Document:

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                                                                   Exhibit 10.20

                              EMPLOYMENT AGREEMENT

         THIS EMPLOYMENT AGREEMENT ("Agreement"), effective as of October 8,
2001 (the "Effective Date"), is by and between IVG Corp., a Delaware corporation
("Employer"), and Clay Border ("Executive").

                                   WITNESSETH:
                                   -----------

         WHEREAS, Executive desires to enter into the employment of Employer,
and Employer desires to employ Executive provided that, in so doing, it can
protect its confidential information, business, accounts, patronage and
goodwill.

         NOW, THEREFORE, in consideration of the foregoing recitals and of the
mutual agreements contained herein, the parties hereto agree as follows:

         SECTION 1. POSITION; DUTIES. Executive will serve as an officer of
Employer in the position of Vice President, Secretary and Chief Development
Officer. Executive will report to the Chief Executive Officer and the Board of
Directors of the Employer and its designees. Executive will perform the duties
that the Chief Executive Officer and the Board of Directors of the Employer may
from time to time reasonably direct, and such duties as may be specified for his
office in the Bylaws of the Employer. Executive will devote substantially all of
his business time, ability and attention to the business of Employer during the
Original Term and any Renewal Term of this Agreement.

         SECTION 2. TERM. This Agreement shall commence on Effective Date and
end three (3) years after the Effective Date (the "Original Term"), unless
terminated earlier pursuant to Section 4 of this Agreement. After the Original
Term, this Agreement shall be automatically renewed for successive terms of one
(1) year each (each a "Renewal Term") unless terminated earlier pursuant to
Section 4 of this Agreement or unless either party gives the other party sixty
(60) days' written notice, prior to the expiration of the Original Term or any
Renewal Term, as the case may be, of that party's intent to terminate this
Agreement at the end of the Original Term or any Renewal Term.

         SECTION 3. COMPENSATION. Subject to Section 4, as compensation for
Executive's services, and as compensation for Executive's covenants set forth in
this Agreement, including without limitation Section 5, the Employer agrees as
follows:

                  (a) BASE SALARY. During the Original Term and any Renewal
         Term, the Employer will pay Executive a base salary ("Base Salary") at
         the rate of $12,500.00 per month, prorated for any partial pay period.
         The Base Salary will be paid in accordance with the Employer's regular
         payroll practices and subject to increase by the Board of Directors.

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                  (b) ANNUAL BONUS. Executive shall be entitled to receive an
         annual bonus based upon his performance as determined in the sole
         discretion of the Board of Directors of the Employer.

                  (c) STOCK OPTION AGREEMENT. Executive shall receive an option
         to purchase 3,000,000 shares of common stock of Employer at an exercise
         price of $0.028 per share, pursuant to the terms of that certain Stock
         Option Agreement attached hereto as EXHIBIT A.

                  (d) MISCELLANEOUS. Executive shall be entitled to the
         following additional benefits:

                           (i) A car allowance not to exceed $800 per month;

                           (ii) A club membership allowance not to exceed $2,000
                  per year;

                           (iii) Reimbursement of all properly documented
                  business expenses, including, without limitation, wireless
                  phone service, in accordance with the Employer's policy, as
                  may be modified from time to time, for reimbursement of
                  business expenses;

                           (iv) An annual paid vacation of twenty (20) business
                  days in accordance with the Employer's vacation policy for
                  Executives of the Employer generally;

                           (v) Such other benefits, including health benefits
                  and participation in Executive benefit plans, made available
                  to Executives of the Employer generally and provided as soon
                  as practicable without violation of the Employer's policy
                  terms; and

                           (vi) Such stock options as may be granted from time
                  to time by the Board or any committee thereof.

         SECTION 4. TERMINATION; COMPENSATION UPON TERMINATION. Notwithstanding
the provisions of Section 2 of this Agreement, this Agreement and Executive's
employment shall be terminated upon:

                  (a) THE OCCURRENCE OF CAUSE. For purposes of this Agreement,
         Employer shall have "Cause" to terminate the Executive's employment
         hereunder only upon:

                           (i) The willful failure or neglect by the Executive
                  to substantially perform his assigned duties to the Employer
                  or any subsidiary (other than any such refusal resulting from
                  the Executive's disability or incapacity due to physical or
                  mental illness);

                           (ii) The engaging by the Executive in criminal
                  conduct or conduct constituting moral turpitude;

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                           (iii) The willful insubordination of the Executive;

                           (iv) The embezzlement, theft or misappropriation by
                  the Executive of any property of Employer or its affiliates;

                           (v) Fraud, acts of dishonesty or misrepresentation,
                  or other acts (including any breach of the Executive's
                  covenants contained in this Agreement) that cause harm to
                  Employer or substantial damage to its reputation or that of
                  its subsidiaries (other than as a consequence of good faith
                  decisions made by the Executive in the normal performance of
                  the Executive's duties hereunder);

                           (vi) A conviction for or plea of nolo contendere to a
                  felony which carries a minimum prison sentence upon conviction
                  of one (1) year or longer;

                           (vii) Executive committing a material breach of this
                  Agreement or any written policies of Employer;

                           (viii) breach of Executive's fiduciary obligations to
                  the Employer or any of its subsidiaries; and/or

                           (ix) any chemical dependence which materially affects
                  the performance of Executive's duties and responsibilities to
                  the Employer or any of its subsidiaries;

         PROVIDED, that in the case of the misconduct set forth in clauses (i)
         and (ix) above, such misconduct shall continue for a period of thirty
         (30) days following written notice thereof by the Company to Employee.

         Notwithstanding the foregoing, Executive shall not be deemed to have
been terminated for Cause unless and until there shall be delivered to him a
copy of a duly adopted resolution of the Employer's Board of Directors finding
that the Employer has "Cause" to terminate Executive as contemplated in this
Section 4(a). If Employer terminates Executive's employment for Cause, Employer
will pay Executive his Base Salary in effect on the date of termination through
the date of termination, prorated for any partial payroll period.

                  (b) EXECUTIVE'S DEATH. If this agreement is terminated due to
         Executive's death, the Employer will pay Executive's estate his Base
         Salary in effect on the date of termination through the date of
         termination, prorated for any partial payroll period.

                  (c) EXECUTIVE'S DISABILITY. For purposes of this Agreement,
         "Disability" means a disability by reason of the occurrence of any
         injury or disease (including mental illness) or a physical or mental
         condition that, in the opinion of an appropriate physician, (i) results
         in Executive becoming unable adequately to perform his customary duties
         for the Employer, either with or without reasonable accommodation, (ii)
         has lasted for a consecutive period of at least ninety (90) days, and
         (iii) is expected to continue to last for more than an additional
         consecutive period of at least ninety (90) days. If Executive's
         employment is terminated due to disability, Employer will pay Executive
         his Base Salary in effect on the date of termination through the date
         of termination, prorated for any partial payroll period.

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                  (d) TERMINATION BY EMPLOYER WITHOUT CAUSE. Employer may
         terminate this Agreement and Executive's employment without Cause at
         any time, with or without notice. If Employer terminates Executive's
         employment without Cause, Employer will pay Executive (i) his Base
         Salary in effect on the date of termination through the date of
         termination, prorated for any partial payroll period and (ii) a
         severance payment equal to Employee's Base Salary in effect on the date
         of termination for that period of time remaining in the Original Term
         or any Renewal Term of this Agreement.

                  (e) VOLUNTARY TERMINATION BY EXECUTIVE. Executive may
         terminate this Agreement at any time upon delivering thirty (30) days'
         written notice to the Employer. If Executive voluntarily terminates
         this Agreement, other than for "Good Reason," as hereinafter defined,
         Employer will pay Executive his Base Salary in effect on the date of
         termination through the date of termination, prorated for any partial
         payroll period. On or after the date the Employer receives notice of
         Executive's resignation (other than resignation for Good Reason), the
         Employer may, at its option, pay Executive his Base Salary through the
         effective date of his resignation and terminate his employment
         immediately.

                  (f) TERMINATION BY EXECUTIVE FOR GOOD REASON. Executive may,
         within sixty (60) days after the occurrence of Good Reason, voluntarily
         terminate his employment for Good Reason upon thirty (30) days written
         notice thereof to the Company. If Executive voluntarily terminates this
         Agreement for Good Reason, Employer will pay Executive (i) his Base
         Salary in effect on the date of termination through the date of
         termination, prorated for any partial payroll period and (ii) a
         severance payment equal to Executive's Base Salary in effect on the
         date of termination for that period of time remaining in the Original
         Term or any Renewal Term of this Agreement. On or after the date the
         Employer receives notice of Executive's resignation for Good Reason,
         the Employer may, at its option, pay the amounts set forth in this
         Section 4(f) and terminate his employment immediately. For purposes of
         this Agreement, Good Reason shall mean the occurrence of any of the
         following events: (i) a material reduction in Executive's authority or
         responsibility, but not including termination of Executive for "Cause;"
         (ii) relocation of the Company's principal offices outside the greater
         Houston, Texas metropolitan area; or (iii) a material breach of this
         Agreement by the Company; provided that Good Reason shall not include
         the temporary appointment of another person to fulfill Executive's
         responsibilities during any period of disability of Executive.

                  (g) TERMINATION BY EXECUTIVE OR EMPLOYEE AFTER CHANGE OF
         CONTROL. Within nine months after the occurrence of a "Change of
         Control," as defined below, Employer may terminate Executive's
         employment and this Agreement without Cause and, upon thirty (30) days'
         written notice to Employer, Executive may terminate his employment and
         this Agreement for Good Reason. If Executive's employment and this
         Agreement is terminated pursuant to this Section 4(g), Employer will
         pay Executive (i) his Base Salary in effect on the date of termination

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         through the date of termination, prorated for any partial payroll
         period and (ii) a severance payment equal to two times the sum of
         Executive's Base Salary in effect on the date of termination and the
         amount, if any, Executive last received under Section 3(b) of this
         Agreement. On or after the date the Employer receives notice of
         Executive's termination under this Section 4(g), the Employer may, at
         its option, pay the amounts set forth in this Section 4(g) and
         terminate Executive's employment immediately. This Section 4(g) shall
         not apply if, after a Change of Control, the Employer has Cause (as
         defined in Section 4(a) above) to terminate Executive's employment. For
         purposes of this Agreement, a "Change of Control" shall be deemed to
         exist upon the occurrence of any of the following: (i) the Employer is
         merged or consolidated or reorganized into or with another corporation,
         and as result of such merger, consolidation, or reorganization less
         than a majority of the combined voting power of the then-outstanding
         securities of such corporation or entity immediately after such
         transaction is held in the aggregate by the holders of Voting Stock (as
         hereafter defined) of the Employer immediately prior to such
         transaction; (ii) the Employer sells or otherwise transfers all or
         substantially all of its assets to any other corporation or legal
         person and, as a result of sale or such transfer, less than a majority
         of the combined voting power of the then-outstanding securities of such
         corporation or legal person immediately after such sale or transfer is
         held in the aggregate by the holders of the Voting Stock of the
         Employer immediately prior to such sale or transfer; or (iii) if during
         any period of twenty-four (24) months following a merger, tender offer,
         consolidation, sale of assets, or contested election, at least a
         majority of the Board of Directors of the Employer shall cease to be
         "Continuing Directors." For purposes of this Section 4(g), "Continuing
         Directors" shall mean directors of the Employer prior to such
         transaction or who subsequently became directors and whose election or
         nomination for election by the stockholders of the Employer was
         approved by a vote of at least two-thirds (2/3) of the directors then
         still in office prior to such transaction. The term "Voting Stock"
         shall mean, for purposes of this Section 4(g), the then-outstanding
         securities entitled to vote generally in the election of directors of
         the Employer.

                  (h) OTHER POSITIONS WITH EMPLOYER OR SUBSIDIARIES. Upon the
         termination of Executive's employment with Employer, Executive will,
         upon request, resign from any position he then holds as an officer or
         director of Employer or any subsidiary of Employer. If Executive fails
         to do so within three days of such request, Executive agrees that the
         Board of Directors of the Employer or any such subsidiary, as
         applicable, shall have good cause to remove him from any and all such
         positions.

         SECTION 5. PROPRIETARY AND CONFIDENTIAL INFORMATION.

                  (a) Executive acknowledges that he has become, and during the
         Original Term and/or any Renewal Term of this Agreement, Employer
         agrees that it will provide access to Executive and make Executive
         familiar with various trade secrets and confidential information
         consisting of, among other things: trade secrets, methods of operation
         and production, patents, techniques, designs, processes, technologies,
         compilations of information, past, present and prospective customer
         lists, records, copyrights, and specifications that are owned and
         commercially beneficial and valuable to the Employer, including any
         compilation of various trade secrets or data derived from such
         information (collectively, the "Proprietary Information"). The
         Proprietary Information does not include information which (i) at the
         time it is disclosed by the Executive was already in the public domain
         or (ii) is required to be disclosed by applicable law, regulation or
         judicial or regulatory process.

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                  (b) Executive agrees that Executive will not disclose, either
         during Executive's employment with the Employer or at any time after
         Executive's termination, for whatever reason, any Proprietary
         Information to any person or entity, except in the course of
         Executive's duties on behalf of the Employer, and that, similarly,
         Executive will not, at any time, use such information for the benefit
         of any person or entity other than the Employer. Executive agrees that
         upon Executive's termination of employment, Executive will deposit with
         or return to the Employer all copies (in any media, including, without
         limitation, electronic storage media) of documents, records, notebooks
         or any other information or documentation of the Employer's Proprietary
         Information, and all derivatives thereof, whether the Proprietary
         Information or documentation was developed or prepared by Executive or
         by others. Executive acknowledges that this covenant of nondisclosure
         is an integral term of this Agreement and is given in consideration of
         Executive's employment and the other consideration granted in this
         Agreement.

         SECTION 6. NONCOMPETITION.

                  (a) Executive agrees that prior to the termination of this
         Agreement and for a period of two (2) years after the termination of
         Executive's employment for Cause or without Good Reason, and whether a
         breach of contract is alleged or not, Executive shall not, without the
         prior written consent of the Employer, which consent may be withheld in
         the Employer's sole discretion, engage, whether for compensation or
         not, as an individual proprietor, owner, partner, stockholder, officer,
         director, executive, agent, investor, consultant, sales representative
         or in any other capacity whatsoever, in any activity or endeavor that
         involves any business in which the Employer is then involved
         (including, without limitation, within the PEO (Professional Employer
         Organization) business and the illuminated promotional products and
         gifts industry), in a state where Employer or its affiliates maintains
         an office. Additionally, Executive agrees that prior to the termination
         of this Agreement and for a period of two (2) years after termination
         of Executive's employment, and whether a breach of contract is alleged
         or not, Executive will not, directly or indirectly, attempt to solicit
         or conduct business with any person or entity that is a client,
         customer or active prospect of the Employer at any time in the twelve
         (12) months immediately preceding the termination of Executive's
         employment if such business would be in competition with the Employer's
         business. Executive acknowledges Executive's duty, both by contract and
         common law, not to interfere with contractual relationships and not to
         use proprietary and confidential information about customers or clients
         of the Employer for the advantage of any person or entity other than
         the Employer.

                  (b) Executive further agrees, during Executive's employment
         and after Executive's termination for whatever reason, notwithstanding
         any allegation of breach of this Agreement, not to solicit, influence
         or attempt to influence, directly or indirectly, any employee of the
         Employer to terminate his or her employment or other contractual
         relationship with the Employer for any reason including, without
         limitation, working for a competitor.

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                  (c) The covenants of the Executive contained in this Section 6
         will be construed as independent of any other provision in this
         Agreement, and the existence of any claim or cause of action by the
         Executive against the Employer will not constitute a defense to the
         enforcement by the Employer of said covenants. Executive further agrees
         that notwithstanding any other alleged breach of this Agreement, the
         provisions of this Section 6 will be valid and binding upon Executive.

                  (d) The Executive understands that the covenants contained in
         this Section 6 are essential elements of the transactions contemplated
         by this Agreement and, but for the agreement of the Executive to this
         Section 6, the Employer would not have agreed to enter into such
         transactions.

                  (e) Executive further agrees and acknowledges that this
         Agreement (i) is reasonable as to length of time, scope and geographic
         area for purposes of protecting the commercial advantages enjoyed by
         the Employer, (ii) will not interfere with Executive's ability to
         pursue a proper livelihood in the event of termination of Executive's
         employment with the Employer, (iii) does not impose a greater restraint
         than is necessary to protect the goodwill or business interests of the
         Employer, and (iv) is more than adequately paid for in the
         consideration derived by Executive under this Agreement.

                  (f) The Employer and Executive also agree that the court under
         Section 17(a) or arbitrators under Section 17(b) will have jurisdiction
         to modify any provisions of this covenant of noncompetition in
         accordance with the court's or arbitrators' respective ruling as to
         reasonableness or scope of application and that, consistent with
         Section 12 of this Agreement, this Agreement shall remain enforceable
         as modified or amended in the jurisdiction where this Agreement is so
         modified or amended.

         SECTION 7. ASSIGNMENT OF INVENTIONS. Executive hereby assigns and
agrees to assign to Employer, its successors, assigns or nominees, all of
Executive's rights to any discoveries, inventions and improvements, whether
patentable or not, made, conceived or suggested, either solely or jointly with
others, by Executive while in the Employer's employ, whether in the course of
Executive's employment, with the use of Employer's time, material or facilities,
or that is in any way within or related to the existing or contemplated scope of
Employer's business. This Section 7 shall not apply to Executive's music, books,
scripts or similar pursuits that are outside the scope of Executive's
employment, were not created with the use of Employer's time, material or
facilities, and which are unrelated to the existing or contemplated scope of
Employer's business. Upon request by Employer with respect to any such
discoveries, inventions or improvements, Executive will execute and deliver to
Employer, at any time during or after Executive's employment, all appropriate
documents for use in applying for, obtaining and maintaining such domestic and
foreign patents as Employer may desire, and all proper assignments therefor,
when so requested, at the expense of Employer, but without further or additional
consideration. Executive acknowledges that to the extent permitted by law, all
work papers, reports, documentation, drawings, photographs, negatives, tapes and
masters therefor, prototypes and other materials (hereinafter, "items"),

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including, without limitation, any and all such items generated and maintained
on any form of electronic media, generated by Executive during Executive's
employment with Employer will be considered a "work made for hire" and that
ownership of any and all copyrights in any and all such items shall belong to
Employer. The item will recognize Employer as the copyright owner, will contain
all proper copyright notices, e.g., "(creation date) IVG Corp., All Rights
Reserved," and will be in condition to be registered or otherwise placed in
compliance with registration or other statutory requirements throughout the
world.

         SECTION 8. EXECUTIVE'S ACKNOWLEDGMENTS AND REPRESENTATIONS. Executive
represents and warrants that he is free to enter into this Agreement and to
perform each of the terms and covenants of it. Executive represents and warrants
that he is not restricted or prohibited, contractually or otherwise, from
entering into and performing this Agreement, and that his execution and
performance of this Agreement is not a violation or breach of any other
agreement between Executive and any other person or entity.

         SECTION 9. ATTORNEYS' FEES AND COSTS. If any action in arbitration or
at law or in equity is necessary to enforce or interpret the terms of this
Agreement, the prevailing party will be entitled to reasonable attorneys' fees,
costs and necessary disbursements in addition to any other relief to which he or
it may be entitled.

         SECTION 10. WAIVER OF BREACH. The actual or apparent waiver by either
party to this Agreement of a breach of any provision of this Agreement will not
operate or be construed as an actual or constructive waiver of that breach or
any subsequent breach by any party. Waivers are not effective unless in writing
and signed by the party granting the waiver.

         SECTION 11. MULTIPLE COUNTERPARTS. This Agreement may be executed in
counterparts, each of which for all purposes is to be deemed an original, and
all of which constitute, collectively, one agreement. In making proof of this
Agreement, it will not be necessary to produce or account for more than one
counterpart of this Agreement. Furthermore, a photocopy of any counterpart will
be valid and have the same effect as an original.

         SECTION 12. SEVERABILITY AND SAVINGS CLAUSE. If any one or more of the
provisions or subjects contained in this Agreement is for any reason held to be
invalid, illegal or unenforceable in any respect, such invalidity, illegality or
unenforceability will not affect the validity and enforceability of any other
provisions or subjects of this Agreement, and it is the intention of the parties
that there shall be substituted for such invalid, illegal or unenforceable
provision a provision as similar to such provision as may be possible and yet be
valid, legal and enforceable. Further, should any provisions of this Agreement
ever be reformed or rewritten by a judicial or arbitration body, those
provisions as rewritten will be binding on Executive and the Employer as if
contained in the original Agreement.

         SECTION 13. SUCCESSORS; SURVIVAL; AFFILIATES. This Agreement and the
rights and obligations under this Agreement will be binding upon and inure to
the benefit of the parties to this Agreement and their respective legal
representatives, and will also bind and inure to the benefit of any successor of
the Employer by merger or consolidation or any assignee of all or substantially
all of the Employer's assets. Except to any such successor or assignee of the
Employer, neither this Agreement nor any rights or benefits under this Agreement

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may be assigned by either party to this Agreement. Each covenant on the part of
Executive contained in Section 5 shall be construed as an agreement independent
of any other provision of this Agreement and shall survive the termination of
this Agreement. The existence of any claim or cause of action of Executive
against the Employer, whether predicated on this Agreement or otherwise, shall
not constitute a defense to the enforcement by the Employer of any such
covenant. The protective covenants in Sections 5, 6 and 7 shall also inure to
the benefit of the Employer's affiliates (as hereinafter defined) and these
covenants shall be enforceable against Executive by each of such affiliates as
third party beneficiaries. An "affiliate" of the Employer is any person or
entity that directly, or indirectly through one or many intermediaries, controls
or is controlled by, or is under common control with, the Employer.

         SECTION 14. ENTIRE AGREEMENT. This Agreement supersedes any and all
other agreements, either oral or in writing, between the parties with respect to
Executive's employment by the Employer (including any prior offer letter or
employment agreement) and contains all of the covenants and agreements between
the parties with respect to such employment. This Agreement can only be changed
by the parties in writing, executed by the party against whom enforcement of any
modifications may be sought.

         SECTION 15. GOVERNING LAW. This Agreement will be governed by and
construed in accordance with the substantive laws of the State of Texas without
regard to conflict of law provisions.

         SECTION 16. NOTICES. Any notice under this Agreement will be in writing
and will be deemed to have been duly given when delivered personally or three
(3) days after such notice is deposited in the United States mail, registered,
postage prepaid, and addressed, to the Employer, at its principal office, or to
Executive at Executive's last permanent address as shown on the Employer's
records.

         SECTION 17. REMEDIES.

                  (a) INJUNCTIVE RELIEF. Executive agrees that a breach or
         threatened breach, based on reasonable and good faith evidence of a
         breach on Executive's part, of any covenant contained in Sections 5, 6
         or 7 will cause irreparable damage to the Employer. For that reason,
         Executive further agrees that the Employer is entitled as a matter of
         right to an injunction from any court of competent jurisdiction,
         restraining any further violation of any of such covenants by
         Executive, Executive's future employers, Executives, partners, agents
         or any person or entity related, directly or indirectly, to Executive.
         The right to an injunction is in addition to whatever other remedies
         the Employer may have, including specifically the recovery of damages.
         Venue for any action under this Section 17(a) shall be in the state or
         federal courts located in Harris County, Texas.

                  (b) ARBITRATION. Except to the extent provided in Section
         17(a) above, any controversy of any nature whatsoever, including but
         not limited to tort claims, statutory claims or contract disputes,
         between the parties to this Agreement (including their directors,
         officers, executives, agents, successors, assigns, heirs, executors and
         beneficiaries) relating to the formation, execution, interpretation,
         breach or enforcement of this Agreement, or relating to any other

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         matter arising from Executive's employment with the Employer, shall be
         submitted to arbitration before the American Arbitration Association
         ("AAA"), in accordance with their rules then in effect and the
         substantive law of the State of Texas and the United States. The
         arbitration shall be held in Harris County, Texas. Each of the parties
         to this Agreement shall appoint one person as an arbitrator to hear and
         determine such disputes, and if they should be unable to agree, then
         the two arbitrators shall choose a third arbitrator from a panel made
         up of experienced arbitrators selected pursuant to the procedures of
         the AAA and, once chosen, the third arbitrator's decision shall be
         final, binding and conclusive upon the parties to this Agreement. The
         arbitrators may not award punitive or exemplary damages for tort,
         contract or other common law claims, but will have the power to award
         such damages to the extent permitted by an applicable statute and to
         award prejudgment interest and attorneys' fees to the prevailing party.
         The award of the arbitration panel may be confirmed by any state or
         federal court of competent jurisdiction located in Harris County,
         Texas, and may be challenged only upon the grounds provided in Section
         10 of the Federal Arbitration Act, Title 9, United States Code. This
         agreement to arbitrate shall survive the execution of this Agreement.
         THE RIGHT TO ARBITRATE IS INTEGRAL TO AND NOT SEVERABLE FROM THIS
         AGREEMENT. THE PARTIES ACKNOWLEDGE THAT THEY HAVE READ THIS ARBITRATION
         AGREEMENT AND KNOWINGLY CONSENT TO ITS CONSEQUENCES, INCLUDING THE
         WAIVER OF THE RIGHT TO LITIGATE CERTAIN DISPUTES. The expenses of such
         arbitration will be borne by the losing party or in such proportion as
         the arbitrators decide. A material or anticipatory breach of any
         section of this Agreement will not release either party from the
         obligations of this Section 17.

                            [SIGNATURE PAGE FOLLOWS]

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         The parties hereto have executed the Agreement as of the date first
mentioned above.

                                          IVG CORP.

                                          By:  /S/ ELORIAN LANDERS
                                               ---------------------------------
                                          Name:  ELORIAN LANDERS
                                                 -------------------------------
                                          Title:  CEO
                                                  ------------------------------

                                          /S/ CLAY BORDER
                                          --------------------------------------
                                          Clay Border

                                       11<PAGE>

                                                                   Exhibit 10.21

                              CONSULTING AGREEMENT

         This Consulting Agreement (this "AGREEMENT") is entered into as of
October 8, 2001 (the "EFFECTIVE Date"), by and between IVG CORP., a Delaware
corporation (the "COMPANY"), and Thomas L. McCrimmon, an individual
("CONSULTANT"). Each of the Company and Consultant is referred to herein as a
"PARTY" and are collectively referred to herein as the "PARTIES."

         The Parties desire to enter into this Agreement in order that
Consultant may provide the consulting services, as hereinafter set forth.

         The Parties, intending to be legally bound, agree as follows:

         1. ENGAGEMENT OF CONSULTANT.

                  1.1 SCOPE OF SERVICES. The Company engages the Consultant to
render consulting services, and the Consultant agrees to render consulting
services, to the Company, as requested from time to time, on the terms and
conditions set forth herein. The scope and nature of the consulting services
will be services in connection with the identification, analysis and evaluation
of possible merger and acquisition opportunities for the Company, and such other
services as may be requested by the Board of Directors and the Chief Executive
Officer of the Company from time to time.

                  1.2 TERM OF AGREEMENT. The Company will retain the Consultant
under the terms of this Agreement for the period beginning on the Effective Date
and ending on the first anniversary of the Effective Date (the "CONSULTING
PERIOD").

         2. CONSULTING FEE. In payment in full for the consulting services
rendered by Consultant under this Agreement, the Company shall grant to
Consultant an option to purchase 3,000,000 shares of the Company's common stock,
which shall be issued to Consultant pursuant to that certain Stock Option
Agreement, attached hereto as EXHIBIT A (the "CONSULTING FEE").

         3. EXPENSES. In addition to the Consulting Fee, Consultant shall be
reimbursed by the Company for all reasonable out-of-pocket disbursements
incurred by Consultant in connection with the performance of his services under
this Agreement, including but not limited to travel expenses and legal and
accounting fees. Expenses in excess of $3,000 must be approved in advance by the
Chief Executive Officer of the Company.

         4. INDEPENDENT CONTRACTOR. The parties acknowledge that Consultant is a
skilled professional consultant who will be rendering professional services
pursuant to this Agreement. Consultant will use his professional judgment and
expertise to accomplish the details of his work. Consultant is, and shall for
all purposes be considered, an independent contractor, and nothing in this
Agreement shall be deemed to create or imply an agency, partnership, joint
venture or employment relationship between Consultant and the Company (or any
affiliate of the Company). Consultant acknowledges and agrees that he shall have

                                       1
<PAGE>

no right or authority to commit or obligate the Company in any way to any third
party or parties unless specifically authorized to do so by an authorized
officer of the Company. It is understood that Consultant shall pay all taxes,
licenses, and fees levied or assessed on Consultant in connection with or
incident to the performance of this Agreement by any governmental agency,
including, without limitation, unemployment compensation insurance, old age
benefits, social security, or any other taxes upon wages of Consultant.
Consultant agrees to furnish the Company with the information required to enable
it to make necessary reports and pay taxes.

         5. TERMINATION. This Agreement is terminable by either the Company or
Consultant upon 30 days prior written notice to the other. Upon termination of
this Agreement for any reason, none of the Parties nor any other person shall
have any liability or further obligation arising out of this Agreement, except
for any liability resulting from the breach of this Agreement prior to
termination; provided that notwithstanding the termination of this Agreement
pursuant to the terms hereof or otherwise, the Company's obligations to
reimburse the Consultant for all reasonable out-of-pocket disbursements under
Section 3 shall survive the termination of this Agreement.

         6. CONFIDENTIALITY; PROPRIETARY INFORMATION.

                  6.1 CONFIDENTIALITY. Both during the Consulting Period and
thereafter, Consultant agrees that (i) all information and data that Consultant
receives from the Company and all information and data that Consultant generates
or develops in the performance of this Agreement shall be regarded as
proprietary information and property of the Company that shall be held in strict
confidence by Consultant and that all of such information and data shall be
promptly returned to the Company upon termination or expiration of this
Agreement, and (ii) Consultant will not, except as specifically requested by the
Company, use for any purpose or disclose to any person any confidential
information concerning the business of the Company. The term "confidential
information" includes, without limitation, information not previously disclosed
to, or known by, the public with respect to products, processes, facilities and
methods, research and development, trade secrets, know-how and other
intellectual property, marketing and business plans, prospects and
opportunities, customer lists and financial information regarding the business
of the Company.

                  6.2 PROPRIETARY INFORMATION. Consultant agrees that all data,
reports, processes, procedures, programs, discoveries, formulae, improvements,
technologies, designs, inventions (collectively, "INVENTIONS"), including new
contributions, developments, ideas, and discoveries, whether or not patentable
or copyrightable, conceived, developed, invented, or made solely by the
Consultant, or jointly with other employees, agents or consultants of the
Company, as part of the consulting services shall be conclusively deemed "work
for hire" and are property of, and belong to, the Company. Consultant assigns
all right, title and interest in such Inventions to the Company.

         7. MISCELLANEOUS.

                  7.1 NOTICES. Unless otherwise provided in this Agreement, all
notices, approvals, or other communications purporting to affect the rights of
the Parties hereunder will be in writing and will be delivered personally or by

                                       2
<PAGE>

certified mail, return receipt requested, or express courier (a) if to the
Company, at 13135 Dairy Ashford, Suite 525, Sugar Land, Texas 77048 and (b) if
to Consultant, at the address set forth on the signature page to this Agreement,
or at such other address as either Party notifies to the other Party in writing.
Any such notice or communication (i) sent by express courier will be considered
delivered the next business day; (ii) sent by confirmed facsimile will be
considered given on the day following the date of dispatch; (iii) delivered
personally will be considered given on the date of such delivery; and (iv) sent
by certified mail, return receipt requested, will be considered given three
calendar days after the date of dispatch.

                  7.2 SEVERABILITY. If at any time any provision of this
Agreement is or becomes illegal, invalid or unenforceable in any respect, such
provision shall be severed from this Agreement and shall be deemed replaced by a
provision as similar as possible to the severed provision but which is legal,
valid and enforceable. The legality, validity and enforceability of the
remaining provisions of this Agreement will not be affected or impaired thereby.

                  7.3 AMENDMENTS. No amendment, modification or deletion of any
of the provisions of this Agreement will be effective unless made in writing and
signed by an authorized representative of each of the Parties.

                  7.4 ASSIGNMENT. Consultant may not assign this Agreement, or
his rights hereunder, or any part hereof, without the express prior written
consent of the Company.

                  7.5 GOVERNING LAW. This Agreement will be governed by and
controlled by the laws of the State of Texas (without regard to its
conflicts-of-law provisions).

                  7.6 ENTIRE AGREEMENT. This Agreement and the exhibits attached
hereto set forth the entire understanding between the Parties with regard to the
subject matter hereof, and merges all prior agreements and discussions as to the
subject matter hereof into, and is superseded by, this Agreement.

                  7.7 RELATIONSHIP. Nothing herein shall create the relationship
of principal and agent, legal representative, joint venturers, partners,
employee and employer or master and servant between the Parties. No fiduciary
duty is owed by, or exists between, the Parties.

                  7.8 COUNTERPARTS. This Agreement may be executed in one or
more counterparts, each of which shall be deemed an original but all of which
together will constitute one and the same instrument.

                            (SIGNATURE PAGE FOLLOWS)

                                       3
<PAGE>

         IN WITNESS WHEREOF, this Agreement has been executed on the day and
year first written above.

                                                 IVG CORP.

                                                 By:  /S/ ELORIAN LANDERS
                                                      --------------------------
                                                 Name:  ELORIAN LANDERS
                                                        ------------------------
                                                 Title:  CEO
                                                         -----------------------

                                                 /S/ THOMAS L. MCCRIMMON
                                                 -------------------------------
                                                 Thomas L. McCrimmon

                                       4

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