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EXHIBIT 10.1

                                COMMERCIAL LEASE

         This Lease Agreement is made and entered into by and between MARRS &
SMITH, LTD. (Landlord), whose address is P.O. Box 919, Kermit, Winkler County,
Texas, and TEXAS LANDSCAPE CENTER, INC. (Tenant), whose address is 3327 W.
Wadley, 3-366, Midland, Texas, 79707. Landlord hereby leases to Tenant and
Tenant hereby leases from Landlord that certain property with the improvements
thereon, hereinafter called the "leased premises", known as the addresses set
forth with each tract of land, more particularly described as follows, to-wit:

         Lot 1, Block 1, Wolfe Nursery Addition to the City of Odessa commonly
         known as 3600 Andrews Highway, Odessa, Texas 79762.

         The primary term of this lease shall be two (2) years commencing prior
hereto on the 1ST day of DECEMBER, 2006, and ending on the 30TH day of NOVEMBER,
2008, and is automatically renewable thereafter unless either party gives the
other party notice at least on or before April 1st of any year preceding the
year in which the termination shall occur, upon the following terms, conditions
and covenants:

1.       TAXES: Each year during the term of this lease, Tenant shall pay real
         estate taxes assessed against the leased premises in an amount equal to
         the total real estate taxes assessed against the leased premises in the
         base year. Each year during the term of this lease, Tenant shall pay as
         additional rental, upon receipt of a statement from Landlord together
         with tax statements or other verification from the proper taxing
         authority, his pro rata share of any increase in real estate taxes over
         the base year on the property of which the leased premises is a part.

2.       UTILITIES: Tenant shall pay all charges for utility services to the
         leased premises.

3.       HOLDING OVER: Failure of Tenant to surrender the leased premises at the
         expiration of the lease constitutes a holding over which shall be
         construed as a tenancy from month to month at a rental of $15,000.00
         per month.

4.       RENT: Tenant agrees to and shall pay Landlord at P.O. Box 919, Kermit,
         TX 79745, or at such other place Landlord shall designate from time to
         time in writing, as rent for the leased premises, the total sum of
         $48,000.00, payable without demand in equal monthly payments of
         $4,000.00 each in advance on or before the 1ST day of each month,
         commencing prior hereto on DECEMBER 1, 2006, and continuing thereafter
         until the total sum shall be paid. If rent is not received by Landlord
         by the 5th of each month, Tenant shall pay a late charge of five (5)
         percent of the payment. Tenant shall pay $25.00 for each returned
         check.

5.       USE: Tenant shall use the leased premises for the following purpose and
         no other: landscape center and nursery.

6.       SECURITY DEPOSIT: Tenant shall pay to Landlord a security deposit in
         the sum of $N/A payable on or before the commencement of this lease for
         Tenant's faithful performance hereunder. Refund thereof shall be made
         upon performance of this lease agreement by Tenant, minus any
         assessments or damages unless Landlord and Tenant provide otherwise in
         Special Provisions.

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7.       CONDITION OF PREMISES: Tenant has examined and accepts the leased
         premises in its present as is condition as suitable for the purposes
         for which the same are leased, and does hereby accept the leased
         premises regardless of reasonable deterioration between the date of
         this lease and the date Tenant begins occupying the leased premises
         unless Landlord and Tenant agree to repairs or refurbishment as noted
         in Special Provisions.

8.       MAINTENANCE AND REPAIRS: Tenant shall be responsible to keep the
         foundation, the exterior walls and the roof of the leased premises in
         good repair.

9.       ALTERATIONS: All alterations, additions and improvements, except trade
         fixtures, installed at expense of Tenant, shall become the property of
         Landlord and shall remain upon and be surrendered with the leased
         premises as a part thereof on the termination of this lease. Such
         alterations, additions, and improvements may only be made with the
         prior written consent of Landlord, which consent shall not be
         unreasonably withheld. If consent is granted for the making of
         improvements or alterations to the leased premises, such improvements
         and alterations shall not commence until Tenant has furnished to
         Landlord a certificate of insurance showing coverage in an amount
         satisfactory to Landlord protecting Landlord from liability for injury
         to any person and damage to any personal property, on or off the leased
         premises, in connection with the making of such improvements or
         alterations. No cooling tower, equipment, or structure of any kind
         shall be placed on the roof or elsewhere on the leased premises by
         Tenant without prior written permission of Landlord. If such permission
         is granted, such work or installation shall be done at Tenant's expense
         and in such a manner that the roof shall not be damaged thereby. If it
         becomes necessary to remove such cooling tower, equipment or structure
         temporarily, so that repairs to the roof can be made. Tenant shall
         promptly remove and reinstall the cooling tower, equipment or structure
         at Tenant's expense and repair at Tenant's expense any damage resulting
         from such removal or reinstallation. Upon termination of this lease,
         Tenant shall remove or cause to be removed from the roof any such
         cooling tower, equipment or structure if directed to do so by Landlord.
         Tenant shall promptly repair at its expense any damages resulting from
         such removal. At the termination of this lease, Tenant shall deliver
         the leased premises in good order and condition, natural deterioration
         only excepted. Any damage caused by the installation or removal of
         trade fixtures shall be repaired at Tenant's expense prior to the
         expiration of the lease term. All alterations, improvements, additions,
         and repairs made by Tenant shall be made in good and workmanlike
         manner.

10.      COMPLIANCE WITH LAWS AND REGULATIONS: Tenant shall, at its own expense,
         comply with all laws, orders and requirements of all governmental
         entities with reference to the use and occupancy of the leased
         premises. Tenant and Tenant's agents, employees and invitees shall
         fully comply with any rules and regulations governing the use of the
         buildings or other improvements to the leased premises as required by
         Landlord. Landlord may make reasonable changes in such rules and
         regulations from time to time as deemed advisable for the safety, care
         and cleanliness of the leased premises, provided same are in writing
         and are not in conflict with this lease.

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11.      ASSIGNMENT AND SUBLETTING: Tenant shall not assign this lease nor
         sublet the leased premises or any interest therein without first
         obtaining the written consent of Landlord. An assignment or subletting
         without the written consent of Landlord shall be void and shall, at the
         option of Landlord, terminate this lease.

12.      DESTRUCTION: In the event the leased premises is partially damaged or
         destroyed or rendered partially unfit for occupancy by fire or other
         casualty, Tenant shall give immediate notice to Landlord. Tenant hereby
         assumes risk of loss of the leased premises and hereby agrees to
         rebuild any portion of the leased premises that is destroyed or deemed
         by the Landlord to be rendered unfit for occupancy.

13.      TENANT DEFAULT: If Tenant abandons the premises or otherwise defaults
         in the performance of any obligations or covenants herein, Landlord may
         enforce the performance of this lease in any manner provided by law.
         This lease may be terminated at Landlord's discretion if such
         abandonment or default continues for a period of 10 days after Landlord
         notifies Tenant of such abandonment or default and of Landlord's
         intention to declare this lease terminated. Such notice shall be sent
         by Landlord to Tenant at the leased premises by certified mail or
         otherwise. If Tenant has not completely removed or cured default within
         the 10-day period, this lease shall terminate. Thereafter, Landlord or
         its agents shall have the right, without further notice or demand, to
         enter the leased premises and remove all persons and property without
         being deemed guilty of trespass and without waiving any other remedies
         for arrears of rent or breach of covenant. Upon abandonment or default
         by the Tenant, the remaining unpaid portion of the rental from
         paragraph 4 herein, shall become due and payable.

14.      SUBORDINATION: Landlord is hereby irrevocably vested with full power
         and authority to subordinate this lease to any mortgage, Deed of Trust,
         or other lien hereafter placed on the demised premised and Tenant
         agrees on demand to execute such further instruments subordinating this
         lease as Landlord may request, provided such subordination shall be on
         the express condition that this lease shall be recognized by the
         mortgagee, and the rights of Tenant shall remain in full force and
         effect during the term of this lease so long as Tenant shall continue
         to perform all of the covenants and conditions of this lease.

15.      INDEMNITY: Landlord and its employees and agents shall not be liable to
         Tenant or to Tenant's employees, patrons, visitors, invitees or any
         other persons for any injury to any such persons or for any damage to
         personal property caused by an act, omission, or neglect of Tenant or
         Tenant's agents or of any other tenant of the premises of which the
         leased premises is a part. Tenant agrees to indemnify and hold Landlord
         and its employees and agents harmless from any and all claims for such
         injury and damages, whether the injury occurs on or off the leased
         premises.

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16.      SIGNS: Tenant may post or paint any signs at, on or about the leased
         premises or paint the exterior walls of the building except with the
         prior written consent of the Landlord. Landlord shall have the right to
         remove any sign or signs in order to maintain the leased premises or to
         make any repairs or alterations thereto.

17.      TENANT BANKRUPTCY: If Tenant becomes bankrupt or makes voluntary
         assignment for the benefit of creditors or if a receiver is appointed
         for Tenant, Landlord may terminate this lease by giving five (5) days
         written notice to Tenant of Landlord's intention to do so.

18.      CONDEMNATION: If the whole or any substantial part of the leased
         premises is taken for any public or quasi-public use under any
         governmental law, ordinance or regulation or by right of eminent domain
         or should the leased premises be sold to a condemning authority under
         threat of condemnation, this lease shall terminate and the rent shall
         be abated during the unexpired portion of the lease effective from the
         date of the physical taking of the leased premises.

19.      NOTICES: Notices to Tenant shall be by certified mail or other delivery
         to the leased premises. Notices to Landlord shall be by certified mail
         to the place where rent is payable.

20.      DEFAULT BY LANDLORD: In the event of breach by Landlord of any
         covenant, warranty, term or obligation of this lease, then Landlord's
         failure to cure same or commence a good faith effort to cure the same
         within 10 days after written notice thereof by Tenant shall be
         considered a default and shall entitle Tenant to either to terminate
         this lease or cure the default and make the necessary repairs and
         expenses incurred by Tenant shall be reimbursed by the Landlord after
         reasonable notice of the repairs and expenses incurred. If any utility
         services furnished by Landlord are interrupted and continue to be
         interrupted despite the good faith efforts of Landlord to remedy the
         same, Landlord shall not be liable in any respect for damages to the
         person or property of Tenant or Tenant's employees, agents or guests,
         and same shall not be construed as grounds for constructive eviction or
         abatement of rent. Landlord shall use reasonable diligence to repair
         and remedy such interruption promptly.

21.      RIGHT OF ENTRY: Landlord shall have the right during normal business
         hours to enter the demised premises: a) to inspect the general
         condition and state of repair thereof, b) to make repairs required or
         permitted under this lease, or c) for any other reasonable purpose.

22.      WAIVER OF BREACH: The waiver by Landlord of any breach of any provision
         of this lease shall not constitute a continuing waiver or a waiver of
         any subsequent breach of the same or a different provision of this
         lease.

23.      TIME OF ESSENCE: Time is expressly declared to be of the essence in
         this lease.

24.      BINDING OF HEIRS AND ASSIGNS: Subject to the provisions of this lease
         pertaining to assignment of the Tenant's interest, all provisions of
         this lease shall extend to and bind, or inure to the benefit not only
         of the parties to this lease but to each and every one of the heirs,
         executors, representatives, successors, and assigns of Landlord or
         Tenant.

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25.      RIGHTS AND REMEDIES CUMULATIVE: The rights and remedies by this lease
         agreement are cumulative and the use of any one right or remedy by
         either party shall not preclude or waive its right to use any or all
         other remedies. Said rights and remedies are given in addition to any
         other rights the parties may have by law, statute, ordinance or
         otherwise.

26.      TEXAS LAW TO APPLY: This agreement shall be construed under and in
         accordance with the laws of the State of Texas.

27.      LEGAL CONSTRUCTION: In case any one or more of the provisions contained
         in this agreement shall for any reason be held to be invalid, illegal
         or unenforceable in any respect, such invalidity, illegality or
         unenforceability shall not affect any other provision hereof and this
         agreement shall be construed as if such invalid, illegal, or
         unenforceable provision had never been contained herein.

28.      PRIOR AGREEMENTS SUPERSEDED: This agreement constitutes the sole and
         only agreement of the parties to this lease and supersedes and prior
         understandings or written or oral agreements between the parties
         respecting the subject matter of this lease.

29.      AMENDMENT: No amendment, modification, or alteration of the terms
         hereof shall be binding unless it is in writing, dated subsequent to
         the date hereof, and duly executed by the parties.

30.      ATTORNEY'S FEES: Any signatory to this lease agreement who is the
         prevailing party in any legal proceeding against any other signatory
         brought under or with relation to this lease agreement or this
         transaction shall be additionally entitled to recover court costs,
         reasonable attorney fees, and all other out-of-pocket costs of
         litigation, including deposition, travel and witness costs from the
         prevailing party.

         EXECUTED this                day of December, 2006.
                       --------------

TENANT:                                     LANDLORD:

                                            MARRS & SMITH, LTD.

/s/                                         By: /s/
--------------------------------            ------------------------------------
Texas Landscape Center, Inc.                Rickey Smith, General Partner

GUARANTEE OF CONTRACT. The undersigned hereby jointly and severally guarantee
the performance of the contract on behalf of the Buyer.

                                            PENGE CORPORATION

                                            /s/_________________________________
                                            By Kirk Fischer, CEO

                                            /s/_________________________________
                                            Kirk Fischer, Individually

                                            /s/_________________________________
                                            K. C. Homes, Individually<PAGE>

EXHIBIT 10.2

THE STATE OF TEXAS         ss.
                           ss.          CONTRACT OF SALE
COUNTY OF __________       ss.

         This Sales Contract, made and entered into and upon this 1st day of
December, 2006, by and between Marrs & Smith, Ltd., hereinafter called "Seller",
and Texas Landscape Center, Inc., hereinafter called "Buyer".

                              W I T N E S S E T H :

                                       I.

         That Seller hereby agrees to sell to Buyer and Buyer hereby agrees to
purchase from Seller all that certain tract or parcel of land lying and being
situated in Ector County, Texas, which is described as follows, to-wit:

         Lot 1, Block 1, Wolfe Nursery Addition, Odessa, Texas, commonly known
         as 3600 Andrews Highway, Odessa, Texas 79762

together with any and all improvements situated thereon (except as may be
hereinafter more particularly enumerated), with the special agreement and
understanding that such sale and the conveyance to be made in consummation
thereof shall be made subject to any valid and subsisting oil, gas and mineral
lease of record covering said property, to any valid and subsisting easements or
rights of way of record or visibly appropriated upon said property, and subject
to any outstanding oil, gas and mineral interests of record in the County where
the land is located.

                                       II.

         That Buyer agrees and promises to pay to Seller a base purchase price
for said property in the amount of Eight Hundred Sixty-One Thousand Seven
Hundred Four and 33/100ths Dollars ($861,704.33). Buyer may be entitled to a
discount in the event that the Buyer closes this transaction prior to December
1, 2008. Such discount shall be negotiated by and between Buyer and Seller upon
Buyer's notification to Seller that Buyer is ready to close the transaction.

                                      III.

         That Seller agrees, at Buyer's expense, to furnish to Buyer an owner's
title insurance policy from a reputable title insurance company reflecting
merchantable fee simple title to the above-described property in Buyer for the
full amount of the purchase price, and containing only the standard, usual and
normal exceptions to title with Seller being able to furnish such an owner's
title insurance policy as hereinabove described, within a reasonable time, such
reasonable time not to exceed a period of ninety (90) days from the date of
closing, then this Contract shall end and be of no further force and effect as
to either of the parties hereto, and the escrow deposit hereinafter mentioned
shall be returned to Buyer unless Buyer waives imperfections in title, in which
event this Contract shall be carried out the same as if the title had been
perfected. If a title policy is furnished, the title commitment should be
promptly reviewed by an attorney of Buyer's choice due to the time limitations
on Buyer's right to object.

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                                       IV.

         The closing date shall be on or after December 1, 2007, but before
December 1, 2008, and Buyer shall pay or cause to be paid, and deliver or cause
to be delivered to Seller the entire consideration and security mentioned and
described in Paragraph II hereof, at which time Seller shall deliver to Buyer a
Special Warranty Deed conveying to Buyer fee simple title to the above-described
property. Buyer shall not have any right to close this transaction prior to
December 1, 2007,

                                       V.

         No escrow payment is due upon execution of this Contract.
                                       VI.

         That risk of loss to the improvements, if any, located upon the
above-described property shall be upon Buyer until closing of this sale and
purchase transaction.

                                      VII.

         That possession of the above-described property shall be delivered to
Buyer by Seller pursuant to the terms of a Lease Agreement which will be entered
into by the parties. Notwithstanding the terms of the Lease Agreement, the
property shall be delivered to Buyer by Seller on closing.

                                      VIII.

         Buyer hereby agrees to pay all taxes on such property which are
outstanding at the time of closing. Buyer hereby agrees to indemnify and hold
harmless Seller from payment of any such taxes.

                                       IX.

         No real estate agent has been used in this transaction; therefore, no
real estate commission is due any party.

                                       X.

         The Seller has made no warranties of merchantability or fitness for a
particular purpose concerning any of the property sold under this Contract, and
all of such property is sold "AS IS" and "WITH ALL FAULTS", and further, the
Seller makes no express or implied warranties of any nature whatsoever.

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         Eligibility for government farm program benefits may depend upon
compliance with a soil conservation plan for the property. Buyer is advised to
determine whether the property is subject to and in compliance with a plan
before signing this Contract.

         Buyer is advised that the presence of wetlands, toxic substance,
including asbestos and wastes or other environmental hazards, or the presence of
a threatened or endangered species or its habitat, may affect Buyer's intended
use of the Property. If Buyer is concerned about these matters, an addendum
either promulgated by TREC or required by the parties should be used.

                                       XI.

         Buyer shall have the right to have a survey completed upon the property
within a reasonable time after execution of this Contract. Within five (5) days
after Buyer receives the survey, Buyer shall furnish the same to Seller, who
shall cure the defects, if any, within a reasonable time.

                                        MARRS & SMITH, LTD.

                                        By the Rickey L. Smith Management Trust,
                                        General Partner

                                        /s/ ___________________________________
                                        By Rickey Smith, Trustee

                                        TEXAS LANDSCAPE CENTER, INC.

                                        /s/ ___________________________________
                                        By K. C. Holmes, President

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Guarantee of Contract. The undersigned hereby jointly and severally guarantee
the performance of the contract on behalf of the Buyer.

                                        PENGE CORPORATION

                                        /s/ ___________________________________
                                        By Kirk Fischer, CEO

                                        /s/ ___________________________________
                                        Kirk Fischer, Individually

                                        /s/ ___________________________________
                                        K. C. Homes, Individually

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