Document:

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                                  EXHIBIT 10.2

                                 PROMISSORY NOTE

In consideration of value received, the undersigned (hereinafter "Borrower")
does hereby jointly and severally promise to pay to Amortibanc Management L.C.
(hereinafter "Lender"), the amount of $974,470.00, upon which interest will
accrue at Eight percent (8%) per annum. Borrowers agree to pay in conformity
with these terms:

This note may be paid in whole or in part at any time without penalty charges.
Such payments shall be first applied to interest and then to the principal.
Lender reserves the right to demand payment in full or in part, together with
interest accrued, at any time and for any reason upon 30 days written notice to
the Borrower.

In the event this Note shall be in default, and collection proceedings are
instituted, then the Borrowers agree to pay all reasonable attorney fees and
costs of collection. Payments not made within 30 days of due date shall be
subject to a late charge of 15% of the principal balance then due and payable.

The undersigned and all other parties to this Note, whether as endorsers,
guarantors or sureties waive demand, presentment and protest and all notices
thereto and further agree to remain bound, notwithstanding any extension,
modification, waiver, or other indulgence by any holder or upon the discharge or
release of any obligor hereunder or to this Note, or upon the exchange,
substitution, or release of any collateral, if any, granted as security for this
Note.

1st Realty Investments Inc.                 December 31, 2000
5115 North Scottsdale Road
Scottsdale, AZ        85250
Borrower

/s/       William Szilagyi

          -------------------------------
Name      William Szilagyi

          -------------------------------
Title     President

          -------------------------------

Witness:  /s/   Edward W. Dietrich

          -------------------------------
Name      Edward W. Dietrich

          -------------------------------<PAGE>
                                  EXHIBIT 10.3

                        ASSIGNMENT OF MEMBERSHIP INTEREST

BY THIS ASSIGNMENT OF MEMBERSHIP INTEREST ("Assignment") made and entered into
as of the 29th day of December 2000, AMORTIBANC MANAGEMENT L.C., a Texas Limited
Liability Company.,("Assignor"), and 1st Realty Investments, Inc., a Nevada For
Profit Corporation, ("Assignee"), agree as follows:

      1. Assignment. For the amount of $876,332.00 evidenced by a note for that
amount from Assignee in favor of Assignor, together with other necessary and
agreed upon consideration as set forth below, the receipt and sufficiency of
which are hereby acknowledged, Assignor hereby irrevocably sells, transfers and
assigns to Assignee all of its membership interest and participation percentage
in Laguna Investments L.L.C. Assignee hereby accepts the assignment and transfer
of the Assignors' membership interest in Laguna Investments L.L.C., and agrees
to assume any and all obligations and responsibilities associated with such
interest from and after the date of this Assignment and hold Assignors harmless
from any and all liabilities relating thereto.

      2. Further Acts: Additional Documents. Assignors and Assignee shall
perform all such further acts and execute and deliver any and all additional
documents and instruments that may be necessary or desirable to consummate,
evidence or confirm the assignment of the interest described herein.

      3. Counterparts. This Assignment may be executed in counterparts, each of
which shall be deemed to be an original, but all of which together shall
constitute one and the same instrument.

      IN WITNESS WHEREOF, this Assignment has been executed as of the day and
year first above written.

                                            "ASSIGNORS"

                                            AMORTIBANC MANAGEMENT, L.C.
                                            a Texas limited liability company

                                            /s/    Edward W. Dietrich
                                                   ----------------------------
                                            Name   Edward W. Dietrich
                                                   ----------------------------
                                            Title  Vice President
                                                   ----------------------------

                                            "ASSIGNEE"

                                            1st Realty Investments, Inc.
                                            a Nevada For Profit Corporation

                                            /s/    William Szilagyi
                                                   ----------------------------
                                            Name   William Szilagyi
                                                   ----------------------------
                                            Title  President
                                                   ----------------------------<PAGE>
                                  EXHIBIT 10.4

                        ASSIGNMENT OF MEMBERSHIP INTEREST

BY THIS ASSIGNMENT OF MEMBERSHIP INTEREST ("Assignment") made and entered into
as of the 29th day of December 2000, AMORTIBANC MANAGEMENT L.C., a Texas Limited
Liability Company.,("Assignor"), and 1st Realty Investments, Inc., a Nevada For
Profit Corporation, ("Assignee"), agree as follows:

      1. Assignment. For the amount of $74,579.00 evidenced by a note for that
amount from Assignee in favor of Assignor, together with other necessary and
agreed upon consideration as set forth below, the receipt and sufficiency of
which are hereby acknowledged, Assignor hereby irrevocably sells, transfers and
assigns to Assignee all of its membership interest and participation percentage
in Firebird Financial L.L.C. Assignee hereby accepts the assignment and transfer
of the Assignors' membership interest in Firebird Financial L.L.C., and agrees
to assume any and all obligations and responsibilities associated with such
interest from and after the date of this Assignment and hold Assignors harmless
from any and all liabilities relating thereto.

      2. Further Acts: Additional Documents. Assignors and Assignee shall
perform all such further acts and execute and deliver any and all additional
documents and instruments that may be necessary or desirable to consummate,
evidence or confirm the assignment of the interest described herein.

      3. Counterparts. This Assignment may be executed in counterparts, each of
which shall be deemed to be an original, but all of which together shall
constitute one and the same instrument.

      IN WITNESS WHEREOF, this Assignment has been executed as of the day and
year first above written.

                                            "ASSIGNORS"

                                            AMORTIBANC MANAGEMENT, L.C.
                                            a Texas limited liability company

                                            /s/    Edward W. Dietrich
                                                   -----------------------------
                                            Name   Edward W. Dietrich
                                                   -----------------------------
                                            Title  Vice President
                                                   -----------------------------

                                            "ASSIGNEE"

                                            1st Realty Investments, Inc.
                                            a Nevada For Profit Corporation

                                            /s/    William Szilagyi
                                                   -----------------------------
                                            Name   William Szilagyi
                                                   -----------------------------
                                            Title  President
                                                   -----------------------------<PAGE>
                                  EXHIBIT 10.5

                        ASSIGNMENT OF MEMBERSHIP INTEREST

BY THIS ASSIGNMENT OF MEMBERSHIP INTEREST ("Assignment") made and entered into
as of the 29th day of December 2000, AMORTIBANC MANAGEMENT L.C., a Texas Limited
Liability Company.,("Assignor"), and 1st Realty Investments, Inc., a Nevada For
Profit Corporation, ("Assignee"), agree as follows:

      1. Assignment. For the amount of $135.00 evidenced by a note for that
amount from Assignee in favor of Assignor, together with other necessary and
agreed upon consideration as set forth below, the receipt and sufficiency of
which are hereby acknowledged, Assignor hereby irrevocably sells, transfers and
assigns to Assignee all of its membership interest and participation percentage
in Arizona Legacy Ranches L.L.C. Assignee hereby accepts the assignment and
transfer of the Assignors' membership interest in Arizona Legacy Ranches L.L.C.,
and agrees to assume any and all obligations and responsibilities associated
with such interest from and after the date of this Assignment and hold Assignors
harmless from any and all liabilities relating thereto.

      2. Further Acts: Additional Documents. Assignors and Assignee shall
perform all such further acts and execute and deliver any and all additional
documents and instruments that may be necessary or desirable to consummate,
evidence or confirm the assignment of the interest described herein.

      3. Counterparts. This Assignment may be executed in counterparts, each of
which shall be deemed to be an original, but all of which together shall
constitute one and the same instrument.

      IN WITNESS WHEREOF, this Assignment has been executed as of the day and
year first above written.

                                            "ASSIGNORS"

                                            AMORTIBANC MANAGEMENT, L.C.
                                            a Texas limited liability company

                                            /s/    Edward W. Dietrich
                                            ------------------------------------
                                            Name   Edward W. Dietrich
                                            ------------------------------------
                                            Title  Vice President
                                            ------------------------------------

                                            "ASSIGNEE"

                                            1st Realty Investments, Inc.
                                            a Nevada For Profit Corporation

                                            /s/    William Szilagyi
                                            ------------------------------------
                                            Name   William Szilagyi
                                            ------------------------------------
                                            Title  President
                                            ------------------------------------

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