Document:

SARTAM INDUSTRIES/ZANN CORP., EITHER/ OR, AUTOFAST
                          EXCLUSIVE LICENSING AGREEMENT

     THIS AGREEMENT is made the 19th day of August by and between Sartam
Industries, a corporation duly organized and existing under the laws of the
State of Florida, with offices at 151 Vollmer Ave., PO Box 2152, Oldsmar, FL
34677-2152, USA (hereinafter called "Licensor" or "Company A") and Zann Corp.,
either/or, a corporation duly organized and existing under the laws of the State
of Florida, with offices at 1549 North Leroy Street, Suite D-200, Fenton,
Michigan 48430, USA (hereinafter called "Licensee" or "Company B") as well as
their successors and assigns

                                    ARTICLE 1

     As used in this Agreement, the terms set forth below shall have the
definitions indicated:

<TABLE>
<CAPTION>
Expression Meaning
<S>                          <C>

Patented Products:           Semi-Automatic Rivet Application Tools.  (SRAT) US Patent #'s
                             5,136,873,5,163,873; EP App. 92 942 216.2 and packaging
                             machines.  Rivet Magazine for SRAT. US Patent #: 5,184,497 and,
                             or all Magazines.

Related Technology:          All developments, modifications, additions, and discoveries
                             thereon, as developed by Company B which relate directly to or
                             rely on the patented products or "prior art" of the patented
                             products, including, but not limited to, the Rivet Insertions and
                             Packaging Machine, and all newly developed products which
                             incorporate any portion of the patented products into said products
                             design.

Unrelated Technology:        All developments, modifications, additions, and discoveries, as
                             developed by Company B which are not directly related to or
                             relying on a "prior art" the patented products, but nonetheless are
                             useful, complimentary, or otherwise act to enhance the overall
                             value of the patented products.

Territory:                   United States, Europe, and any countries that fall under the PCT.

Gross Sales:                 For purposes of calculating royalty payments, gross sales shall
                             mean the sales price charged to the licensee's or sublicensee's
                             customers, exempt from any and all taxation, freight and prompt
                             payment or dealer discounts.  Gross sales should also be before
                             any manufacturing costs, sales costs, or any other cost to do
                             business.

                                      - 1 -
<PAGE>
Net Sales:                   For purposes of calculating royalty payments, net sales shall mean
                             the sales price charged to the licensee's or sublicensee's customers,
                             after taxation, freight and prompt payment or dealer discounts.
                             Net sales should also be after manufacturing costs, sales costs, or
                             any other cost to do business.

Designated Representatives:  For purpose of communication between the parties to this
                             Agreement, Company A's designated representative shall be
                             James L. Hopkins, and Company B's designated representative
                             will be Robert C. Simpson.
</TABLE>

                                    ARTICLE 2

     2.1     Grant of License.  This  Agreement  is  set  for five (5) years and
             ----------------
will be renegotiated between Company A and Company B after five (5) years.
Company A hereby grants to Company B during the term of this Agreement of
exclusive right and license to manufacture, market, distribute, and sell the
products in the Territory. The license hereby granted shall include the right to
sub-license without the prior written consent of Company A, however any
sublicenses issued hereunder by Company B shall not exceed the scope of the
authority given hereunder in this Exclusive Licensing Agreement to Company B by
Company A or they shall sub licensees must agree to Arbitration of any and all
disputes arising hereunder, with venue only in the County of Sarasota in the
State of Florida, and must further agree to the provisions of this Agreement
relating to non-competition and confidentiality and rights upon termination.

     2.2     Company B shall maintain the patent in the Territory and defend the
patents against validity challenges of third parties at its own costs.

     2.3     Transfer of Know How.  Company  A  agrees  during  the term of this
             --------------------
Agreement to make known to Company B all its know-how in the processing,
manufacture, or fixtures used in the manufacturing of the Products and to this
end agrees to supply Company B, now and as the same hereafter be developed to
include:

          a.     Complete  specifications  and drawings of Product designs, both
of the tools and the magazines.

          b.     The  right  of  reasonable  visitation by appointment for event
showing and demonstrating the complete process for manufacturing the Products to
Company B's appointed representatives.

          c.     To  disclose  to  Company  B  in  detail  all  the  steps  for
manufacturing  the  Products.

          d.     To provide drawings where available of all special machines and
tooling  for  the  performance  of  the various steps in the manufacture of said
Products.

                                      - 2 -
<PAGE>
     2.4     Modifications  by  Company  B.  All  Related  Technology  shall  be
             -----------------------------
disclosed and explained by Company B to Company A, and Company A shall thence
forward automatically have sole and exclusive rights to such intellectual
property for the use of the same. Company B shall automatically have a license
for the use of the same for the term of this Agreement, without royalties other
than those fees specified in the below sections.

                                    ARTICLE 3

                                     ROYALTY
                                     -------

     Company B agrees to make the following payments to Company A as
compensation for the know-how and the license of Company A's patents granted to
Company B hereunder.

     3.1     Royalty.  Company  B shall pay to Company A a royalty calculated at
             -------
the rate of [***] Sales of all Patented Products and all products related to the
riveting system regardless whether the sales are made by Company B or any of its
sub licensees relating to the subject matter and scope of the Exclusive
Licensing Agreement. If after the fifth (5th) year of this Agreement, Company A
or Company B determines that the market in the Territory necessitates a
different royalty schedule, Company A and Company B shall attempt to renegotiate
an acceptable and equitable royalty schedule. After the fifth (5th) year of this
Agreement, Company A and Company B shall attempt to renegotiate an acceptable
and equitable royalty schedule based on Net Sales thus far. If both Company A
and Company B do not come to an agreement then both parties waive their right to
a trial before a Judge or Jury and agree to submit this matter to binding
arbitration. The scope of any arbitration award hereunder shall be limited to an
appropriate and equitable royalty schedule for a five year period.

     The royalty schedule for the sale of the Systems subject to this Agreement
shall be based on a five year schedule whereby (1) Company B will manufacture
and market a minimum of 24 packaging machines and a minimum of 100 tools for
inventory in year one of the Agreement; (2) design, manufacture, and market to
OEM customers in year one; and (3) to market the semi-automatic tool to Company
B's remaining customer base in year one.

     3.2     Sales.  Company B's responsible for marketing the Patented Products
             -----
to the industries standard and to it's utmost potential.

     3.3     Payment  Schedule.  During  the  first  five  year  period  of this
             -----------------
Agreement, and after the first 2.5 million dollars of gross sales hereunder,
Company B will provide royalty on all subsequent gross sales as provided above
to Company A on a financial quarterly basis. These payments will be calculated
on [***] sales of Company B, as well as its sub licensees hereunder.

***  Confidential  treatment  requested  pursuant  to a request for confidential
treatment  filed  with  the Securities and Exchange Commission. Omitted portions
have  been  filed  separately  with  the  Commission.

                                      - 3 -
<PAGE>
     3.4     Reports.  Coincident  with  the  remittance  of  royalty  payments,
             -------
Company B shall provide to Company A statements setting forth a list of all
Products or components of the Products sold, and, if so requested by Company A,
the names of the customers therefore during the relevant quarterly period. Any
sub licensees of Company B must further agree to give full and complete audit
rights to Company A and such sub licensees must agree to the provisions of this
agreement with respect to the maintenance of books, records and reports.

     3.5     Books and Records.  Company B agrees to maintain book, records, and
             -----------------
accounts in accordance with generally accepted accounting principles covering
its operations and containing all information necessary for the accurate
calculation of the net sales of Products or components of the Products and will
deliver to Company A with each remittance referred to in clause 3.3 hereof a
statement verified by its accountant or auditor confirming the amount of Gross
Sales of Products and components of Products for the preceding quarterly period.

     3.6     Affiliated Entities.  In the event of any subsidiary or associated
             -------------------
company of Company B being concerned with the sale of the Products or components
thereof or carrying out an Assembly operation, the provisions of this Clause 3
shall apply to that company and the sales or an Assembly operation by that
company shall be deemed to be a sale or an Assembly operation by Company B for
the purposes of this Agreement.

                                    ARTICLE 4

                             REPORTS AND REMITTANCES
                             -----------------------

     Company B shall at all times keep complete and proper records of all
products subject to this Agreement. Sales shall be considered made quarterly on
the date of invoice or shipment, whichever shall occur later. On or before each
financial quarter end during the term of this Agreement, Company B shall send
Company A a full statement in writing showing total sales of Licensed Products
manufactured and sold by Company B under this Agreement during the preceding
calendar quarter together with a computation of royalties due to Company A with
respect such Licensed Product sales, such statements, if Company A shall so
require, to be certified by the chief and financial officer of Company B. Each
such statement shall be accompanied by the proper royalty then payable to
Company A as shown in such statement. Company A reserves the right, at any time
during normal business hours, to have a correctness of any statement provided by
Company B pursuant to this Section audited, at Company A's expense, by an
independent certified public accountant chosen by Company A, who shall examine
the books and records of Company B pertinent to this Agreement and report to
Company A on the accuracy of such statements.

                                    ARTICLE 5

                             AFFIRMATIVE OBLIGATIONS
                             -----------------------

     Company B hereby agrees to the following affirmative obligations:

     5.1     Company A would have all its debt and ongoing expenses paid by
Company B. Company B will pay all valid Company A's expenses. Company B will
provide consideration for

                                      - 4 -
<PAGE>
the ELA as payment of all Company A's debts and expenses as required including
wages of those employees assigned to Company B. Company B will manage all
financial and legal activities including billing and collection. Company A will
not incur any debt without Company B's approval.

     5.2     Company A will assist Company B audit by its internal and external
auditors. Company A will comply with the required audit facilitated by Company B
and performed by an independent auditor.

     5.3     Company A will retain its Officers Board of Directors. Company A
will not be required to have any employees outside its officers. Any Company A
employees' wages would be approved by Company B and paid by Company B for work
performed. (There should not be any need for Company A employees since all
services are being provided by Company B.) Company B would begin execution at
the point after signing when Company A specified employees are put on the
Company B's payroll. Company A will not sell or issue any Company A stock unless
approved by Company B. Company B would manage all financial and legal activities
including billing and collection.

     5.4     To the extent feasible, the parties to this Agreement intend that
Company A will be essentially dormant while Company B develops the business.
Company A will essentially act as an asset holder and fiduciary for Company A's
shareholders. Company A will provide consultants according to requests by
Company B as per individual contract. Company B will make financial information
available to Company A's officers within 2 weeks of real time or better
(normally real time on line) to be worked out between CFO's. Company B will
manage all administrative activities including legal, financial, accounting,
human resources, sales and marketing etc. for Company B. Company B will develop
a center of expertise (COE) for product development and process engineering.
Company B will set up facilities for manufacturing of magazines and process
capability studies etc.

     5.5     Company B will fund all Company A and Company B operations up to
$5,000,000.00 over a 24-month period. Company B will provide capital for Company
A's operations as per budget as agreed to by Company B in the amount of
$5,000,000.00 before August 31, 2007.

                                    ARTICLE 6

                                   TRADE NAME
                                   ----------

     Company A and Company B hereby agree that all trademarks and trade names
relating to products subject to this Agreement shall be registered in the
Territory. Company A will allow the use of Company A's name as specified.
Company B will form a new corporation (working name: AutoFast Inc.) under which
all ELA business will eventually be conducted and otherwise made subject to the
terms and conditions of this Agreement.

                                    ARTICLE 7

                                 QUALITY CONTROL
                                 ---------------

                                      - 5 -
<PAGE>
     Company B and sub licensees shall provide reasonable quality and
manufacturing standards with respect to products licensed, manufactured, and
marketed under this Agreement.

                                    ARTICLE 8

                                    DILIGENCE
                                    ---------

     Company B agrees that it will use its best efforts to promote sales of the
Products in the Territory to as wide as extent as its facilities shall permit on
a scale consistent with early achievement of maximum market penetration. Company
B agrees to use its best efforts to promote the entire line of products that are
and may be subject to this Agreement and to cooperate whenever needed to
obtaining acceptance of the Products at customer level and to establish the same
to military and other specifications as required from time to time. Company B
must perform to industry standards.

                                    ARTICLE 9

                               LIABILITY INSURANCE
                               -------------------

     Promptly after the date this Agreement is executed (but in no event later
than the date the Licensee's Products are first manufactured), the Licensee and
any sub licensees shall obtain and keep the effect during the term of this
Agreement, at its sole cost and expense, all risk product liability insurance in
an amount acceptable to Company A and shall promptly provide Company A with
evidence.

                                   ARTICLE 10

                                 INDEMNIFICATION
                                 ---------------

     Company B shall indemnify and hold harmless Company A from and against any
and all damages, liabilities, costs, and expenses incurred by Company A in
connection with any final judgment arising out of or resulting from: (1) the
breach, by Company B of this Agreement, (2) the manufacture, distribution or
sale of Licensed Products; (3) any unauthorized use by Company B or any
Affiliate, Subsidiary, or sublicense of the products; and (4) any defects
(design or otherwise) or inherent dangers in the products manufactured by
Company B. To the extent that any sub licensees are issued by Company B, any
such sub licensees shall agree to Indemnification as provided herein.

                                   ARTICLE 11

                                 NON-COMPETITION
                                 ---------------

     Company B agrees that during the existence of this Agreement it will not
manufacture, market, sell, or distribute any tools or mechanisms, not already a
part of Company B's current product line, that are similar in nature to the
products subject to this Agreement. Company A will not compete with Company B.
Any sub licensees of Company B must agree to this provision.

                                      - 6 -
<PAGE>
                                   ARTICLE 12

                                 CONFIDENTIALITY
                                 ---------------

     12.1     All Technical Information, trade secrets, know-how, proprietary
information, data, and any of the methods, techniques, or other information
furnished or made available by either parry hereunder, whether directly or
indirectly through furnishing of Technical Assistance (hereinafter "Confidential
Information"), and when designated as confidential when furnished is for
receiving party's own use in connection with the manufacture and assembly of
Selected Items by receiving party and is to be kept confidential, in accordance
with the standards set forth in the next paragraph, by receiving party for five
(5) years from its receipt of the Confidential Information or for the original
term of this Agreement, whichever is longer.

     12.2     Such Confidential Information is not to be given, sold or
disclosed by receiving party to any other party without prior written consent of
disclosing party. The parties agree to use their best efforts to maintain the
confidentiality of the Confidential Information disclosed to them and each shall
use no less than the same safeguards as it disclose Confidential Information
only to its officers and employees whose duties reasonably require familiarity
with such information, and receiving party shall obtain from such officers and
employees legally enforceable undertakings not to disclose Confidential
Information, or knowledge derived there from, to any third party or to use such
information for any purpose other than those contemplated by this Agreement.
Except as otherwise agreed by the parties, receiving party shall be required at
its own expense to take such legal actions as may be reasonable necessary to
enforce such undertakings.

     12.3     The  confidentiality obligation of receiving party under paragraph
Al above shall not apply to Confidential Information which:

          a.     Is or becomes publicly known through no wrongful act of
receiving party or its employees

          b.     Is received by receiving party without restriction from a third
party without breach of any obligation of nondisclosure.

          c.     Is or has been independently developed by receiving party as
shown to the satisfaction of disclosing party by written records;

          d.     Is  contained  in  any  published  patent  or  published patent
application or which becomes published or otherwise generally known to receiving
party through wrongful act or receiving party, from and after the date it
becomes published or generally known; or

          e.     Is disclosed pursuant to governmental or judicial requirement.

     12.4     Nothing contained herein is intended to limit in any way the
confidentiality  obligations  set  forth  in  this  Agreement.

     12.5     These provisions are binding upon Company A, Company B, any Sub
licensees of Company B, as well as all successors and assigns.

                                      - 7 -
<PAGE>
                                   ARTICLE 13

                                  MISCELLANEOUS
                                  -------------

     13.1     Company B is interested in exploring the possibility of acquiring
all of the capital and preferred stock (the "Stock") or the assets (the
"Assets") of Company A on the terms that would be mutually agreeable.

     13.2     In  the  event  that  either  part  to  this  Agreement  shall  be
determined to be in violation of any statute, or law, governmental regulation,
decree of a court of competent jurisdiction, or unenforceable for any reason,
such part shall be deemed severed from this Agreement, but the remainder of this
Agreement shall continue in full force and effect.

     13.3     The failure of either party to exercise any right or to demand the
performance by the other party of duties required hereunder shall not constitute
a waiver of any rights or obligations provided for herein.

     13.4     Company B shall assume, and be solely responsible for, any and all
liability,, loss, expense, or damage to property or personal injuries arising
out of, or resulting from, any Technical Information, Technical Assistance,
other services, or Licenses provided by Company A hereunder, and Company B shall
indemnity and hold Company A harmless from and against any product liability
claim which a third party may have against Company A arising out of, or
resulting from, any Technical Information, Technical Assistance, other services,
or Licenses provided by Licensor hereunder.

                                   ARTICLE 14

                           ASSIGNMENT OF THE AGREEMENT
                           ---------------------------

     This Agreement may not be assigned by either party, and shall not inure to
the benefit of any trustee in bankruptcy, receiver, or other successor of either
party without the prior written consent of the other party hereto. If Company B
shall file for or be adjudged bankrupt or insolvent, Company A shall have the
right to terminate this Agreement.

                                   ARTICLE 15

                          GOVERNING LAW AND ARBITRATION
                          -----------------------------

     It is the intention of the parties hereto, that they will act in good faith
with each other at all times and attempt to settle any dispute, controversy or
difference, which may arise between them in connection with this Agreement, or
the breach thereof, by amicable discussions and negotiation. If and when such
dispute, controversy or difference is not settled by such means, then such
disputes, controversies, or differences shall be finally settled by (a)
alternative dispute resolution mechanisms agreed upon by the parties, or failing
such agreement, by (b) arbitration pursuant to the International Commercial
Arbitration Rules of the American Arbitration Association. The parties hereto
recognize and understand that they are waiving their rights to have their claims
heard by a Judge or

                                      - 8 -
<PAGE>
Jury and that they intend to submit all disputes hereunder to binding
Arbitration, including but not limited to claims for injunctive and/or equitable
relief. The parties agree to be bound by any award issued as a result of such
arbitration and that such award may be enforced by any court of competent
jurisdiction. The exclusive venue of any arbitration hereunder shall be in
Sarasota County, in the State of Florida, in the United States.

                                   ARTICLE 16

                                     NOTICE
                                     ------

     Any notice or request required hereunder from one party to the other shall
be made by letter, cable, radiogram, telephone, facsimile, or electronic mail.
All such notices or requests shall be delivered or addressed to the party to
receive same at the addresses indicated below.

                                   ARTICLE 17

                          ENTIRE AGREEMENT & AMENDMENT
                          ----------------------------

     This Agreement constitutes the entire agreement in respect of the subject
matter hereof between the parties hereto and supersedes all previous
negotiations, commitments and writings, and may not be changed or modified in
any manner, orally, or otherwise, except by an instrument in writing signed by a
duly authorized officer or representative of each of the parties hereto.

                                   ARTICLE 18

                                   TERMINATION
                                   -----------

     18.1     In the event that either party fails to perform any material
obligation or undertaking to be performed by it under this Agreement, and such
failure shall not be cured within ninety (90) days after written notice thereof
from the other party, then a default shall have occurred and the other party
shall have the right to terminate this Agreement forthwith by giving written
notice of termination to the defaulting party.

     18.2     Notwithstanding  paragraph 18.1, Company A reserves the right at
any time during the term of this Agreement to terminate this Agreement at its
sole discretion upon giving Company B (30) days' written notice if (a) the
normal business of Company B as a commercial and industrial enterprise ceases,
(b) Company B has a receiving order made against it, (c) Company B has gone into
liquidation or bankruptcy, or (d) Company B has gone into voluntary liquidation
for purposes of reconstruction.

     18.3     If this Agreement is prematurely terminated by either party,
Company B shall cease to use any trademarks in effect at the time of
termination, make no further use of any drawings or designs associated with the
products subject to this Agreement, and pay all accrued royalties due but not
yet paid at the date of such termination.

                                      - 9 -
<PAGE>
     18.4     If Company A terminates Company B, Company A retains and owns its
intellectual property, trade secrets, copyrights and trademarks. If Company B
does not perform, Company A retains its equipment. Company A would retain all of
the following:

          A.     All  packaging  machines  and  parts.

          B.     All  tools,  battery  or  nomadic.

          C.     All  new  designed  tools.

          D.     All  plastic  injection  molds  or  castings,

          E.     All  manufacturing  equipment,

          F.     All  of  its'  inventory.

          G.     Keeps  all  vendors  intact.

          H.     All  marketing  data.

          I.     All  drawings,  CD's,  anything  that  pertains to the riveting
                 industry.

          J.     All  computers  and  electronic  equipment.

          K.     All  motor  vehicles  belonging  to  Sartam  Industies.

          L.     All sales, customers, and marketing tools will belong to Sartam
                 Industies.

                                     - 10 -
<PAGE>
     IN WITNESS WHEREOF each of the parties hereto has caused this Agreement to
be executed in duplicate as of the date first above written by its duly
authorized officer or representative.

                                          SARTAM INDUSTRIES, INC.

                                          Company A

                                          Licensor

                                          By:
                                             -----------------------------------
                                                 James L. Hopkins, Chairman

                                          By:
                                             -----------------------------------
                                                Dr. Remo Gaudiel, Board Member

                                          By:
                                             -----------------------------------
                                                   Don Crisp, Board Member

                                          By:
                                             -----------------------------------
                                                Dr. Danton Deguia, Board Member

                                          By:
                                             -----------------------------------
                                                   Heath Perry, Board Member

Witness:
        -----------------------------

     Witnessed by my hand and seal by James L. Hopkins, Dr. Remo Gaudiel, Don
Crisp, Dr. Danton Deguia, and Heath Perry signed the foregoing instrument on the
19th of August, 2005 and produced proper identification or known to me.

State of: Florida
County of: Sarasota

-------------------------------------
Notary Public

                                     - 11 -
<PAGE>
                                          ZANN CORP., either/or AUTOFAST

                                          Company B

                                          Licensee

                                          By:
                                             -----------------------------------
                                              Robert C. Simpson, PhD., Chairman

Witness:
        -----------------------------

Witnessed  by  my  hand  and  seal  by  Robert  C.  Simpson signed the foregoing
instrument  on  the  22nd  of August, 2005 and produced proper identification or
known  to  me.

State of:
County of:

                                                    (Seal)
-------------------------------------
Notary Public

                                     - 12 -EX-10.6

    
      

    

    
      Exhibit
        10.6

    

     

    AMENDED
      AND RESTATED

    CONSULTING
      AGREEMENT

    

    

    THIS
      AMENDED AND RESTATED CONSULTING AGREEMENT (this “Restated Agreement”) is entered
      into as of this 15th day of November 2005 by and between Penn Octane
      Corporation, a Delaware corporation (“Penn Octane”) and Rio Vista Energy
      Partners L.P., a Delaware limited partnership (“Rio Vista”) (Penn Octane and Rio
      Vista collectively, the "Company") and Jerome B. Richter, an independent
      contractor ("Consultant"), as follows:

    

    Recitals

    

    WHEREAS,
      the Company and Consultant are parties to a Consulting Agreement dated on or
      about July 19, 2005 (the “Agreement”); and 

    

    WHEREAS,
      the Company and Consultant wish to amend and restate the Consulting Agreement,
      in full, as set forth herein.

    

    Agreement

    

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

    

    Section
      1: Engagement of Services

    

    1.1   Services
      Performed by Consultant.
      Consultant shall serve as a special advisor to the board of directors of Penn
      Octane and the board of managers of Rio Vista and shall provide the following
      services (the “Services”) to the Company: assistance with the Company’s sale of
      all or part of its LPG assets and business, assistance with other transactions
      (including restructurings) involving the Company as mutually agreed by the
      parties and such other services that the Company may reasonably request that
      are
      customarily associated with such duties. Consultant’s duties may be reasonably
      modified at the Company's discretion from time to time. Consultant will report
      directly to the board of directors of Penn Octane and the board of managers
      of
      Rio Vista and will inform the chief executive officer of the Company of matters
      pertaining to the Services on a regular basis. 

    

    Consultant
      shall at all times faithfully and diligently perform the Services under this
      Restated Agreement and use Consultant’s best efforts, skill, and attention for
      the fulfillment of the Services and the interests of the Company. Consultant
      shall have discretion and control of the rendering of the Services and the
      manner in which said Services are performed. Consultant shall perform all such
      Services under the name and as a representative of the Company to any third
      parties engaged in discussions with the Company. Unless otherwise agreed to
      by
      the parties, Consultant shall have no obligation to work any particular hours
      or
      days, nor shall Consultant be obligated to devote full time to the performance
      of the Services. 

     

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    1.2   Company
      Affiliates.
      Consultant acknowledges and agrees that the Company may, from time to time,
      request Consultant to provide the Services or such other related services to
      any
      of the Company’s Affiliates, subject to the terms and conditions of this
      Restated Agreement. For purposes of this Restated Agreement, “Affiliates” shall
      mean a parent company, or an affiliated or subsidiary corporation or any other
      legal entity that is owned, whether entirely or partially, or controlled by
      the
      Company. As used in this definition, "owned or controlled by" means owns or
      holds the right to vote any of the stock or units of such entity, including
      without limitation, the Company’s affiliated limited partnerships and limited
      liability companies in the United States and the Company’s affiliated entities
      in Mexico. To the extent that the Consultant provides any services to the
      Affiliates, such Affiliates would have all the rights and benefits provided
      to
      the Company hereunder, as if such Affiliates were the Company.

    

    1.3   Independent
      Contractor.
      Consultant enters into this Restated Agreement as, and shall continue to be,
      an
      independent contractor. Under no circumstances shall Consultant look to the
      Company as his employer, or as a partner, agent, or principal. There shall
      be no
      tax withholdings taken from any Fees paid to Consultant pursuant to this
      Restated Agreement (including, without limitation, FICA, state and federal
      unemployment compensation contributions, and state and federal income taxes),
      and Consultant shall pay, when and as due, any and all taxes incurred as a
      result of Consultant's compensation pursuant to this Restated Agreement. Upon
      request, Consultant shall provide the Company with proof of such payment.

    

    Consultant
      will indemnify and hold harmless the Company from and against all claims,
      damages, losses and expenses, including reasonable fees and expenses of
      attorneys and other professionals, relating to Consultant’s failure to pay such
      taxes as well as any obligation imposed by law on the Company to pay any
      withholding taxes, social security, unemployment or disability insurance, or
      similar items in connection with compensation received by Consultant pursuant
      to
      this Restated Agreement. 

    

    Consultant
      also understands and agrees that Consultant shall be solely responsible for
      complying with all federal, state, and local laws requiring business permits,
      certificates, and licenses required to carry out the Services to be performed
      by
      Consultant under this Restated Agreement. Furthermore, Consultant recognizes
      that it is Consultant’s responsibility to obtain all insurance coverage
      (including workers’ compensation) for Consultant. Upon request, Consultant shall
      provide the Company with proof of such coverage.

    

    1.4   Agency.
      It is
      expressly understood and agreed that Consultant shall only represent the Company
      to the extent authorized by this Restated Agreement, and in no other way, and
      that Consultant shall not be an agent of the Company. In this regard, Consultant
      shall have no authority to enter into any agreements or other binding
      obligations on the Company's behalf without the prior written authorization
      of
      the Company, and that Consultant shall not hold himself or herself out as an
      officer, employee or agent of the Company; provided, however, that Consultant
      may hold himself out as a representative of the Company as specifically
      authorized by this Restated Agreement or otherwise by the Company.

     

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    Section
      2: Compensation

    

    2.1   Payment
      of Fees.
      In
      consideration of the Services rendered by Consultant to the Company and/or
      to
      the Affiliates, the Company agrees to pay the following fees (“Fees”) to
      Consultant: an amount equal to two percent (2%) of (i) the net proceeds to
      the
      Company resulting from a sale of assets to a third party, and (ii) the net
      proceeds to the Company from sales of liquefied petroleum gas (“LPG”) to PMI
      Trading Limited (“PMI”) for any calendar month in which such sales exceed the
      volumes set forth on Schedule
      1
      attached
      hereto (“Excess Volumes”), and only to the extent of net proceeds attributable
      to such Excess Volumes. For purposes of a sale of assets, net proceeds shall
      equal the total purchase price for the assets, as adjusted in accordance with
      the purchase and sale agreement, net of transaction costs. Purchase price
      adjustments shall not include payment of intercompany debt, and transaction
      costs shall not include taxes or other costs not directly related to the sale.
      For purposes of sales of Excess Volumes of LPG, net proceeds shall equal the
      total sales price of LPG sold to PMI less transaction costs. Transaction costs
      shall include the cost of LPG purchased from suppliers and other incremental
      costs associated with the Excess Volumes including transportation and financing
      costs but shall not include taxes or other costs not directly related to the
      sale. The Fees will be due and payable to Consultant thirty (30) days following
      the receipt by the Company of such net proceeds. Consultant shall be entitled
      to
      Fees with respect to any such sale of assets or such excess LPG volumes that
      occur after the date of this Restated Agreement and on or before ninety (90)
      days following any termination of this Restated Agreement. Consultant shall
      not
      be entitled to any Fees with respect to any sale of assets or excess LPG volumes
      that occur more than ninety (90) days following any termination of this Restated
      Agreement or more than one year following the date of this Restated Agreement,
      whichever first occurs. Consultant shall not be entitled to any Fees with
      respect to any excess LPG volumes after March 31, 2006.

    

    In
      lieu
      of cash payment, the Company may, in its sole discretion, offset the amount
      of
      any Fees due and payable to Consultant against any amounts owed (whether or
      not
      then due or payable) by Consultant to the Company, including without limitation,
      any amounts owed by Consultant to Penn Octane pursuant to that certain
      promissory note of Consultant dated April 11, 2000 with a principal amount
      of
      $3,196,693.00, as such note may be amended from time to time.

    

    Penn
      Octane will be responsible for payment of Fees only with respect to net proceeds
      actually received by Penn Octane. Rio Vista will be responsible for payment
      of
      Fees only with respect to net proceeds actually received by Rio Vista. Rio
      Vista
      will separately reimburse Penn Octane for any Fees that Penn Octane pays to
      Consultant on Rio Vista’s behalf, including by way of offset against
      Consultant’s promissory note to Penn Octane.

    

    In
      the
      event of any disagreement between the Company and Consultant with regard to
      the
      calculation of Fees, the amount of Fees shall be conclusively determined by
      the
      Company’s independent public accountants within thirty (30) days following
      written request by either the Company or Consultant, and the Fees will be due
      and payable ten (10) days following such determination.

    

    Nothing
      contained in this Restated Agreement shall preclude the Company from paying
      additional fees or compensation to Consultant for services rendered with respect
      to other mutually agreed transactions. Any understanding regarding such
      additional fees or compensation will be memorialized in a separate written
      agreement between the parties.

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    2.2   Expenses.
      Consultant shall provide receipts for all actual, reasonable travel and other
      out-of-pocket expenses incurred by Consultant as necessary in connection with
      the performance of the Services by Consultant. Consultant agrees to submit
      to
      the Company such documentation as may be necessary to substantiate all such
      expenses and reimbursements for deduction by the Company as reasonable and
      necessary under Section 162 of the Internal Revenue Code. No expense claim
      more
      than ninety (90) days old shall be reimbursed.

    

    2.3   Taxes.
      Fees do
      not include taxes. To the extent that Consultant is required to pay any federal,
      state or local income, sales, use, property or value-added taxes based upon
      the
      Fees and/or the Services provided under this Restated Agreement, such taxes
      shall be the sole responsibility of Consultant.

    

    

    Section
      3: Term; Termination

    

    3.1   Term.
      The
      term of this Restated Agreement shall begin on the date first set forth above
      and shall continue until the earlier of (i) termination in accordance with
      the
      provisions of this Section
      3.1,
      and
      (ii) one year from the date of this Restated Agreement. Each of the Company
      and
      Consultant may terminate this Restated Agreement, with or without cause, upon
      thirty (30) days’ written notice to the other party. The provisions of
Sections
      1.3, 2.1, 4, 5, 6, 9, and 10
      shall
      survive the expiration or termination of this Restated Agreement.

    

    3.2   Final
      Payments.
      Following termination of this Restated Agreement in accordance with Section
      3.1,
      any
      accrued, but unpaid, Fees shall be shall be paid to Consultant in accordance
      with Section
      2.1.
      Within
      thirty (30) days following the date of such termination, Consultant shall submit
      a final expense reimbursement request to the Company in accordance with
Section
      2.2.

    

    Section
      4: Confidentiality.

    

    4.1   Duty
      to Maintain Confidential Information. 

    

    (a)   The
      Company and the Affiliates have previously furnished to Consultant, and may
      continue to furnish to Consultant, such information, proprietary data and access
      to the Company’s personnel and records (all such information and access,
“Information”) as reasonably necessary and/or appropriate for Consultant to
      perform the Services, the confidentiality of which gives the Company and the
      Affiliates a competitive advantage in its business. As used herein, the term
      “Information” is to be broadly construed and includes, but is not limited to,
      (i) presentations, ideas, trade secrets, processes, systems, techniques,
      formulas, source and object code, data, programs, know-how, flowcharts, methods,
      compounds, diagrams, drawings, models, specifications, improvements,
      discoveries, developments, designs, and other works of authorship, whether
      patented or registered for trademark or copyright protections, if any, (ii)
      information regarding marketing, sales, licensing, accounting, product or
      service development, assets, competitive analyses, unpublished financial
      statements, budgets, forecasts, prices, costs, business plans, research and
      development plans, clients, client marketing, research and any other
      confidential client activity, suppliers, and employees, (iii) information
      relating to potential acquisitions, dispositions and financing of the Company
      and Affiliates, and (iv) any other information of the type which the Company
      and/or the Affiliates have a legal obligation to keep confidential or which
      the
      Company and/or Affiliate treats as confidential or proprietary, whether or
      not
      owned or developed by the Company or the Affiliates. The term “Information”
shall also include any and all such Information pertaining to the Company,
      its
      Affiliates, and their respective customers and suppliers.

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    

    (b)   During
      the time that this Restated Agreement remains in effect and at all times
      thereafter, Consultant agrees:

    

    (1)   to
      keep
      the Information confidential and not to copy, publish, transmit, or disclose
      to
      others or allow any other party to copy, publish, transmit, or disclose to
      others, any Information, except in accordance with Consultant's fiduciary duty
      to the Company pursuant to this Restated Agreement and in furtherance of the
      interests of the Company and the Affiliates;

    

    (2)   to
      use
      the Information exclusively for the purpose of performing the Services under
      this Restated Agreement and for no other purpose; and

    

    (3)   that
      the
      Information is, shall be, and shall remain the exclusive property of the Company
      and the Affiliates, and Consultant shall neither have nor acquire any right,
      title, or interest therein.

    

    (c)   The
      foregoing confidentiality obligations of Consultant shall not apply to any
      information that (i) is a matter of public knowledge (from a source or sources
      other than Consultant), (ii) is independently developed by a person not a party
      to this Restated Agreement without the use, directly or indirectly, of the
      Information, or (iii) is required by law or the order of any court or
      governmental agency, or in any litigation or similar proceeding to be disclosed,
      provided that Consultant shall, prior to making any such required disclosure,
      notify the Company and/or the Affiliate in sufficient time to permit them to
      seek an appropriate protective order.

    

    4.2.   
        Third
      Party Information.
      Consultant understands that the Company and the Affiliates have received and
      in
      the future will receive from third parties confidential or proprietary
      information (“Third Party Information”) subject to a duty of the Company and the
      Affiliates to hold such information in confidence and to use it only for the
      limited, authorized purpose of performing its obligations to the third party.
      Both during and after the term of this Restated Agreement, Consultant will
      hold
      all Third Party Information in the strictest confidence and will not disclose,
      misappropriate, disseminate, publish, or use it in any manner or form, except
      as
      required by the Services for the Company and/or the Affiliates or as expressly
      authorized in writing by an officer of the Company and/or the Affiliates.

    

    4.3   Breach
      of Confidentiality.
      Both
      parties agree that in the event of a breach, threatened breach, violation,
      or
      evasion of the terms of this Section
      4,
      immediate and irreparable injury shall occur to the Company and/or its
      Affiliates, that such injury may be impossible to measure or remedy in monetary
      damages, and the Company and/or the Affiliates shall be authorized to seek
      all
      equitable remedies, including injunctive relief or specific performance, in
      addition to any other legal or equitable remedies that may be available under
      this Restated Agreement and/or at law.

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    

    4.4   Return
      of Company Information.
      Upon
      termination of this Restated Agreement or upon request by the Company and/or
      the
      Affiliates, Consultant will promptly deliver to the Company and the Affiliates
      all drawings, notes, memoranda, presentations, brochures, specifications,
      programs, reports, and other documents and manifestations, with all copies
      and
      any other materials containing or disclosing any Information, Third Party
      Information or any other materials related to the Company or the Affiliates
      or
      the Services, whether prepared by Consultant or another party. Consultant agrees
      not to retain any written, electronic or other tangible material containing
      or
      concerning any Information or Third Party Information of the Company and/or
      the
      Affiliates and to maintain the confidentiality of this Information, Third Party
      Information and materials in the future.

    

    4.5   Trading
      in Company Securities.
      Consultant shall not buy, sell or conduct any other transaction in or relating
      to the securities of the Company at any time when Consultant is in possession
      of
      material, nonpublic information concerning the Company, its Affiliates, or
      its
      or their securities. Notwithstanding the foregoing, Consultant may buy, sell
      or
      conduct any other transaction in the securities of the Company directly with
      the
      Company or an Affiliate of the Company at any time. The restrictions contained
      in this Section 4.5 shall not apply with respect to information that has been
      publicly disclosed by the Company in a manner consistent with the provisions
      of
      Rule 101(e) of Regulation FD promulgated under the Securities Exchange Act
      of
      1934.

    

    4.6   Termination
      of Obligations.
      Consultant’s obligations under this Section
      4
      shall
      terminate two (2) years after the termination or expiration of this Restated
      Agreement.

    

    Section
      5: Assignment of Ownership

    

    5.1   Work
      Product.
      

    

    (a)   Consultant
      agrees and hereby intends that all information, trade secrets, data,
      discoveries, programs, business plans, documents, materials and works of
      authorship or other intellectual property arising out of, resulting from,
      related to, or in connection with the Services provided by Consultant, or
      otherwise conceived or discovered by Consultant, alone or with others, under
      this Restated Agreement, or in connection with services rendered by Consultant
      to the Company or the Affiliates before the date of this Restated Agreement
      (collectively, the “Work Product”) are specially ordered or commissioned works
      and shall be considered work made for hire as provided in the U.S. Copyright
      Act
      (17 U.S.C. 101(2)). All Work Product and the benefits thereof shall immediately
      and automatically be the sole and absolute property of the Company and/or the
      Affiliates, as the case may be.

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    

    (b)   In
      addition to the foregoing, Consultant hereby irrevocably assigns, conveys and
      transfers to the Company and/or to the Affiliates, their successors and assigns,
      as the case may be, all of Consultant’s right, title and interest worldwide in
      all copyrights, patents, trade secrets, confidential and proprietary rights
      in
      and to the Work Product, including any derivations or modifications thereto
      and
      any associated moral rights, and any other work product created by Consultant
      for the Company or the Affiliates or during any time Consultant is performing
      services for the Company or the Affiliates. Further, Consultant agrees to
      execute, verify and deliver such additional assignment documentation with
      respect to the Work Product as the Company or the Affiliates may request from
      time to time. If Consultant has any rights in and to the Work Product that
      cannot be assigned, (i) Consultant hereby unconditionally and irrevocably agrees
      to waive and hereby does waive enforcement of such rights against Company and
      the Affiliates, their successors, assigns and licensees, and (ii) Consultant
      agrees to grant and hereby does grant to Company and the Affiliates, their
      successors, assigns and licensees, a royalty-free, worldwide, perpetual,
      irrevocable, exclusive license to use, copy, modify, transfer, offer for sale
      and distribute the Work Product for any and all legal purposes. In addition,
      Consultant shall assist the Company and the Affiliates in obtaining patents,
      copyrights and any other available legal protection for the Work Product.

    

    (c)   Nothing
      in this Section
      5.1
      shall be
      interpreted to alter or modify Consultant’s status as an independent
      contractor.

    

    5.2   Enforcement
      of Rights.
      Consultant
      shall assist the Company and the Affiliates in every proper way to obtain,
      and
      enforce the Company’s and/or the Affiliates’ United States and foreign rights
      relating to the Work Product or the Information in any and all countries. To
      that end, Consultant shall execute, verify, and deliver such documents and
      perform such other acts (including appearances as a witness) as the Company
      or
      the Affiliates may reasonably request for use in applying for, obtaining,
      perfecting, evidencing, sustaining and enforcing such rights and the assignment
      thereof. If the Company or the Affiliates are unable for any reason to obtain
      Consultant’s signature, after reasonable effort, on any documentation needed in
      connection with the foregoing obligations, Consultant hereby irrevocably
      designates and appoints the Company and the Affiliates and their duly authorized
      agents as Consultant’s attorney-in-fact to act for and on Consultant’s behalf to
      execute, verify and file any such documents and to do all other lawfully
      permitted acts to further the purposes of this Section
      5
      with the
      same legal force and effect as if executed by Consultant. Consultant hereby
      irrevocably waives and assigns to the Company and the Affiliates, any and all
      claims, of any nature whatsoever, which Consultant now or may hereafter have
      against the Company and/or the Affiliates for infringement with respect to
      any
      Work Product.

    

    Section
      6: Restrictive Covenants

    

    6.1   Conflict
      of Interest.
      During
      the period of Consultant’s engagement with the Company, without the prior
      written consent of the Company: (a) Consultant shall not directly or indirectly
      engage in any employment, occupation, consulting, or other business activity
      which the Company determines in good faith to be in competition with the Company
      or its Affiliates; and (b) Consultant shall not usurp or take advantage of
      any
      such business activity without first offering the opportunity to the Company
      and/or the Affiliates.

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    

    6.2   Compliance
      with Laws.
      Consultant agrees that in the course of fulfilling Consultant’s responsibilities
      under this Restated Agreement, he shall not engage in any conduct, furnish
      any
      information or take any other action which would violate or cause the Company
      to
      violate any United States law or lose any United States federal tax benefits,
      including but not limited to any of the activities described in or prohibited
      by
      The Foreign Corrupt Practices Act of 1977, Section 999 of The Internal Revenue
      Code of 1986, The Export Administration Act of 1984, and all regulations
      promulgated thereunder. Furthermore, Consultant agrees that in performing the
      Services he will comply with and avoid violation of any other applicable laws
      of
      the Mexico, the United States of America, the State of Texas and any other
      jurisdiction or political subdivision thereof, including regulations, rules
      and
      orders promulgated under such laws and customs having the effect of law. Without
      limiting the generality of the foregoing, Consultant will not make any offer,
      payment, promise to pay or authorization of the payment of any money, or any
      offer, gift, promise to give, or authorization of the giving of anything of
      value, directly or indirectly, to any government official, political party,
      party official, or candidate for public or political office to induce such
      persons to use their influence with a government or instrumentality in order
      to
      obtain an improper business advantage for Consultant or the Company. Consultant
      will not retain any sub-agent or representative in connection with the
      performance of the Services without the prior written consent of the Company.
      

    

    6.3   Equitable
      Remedies.
      Consultant acknowledges that irreparable injury will result to the Company
      from
      violation of any of the terms of this Restated Agreement, specifically those
      identified under Sections
      4, 5 and 6.
      Therefore, Consultant expressly agrees that the Company shall be entitled,
      in
      addition to damages and any other remedies provided by law, to an injunction
      (without notice and without the necessity of posting a bond) or other equitable
      remedy respecting such violation or continued violation.

    

    Section
      7: Consultant’s Representations.

    

    7.1   No
      Conflicts.
      Consultant represents and warrants that performance of this Restated Agreement
      does not and will not breach any other agreement to which Consultant is a party.
      Consultant further represents and warrants that Consultant has not entered
      into,
      and agrees not to enter into, any agreement, either oral or written, in conflict
      with or in violation of this Restated Agreement. 

    

    7.2   Binding
      Obligation.
      Upon
      its execution and delivery, this Restated Agreement shall constitute the valid
      and binding obligation of Consultant, enforceable against Consultant in
      accordance with its terms, except that such enforcement may be subject to
      bankruptcy, insolvency, reorganization, moratorium or other similar laws now
      or
      hereafter in effect relating to creditors’ rights and general principles of
      equity.

    

    Section
      8: Company’s Representations

    

    8.1   Authority.
      Company
      represents that it has the full power and authority to enter into and perform
      this Restated Agreement and that the Company has authorized the execution,
      delivery, and performance of this Restated Agreement.

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    

    8.2   Binding
      Obligation.
      Upon
      its execution and delivery, this Restated Agreement shall constitute the valid
      and binding obligation of the Company, enforceable against the Company in
      accordance with its terms, except that such enforcement may be subject to
      bankruptcy, insolvency, reorganization, moratorium or other similar laws now
      or
      hereafter in effect relating to creditors’ rights and general principles of
      equity.

    

    Section
      9: Indemnification

    

    9.1   Indemnification.
      Consultant shall indemnify the Company and the Affiliates and their respective
      directors, officers, managers, employees, general and limited partners,
      stockholders, agents, affiliates, attorneys, successors and assigns
      (collectively, the "Indemnified Parties") from and against any and all third
      party claims, losses, damages, liabilities and costs (including legal and other
      professional fees and expenses), joint or several, to which such Indemnified
      Parties may become subject relating to or arising out of Consultant's actual
      breach of his obligations under this Restated Agreement. Consultant shall
      reimburse the Indemnified Parties for all expenses (including legal and other
      professional fees and expenses) incurred in connection with the investigation,
      preparation or defense of any pending or threatened claim or any action or
      proceeding arising therefrom, whether or not any of the Indemnified Parties
      is a
      party to such claim or action.

    

    Section
      10: Miscellaneous

    

    10.1.   Assignment.
      This
      Restated Agreement and the Services to be provided hereunder may not be assigned
      or otherwise transferred by Consultant, or by operation of law, without the
      prior written consent of the Company. The Company may assign or transfer this
      Restated Agreement to any Affiliate, without the consent of Consultant. The
      Company’s assignment of this Restated Agreement to any Affiliate shall in no way
      affect Consultant’s obligations under this Restated Agreement.

    

    10.2 
        Waiver
      and Amendments.
      No
      waiver, amendment or modification of any provision of this Restated Agreement
      shall be effective unless consented to by both parties in writing. No failure
      or
      delay by either party in exercising any right, power or remedy under this
      Restated Agreement shall operate as a waiver of any such right, power or remedy.
      No waiver of any breach of any covenant or provision contained herein shall
      be
      deemed a waiver of any preceding or succeeding breach thereof or of any other
      covenant or provision. No extension of time for performance of any obligation
      or
      act shall be deemed an extension of the time for performance of any other
      obligation or act.

    

    10.3 
        Notices.
      Any
      notice or communication provided for or required by this Restated Agreement
      to
      be in writing shall be: (a) hand delivered, (b) sent by certified mail with
      full
      postage, or (c) sent by overnight courier service with proof of delivery. Any
      notice so sent shall be deemed received upon the earlier of an actual receipt
      or
      three business days after proper posting. The addresses of the parties shall
      be
      as indicated below, but the parties may change their notice addresses by giving
      written notice of such change to the other party at its current address in
      accordance with this Section.

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    

    
      	
              If
                to Consultant:

            	
              Jerome
                B. Richter

            
	 	
              335
                Tomahawk Drive

            
	 	
              Palm
                Desert, California 92211

            
	 	 
	
              If
                to Company:

            	
              Penn
                Octane Corporation 

            
	 	
              Rio
                Vista Energy Partners L.P.

            
	 	
              Attn:
                Chief Executive Officer

            
	 	
              820
                Gessner Road, Suite 1285

            
	 	
              Houston,
                Texas 77024

            
	 	 
	 	
              With
                a copy to:

            
	 	 
	 	
              Kevin
                W. Finck, Esq.

            
	 	
              Two
                Embarcadero Center, Suite 1670

            
	 	
              San
                Francisco, California 94111

            

    

    

    10.4 
        Professional
      Fees.
      In the
      event of the bringing of any action, suit, or arbitration by a party hereto
      against another party hereunder by reason of any breach of any of the covenants,
      agreements, or provisions arising out of this Restated Agreement, the prevailing
      party shall be entitled to recover all costs and expenses of that action, suit,
      or arbitration, at trial, in arbitration, or on appeal, and in collection
      therewith, including but not limited to, reasonable attorneys' fees, accounting,
      and other professional fees resulting therefrom.

    

    10.5 
        Legal
      and Equitable Remedies.
      Due
      to
      the personal and unique nature of Consultant’s services pursuant to this
      Restated Agreement, and because Consultant shall become acquainted with and
      have
      access to the Company’s proprietary information, the Company shall have the
      right to enforce this Restated Agreement and any of its provisions by
      injunction, specific performance or other equitable relief, without bond, and
      without prejudice to any other rights and remedies that the Company may
      otherwise have to enforce this Restated Agreement.

    

    10.6 
        Arbitration.
      Any
      controversy or claim arising out of or relating to this Restated Agreement
      (other than claims for preliminary injunctive relief or other prejudgment or
      equitable remedies) shall be settled by binding arbitration in Houston, Texas
      or
      Los Angeles, California (at the election of the party commencing the action)
      in
      accordance with the Commercial Rules of the American Arbitration Association
      then in effect, and judgment upon an award rendered in such arbitration may
      be
      entered in any court having jurisdiction thereof.

    

    BOTH
      PARTIES HAVE READ AND UNDERSTAND THIS SECTION
      10.6,
      WHICH
      DISCUSSES ARBITRATION. THE PARTIES UNDERSTAND THAT BY SIGNING THIS AGREEMENT,
      THEY AGREE TO SUBMIT ANY FUTURE CLAIMS ARISING OUT OF RELATING TO, OR IN
      CONNECTION WITH THIS AGREEMENT, OR THE INTERPRETATION, VALIDITY, CONSTRUCTION,
      PERFORMANCE, BREACH, OR TERMINATION THEREOF TO BINDING ARBITRATION, AND THAT
      THIS ARBITRATION CLAUSE CONSTITUTES A WAIVER OF EACH PARTIES' RIGHT TO A JURY
      TRIAL AND RELATES TO THE RESOLUTION OF ALL DISPUTES RELATING TO ALL ASPECTS
      OF
      THE RELATIONSHIP BETWEEN CONSULTANT AND THE COMPANY. 

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    

    10.7 
        Severability.
      Should
      any one or more of the provisions of this Restated Agreement be determined
      to be
      illegal or unenforceable, all other provisions of the Agreement shall be given
      effect separately from those provisions of this Restated Agreement so determined
      and the other provisions shall not be affected by the illegality or
      unenforceability. 

    

    10.8 
        Representation
      by Counsel; Interpretation.
      Each
      party to this Restated Agreement acknowledges that such party has caused this
      Restated Agreement to be reviewed and/or had the opportunity to have it approved
      by legal counsel of such party’s own choice. Consultant acknowledges and agrees
      that the Law Offices of Kevin Finck has represented the Company, not Consultant,
      in connection with the preparation and execution of this Restated Agreement
      and
      that the Law Offices of Kevin Finck may continue to represent the Company in
      matters related to this Restated Agreement and otherwise. Consultant has been
      advised to obtain independent legal counsel in such connection. The Company
      acknowledges and agrees that the Law Offices of Kevin Finck has represented
      and
      may continue to represent Consultant in matters unrelated to this Restated
      Agreement. The parties hereby waive any claim of conflict of interest based
      on
      the foregoing. The parties have negotiated the provisions of this Restated
      Agreement, and any presumption that an ambiguity contained in this Restated
      Agreement shall be construed against the party that caused this Restated
      Agreement to be drafted shall not apply to the interpretation of this Restated
      Agreement.

    

    10.9 
        Governing
      Law and Venue.
      This
      Restated Agreement has been entered into in the State of Texas and shall be
      governed by, interpreted under, and construed and enforced in accordance with
      the internal laws of Texas. All claims, arbitrations and lawsuits in connection
      with this Restated Agreement must be brought in Harris County, Texas or Los
      Angeles County, California. Consultant and Company hereby agree to this
      jurisdiction and venue.

    

    10.10  Entire
      Agreement.
      This
      Restated Agreement constitutes the entire agreement between the parties hereto
      with respect to the subject matter hereof and supersedes any and all prior
      or
      contemporaneous agreements, understandings, discussions, and/or commitments
      of
      any kind with respect to the subject matter hereof, including without limitation
      the Consulting Agreement between the parties dated on or about July 19, 2005.
      This Restated Agreement may not be amended or supplemented, nor may any right
      hereunder be waived, except in writing signed by each of the
      parties.

    

    10.11  Severability.
      If any
      provision of this Restated Agreement is declared void, or otherwise
      unenforceable, such provision shall be deemed to be severed from this Restated
      Agreement, which shall otherwise remain in full force and effect.

    

    10.12  Survival.
      The
      provisions of Sections
      1.3, 2.1, 4, 5, 6, 9, and 10
      shall
      survive any termination or expiration of this Restated Agreement.

    

    10.13  Further
      Assurances.
      The
      parties shall, from time to time, promptly execute and deliver such further
      instruments, documents and papers and perform such further acts as may be
      necessary or proper to carry out and effect the terms of this Restated
      Agreement.

    

    10.14  Counterparts.
      This
      agreement may be executed in one or more counterparts, each of which shall
      be
      deemed an original and all of which together shall constitute one and the same
      instrument. Facsimile signatures shall have the same legal effect as original
      signatures.

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

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

    

    
      	
              "The
                Company"

            	 	
              "Consultant"

            	 
	 	 	 	 
	
              PENN
                OCTANE CORPORATION

            	 	 	 
	 	 	 	 	 
	 	 	 	 	 
	
              By: 
                

            	
              
                /s/
                   Charles C. Handly

              

            	 	
              /s/
                Jerome
                B. Richter

            	 
	 	
              Charles
                C. Handly,

            	 	
              Jerome
                B. Richter

            	 
	 	
              Chief
                Executive Officer

            	 	 	 
	 	 	 	 	 
	 	 	 	 	 
	
              RIO
                VISTA ENERGY PARTNERS L.P.

            	 	 	 
	 	 	 	 	 
	
              By: 
                

            	
              Rio
                Vista GP LLC, General Partner

            	 	 	 
	 	 	 	 	 
	 	 	 	 	 
	
              By: 
                

            	
              
                /s/
                   Charles C. Handly

              

            	 	 	 
	 	
              Charles
                C. Handly,

            	 	 	 
	 	
              Chief
                Executive Officer

            	 	 	 

    

     

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    Schedule
      1

    

    

    
      	
              Month

            	
            	
              Nominal
                LPG Volume

            
	 	 
	
              July
                2005

            	
               
                3,500,000 gallons

            
	
              August
                2005

            	
               
                3,500,000 gallons

            
	
              September
                2005

            	
               
                6,000,000 gallons

            
	
              October
                2005

            	
               
                9,000,000 gallons

            
	
              November
                2005

            	
              13,000,000
                gallons

            
	
              December
                2005

            	
              13,000,000
                gallons

            
	
              January
                2006

            	
              13,000,000
                gallons

            
	
              February
                2006

            	
              13,000,000
                gallons

            
	
              March
                2006

            	
               
                9,000,000 gallons

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00093-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00093-of-00352.parquet"}]]