Document:

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EXHIBIT (10)(11) Real Property Lease Agreement for 11236 Lemen Road

                            COMMERCIAL PROPERTY LEASE

         Frank J. Giese of P.O. Box, Indian River, Michigan, 49749, the lessor,
and MARKETING WORLD WIDE, LLC, of 3020 Leprechaun Lane, Palm Harbor, Florida,
34683, the lessee, enter into this lease subject to the following conditions:

1.) PREMISES. The lessor leases to the lessee the property located at SUITE A of
BUILDING 1, part of industrial park at 11236 Lemen Road, Whitmore Lake,
Michigan, consisting of approximately Seven Hundred Fifty (750) square feet of
office space and Three Thousand Eight Hundred (3,800) square feet of commercial
/industrial space, together with five parking spaces in the closest proximity
of the premises located between buildings 1&2 of the industrial park.

2.) TERM. The term of the lease shall be 19 months commencing on DECEMBER 1,
2002 and continuing until JUNE 30, 2004.

3.) RENT.

         A.) BASE RENT. The lessee shall pay the lessor the sum of FORTY THREE
THOUSAND TWO HUNDRED dollars as base rent for the premises, to be paid in equal
monthly installments of ($2400.00) TWO THOUSAND FOUR HUNDRED dollars, starting
on the commencement date. Monthly installments of rent shall be due and payable
in advance on the first day of each calendar month. Rent shall be paid to the
lessor at the address as shown above or any other place designated in writing by
the lessor. The first month's rent shall be paid on the date of the signing of
this lease.

         B.) ADDITIONAL RENT. The lessee shall be responsible for the payments
of all utility services for the premises, including water, sewer, gas and
electricity, heat, telephone and other services of any kind delivered to the
premises. The lessee shall pay for all other services contracted by the lessee
as soon as an invoice is presented so that no past due accounts arise. In
addition, any fees, costs, or expenses incurred by the lessor for enforcing the
lessee's obligation under this lease, including reasonable attorney fees, shall
be additional rent owing under the lease and shall be immediately due and
payable by the lessee.

         C.) LATE FEE. In the event that the lessee fails to pay any amount of
the rent due within ten (10) days of the due date, the lessor shall assess the
lessee a late fee of $200.00 dollars which is the lessee shall pay together with
the past due rent prior to any other amount of rent becoming due.

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4. SECURITY DEPOSIT. The lessee shall pay to the lessor a security deposit of
$2400.00 on the signing of this lease. The lessee may comingle it with other
funds and use it as the lessor determines. No interest shall be paid on the
security deposit during the term of the lease. At the end of the lease term, or
the last renewal term, the security deposit shall be returned to the lessee
unless the lessee has defaulted under the lease. If the lessee defaults under
this lease, the security deposit may be used to pay any costs, or damages,
direct or contingent.

5. SIGNS. All signs placed on the premises shall be in keeping with the
character and decor of the premises and no signs shall be placed on the premises
except with the written approval of the lessor, which approval will not be
unreasonably withheld.

6. ACCEPTANCE OF OCCUPANCY. The lessee shall commence occupancy of the premises
on the commencement date and begin paying rent as required by the lease. The
lessee acknowledges that the premises are in a state of repair that is
acceptable for the lessee's intended use of the premises. The lessee accepts the
premises as they are.

7. VACATION OF THE PREMISES. The lessee shall not vacate or abandon the premises
during the term of this lease. If the lessee does abandon or vacate the premises
or is dispossessed by process of law or otherwise, any of the lessees personal
property that is left on the premises shall be deemed abandoned by the lessee,
at the option of the lessor.

8. USE. The premises are to be used and occupied by the lessee for general
office, general warehouse and general storage and for no other purpose without
written consent of the lessor. The premises shall not be occupied or used by
more persons than permitted by applicable fire and / or safety statutes,
ordinances, rules and / or regulations. No activity shall be conducted on the
premises that does not comply with all state and local laws. No material or
waste which is designated as hazardous material or hazardous waste by any local,
state or federal agency or entity of any kind shall be permitted, used, created
or deposited on the premises. Nothing contained in this provision shall be
interpreted to prevent the use of normal household type maintenance and or
cleaning products on the premises.

9. REPAIRS AND MAINTENANCE. The lessee shall be responsible for all maintenance
and repairs of the premises. The lessee must repair and maintain the premises
at the lessee's expense. The

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         premises shall be kept in good and safe condition, including any plate
         glass windows, the electrical wiring, the plumbing, any other system or
         equipment on the premises, structural members of all buildings, and
         other improvements on the premises. Lessor shall be responsible for
         all maintenance and repair of the outer walls, the roof, the
         foundation, any items covered by warranty and the common areas of the
         industrial park including the parking lots, driveways, septic system
         and well. Nothing contained in this provision shall be interpreted to
         require the lessor or lessee to be responsible for any expense which
         is covered by any warranty.

10.      SURRENDER OF THE PREMISES. The lessee shall surrender the premises to
         the lessor when this lease expires, broom clean and in the same
         condition as on the commencement date, except for normal wear and tear.

11.      ENTRY AND INSPECTION. The lessee shall permit the lessor or the
         lessor's agents to enter the premises at reasonable times and with
         reasonable notice, to inspect and repair the premises. During the 90
         days before the lease expires, the lessee shall permit the lessor to
         place standard "For Lease" signs on the premises and permit persons
         desiring to lease the premises to inspect the premises.

12.      TAXES AND ASSESSMENTS. The lessee shall pay all personal property taxes
         and assessments levied against the premises during the term of this
         lease. All taxes levied on personal property owned or leased by the
         lessee are the sale responsibility of the lessee. They lessor shall pay
         all real estate taxes and assessments levied against the premises
         during the term of this lease and the same shall be his sole
         responsibility (except those resulting from alteration by the lessee
         not approved in advance by the lessor, in which case the lessee shall
         reimburse the lessor for the cost of any additional taxes or
         assessments resulting from such alteration).

13.      ALTERATIONS. The lessee may not cause any change to the premises,
         either structural or cosmetic beyond those specifically described
         herein, without the written approval of the lessor. In any event, any
         such work shall be performed by licensed contractors where licensing
         for such work is available through the State of Michigan and all such
         work shall be done without injury to any structural portion of the
         building. Subject to Paragraph 15 of this lease, any improvements
         constructed on the premises shall become the property of the lessor
         when this lease terminates. The lessor shall have total discretion on
         his approval of proposed alterations; however, such approval shall not
         be unreasonably withheld.

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14.      ASSIGNMENT AND SUBLETTING. The lessee may not assign, sublet, or
         otherwise transfer or convey its interest or any portion of its
         interest in the premises without written consent from the lessor. The
         lessor shall have total discretion on its approval of proposed
         assignments or subleases; however, such consent shall not be
         unreasonably withheld. No such assignment, sublease or other transfer
         or conveyance shall, however, release lessee from, any liability
         hereunder without lessor's written consent.

15.      TRADE FIXTURES. All trade fixtures and movable equipment installed by
         the lessee in connection with the business it conducts on the premises
         shall remain the property of the lessee and shall be removed when this
         lease expires. The lessee shall repair any damage caused by the removal
         of such fixtures, and the premises shall be restored to the original
         condition, ordinary wear and tear excepted.

16.      INSURANCE. The lessor shall insure the premises, including all
         buildings and improvements (except those resulting from alteration by
         the lessee not approved in advance by the lessor, in which case the
         lessee shall reimburse the lessor for the cost of any additional
         insurance premium required as a result of such alteration), for the
         replacement cost of the buildings and improvements, against loss or
         damage under a policy or policies of fire and extended coverage
         insurance, including additional perils. The lessee shall obtain and
         maintain in full force general liability and property damage insurance
         with coverage of not less than One Million Dollars ($1,000,000.00) for
         injury or death to any one person, One Million Dollars ($1,000,000.00)
         for injury or death to more than one person, and One Million Dollars
         ($1,000,000.00) for property damage, covering all claims for injuries
         to persons occurring on or around the premises. The lessor must approve
         the amount and the issuing company of the insurance. The lessee shall
         give the lessor customary insurance certifications evidencing that the
         insurance is in effect during the term of the lease. All policies must
         also provide for notice by the insurance company to the lessor of any
         termination or cancellation of a policy at least 30 days in advance.
         The lessee's policies shall name the lessor as an additional, insured.
         The lessor's policies shall name the lessee as an additional insured.

17.      THE LESSEE'S LIABILITY. All the lessee's personal property, including
         trade fixtures, on the premises shall be kept at the lessee's sale
         risk, and the lessor shall not be responsible for any loss of business
         or other loss or damage that is occasioned by the acts or omissions of
         third persons occupying adjoining premises or any part of the premises
         adjacent to or connected with the premises.

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18.      DESTRUCTION OF THE PREMISES. If the premises are partially damaged or
         destroyed through no fault of the lessee, the lessor shall, at its own
         expense, promptly repair and restore the premises. If the premises are
         partially damaged, rent shall not abate in whole or in part during the
         period of restoration if any portion of the premises is utilized by the
         lessee for any purpose. If the premises are totally destroyed through
         no fault of the lessee or if, in the opinion of either the lessor or
         the lessee, the premises cannot be repaired and restored within 180
         days, either party may terminate this lease effective the date of the
         destruction by giving the other party written notice of termination
         within 10 days after the destruction. If such a notice is given within
         that period, this lease shall terminate and rent shall be adjusted
         between the parties to the date of the surrender of possession. If the
         notice is not given within the required period, this lease shall
         continue, without abatement of rent, and the lessor shall repair the
         premises.

19.      MUTUAL RELEASES. The lessor and the lessee, and all parties claiming
         under them, release each other from all claims and liabilities arising
         from or caused by any hazards covered by insurance on the leased
         premises or covered by insurance in connection with property or
         activities on the premises, regardless of the cause of the damage or
         loss.

20.      CONDEMNATION. If any part of the premises is taken for any public or
         quasi-public purpose pursuant to any power of eminent domain, or by
         private sale in lieu of eminent domain, either the lessor or the lessee
         may terminate this lease, effective on the date the public authority
         takes possession. All damages for the condemnation of the premises, or
         damages awarded because of the taking, shall be payable to and the sole
         property of the lessor,

21.      INDEMNITY. The lessee agrees to indemnify and defend the lessor for any
         liability, loss, damage, cost, or expense (including attorney fees)
         based on any claim, demand, suit, or action by any party with respect
         to any personal injury (including death) or property damages, from any
         cause, with respect to the lessee or the premises, except for liability
         resulting from the intentional acts or gross negligence of the lessor
         or its employees, agents, invitees, or business visitors.

22.      DEFAULT AND RE-ENTRY. If the lessee fails to pay rent when due or fails
         to perform any other obligations under this agreement within 10 days
         after receiving written notice of the default

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         from the lessor; if the lessee makes any assignment for the benefit of
         creditors or a receiver is appointed for the lessee or its property; or
         if any proceedings are instituted by or against the lessee for
         bankruptcy (including reorganization) or under any insolvency laws, the
         lessor may terminate this lease, re-enter the premises, and seek to
         relet the premises on whatever terms the lessor deems advisable.
         Notwithstanding re-entry by the lessor, the lessee shall continue to be
         liable to the lessor for rent owed under this lease and for any rent
         deficiency that results from reletting the premises during the term of
         this lease. Notwithstanding any reletting without termination, the
         lessor may at any time elect to terminate this lease for any default
         by the lessee by giving the lessee written notice of the termination.

         In addition to the lessor's other rights and remedies as stated in this
         lease, and without Waiving any of those rights, if the lessor deems
         necessary any repairs that the lessee is required to make or if the
         lessee defaults in the performance of any of its obligations under this
         lease, the lessor may make repairs or cure defaults and shall not be
         responsible to the lessee for any loss or damage that is caused by that
         action. The lessee shall immediately pay to the lessor, on remand, the
         lessor's costs for curing any defaults, as additional rent under this
         lease.

23.      SUBORDINATION. This lease and the lessee's rights under it shad at all
         times be subordinate to the lien of any mortgage the lessor places on
         the premises or to any collateral assignment the lessor makes of this
         lease or of rent under this lease. However, as long as the lessee is
         not in default under this lease, the foreclosure of a mortgage given
         by the lessor shall not affect the lessee's rights under this lease. At
         the request of any lienholder, the lessee shall provide the lessor with
         a customary tenant's estoppel letter regarding the status of this
         lease. If the lessor defaults on the payment of its mortgage on the
         premises, the lessee may make the monthly payment owed under the
         mortgage note and deduct that amount from the rent owed under this
         lease.

24.      NOTICES. Any notices required under this lease shall be in writing and
         sent by registered or certified mail, return receipt requested, to the
         addresses of the parties stated in this lease or to such other
         addresses as the parties substitute by written notice. Notices shall be
         effective on the third business day after being sent by registered or
         certified mail as required by this provision.

                                       6

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25.      THE LESSEE'S POSSESSION AND ENJOYMENT. As long as the lessee pays the
         rent as specified in this lease and performs all its obligations under
         this lease, the lessee may peacefully and quietly hold and enjoy the
         premises for the term of this lease.

26.      HOLDING OVER. If the lessee does not vacate the premises at the end of
         the term of this lease or any renewal term, the holding over shall
         constitute a month-to-month tenancy at a monthly rental rate of. One
         Hundred Fifty percent (150%) of the effective monthly rental rate at
         the time of the end of the term or renewal term.

27.      RENEWAL. At the lessee's option, this lease may be renewed for an
         additional term of one (1) year, commencing on the date of its
         scheduled expiration, upon ninety (90) days written notice from the
         lessee to the lessor and in the case of such renewal the base rent, set
         forth in paragraph 3 of this lease, shall be increased by Ten percent
         (10%).

28.      ENTIRE AGREEMENT. This agreement contains the entire agreement of the
         parties with respect to its subject matter. This agreement may not be
         modified except by a written document signed by the parties.

29.      WAIVER. The failure of the lessor to enforce any condition of this
         lease shall not be a waiver of its right to enforce every condition of
         this lease. No provision of this lease shall be deemed to have been
         waived unless the waiver is in writing.

30.      BINDING EFFECT. This agreement shall bind and benefit the parties and
         their successors and permitted assigns.

31.      TIME IS THE ESSENCE. Time is the essence in the performance of this
         lease.

31.     APPLICABLE LAW. This lease shall be interpreted and enforced pursuant
        to the laws of the State of Michigan and any action commenced with
        respect to this lease shall be filed in the district court or the
        circuit court for the County of Livingston, State of Michigan.

32.     EFFECTIVE DATE. This lease shall become effective on the date on which
        it has been signed and dated by the last of the two parties. The
        effective date does not change the term commencement date in paragraph 2
        above.

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Lessee                                             Lessor

Marketing Worldwide, LLC

/S/ MICHAEL WINZKOWSKI                             /S/ FRANK GIESE
-----------------------------------------          -----------------------------
Michael Winzkowski, Managing Member/Owner          Frank Giese

DATED:  02/21/03                                   DATED:  03-03-03

                                       8<PAGE>

EXHIBIT (10)(12) Supplier and Warranty Agreement with Gulf States Toyota, Inc.

[TOYOTA LOGO]
--------------------------------------------------------------------------------

                                                       GULF STATES TOYOTA, INC.
                                                       7701 Wilshire Place Drive
                                                       Post Office Box 40306
                                                       Houston, TX 77240-0306
                                                       (713) 580-3300
                                                       FAX (713) 580-3332

                         SUPPLIER AND WARRANTY AGREEMENT
                         -------------------------------

This Agreement ("Agreement") is entered into as of the 2nd day of MARCH, 2001 by
and between GULF STATES TOYOTA, INC, 7701 Wilshire Place Drive, Houston, Texas
77040, ("GST"), and MARKETING WORLDWIDE, LTD, a PARTNERSHIP [I.E. A TEXAS
CORPORATION, PARTNERSHIP, ETC.] having its principal offices at, 11234 Lemen,
Suite A, Whitmore Lake, Michigan, 48184 ("Supplier").

GST has agreed to purchase certain accessories/supplies from Supplier, and
Supplier has agreed to sell said accessories/supplies to GST, as more
specifically identified on the Purchase Order. For all dealings between the
Parties, the Parties agree to the following terms and conditions:

1.       This Supplier and Warranty Agreement is contingent upon Supplier
         executing the same and returning it to GST. This Agreement and Purchase
         Order shall together represent the complete Agreement between GST and
         the Supplier. However, for any conflict between this Agreement and the
         Purchase Order, this Agreement shall control.

2.       Supplier represents, and GST relies upon the representation, that
         Supplier maintains Products Liability Insurance in the minimum amount
         of U.S. $5,000,000. Supplier agrees to maintain at all times, at
         Supplier's sole cost and expense, Products Liability Insurance.
         Supplier agrees to maintain current certificates showing proof of
         Products Liability Insurance and Workers' Compensation Insurance with
         GST, Certificates should be mailed to Gulf States Toyota, Inc., Attn:
         Mary Isbell, 7701 Wilshire Place Drive, Houston, Texas 77040. THE
         CERTIFICATE OF INSURANCE FOR PRODUCTS LIABILITY MOST SPECIFY THAT THE
         POLICY INCLUDES THE SPECIAL BROAD FORM COMMERCIAL GENERAL LIABILITY
         ENDORSEMENT (ISO FORM 26 00) OR ADDITIONAL INSURED - VENDORS
         ENDORSEMENT (ISO FORM 20 15) OR THE EQUIVALENT, NAMING GULF STATES
         TOYOTA INC., ITS PARENT, SUBSIDIARY AND AFFILIATED COMPANIES AS
         ADDITIONAL INSUREDS DURING THE TIME THAT GST PURCHASES THE COMPONENTS
         OR PARTS FROM SUPPLIER, AND FOR A MINIMUM OF ONE YEAR THEREAFTER. THE
         CERTIFICATE OF INSURANCE MUST ALSO INDICATE THE PRODUCT(S) SUPPLIED TO
         GST BY SUPPLIER OR STATE "ALL PRODUCTS SUPPLIED TO GST." SUPPLIER
         ACKNOWLEDGES AND AGREES THAT, FROM TIME TO TIME, GST MAY REQUIRE AN
         INCREASE IN THE AMOUNT OF SPECIFIC PRODUCT LIABILITY INSURANCE THEN
         PROVIDED BY SUPPLIER.

3.       GST has the right to approve all product packaging, including, but not
         limited to carton size, product protection, quantity unit pack and
         identification. Each carton must be identified with a GST issued part
         number. Packing slips must indicate the purchase order number and part
         number.

4.       Supplier's invoices for all products delivered must be mailed to
         Friedkin Business Services, 7701 Wilshire Place Drive, Houston, Texas
         77040. All such invoices must

<PAGE>

         state the GST purchase order number, GST vendor number and
         corresponding GST part number.

5.       GST agrees to use its best efforts to pay Supplier for all products
         received within 30 days after receipt of the applicable invoice. All
         payments shall be made without any deductions, taxes, assessments or
         charges of any kind, except that GST shall have the right to offset
         against the invoices any sums due to GST arising from Warranty or
         Damage Claims, or any costs arising from Supplier recall or campaign of
         parts and/or accessories.

6.       The payment of an invoice by GST shall not waive in whole or in part
         the right of GST to dispute any invoice or any amount or charge
         appearing thereon. GST shall give to Supplier prompt notice of any such
         dispute and the basis for the dispute. The parties agree to act in good
         faith to resolve any such disputes promptly. GST shall have the right
         to offset the full amount of any disputed sum which has not been
         resolved within ninety (90) days after notice to Supplier.

7.       GST reserves the right to initiate a recall or campaign of any products
         supplied pursuant to this Agreement when GST determines, or any
         government agency alleges, that such products are defectively designed
         or manufactured and/or fail to comply with all applicable federal,
         state or local laws, rules or regulations, including but not limited
         to, safety, environmental and emission laws, rules and regulations.

8.       GST agrees to provide Supplier with notice of a recall or campaign
         action which affects the Supplier's product(s). Supplier agrees to
         reimburse GST for all reasonable costs incurred by GST and/or its
         Dealer(s) in connection with such recall, including, but not limited
         to, the costs of notifying vehicle owners, sublet repairs, rental car
         expenses, towing, labor and parts costs for replacement of all
         defective products.

9.       All transportation charges are to be included in product pricing FOB
         Gulf States Toyota, Inc., Parts Distribution Center, 3003 Hwy. 90 East,
         San Felipe, Texas 77473 or to an otherwise designated direct drop
         address. If, due to Supplier problems, premium freight is required in
         order to meet shipping schedules, any such additional expenses will be
         the sole responsibility of Supplier. Premium freight requested before
         normal supply lead times are exhausted will be at the sole expense of
         GST.

10.      Title to and risk of loss for Supplier products shall remain with
         Supplier until received by GST in accordance with the provisions of
         Paragraph 5 above.

11.      An attempt will be made to provide adequate forecasting on all
         products, as well as, timely purchase order submission on a monthly
         basis. Supplier acknowledges and agrees that these expected order
         quantity estimates do not represent a commitment to purchase, and do
         not otherwise bind GST. The forecast figures provided by GST to
         Supplier represents anticipated volume only. A purchase commitment does
         not exist until a purchase order has been executed and issued by GST.

12.      Product pricing should include the possibility of less than full load
         shipping required on behalf of the Supplier. The Parties must agree in
         writing to all changes to the established product pricing before
         implementation.

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13.      This Agreement shall be governed and construed in accordance with the
         laws of the State of Texas, without regard to conflict or choice of law
         statutes or provisions.

14.      If any provision of this Agreement is deemed invalid by a court of
         competent jurisdiction, the portion(s) deemed invalid shall not affect
         any other provision in this Agreement. The Agreement shall be construed
         as if the invalid provision(s) had never been included.

15.      Supplier agrees to test all product returns to validate the claimed
         defect, unless otherwise instructed by GST. Supplier further agrees to
         inform GST the results of its testing within 45 days of the receipt of
         the returns.

16.      All products manufactured and/or provided by Supplier for use by GST
         are warranted against defects in material and/or workmanship for a
         period of THIRTY-SIX (36) MONTHS OR 36, 000 MILES, whichever shall
         occur first. This Warranty shall commence on the date of delivery of a
         motor vehicle to the retail purchaser. Supplier agrees to comply with
         the attached Supplier Warranty Requirements, which are incorporated as
         a part of this Warranty Agreement.

17.      New replacement service parts furnished by Supplier are warranted
         against defects in material and/or workmanship for a period of TWELVE
         (12) MONTHS OR 12,000 MILES, whichever shall occur first, or for the
         balance of the new car warranty if greater and if installed when new,
         from the date of installation.

18.      Supplier further agrees to provide an adequate supply of service
         replacement parts for all products purchased for the maximum warranty
         period of the vehicle upon which the product was last installed.

19.      SUPPLIER HEREBY AGREES TO DEFEND, INDEMNIFY AND HOLD HARMLESS GST ITS
         PARENT, SUBSIDIARY OR AFFILIATED COMPANIES, AND ANY AND ALL OF THEIR
         OFFICERS, DIRECTORS, REPRESENTATIVES, AGENTS AND EMPLOYEES FROM AND
         AGAINST ANY AND ALL CLAIMS, LAWSUITS, LIABILITIES, DEMANDS, DAMAGES,
         COSTS, BODILY INJURY, PROPERTY DAMAGE, ATTORNEY'S FEES AND EXPENSES
         ARISING FROM ANY ALLEGED NEGLIGENCE, DEFECT IN DESIGN, MATERIAL,
         WORKMANSHIP, WARNINGS OR INSTRUCTION, BREACH OF IMPLIED OR EXPRESSED
         WARRANTIES, INTELLECTURAL PROPERTY INFRINGEMENT, MARKETING CLAIMS OR
         OTHER CLAIMS IN ANY WAY CONNECTED WITH THE PARTS OR COMPONENTS
         MANUFACTURED, HANDLED, SOLD OR OTHERWISE FURNISHED TO GST BY SUPPLIER.

20.      Toyota warranty claims criteria require parts replacement at GST's
         acquisition cost, plus A 45% markup. This amount is in addition to
         labor reimbursement based upon a fair and reasonable time allowance
         multiplied by the servicing dealer's warranty labor rate (pursuant to
         the current Supplier Warranty Requirements) and any third party or
         sublet fees.

21.      GST will forward to Supplier, a representative sample of all parts,
         which exceed $5.00 in value, replaced on warranty repairs for testing
         purposes. Supplier shall reimburse GST for the shipping costs involved
         both from the dealer to GST and from GST to the Supplier.

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<PAGE>

22.      Supplier agrees to abide by the attached Supplier Warranty
         Requirements. These Requirements are incorporated into the terms and
         conditions of this Agreement Requirements may change from time to time,
         and GST will promptly notify Supplier of any revisions.

23.      The GST Warranty Department will attach a copy of each claim to the
         itemized monthly statement. Supplier shall give to GST written notice
         of any disputed warranty claim within thirty (30) days after receipt of
         said written notice from GST.

24.      This Agreement supercedes and replaces all previous agreements, oral or
         written, between the Parties, and the provisions contained herein will
         govern the rights and responsibilities of the Parties for all
         transactions. Any modifications shall require written approval by the
         Parties. [WITH THE EXCEPTION OF THE CURRENT AVALON AND CAMRY PROGRAMS.]

25.      In the event of any litigation or proceeding between the Parties or
         their representatives concerning any provision of the Agreement, the
         prevailing party shall be entitled to a reasonable sum for attorney
         fees and court costs of such litigation or proceeding as determined by
         the tribunal in such litigation or proceeding, or in a separate action
         brought for that purpose.

The Parties intend for this Agreement and the attached Warranties requirements
to be a complete agreement between them concerning the matters contained herein.
any modifications must be in writing upon the approval of the Parties.

IN WITNESS HEREOF, this Agreement is executed as of the date and year first
stated above.

MARKETING WORLDWIDE, LTD.

/S/ JAMES MARUN
------------------------------------- [SIGNATURE]
By:    JAMES MARUN
       ------------------------------
Title: OPERATIONS MANAGER
       ------------------------------

GULF STATES TOYOTA, INC.

/S/ DAVID ROSENFELD
------------------------------------- [SIGNATURE]
By:    /S/ DAVID ROSENFELD
       ------------------------------
TITLE: DIRECTOR
       ------------------------------
       3-19-01

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                           GULF STATES TOYOTA, INC.'S
                         SUPPLIER WARRANTY REQUIREMENTS
                         ------------------------------

1.       The Warranty period on Toyota motor vehicles, including parts and
         accessories must be 36 MONTHS OR 36,000 MILES, whichever occurs first.
         Vehicles that have been placed in demo service are eligible for A
         WARRANTY EXTENSION that gives the customer a 36-MONTH/36,000 MILE
         warranty from the retail date and retail mileage. Supplier is expected
         to honor claims falling into this category.

         AFTER THE 36 MONTH/36,000-MILE WARRANTY EXPIRES, SUPPLIER MUST CARRY
         THE REPLACEMENT PARTS AND ACCESSORIES FOR 12 MONTHS.

2.       TERMS OF REIMBURSEMENT:
         ----------------------

         a.       Labor must be reimbursed at the servicing dealer's warranty
                  labor rate authorized by Toyota Motor Sales, USA, Inc.
         b.       Supplier may establish a reasonable labor standard and rate
                  for the repairs.
         c.       Defective parts shall be replaced with the dealer's existing
                  stock or ordered from the GST Parts Department.
         d.       Parts on warranty claims will be reimbursed at GSTs
                  acquisition cost, plus a 45% markup.

3.       DEFECTIVE PARTS RECOVERY:
         ------------------------

         GST will forward to Supplier all parts, which exceed $5.00 in value,
         replaced on warranty repairs for testing purposes. Supplier shall
         reimburse GST for the shipping costs involved both from the dealer to
         GST and from GST to the Supplier.

4.       CLAIM SUBMISSION PROCEDURES TO SUPPLIER:
         ---------------------------------------

         The GST Warranty Department will reimburse the dealers for warranty
         repairs prior to submission to Supplier. GST will require the dealers
         to tag all defective parts with an explanation of the claimed
         failure(s).

The GST Warranty Department will submit a listing of all outstanding claims to
Supplier each month. Copies of all warranty claims will be provided, and
replacement parts will be shipped if applicable.

Upon receipt of the necessary documentation, GST will deduct from Supplier's
invoice valid warranty claims.

MARKETING WORLDWIDE, LTD.                  GULF STATES TOYOTA, INC.

By:    /S/ JAMES MARUN                     By:  /S/ DAVID ROSENFELD
   ------------------------------------       ----------------------------------
Title: OPERATIONS MANAGER  Date: 3/2/01    Title: DIRECTOR     Date:  3-19-01
       ------------------       -------           -----------       ------------

                                       5

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