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                                  EXHIBIT 10.10

                    AGREEMENT OF SALE OF PARTNERSHIP INTEREST

             #22 STAFFORD SPRINGS, LTD. A TEXAS LIMITED PARTNERSHIP

                                                                    July 8, 2003

This is an agreement made by and between Great Western Land and Recreation,
Inc., ("Great Western") a Nevada corporation, and Arete Real Estate and
Development Company, with Joe Fogarty as President and also as nominee, as
agent, and as official representative of certain family members all of whom own
an approximate one third partnership interest in #22 Stafford Springs, LTD.
("Fogarty").

Great Western is the Buyer (or Purchaser) and Fogarty is the Seller.

1.   For six hundred fifty thousand one hundred dollars ($650,100.00) in cash
and subordinated convertible notes issued by Great Western outlined below and a
facsimile attached as Schedule S, and other good and valuable consideration, it
is agreed that Fogarty will sell all his ownership, including all the general
partnership interest to Great Western Land & Recreation, Inc.

2.   Buyer agrees to pay to Seller the total purchase price of $650,100.00
payable as follows:

     a.   $100.00 cash deposit to Fogarty, receipt of which is hereby
          acknowledged.

     b.   Six hundred fifty thousand dollars ($650,000.00) in the form of six
          year subordinated convertible notes with an interest rate starting at
          2% for the first year and escalating evenly to 7% by the sixth year.

     c.   Buyer is aware that there are four acres of land adjacent to the
          Project ("the Four Acres") of which Seller has an interest to Buyer.
          Buyer and Seller agree that the Four Acres are not encumbered by the
          existing HUD loan an these Four Acres are available for building
          additional units previously planned by the General Partner on a
          preliminary basis. Seller agrees to cooperate in every way to assist
          Buyer in the process to expand the Project by developing the four
          additional acres.

3.   Seller warrants it has full legal title to said limited partnership and the
General Partnership of #22 Stafford Springs. Seller warrants it has full
authority to sell same, and that said property shall be sold free and clear of
all liens, encumbrances and claims. The full ownership of Seller is listed on
Exhibit B attached.

4.   The General Partnership interest and the Limited Partnership interest is
sold in good faith by Seller and that Seller knows of no entitlement problems,
undisclosed contracts or violations of local, state, or Federal regulations or
rules governing the construction and operation of HUD properties or this
Property specifically.

5.   Buyer and Seller agree that they will each separately provide values and
perform all tax returns for their respective interest requires with this
transaction.

6.   Buyer recognizes that it will require time, "paperwork", a certain amount
of documentation, and perhaps professional effort to obtain HUD permission to
affect the complete transfer of the Property. Seller agrees to work diligently
with Buyer to obtain the necessary approvals, and any costs incurred by
consultants, lawyers, accountants, or other professional services will be evenly
split between Buyer and Seller to affect this approval process. Time is of the
essence. However, should it be determined that certain procedures must be
followed to effect this transfer, and the execution of the procedures will take
more than three days, then Seller will maintain his interest in a fiduciary
capacity of the complete benefit of Buyer. This

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beneficial posture includes doing everything that can be expected to promote the
interests, the profitability, and the continuity of the Project.

7.   Seller agrees to turnover to Buyer all records, documents, papers,
drawings, names of contacts, contractors, and other items pertaining to the
recent construction, the financing, and the management of the Project.

8.   Seller warrants to Buyer that there are not accounts, money, receivables,
or special funding due to Seller from the Project or the Partnership, and that
this sale of Seller's complete interest will terminate any future claim against
the Project, against Buyer, or against any of the Limited partners.

9.   Seller warrants to Buyer that there are no encumbrances, pledges, or liens
against Limited Partnership or General Partnership that are transferring to
Buyer. In addition, Seller knows of no claim pending, or threatened against the
interests that Seller is transferring to Buyer. Seller knows of no lien, claim
or threatened claim against the Four Acres, the 1/3 interest of which also is
being transferred to Buyer.

10.  This agreement shall be binding and inure to the benefit of the parties,
their successors, assigns and personal representatives.

Signed under seal this 8th day of July, 2003.

/s/ Jay N. Torok
-----------------------------------------------
Buyer

/s/ Kerry Ready
-----------------------------------------------
Kerry Ready

/s/ Daniel Dodson
-----------------------------------------------
Daniel Dodson

/s/ Arete Real Estate and Development Co.
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Joseph Fogarty

/s/ Joseph Fogarty
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Joseph Fogarty

/s/ Donna L. Clifford
----------------------------------------------- Witness as to signatures

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                                  EXHIBIT 10.11
                         SALE AND SUBSCRIPTION AGREEMENT
                                       OF
          MEMBERSHIP INTERESTS IN LAGUNA INVESTMENTS L.L.C. ("LAGUNA")

         This sale and subscription agreement concerning below described
securities, of which $10.00 and other good and valuable consideration is paid by
each party to the other, (and receipt is hereby acknowledged) is effective as of
September 29, 2003.

         Each of the undersigned agree to the following terms and conditions of
this sale and subscription agreement:

         1. Seller. The seller of certain securities as itemized below is Great
Western Land and Recreation, Inc. ("Great Western"). Great Western represents
that it owns a 92.9% interest in Laguna, and that on this date it is selling a
6.37% interest in Laguna to Lafayette Financial Services, L.L.C. ("Lafayette").
Great Western also represents that Laguna owns a 25.52% membership interest in
Laguna @ Arrowhead Ranch Apartments, L.L.C. ("Laguna Apartments"). Laguna
Apartments is a 160-unit luxury apartment project located at 20251 North 75th
Avenue, Phoenix, Arizona 85308.

         2. Buyer. The buyer of the membership interest in Laguna is Torok
Partners, L.L.C. ("Torok Partners").

         3. Purchase of Ownership. Great Western shall sell and Torok Partners
shall buy, a 3.0% interest in Laguna. Great Western, Lafayette and Torok
Partners (collectively "the Members") together will own 100% of the membership
interests in Laguna. This transaction shall not affect in any way the membership
in Laguna Apartments by Laguna. Should all of the Members agree, Laguna's
interests in Laguna Apartments may be assigned directly to the Members, in which
case the Members agree that they will make a "best efforts" attempt to assign
the interests in Laguna Apartments directly.

         4. Voting. The Members agree that as long as each hold at least 50% of
their respective membership interests as of the date of this Agreement, each
will have one vote regarding a mutual action plan, or any action plan that will
impact the value, cause a sale, or cause an acquisition of additional interests
in Laguna or in Laguna Apartments. The right to exercise the one vote each among
the Members is non-transferable except with the written approval of the other
Members.

         5. Encumbrances or Transfers. The Members agree that none of the
Members will allow any portion of their membership interests, including any
membership interests acquired after the date of this Agreement, to be encumbered
or transferred, except with the written approval of the other Members. The
Members recognize the importance of this restriction for the mutual benefit of
all parties to this Agreement. The transfer of any of the membership interests
by any Member shall be null and void and the transferee shall have no right to
vote such membership interests or receive dividends or cash distributions on
such membership interests unless such transfer conforms with the terms of this
Agreement.

         6. Right of First Refusal. Each Member shall have a right of first
refusal if any portion of the membership interest in Laguna is being offered for
sale by another Member. If a Member receives an offer to purchase any or all of
its interest, the other Members shall be notified within five business days of
the offer. The written notification shall contain the exact terms and conditions
of the offer. Each Member will then have 30 days to respond as to their desire
to purchase the membership interest. If over 100% of the offered membership
interest is subscribed, then the other members may purchase their pro-rata share
of the offering based upon their respective ownership. If less than 100% of the
offered membership

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interest is subscribed, then the existing Member may sell his ownership to the
outside buyer, and has no obligation to sell the subscribed portion of his
ownership to the other Member or Members.

         7. Transfers at Death, or to Affiliates or Direct Family Members. Upon
the death of any Member, or upon written agreement from the other Members, the
membership interests may be transferred to any subsidiary, affiliate, or direct
family member or to a Member's trust or a direct family member's trust. Any
other proposed transfer shall be considered a sale and is subject to the terms
of this Agreement.

         8. Method of Payment. The Agreement Price shall be paid by the transfer
to Great Western of Torok Partners' interest in Phoenix Wright Place L.L.C.

         9. Agreement Price. The price of the membership interest in Laguna
shall be based on an agreed upon value of $500,000 for 100% of Laguna.
Therefore, the price of the 3.0% interest being purchased by Torok Partners is
$15,000.

         10. Tax Return and Tax Advisor. Great Western agrees that it will
prepare all accounting materials and tax reporting materials as required by
Federal, state, and local governments. Cash management, (if any cash management
shall be required or cash in Laguna exists), will also be the responsibility of
Great Western.

         11. Managing Member. Irrespective of the Operating Agreement of Laguna,
in all other matters not covered by this Agreement, Great Western shall be the
Managing Member of Laguna. Should Great Western sell more than 50% of its
interest in Laguna or wish to discontinue its role as Managing Member, then the
next largest holder of the membership interests shall be the Managing Member,
and Laguna agrees to modify the Operating Agreement of Laguna to reflect such an
arrangement.

         Agreed:

         /s/ Ron O'Connor                            /s/ Jay N. Torok
         ---------------------------------------     ---------------------------
         Ron O'Connor                                Jay N. Torok
         Chief Financial Officer                     for Torok Partners, L.L.C.
         Great Western Land and Recreation, Inc.

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