Document:

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                                                                    Exhibit 4.44

                          COMMERCIAL SECURITY AGREEMENT

<TABLE>
<CAPTION>
PRINCIPAL       LOAN DATE       MATURITY        LOAN NO       CALL      COLLATERAL      ACCOUNT      OFFICER      INITIALS
---------       ---------       --------        -------       ----      ----------      -------      -------      --------
<S>             <C>             <C>             <C>           <C>       <C>             <C>          <C>          <C>
$500,000.00     05-23-2000      05-23-2005      62080751                                62080751     SJ

                      References in the shaded area are for Lender's use only and do not limit the
                             applicability of this document to any particular loan or item.
                     Any item above containing ***** has been omitted due to text length limitations.
</TABLE>

GRANTOR: PODS, INC.                           LENDER: PEOPLES BANK
         6061 45th STREET NORTH                       32845 U.S. HWY 19
         ST. PETERSBURG, FL 33714                     PALM HARBOR, FL 34684-3123

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THIS COMMERCIAL SECURITY AGREEMENT DATED MAY 23, 2000, IS MADE AND EXECUTED
BETWEEN PODS, INC. ("GRANTOR") AND PEOPLES BANK ("LENDER").

GRANT OF SECURITY INTEREST. FOR VALUABLE CONSIDERATION, GRANTOR GRANTS TO LENDER
A SECURITY INTEREST IN THE COLLATERAL TO SECURE THE INDEBTEDNESS AND AGREES THAT
LENDER SHALL HAVE THE RIGHTS STATED IN THIS AGREEMENT WITH RESPECT TO THE
COLLATERAL, IN ADDITION TO ALL OTHER RIGHTS WHICH LENDER MAY HAVE BY LAW.

COLLATERAL DESCRIPTION. The word "Collateral" as used in this Agreement means
the following described property, whether now owned or hereafter acquired,
whether now existing or hereafter arising, and wherever located, in which
Grantor is giving to Lender a security interest for the payment of the
Indebtedness and performance of all other obligations under the Note and this
Agreement:

         DEBTOR GRANTS SECURED PARTY AN INTEREST IN 367 PODS SEE ATTACHED
         EXHIBIT "A" HERETO AND MADE A PART THEREOF; ALL ACCESSIONS, ADDITIONS,
         REPLACEMENTS, AND SUBSTITUTIONS RELATING TO ANY OF THE FOREGOING; ALL
         RECORDS OF ANY KIND RELATING TO ANY OF THE FOREGOING; ALL PROCEEDS
         RELATING TO ANY OF THE FOREGOING (INCLUDING INSURANCE, GENERAL
         INTANGIBLES AND ACCOUNTS PROCEEDS).

In addition, the word "Collateral" also includes all the following, whether now
owned or hereafter acquired, whether now existing or hereafter arising, and
wherever located:

         (A)  All accessions, attachments, accessories, replacements and
         additions to any of the collateral described herein, whether added now
         or later.

         (B)  All products and produce of any of the property described in this
         Collateral section.

         (C)  All accounts, general intangibles, instruments, rents, monies,
         payments, and all other rights, arising out of a sale, lease, or other
         disposition of any of the property described in this Collateral
         section.

         (D)  All proceeds (including insurance proceeds) from the sale,
         destruction, loss, or other disposition of any of the property
         described in this Collateral section, and sums due from a third party
         who has damaged or destroyed the Collateral or from that party's
         insurer, whether due to judgment, settlement or other process.

         (E)  All records and data relating to any of the property described in
         this Collateral section, whether in the form of a writing, photograph,
         microfilm, microfiche, or electronic media, together with all of
         Grantor's right, title, and interest in and to all computer software
         required to utilize, create, maintain, and process any such records or
         data on electronic media.

Despite any other provision of this Agreement, Lender is not granted, and will
not have, a nonpurchase money security interest in household goods, to the
extent such a security interest would be prohibited by applicable law. In
addition, if because of the type of any Property, Lender is required to give a
notice of the right to cancel under Truth in Lending for the Indebtedness, then
Lender will not have a security interest in such Property unless and until such
a notice is given.

RIGHT OF SETOFF. To the extent permitted by applicable law, Lender reserves a
right of setoff in all Grantor's accounts with Lender (whether checking,
savings, or some other account). This includes all accounts Grantor holds
jointly with someone else and all accounts Grantor may open in the future.
However, this does not include any IRA or Keogh accounts, or any trust accounts
for which setoff would be prohibited by law. Grantor authorizes Lender, to the
extent permitted by applicable law, to charge or setoff all sums owing on the
Indebtedness against any and all such accounts.

GRANTOR'S REPRESENTATIONS AND WARRANTIES WITH RESPECT TO THE COLLATERAL. With
respect to the Collateral, Grantor represents and warrants to Lender that:

         PERFECTION OF SECURITY INTEREST. Grantor agrees to execute financing
         statements and to take whatever other actions are requested by Lender
         to perfect and continue Lender's security interest in the Collateral.
         Upon request of Lender, Grantor will deliver to Lender any and all of
         the documents evidencing or constituting the Collateral, and Grantor
         will note Lender's interest upon any and all chattel paper if not
         delivered to Lender for possession by Lender.

         NOTICES TO LENDER. Grantor will notify Lender in writing at Lender's
         address shown above (or such other addresses as Lender may designate
         from time to time) prior to any (1) change in Grantor's name, (2)
         change in Grantor's assumed business name(s), (3) change in the
         management of Grantor, (4) change in the authorized signer(s), (5)
         change in Grantor's principal office address, (6) conversion of Grantor
         to a new or different type of business entity, or (7) change in any
         other aspect of Grantor that directly or indirectly relates to any
         agreements between Grantor and Lender. No change in Grantor's name will
         take effect until after Lender has been notified.

         NO VIOLATION. The execution and delivery of this Agreement will not
         violate any law or agreement governing Grantor or to which Grantor is a
         party, and its certificate or articles of incorporation and bylaws do
         not prohibit any term or condition of this Agreement.

         ENFORCEABILITY OF COLLATERAL. To the extent the Collateral consists of
         accounts, chattel paper, or general intangibles, as defined by the
         Uniform Commercial Code, the Collateral is enforceable in accordance
         with its terms, is genuine, and fully complies with all applicable laws
         and regulations concerning form, content and manner of preparation and
         execution, and all persons appearing to be obligated on the Collateral
         have authority and capacity to contract and are in fact obligated as
         they appear to be on the Collateral. There shall be no setoffs or
         counterclaims against any of the Collateral, and no agreement shall
         have been made under which any deductions or discounts may be claimed
         concerning the Collateral except those disclosed to Lender in writing.

         LOCATION OF THE COLLATERAL. Except in the ordinary course of Grantor's
         business, Grantor agrees to keep the Collateral at Grantor's address
         shown above or at such other locations as are acceptable to Lender.
         Upon Lender's request, Grantor will deliver to Lender in form
         satisfactory to Lender a schedule of real properties and Collateral
         locations relating to Grantor's operations, including without
         limitation the following: (1) all real property Grantor owns or is
         purchasing; (2) all real property Grantor is renting or leasing; (3)
         all storage facilities Grantor owns, rents, leases, or uses; and (4)
         all other properties where Collateral is or may be located.

         REMOVAL OF THE COLLATERAL. Except in the ordinary course of Grantor's
         business, Grantor shall not remove the Collateral from its existing
         location without Lender's prior written consent. Grantor shall,
         whenever requested, advise Lender of the exact location of the
         Collateral.

         TRANSACTIONS INVOLVING COLLATERAL. Except for inventory sold or
         accounts collected in the ordinary course of Grantor's business,
         Grantor shall not
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                         COMMERCIAL SECURITY AGREEMENT                    PAGE 2
                                  (CONTINUED)

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         sell, offer to sell, or otherwise transfer or dispose of the
         Collateral. Grantor shall not pledge, mortgage, encumber or otherwise
         permit the Collateral to be subject to any lien, security interest,
         encumbrance, or charge, other than the security interest provided for
         in this Agreement, without the prior written consent of Lender. This
         includes security interests even if junior in right to the security
         interests granted under this Agreement. Unless waived by Lender, all
         proceeds from any disposition of the Collateral (for whatever reason)
         shall be held in trust for Lender and shall not be commingled with any
         other funds; provided however, this requirement shall not constitute
         consent by Lender to any sale or other disposition. Upon receipt,
         Grantor shall immediately deliver any such proceeds to Lender.

         TITLE. Grantor represents and warrants to Lender that Grantor holds
         good and marketable title to the Collateral, free and clear of all
         liens and encumbrances except for the lien of this Agreement. No
         financing statement covering any of the Collateral is on file in any
         public office other than those which reflect the security interest
         created by this Agreement or to which Lender has specifically
         consented. Grantor shall defend Lender's rights in the Collateral
         against the claims and demands of all other persons.

         REPAIRS AND MAINTENANCE. Grantor agrees to keep and maintain, and to
         cause others to keep and maintain, the Collateral in good order, repair
         and condition at all times while this Agreement remains in effect.
         Grantor further agrees to pay when due all claims for work done on, or
         services rendered or material furnished in connection with the
         Collateral so that no lien or encumbrance may ever attach to or be
         filed against the Collateral.

         INSPECTION OF COLLATERAL. Lender and Lender's designated
         representatives and agents shall have the right at all reasonable times
         to examine and inspect the Collateral wherever located.

         TAXES, ASSESSMENTS AND LIENS. Grantor will pay when due all taxes,
         assessments and liens upon the Collateral, its use or operation, upon
         this Agreement, upon any promissory note or notes evidencing the
         Indebtedness, or upon any of the other Related Documents. Grantor may
         withhold any such payment or may elect to contest any lien if Grantor
         is in good faith conducting an appropriate proceeding to contest the
         obligation to pay and so long as Lender's interest in the Collateral is
         not jeopardized in Lender's sole opinion. If the Collateral is
         subjected to a lien which is not discharged within fifteen (15) days,
         Grantor shall deposit with Lender cash, a sufficient corporate surety
         bond or other security satisfactory to Lender in an amount adequate to
         provide for the discharge of the lien plus any interest, costs,
         reasonable attorneys' fees or other charges that could accrue as a
         result of foreclosure or sale of the Collateral. In any contest Grantor
         shall defend itself and Lender and shall satisfy any final adverse
         judgement before enforcement against the Collateral. Grantor shall name
         Lender as an additional obligee under any surety bond furnished in the
         contest proceedings. Grantor further agrees to furnish Lender with
         evidence that such taxes, assessments, and governmental and other
         charges have been paid in full and in a timely manner. Grantor may
         withhold any such payment or may elect to contest any lien if Grantor
         is in good faith conducting an appropriate proceeding to contest the
         obligation to pay and so long as Lender's interest in the Collateral is
         not jeopardized.

         COMPLIANCE WITH GOVERNMENTAL REQUIREMENTS. Grantor shall comply
         promptly with all laws, ordinances, rules and regulations of all
         governmental authorities , now or hereafter in effect, applicable to
         the ownership, production, disposition, or use of the Collateral.
         Grantor may contest in good faith any such law, ordinance or regulation
         and withhold compliance during any proceeding, including appropriate
         appeals, so long as Lender's interest in the Collateral, in Lender's
         opinion, is not jeopardized.

         HAZARDOUS SUBSTANCES. Grantor represents and warrants that the
         Collateral never has been, and never will be so long as this Agreement
         remains a lien on the Collateral, used in violation of any
         Environmental Laws or for the generation, manufacture, storage,
         transportation, treatment, disposal, release or threatened release of
         any Hazardous Substance.  The representations and warranties contained
         herein are based on Grantor's due diligence in investigating the
         Collateral for Hazardous Substances. Grantor hereby (1) releases and
         waives any future claims against Lender for indemnity or contribution
         in the event Grantor becomes liable for cleanup or other costs under
         any Environmental Laws, and (2) agrees to indemnify and hold harmless
         Lender against any and all claims and losses resulting from a breach of
         this provision of this Agreement. This obligation to indemnify shall
         survive the payment of the Indebtedness and the satisfaction of this
         Agreement.

         MAINTENANCE OF CASUALTY INSURANCE. Grantor shall procure and maintain
         all risks insurance, including without limitation fire, theft and
         liability coverage together with such other insurance as Lender may
         require with respect to the Collateral, in form, amounts, coverages and
         basis reasonably acceptable to Lender and issued by a company or
         companies reasonably acceptable to Lender. Grantor, upon request of
         Lender, will deliver to Lender from time to time the policies or
         certificates of insurance in form satisfactory to Lender, including
         stipulations that coverages will not be cancelled or diminished without
         at least ten (10) days' prior written notice to Lender and not
         including any disclaimer of the insurer's liability for failure to give
         such a notice. Each insurance policy also shall include an endorsement
         providing that coverage in favor of Lender will not be impaired in any
         way by any act, omission or default of Grantor or any other person. In
         connection with all policies covering assets in which Lender holds or
         is offered a security interest, Grantor will provide Lender with such
         loss payable or other endorsements as Lender may require. If Grantor at
         any time fails to obtain or maintain any insurance as required under
         this Agreement, Lender may (but shall not be obligated to) obtain such
         insurance as Lender deems appropriate, including if Lender so chooses
         "single interest Insurance," which will cover only Lender's interest in
         the Collateral.

         APPLICATION OF INSURANCE PROCEEDS. Grantor shall promptly notify Lender
         of any loss or damage to the Collateral. Lender may make proof of loss
         if Grantor fails to do so within fifteen (15) days of the casualty. All
         proceeds of any insurance on the Collateral, including accrued proceeds
         thereon, shall be held by Lender as part of the Collateral. If Lender
         consents to repair or replacement of the damaged or destroyed
         Collateral, Lender shall, upon satisfactory proof of expenditure, pay
         or reimburse Grantor from the proceeds for the reasonable cost of
         repair or restoration. If Lender does not consent to repair or
         replacement of the Collateral, Lender shall retain a sufficient amount
         of the proceeds to pay all of the Indebtedness, and shall pay the
         balance to Grantor. Any proceeds which have not been disbursed within
         six (6) months after their receipt and which Grantor has not committed
         to the repair or restoration of the Collateral shall be used to prepay
         the Indebtedness.

         INSURANCE RESERVES. Lender may require Grantor to maintain with Lender
         reserves for payment of insurance premiums, which reserves shall be
         created by monthly payments from Grantor of a sum estimated by Lender
         to be sufficient to produce, at least fifteen (15) days before the
         premium due date, amounts at least equal to the insurance premiums to
         be paid. If fifteen (15) days before payment is due,the reserve funds
         are insufficient, Grantor shall upon demand pay any deficiency to
         Lender. The reserve funds shall be held by Lender as a general deposit
         and shall constitute a non-interest-bearing account which Lender may
         satisfy by payment of the insurance premiums require to be paid by
         Grantor as they become due. Lender does not hold the reserve funds in
         trust for Grantor, and Lender is not the agent of Grantor for payment
         of the insurance premiums required to be paid by Grantor. The
         responsibility for the payment of premiums shall remain Grantor's sole
         responsibility.

         INSURANCE REPORTS. Grantor, upon request of Lender, shall furnish to
         Lender reports on each existing policy of Insurance showing such
         information as Lender may reasonably request including the following:
         (1) the name of the Insurer; (2) the risks insured; (3) the amount of
         the policy; (4) the property insured; (5) the then current value on the
         basis of which insurance has been obtained and the manner of
         determining that value; and (6) the expiration date of the policy. In
         addition, Grantor shall upon request by Lender (however not more often
         than annually) have an independent appraiser satisfactory to Lender
         determine, as applicable, the cash value or replacement cost of the
         Collateral.

GRANTOR'S RIGHT TO POSSESSION. Until default, Grantor may have possession of the
tangible personal property and beneficial use of all the Collateral and may use
it in any lawful manner not inconsistent with this Agreement or the Related
Documents, provided that Grantor's right to possession and beneficial use shall
not apply to any Collateral where possession of the Collateral by Lender is
required by law to perfect Lender's security interest in such Collateral. If
Lender at any time has possession of any Collateral, whether before or after an
Event of Default, Lender shall be

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                         COMMERCIAL SECURITY AGREEMENT                    PAGE 3
                                  (CONTINUED)

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deemed to have exercised reasonable care in the custody and preservation of the
Collateral if Lender takes such action for that purpose as Grantor shall request
or as Lender, in Lender's sole discretion, shall deem appropriate under the
circumstances, but failure to honor any request by Grantor shall not of itself
be deemed to be a failure to exercise reasonable care. Lender shall not be
required to take any steps necessary to preserve any rights in the Collateral
against prior parties, nor to protect, preserve or maintain any security
interest given to secure the Indebtedness.

LENDER'S EXPENDITURES. If any action or proceeding is commenced that would
materially affect Lender's interest in the Collateral or if Grantor fails to
comply with any provision of this Agreement or any Related Documents, including
but not limited to Grantor's failure to discharge or pay when due any amounts
Grantor is required to discharge or pay under this Agreement or any Related
Documents, Lender on Grantor's behalf may (but shall not be obligated to) take
any action that Lender deems appropriate, including but not limited to
discharging or paying all taxes, liens, security interests, encumbrances and
other claims, at any time levied or placed on the Collateral and paying all
costs for insuring, maintaining and preserving the Collateral. All such
expenditures incurred or paid by Lender for such purposes will then bear
interest at the rate charged under the Note from the date incurred or paid by
Lender to the date of repayment by Grantor. All such expenses will become a part
of the Indebtedness and, at Lender's option, will (A) be payable on demand; (B)
be added to the balance of the Note and be apportioned among and be payable with
any installment payments to become due during either (1) the term of any
applicable insurance policy; or (2) the remaining term of the Note; or (C) be
treated as a balloon payment which will be due and payable at the Note's
maturity. The Collateral also will secure payment of these amounts. Such right
shall be in addition to all other rights and remedies to which Lender may be
entitled upon Default.

DEFAULT. Each of the following shall constitute an Event of Default under this
Agreement:

         PAYMENT DEFAULT. Grantor fails to make any payment when due under the
         Indebtedness.

         OTHER DEFAULTS. Grantor fails to comply with or to perform any other
         term, obligation, covenant or condition contained in this Agreement or
         in any of the Related Documents or to comply with or to perform any
         term, obligation, covenant or condition contained in any other
         agreement between Lender and Grantor.

         FALSE STATEMENTS. Any warranty, representation or statement made or
         furnished to Lender by Grantor or on Grantor's behalf under this
         Agreement, the Note, or the Related Documents is false or misleading in
         any material respect, either now or at the time made or furnished or
         becomes false or misleading at any time thereafter.

         DEFECTIVE COLLATERALIZATION. This Agreement or any of the Related
         Documents ceases to be in full force and effect (including failure of
         any collateral document to create a valid and perfected security
         interest or lien) at any time and for any reason.

         INSOLVENCY. The dissolution or termination of Grantor's existence as a
         going business, the insolvency of Grantor, the appointment of a
         receiver for any part of Grantor's property, any assignment for the
         benefit of creditors, any type of creditor workout, or the commencement
         of any proceeding under any bankruptcy or insolvency laws by or against
         Grantor.

         CREDITOR OR FORFEITURE PROCEEDINGS. Commencement of foreclosure or
         forfeiture proceedings, whether by judicial proceeding, self-help,
         repossession or any other method, by any creditor of Grantor or by any
         governmental agency against any collateral securing the Indebtedness.
         This includes a garnishment of any of Grantor's accounts, including
         deposit accounts, with Lender. However, this Event of Default shall not
         apply if there is a good faith dispute by Grantor as to the validity or
         reasonableness of the claim which is the basis of the creditor or
         forfeiture proceeding and if Grantor gives Lender written notice of the
         Creditor or forfeiture proceeding and deposits with Lender monies or a
         surety bond for the creditor or forfeiture proceeding, in an amount
         determined by Lender, in its sole discretion, as being an adequate
         reserve or bond for the dispute.

         EVENTS AFFECTING GUARANTOR. Any of the preceding events occurs with
         respect to Guarantor of any of the Indebtedness or Guarantor dies or
         becomes incompetent.

         ADVERSE CHANGE. A material adverse change occurs in Grantor's financial
         condition, or Lender believes the prospect of payment or performance of
         the Indebtedness is impaired.

         INSECURITY. Lender in good faith believes itself insecure.

         CURE PROVISIONS. If any default, other than a default in payment, is
         curable and if Grantor has not been given a notice of a breach of the
         same provision of this Agreement within the preceding twelve (12)
         months, it may be cured (and no event of default will have occurred) if
         Grantor, after receiving written notice from Lender demanding cure of
         such default: (1) cures the default within ten (10) days; or (2) if the
         cure requires more than ten (10) days, immediately initiates steps
         which Lender deems in Lender's sole discretion to be sufficient to cure
         the default and thereafter continues and completes all reasonable and
         necessary steps sufficient to produce compliance as soon as reasonably
         practical.

RIGHTS AND REMEDIES ON DEFAULT. If an Event of Default occurs under this
Agreement, at any time thereafter, Lender shall have all the rights of a secured
party under the Florida Uniform Commercial Code. In addition and without
limitation, Lender may exercise any one or more of the following rights and
remedies:

         ACCELERATE INDEBTEDNESS. Lender may declare the entire Indebtedness,
         including any prepayment penalty which Grantor would be required to
         pay, immediately due and payable, without notice of any kind to
         Grantor.

         ASSEMBLE COLLATERAL. Lender may require Grantor to deliver to Lender
         all or any portion of the Collateral and any and all certificates of
         title and other documents relating to the Collateral. Lender may
         require Grantor to assemble the Collateral and make it available to
         Lender at a place to be designated by Lender. Lender also shall have
         full power to enter upon the property of Grantor to take possession of
         and remove the Collateral. If the Collateral contains other goods not
         covered by this Agreement at the time of repossession, Grantor agrees
         Lender may take such other goods, provided that Lender makes reasonable
         efforts to return them to Grantor after repossession.

         SELL THE COLLATERAL. Lender shall have full power to sell, lease,
         transfer, or otherwise deal with the Collateral or proceeds thereof in
         Lender's own name or that of Grantor. Lender may sell the Collateral at
         public auction or private sale. Unless the Collateral threatens to
         decline speedily in value or is of a type customarily sold on a
         recognized market, Lender will give Grantor reasonable notice of the
         time after which any private sale or any other intended disposition of
         the Collateral is to be made. The requirements of reasonable notice
         shall be met if such notice is given at least fifteen (15) days before
         the time of the sale or disposition. All expenses relating to the
         disposition of the Collateral, including without limitation the
         expenses of retaking, holding, insuring, preparing for sale and selling
         the Collateral, shall become a part of the Indebtedness secured by this
         Agreement and shall be payable on demand, with interest at the Note
         rate from date of expenditure until repaid.

         APPOINT RECEIVER. In the event of a suit being instituted to foreclose
         this Agreement, Lender shall be entitled to apply at any time pending
         such foreclosure suit to the court having jurisdiction thereof for the
         appointment of a receiver of any or all of the Collateral, and of all
         rents, incomes, profits, issues and revenues thereof, from whatsoever
         source. The parties agree that the court shall forthwith appoint such
         receiver with the usual powers and duties of receivers in like cases.
         Such appointment shall be made by the court as a matter of strict right
         to Lender and without notice to Grantor, and without reference to the
         adequacy or inadequacy of the value of the Collateral, or to Grantor's
         solvency or any other party defendant to such suit. Grantor hereby
         specifically waives the right to object to the appointment of a
         receiver and agrees that such appointment shall be made as an admitted
         equity and as a matter of absolute right to Lender, and consents to the
         appointment of any officer or employee of Lender as receiver. Lender
         shall have the right to have a receiver appointed to take possession of
         all or any part of the Collateral, with the power to protect and
         preserve the Collateral, to operate the Collateral preceding
         foreclosure or sale, and to collect the Rents from the Collateral and
         apply
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                         COMMERCIAL SECURITY AGREEMENT                    PAGE 4
                                  (CONTINUED)

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         the proceeds, over and above the cost of the receivership, against the
         Indebtedness. The receiver may serve without bond if permitted by law.
         Lender's right to the appointment of a receiver shall exist whether or
         not the apparent value of the Collateral exceeds the Indebtedness by a
         substantial amount. Employment by Lender shall not disqualify a person
         from serving as a receiver.

         COLLECT REVENUES, APPLY ACCOUNTS. Lender, either itself or through a
         receiver, may collect the payments, rents, income, and revenues from
         the Collateral. Lender may at any time in Lender's discretion transfer
         any Collateral into Lender's own name or that of Lender's nominee and
         receive the payments, rents, income, and revenues therefrom and hold
         the same as security for the Indebtedness or apply it to payment of the
         Indebtedness in such order of preference as Lender may determine.
         Insofar as the Collateral consists of accounts, general intangibles,
         insurance policies, instruments, chattel paper, choses in action, or
         similar property, Lender may demand, collect, receipt for, settle,
         compromise, adjust, sue for, foreclose, or realize on the Collateral as
         Lender may determine, whether or not Indebtedness or Collateral is then
         due. For these purposes, Lender may, on behalf of and in the name of
         Grantor, receive, open and dispose of mail addressed to Grantor; change
         any address to which mail and payments are to be sent; and endorse
         notes, checks, drafts, money orders, documents of title, instruments
         and items pertaining to payment, shipment, or storage of any
         Collateral. To facilitate collection, Lender may notify account debtors
         and obligors on any Collateral to make payments directly to Lender.

         OBTAIN DEFICIENCY. If Lender chooses to sell any or all of the
         Collateral, Lender may obtain a judgment against Grantor for any
         deficiency remaining on the Indebtedness due to Lender after
         application of all amounts received from the exercise of the rights
         provided in this Agreement. Grantor shall be liable for a deficiency
         even if the transaction described in this subsection is a sale of
         accounts or chattel paper.

         OTHER RIGHTS AND REMEDIES. Lender shall have all the rights and
         remedies of a secured creditor under the provisions of the Uniform
         Commercial Code, as may be amended from time to time. In addition,
         Lender shall have and may exercise any or all other rights and remedies
         it may have available at law, in equity or otherwise.

         ELECTION OF REMEDIES. Except as may be prohibited by applicable law,
         all of Lender's rights and remedies, whether evidenced by this
         Agreement, the Related Documents, or by any other writing, shall be
         cumulative and may be exercised singularly or concurrently. Election by
         Lender to pursue any remedy will not bar any other remedy, and an
         election to make expenditures or to take action to perform an
         obligation of Grantor under this Agreement, after Grantor's failure to
         perform, shall not affect Lender's right to declare a default and
         exercise its remedies.

MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of
this Agreement:

         AMENDMENTS. This Agreement, together with any Related Documents,
         constitutes the entire understanding and agreement of the parties as to
         the matters set forth in this Agreement. No alteration of or amendment
         to this Agreement shall be effective unless given in writing and signed
         by the party or parties sought to be charged or bound by the alteration
         or amendment.

         ATTORNEYS' FEES; EXPENSES. Grantor agrees to pay upon demand all of
         Lender's costs and expenses, including Lender's reasonable attorneys'
         fees and Lender's legal expenses, incurred in connection with the
         enforcement of this Agreement. Lender may hire or pay someone else to
         help enforce this Agreement, and Grantor shall pay the costs and
         expenses of such enforcement. Costs and expenses include Lender's
         reasonable attorneys' fees and legal expenses whether or not there is a
         lawsuit, including reasonable attorneys' fees and legal expenses for
         bankruptcy proceedings (including efforts to modify or vacate any
         automatic stay or injunction), appeals, and any anticipated
         post-judgment collection services. Grantor also shall pay all court
         costs and such additional fees as may be directed by the court.

         CAPTION HEADINGS. Caption headings in this Agreement are for
         convenience purposes only and are not to be used to interpret or define
         the provisions of this Agreement.

         GOVERNING LAW. This Agreement will be governed by, construed and
         enforced in accordance with federal law and the laws of the State of
         Florida. This Agreement has been accepted by Lender in the State of
         Florida.

         CHOICE OF VENUE. If there is a lawsuit, Grantor agrees upon Lender's
         request to submit to the jurisdiction of the courts of Pinellas County,
         State of Florida.

         NO WAIVER BY LENDER. Lender shall not be deemed to have waived any
         rights under this Agreement unless such waiver is given in writing and
         signed by Lender. No delay or omission on the part of Lender in
         exercising any right shall operate a waiver of such right or any other
         right. A waiver by Lender of a provision of this Agreement shall not
         prejudice or constitute a waiver of Lender's right otherwise to demand
         strict compliance with that provision or any other provision of this
         Agreement. No prior waiver by Lender, nor any course of dealing between
         Lender and Grantor, shall constitute a waiver of any of Lender's rights
         or of any of Grantor's obligations as to any future transactions.
         Whenever the consent of Lender is required under this Agreement, the
         granting of such consent by Lender in any instance shall not constitute
         continuing consent to subsequent instances where such consent is
         required and in all cases such consent may be granted or withheld in
         the sole discretion of Lender.

         NOTICES. Any notice required to be given under this Agreement shall be
         given in writing, and shall be effective when actually delivered, when
         actually received by telefacsimile (unless otherwise required by law),
         when deposited with a nationally recognized overnight courier, or, if
         mailed, when deposited in the United States mail, as first class,
         certified or registered mail postage prepaid, directed to the addresses
         shown near the beginning of this Agreement. Any party may change its
         address for notices under this Agreement by giving written notice to
         the other parties, specifying that the purpose of the notice is to
         change the party's address. For notice purposes, Grantor agrees to keep
         Lender informed at all times of Grantor's current address. Unless
         otherwise provided or required by law, if there is more than one
         Grantor, any notice given by Lender to any Grantor is deemed to be
         notice given to all Grantors.

         POWER OF ATTORNEY. Grantor hereby appoints Lender as Grantor's
         irrevocable attorney-in-fact for the purpose of executing any documents
         necessary to perfect or to continue the security interest granted in
         this Agreement. Lender may at any time, and without further
         authorization from Grantor, file a carbon, photographic or other
         reproduction of any financial statement or of this Agreement for use as
         a financial statement. Grantor will reimburse Lender for all expenses
         for the perfection and the continuation of the perfection of Lender's
         security interest in the Collateral.

         SEVERABILITY. If a court of competent jurisdiction finds any provision
         of this Agreement to be illegal, invalid, or unenforceable as to any
         circumstance, that finding shall not make the offending provision
         illegal, invalid, or unenforceable as to any other circumstance. If
         feasible, the offending provision shall be considered modified so that
         it becomes legal, valid and enforceable. If the offending provision
         cannot be so modified, it shall be considered deleted from this
         Agreement. Unless otherwise required by law, the illegality,
         invalidity, or unenforceability of any provision of this Agreement
         shall not affect the legality, validity or enforceability of any other
         provision of this Agreement.

         SUCCESSORS AND ASSIGNS. Subject to any limitations stated in this
         Agreement on transfer of Grantor's interest, this Agreement shall be
         binding upon and inure to the benefit of the parties, their successors
         and assigns. If ownership of the Collateral becomes vested in a person
         other than Grantor, Lender, without notice to Grantor, may deal with
         Grantor's successors with reference to this Agreement and the
         Indebtedness by way of forbearance or extension without releasing
         Grantor from the obligations of this Agreement or liability under the
         Indebtedness.

         SURVIVAL OF REPRESENTATIONS AND WARRANTIES. All representations,
         warranties, and agreements made by Grantor in this Agreement shall
         survive the execution and delivery of this Agreement, shall be
         continuing in nature, and shall remain in full force and effect until
         such time as Grantor's Indebtedness shall be paid in full.
<PAGE>   5
                         COMMERCIAL SECURITY AGREEMENT                    PAGE 5
                                (CONTINUED)

================================================================================

         TIME IS OF THE ESSENCE.  Time is of the essence in the performance of
         this Agreement.

         WAIVE JURY.  All parties to this Agreement hereby waive the right to
         any jury trial in any action, proceeding, or counterclaim brought by
         any party against any other party.

DEFINITIONS. The following capitalized words and terms shall have the following
meanings when used in this Agreement. Unless specifically stated to the
contrary, all references to dollar amounts shall mean amounts in lawful money of
the United States of America. Words and terms used in the singular shall include
the plural, and the plural shall include the singular, as the context may
require. Words and terms not otherwise defined in this Agreement shall have the
meanings attributed to such terms in the Uniform Commercial Code:

         AGREEMENT.  The word "Agreement" means this Commercial Security
         Agreement, as this Commercial Security Agreement may be amended or
         modified from time to time, together with all exhibits and schedules
         attached to this Commercial Security Agreement from time to time.

         BORROWER.  The word "Borrower" means PODS, INC., and all other persons
         and entities signing the Note in whatever capacity.

         COLLATERAL.  The word "Collateral" means all of the Grantor's rights,
         title and interest in and to all the Collateral as described in the
         Collateral Description section of this Agreement.

         DEFAULT.  The word "Default" means the Default set forth in this
         Agreement in the section titled "Default".

         ENVIRONMENTAL LAWS.  The words "Environmental Laws" mean any and all
         state, federal and local statutes, regulations and ordinances relating
         to the protection of human health or the environment, including without
         limitation the Comprehensive Environmental Response, Compensation, and
         Liability Act of 1980, as amended, 42 U.S.C. Section 9601, et seq.
         ("CERCLA"), the Superfund Amendments and Reauthorization Act of 1986,
         Pub. L. No. 99-499 ("SARA"), the Hazardous Materials Transportation
         Act, 49 U.S.C. Section 1801, et seq., the Resource Conservation and
         Recovery Act, 42 U.S.C., Section 6901, et. seq., or other applicable
         state or federal laws, rules, or regulations adopted pursuant thereto.

         EVENT OF DEFAULT.  The words "Event of Default" mean any of the Events
         of Default set forth in this Agreement in the Default section of this
         Agreement.

         GRANTOR.  The word "Grantor" means PODS, INC.

         GUARANTOR.  The word "Guarantor" means any guarantor, surety, or
         accommodation party of any or all of the Indebtedness.

         HAZARDOUS SUBSTANCES.  The words "Hazardous Substances" mean materials
         that, because of their quantity, concentration or physical, chemical or
         infectious characteristics, may cause or pose a present or potential
         hazard to human health or the environment when improperly used,
         treated, stored, disposed of, generated, manufactured, transported or
         otherwise handled. The words "Hazardous Substances" are used in their
         very broadest sense and include without limitation any and all
         hazardous or toxic substances, materials or waste as defined by or
         listed under the Environmental Laws. The term "Hazardous Substances"
         also includes, without limitation, petroleum and petroleum by-products
         or any fraction thereof and asbestos.

         INDEBTEDNESS.  The word "Indebtedness" means the Indebtedness evidenced
         by the Note or Related Documents, including all principal and interest
         together with all other Indebtedness and costs and expenses for which
         Grantor is responsible under this Agreement or under any of the Related
         Documents.

         LENDER.  The word "Lender" means Peoples Bank, its successors and
         assigns.

         NOTE.  The word "Note" means the Promissory Note from PODS, INC. to
         Peoples Bank date May 23, 2000 in the amount of $500,000.00.

         RELATED DOCUMENTS.  The words "Related Documents" mean all promissory
         notes, credit agreements, loan agreements, environmental agreements,
         guaranties, security agreements, mortgages, deeds of trust, security
         deeds, collateral mortgages, and all other instruments, agreements and
         documents, whether now or hereafter existing, executed in connection
         with the Indebtedness.

GRANTOR HAS READ AND UNDERSTOOD ALL THE PROVISIONS OF THIS COMMERCIAL SECURITY
AGREEMENT AND AGREES TO ITS TERMS. THIS AGREEMENT IS DATED MAY 23, 2000. THIS
AGREEMENT IS GIVEN UNDER SEAL AND IT IS INTENDED THAT THIS AGREEMENT IS AND
SHALL CONSTITUTE AND HAVE THE EFFECT OF A SEALED INSTRUMENT ACCORDING TO LAW.

GRANTOR:

PODS, INC.

BY:                                          (SEAL)
   ------------------------------------------
   PETER S. WARHURST, PRESIDENT OF PODS, INC.

===============================================================================<PAGE>   1

                                                                    Exhibit 4.45

                                 PROMISSORY NOTE

<TABLE>
<CAPTION>
PRINCIPAL       LOAN DATE       MATURITY        LOAN NO       CALL      COLLATERAL      ACCOUNT      OFFICER      INITIALS
---------       ---------       --------        -------       ----      ----------      -------      -------      --------
<S>             <C>             <C>             <C>           <C>       <C>             <C>          <C>          <C>
$500,000.00     09-05-2000      09-05-2005      62056452                                62056452     SJ

                      References in the shaded area are for Lender's use only and do not limit the
                             applicability of this document to any particular loan or item.
                  Any Item above containing ***** has been omitted due to the text length limitations.
</TABLE>

BORROWER: PODS, INC.                      LENDER: Peoples Bank
          6061 45th Street North                  32845 U.S. Hwy 19
          St. Petersburg, FL 33714                Palm Harbor, FL 34684-3123

================================================================================

<TABLE>
<CAPTION>
<S>                                    <C>                             <C>
PRINCIPAL AMOUNT:  $500,000.00         INTEREST RATE: 10.500%          DATE OF NOTE: SEPTEMBER 5, 1999
</TABLE>

PROMISE TO PAY, PODS, INC. ("Borrower") promises to pay to Peoples Bank
("Lender"), or order, in lawful money of the United States of America, the
principal amount of Five Hundred Thousand & 00/100 Dollars ($500,000.00),
together with interest on the unpaid principal balance from September 5, 2000,
until paid in full.

PAYMENT. Subject to any payment changes resulting from changes in the Index,
Borrower will pay this loan in 60 payments of $10,782.51 each payment.
Borrower's first payment is due October 5, 2000, and all subsequent payments are
due on the same day of each month after that. Borrower's final payment will be
due on September 5, 2005, and will be for all principal and all accrued interest
not yet paid. Payments include principal and interest. Unless otherwise agreed
or required by applicable law, payments will be applied first to accrued unpaid
interest, then to principal, and any remaining amount to any unpaid collection
costs and late charges. The annual interest rate for this Note is computed on a
365/360 basis; that is, by applying the ratio of the annual interest rate over a
year of 360 days, multiplied by the outstanding principal balance, multiplied by
the actual number of days the principal balance is outstanding. Borrower will
pay Lender at Lender's address shown above or at such other place as Lender may
designate in writing.

VARIABLE INTEREST RATE. The interest rate on this Note is subject to change from
time to time based on changes in an Independent Index which is the Wall Street
Journal Prime Rate (the "Index"). The Index is not necessarily the lowest rate
charged by Lender on its loans. If the Index becomes unavailable during the term
of this loan, Lender may designate a substitute index after notice to Borrower.
Lender will tell Borrower the current index rate upon Borrower's request. The
interest rate change will not occur more often than each day. Borrower
understands that Lender may make loans based on other rates as well. THE INDEX
CURRENTLY IS 9.500% PER ANNUM. THE INTEREST RATE TO BE APPLIED TO THE UNPAID
PRINCIPAL BALANCE OF THIS NOTE WILL BE AT A RATE OF 1,000 PERCENTAGE POINT OVER
THE INDEX, RESULTING IN AN INITIAL RATE OF 10.500% PER ANNUM. NOTICE: Under no
circumstances will the effective rate of interest on this Note be more than the
maximum rate allowed by applicable law. Whenever increases occur in the interest
rate, Lender, at its option, may do one or more of the following: (A) increase
Borrower's payments to ensure Borrower's loan will pay off by its original final
maturity date, (B) increase Borrower's payments to cover accruing interest, (C)
increase the number of Borrower's payments, and (D) continue Borrower's payments
at the same amount and increase Borrower's final payment.

PREPAYMENT. Borrower may pay without penalty all or a portion of the amount owed
earlier than it is due. Early payments will not, unless agreed to by Lender in
writing, relieve Borrower of Borrower's obligation to continue to make payments
under the payment schedule. Rather, early payments will reduce the principal
balance due and may result in Borrower's making fewer payments. Borrower agrees
not to send Lender payments marked "paid in full", "without recourse", or
similar language. If Borrower sends such a payment, Lender may accept it without
losing any of Lender's rights under this Note, and Borrower will remain
obligated to pay any further amount owed to Lender. All written communications
concerning disputed amounts, including any check or other payment instrument
that indicates that the payment constitutes "payment in full" of the amount owed
or that is tendered with other conditions or limitations or as full satisfaction
of a disputed amount must be mailed or delivered to: Peoples Bank, 32845 U.S.
Hwy 19, Palm Harbor, FL 34684-3123.

LATE CHARGE. If a payment is 10 days or more late, Borrower will be charged
5.000% of the regularly scheduled payment.

INTEREST AFTER DEFAULT. Upon default, including failure to pay upon final
maturity, Lender, at its option, may, if permitted under applicable law,
increase the variable interest rate on this Note to 18.000% per annum, if and to
the extent that the increase does not cause the interest rate to exceed the
maximum rate permitted by applicable law.

DEFAULT. Each of the following shall constitute an event of default ("Event of
Default") under this Note:

         PAYMENT DEFAULT. Borrower fails to make any payment when due under this
         Note.

         OTHER DEFAULTS. Borrower fails to comply with or to perform any other
         term, obligation, covenant or condition contained in this Note or in
         any of the related documents or to comply with or to perform any term,
         obligation, covenant or condition contained in any other agreement
         between Lender and Borrower.

         FALSE STATEMENTS. Any warranty, representation or statement made or
         furnished to Lender by Borrower or on Borrower's behalf under this Note
         or the related documents is false or misleading in any material
         respect, either now or at the time made or furnished or becomes false
         or misleading at any time thereafter.

         INSOLVENCY. The dissolution or termination of Borrower's existence as a
         going business, the Insolvency of Borrower, the appointment of a
         receiver for any part of Borrower's property, any assignment for the
         benefit of creditors, any type of creditor workout, or the commencement
         of any proceeding under any bankruptcy or insolvency laws by or against
         Borrower.

         CREDITOR OR FORFEITURE PROCEEDINGS. Commencement of foreclosure or
         forfeiture proceedings, whether by judicial proceeding, self-help,
         repossession or any other method, by any creditor of Borrower or by any
         governmental agency against any collateral securing the loan. This
         includes a garnishment of any of Borrower's accounts, including deposit
         accounts, with Lender. However, this Event of Default shall not apply
         if there is a good faith dispute by Borrower as to the validity or
         reasonableness of the claim which is the basis of the creditor or
         forfeiture proceeding and if Borrower gives Lender written notice of
         the creditor or forfeiture proceeding and deposits with Lender monies
         or a surety bond for the creditor or forfeiture proceeding. In an
         amount determined by Lender. In its sole discretion, as being an
         adequate reserve or bond for the dispute.

         EVENTS AFFECTING GUARANTOR. Any of the proceeding events occurs with
         respect to any Guarantor of any of the indebtedness or any Guarantor
         dies or becomes incompetent, or revokes or disputes the validity of, or
         liability under, any guaranty of the indebtedness. In the event of a
         death, Lender, at its option, may, but shall not be required to, permit
         the Guarantor's estate to assume unconditionally the obligations
         arising under the guaranty in a manner satisfactory to Lender, and, in
         doing so, cure any Event of Default.

         CHANGE IN OWNERSHIP. Any change in ownership of twenty-five percent
         (25%) or more of the common stock of Borrower.

         ADVERSE CHANGE. A material adverse change occurs in Borrower's
         financial condition, or Lender believes the prospect of payment or
         performance of this Note is impaired.

         INSECURITY. Lender in good faith believes itself Insecure.

         CURE PROVISIONS. If any default, other than a default in payment, is
         curable and if Borrower has not been given a notice of a breach of the
         same
<PAGE>   2
                                PROMISSORY NOTE                           PAGE 2
                                  (CONTINUED)

================================================================================

         provision of this Note within the preceding twelve (12) months, it may
         be cured (and no event of default will have occurred) if Borrower,
         after receiving written notice from Lender demanding cure of such
         default: (1) cures the default within ten (10) days; or (2) if the cure
         requires more than ten (10) days, immediately initiates steps which
         Lender deems in Lender's sole discretion to be sufficient to cure the
         default and thereafter continues and completes all reasonable and
         necessary steps sufficient to produce compliance as soon as reasonably
         practical.

LENDER'S RIGHTS. Upon default, Lender may declare the entire unpaid principal
balance on this Note and all accrued unpaid interest immediately due, and then
Borrower will pay that amount.

ATTORNEYS' FEES; EXPENSES. Lender may hire or pay someone else to help collect
the loan if Borrower does not pay. Borrower will pay Lender the amount of these
costs and expenses, which includes, subject to any limits under applicable law,
Lender's reasonable attorney's fees and Lender's legal expenses whether or not
there is a lawsuit, including reasonable attorneys' fees and legal expenses for
bankruptcy proceedings (including efforts to modify or vacate any automatic stay
or injunction), and appeals. If not prohibited by applicable law, Borrower also
will pay any court costs, in addition to all other sums provided by law.

JURY WAIVER. Lender and Borrower hereby waive the right to any jury trial in any
action, proceeding, or counterclaim brought by either Lender or Borrower against
the other.

GOVERNING LAW. THIS NOTE WILL BE GOVERNED BY, CONSTRUED AND ENFORCED IN
ACCORDANCE WITH FEDERAL LAW AND THE LAWS OF THE STATE OF FLORIDA. THIS NOTE HAS
BEEN ACCEPTED BY LENDER IN THE STATE OF FLORIDA.

CHOICE OF VENUE. If there is a lawsuit, Borrower agrees upon Lender's request to
submit to the jurisdiction of the courts of Pinellas County, State of Florida.

RIGHT OF SETOFF. To the extent permitted by applicable law, Lender reserves a
right of setoff in all Borrower's accounts with Lender (whether checking,
savings, or some other account). This includes all accounts Borrower holds
jointly with someone else and all accounts Borrower may open in the future.
However, this does not include any IRA or Keogh accounts, or any trust accounts
for which setoff would be prohibited by law. Borrower authorizes Lender, to the
extent permitted by applicable law, to charge or setoff all sums owing on the
indebtedness against any and all such accounts.

SUCCESSOR INTERESTS. The terms of this Notes shall be binding upon Borrower, and
upon Borrower's heirs, personal representatives, successors and assigns, and
shall inure to the benefit of Lender and Lender's successors and assigns.

GENERAL PROVISIONS. If any part of this Note cannot be enforced, this fact will
not affect the rest of the Note. Borrower does not agree or intend to pay, and
Lender does not agree or intend to contract for, charge, collect, take, reserve
or receive (collectively referred to herein as "charge or collect"), any amount
in the nature of interest or in the nature of a fee for this loan, which would
in any way or event (including demand, prepayment, or acceleration) cause Lender
to charge or collect more for this loan than the maximum Lender would be
permitted to charge or collect by federal law or the law of the State of Florida
(as applicable). Any such excess interest or unauthorized fee shall, instead of
anything stated to the contrary, be applied first to reduce the principal
balance of this loan, and when the principal has been paid in full, be refunded
to Borrower. Lender may delay or forgo enforcing any of its rights or remedies
under this Note without losing them. Borrower and any other person who signs,
guarantees or endorses this Note, to the extent allowed by law, waive
presentment, demand for payment, and notice of dishonor. Upon any change in the
terms of this Note, and unless otherwise expressly stated in writing, no party
who signs this Note, whether as maker, guarantor, accommodation maker or
endorser, shall be released from liability. All such parties agree that Lender
may renew or extend (repeatedly and for any length of time) this loan or release
any party or guarantor or collateral; or impair, fail to realize upon or perfect
Lender's security interest in the collateral; and take any other action deemed
necessary by Lender without the consent of or notice to anyone. All such parties
also agree that Lender may modify this loan without the consent of or notice to
anyone other than the party with whom the modification is made. The obligations
under this Note are joint and several.

PRIOR TO SIGNING THIS NOTE, BORROWER READ AND UNDERSTOOD ALL THE PROVISIONS OF
THIS NOTE, INCLUDING THE VARIABLE INTEREST RATE PROVISIONS. BORROWER AGREES TO
THE TERMS OF THE NOTE.

BORROWER ACKNOWLEDGES RECEIPT OF A COMPLETED COPY OF THIS PROMISSORY NOTE.

THIS NOTE IS GIVEN UNDER SEAL AND IT IS INTENDED THAT THIS NOTE IS AND SHALL
CONSTITUTE AND HAVE THE EFFECT OF A SEALED INSTRUMENT ACCORDING TO LAW.

BORROWER:

PODS, INC.

By:                                                     (Seal)
   -----------------------------------------------------
    Peter S. Warhurst, President/Secretary of PODS, INC.
================================================================================

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