Document:

Exhibit 10.31

                        SETTLEMENT AGREEMENT AND RELEASE
                        --------------------------------

     This Settlement Agreement and Release ("Agreement") is made on this 22nd
day of September 1999, by and between THE VECHERY FAMILY TRUST, U/D/T 10/9/84,
individually, and derivatively on behalf of the Sevcor International, Inc.,
Harvey Vechery and Linda Vechery as Trustees and individually collectively
referred to as ("Vechery") and CHARLES C. SEVEN, individually and as Corporate
Officer and Director of SKYWAY HOME, INC. a corporation and SKYWAY HOME, INC. a
corporation, collectively referred to as ("Seven").

                                    RECITALS
                                    --------

     WHEREAS, On December 12, 1997, the Vechery Trust, filed in the Los Angeles
Superior Court, Case No BCl82776, titled THE VECHERY FAMILY TRUST U/D/T 10/9/
84, individually, and derivatively on behalf of the Sevcor International, Inc.,
Plaintiffs vs. CHARLES C. SEVEN, JOHN NOAH, SKYWAY HOME, INC. a corporation;
Does 1-50, inclusive, (hereinafter the "action".)

     WHEREAS , it is the intention of the parties hereto to settle all
differences among themselves arising out of or in any way concerning, connected,
with, or pertaining to the facts, circumstances, events and purported causes of
action alleged or which could be alleged arising out of the Action.

     NOW, THEREFORE, in consideration of the above recitals and the covenants
and agreements herein contained, and other good and valuable consideration, the
parties hereto do hereby agree as follows:

                              TERMS AND CONDITIONS
                              --------------------

1.     PAYMENT TO VECHERY.    In the event  Seven  participates  in or continues
       ------------------
or  establishes  a new repatriation, business (Repatriation Business) then Seven
or  the Repatriation Business will pay to Vechery a royalty in the amount of one
percent  (1%)  of  all  future gross sales of repatriation products and services
(Repatriation Sales) for a period of seven (7) years commencing with the date of
first  Repatriation  Sale  (Royalty  Period).  The  royalty  will become due and
payable  as  follows:

a)     Payment of $5,000 on the earlier of May 22, 2000 or fifteen (15) days
after starting a Repatriation
Business or entering a financing agreement to start a Repatriation Business.

b)     Payment of $45,000 fifteen (15) days after receipt of investment funds
for the starting a Repatriation Business or entering a financing agreement to
start a Repatriation Business.

c)     Beginning when cumulative Repatriation Sales reach $5 million and
continuing for the remainder of the Royalty Period, payment of 1% of
Repatriation Sales on a monthly basis by the 30th day of the following month.

[deleted text]

2.     WRITTEN NOTE TO VECHERY:
       ------------------------

a)     COMMENCEMENT OF REPATRIATION BUSINESS:  Seven or the Repatriation
Business will give Vechery written notice (within five days via certified mail)
upon starting a Repatriation Business or entering a financing agreement to start
a Repatriation Business.

b)     COMMENCEMENT OF REPATRIATION SALES:  Seven or the Repatriation Business
will give Vachery written notice (within five days via certified mail) upon the
first day of Repatriation Sales.

3.     PAYMENT OF PAYROLL TAXES:  Seven will pay all outstanding payroll taxes
       -------------------------
and all trust fund liabilities that are due and owing as of March 1, 1997, plus
any penalties and interest accruing thereon by Sevcor corporation.

<PAGE>
4.     FILING OF TAX RETURNS:  Seven will prepare and file all Sevcor payroll
       ----------------------
tax returns that are due through the close of its operations including a final
return.  Vechery has already released all Sevcor's business records to Seven.
Vechery agrees to cooperate with Seven concerning the interpretation of business
                                 ----------------
records upon Seven's request.

5.     TRANSFER OF SEVCOR'S BUSINESS RECORDS:  Vechery will transfer all
       --------------------------------------
business records and proprietary information to Seven immediately upon execution
of this agreement with delivery to take place on or before October 22, 1999.

6.     AUDIT:  If Vechery desires an audit, once per year, Vechery will pay for
       ------
the audit.  If the audit results are ten percent (10%) or more of under reported
gross sales, then Seven or the Repatriation Business will pay for the audit.
The audit will be conducted by a mutually selected CPA.  In connection with any
such audit, Seven and the Repatriation Business will disclose the names and
addresses of all investors and lenders and Vechery will be entitled to contact
any of the investors and lenders in regard to their involvement with the
Repatriation Business.

7.     Representations and Warranties:

7.1     BY SEVEN:  Seven warrants and represents the following which are
        ---------
material representations that Vechery is relying on in entering into this
settlement agreement.

a)     That as of September 22, 1999, Seven has no [deleted text][handwritten:]
verbal or written agreement with principal investors [deleted text]for the
Repatriation Business.  Vechery and Seven acknowledge that Seven was in contact
with potential investors prior to September 22, 1999.  [deleted text] [initials]

b)     That. Seven will become officer, director and sole shareholder of the
Sevcor Corporation beginning on the date of execution of this agreement and will
oversee the maintenance or winding down of that corporation;

c)     That Seven will cause Sevcor corporation to indemnify and hold harmless
Vechery against any lawsuits filed after September 22, 1999 regardless of when
the alleged harm occurred.

<PAGE>
7.2     BY VECHERY:  Vechery represents and warrants that Vacery owns 51% of
        -----------
Sevcor's stock and has the right to cause the remaining 49% of Sevcor stock to
be retired.  Vechery transfers its 51% share of Sevcor stock and its right to
cause the remaining 49% to be retired to Seven for the purchase price of $50.00
which is acknowledged as paid.

8.     TIME TO CURE.  In the event Seven or the Repatriation Business should
       -------------
fail to pay any of the payments due pursuant to this agreement, Vechery shall
notify Seven in writing of said default, and Seven shall have the period of
fifteen (15) days from the date of receipt of said notice (the "Cure Period")
within which to make all such payments validly claimed by Vechery to be past
due.  In the event Seven or the Repatriation Business should fail to make
payment within the Cure Period of any monies validly claimed by Vechery to then
be past due, Vechery shall have the right at his option, to declare this
agreement in breach.

     9.     RELEASES AND DISMISSALS
            -----------------------

               9.1     RELEASES BY VECHERY.  Vechery and any predecessor in
                       --------------------
interest, successor in interest present or past, hereby releases, acquits, and
forever discharges Seven, its predecessors in interest, successors in interest,
and his present and past partners, employees, representatives, agents and
attorneys from any and all manner of action, claims, demands, costs, damages,
liabilities, losses, obligations, expenses, and compensation of any nature,
whatsoever, in law or in equity, including any claims for punitive or exemplary
damages, which arise out of, concern, or relate, amount other claims or
potential claims, to (a) any of the claims asserted in the Action by Vechery
against Seven, including, all causes of action plead in the complaint, without
limitation, claims for attorneys fess, prejudgement interest and (b) any other
claims whatsoever, from the beginning of time up to and including the time of
last execution hereof, whether or nor known, suspected or claimed.

9.2.     RELEASE BY SEVEN.  Seven and any predecessor in interest, successor in:
         -----------------
interest, present or past, hereby release, acquits, and forever discharges
Vechery, his predecessors in interest, sucessors interest and his present and
past partners, employees, representatives, agents, Mark Green, David Allan, and
attorneys from any and all manner of actions, causes of action, claims, demands,
costs, damages, liabilities, losses, obligations, expenses, and compensation of
any nature whatsoever, in law or in equity, including any claims for punitive or
exemplary damages, which arise out of concern, or relate, among other claims or
potential claims, to any other claims whatsoever, from the beginning of time up
to and including the time of last execution hereof, whether or not known,
suspected, or claimed.

               9.3     WAIVER OF UNKNOWN CLAIMS.  It is further agreed,
                       -------------------------
covenanted, represented, and warranted that the parties hereto intend that their
releases herein shall, to the extent referenced in paragraphs 9.1 and 9.2
hereof, include any and all such claims which Vechery and Seven may have against
one another, and that all rights and benefits conferred upon them by the
provisions of section 1542 of the Civil Code of California, or any other statues
or decisional authorities to the same effect, ar e to said extend hereby
expressly waived.

                Section 1542 of the Civil Code reads as follows:

"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR
   SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF
   KNOWN BY HIM MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR."

In waiving the provision of section 1542 of the Civil Code, Vechery (with
respect to paragraph 9.2 hereof) acknowledge that they may hereafter discover
facts in addition to or different from those which they now believe to be true
with respect to the subject matter of disputes and other matters herein
released, but agree that they have taken that possibility into account in
determining the amount of consideration to be given under this Agreement and
that the release herein given shall be and remain in effect as full and complete
general release notwithstanding the discovery or existence of any such
additional or different facts, of which Vechery and Seven expressly assume the
risk.

9.4     INDEMNIFICATION.  Vechery (with respect to paragraphs 9.1 and 9.3
        ----------------
hereof) and Seven (with respect to paragraphs 9.2 and 9.3 hereof) agree,
covenant, represent, and warrant that they shall indemnify, defend, and hold
harmless one another from any and all claims, demands, losses, costs, expenses,
obligations, liabilities, damages, recoveries, and deficiencies (including,

<PAGE>
without limitation, reasonable attorneys' fees), asserted in violation of or
contrary to the provisions of the release herein granted.

9.5     BEAR OWN COSTS.  The parties hereto bear all their own costs, expenses,
        ---------------
and attorneys' fees incurred in connection with the Action, or preliminary to
the filing of the Compliant, and in the negotiation and drafting of this
Agreement.

9.6     DISMISSAL OF CLAIMS.  Vechery shall, within 30 days of execution of this
        --------------------
agreement by all the parties and their attorneys of record, promptly file with
the court, and serve a conformed copy upon counsel for Seven, a request for
dismissal with prejudice of the entirety of the Action.

10.     NONADMISSION OF LIABILITY.  It is understood and agreed that this
        --------------------------
Agreement constitutes the compromise of disputed claims, and is made solely for
the purpose of allowing the continuing and anticipate relationships between the
parties to proceed without the interferences resulting from the pendency of the
Action, and to prevent further involvement in protracted litigation based upon
the disputed claims, and that neither this Agreement nor any consideration given
hereunder, concurrently herewith, or pursuant hereto is to be advocated or
construed as an admission of any liability on the part of any of the parties
hereto.

11.     NONASSIGNMENT OF CLAIMS; OTHER ACTIONS.  The parties hereto agree,
        ---------------------------------------
covenant, represent, and warrant that they (a) are the sole and lawful owners of
all rights, title, and interest in and to every claim or matter hereby released,
(b) have not heretofore or transfer, to any person or entity, any claim or other
matter herein released, and are unaware of any other pending legal actions or
proceedings against one another, other than as asserted in the Action.  Any
party in breach of this paragraph 11 shall indemnify, defend, and, hold harmless
the other party from any and all claims arising out of or relating to any
assignment or transfer any purported or attempted assignment or transfer
contrary to the terms of this paragraph 11.

12.     PLACE OF PAYMENT; NOTICES.  ALL payments due Vechery hereunder shall be
        --------------------------
made payable to THE VECHERY FAMILY TRUST, U/D/T 10/9/84 and all notices,
demands, and other communications between the parties hereunder shall be in
writing and shall be effected either by personal delivery, certified mail, or
registered mail (return receipt requested), addressed as follows, or to such
other address or addressee as of the other party has given notice in accordance
herewith:

If to Vechery:
Harvey Vechery
Trustee
for The Vechery Family Trust
c/o Key Distributors, Inc.
16035 East Arrow Highway
Irwindale, CA 91706-2049

with a copy to:
Barry Fischer
Attorney at law
1925 Century Park East,
Suite 500
Los Angeles, CA 90067

If to Seven:
Charles C. Sevne
2787 Bristol
#201
Costa Mesa, CA 92626

<PAGE>
with a copy to:
Leonard Steiner
Steiner and Libo
433 North Camden Drive
Suite 730
Beverly Hills, CA 90210-4411
Via facsimile 310-273-7679

Notices personally delivered shall be deemed communicated as of the data of
actual receipt, and mailed notices shall be deemed communicated as of two (2)
business days after mailing.

13.     ENTIRE AGREEMENT.  The parties hereto declare, warrant, and represent
        -----------------
that no promise, statement, representation, inducement, or agreement not herein
expressed is relied upon or made the basis for entering into this Agreement or
agreeing to any of the terms hereof, that this document hereto, embodies and
sets forth the entire agreement and understanding between them relating to the
subject matter hereof, and that this document merges and supersedes all prior
discussions, agreements, understandings, representations, conditions,
warranties, covenants, and all other communications between them on or relating
said subject matter .

14.     CONFIDENTIALITY:  This agreement is strictly confidential.  The terms
        ----------------
and conditions of this agreement may not be disclosed by Seven to any third
parties without the written consent of Vechery, except Seven will be permitted
to disclose the terms of this agreement to potential bonafide investors in the
Repatriaiton Business that Seven may participate with in the future.  Once Seven
has reasonably determined that a party is a bonafide potential investor
[handwritten:] bankers, employees and agents in the Repatriation Business and
wishes to disclose the terms and conditions of this agreement, Seven shall
[deleted text] provide written notice to Vechery (via certified mail within five
days) of the name, address and telephone number of such party.  [initials]

  Vechery agrees not to contact any of these persons unless there is a breach of
  ------------------------------------------------------------------------------
                            this agreement by Seven.
                            ------------------------

     15.  GENERAL PROVISIONS.
          ------------------

          15.1     PARTIES IN INTEREST.  Except as set forth herein, nothing,
                   --------------------
nothing in this Agreement confers or is intended to confer, expressly or
impliedly, on any person other than the parties hereto and their successors and
assigns any right or remedy under or pursuant to this Agreement, nor is anything
in this Agreement intended to relieve or discharge the obligation or liability
of any third party to any party to this Agreement, nor shall any provision
hereof provide any third party any right of subrogation or action over or
against any party hereto.

          15.2.     AMENDMENTS.  Any amendment, modification, addendum, or
                    -----------
revision of this Agreement shall be valid only if in writing and signed by the
party(s) to be bound, in which event there need be no legal consideration
therefor.

          15.3     RECITALS;  Each recital hereof are material parts of this
                   ---------
Agreement, are incorporated herein, and are material inducements to the parties
entering into this Agreement.

          15.4     SURVIVABILITY.  Except as otherwise provided herein, the
                   --------------
warranties provided herein shall survive the execution thereof, the Closing, and
performance hereunder.

          15.5     CAPTIONS.  The paragraph titles or captions used in this
                   ---------
Agreement are inserted only as and intended solely for the convenience of
reference, and shall in no manner modify, expand, limit, construe, describe the
scope of

<PAGE>
or intent, or in any other way affect the terms or conditions of this Agreement.

          15.6     REFERENCE TO PARTIES AS SINGULAR.  Where any party hereto is
                   ---------------------------------
referred to in the singular, whether by noun or pronoun, the singular form shall
be construed to include the plural, so as to apply to any or all such parties.

          15.7     NO STRICT CONSTRUCTION.  The language of this Agreement shall
                   -----------------------
be construed as a whole, according to its fair meaning and intendment, and not
strictly for or against any party hereto, regardless of who drafted or was
principally responsible for drafting the Agreement or any specific term or
condition hereof.  This Agreement shall be deemed to have been drafted by all
parties hereto, and no party hereto shall urge otherwise.

          15.8     SUCCESSORS AND ASSIGNS.  This Agreement and the rights and
                   -----------------------
obligations hereunder, shall be binding upon and inure, jointly and severally,
to the benefit of the parties hereto and their respective successors and
assigns.

          15.9     AUTHORITY.  The persons executing this Agreement on behalf of
                   ----------
the parties hereto represent and warrant that they have the full authority to do
so, and that they have been expressly authorized to bind their respective
companies, principals, or employers to all of the terms hereof.

          15.10     GOVERNING LAW.  This Agreement and all rights and
                    --------------
obligations hereunder, including matters of construction, validity, and
performance, shall be governed by and construed in accordance with the laws of
the State of California, with venue in Los Angeles County.

          15.11     COUNTERPARTS.  This Agreement may be executed by fax in one
                    -------------                                 ------
or more counterparts, each of which shall constitute one and the same instrument
and be binding and enforceable as if all parties had executed the same hereof.

          15.15     EXECUTION KNOWING AND VOLUNTARY.  Each party hereto
                    --------------------------------
acknowledges and represents that he (a) has fully and carefully read this
Agreement prior to execution, (b) has been, or has had the opportunity to be,
fully apprized by his attorneys of the legal effect and meaning of this document
and all terms and conditions hereof, (C) has had the opportunity to make
whatever investigation or inquiry he deemed necessary or appropriate in
connection with the subject matter of this Agreement (d) has been afforded the
opportunity to negotiate as to any and all terms hereof, and (e) is executing
this agreement as a free and voluntary act.

     IN WITNESS WHEREOF, this Agreement is made in, the County of Los Angeles,
State of California, and is effective as of the date first written above.

<PAGE>
                                                       THE VECHERY FAMILY TRUST,
U/D/T 10/9/84, individually,
and derivatively on behalf
of the Sevcor International, Inc.,
Harvey Vechery as Trustee and
individually.

                                           By:     /s/ Harvey Vechery
                                              ----------------------------------
                                                         HARVEY VECHERY
THE VECHERY FAMILY TRUST,
U/D/T 10/9/84. individually,
and derivatively on behalf
of the Sevcor International, Inc.,
Linda Vechery as Trustee and
individually.

                                           By:     /s/ Linda A. Vechery
                                              ----------------------------------
                                                        LINDA VECHERY

Continued on next page

EXECUTION  KNOWING AND VOLUNTARY.  Each party hereto acknowledges and represents
---------------------------------
that  he (a) has fully and carefully read this Agreement prior to execution, (b)
has  been,  or has had the opportunity to be, fully apprized be his attorneys of
the  legal  effect  and  meaning  of  this document and all terms and conditions
hereof, (C) has had the opportunity to make whatever investigation or inquiry he
deemed  necessary  or  appropriate in connection with the subject matter of this
Agreement  (d)  has been afforded the opportunity to negotiate as to any and all
terms  hereof,  and (e) is executing this Agreement as a free and voluntary act.

     IN  WITNESS  WHEREOF, this Agreement is made in, the County of Los Angeles,
State  of  California,  and  is  effective  as  of  the date first written above

CHARLES C. SEVEN, individually
and as Corporate Officer and Director
of SKYWAY HOME, INC. a corporation

By:     /s/  Charles C. Seven
   ----------------------------------------
        CHARLES  C.  SEVEN

APPROVED AS TO FORM AND CONTENT:

Barry  Fischer,  Esq.

<PAGE>
By:     /s/  Barry  Fischer
   ----------------------------------------
        Barry  Fischer,  Esq.
        Attorney for Plaintiffs
        THE VECHERY FAMILY TRUST,
        U/D/T 10/9/84, individually,
        and derivatively on behalf
        of the Sevcor International,  Inc.,
        Harvey Vechery and Linda Vechery
        as Trustees and individually

By:     /s/  Leonard  Steiner
   ----------------------------------------
        Leonard Steiner, Esq.
        Attorney for Defendants
        CHARLES C. SEVEN, individually
        and as Corporate Officer and
        Director of SKYWAY HOME, INC. a corporation

<PAGE>
                            [Addendum] [Handwritten:]

     1D     In the event repatriation business is sold, transferred, assigned to
a third person, Seven will pay in cash or stock (if Seven is paid stock in
exchange for the sale).

     If in the first year from 9/22/99, the basis Seven will pay 25% of the
total amount paid to Seven.

     If in the second and third year after 9/22/99 then Seven will pay Vechery
15%.

     If Seven transferred any interest of ownership to his heirs, relatives of
third parties it will be included in Seven's stake upon sale.

     If Seven make this payment then, he purchases outright Vechery's 1%
Royalty.

     [Signatures]

<PAGE>September 24, 2003

Rampart Services Corporation, L.L.C., et al.
16401 Country Club Dr.
Crosby, Texas  77532

     RE:  Sixteenth  Amendment  to  Loan  Agreement (this Amendment) dated as of
          September  24,  2003,  by and between Southwest Bank of Texas N.A. and
          Rampart  Services  Corporation,  L.L.C.  et  al.

Dear  Gentlemen:

     This  Amendment  is  made  and  entered  into  as of the date above between
Southwest  Bank  of  Texas  N.A.  ("Bank") and Borrower (hereinafter defined) to
evidence the parties' agreement to modify and amend the existing Loan Agreement,
as  last amended by the Fifteenth Amendment to Loan Agreement dated effective as
of June 26, 2003 (all capitalized terms which are defined in the Loan Agreement,
as  amended,  shall  have  the  same  meaning  herein, unless expressly modified
hereby).

     Borrower has requested that the Loan Agreement be modified and the Bank has
agreed  to  such  modifications upon the terms set forth herein.  For sufficient
consideration,  the  parties hereby agree that the Loan Agreement is modified to
the  extent  required  to accomplish the intent of the specific modifications of
this  Amendment.

     The  term  "Borrower"  is hereby defined to include the following entities,
jointly  and  severally,  RAMPART SERVICES CORPORATION, L.L.C., a Texas  limited
liability  company  ("RSC");  RAMPART  CAPITAL CORPORATION, a Texas corporation;
RAMPART VENTURES CORPORATION, L.L.C., a Texas limited liability company; RAMPART
ACQUISITION  CORPORATION,  L.L.C.,  a  Texas  limited liability company; RAMPART
PROPERTIES,  L.L.C., a Nevada limited liability company; NEWPORT FUND, , L.L.C.,
an  Oklahoma  limited  liability company; RAMPART NEWPORT CORPORATION, L.L.C., a
Texas  limited  liability company; and SOURCEONE CAPITAL GROUP, L.L.C., a Nevada
limited  liability  company;  provided, however, as to filings with the Bank and
compliance  issues  under  the Loan Agreement, RSC shall be the entity primarily
responsible  for  confirming  to  the Bank all compliance matters under the Loan
Agreement  unless  otherwise  agreed  to  in  writing  by  the  Bank.

     This Amendment modifies the Loan Agreement to accomplish the following:

     1.   Borrower  agrees  to  pay  the  Bank an up-front facilities fee in the
          amount  of  $22,500.00  upon  execution  of  this  Amendment;

<PAGE>
Rampart Services Corporation, L.L.C., et al.
September 24, 2003
Page 2
--------------------------------------------

     2.   The  term  "Note"  shall  be that certain Revolving Promissory Note of
          even  date  herewith  from  Borrower to the Bank in the face amount of
          $4,500,000.00  due  and payable on or before September 23, 2004, which
          Note  amount represents an increase in the commitment of the Bank from
          $3,000,000.00;

     3.   The Borrower will not permit its tangible net worth (on a consolidated
          basis)  to  be less than $8,500,000 at any time after the date hereof.
          As  used  herein, "tangible net worth" shall mean the sum of preferred
          stock  (if  any),  par value of common stock, capital in excess of par
          value of common stock, cost in excess of net assets acquired, deferred
          development  costs  and all other assets as are properly classified as
          intangible  assets;

     4.   The  Borrower  shall maintain on a consolidated basis a ratio of Total
          Liabilities  to  Tangible  Net  Worth not exceeding 2.50:1.00. As used
          "Total  Liabilities"  means  the  sum of current liabilities plus long
          term  liabilities,  excluding  any  deferred  income  taxes;  and

     5.   The  Borrower  shall  maintain  on  a  consolidated  basis  a ratio of
          Adjusted  Total  Liabilities  to  Tangible  Net  Worth  not  exceeding
          1.75:1.00.  As  used  "Adjusted  Total  Liabilities"  means  Total
          Liabilities  excluding  "High  Yield  Lending  Program" notes payable.

     6.   As  used herein, the term "Borrowing Base" shall mean an amount at any
          time  equal to the sum of: (a) fifty percent (50%) of the value of the
          six  (6)  specific  assets  pledged  to  Bank  set  forth in Exhibit A
          attached  to  this Amendment (the initial value set forth in Exhibit A
          is  subject  to  adjustment  if  a  property's  value  decreased per a
          subsequent appraisal of such property), (b) fifty percent (50%) of the
          purchase  price  not  to  exceed  $250,000  for new asset acquisitions
          without  an  acceptable Bank appraisal; provided, however, assets with
          an  acceptable  Bank  appraised  value  may  be  granted  borrowing
          availability of fifty percent (50%) of the appraised value at the sole
          discretion  of  the  Bank.

     7.   Borrower  agrees  that  advances  on  the Loan (except for advances to
          re-purchase  stock of Borrower up to $2,600,000) shall be made for the
          purpose  of  acquisition  of  assets  or for improving existing assets
          pledged  to the Bank; provided, however, the Bank must pre-approve the
          collateral  for the advance prior to the advance which approval by the
          Bank shall be in the Bank's sole discretion. In addition, the Borrower
          may  have  up  to  $250,000  advanced  at  any one time for Borrower's
          working  capital  requirements.

     8.   Borrower agrees that all advances for acquisitions will be governed by
          FIRREA  regulations  regarding  real  estate  asset  appraisals and no
          advance  will  be  approved  for  a  real estate asset with a value in
          excess  of  $250,000  without  an  appraisal  approved  by  the  Bank.

<PAGE>
Rampart Services Corporation, L.L.C., et al.
September 24, 2003
Page 3
--------------------------------------------

     9.   Bank's  obligation to make advances on the Note is subject to the Bank
          receiving  the  following  additional  Security  Instruments:

          (a)  Guaranty  Agreements  in form acceptable to the Bank from Charles
               W.  Janke  and  J. H. Carpenter (collectively, the "Guarantors");
               and

          (b)  Deeds  of  Trust  in  form  approved  by the Bank executed by the
               Borrower  entity  that  is  the  current  owner  of  the  six (6)
               properties  listed  on  Exhibit  A;

     10.  Borrower  agrees  that Borrower will furnish or have furnished to Bank
          annual  year  end  financial  statements  of  the  Guarantors  in form
          consistent  with  the financial statements previously furnished to the
          Bank  on  or  before  March  1.

     11.  Borrower  confirms  that  among  other  information  that the Bank may
          request, the Borrower is obligated under the Loan Agreement to provide
          an  annual  audited  financial  statement  prepared  by  an acceptable
          certified public accountant within 120 days of each fiscal year end; a
          monthly  financial  statement  prepared  in  accordance with generally
          accepted  accounting principles within 30 days of month end; a monthly
          portfolio  listing  of assets within 30 days of month end; a borrowing
          base/no  default  certificate in form acceptable to the Bank within 30
          days  of month end; and that the Bank will conduct annual field audits
          of  the  Borrower.

     To  the  extent that the terms and provisions of the Loan Agreement require
modification to accomplish the specific terms set forth above, the parties agree
that  they  shall  cooperate  to permit advances upon the terms set forth above.

     The  representations  and  warranties  of  Borrower  contained  in the Loan
Agreement and the other Security Instruments and otherwise made in writing by or
on  behalf of the Borrower pursuant to the Loan Agreement and the other Security
Instruments  were  true  and  correct when made, and are true and correct in all
material  respects  at  and  as  of  the  time  of  delivery  of this Amendment.

     Borrower has performed and complied with all Loan Agreements and conditions
contained  in  the  Loan  Agreement  and the Security Instruments required to be
performed  or  complied  with by Borrower prior to or at the time of delivery of
this  Amendment.

     There  exists,  and  after  giving  effect to this Amendment will exist, no
default or Event of Default, or any condition, or act which constitutes, or with
notice or lapse of time (or both) would constitute an Event of Default under any
loan  agreement,  note  agreement, or trust indenture to which the Borrower is a
party,  including  without  limitation,  the  Loan  Agreement,  the Note and the
Security  Instruments,  to  the  knowledge  of  the  parties  hereto.

     Nothing  in  this Amendment is intended to amend any of the representations
or  warranties  contained  in  the  Loan  Agreement.

<PAGE>
Rampart Services Corporation, L.L.C., et al.
September 24, 2003
Page 4
--------------------------------------------

     Borrower  represents  that this is a commercial, business and/or investment
transaction  and that the proceeds of the Note have not and will not be used for
personal,  family,  household  or residential purposes; that all disclosures, if
any,  required  by  law  have  been  received by Borrower prior to the execution
hereof;  and  requests that Bank rely upon this representation, and the Bank has
relied  upon  the  representations and warranties contained in this Amendment in
agreeing  to  the  amendments  and  supplements  to the Loan Agreement set forth
herein.

     Except  as  otherwise  expressly  provided  herein, the Loan Agreement, the
Security Instruments, the Note and the other instruments and agreements referred
to  therein  are not amended, modified or affected by this Amendment.  Except as
expressly  set  forth  herein,  all  of  the  terms,  conditions,  covenants,
representations,  warranties  and all other provisions of the Loan Agreement are
herein  ratified  and  confirmed  and  shall  remain  in  full force and effect.

     On and after the date on which this Amendment becomes effective, the terms,
"this Loan Agreement," "hereof," "herein," "hereunder" and terms of like import,
when  used  herein  or  in  the  Loan  Agreement shall, except where the context
otherwise  requires,  refer to the Loan Agreement, as amended by this Amendment.

     This  Amendment  may  be executed in two or more counterparts, and it shall
not  be  necessary that the signatures of all parties hereto be contained on any
one counterpart hereof; each counterpart shall be deemed an original, but all of
which  together  shall  constitute  one  and  the  same  instrument.

     It  is  understood  between  the parties hereto that Borrower shall provide
Bank,  at  Borrower's  expense,  all  other  reports,  further  agreements  and
instruments,  title  policies,  surveys,  and  other documentation as reasonably
requested  during  the term of the Note, so as to preserve, protect and perfect,
or  maintain  the  perfection,  of all liens created by the instruments securing
payment  of the Note or other required documentation so that Bank shall have all
documentation necessary to comply with Bank's internal lending policies and that
documentation required by any applicable regulatory agency/authority.

     All notices to Borrower shall be sent to the address set forth above.

     NOTICE TO OBLIGORS:  THIS DOCUMENT AND ALL OTHER DOCUMENTS RELATING TO THIS
LOAN  CONSTITUTE  A  WRITTEN LOAN AGREEMENT WHICH REPRESENTS THE FINAL AGREEMENT
BETWEEN  THE  PARTIES  AND  MAY  NOT  BE  CONTRADICTED  BY  EVIDENCE  OF  PRIOR,
CONTEMPORANEOUS,  OR  SUBSEQUENT ORAL AGREEMENTS BETWEEN THE PARTIES.  THERE ARE
NO  UNWRITTEN  ORAL  AGREEMENTS  BETWEEN  THE  PARTIES  TO  THIS LOAN.  THE TERM
"PARTIES"  INCLUDES  THE  UNDERSIGNED  PERSONS  AND  ENTITIES.  THE  TERM "LOAN"
INCLUDES  THIS  AGREEMENT  AND  THE  DOCUMENTS  REFERENCED  HEREIN.

     IN  WITNESS  WHEREOF,  the  parties hereto have caused this Amendment to be
executed  as  of  the  date  first  set  forth  above.

<PAGE>
Rampart Services Corporation, L.L.C., et al.
September 24, 2003
Page 5
--------------------------------------------

BORROWER:                RAMPART  SERVICES  CORPORATION,  L.L.C.,
                         a  Texas  limited  liability  company

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

                         RAMPART  CAPITAL  CORPORATION,
                         a  Texas  corporation

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

                         RAMPART  VENTURES  CORPORATION,  L.L.C.,
                         a  Texas  limited  liability  company

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

                         RAMPART  ACQUISITION  CORPORATION,  L.L.C.,
                         a  Texas  limited  liability  company

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

                         RAMPART  PROPERTIES,  L.L.C.,
                         a  Nevada  limited  liability  company

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

<PAGE>
Rampart Services Corporation, L.L.C., et al.
September 24, 2003
Page 6
--------------------------------------------

                         NEWPORT  FUND,  L.L.C.
                         an  Oklahoma  limited  liability  company

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

                         RAMPART  NEWPORT  CORPORATION,  L.L.C.,
                         a  Texas  limited  liability  company

                         By:  /s/  J.  H.  Carpenter
                              ----------------------
                                   J.  H.  Carpenter,  President

                         SOURCEONE  CAPITAL  GROUP,  L.L.C.,
                         a  Nevada  limited  liability  company

                         By:  Rampart  Properties,  L.L.C.,
                              its  Manager

                              By:  /s/  J.  H.  Carpenter
                                 ------------------------
                                        J.  H.  Carpenter,  President

BANK:                    SOUTHWEST  BANK  OF  TEXAS  N.A.

                         By:  /s/  Michael  R.  Adams
                            -------------------------
                                   Michael  R.  Adams
                                   Vice  President

ATTACHMENT:
EXHIBIT A - LIST OF PROPERTIES AND VALUE OF PROPERTIES

<PAGE>
                                    EXHIBIT A
                             (ATTACHED TO SIXTEENTH
                          AMENDMENT TO LOAN AGREEMENT)

List of Properties Pledged to the Bank:

     1.   Conroe  Office  Building
          ------------------------

          1.2226  acres  of  land,  a  part  of  Reserve "D", CROSSROADS PARK, a
          subdivision  of  45.007 acres of land out of the Denward James Survey,
          A-289,  Montgomery County, Texas, according to the map or plat thereof
          recorded  in  Plat  Cabinet  B,  Sheet 7, of the County Map Records of
          Montgomery  County,  Texas,  and all as more particularly described in
          Substitute  Trustee's  Deed  filed  for  record under Clerk's File No.
          9457465  and  recorded  under  Film  Code  No. 627-00-0878 in the Real
          Property  Records  of  Montgomery  County,  Texas.

                                 Approved Value:
                                    $510,000

     2.   Brazoria  County  Acreage
          -------------------------

          Approximately 249.5362 acres, more or less, out of a 419.84 acre tract
          of  land, being a part of a 192 acre tract of land, part of a 269 acre
          tract  of  land  and  all  of  a  64.3  acre  tract of land, all being
          described  in  Volume  320,  Page  43,  Deed Records, Brazoria County,
          Texas,  situated in the Stephen F. Austin 7-1/3 League Grant, Abstract
          20,  Brazoria  County,  Texas.

                                 Approved Value:
                                    $561,500

     3.   Bay  Colony
          -----------

          8.9214  acres,  more  or  less, and being the tract of land containing
          10.07 acres, save and except a tract of land containing, 1.1486 acres,
          and  being  in  the  Perry  and  Austin League, Abstract 19, Galveston
          County,  Texas, as more particularly described a Special Warranty Deed
          with  Vendor's  Lien  filed  for  record under County Clerk's File No.
          9831375  and  recorded  under  Film  Code  No. ###-##-#### in the Real
          Property  Records  of  Galveston  County,  Texas.

                                 Approved Value:
                                   $1,260,000

<PAGE>
     4.   Newport  Golf  Course  and  Land
          --------------------------------

          Thirteen  (13)  tracts  of  land  in  Harris  County,  Texas  as  more
          particularly  described  in  Special  Warranty  Deed  recorded  and
          re-recorded  under  Clerk's  File Nos. T528516 and T870808 in the Real
          Property  Records  of  Harris  County,  Texas.

                                 Approved Value
                                   $2,500,000

     5.   San  Antonio  Retail  Center
          ----------------------------

          Lot  23,  Block 2, Rollingwood Estates Subdivision Unit 1, in the City
          of  Leon  Valley,  Bexar  County, Texas, according to the plat thereof
          recorded  a  Volume  9513,  Page  12,  Deed  and Plat Records of Bexar
          County,  Texas.

                                 Approved Value
                                    $970,000

     6.   Dallas  Retail  Center
          ----------------------

          Four  (4) tracts of land in Dallas County, Texas described in Warranty
          Deed  filed under Clerk's File No. 329599 and recorded under Film Code
          No.  98199 04526 in the Real Property Records of Dallas County, Texas.

                                 Approved Value
                                   $2,350,000

     Total  Agreed  Approved  Value
     All  six (6) properties:                       $8,151,500

     Fifty Percent (50%) of aggregate value         $4,075,750

Borrowing Base as of September 24, 2003             $4,075,750

<PAGE>

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