Document:

EXHIBIT 10.1

                                Supply Agreement

      SUPPLY AGREEMENT, dated as of September 27 , 2005, between FUJI PHOTO FILM
U.S.A., INC., a New York corporation ("Fuji"), and E-TOP-PICS, Inc., a
Massachusetts corporation ("Customer").

                              W I T N E S S E T H:
                               - - - - - - - - - -

            WHEREAS, Customer desires to purchase quantities of Instax wide
format pack film and Instax Model 200 cameras (collectively, the "Products")
from Fuji and Fuji is willing to sell such quantities of the Products to
Customer on the terms and subject to the conditions set forth in this Agreement.

      NOW, THEREFORE, in consideration of the premises and the mutual promises
herein contained, the parties hereby agree as follows:

      1. Definitions. When used in this Agreement, the following terms will have
the respective meanings set forth in this Article 1. Definitions used herein are
used without regard to gender, and definitions in the singular shall apply
equally when used in the plural.

            (a) "Annual Period" means a period of time, the first of which
begins on the date of this Agreement and ends on September 30, 2006; the second
and each successive Annual Period shall be each successive twelve-month period
ending on an anniversary of the end of the first Annual Period.

            (b) "Confidential Information" means all information and data of the
disclosing party designated as confidential concerning products or the business
of the disclosing party or its affiliated companies, disclosed to the receiving
party orally or in writing. If either party hereunder discloses information to
the other party orally, then within two (2) weeks after such disclosure the
disclosing party will confirm in writing to the receiving party the confidential
nature of the information so disclosed. "Confidential Information" shall not
include any information which the receiving party can establish:

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                  (i) is now generally known or available to the public or which
hereafter through no act or failure on the part of the receiving party becomes
generally known or available to the public;

                  (ii) is legally known to the receiving party at the time of
receiving such information;

                  (iii) is furnished to others by the disclosing party without a
restriction on disclosure;

                  (iv) is hereafter furnished to the receiving party in writing
by a third party without restriction on disclosure, where such third party
legally obtained such information and the right to disclose it to the receiving
party; or

                  (v) is independently developed by the receiving party without
violation of any legal rights which the disclosing party may have in such
information. A party shall be permitted to disclose Confidential Information in
the event such party is required to do so pursuant to a valid judicial or
administrative order requiring disclosure; provided, however, that such party
shall notify the other party hereto in writing promptly after receiving the
judicial or administrative order and such party shall cooperate and consult with
the other party to take steps to avoid disclosure.

            (c) "Fuji Japan" means Fuji Photo Film Co., Ltd. and its direct or
indirect subsidiaries to which the manufacture of the Products will be delegated
hereunder.

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            (d) "Minimum Order Requirement" means the minimum number of Products
that Customer may order at any one time. The minimum number of packs of Instax
Wide Format Pack Film that can be ordered at any one time is Sixty Thousand
(60,000) packs with additional quantities in incremental amounts of Six Thousand
(6,000) pack lots. The minimum number of Instax Model 200 Cameras that can be
ordered at any one time is Six Thousand (6,000).

            (e) "Minimum Purchase Requirement" means that obligation of Customer
to purchase from Fuji in each Annual Period certain minimum quantities of
Products. For the first Annual Period in the term of this Agreement, Customer
shall purchase at least One Million Eight Hundred Thousand (1,800,000) packs of
Instax Wide Format Pack Film and One Hundred Eighty Thousand (180,000) Instax
Model 200 Cameras. It is understood that for each of the first five (5) months
of the term of this Agreement, Customer shall only be required to purchase Five
Thousand (5,000) packs of Instax Wide Format Pack Film and Five Hundred (500)
Instax Model 200 Cameras; the balance of the Minimum Purchase Requirement for
the first Annual Period during the term of this Agreement shall be satisfied in
the remaining seven months of the Annual Period. For the second year of the term
of this Agreement, Customer shall purchase at least Two Million Five Hundred
Thousand (2,500,000) packs of Instax Wide Format Pack Film and Two Hundred and
Fifty Thousand (250,000) Instax Model 200 Cameras.

            (f) "Products" means Instax Wide Format Pack Film and Instax Model
200 Cameras manufactured by Fuji Japan or its affiliates.

            (g) "Two-Year Purchase Requirements" means the obligation of
Customer to purchase from Fuji by September 30, 2007 at least Four Million Three
Hundred Thousand (4,300,000) packs of Instax Wide Format Pack Film and Four
Hundred and Thirty Thousand (430,000) Instax Model 200 Cameras.

            (h) "UCC" means the Uniform Commercial Code, as in force in the
State of New York on the date of this Agreement.

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      2. Manufacture and Sale.

      2.1 Fuji will manufacture the Products according to its standard
manufacturing and packaging specifications for the Products in place from time
to time. It is understood that Customer does not require any changes to Fuji's
standard specifications for the Products.

      3. Forecasts; Orders; Minimum Purchase Requirement; Marketing.

      3.1 Beginning in October, 2005, Customer shall submit to Fuji a six-month
written forecast of its monthly requirements of the Products on or before the
15th day of each month. The parties agree that the forecast for the first
three-month period set forth in each monthly statement submitted by Customer to
Fuji shall constitute a "firm offer" within the meaning of Section 2-205 of the
UCC for all Products listed for such three-month period. The forecast for the
second three-month period in each monthly statement submitted by Customer to
Fuji shall constitute estimates of Customer's requirements of Products for such
period. The forecast for the first three-month period set forth in each monthly
statement shall be deemed a purchase order subject to acceptance or rejection by
Fuji. The format for such written forecasts will be mutually agreeable to both
parties.

            (a) Customer will submit purchase orders to Fuji in writing, which
may be transmitted to Fuji by electronic facsimile or by electronic data
interchange system. Customer will submit its purchase orders by the 15th of each
month, with a requested Shipment Date from Fuji's distribution center in the
United States of not less than one hundred and twenty (120) days after receipt
of such purchase order by Fuji.

            (b) Customer's purchase orders will be subject to acceptance by
Fuji, which will not be unreasonably withheld or delayed; provided that, in all
events, Fuji will be entitled to withhold or delay its acceptance of Customer's
purchase orders or to refuse to ship Product ordered if Customer is in default
(and any grace or cure period therefore has elapsed) under this Agreement and
such default is continuing.

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            (c) Any purchase orders submitted by Customer under this Agreement
shall contain only orders for the Products to be manufactured pursuant to Fuji's
standard specifications for such Products. It is understood that there will be
no custom or special manufacturing or packaging requirements.

      3.2 Customer shall, during each Annual Period hereof, purchase a
sufficient number of Products from Fuji so as to satisfy the Minimum Purchase
Requirement. Customer's failure to purchase the Minimum Purchase Requirement of
Product during any Annual Period shall constitute cause for Fuji to terminate,
at Fuji's option, this Agreement as provided in Section 8.2(d). Customer's
failure to submit the monthly forecast statements on a timely basis shall also
constitute cause for Fuji to terminate, at Fuji's option, this Agreement as
provided in Section 8.2 (d).

      3.3 In the event that Customer does not satisfy the Two-Year Purchase
Requirements for the Products, Customer shall pay Fuji a penalty calculated as
follows: .10 ( (4,300,000 - Number of packs of Instax Wide Format Pack Film
actually purchased by Customer by August 10, 2007 X $7.25) + (430,000 - Number
of Instax Model 200 Cameras actually purchased by Customer by August 10, 2007 X
$47.50)) = Penalty Amount to be Paid by Customer. Any such penalty shall be paid
by Customer on or before August 31, 2007. By way of example only, if we assume
Customer purchased Four Million Two Hundred Thousand (4,200,000) packs of Instax
Wide Format Pack Film and Four Hundred and Twenty-Five Thousand (425,000) Instax
Model 200 Cameras as of August 10, 2007, the penalty amount would be calculated
as follows: .10 ((4,300,000-4,200,000 X 7.25) + (430,000 - 425,000 X 47.50)) =
..10 ($725,000 + $237,500) = $96,250. In the event Fuji and Customer agree to
renew this Agreement at least ninety (90) days prior to the scheduled expiration
of this Agreement and such renewal is set forth in writing and signed by both
parties, then any penalty amount calculated in accordance with this Section 3.3
shall be reduced by fifty percent (50%).

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      3.3 Customer may only order the Product in whole lots of the Minimum Order
Requirement, provided, however, Fuji may, in its sole discretion, permit a
number of units to be shipped in an order to vary up or down by 10%.

      4. Sales Terms; Delivery; Resale.

      4.1 Fuji shall sell, and Customer shall purchase, the Products in
accordance with the provisions of this Agreement and Fuji's sales terms in
effect with respect to the Products at the time of purchase.

      4.2 Fuji will deliver Products F.O.B. Fuji's or its agent's warehouse, to
the address designated by Customer. Surface freight and insurance from Fuji's or
its agent's warehouse to the address designated by Customer shall be borne by
Fuji provided all shipments are sent via ground surface carrier selected by
Fuji. Products ordered by Customer pursuant to a particular purchase order shall
be completed and made available for delivery or other disposition as specified
therein in approximately one hundred twenty (120) days from Fuji's receipt of
such purchase order. It is expressly agreed that no estimate of delivery time
made by Fuji will constitute a guaranty of delivery by such date, that all
shipping and delivery dates will be approximate, and that Fuji will not be
liable for any damages, consequential or otherwise, for delays in delivery. Fuji
shall in no way be held liable for any portion of Customer's claim for damages
for non-arrival, loss or any other damage occurred to the Products in transit
exceeding the amount actually redeemed by insurance. Customer shall be
responsible for transportation costs associated with air shipment or any
expedited shipments requested by Customer.

      4.3 Customer shall sell the Products only within the United States to
business customer segments approved by Fuji in writing. CUSTOMER SHALL NOT SELL
PRODUCTS THROUGH ANY RETAIL OR CONSUMER CHANNELS OR DIRECTLY TO RETAIL OR
CONSUMER OUTLETS OF ANY TYPE. CUSTOMER MAY ONLY SELL PRODUCTS FOR BUSINESS
APPLICATIONS TO BUYERS APPROVED IN WRITING BY FUJI.

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      5. Prices; Payment.

      5.1 Subject to the provisions of this Article 5, the price for Instax Wide
Format Pack Film purchased during the term of this Agreement shall be U.S. $7.25
per pack F.O.B. Fuji or its agent's warehouse. The price for Instax Model 200
Cameras shall be U.S. $47.50 per camera. For any renewal or extension of this
Agreement pursuant to Section 8.1 hereof, the parties agree to negotiate in good
faith to revise the Product prices set forth in this Section 5.1 hereof. No
credits or deductions shall be allowed on invoices.

      5.2 (a) The foregoing notwithstanding, in the event there is a factory
price increase for any of the Products, Fuji may increase the prices of such
Products upon thirty (30) days prior written notice to Customer. In addition,
upon the occurrence of any economic, governmental or political events which
result in an extraordinary increase in costs of producing the Products, Fuji may
give notice of such events to Customer and Fuji and Customer shall thereupon
re-negotiate the prices of Products hereunder. For purposes of this Agreement,
"extraordinary increase in production costs" means an aggregate increase on or
after the commencement of the term hereof of ten percent (10%) or more. If,
within fifteen (15) days after the date of such notice, Fuji and Customer fail
to agree upon new prices for Products, Fuji may terminate this Agreement upon
thirty (30) days notice to Customer. Until termination of the Agreement by Fuji
or the effective date of the price increase as determined pursuant to this
Section 5.2, the prices charged to Customer shall remain the same as before the
notice for re-negotiation of prices. After prices for Products are re-negotiated
pursuant to this Section 5.2, upon the occurrence of any subsequent
extraordinary increase in costs to Fuji, the provisions of this Section 5.2
shall again apply.

            (b) In the event that there is an extraordinary decrease in the
selling price of items that are competitive to the Products, Customer may give
notice of such to Fuji and Fuji and Customer shall thereupon re-negotiate the
prices of the products hereunder. If Fuji and Customer cannot agree on new
pricing terms within 30 days following receipt by Fuji of such request to
renegotiate pricing, Customer may terminate the Agreement with 30 days written
notice to Fuji provided that Customer satisfies its obligations under Section
8.3 hereof to purchase finished Products, pieces of Products and component
parts.

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      5.3 Prices are exclusive of all federal, state, local, excise, use and
similar taxes. All taxes of any nature which are billed to Customer shall be
identified, separately stated and paid by Customer or, in lieu thereof, Customer
shall provide Fuji with a tax-exemption certificate acceptable to the relevant
taxing authorities. Failure by Fuji to invoice any taxes does not abrogate
Customer's obligation to pay such taxes.

      5.4 Payment shall be made by Customer prior to shipment of Products. If
Customer makes a late payment, Fuji shall add a late payment charge to the
shipment value. The late payment charge shall be calculated by multiplying the
value of the shipment times the prime rate as published in the Wall Street
Journal on the first business day of the month in which payment is due times the
number of days late divided by 365. Customer shall secure payment for the
Products that are in transit from the manufacturing facility to Fuji's
distribution center in the United States, Products currently in stock in the
U.S. distribution center and any penalty charges described in this Agreement
with a letter of credit from a mutually-agreed upon bank in a form approved by
Fuji. Customer agrees that Fuji is free to present the letter of credit for
payment at any time and without notice to Customer.

      5.5 Fuji shall provide Customer with a 2% merchandising allowance for
promotional and marketing activities that are pre-approved in writing by Fuji.
Such 2% promotional allowance shall be calculated on the purchase price of the
Products actually purchased by Customer during the preceding Annual Period
without regard to shipping, insurance, taxes and other charges. Fuji shall only
pay the allowance based on promotional activities that have actually occurred.

      6. Disclaimer of Warranty; Indemnification.

      6.1 Fuji makes no warranties or representations concerning the Products to
Customer. FUJI HEREBY DISCLAIMS ALL WARRANTIES REGARDING THE PRODUCTS INCLUDING,
BUT NOT LIMITED TO, ALL EXPRESS WARRANTIES, ALL IMPLIED WARRANTIES AND
WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE. If any court
having jurisdiction finally holds that this limitation of remedies is void or
unenforceable, Fuji's liability for any claim shall be limited to the invoice
price of the Products giving rise to the claim. IN NO EVENT WILL FUJI BE LIABLE
FOR INCIDENTAL, CONSEQUENTIAL OR SPECIAL DAMAGES, EVEN IF SUCH DAMAGES RESULT
FROM NEGLIGENCE OR OTHER FAULT.

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      6.2 Customer hereby agrees to defend, indemnify and hold Fuji, its,
officers, affiliates, directors, agents, representatives and employees harmless
from and against any and all claims, actions, demands, damages, causes of
action, costs, and expenses (including reasonable attorney's fees) arising out
of or relating to the use of the Products.

      7. Confidential Information.

      7.1 Both during and after the term of this Agreement, each party will
maintain in secrecy, and will neither disclose to a third person nor use for any
purpose other than its performance hereunder, the other party's Confidential
Information. In implementation of the preceding sentence, forthwith upon the
expiration or earlier termination of this Agreement, each party will return to
the other party, at no charge, all Confidential Information previously delivered
to the receiving party in written, quantitative or schematic expression or other
tangible form and all copies of the foregoing. Each party shall limit access to
Confidential Information to those of its employees and subcontractors for whom
access is necessary in order to perform their employment or subcontracting
duties.

      7.2 Neither Fuji nor Customer shall, at any time, disclose Confidential
Information to any third party except (i) with the prior written consent of the
other party, or (ii) by reason of legal compulsion in any legal proceedings or
pursuant to law. In the event either party proposes to make any such disclosure
pursuant to the exclusion contained in clause (ii) of the preceding sentence,
such party shall, prior to or concurrently with such disclosure, furnish the
other party a written opinion of legal counsel to the effect that such
disclosure is made by reason of legal compulsion.

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      8. Term and Termination.

      8.1 This Agreement will become effective as of the date and year first
above written and, unless earlier terminated in accordance with Section 8.2,
will continue in effect until September 30, 2007. This Agreement may be renewed
for one-year periods provided that both Fuji and Customer agree to any such
renewal in writing at least ninety (90) days prior to the scheduled termination
date of the Agreement. In the event that the Agreement is not renewed at least
ninety (90) days prior to the scheduled termination date for any reason,
Customer agrees to purchase all Products that were included in the monthly
forecasts submitted by Customer and considered to be covered by "firm offers" of
Customer as discussed in Section 3.1 hereof.

      8.2 This Agreement may be terminated prior to expiration of its term as
follows:

            (a) Upon any of the following events either party may give notice of
termination, effective immediately: (i) the other party becomes insolvent or
admits its inability to pay its debts generally as they come due; (ii) any
sheriff, marshal, custodian, trustee or receiver is appointed by order of any
court of competent jurisdiction to take charge of or sell any material portion
of the other party's property; (iii) a case is filed by the other party under
the bankruptcy code or any other insolvency law; (iv) a case is filed against
the other party without such party's application or consent under the bankruptcy
code or any other insolvency law and such case continues undismissed for 90
days; (v) the other party makes a general assignment for the benefit of
creditors; or (vi) the other party is dissolved or liquidated or takes any
corporate action for such purpose;

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            (b) Fuji reserves the right to terminate this Agreement for cause if
Customer shall commit a material breach of this Agreement (which may include
non-payment for Products provided hereunder) and such breach shall continue more
than thirty (30) days after written notice of such breach is given to Customer
by Fuji;

            (c) Customer may terminate this Agreement if Fuji shall commit a
material breach of this Agreement and such breach shall continue more than
thirty (30) days after written notice of such breach is given to Fuji by
Customer; or

            (d) Fuji may terminate this Agreement for the cause set forth in
Section 3.2 hereof by written notice to Customer given within ninety (90) days
following the end of the Annual Period during which any Minimum Purchase
Requirement was not satisfied, such termination to be effective as of the end of
the Calendar Quarter following the end of such Annual Period.

            (e) Fuji may terminate this Agreement at any time without cause upon
thirty (30) days prior written notice to Customer. It is understood that Fuji
would not enter into this Agreement if it did not have the right to terminate
the Agreement without cause at any time. In the event that Fuji terminates this
Agreement without cause, Fuji agrees to honor and deliver all Products that were
deemed to be covered under "firm offers" in the monthly forecasts submitted by
Customer as discussed in Section 3.1 hereof.

      8.3 Upon expiration or termination of this Agreement for any cause, upon
Fuji's request Customer shall purchase from Fuji (i) at the price specified
herein all pieces of the Products which are the subject of outstanding unfilled
purchase orders and (ii) at the prices specified herein, all amounts of finished
Product manufactured by Fuji against Customer's forecasts and (iii) all
component parts of Products that were either manufactured or purchased by Fuji
against Customer's forecasts. It is understood that for purposes of
subparagraphs (ii) and (iii) of the preceding sentence, the term "forecasts"
includes all forecasted requirements of Customer whether or not such forecasted
requirements constitute firm offers pursuant to Section 3.1 hereof. It is
understood that Customer's obligations to purchase finished Products, pieces of
Products and component parts pursuant to this Section 8.3 shall not apply in the
event that Fuji terminates this Agreement without cause pursuant to paragraph
(e) of Section 8.2 above. If Customer terminates this Agreement for any reason
or if Fuji terminates this Agreement for cause, Customer shall be obligated to
comply with the purchase obligations set forth in this Section 8.3.

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      9. General

      9.1 Each of the parties has taken all corporate action required to duly
authorize its execution, delivery and performance of this Agreement, and this
Agreement constitutes an obligation enforceable against it in accordance with
its terms.

      9.2 Fuji and Customer are acting in the capacity of independent
contractors. Nothing herein contained may be construed as constituting either
party the agent, employee, partner or co-venturer of the other party.

      9.3 This Agreement may be amended by the parties hereto only by an
instrument in writing signed on behalf of each of the parties hereto.

      9.4 Any waiver of any default in performance of the provisions hereof must
be in writing and shall not operate as a waiver of, or estoppel with respect to,
any subsequent default.

      9.5 All notices, consents, approvals, or other communications hereunder
(other than routine operational communications) shall be in writing and shall be
delivered personally or by reputable overnight delivery service (e.g., Fed Ex)
or registered or certified mail, postage prepaid, addressed to the parties at
the following addresses (or at such other address for a party as shall be
specified by like notice):

            If to Fuji, to

                  Fuji Photo Film U.S.A., Inc.
                  200 Summit Lake Drive
                  Valhalla, New York 10595
                  Attention: Hank Hayashi, President, Imaging Group

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            with a copy to:
                  Fuji Photo Film U.S.A., Inc.
                  200 Summit Lake Drive
                  Valhalla, New York 10595
                  Attention: Jonathan E. File, Esq.

            If to Customer, to:
                  E-Top-Pics, Inc.
                  1055 Stewart Avenue, Suite 12
                  Bethpage, New York 11714
                  Attention: Brian O'Connor

                  Any such notice, consent, approval and other communication
shall be deemed given, in the case of mailing, on the third day following its
deposit in the mail and in all other cases upon receipt.

      9.6 Neither this Agreement nor any of the rights, interests or obligations
hereunder shall be assigned (either consensually or by operation of law) by
either of the parties hereto without the prior written consent of the other
party, and any purported assignment in the absence of such consent will be void.
The foregoing notwithstanding, Customer acknowledges that Fuji will cause one or
more corporations under common control with it to manufacturer the Products Fuji
will sell to Customer hereunder; provided that Fuji remains obligated for the
performance of all of Fuji's obligations hereunder.

      9.7 (a) This Agreement shall be governed by and construed in accordance
with the laws of State of New York (without giving effect to its principles of
conflict of laws).

            (b) All disputes, controversies or differences which arise between
the parties, out of or in relation to or in connection with this Agreement,
which cannot be amicably settled shall be finally settled by arbitration before
one arbitrator pursuant to the rules of the American Arbitration Association.

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            (c) Arbitration shall be conducted in New York, New York.

            (d) Arbitration may be commenced at any time by the party seeking
resolution by giving written notice to the other party that such dispute has
been referred to arbitration pursuant to the terms of this Section 9.7. The
arbitrator shall be selected by the mutual agreement of the parties, but if the
parties do not so agree within twenty (20) days after the date of the
arbitration notice, the arbitrator shall be selected pursuant to the rules of
the American Arbitration Association. Any award rendered by the arbitrators
shall be conclusive and binding upon the parties. This provision for arbitration
shall be specifically enforceable by the parties and decision of the arbitrators
in accordance herewith shall be final and binding and there shall be no right of
appeal therefrom.

      9.8 The expiration or earlier termination of this Agreement will not
operate to release either party hereto from its obligations under Articles 6, 7
and Section and 8.3 (which obligations will survive such expiration or
termination) or from any liability which has already accrued to the other party
as of the date of expiration or termination or which may thereafter accrue in
respect of an act or omission occurring prior to expiration or termination. The
expiration or earlier termination of this Agreement will not operate to relieve
either party hereto of the obligation to perform in a timely manner all duties
which it is required hereunder to perform in respect of any orders for pieces of
the Products outstanding as of the date of expiration or earlier termination.

      9.9 Neither party shall be responsible or liable in any way for failure or
delay in carrying out the terms of this Agreement resulting from any cause or
circumstances beyond its reasonable control, including by way of illustration
but not limited to, fire, flood, war, labor difficulties, interruption of
transit, accident, explosion, civil commotion, and acts of any governmental
authority. Except as provided in the following sentence, no such failure or
delay shall terminate this Agreement, and each party shall complete its
obligations hereunder as promptly as reasonably practicable following cessation
of the cause or circumstances of such failure or delay. If such a delay in
delivery of any pieces of the Products extends beyond ninety (90) days, then
either party may give notice of termination effective at the end of such period.

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      9.10 The headings in this Agreement are for convenience only and in no way
alter, modify, amend, limit or restrict the contractual obligations of the
parties.

      9.11 This Agreement may be executed simultaneously in two or more
counterparts, any of which may be executed by a facsimile signature and each of
which shall be deemed an original, but all of which together shall constitute
one and the same instrument.

      9.12 This Agreement, including the preamble, contains the entire agreement
between Fuji and Customer with respect to the transaction which is the subject
matter hereof.

      IN WITNESS WHEREOF, Fuji and Customer have caused this Agreement to be
executed by their duly authorized representatives as of the date and year first
above written.

                                        FUJI PHOTO FILM U.S.A., INC.

                                        By:
                                            -------------------------

                                        E-TOP-PICS, INC.

                                        By:
                                            -------------------------

                                                                              17CONTRACT OF SALE

      THIS CONTRACT OF SALE ("Contract") dated as of the 28th day of September,
2005, by and among Crown Central LLC, a Maryland limited liability company with
a mailing address of 1 North Charles Street, Baltimore, Maryland 21201,
(hereinafter, "Seller"), and ReFuel America, Inc, a Delaware corporation, whose
mailing address is 6000 Fairview Road, Suite 1202, Charlotte, North Carolina
28210 (hereinafter "Buyer," Seller and Buyer are hereinafter sometimes referred
to as the "Parties").

                              W I T N E S S E T H:

      THAT Seller does hereby agree to bargain and sell unto Buyer, and Buyer
does hereby agree to purchase from Seller on the terms and conditions hereof,
those parcels of land and improvements located in the States of Georgia, North
and South Carolina listed on Exhibit A attached hereto and more particularly
described on Exhibit B attached hereto. The Fee Premises are hereinafter
sometimes referred to, individually and collectively, as the "Premises."

      TOGETHER WITH all of Seller's right, title and interest in the easements,
rights, and ways appurtenant thereto and all of Seller's right, title, and
interest in all public ways adjoining the same.

      1. PURCHASE PRICE. The purchase price for the Premises and equipment
listed on Exhibit E, including all aboveground and underground storage tanks, if
any, piping, loading rack equipment, pumps, valves, vapor recovery systems, and
related appurtenances, to the extent owned by Seller, excluding remediation and
monitoring equipment (collectively, the "Equipment") shall be the sum of One
Million Seven Hundred Thousand and 00/100 ($1,700,000.00) Dollars (the "Purchase
Price"). Following the execution of this Contract by Buyer, Buyer shall deliver
to Seller, an earnest money deposit in the amount of One Hundred Seventy
Thousand and 00/100 Dollars ($170,000.00) (the "Deposit"). Said Deposit shall be
non-refundable, except pursuant to Paragraphs 3 and 14(b) hereof. At Closing (as
hereinafter defined), the Deposit, plus interest, if any, will be applied to the
Purchase Price. In the event Closing does not occur for any reason, except as
provided in Paragraph 3 or 14(b), the Deposit shall belong to Seller and shall
be retained by Seller as liquidated damages, as hereinafter provided and not as
a penalty. All interest, if any, earned on said Deposit, shall belong to Seller.

<PAGE>

      2. CLOSING. Closing hereunder for the properties in North and South
Carolina as described in Exhibit A shall be held at 1 p.m. on December 15, 2005
at the offices of Buyer's title insurance company in the State and City of
Charlotte, North Carolina (the "Closing") or at such earlier time or place as
agreed upon by the Parties. At Closing, the Purchase Price and all Sales Taxes
(as hereinafter defined and in an amount reflected on the closing statement
executed by Buyer and Seller at Closing), less the Deposit actually received by
Seller, shall be paid by Buyer by wire transfer, at Buyer's cost, in immediately
available federal funds denominated in U.S. Dollars to an account or accounts
designated by Seller. Except as expressly provided herein, there are no
contingencies to Buyer's and/or Seller's obligation to close the transaction. At
Closing, upon payment of the Purchase Price, Seller shall execute and deliver to
Buyer a Special Warranty Deed, in the form attached hereto as Exhibit C, which
shall convey the Premises in North and South Carolina described on Exhibit A as
"Fee" to the Buyer in fee simple, subject to applicable law and all matters of
record. The Deposit shall remain with the Seller and shall only be credited to
the Buyer upon the Closing of the sale of the Georgia property described on
Exhibit A, which may be delayed up to February 28, 2006 and held at the offices
of Buyer's title insurance company in the State and City of Charlotte, North
Carolina or at such earlier time or place as agreed upon by the Parties. The
Special Warranty Deeds shall each include restrictions running with the land
that limit the use of the Premises to non-residential uses. The Equipment shall
be conveyed to Buyer at Closing via Bills of Sale in the form attached hereto as
Exhibit E. Possession of the Premises, Equipment will be delivered to Buyer
following receipt by Seller of the full Purchase Price in the manner described
herein. If Buyer desires to exclude any of the above-mentioned properties from
the transaction, Seller shall have the right to terminate this transaction.

<PAGE>

      3. TITLE EXAMINATION. Within thirty (30) days following the date this
Contract has been executed and delivered by both parties hereto ("Final
Execution"), Buyer shall (i) select a nationally recognized title insurance
company acceptable to Seller in the exercise of its reasonable judgment and
complete its examination of title to the Premises and (ii) complete all desired
lien searches. Buyer agrees that it shall promptly deliver to Seller copies of
all title commitments and lien search results obtained by Buyer, but in no event
shall such delivery be later than thirty (30) days following Final Execution.
Examination of title, including title search, preparation of abstract of title,
title binder, survey, lien searches and title policy shall be at Buyer's sole
cost and expense. Such examination of title of the Premises shall show that
Seller has good and marketable title to the fee (as applicable), other than
taxes not yet due and payable, use and occupancy restrictions of public record
which are generally applicable to properties in the area in which the Premises
are located, recorded easements for public utilities and any other easements or
restrictions which may be observed by an inspection of the Premises or Land
Records and do not have a material adverse effect on any of the use of the
Premises as petroleum product bulk storage and distribution facilities
(collectively, "Permitted Encumbrances" and each a "Permitted Encumbrance"). In
the event such review indicates other defects in title or if Buyer's lien
searches reveal any outstanding encumbrances, Buyer shall, within thirty (30)
days following the date of Final Execution, notify Seller in writing of such
other defects or encumbrances for each portion of the Premises ("Title Notice"),
and Seller shall have forty-five (45) days from Seller's receipt of notice from
Buyer, to remedy such defects or encumbrances to the reasonable satisfaction of
Buyer ("Title Cure Period"), and the date and time for Closing may, at Seller's
election, be extended for up to forty-five (45) days, or the next business day
thereafter if the forty-fifth (45th) day falls on a weekend or holiday, to
permit such remedy. While Seller shall use good faith, reasonable efforts, as

<PAGE>

determined by Seller in its sole discretion, to remedy such defects within the
Title Cure Period, Seller shall not be required to cure any defects. Nor shall a
failure to cure a defect be considered a breach of this Contract, provided
Seller has exercised such good faith, reasonable efforts. In the event that such
defects concerning one or more of the subject properties are not remedied by
Seller within the Title Cure Period, Buyer shall have the option of (i)
terminating this Contract only as it applies to the individual properties for
which such defects have not been cured, in which case the Purchase Price shall
be reduced by the value allocated to the subject properties on Exhibit A as
outlined below so long as the Seller consents; or (iii) waiving all such defects
as provided herein. Buyer may, within five (5) days after the last day of the
Title Cure Period, waive all such defects, in which event any such defects shall
be deemed Permitted Encumbrances and Buyer shall be deemed to have waived all
objections to such defects. In the event that such defects are not remedied by
Seller within the Title Cure Period, as described above, and Buyer has not made
an election as described above, Seller shall be deemed to have elected to
terminate this Contract as it applies to the individual property for which such
defects have not been cured and the Purchase Price shall be reduced by the value
allocated to subject property on Exhibit A as outlined above ("Title
Termination"). In the event this Contract is so terminated with respect to a
portion of the Premises, the portion of the Deposit allocable to such portion of
the Premises based upon the portion of value set forth on Exhibit A shall be
returned to Buyer and the Purchase Price shall be reduced by the amount set
forth on Exhibit A

<PAGE>

      4. ENVIRONMENTAL MATTERS.

            (a) Definitions.

"Losses" shall mean Environmental Liabilities, direct losses, damages, penalties
and expenses incurred by party to this Contract who is entitled to
indemnification hereunder (Indemnitee) as a result of a matter giving rise to a
claim for indemnification hereunder, including, without limitation, reasonable
expenses of investigation and reasonable attorneys' fees and expenses incurred
in connection with any action, suit or proceeding ("Legal Action") instituted
against the Indemnitee determined, net of the:

                  (i) insurance proceeds to which the Indemnitee has received in
      respect of such matter;

                  (ii) indemnity payments to which the Indemnitee has received
      from parties other than the indemnifying party (Indemnitor) hereunder in
      respect of such matter.

"CERCLA" means the Comprehensive Environmental Response Compensation and
Liability Act codified at 42 U.S.C. ss. 9601 et seq. (including the amendments
made by the Superfund Amendments and Reauthorization Act of 1986).

"Environment" means ambient air, surface water, ground water, land surface or
land subsurface.

"Environmental Condition" means any condition existing at the Premises, to the
extent resulting from a Release into the Environment of any Hazardous Substance,
Pollutant and/or Petroleum on the Premises but excluding Releases into the
Environment of any Hazardous Substance, Pollutant and/or Petroleum that has
migrated, spilled or leaked onto the Premises from a source other than the
Premises.

<PAGE>

"Environmental Laws" means Environmental Statutes and any common law governing
the contamination, pollution or protection of the Environment or allocating
liabilities in respect thereof.

"Environmental Liabilities" means liabilities of a person that arise under the
Environmental Statutes based upon an Environmental Condition, including, but not
limited to, all financial responsibility under any Environmental Law for
required clean-up costs and corrective actions (including, without limitation,
for any removal, remedial or other response actions), and any other direct
costs, fines and penalties arising therefrom.

"Environmental Statutes" means federal statutes and regulations promulgated
thereunder intended to provide protection for public health and the environment,
including, without limitation, the Clean Air Act, the Clean Water Act, CERCLA,
the Solid Waste Disposal Act (including the Resource Conservation and Recovery
Act), the Toxic Substances Control Act as well as their local and state
statutory and regulatory counterparts, and any amendments thereto.

"Hazardous Substance" has the meaning set forth in Section 101(14) of CERCLA.

"New Pollution Condition" means Pollution Conditions at the Premises commence on
or after the Closing Date hereof and that exacerbate, impede, hinder, or
interfere with the cost of or the conduct of the remediation of the Baseline
Contamination, and shall not include the movement or migration or continuing
Releases of Baseline Contamination.

<PAGE>

"Petroleum" means petroleum or petroleum products, including crude oil and any
fraction thereof.

"Pollution Condition" means the Release of any Pollutants into or upon land, the
atmosphere or any watercourse or body of water, including groundwater, provided
such conditions are not naturally present in the environment in the amounts or
at the concentrations discovered.

"Pollutants" means any solid, liquid, gaseous, thermal, chemical, irritant,
contaminant, pollutant or waste, including smoke, vapors, soot, fumes, acids,
alkalis, hazardous, regulated or toxic chemicals, substances, radioactive
material, and/or by-products or progeny thereof. Pollutants include, but are not
limited to, all of the following: hazardous wastes or constituents (as defined
in Section 1004 of RCRA); hazardous substances (as defined in CERCLA); oil or
petroleum products; chemical liquids or solid, liquid, or gaseous products;
polychlorinated biphenyls ("PCBs"); and asbestos containing materials.

"Release" means any spilling, leaking, pumping, pouring, emitting, emptying,
discharging, injecting, escaping, leaching, dumping or disposing into the
Environment, not including emissions from the engine exhaust of a motor vehicle,
rolling stock, aircraft, marine vessel or pipeline pumping station.

"Remedial Actions" means actions required under Environmental Statutes to clean
up or to contain or otherwise to ameliorate or remedy any Environmental
Condition identified as Baseline Contamination for which the Authority requires
of Seller further remediation or investigation, including but not limited to
actions related to preventing a Release or threatened Release and performing
studies, investigations, assessments and monitoring

<PAGE>

            (b) Seller shall within 10 business days of the execution of this
Contract make available to Buyer all environmental reports, registration forms,
licenses, permits, certificates, test results and assessments for or of the
Premises, ("Reports") The Reports in this paragraph shall serve and be defined
as the Baseline Contamination without further testing. Buyer shall complete its
record review (Due Diligence) within 45 days from execution of this Contract.

            (c) If the governmental regulatory authority with jurisdiction over
the environmental remediation of the Premises ("Authority") determines that no
further investigation or remediation is required based on the Reports in 4(b)
and Seller receives a letter from the Authority, that no further action is
required, substantially in the form of Exhibit F, for Baseline Contamination
then Seller shall have no liabilities regarding the Environmental Condition of
the Premises for which the no further action letter was received and no
Indemnification obligations under this Section with respect to such Premises.

            (d) If the Baseline Contamination identified by the existing Reports
identified in Section 4(b) indicate contamination for which the Authority
required further investigation or remediation, then Seller shall investigate or
remediate as required by the Authority the Premises for which further action was
required, until Seller receives a letter from the Authority, that no further
action is required substantially in the form of Exhibit F for Baseline
Contamination for which the Authority required remediation or investigation in
the corrective action plan or remedial action plan ("Closure").

                  (i) In the event that a New Pollution Condition is discovered
      at any Premises, Seller shall determine (a) the nature and extent of the
      New Pollution Condition, (b) the need for remediation, if any, (c) if
      remediation is needed, the source or likely source of the New Pollution
      Condition, and (d) the incremental cost associated with any additional or
      expanded remediation effort necessary to address the New Pollution
      Condition. Seller shall also document its determination of whether the
      Pollution Condition constitutes a New Pollution Condition or Baseline
      Contamination.

<PAGE>

                  (ii) If Seller determines that the Pollution Condition
      represents Baseline Contamination, the Seller shall be fully responsible
      for the remediation of such Pollution Condition.

                  (iii) In the event that a Pollution Condition is determined to
      be a New Pollution Condition not caused by an act or omission of Seller's
      cleanup contractor(s) in connection with performing any cleanup
      remediation or monitoring activities, Buyer shall compensate the Seller
      for all of its costs of remediation of the New Pollution Condition and
      Seller shall perform the remediation of such New Pollution Condition under
      the same terms and conditions as are contained herein for the remediation
      of Baseline Contamination. In the event that such New Pollution Condition
      is determined to have been caused by an act or omission of Seller's
      cleanup contractor, Seller shall bear the cost of remediation thereof.

                  (iv) The remediation of the Baseline Contamination under this
      Contract are based upon the current use and physical configuration of the
      Premises as they exists on the Closing Date hereof and the currently
      planned use of the Premises as a petroleum and/or fuels storage terminal
      ("Contemplated Use"). To the extent that the Contemplated Use is changed,
      other than changes caused by Sellers' acts or omissions in carrying out
      the remediation and such change has a direct and material impact on the
      cost of, or the need for, remediation of the Baseline Contamination, this
      shall constitute a Change subject to Section 4(d) (v) below.

<PAGE>

                  (v) In the event that (a) the Contemplated Use is changed
      causing a direct and material impact on the cost of remediation as set
      forth in subsection 4(d) (iv) hereof; (b) Buyer requires a change to
      Seller's scope of work; (c) the Authority determines that remediation of
      such New Pollution Condition is necessary to achieve such Closure; (d) the
      schedule is affected by Buyer's material delay; (e) Seller undertakes
      remediation of a New Pollution Condition; (subsections (a) through (e)
      shall be referred to herein as a "Change"), the following procedures of
      this subsection shall apply. Buyer shall pay to Seller the estimated
      increase in cost, if any, the Change has on the cost of the remediation of
      Baseline Contamination. In the event that Buyer does not accept Seller's
      estimate regarding 4(d) (v)(a), (b), (d) or Seller's determination under
      4(d)(i) with respect to a New Pollution Condition referenced in 4(d)(v)(c)
      and (e), Buyer may (a) propose and negotiate an alternate cost and/or
      schedule (b) submit the issue to Arbitration as provided in this Contract;
      or (c) assume responsibility for the Pollution Condition that is affected
      by the Change and release Seller from all obligations under this Contract
      for Baseline Contamination, including Seller's obligations for securing a
      no further action letter regarding the Baseline Contamination and release
      Seller from its indemnification obligations under this Section of the
      Contract. In no event shall Buyer be responsible for the costs resulting
      from a Change due to a New Pollution Condition caused by any act or
      omission of Seller or their agents, in which case Seller shall, at Buyer's
      request, be fully responsible for remediation of such New Pollution
      Condition.

<PAGE>

            (e) Seller and Buyer will cooperate and communicate with each other
concerning environmental matters of or remediation activities at the Premises.
The parties will meet at reasonable times, as necessary to discuss the progress
of the remediation. While Seller is conducting remediation activities, a copy of
any correspondence, progress reports, assessments, test results or similar
documents will be provided to Buyer

            (f) Buyer shall not, and Buyer shall ensure Buyer's successors,
tenants, and/or assigns shall not, relocate, disturb or interfere with Seller's
remediation equipment, (should same be required by the Authority) without
Seller's written consent. Buyer shall be responsible for any cost or expense to
relocate, repair, or replace investigation and/or remediation equipment
resulting from the acts or omissions of Buyer, Buyer's contractors, invitees,
employees and successors, tenants, and assigns. After Closing, if Buyer
excavates or removes any soil or groundwater from the Premises, Buyer shall be
responsible for all costs and expenses related to such excavation or removal
(including disposal and/or remediation costs). If as a result of Buyer's
excavation or removal, Seller incurs increased remediation costs or expenses,
Buyer shall reimburse Seller for the amount of such increase within thirty (30)
days after written demand therefore.

            (g) If Remediation is required by the Authority, as provided above,
and Seller obtains a risk based closure for the Premises, then Buyer agrees to
comply with the requirement of the risk-based closure, including without
limitation the filing and recording of deed restrictions.

            (h) Buyer Assumed Liabilities: Buyer retains or assumes the
following Environmental Liabilities:

<PAGE>

                  (i) all Authority fines and penalties arising under
      Environmental Laws at the Premises in connection with Environmental
      Conditions after Closing.

                  (ii) all liabilities or obligations arising under
      Environmental Laws at state or federal Superfund sites, as a result of
      operations at the Premises after Closing.

                  (iii) all Liabilities arising out of Buyer's ownership or
      operations of the Premises after the Closing Date.

                  (iv) all Liabilities arising out of the Environmental
      Conditions of the Premises, except as reserved to Seller under this
      Section.

                  (v) All Liabilities arising out of obligations imposed upon
      Buyer pursuant to Section 4.

            (i) Seller Assumed Liabilities: Seller retains and/or assumes the
Environmental Liabilities described in Section 4(d) and the following:

                  (i) all Authority fines and penalties arising under
            Environmental Laws at the Premises in connection with Environmental
            Conditions related to Baseline Contamination prior to Closing but
            only if such fines and penalties arise as specifically outlined in
            Section 4(j) below prior to the time that Seller receives a letter
            from the Authority that no further action is required (substantially
            in the form of Exhibit F) for Baseline Contamination for which the
            Authority requires remediation or investigation in the corrective
            action plan or remedial action plan, conditioned upon no New
            Pollution Condition(s) occurring or arising after the date of
            Closing. In no event shall Seller have any Assumed Liabilities under
            this Section where Buyer has elected to perform the remediation
            described in Section 4(d) (v).

<PAGE>

                  (ii) all liabilities or obligations arising under
            Environmental Laws at state or federal Superfund sites, other than
            the Premises themselves, as a result of operations at the Premises
            during the times that Seller controlled or operated the Premises but
            only if such liabilities or obligations arise as specifically
            outlined in Section 4(j) below prior to the time that Seller
            receives a letter from the Authority, that no further action is
            required, (substantially in the form of Exhibit F) for Baseline
            Contamination for which the Authority requires remediation or
            investigation in the corrective action plan or remedial action plan.
            In no event shall Seller have any Assumed Liabilities under this
            Section where Buyer has elected to perform the remediation described
            in Section 4(d) (v).

            (j) SELLER ENVIRONMENTAL INDEMNIFICATION:

                  (i) Seller shall indemnify and hold harmless Buyer against
            Loss arising out of Seller's breach of its obligations in Section 4
            and any Loss arising out of Baseline Conditions identified under
            Section 4, but only if the Authority requires of Seller further
            remediation or investigation based on the Baseline Conditions and
            such Loss arises out of a requirement of remediation or other action
            or a claim for damages, penalties, fines or other similar costs or
            expenses or for equitable relief that is made by an Authority,
            required by law , prior to the issuance of a no further action
            letter. Seller shall indemnify and hold harmless Buyer against Loss
            occasioned by a claim or demand made by a potential plaintiff, who
            is a non indemnified party under this Contract of Sale, prior to the

<PAGE>

            expiration of one year following the issuance of a no further action
            letter, provided such Loss arises out of Seller's breach of its
            obligations in Section 4 or arises out of Baseline Conditions
            identified under Section 4, but only if such Loss arises out of an
            Authority requirement of remediation of Baseline Conditions or
            arises out of other action or a claim for damages, penalties, fines
            or other similar costs or expenses, including equitable relief, due
            to Baseline Conditions. Any indemnification obligations arising
            under this Section 4(j) shall lapse and be of no further effect with
            respect to all claims of which Indemnitee does not give timely
            notice to Indemnitor containing details reasonably sufficient to
            disclose to the Indemnitor the nature and scope of the claim. In no
            event shall Seller have any indemnification obligations under this
            Section where Buyer has elected to perform the remediation described
            in Section 4(d) (v).

      Seller agrees that this indemnity shall be transferable to a subsequent
purchaser or tenant of the Premises provided that Buyer agrees not to lease or
sell the Premises unless the lessee or new buyer enters into the same form of
this Contract with Seller.

                  (ii) As a condition of Seller undertaking the obligations
      described in this Section, Buyer shall comply with the following:

                        (1) After the Closing, Buyer will not initiate contact
      with any Authority in connection with, nor instigate, arrange, conduct or
      otherwise facilitate intrusive investigation (e.g., digging up underground
      tanks or performing site borings) other than (a) in the normal course of
      business in the good faith exercise of business judgment (exercised
      without regard to the terms of this Contract), or (b) as required by
      applicable law, or (c) in connection with the defense or investigation of

<PAGE>

      a third party or governmental claim or (d) to identify the cause or basis
      for any potential problem which is apparent from evidence other than
      intrusive investigation, provided such action is reasonable under the
      circumstances; provided that Buyer may permit or undertake customary due
      diligence (including intrusive investigation) in connection with a bona
      fide effort to resell, mortgage or transfer the Premises to an
      unaffiliated third party.

                        (2) After the Closing, Buyer will not initiate contact
      with any Authority in connection with, nor instigate, arrange, conduct or
      otherwise facilitate remediation of any of the matters in Section 4(d), or
      otherwise, other than (a) as required by an Authority, either
      independently or upon review of site investigative results, or (b) as part
      of a negotiated settlement of a third party or governmental claim, or (c)
      as required by applicable laws, or (d) as otherwise required by this
      Contract.

                        (3) Subject to Section 4(d) (i)-(v), Seller shall be
      obligated to continue Remedial Actions under this provision with respect
      to any of the Premises that has not received a no further action letter
      substantially in the form of Exhibit F, and indemnify Buyer for the
      failure to do so until Seller receives a letter from an Authority,
      substantially in the form of Exhibit F, that no further action is required
      at this time. Once such a no further action letter for each Premises is
      received, all obligations of Seller to Buyer with respect to the
      environmental condition of the Premises (for which a no further action
      letter is received) are terminated.

<PAGE>

                        (4) Seller's obligations under this Section shall be
      reduced to the extent that the acts or omissions to act or negligence by
      Buyer or its Affiliates, successors or assigns with respect to matters
      actually known to such person (including the actual knowledge of its
      directors) after the Closing substantially and adversely affect such
      obligations and reduced to the extent provided in Section 4(d)(i)-(v);
      provided that this clause shall not be applicable to any acts or omissions
      to act by Buyer or its Affiliates, successors or assigns which are in
      accordance with the provisions of this Section 4, or to adverse effects
      resulting from the failure of Seller to carry out its obligations under
      this Section or from Seller's objection to or failure to approve proposed
      corrective action.

            (k) Buyer Environmental Indemnification. Buyer shall indemnify and
hold harmless Seller against any Loss arising out of obligations assumed in
Sections 4 above including arising out of the assumption of any obligations
pursuant to Section 4(d)(v) and the breach of any obligations in Section 4 (d)
(i)-(v).

            (l) Seller Access. Seller, its agent or consultant shall be granted
reasonable access to the Terminal Site during normal business hours at no cost
to Seller in order to accomplish its obligations under Section 4. Seller shall
fully cooperate with Buyer and shall minimize any interference in Buyer's normal
business while accessing the Terminal Site. Buyer shall execute and record an
access agreement in the form of Exhibit G Seller shall uses its best efforts to
minimize interference with Buyer's operations during any remediation or
investigation of the Terminal Site by Seller.

            (m) Third Party Claims.

      Each of the parties to this Contract (Party or Parties), including with
respect to Third Party Claims asserted under this Contract, must follow the
procedures set forth in the following paragraphs of this Section in order to be
entitled to indemnification with respect to claims resulting from the assertion
of liability by persons or entities not parties to this Contract, including
claims by any Authority for penalties, fines and assessments.

<PAGE>

                  (i) The Party seeking indemnification shall give prompt
      written notice to the party from whom indemnification is sought of any
      assertion of liability by a third party which might give rise to a claim
      by the indemnified party against the indemnifying party based on the
      indemnity agreements contained in this Contract, stating the nature and
      basis of the assertion and the amount thereof, to the extent known.

                  (ii) In the event that any Legal Action is brought against an
      indemnified party with respect to which the indemnifying party may have
      liability under an indemnity agreement contained in this Contract, the
      Legal Action shall, upon the written agreement of the indemnifying party
      that it is obligated to indemnify under such an indemnity agreement, be
      defended by the indemnifying party and such defense shall include all
      appeals or reviews which counsel for the indemnifying party shall deem
      appropriate. In any such Legal Action the indemnified party shall have the
      right to be represented by advisory counsel and accountants, at its own
      expense, and the indemnifying party shall keep the indemnified party fully
      informed as to such proceeding at all stages thereof, whether or not the
      indemnified party is represented by its own counsel.

                  (iii) Until the indemnifying party shall have assumed the
      defense of any Legal Action, or if the indemnified and indemnifying
      parties are both named parties in such Legal Action and the indemnified
      party shall have reasonably concluded that there may be defenses available
      to it that are materially different from or in addition to the defenses
      available to the indemnifying party (in which case the indemnifying party

<PAGE>

      shall not be entitled to assume the defense of such Legal Action, but
      shall remain responsible for its obligation as an indemnitor), all legal
      and other reasonable expenses incurred by the indemnified party as a
      result of such Legal Action shall be borne by the indemnifying party. In
      such event, the indemnified party shall make available to the indemnifying
      party and its attorneys and accountants, for review and copying, its books
      and records relating to such Legal Action and the Parties shall render to
      each other such assistance as may reasonably be requested to facilitate
      the proper and adequate defense of any such Legal Action.

                  (iv) The indemnifying party shall not make any settlement of
      any claim without the written consent of the indemnified party, which
      consent shall not be unreasonably withheld.

      5. TAX PRO-RATION. All real estate taxes and water and sewer charges, if
any, are to be prorated as of the date of Closing. State and local documentary
taxes, real estate transfer taxes, Grantor's tax, and recording fees, or other
similar charges, are to be split equally between Buyer and Seller. Buyer and
Seller each agree to pay their own attorney's fees in connection with Closing.
Buyer, for itself and its successors and assigns, agrees to remain responsible
for and to indemnify Seller for all applicable sales or excise taxes and any
penalties or interest owed thereon, if any ("Sales Taxes") on the purchase
contemplated hereby, excepting only those Sales Taxes actually paid by Buyer to
Seller at Closing.

<PAGE>

      6. PERMITS.

      Seller shall use its best efforts to transfer any environmental permits
and to obtain any other consents, approvals and/or waivers necessary to assign
to the Buyer any permits, licenses, authorizations, registrations, necessary to
operate the Premises or Equipment, at no cost to Seller. Seller agrees to
cooperate with Buyer, at no cost to Seller, in assisting Buyer in obtaining any
consents, approvals or waiver or transfers of any permits, licenses,
authorizations or registrations.

      7. ALLOCATION OF VALUE. The Purchase Price includes the price of the
Equipment, and Seller and Buyer agree that the allocation of the purchase price
shall be (i) fifty percent (50%) land, (ii) twenty-five percent (25%)
improvements, and (iii) twenty five percent (25%) Equipment. The allocation
breakdown per location is shown on attached Exhibit A.

      8. INVENTORY; EQUIPMENT; USE OF TRADEMARKS.

            (a) The equipment listed on Exhibit E shall be conveyed to Buyer in
AS IS CONDITION, except that the above ground storage tanks on the Premises
shall be conveyed empty, clean and gas free, as those terms are defined by and
pursuant to wholesale petroleum terminal industry standards. (b) Buyer
acknowledges and agrees that it shall not have any right to use any of the
trademarks, trade names or promotional materials of Seller unless and until
Buyer executes and delivers to Seller a license agreement in form and content
satisfactory to Seller, in Seller's sole discretion.

      9. BROKER'S COMMISSION.

            (a) Buyer represents that it has engaged no finders, brokers or real
estate agents in connection with this transaction. Buyer agrees to hold Seller
harmless from and against any and all claims, costs, expenses on account of
finder's fees, broker's fees or real estate commissions alleged to have been
incurred at the instance of Buyer. Seller agrees to hold Buyer harmless of and
from any and all claims, costs and expenses on account of any real estate
commission alleged to have been incurred at the instance of Seller.

<PAGE>

      10. INDEMNIFICATION BY SELLER.

      Subject to the limitations contained in this Section, Seller shall, from
and after Closing, indemnify and hold Buyer harmless against all Losses arising
out of:

            (a) any breach of, or inaccuracy in, a representation or warranty
      made by Seller other than with respect to any warranty or representation
      covered by Section 4.

            (b) the breach of any agreement of Seller contained in this Contract
      other than a breach addressed by Section 4; or

            (c) any liability or obligation of Seller specifically retained by
      Seller, or excluded by the Buyer, pursuant to this Contract, other than
      liabilities or obligations of Seller addressed in Section 4.

            (d) The parties to this Contract agree that all environmental
      liabilities and indemnification obligations of Seller are addressed in
      Section 4.

      11. INDEMNIFICATION BY BUYER.

      Subject to the limitations contained in Section 10, Buyer shall indemnify
and hold Seller harmless against all Losses arising out of:

            (a) any breach of a representation or warranty made by Buyer ;

            (b) the breach of any agreement of Buyer contained in this Contract;
      or

            (c) any Assumed Liability or the failure by Buyer to discharge any
      Assumed Liability.

<PAGE>

      12. SURVIVAL DATE

The indemnification obligations of each Party (the "Indemnitor") obligated to
provide indemnification to the other (the "Indemnitee") under Sections 10 and 11
regarding representations and warranties, shall lapse and become of no further
force and effect with respect to all claims not made by Indemnitee's delivery to
the Indemnitor of written notice containing details reasonably sufficient to
disclose to Indemnitor the nature and scope of the claim by the first
anniversary of the Closing Date. Any indemnification obligations arising under
this Section shall lapse and become of no further force and effect with respect
to all claims with respect to which Indemnitee does not timely give notice to
Indemnitor containing details reasonably sufficient to disclose to the
Indemnitor the nature and scope of the claim.

      13. THIRD PARTY CLAIMS.

            (a) Each of the Parties, including with respect to Third Party
Claims asserted pursuant to Sections 10 and 11, must follow the procedures set
forth in the following paragraphs of this Section order to be entitled to
indemnification with respect to claims resulting from the assertion of liability
by persons or entities not parties to this Contract, including claims by any
Authority for penalties, fines and assessments.

            (b) The Party seeking indemnification shall give prompt written
notice to the party from whom indemnification is sought of any assertion of
liability by a third party which might give rise to a claim by the indemnified
party against the indemnifying party based on the indemnity agreements contained
in this Contract, stating the nature and basis of the assertion and the amount
thereof, to the extent known.

<PAGE>

            (c) In the event that any Legal Action is brought against an
indemnified party with respect to which the indemnifying party may have
liability under an indemnity agreement contained in this Contract, the Legal
Action shall, upon the written agreement of the indemnifying party that it is
obligated to indemnify under such an indemnity agreement, be defended by the
indemnifying party and such defense shall include all appeals or reviews which
counsel for the indemnifying party shall deem appropriate. In any such Legal
Action the indemnified party shall have the right to be represented by advisory
counsel and accountants, at its own expense, and the indemnifying party shall
keep the indemnified party fully informed as to such proceeding at all stages
thereof, whether or not the indemnified party is represented by its own counsel.

            (d) Until the indemnifying party shall have assumed the defense of
any Legal Action, or if the indemnified and indemnifying parties are both named
parties in such Legal Action and the indemnified party shall have reasonably
concluded that there may be defenses available to it that are materially
different from or in addition to the defenses available to the indemnifying
party (in which case the indemnifying party shall not be entitled to assume the
defense of such Legal Action, but shall remain responsible for its obligation as
an indemnitor), all legal and other reasonable expenses incurred by the
indemnified party as a result of such Legal Action shall be borne by the
indemnifying party. In such event, the indemnified party shall make available to
the indemnifying party and its attorneys and accountants, for review and
copying, its books and records relating to such Legal Action and the Parties
shall render to each other such assistance as may reasonably be requested to
facilitate the proper and adequate defense of any such Legal Action.

            (e) The indemnifying party shall not make any settlement of any
claim without the written consent of the indemnified party, which consent shall
not be unreasonably withheld.

<PAGE>

      14. SUBROGATION RIGHTS; NO DUPLICATION.

      Any Indemnitor required to make a payment under Sections 10 and 11 shall
be subrogated, to the extent of such payment, to the rights of the entity to
which such payment has been made for reimbursement or indemnification against
third parties relating to the claim on which such payment has been based.

      15. DEFINITION OF LOSSES

      For purposes of Sections 10 and 11, "Losses" shall mean direct losses,
damages, penalties and expenses incurred by an Indemnitee entitled to
indemnification hereunder as a result of a matter giving rise to a claim for
indemnification hereunder, including, without limitation, reasonable expenses of
investigation and reasonable attorneys' fees and expenses incurred in connection
with any action, suit or proceeding ("Legal Action") instituted against the
Indemnitee determined, net of the:

            (a) insurance proceeds which the Indemnitee has received in respect
of such matter;

            (b) indemnity payments which the Indemnitee has received from
parties other than the indemnifying party hereunder in respect of such matter.

      16. LIMITATION OF DAMAGES.

      NOTWITHSTANDING ANYTHING CONTAINED TO THE CONTRARY IN ANY OTHER PROVISION
OF THIS CONTRACT, THE INDEMNIFICATION OBLIGATIONS OF EACH PARTY, AND THE
RECOVERY BY ANY PARTY OR INDEMNITEE OF ANY LIABILITIES SUFFERED OR INCURRED BY
IT AS A RESULT OF ANY BREACH OR NONFULFILLMENT BY A PARTY OF ANY OF ITS
REPRESENTATIONS, WARRANTIES, COVENANTS, AGREEMENTS OR OTHER OBLIGATIONS UNDER
THIS CONTRACT, SHALL BE LIMITED TO ACTUAL DAMAGES AND SHALL NOT INCLUDE OR APPLY

<PAGE>

TO, NOR SHALL ANY PARTY OR INDEMNITEE BE ENTITLED TO RECOVER, ANY INDIRECT,
CONSEQUENTIAL, SPECIAL, EXEMPLARY OR PUNITIVE DAMAGES (INCLUDING, WITHOUT
LIMITATION, ANY DAMAGES ON ACCOUNT OF LOST PROFITS OR OPPORTUNITIES OR BUSINESS
INTERRUPTION OR DIMINUTION IN VALUE OF ANY ASSETS) SUFFERED OR INCURRED BY ANY
PARTY OR INDEMNITEE. For purposes of the foregoing, actual damages may, however,
include indirect, consequential, special, exemplary or punitive damages or
diminution in the value of assets to the extent (i) the injuries or losses
resulting in or giving rise to such damages are incurred or suffered by a non
indemnified third party and (ii) such damages are recovered against an
indemnitee by a person which is a non indemnified third party. This Section
shall operate only to limit a party's liability and shall not operate to
increase or expand any contractual obligation of a party hereunder.

      17. SELLER'S REPRESENTATIONS.

      Seller represents and warrants to Buyer as follows, which representations
and warranties are deemed remade by Seller also as of the Closing Date:

            (a) Seller has the legal authority to enter into and consummate this
Contract of Sale and that this Contract of Sale has been properly executed on
behalf of the Seller, subject to Seller's receipt of all Required Consents (as
hereinafter defined).

<PAGE>

            (b) Seller represents and warrants that it is not a foreign
corporation as set forth in Section 1445(e)(2) of the Internal Revenue Code of
1986. Seller shall deliver to Buyer at Closing an affidavit to such effect in
such form as is reasonably satisfactory to Buyer.

            (c) WITHOUT LIMITING ANY REPRESENTATIONS OR WARRANTIES EXPRESSLY
GIVEN BY SELLER IN THIS SECTION 17, SELLER MAKES NO WARRANTY OR REPRESENTATION,
EXPRESS, IMPLIED, STATUTORY OR OTHERWISE, WITH RESPECT TO ANY ENVIRONMENTAL
CONDITIONS, ENVIRONMENTAL LIABILITIES OR OTHER ENVIRONMENTAL MATTERS.

      18. BUYER'S REPRESENTATION.

      Buyer represents and warrants to Seller as follows, which representations
and warranties are deemed remade by Buyer also as of the Closing Date:

            (a) Buyer has the legal authority to enter into and consummate this
Contract of Sale and that this Contract of Sale has been properly executed on
behalf of Buyer.

            (b) BUYER HAS INSPECTED THE PREMISES AND, EXCEPT AS SET FORTH
HEREIN, AGREES TO ACCEPT THE PREMISES AND THE EQUIPMENT IN THEIR PRESENT
CONDITION, "AS IS," AND EXCEPT AS SET FORTH HEREIN, SELLER EXPRESSLY DISCLAIMS
ANY REPRESENTATIONS WITH RESPECT TO THE CONDITION, MERCHANTABILITY OR FITNESS
FOR A PARTICULAR PURPOSE OF THE SAME.

            (c) Buyer has made its own independent judgment of the commercial
potential, condition and usefulness of the Premises, taking into consideration
all current laws, including environmental laws, and assuming all risks
associated with the likelihood that such laws will change in the future. Buyer
has such experience and knowledge in business and financial affairs in general,

<PAGE>

as to be capable of evaluating all of the merits and risks of this transaction.
Buyer is able to bear the economic risks of its acquisition and ownership of the
Premises. Prior to entering into this Contract, Buyer was advised by its counsel
and such other persons it has deemed appropriate concerning this Contract and
the Premises.

            (d) There are no bankruptcy, reorganization or arrangement
proceedings pending against, being contemplated by, or to the knowledge of
Buyer, threatened against Buyer or any affiliate of Buyer.

      19. CONDITION TO SELLER'S OBLIGATIONS. The Seller's obligations hereunder
shall at all time be subject to the following conditions precedent:

Within ten (10) days after Final Execution Seller shall make available to Buyer
at Seller's offices at 1 North Charles Street Baltimore, MD 21203, or such other
place as mutually agreed upon, a data room containing environmental records and
other non-attorney-client privileged material pertaining to the prior operation
of the Premises, including the documents referenced in Section 4. No forward
looking documents will be provided such as budget projections, opinions
regarding capital expenditures, environmental costs, risk quantifications or
insurance projections, nor will any sales profit/loss documentation other than
the last three years gross sales volumes by product type. Seller will provide a
list of customers who purchased fuel from Seller at the Premises during the last
12 months Seller operated the Premises.

      20. CONDITION TO BUYER'S OBLIGATIONS. None

      21. DEFAULT.

            (a) Buyer's Default; Liquidated Damages. The Buyer and the Seller
each acknowledge that it would be difficult to ascertain the actual damages
which would be suffered by the Seller if the Buyer defaults in consummating the
purchase and sale contemplated by this Contract. Accordingly, if all conditions

<PAGE>

precedent to the Buyer's obligation to consummate the transactions contemplated
by this Contract have been satisfied or waived, but the Buyer fails, refuses, or
is unable to consummate the purchase and sale contemplated by this Contract,
then Seller shall give Buyer written notice of the Buyer's default, and if such
default is not cured within ten (10) business days of Buyer's receipt of said
notice, the Seller shall retain the Deposit and all interest thereon, as its
sole remedy hereunder. Neither party to this Contract shall have any further
liability to the other and this Contract shall be and become null and void and
of no further force and effect, either at law or in equity.

            (b) Seller's Default. The Buyer and the Seller each acknowledge that
it would be difficult to ascertain the actual damages which would be suffered by
the Buyer if the Seller defaults in consummating the purchase and sale
contemplated by this Contract. Accordingly, If the Seller fails, refuses or is
unable to consummate the purchase and sale contemplated by this Contract, then
the Buyer shall have the right to give written notice to Seller of the Seller's
default, and if such default is not cured within ten (10) business days of
Seller's receipt of said notice, Buyer shall be entitled to a payment of ONE
HUNDRED THOUSAND and No/100 DOLLARS ($100,000.00) by Seller as liquidated
damages as its sole remedy.

<PAGE>

      22. BULK TRANSFER LAWS. Buyer hereby waives compliance by Seller with any
bulk transfer laws which may be applicable to the transfer of the assets
described in this Contract.

      23. SURVIVAL. Buyer shall insure by instrument recorded at Closing that
any subsequent purchaser or tenant shall be apprised of the terms of Section 4
of this Contract and the responsibilities and obligations it imposes. This
Contract shall survive Closing.

      24. NOTICE. All notices to be given hereunder shall be sent by confirmed
facsimile transmission, certified mail, recognized overnight delivery or hand
delivery to the following addresses:

      If to Seller addressed to it at:

                  1 North Charles Street
                  Baltimore, Maryland 21201
                  ATTN: Crown Central LLC
                        Real Estate Department
                  Facsimile: (410) 659-4734

      With a copy to:

                  1 North Charles Street
                  Baltimore, Maryland 21201
                  ATTN: Crown Central LLC
                        Legal Department
                  Facsimile: (410) 659-4763

      If to Buyer addressed to it at:

                  6000 Fairview Road, Suite 1202
                  Charlotte, NC 28210
                  Attention: S. Bruce Wunner, Chairman
                  Facsimile: 866-403-0070       Tax ID #: 20-2936988

      Any notice by facsimile shall be deemed delivered upon receipt of
confirmation if a copy of such notice is also sent by any of the other permitted
methods of giving notice set forth above. Any such notice by overnight delivery
or certified mail shall be deemed to have been given on the date of acceptance
by the delivery company or certification thereof.

<PAGE>

      25. ASSIGNMENT. This Contract may not be assigned by Buyer without the
prior written consent of Seller, provided that Buyer shall be authorized to
assign this Contract to another entity owned in whole or in part by Buyer,
provided Buyer shall remain responsible for the Buyer's obligations under this
contract.

      26. BINDING NATURE. The terms and conditions hereof shall bind and inure
to the benefit of each of the parties hereto, and their respective, heirs,
personal representatives, successors and permitted assigns.

      27. TIME IS OF THE ESSENCE. Time is of the essence in the Closing of this
Contract.

      28. ENTIRE AGREEMENT. This Contract of Sale contains the entire agreement
between the parties with respect to the purchase and sale of the Premises and no
statement, agreement, representation or understanding shall be binding upon
either party unless contained herein. This Contract may be amended by a writing
signed by the party to be bound by such amendment.

      29. GOVERNING LAW; JURISDICTION.

            (a) THIS AGREEMENT IS PERFORMABLE IN THE STATE IN WHICH EACH OF THE
PROPERTIES IS LOCATED AND SHALL WITH RESPECT TO ALL MATTERS THAT RELATE TO THE
PROPERTIES BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH THE SUBSTANTIVE
FEDERAL LAWS OF THE UNITES STATES AND THE LAWS OF SUCH STATE.

<PAGE>

            (b) SELLER AND BUYER CONSENT TO PERSONAL AND SUBJECT MATTER
JURISDICTION OF ANY FEDERAL OR STATE COURT LOCATED IN THE STATE IN WHICH THE
SUBJECT PROPERY IS LOCATED IN ANY LEGAL ACTION, SUIT OR PROCEEDING WITH RESPECT
TO THIS CONTRACT.

      30. WAIVER OF JURY TRIAL. TO THE EXTENT PERMITTED BY APPLICABLE LAW, EACH
OF THE PARTIES HERETO HEREBY IRREVOCABLY WAIVES THE RIGHT TO DEMAND A TRIAL BY
JURY IN ANY SUIT, ACTION OR OTHER PROCEEDING ARISING OUT OF THIS CONTRACT, THE
SUBJECT MATTER HEREOF OR ANY OF THE TRANSACTIONS CONTEMPLATED HEREBY BROUGHT BY
ANY OF THE PARTIES HERETO OR THEIR SUCCESSORS OR ASSIGNS.

      31. COUNTERPARTS. This Contract may be executed in one or more
counterparts, all of which shall be considered one and the same agreement, and
shall become effective when one or more counterparts have been signed by each of
the parties and delivered to the other party.

      32. INTERPRETATION. It is expressly agreed that this Contract shall not be
construed against any party, and no consideration shall be given or presumption
made, on the basis of who drafted this Contract or any particular provision
hereof or who supplied the form of Contract.

      33. SEVERABILITY. If any term, provision or condition of this Contract, or
any application thereof, is held invalid, illegal or unenforceable in any
respect under any law, this Contract shall be reformed to the extent necessary
to conform, in each case consistent with the intention of the parties, to such
law, and to the extent such term, provision or condition cannot be so reformed,
then such term, provision or condition (or such invalid, illegal or
unenforceable application thereof) shall be deemed deleted from (or prohibited
under) this Contract, as the case may be, and the validity, legality and

<PAGE>

enforceability of the remaining terms, provisions and conditions contained
herein (and any other application of such term, provision or condition) shall
not in any way be affected or impaired thereby. Upon such determination that any
term or other provision is invalid, illegal or incapable of being enforced, the
parties hereto shall negotiate in good faith to modify this Contract so as to
effect the original intent of the parties as closely as possible in an
acceptable manner to the end that the transactions contemplated hereby are
fulfilled to the extent possible.

      IN WITNESS WHEREOF, the parties have caused this Contract of Sale to be
duly executed and their respective seals to be hereto affixed as of the day and
year below each respective signature.

WITNESS/ATTEST:                                 SELLER:

                                                Crown Central LLC

                                                By: /s/Robert Fritz       (SEAL)
--------------------------------                    ----------------------------
                                                Name: Robert Fritz
                                                Title:
                                                Date: September 29, 2005

<PAGE>

WITNESS/ATTEST:                                 BUYER:

                                                ReFuel America, Inc.

                                                By: /s/ Bruce Wunner      (SEAL)
--------------------------------                    ----------------------------
                                                Name: Bruce Wunner
                                                Title: Chief Executive Officer
                                                Date: September 28, 2005

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