
                  accruing to, or existing at, the closing of sale under this
                  agreement and not expressly assumed by the PURCHASER,
                  including (but not limited to, except as aforesaid) any
                  account payable for goods, wares, merchandise, chattels and
                  fixtures sold and/or delivered to the SELLER any Federal,
                  State,

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                  City or other governmental tax charged against, imposed or
                  assessed upon the SELLER, any unpaid employment contributions
                  due the State of New York, any claim of the employees of the
                  SELLER under any collective bargaining agreement between such
                  union and the SELLER; the SELLER will also pay, satisfy and/or
                  discharge an lien or other encumbrance upon the said property
                  thereof to be sold under this agreement filed, or recorded
                  prior to the delivery of the bill of sale to be delivered
                  hereunder and not expressly assumed by the PURCHASER, and
                  deliver to the PURCHASER satisfactions thereof in form for
                  filing or recording.

                  (b) The PURCHASER, without the execution of any further
                  documents, will pay, satisfy and/or discharge and indemnify
                  and save harmless the SELLER from and against all debts,
                  liabilities, obligations and commitments incurred by the
                  PURCHASER in consequence of his ownership of the chattels,
                  equipment and leasehold.

         6.(a)    At the closing of sale under this agreement the SELLER, in
                  lieu of compliance with the Uniform Commercial Code, shall
                  make and deliver to the PURCHASER his affidavit in which he
                  shall state, under oath, the names and addresses of his
                  creditors and the monies due each of them or an affidavit of
                  no creditors with respect to the business sold.

                  (b) To ensure the payment, satisfaction and/or discharge by
                  the SELLER of the creditors set forth by him in his said
                  affidavit and of the debts, liabilities, obligations, liens,
                  or encumbrances by him to be paid, satisfied and/or discharged
                  pursuant to Article 10, subd. (a), of this agreement, the
                  parties hereto and the ESCROWEE, at closing of sale under this
                  agreement, will enter into an agreement in writing by which
                  the SELLER shall deposit with the ESCROWEE in escrow, for a
                  period of ninety (90) days, from the date of closing the Sum
                  of $10,000.00, and then to be paid over to the SELLER if,
                  during said period, no claim in writing shall have been filed
                  with the ESCROWEE in respect to such debts, liabilities,
                  obligations, liens or encumbrances, and by which agreement the
                  SELLER shall deposit with the ESCROWEE the SUM of $10,000.00,
                  in note only to be held by the ESCROWEE in escrow until he
                  shall have delivered to the PURCHASER or his attorney, by
                  registered or certified mail return receipt requested, a photo
                  copy of the certification by the State of New York that all
                  sales taxes due to the State of New York for any period prior
                  to closing have been paid discharged and/or adjusted by the
                  SELLER and that all monies held in escrow to ensure such
                  payment, discharge and/or adjustment may be released there
                  from.

         7.       To induce the PURCHASER to purchase the said properties and to
                  pay the purchase price wherefore as above set forth, the
                  SELLER warrants and represents to the PURCHASER as follows:

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         a)       That be is the sole and absolute owner of the chattels,
                  equipment and leasehold to be sold hereunder and that he has a
                  good and marketable title to such and all of the assets free
                  from any liens or other encumbrances.

         b)       That there are no judgments of any court of record in the
                  State of New York of the United States against him in any way
                  a lien upon the assets hereby sold, nor has any petition in
                  bankruptcy or other insolvency proceeding been filed by or
                  against him, nor has he made any assignment for the benefit of
                  creditors.

         c)       That there are no actions or proceedings in law or in equity
                  pending against him in any court, nor has he any knowledge of
                  any threatened actions against him.

         d)       That there are no violations noted in, or issued by, any
                  governmental authority to the best of his knowledge, fully
                  complied with all the laws, ordinances, rulings and
                  regulations of all constituted governmental authorities having
                  jurisdiction.

         e)       That he has not mortgaged or otherwise encumbered the lease of
                  the said store premises to be sold and assigned hereunder or
                  the prepaid rent, deposits hereunder, that the rent or other
                  charges payable under the lease have been fully paid to date;
                  that he is nor in default of any of the terms, covenants, and
                  conditions of lease, and that his interest as a tenant under
                  the lease is a valid interest with which is now in full force
                  and effect.

         8.       In the event that this agreement to sell is in fact closed,
                  then the PURCHASER, without the execution of any further
                  documents, will be bound by, and assume the following
                  contracts heretofore entered into by the seller in the conduct
                  of the business with the same force and effect as if the
                  PURCHASER were a signatory thereto originally.

         9.       Pending the closing of sale under this agreement, the SELLER
                  (a) will not violate the terms of the lease of the said store
                  premises and (b) will not enter into any contract or
                  agreement, written or oral binding the PURCHASER after the
                  transfer of the assets to him.

         10.      At the closing of sale under this agreement, adjustments shall
                  be made for the following: rent and pre-paid rent and other
                  charges fixed in the lease of the store premises, water,
                  premiums on transferable insurance policies. The net amount of
                  these adjustments shall be added to or subtracted from the
                  balance payable an account of the purchase price pursuant to
                  Article 3. subd. (b) of this agreement, Rent Security.

         11.      At the closing of sale under this agreement, the SELLER,
                  FLORIDINO'S, INC., will execute and deliver to the PURCHASER,
                  T.K.N. CORP., an agreement in writing by which FLORIDINO'S.
                  INC., and its principals will covenant, and agree to, and with
                  the PURCHASER not to establish, open or be engaged or in any
                  manner become interested, directly or indirectly, either as
                  owner, partner, agent, employee, or as a stockholder, officer
                  or director of a

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                  corporation, or otherwise, in any restaurant/bar business for
                  a period of three (-3-) years from the date of closing within
                  the following area;

                  ONE SQUARE BLOCKS RADIUS OF THE PREMISES SOLD HEREIN,

         12.      No oral statement or prior written matter shall have any force
                  or effect. The PURCHASER was inspected and is familiar with
                  the physical condition of the chattels, fixtures, equipment
                  and furnishings and she hereby declares and agrees that she is
                  purchasing voluntarily and on his own judgment and not upon
                  any representation made by the SELLER or by anyone acting in
                  his behalf as to the character, condition or quality of said
                  chatters, fixtures equipment and, furnishings, other than
                  those outlined in this agreement.

         13.      The parties agree that NO BROKER was instrumental in bringing
                  about this sale.

         14.      Each and all of the terms, conditions, covenants, provisions,
                  agreements, warranties and representations herein contained
                  shall survive the closing of sale and shall not be deemed as
                  merged in the transfer of title of the said business and
                  property or in the payment of the consideration therefore.

         15.      The closing of sale under this agreement shall be held at:
                  Ginsberg & Katsorhis, P.C., 77-53 Main Street, Flushing, New
                  York 11367 on or about October 2nd, 2001 at 5:00, P.M.

At closing, the keys to said premises and all other indicia of possessions shall
be delivered to the PURCHASER the bill of sale (containing the usual warranties
and affidavit of title) and all other instruments of sale, conveyance of
assignment required under this agreement, or that may otherwise be required, for
the proper transfer of the assets thereof; the monies held in escrow hereunder
shall be paid over and all monies and documents required hereunder to be
thereafter held in escrow shall, accordingly, to be delivered to the ESCROWEE
herein named. The parties shall otherwise execute and deliver any and all other
instruments as may be required to carry out the terms the terms of this
agreement. Upon completion of the transfer and the payment of the purchase price
above set forth, the PURCHASER shall have title to, and possession of the said
business, and the SELLER will thereafter and forever defend the PURCHASER
against any claim of any kind or description affecting the PURCHASER'S ownership
of the said assets or his rights to the possession thereof.

         16.      Every notice or other communication authorized or required by
                  trugthis agreement shall not be effective unless given or
                  served in writing and sent by United States registered or
                  Certified mail, return receipt requested, directed to the
                  address of the respective parties as aforesaid, or such other
                  address as either party may designate any notice from time to
                  time.

         17.      The SELLERS are represented by:

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                              Kerry John Katsorhis, Esq.
                              Ginsbera & Katsorhis, P .c. 77-53 Main Street
                              Flushing, New York 11367 (718) 591.6900
                              FAX (718) 380.8039

                              The PURCHASERS are represented by:
                              Peter Zahakos, Esq.
                              1 Cross Island Plaza
                              Rosedale, New York 11422

IN WITNESS WHEREOF, the parties hereto have signed this Agreement the day and
year first above written.

                                              FLORIDINO'S,INC.

                                              By_________________________Pres.
                                                  NICK PIRGOUSIS

                                              T.K.N. CORP.

                                              By________________________Pres.
                                                  PERRY MALLAS