Document:

ROYALTY AGREEMENT

     THIS ROYALTY  AGREEMENT  ("Agreement")  is made and entered into as of this
1st day of June, 2005 (the "Effective  Date"), by and between Landbank,  LLC and
its successors  ("Landbank"),  and Jeff Paul, LLC a California limited liability
company ("GRANTOR"), with reference to the following facts:

     A. GRANTOR is an affiliate of Landbank through common indirect ownership.

     B. GRANTOR engages in direct-response marketing.

     C. Landbank are in the business of acquiring  parcels of land "in bulk" and
reselling this land as individual parcels.

     C. Landbank desires to acquire from GRANTOR, and GRANTOR desires to provide
to Landbank,  on the terms and  conditions  set forth herein,  access to certain
leads generated by GRANTOR as a result of its marketing activities ("Leads").

     NOW, THEREFORE, in consideration of the mutual  representations,  covenants
and  warranties  contained  herein and such other  valuable  consideration,  the
receipt and  sufficiency  of which is hereby  acknowledged,  the parties  hereby
agree as follows:

     1. Definitions.
        ------------

     1.1 "Gross  Profits"  means the total sales  price paid,  minus the Initial
Acquisition Cost, commissions, merchant fees, deed processing costs and returns.
"Returns" refer to sales, which sales are refunded in full within the designated
refund period.

     1.2 "Initial  Acquisition  Cost" means the aggregate of the purchase  price
and all  closing  and  other  direct  costs  incurred  and paid by  Landbank  in
connection  with the  initial  acquisition  of a  property,  including,  without
limitation, reasonable attorneys' fees, and the cost of any surveys, inspections
or other due  diligence on the property,  but excluding any taxes.  In the event
the property consists of a subdivided  portion of initially  acquired  property,
for purposes of determining  Initial Acquisition Costs, the purchase price shall
be determined on a pro rata per acre basis.

     1.3 "Lead" is defined in the preamble to this Agreement.

     1.4 "Bona Fide Lead"  means the name and  contact  information  of a person
that has actually purchased (and not returned) products sold by GRANTOR.

     1.5 "Term" is defined in Section 5.1.

     2. Grant of Rights.
        ----------------

     2.1 GRANTOR hereby agrees to provide Landbank,  on the terms and conditions
of this  Agreement,  the  right  during  the  Term to use the  information  from
GRANTOR's  Leads  for  the  purpose  of  marketing,   selling  and  distributing
Landbank's products and services. No right to license or sublicense the Leads or
the information contained therein is granted by GRANTOR to Landbank.

<PAGE>

     3. Royalties.
        ----------

     3.1 In  consideration  for the rights  and  privileges  granted  hereunder,
Landbank  shall pay to  GRANTOR in the manner  hereinafter  provided,  a royalty
payment  equal to 35% of Gross  Profits  generated  by  Landbank  from  sales to
GRANTOR Leads.

     3.2  Royalties  shall be paid  monthly for all sales  completed  during the
quarter, within fifteen (15) days of the end of each month.

     3.3 All payments herein shall be in U.S.  dollars by check or wire transfer
to GRANTOR's  designated bank account.  Any royalties remaining unpaid more than
fifteen  (15) days after the end of the month for which such  royalties  are due
shall thereafter bear interest at a monthly rate of 1.5%.

     4. Reports and Records.
        --------------------

     4.1 Landbank shall keep full, true and accurate books of account containing
all  particulars  that may be  necessary  for the  purpose of showing the amount
payable to GRANTOR by Landbank by way of royalties.  Said books shall be kept at
Landbank's  principal  place of business,  and shall be retained for a period of
five (5) years following the end of the calendar year to which they pertain.

     4.2 GRANTOR shall have the right,  not more than once every  calendar year,
upon  reasonable  notice,  to conduct an audit of said books and records for the
purpose of verifying Landbank's royalty statement.  The fees and expenses of any
such audit shall be borne by GRANTOR.  However,  if a deficiency in royalties of
more than 5% of the total royalties due in any calendar year is discovered, then
Landbank shall be responsible for reimbursing to GRANTOR the reasonable costs of
such audit.

     4.3 Landbank shall,  within thirty (30) days after the end of each calendar
quarter,  deliver to GRANTOR true and accurate reports,  giving such particulars
of the business conducted by Landbank during the preceding three-month period as
shall be pertinent to the royalty accounting under this Agreement.

     5. Term and Termination
        --------------------

     5.1 The term of this Agreement (the "Term") shall commence on the Effective
Date,  and  shall  expire  on the  tenth  anniversary  thereof,  unless  earlier
terminated hereunder. Unless either party elects in writing at least thirty (30)
days prior to the  expiration of the then current  Term,  this  Agreement  shall
continue for successive one (1) year Terms.

     5.2 If  Landbank  shall  become  bankrupt  or  insolvent,  or shall  file a
petition in  bankruptcy,  or if the business of Landbank  shall be placed in the
hands of a receiver,  assignee or trustee for the benefit of creditors,  whether
by voluntary act of Landbank or otherwise,  this Agreement  shall  automatically
terminate, to the extent permitted under applicable and prevailing law.

     5.3 Upon any material  breach of this Agreement by Landbank,  GRANTOR shall
have the right to terminate this Agreement and the rights and privileges granted
hereunder upon thirty (30) days written notice, unless Landbank shall have cured
any such breach prior to the expiration of said thirty (30) days.

     5.4 Landbank  shall have the right to terminate  this Agreement at any time
upon sixty (60) days written  notice,  at any time after the 5th  anniversary of
the date hereof.

<PAGE>

     5.5 Upon  termination or expiration of this Agreement,  neither party shall
have any further rights or obligations hereunder, provided that GRANTOR shall be
entitled  to receive  any  accrued  and  unpaid  royalties  through  the date of
termination,  and provided  further  that  nothing  herein shall be construed to
release either party from any willful breach of this Agreement prior to the date
of termination.

     6. Assignment.
        -----------

     Neither party may assign this Agreement or any of its rights or obligations
hereunder  without  the prior  written  consent  of the other  party,  provided,
however,  that Landbank may assign its rights,  together  with its  obligations,
under this Agreement in connection with any sale,  transfer or other disposition
of all or  substantially  all of its  business  and assets;  and such rights and
obligations  shall inure to, and be binding upon,  any successor to the business
or substantially all of the assets of Landbank,  whether by merger,  purchase of
stock or assets or otherwise,  without any further  action on the part of either
party.  This Agreement shall be binding upon, and shall inure to the benefit of,
the respective successors and permitted assigns of the parties.

     7. Miscellaneous.
        --------------

     7.1.  Governing Law. This Agreement  shall be governed by and construed and
enforced in accordance  with the laws of the State of  California  applicable to
agreements made and to be performed entirely in California.

     7.2.  Captions.  The paragraph headings contained in this Agreement are for
reference  purposes  only  and  shall  not in any  way  affect  the  meaning  or
interpretation  of this  Agreement or define,  limit or extend the scope of this
Agreement  or  of  any  particular  article  or  paragraph  of  this  Agreement.
Masculine,  feminine or neuter gender and the singular or plural number shall be
deemed to include the other(s) whenever the context so indicates or requires.

     7.3. Entire  Agreement.  This Agreement sets forth the entire agreement and
understanding  of the parties  relating to the subject matter of this Agreement,
and supersedes any and all prior  agreements,  arrangements and  understandings,
written or oral,  between the parties relating to the subject matter,  including
without limitation any Prior Agreement.

     7.4. No Other  Representation.  No representation,  promise,  inducement or
statement  of  intention  has been made by a party that is not  embodied in this
Agreement,   and  no  party  shall  be  bound  by  or  liable  for  any  alleged
representation,  promise, inducement or statement of intention not so set forth.
GRANTOR  represents  and  warrants  to Landbank  that  GRANTOR's  execution  and
performance  of this  Agreement  shall not violate any other  agreement or other
requirements to which GRANTOR is subject.

     7.5  Amendments;   Waivers.  This  Agreement  may  be  amended,   modified,
superseded,  canceled,  renewed  or  extended,  and  the  terms,  conditions  or
covenants of this Agreement may be waived, only by a written instrument executed
by the parties to this Agreement. The failure of a party at any time or times to
require performance of any provision of this Agreement shall in no manner affect
its  right at a later  time to  enforce  the  same.  No waiver by a party of the
breach of any term or covenant  contained in this Agreement,  whether by conduct
or otherwise, in any one or more instances,  shall be deemed to be, or construed
as, a further or continuing waiver of any such breach, or a waiver of the breach
of any other term or covenant contained in this Agreement.

<PAGE>

     IN WITNESS  WHEREOF,  the parties hereto have executed this Agreement as of
the date set forth against their respective signatures.

                                     Landbank:

                                          Landbank, LLC,
                                          a California limited liability company

                                          /s/ Gary Hewitt
                                          ----------------
                                          By: Gary Hewitt
                                          Its:     Member

                                          /s/ Doug Gravink
                                          ----------------
                                          By: Doug Gravink
                                          Its:     Member

                                     GRANTOR:

                                          Jeff Paul, LLC

                                          By: Family Products, LLC
                                          Its: Sole Member

                                          By: Gary Hewitt

                                          By:      Member

<PAGE>

In the case of assignment by Landbank pursuant to Section 6:

Acknowledged and agreed:

As of:  January 26, 2006 (effective date of assignment)
        ----------------

By:     Assignee

        Landbank Group, Inc., a Delaware corporation
        --------------------------------------------

        By:     /s/ Gary Hewitt
                ---------------

        Name:   Gary Hewitt
                -----------

        Title:  President
                ---------AGREEMENT OF SALE

     THIS  AGREEMENT  OF SALE (the  "Agreement")  is entered  into this 1 day of
August,  2005  between  INVESTMENT  CAPITAL  RESEARCHERS,   INC.,  a  California
corporation  ("ICR"),  and LAND BANC LLC, A California limited liability company
("Land Banc"), GARY HEWITT, and DOUGLAS GRAVINK ("Land Banc's Affiliates").

                                 R E C I T A L S
                                 - - - - - - - -

A.   ICR has spent the last year developing a confidential  business opportunity
     to raise capital to buy tax lien real property at county  auctions and sell
     the property to  individual  buyers with related  financial  projects  (the
     "Business  Opportunity").  As used herein, the term "Business  Opportunity"
     includes any variation of the "Business  Opportunity" used to raise capital
     to purchase tax lien and bulk sale real properties.

B.   ICR has obtained the interest of Aziz Munir of Great Eastern Securities and
     of Ray  Dirks of  Bradbury  Securities  in the  Business  Opportunity  (the
     "Capital Contracts").

C.   ICR has spent time and money in accomplishing the foregoing:

D.   Land Bank is  currently  in the  business  of buying  large  tracts of real
     property through  purchases of real property subject to tax liens and other
     methods and of dividing  and selling the real  property in various  markets
     using various methods ("Land Banc Business").

E.   The parties  agree that the Land Bank  Business  has a fair market value of
     Twenty Million Dollars ($20,000,000).

F.   Land Bank wishes to acquire the Business Opportunity from ICR.

G.   Land Bank may acquire the shares of a publicly  traded shell  company ("New
     Land Banc"). Land Banc may contribute the Business Opportunity and the Land
     Banc  Business to New Land Banc for shares of the capital stock of New Land
     Banc.

H.   Land Bank or New Land Banc will seek to raise capital  through the Business
     Opportunity with the assistance of ICR, the Capital Contracts, and others.

I.   Land Banc has engaged the Capital  Contacts on a consulting basis to advise
     it in connection with the foregoing project.

J.   Land  Banc  and Land  Banc's  Affiliates  wish to pay ICR for the  Business
     Opportunity by giving ICR's share of the capital raised by Land Banc or New
     Land Banc and a share of the  capital  received by Land Banc or Land Banc's
     Affiliates  in New Land Banc or retained by Land Banc's  Affiliates in Land
     Banc that, in each case,  exceeds Twenty Million Dollars  ($20,000,000)  in
     fair market value.

                                       1
<PAGE>

K.   The  parties   contemplate  that  ICR  or  its  Affiliates  will  serve  as
     consultants,  directors,  or  officers of Land Banc or New Land Banc and be
     separately compensated therefore.

                                    AGREEMENT

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

     1.   Assignment of the Business Opportunity

          ICR hereby  assigns all right,  title,  and  interest in the  Business
Opportunity to Land Banc.

     2.   Consideration of Assignment

          (a) Land Bank shall  pay,  and shall  cause New Land Banc to pay,  ICR
four percent  (4%) of the first Twenty  Million  Dollars  ($20,000,000),  or any
portion  thereof,  in capital  raised by Land Banc and New Land Banc when and as
received by Land Banc, New Land Banc, or their  successors,  as the case may be.
One-half  of the four  percent  (4%)  shall  be paid in cash  and the  remaining
balance  shall be paid by the issuance of equity on the same terms as the equity
is issued for the capital raised  ($20,000,000 or portion  thereof) by Land Banc
or its successors, as the case may be.

          (b) Land Banc shall pay, and shall cause New Land Banc to pay, ICR two
percent (2%) of all capital in excess of Twenty Million Dollars ($20,000,000) up
to Twenty-Five  Million Dollars  ($25,000,000)  raised by Land Banc and New Land
Banc when and as received by Land Banc, or New Land Banc,  or their  successors,
as the case may be.  One-half of the two percent  (2%) shall be paid in cash and
the remaining  balance shall be paid by the issuance of equity on the same terms
as the equity is issued for the capital  raised  ($20,000,000  - $25,000,000  or
portion thereof) by Land Banc or its successors, as the case may be.

          (c) Land Banc shall pay, and shall cause New Land Banc to pay, ICR one
percent  (1%)  of  all  capital  in  excess  of  Twenty-Five   Million   Dollars
($25,000,000) raised by Land Banc and New Land Banc when and as received by Land
Banc, or New Land Banc, or their successors, as the case may be. One-half of the
one percent (1%) shall be paid in cash and the  remaining  balance shall be paid
by the  issuance  of equity on the same  terms as the  equity is issued  for the
capital raised (in excess of $25,000,000) by Land Banc or its successors, as the
case may be.

          (d)  Land  Banc and  Land  Banc's  Affiliates  shall  ensure  that ICR
received the same registration rights with respect to securities assigned to ICR
pursuant to this  Section 2 as Land Banc and Land Banc's  Affiliates  receive in
securities received or retained by them.

                                       2
<PAGE>

     3.   Covenant as to Use and Confidentiality of Business Opportunity

          (a) Land Banc shall use its best efforts or cause New Land Banc to use
its best efforts to raise capital through the Business Opportunity.

          (b) Land Banc and Land Banc's Affiliates shall preserve an shall cause
New Land Banc to present the  confidential  nature of the  Business  Opportunity
except  to the  extent  necessary  for the Land  Banc or New Land  Banc to raise
capital.

     4.   Representation and Warranties of Land Banc and Land Banc's Affiliates

          Land Banc and each of Land Banc's Affiliates represent and warrant the
following:

          (a) Land Banc's Affiliates are the record and beneficial owners of all
of the  membership  and  economic  interests  in Land Banc free and clear of all
encumbrances.

          (b) Land  Banc or Land  Banc's  Affiliates  will  receive  record  and
beneficial  ownership  of one  hundred  percent  (100%)  of the  equity  or debt
interests  issued by New Land Banc in return for the  transfer  of the Land Banc
Business and the transfer or license of the business Opportunity.

          (c)  Neither  Land  Banc nor Land  Banc's  Affiliates  will  assign or
encumber  their  interests  in New Land  Banc or land  Banc so as to  reduce  or
encumber the interests to be assigned to ICR under Section 2.

     5.   General

          (a) Governing Law. This Agreement  shall be governed by, and construed
and  interpreted in accordance  with, the Laws of California,  without regard to
conflicts of laws principles.

          (b) Further Assurances. Each of the parties agrees (a) to furnish upon
request to each other party such further information, (b) to execute and deliver
to each other party such other  documents,  and (c) to do such other acts as the
other party may  reasonably  request for this purpose of carrying out the intent
of this Agreement.

          (c) Definition of Affiliates.  "Affiliate" shall mean, with respect to
any Person,  any other  Person  with regard to which the Person is  controlling,
controlled  or commonly  controlled.  For  purposes of the  preceding  sentence,
"control" shall mean the power to direct the principal  business  management and
activities  of a Person,  whether  through  ownership of voting  securities,  by
agreement, or otherwise.

          (d) Definition of Person.  As used in this  Agreement,  "Person" shall
mean  an  individual,  partnership,   corporation,  limited  liability  company,
unincorporated organization, trust, joint venture, governmental agency, or other
entity, whether domestic or foreign.

                                       3
<PAGE>

          (e)  Assignment.  Except as  expressly  permitted  by this  Agreement,
neither this Agreement nor the Business Opportunity may be assigned by Land Banc
or New Land Banc without the prior written consent of ICR.

          (f)  Parties of  Interest.  This  Agreement,  including  the  Exhibits
hereto,  shall be bindin  upon and inure  solely to the  benefit  of each  party
hereto and their  legal  representatives  and  successors,  and  nothing in this
Agreement,  express or implied,  is intended to confer upon any other Person any
rights  or  remedies  of any  nature  whatsoever  under  or by  reason  of  this
Agreement.

          (g)  Notices.  Any  notice  or other  communication  required  by this
Agreement shall be made in writing and given by prepaid,  first class, certified
mail, return receipt  requested,  and shall be deemed to have been served on the
date received by the addressee at the following address or such other address as
may from time to time be designated to the other party in writing:

If to ICR:                           Investment Capital Researchers, Inc.,
                                     A California corporation
                                     Attn:  Steven Weber
                                     15303 Ventura Blvd., Suite 900
                                     Sherman Oaks, CA 91403

                                     With a copy to:

                                     Edward W. Wachtel, Esq.
                                     Goodson and Wachtel APC
                                     10940 Wilshire Blvd., Suite 1400
                                     Los Angeles, CA 90024

If to Land Banc or
Land Banc's Affiliates:              Land Banc LLC
                                     A California limited liability company
                                     Attn:  Gary Hewitt
                                     7030 Hayvenhurst Ave
                                     Van Nuys, CA 91406

                                     with a copy to:

                                     --------------------------------------

                                     --------------------------------------

                                       4
<PAGE>

          (h) Compliance  with Law. Land Banc and Land Banc's  Affiliates  shall
comply  with  all  applicable  federal,  state,  foreign,  and  local  laws  and
regulations in connection with the activities contemplated by this Agreement.

          (i) Dispute  Resolution.  Any controversy,  claim,  action, or dispute
arising  out of or  relating to this  Agreement  shall be heard in Los  Angeles,
California by a reference pursuant to the provisions of California Code of Civil
Procedure  Sections 638 through  645.1,  inclusive,  according to the  following
procedures:

               (i) The parties shall agree upon a single  referee who shall then
try all  issues,  whether  of fact or law,  and  report a finding  and  judgment
thereon. If the parties are unable to agree upon a referee with ten (10) days of
a written  request to do so by any party,  then any party may thereafter seek to
have a referee appointed pursuant to California Code of Civil Procedure Sections
638 and 640.

               (ii) The  referee  shall  have the power to decide  all issues of
fact and law and report his or her decision thereon,  and to issue all legal and
equitable relief  appropriate under the circumstances of the controversy  before
him or her; provided, however, that to the extent the referee is unable to issue
or enforce any such legal and equitable  relief,  a party may petition the court
to issue or enforce such relief on the basis of the referee's decision.

               (iii)  The  California   Evidence  Code  rules  of  evidence  and
procedure relating to the conduct of the hearing,  examination of witnesses, and
presentation of evidence shall apply.

               (iv) Any party desiring a stenographic  record of the hearing may
secure a court reporter to attend the hearing;  provided,  the requesting  party
notifies  the other  parties of the request and pays for the costs  incurred for
the court reporter.

               (v) The referee shall issue a written statement of decision which
shall be  reported  to the court in  accordance  with  California  Code of Civil
Procedure Section 643 ad mailed promptly to the parties.

               (vi)  Judgment  may be entered on the  decision of the referee in
accordance with California Code of Civil Procedure Section 644, and the decision
may be excepted to, challenged, and appealed according to law.

               (vii) The parties shall  promptly and  diligently  cooperate with
one another and the referees, and shall perform such acts as may be necessary to
obtain a prompt and  expeditious  resolution  of the dispute or  controversy  in
accordance with the terms hereof.

               (viii) The cost of such proceeding,  including but not limited to
the  referee's  fees,  shall  initially  be borne  equally by the parties to the
dispute or controversy.  However,  the prevailing party in such proceeding shall
be entitled, in addition to all other costs, to recover its contribution for the
cost of the  reference,  its costs incurred under  subsection  (b)(iv),  and its
reasonable attorneys' fees as items of recoverable costs.

                                       5
<PAGE>

          (j)  Modification.  This  Agreement  may not be altered,  amended,  or
modified in any way expect by a writing signed by the parties.

          (k) Severability. If any provision of this Agreement shall be found by
a court to be void,  invalid or  unenforceable,  the same shall be  reformed  to
comply  with  applicable  law or stricken  if not so  conformable,  so as not to
affect the validity or enforceability of the remainder of this Agreement.

          (l)  Entire  Agreement.  The  parties  hereto  acknowledge  that  this
Agreement and its Exhibits set forth the entire  agreement and  understanding of
the parties  hereto as to the subject  matter  hereof,  and  supercede all prior
discussions, agreements, and writings in respect hereto.

          (m) Counterparts. This Agreement may be executed in counterparts, each
of which shall be deemed an original, but all of which together shall constitute
one and the same instrument.

          (n) Miscellaneous.  No failure or delay by any party in exercising any
right,  power,  or  privilege  under this  Agreement  shall  operate as a waiver
thereof;  any actual waiver shall be contained in a writing  signed by the party
against whom enforcement of the waiver is sought. The section headings contained
in this  Agreement  are for  reference  purposes  only and shall not  affect the
meaning or interpretation of this Agreement. Unless the content clearly requires
to the contrary,  all references in this  Agreement to designated  "Sections" or
"subsections"  are to the  designated  Sections and other  subdivisions  of this
Agreement.  This  Agreement  shall not be construed  for or against any party by
reason of the  authorship or alleged  authorship  of any provision  hereof or by
reason of the status of the respective parties. Except where the context clearly
requires to the  contrary:  (i)  instances of gender- or  entity-specific  usage
(e.g.,  "his," "her," "its," "Person," or "individual") shall not be interpreted
to preclude the application of any provision of this Agreement to any individual
or entity;  (ii) the  singular  may  include the plural and the plural may refer
only to the singular;  (iii) the word "or" shall not be applied in its exclusive
sence; and (iv) "including" shall mean "including without limitation."

     IN WITNESS  WHEREOF,  the parties hereto have executed this Agreement as of
the date first above written.

                           INVESTMENT CAPITAL RESEARCHERS, INC.
                           a California corporation

                           By: /s/ Stephen A. Weber
                               --------------------
                               Stephen A. Weber, President

                           LANDBANK, LLC, a California limited liability company

                           By: /s/ Doug Gravink
                               ----------------
                               Doug Gravink, CEO Landbank Group, Inc.,
                               member

                           /s/ Gary Hewitt
                           ---------------
                           GARY HEWITT

                           /s/ Doug Gravink
                           ----------------
                           DOUGLAS GRAVINK

                                       6
<PAGE>

Exhibit 10.4B

                      FIRST AMENDMENT TO AGREEMENT OF SALE
                      ------------------------------------

     THIS FIRST  AMENDMENT TO AGREEMENT OF SALE is entered into this 27th day of
June, 2006, by and between  INVESTMENT CAPITAL  RESEARCHERS,  INC., a California
corporation ("ICR"),  and LANDBANK,  LLC, a California limited liability company
("Landbank"), GARY HEWITT and DOUGLAS GRAVINK ("Landbank Affiliates").

                                    RECITALS
                                    --------

A.   ICR and Landbank entered into an Agreement of Sale, dated August 1, 2005.

B.   The parties wish to amend the Agreement of Sale.

                                    AGREEMENT
                                    ---------

1.   Paragraph 2(a) is hereby deleted and the following paragraph is inserted in
lieu thereof:

     The  compensation  to be paid by  Landbank  to ICR  shall  be Four  Million
(4,000,000) shares of common stock par value $0.00001 ("Shares") to be issued as
follows:

     a. Two million  (2,000,000)  shares to be issued  immediately  prior to the
1:10 reverse stock split; and

     b. Two  million  (2,000,000)  shres to be  issued  upon  consummation  of a
secondary  offering resulting in aggregate gross procees of at least $20 million
(Twenty Million Dollars).

In the event the Company  effects a reverse  split of its shares,  the foregoing
amounts of shares shall be adjusted accordingly. ICR understands that the Shares
to be  issued  hereunder  have not been and  will not be  registered  under  the
Securities  Act or any other  applicable  state or federal  securities  statutes
(together with the Securities Act, the "Acts"). Except as otherwise set forth in
this  Agreement,  no  shares  shall be  sold,  conveyed,  transferred,  pledged,
encumbered or otherwise  disposed of (any such disposition being herein called a
"Transfer")  prior to the  first  anniversary  of the date of the  closing  with
respect to the Company's  secondary offering (the "Closing Date"). This transfer
restriction shall lapse with respect to One Million  (1,000,000)  shares on each
of the first,  second,  third and fourth  anniversaries of the Closing Date. ICR
further  understands  that in the  event  Rule 144 under  the Act  ("Rule  144")
hereafter becomes  applicable to the shares, any routine sale of the shares made
thereunder can be made only in accordance  with the terms and conditions of this
Agreement  and of Rule 144 and  that in the  event  Rule 144 is not  applicable,
compliance with a registration exemption will be required before the undersigned
can transfer part or all of the shares.

<PAGE>

     IN WITNESS  WHEREOF,  the parties hereto have executed this First Amendment
as of the date first above written.

                           INVESTMENT CAPITAL RESEARCHERS, INC.
                           a California corporation

                           By: /s/ Stephen A. Weber
                               --------------------
                               Stephen A. Weber, President

                           LANDBANK, LLC, a California limited liability company

                           By: /s/ Doug Gravink
                               ----------------
                               Doug Gravink, CEO Landbank Group, Inc.

                           /s/ Gary Hewitt
                           ---------------
                           GARY HEWITT

                           /s/ Doug Gravink
                           ----------------
                           DOUGLAS GRAVINK

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}]]