Document:

Exhibit 10.2

                               PURCHASE AGREEMENT

         THIS PURCHASE  AGREEMENT  ("Agreement") is made as of December 31, 2004
(the  "Effective  Date"),  by and between TCTB  PARTNERS,  LTD, a Texas  limited
partnership,  ("TCTB"  or  "Seller")  as  nominee  for  TCTB  COMPANY,  a  Texas
corporation, AMEN PROPERTIES, INC., a Delaware corporation, KYLE STALLINGS, JOHN
NORWOOD and JON MORGAN  (collectively the "Selling  Partners"),  and nominee for
DALE A. BROWN, CARY D. BROWN, and MCGRAW BROTHERS  INVESTMENTS,  a Texas general
partnership   (collectively  the  "Contributing  Partners")  and  1500  BROADWAY
PARTNERS, LTD. a Texas limited partnership ("1500 Broadway" or "Purchaser").

         In  consideration  of this  Agreement,  Seller and  Purchaser  agree as
follows:

     1. SALE OF SUBJECT PROPERTY. Subject and pursuant to that certain Agreement
to Distribute Assets, executed contemporaneously with this Agreement between the
Selling  Partners,   the  Contributing  Partners  and  TCTB  (the  "Distribution
Agreement"),  Seller  agrees to sell,  assign and  transfer  to  Purchaser,  and
Purchaser agrees to buy from Seller,  all of Seller's right,  title and interest
in and to the following property (collectively, "Subject Property"):

               (a) REAL PROPERTY.  Fee simple  interest or the ground  leasehold
          interest, as applicable, in that certain parcel of real estate located
          at 1500 Broadway,  Lubbock,  Texas, generally known as the Wells Fargo
          Building,  and legally described on EXHIBIT A attached hereto and made
          a part hereof being the land ("Land"),  together with (i) all building
          structures,  improvements  and fixtures owned by Seller located on the
          Land  ("Improvements"),  and (ii) all rights,  privileges,  easements,
          reversions,  water rights,  development rights, air rights, servitudes
          and appurtenances thereunto belonging or appertaining,  and all right,
          title and interest of Seller,  if any, in and to the  streets,  alleys
          and   rights-of-way   adjacent  to  the  Land  and  the   Improvements
          (collectively, the "Real Property").

               (b) PERSONAL PROPERTY. All of the equipment and personal property
          owned by Seller and used in the operation of the Real Property (all of
          which  together  are   collectively   referred  to  as  the  "Personal
          Property").

               (c)  LEASES.  Seller's  interest as landlord in and to the leases
          with various tenants (the  "Tenants")  described on EXHIBIT B attached
          hereto  and  made a part  hereof,  together  with  all  amendments  or
          modifications thereto (such leases, as amended,  being herein referred
          to as the "Leases").

               (d) PERMITS. Seller's interest in and to all assignable licenses,
          permits,  and certificates of occupancy owned by Seller and pertaining
          to the Real Property and Personal Property, (all of which together are
          collectively referred to as the "Permits").

               (e)  WARRANTIES.  Seller's  interest  in and  to  all  unexpired,
          assignable   warranties  and  guaranties  given  or  assigned  to,  or
          benefiting,  Seller,  the  Real  Property  or  the  Personal  Property
          relating to the acquisition,  construction,  design,  use,  operation,
          management  or  maintenance  of the  Real  Property  or  the  Personal
          Property, (collectively, the "Warranties").
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               (f)  PLANS.  A  limited  license  to  use  the  final  plans  and
          specifications  (excluding shop drawings) relating to the construction
          of the  Improvements  (the "Plans")  solely for purposes of repairing,
          maintenance   and  restoring  the   Improvements.   Purchaser   hereby
          indemnifies,  defends,  and  agrees to hold  harmless  Seller and each
          Seller Affiliate from and against any unauthorized use of the Plans by
          Purchaser, its employees, officers, directors,  affiliates and agents,
          which  indemnification   obligation  shall  survive  Closing  and  any
          termination of this Agreement.

               (g)  OTHER  INTANGIBLES.  Seller's  interest  in and to all other
          assignable intangible property (the "Other Intangible Property") owned
          by Seller  pertaining  to the Real  Property  and  Personal  Property,
          including, without limitation, trade names (including specifically the
          trade name "1500 Broadway"),  geotechnical reports, operating manuals,
          floor   plans   (including   any   related   computer   aided   design
          measurements), and landscape plans.

               (h) GROUND  LEASE.  Seller's  interest in and to the ground lease
          contract  which was  originally  executed on October 1, 1963,  between
          Fern Cone,  as Lessor,  and the First  National  Bank of  Lubbock,  as
          Lessee,  under  which that  certain  property  was leased to the First
          National  Bank of Lubbock  as Lessee  for a term of fifty (50)  years,
          beginning  on October 1, 1963,  and ending at 11:59 P.M. on  September
          30, 2013 (the  "Ground  Lease")  which  Ground  Lease was  recorded in
          Volume 963, page 528 of the Deed Records of Lubbock County,  Texas and
          is incorporated herein by reference for all purposes.

               (i) DEPOSITS. Seller's interest in and to any deposits being held
          by Seller under the terms of any of the Leases (the "Deposits").

     2. PURCHASE PRICE.  Purchaser shall pay to Seller, as consideration for the
purchase of the Subject  Property,  the sum of FOUR MILLION  FIVE HUNDRED  SIXTY
EIGHT  THOUSAND  EIGHT  HUNDRED  FOURTEEN  AND  08/100  DOLLARS  ($4,568,814.08)
("Purchase Price"). The Purchase Price shall be payable in cash to Seller, or at
the direction of Seller,  by wire transfer of immediately  available funds, upon
Closing.

     3.  ESCROW.  At Closing,  because  the  amounts  due for certain  items are
unknown,  Seller  agrees to escrow funds in the  appropriate  amounts in a trust
account with the law firm of Lynch,  Chappell & Alsup, P.C., as set forth on the
closing  statement  required  under Section  8(d)(i).  Such escrow funds will be
released to  Purchaser  or the  appropriate  third party as necessary to pay for
Seller's  obligations  under this  Agreement,  with any amounts  remaining being
returned to Seller at Post Closing.

     4.  COVENANTS BY SELLER.  Seller  covenants and agrees with  Purchaser that
from the date hereof until Post Closing (defined herein at Section 7(b)) Seller,
as  operator  of the  Subject  Property ,  subject to the terms of an  operating
agreement  to be executed  by the parties  (the  "Operating  Agreement"),  shall
conduct  its  business  involving  the Subject  Property  as follows  (except as
specifically provided to the contrary herein):

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          (a) TRANSFERS;  EASEMENTS.  Seller shall refrain from transferring any
     of the Subject  Property,  or creating on the Real Property any  easements,
     restrictions,  liens, assessments or encumbrances without the express prior
     written consent of Purchaser;  provided, however, that nothing herein shall
     preclude Seller from replacing any equipment,  supplies or machinery in the
     ordinary  course  of  operating  the  Subject  Property  so  long  as  such
     replacement  equipment is of type and quality reasonably  equivalent to the
     replaced equipment.

          (b) CONTRACTS. Seller shall refrain from entering into or amending any
     contracts or other  agreements  regarding the Subject  Property without the
     prior written consent of Purchaser, which consent shall not be unreasonably
     withheld or delayed.

          (c) OPERATIONS.  Seller shall use commercially  reasonable  efforts to
     operate and insure the Subject  Property  in a manner  consistent  with the
     existing operation of and insurance on the Subject Property and Seller will
     use  commercially  reasonable  efforts  to keep,  maintain  and  repair the
     Subject  Property in  substantially  its  condition  as of the date of this
     Agreement  at the  expense of  Purchaser  until  such time as Post  Closing
     occurs.

          (d)  LEASES.  Seller will not modify,  amend or  terminate  the Leases
     without the prior written consent of Purchaser.

     5. REPRESENTATIONS AND WARRANTIES BY SELLER.

          (a) REPRESENTATIONS AND WARRANTIES.  Seller represents and warrants to
     Purchaser as follows:

               (i) AUTHORITY. Seller is a limited partnership duly organized and
          validly  existing and in good standing  under the laws of the State of
          Texas  and in good  standing  under  the laws of the  State of  Texas.
          Seller has the requisite power and authority to enter into and perform
          this Agreement and Seller's Closing Documents (as such term is defined
          in Section 9(a) hereof). This Agreement and Seller's Closing Documents
          have  been  duly  authorized  by all  necessary  action on the part of
          Seller and have been or will be duly executed and delivered by Seller.
          Seller's  execution,  delivery and  performance  of this Agreement and
          Seller's  Closing  Documents  will not  conflict  with or  result in a
          violation of Seller's organizational documents, or any judgment, order
          or decree of any court or arbiter,  to which  Seller is a party.  This
          Agreement and Seller's  Closing  Documents (when signed) are valid and
          binding  obligations of Seller, and are enforceable  against Seller in
          accordance  with  their  terms,  subject  to  applicable   bankruptcy,
          insolvency, reorganization, creditor's rights and other similar laws.

               (ii)  UTILITIES.  All  installation  and  connection  charges for
          utilities  serving  the Real  Property  have been paid in full for all
          invoices  received  by  Seller  as of the  Closing  Date.  Seller  has
          received  no  written  notice  of actual or  threatened  reduction  or
          curtailment  of any  utility  service  currently  supplied to the Real
          Property.

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               (iii)  HAZARDOUS  SUBSTANCES.  Seller  shall  make  available  to
          Purchaser  complete  copies of all  environmental  reports and studies
          with respect to the Real Property conducted or received by Seller from
          any third party (the "Environmental Reports").  Except as disclosed by
          the  Environmental  Reports  or  any  other  environmental  assessment
          obtained by Purchaser, to the best of Seller's knowledge, (A) the Real
          Property  has not been used for the  production,  storage,  deposit or
          disposal of hazardous  substances in any reportable  quantities  under
          and in violation of applicable environmental laws; and (B) no above or
          below  ground gas or fuel  storage  tank is or has been located at the
          Real Property  (although  Purchaser  acknowledges  that a generator is
          situated outside of the building). Seller has not received any written
          notice from any applicable  governmental  authority that any hazardous
          substances  have been  placed or  located  upon the Real  Property  in
          violation of applicable environmental laws.

               (iv)  FIRPTA.   Seller  is  not  a  "foreign   person,"  "foreign
          partnership,"  "foreign trust" or "foreign  estate" as those terms are
          defined in Section 1445 of the Internal Revenue Code.

               (v) PROCEEDINGS. There is no action, litigation,  condemnation or
          proceeding  of any kind pending  against the Subject  Property,  which
          would  have an  adverse  effect  on the use or  value  of the  Subject
          Property.

               (vi)  CONDITION  OF THE REAL  PROPERTY.  Seller has not  received
          written notice from any  governmental  authority  having  jurisdiction
          over the Real Property of any violation of any  applicable  law, rule,
          regulation or code of any such governmental  authority,  which has not
          been cured or remedied and to the best of Seller's knowledge,  no such
          violation  exists.  Seller has not received written notice from and of
          the Tenants  alleging  that the major  structural,  mechanical,  roof,
          storm drainage,  sanitary sewer or electrical systems constituting the
          Improvements are not in good working order or condition to perform the
          work or function for which intended.

               (vii) BOOKS AND RECORDS. To the best of Seller's  knowledge,  the
          books and records  relating to the  Subject  Property  which have been
          made or will be made available to Purchaser by Seller,  and which have
          been prepared by Seller's  property  manager,  accurately  reflect the
          operation of the Subject Property.

               (viii) LEASES.

                         (A) Seller has  delivered  to  Purchaser a complete and
                    accurate  copy of the  Leases.  Except  as set  forth in the
                    Leases,  there are no  options  to  expand,  rights of first
                    refusal, options to terminate,  options to renew, options to
                    purchase, or any rent abatements given to the Tenants.

                         (B) To the best of Seller's knowledge,  the Leases will
                    be on the Closing Date,  in full force and effect  according
                    to the terms set forth therein, and the Leases have not been
                    modified, amended, or altered, in writing or otherwise.

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                         (C) Seller has not  received  written  notice  from the
                    Tenants of any uncured default or unperformed  obligation of
                    the   Landlord   under  the   Leases,   including,   without
                    limitation,   failure  of  the  Landlord  to  construct  any
                    required tenant  improvements.  Tenants have not asserted in
                    writing to Seller any offsets,  defenses or claims available
                    against  rent  payable  by  it  or  other   performance   or
                    obligations otherwise due from it under the Leases.

                         (D) To the best of Seller's knowledge,  Tenants are not
                    in default under the Leases (beyond any applicable  grace or
                    cure  period),  or are in arrears in the payment of any sums
                    or in the  performance of any  obligations  required of them
                    under the Leases.

                         (E) There are no brokers'  commissions,  finders' fees,
                    or other charges  payable or to become  payable to any third
                    party on behalf  of  Seller as a result of or in  connection
                    with the Leases.

                         (F) To the best of Seller's knowledge, the Tenants have
                    not  assigned  its  interest  in the  Leases or  sublet  any
                    portion of the  premises  leased to such  Tenants  under the
                    Leases.

                         (G) The Tenants have not prepaid rent for more than the
                    current  month  under  the  Leases,  except  as set forth in
                    Section 9(d).

               (ix)  SPECIAL  ASSESSMENTS.  Except  as  shown  on any tax  bills
          delivered  to  Purchaser,  Seller  has not  received  any  notice,  in
          writing, of any special assessments which affect the Subject Property.

               (x)  SERVICE  CONTRACTS.  Seller  is not a party  to any  service
          contracts which relate to the operation, management, or maintenance of
          the Subject Property.

               (xi) NO OTHER AGREEMENTS.  Other than the Leases, Seller is not a
          party to any leases,  service  contracts,  management  agreements,  or
          other agreements or instruments in force and effect,  oral or written,
          that  grant to any person  whomsoever  or any  entity  whatsoever  any
          right,  title,  interest  or  benefit  in or to all or any part of the
          Subject Property, any rights to acquire all or any part of the Subject
          Property  or any rights  relating to the use,  operation,  management,
          maintenance, or repair of all or any part of the Subject Property;

               (xii) CERTIFICATES. Seller has heretofore provided Purchaser with
          complete and accurate  copies of all Permits which are known by Seller
          to relate to the Subject  Property and which are in the  possession or
          control of Seller.

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               (xiii)  BANKRUPTCY.  Seller is solvent and has not made a general
          assignment  for the  benefit  of  creditors  nor  been  adjudicated  a
          bankrupt or insolvent, nor has a receiver,  liquidator, or trustee for
          any of  Seller's  properties  (including  the Subject  Property)  been
          appointed  or a petition  filed by or against  Seller for  bankruptcy,
          reorganization,  or arrangement pursuant to the Federal Bankruptcy Act
          or any similar Federal or state statute, or any proceeding  instituted
          for the dissolution or liquidation of Seller.

               (xiv) NO ROLL  BACK  TAXES.  The  Subject  Property  has not been
          classified under any designation authorized by law to obtain a special
          low ad  valorem  tax rate or to  receive a  reduction,  abatement,  or
          deferment  of ad  valorem  taxes  which  will  result  in  additional,
          catch-up  or  roll-back  ad  valorem  taxes in the  future in order to
          recover the amounts previously reduced, abated or deferred.

               (xv)  CERTIFICATES  OF  OCCUPANCY.  There  will  be on or  before
          Closing, in effect certificates of occupancy, licenses, and permits as
          may be required for the use and occupancy of the Subject Property, and
          the use and  occupation of the Subject  Property will be in compliance
          and  conformity  with such  certificates  of  occupancy,  licenses and
          permits.  There  has  been  no  notice  or  request  of any  municipal
          department,  insurance  company  or  board  of fire  underwriters  (or
          organization exercising functions similar thereto), received by Seller
          and  requesting  the  performance  of any  work or  alteration  to the
          Property which has not been complied with.

               (xvi)  NOTICES.  Seller shall deliver or cause to be delivered to
          Purchaser,  promptly  upon  receipt  thereof by Seller,  copies of any
          written  notices  of  default,  or, to the  extent  within  the actual
          knowledge of Seller, the occurrence of any event which could result in
          a default, under any of the Leases and shall report to Purchaser, from
          time to time,  the status of any alleged  default  thereunder.  Seller
          shall advise Purchaser  promptly in writing of the receipt,  by Seller
          or any of its  affiliates,  of  notice  of:  (i)  the  institution  or
          threatened   institution   of   any   judicial,    quasi-judicial   or
          administrative inquiry or proceeding with respect to the Improvements;
          (ii)  any  notice  of  violation   issued  by  any   governmental   or
          quasi-governmental  authority with respect to the Improvements,  (iii)
          any proposed special assessments,  or (iv) any defects or inadequacies
          in the  Improvements  or any  part  thereof  issued  by any  insurance
          company or fire rating bureau.

               (xvii)  TITLE POLICY AND SURVEY.  Seller  obtained a title policy
          and survey at the time it  purchased  the Subject  Property on June 3,
          2002, and copies of such title policy and survey have been provided to
          Purchaser.  To the best of  Seller's  knowledge,  there  have  been no
          material  changes to the Subject  Interests since the issuance of such
          title policy and survey.  Seller  represents  and warrants that it has
          good and  indefeasible  title to the fee  simple or  ground  leasehold
          interest as to the Subject Property.

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     6.  REPRESENTATIONS AND WARRANTIES BY PURCHASER.  Purchaser  represents and
warrants to Seller as follows: (a) Purchaser is a Texas limited partnership duly
organized and validly  existing and in good standing under the laws of the State
of  Texas,  in good  standing  under  the laws of Texas  (b)  Purchaser  has the
requisite  power and  authority  to enter into this  Agreement  and  Purchaser's
Closing  Documents  (as such term is defined in Section 9(c)  hereof);  (c) this
Agreement  has been  duly  authorized  by all  necessary  action  on the part of
Purchaser and this Agreement and Purchaser's Closing Documents have been or will
be duly executed and delivered by Purchaser; (d) Purchaser's execution, delivery
and  performance of this Agreement and  Purchaser's  Closing  Documents will not
conflict with or result in violation of Purchaser's organizational documents, or
any judgment,  order or decree of any court or arbiter,  to which Purchaser is a
party;  and (e) this Agreement and Purchaser's  Closing  Documents (when signed)
are valid and binding  obligations  of Purchaser,  and are  enforceable  against
Purchaser in  accordance  with their terms,  subject to  applicable  bankruptcy,
insolvency, reorganization, creditor's rights and other similar laws.

     7. CLOSING.

          (a) CLOSING DATE. The closing of the purchase and sale contemplated by
     this Agreement  ("Closing")  shall occur on or before December 31, 2004, or
     on such earlier or later date as Seller and Purchaser  may mutually  agree,
     at the offices of Seller or at such other  location as Seller and Purchaser
     may mutually agree, but the effective date for all purposes hereunder shall
     be the close of business on December 31, 2004 (the "Closing Date").

          (b)  POST  CLOSING  DATE.  The  parties  have  determined  that  it is
     impractical to have all of the documents and schedules available to execute
     on or before the Closing Date, and therefore have agreed to execute certain
     documents at a later date (the "Post  Closing"),  but in no event shall the
     Post Closing be later than February 28, 2005 (the "Post Closing Date").

     8. CLOSING AND POST CLOSING DELIVERIES.

          (a) SELLER'S  CLOSING  DOCUMENTS.  On the Closing  Date,  Seller shall
     execute  and/or  deliver  to  Purchaser  or  cause  to be  executed  and/or
     delivered the following (collectively, "Seller's Closing Documents"):

               (i)  GENERAL  ASSIGNMENT.  A general  assignment  of the  Subject
          Property in the form attached hereto as Exhibit C.

               (ii)  ORIGINAL  DOCUMENTS.  Original  copies of the  Leases,  the
          Permits, the Warranties and the Plans, to the extent that the same are
          in  Seller's  possession  or  control  and  have not  previously  been
          delivered to Purchaser.

               (iii) POSSESSION OF THE SUBJECT  PROPERTY.  Seller shall continue
          to operate the Subject  Property  until such time as Purchaser is able
          to  arrange  for  another  property  manager to  operate  the  Subject
          Property,  with the specific terms of compensation of Seller to be set
          forth  in the  Operating  Agreement.  However,  Seller  shall  provide
          Purchaser  access to the Subject  Property at such times as  Purchaser
          requires.

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          (b) TITLE POLICY.  At the Post  Closing,  Seller shall cause the Title
     Company to deliver to Purchaser its owner's title insurance policy required
     by this Agreement.

          (c)  PURCHASER'S  CLOSING  DOCUMENTS.  On the Closing Date,  Purchaser
     shall execute  and/or deliver or cause to be executed  and/or  delivered to
     Seller the following (collectively, "Purchaser's Closing Documents"):

               (i) PURCHASE PRICE. The Purchase Price,  plus or minus prorations
          and  other  adjustments,  if any,  by  wire  transfer  of  immediately
          available funds.

          (d) PURCHASER'S AND SELLER'S CLOSING DOCUMENTS.  On or before the Post
     Closing Date,  Seller and Purchaser  shall jointly  execute and deliver the
     following:

               (i) CLOSING STATEMENT.  A closing statement in form and substance
          reasonably  acceptable to both Seller and  Purchaser,  and  consistent
          with the terms, provisions and conditions of this Agreement.

               (ii)  ASSIGNMENT  AND  ASSUMPTION OF LEASES.  An  Assignment  and
          Assumption of Leases pursuant to which, among other things, (A) Seller
          shall assign to Purchaser all of Seller's right, title and interest as
          landlord in, to and under the Leases.

               (iii) ASSIGNMENT AND ASSUMPTION OF PERMITS, WARRANTIES AND PLANS.
          An  Assignment  and  Assumption  of  Permits,  Warranties  and  Plans,
          pursuant to which,  among other  things,  (A) Seller  shall  assign to
          Purchaser  all of Seller's  right,  title and interest as owner in, to
          and under the  Permits,  Warranties  and Plans,  and  Purchaser  shall
          assume all obligations of the owner under the Permits,  Warranties and
          Plans with  respect to any event,  fact or  circumstance  that occurs,
          from  and  after  the  Closing  Date;  (B)  Purchaser   shall  defend,
          indemnify,  and hold harmless Seller and Seller's  Affiliates from any
          unauthorized  use of the  Plans,  as more  particularly  set  forth in
          Section 1(f)  hereof;  and (C) the total  liability  of Purchaser  for
          breach thereof shall be limited to Purchaser's interest in the Subject
          Property.

          (e) PURCHASER'S AND SELLER'S POST CLOSING DOCUMENTS.  On or before the
     Post Closing Date,  Seller and Purchaser  shall jointly execute and deliver
     the following:

          (i) DEED.  A Special  Warranty  Deed  conveying  the Real  Property to
     Purchaser,  free and  clear of all  encumbrances,  in the form set forth in
     EXHIBIT D attached  hereto and made a part  hereof (the  "Deed").  The deed
     shall  contain  the  following  restrictive  covenant:   "Grantee,  by  its
     acceptance  hereof,  covenants and agrees,  as a covenant  running with the
     Property  binding upon Grantee and Grantee's  successors and assigns,  that
     the Property  will not be used for the  purposes of operating  (1) a retail
     banking business other than Bank (defined below),  that provides any of the
     customary  banking  services  (including,  without  limitation,   accepting
     deposits,  cashing  checks,  taking  loan  applications,   processing  loan
     applications,   drive-through   banking  services,   and  installation  and
     operation of automatic  teller  machines);  (ii) a pawn shop; (iii) a check
     cashing facility;  (iv) an adult  sexually-oriented  entertainment facility
     (including,  without limitation massage parlor, book or video store selling
     or renting  primarily  x-rated videos or books,  and retail  establishments
     selling sexually explicit paraphernalia),  or (v) any restaurant,  club, or
     other  facility  that derives 60% or more of its gross income from the sale
     of alcoholic beverages."

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     The restrictions set out in this paragraph will terminate on the earlier of
     (A) 10 days  after the final  judicial  determination  of a default by Bank
     under  its  lease of a  portion  of the  Property,  or (B) at  midnight  on
     December 31 of the first  calendar  year  following  the year in which Bank
     ceases to operate its business within a 3 block radius of the Property. For
     purposes of this paragraph,  "Bank" means Wells Fargo Bank Texas,  National
     Association ("Bank"), any bank operating under the same charter number that
     the Bank operates  under as of the date of this Special  Warranty  Deed, or
     any  successor  in interest  by merger of Wells Fargo Bank Texas,  National
     Association."  With respect to the Deed Restrictions to be contained in the
     Deed (as provided above) Seller will use all reasonable efforts to have the
     Restrictions  amended to provide for termination of the Restrictions in the
     event the Bank ceases to operate on the Property, or otherwise amended in a
     manner acceptable to Purchaser.  The restrictions set out in this paragraph
     will terminate on the earlier of (i) ten (10) days after the final judicial
     determination, including appeals, of a default by Bank under its lease of a
     portion of the  Property,  or (ii) ninety (90) days  following the last day
     upon which Bank operates its business on any portion of the Property.

          (ii) BILL OF SALE. A Bill of Sale  transferring the Personal  Property
     to Purchaser, in the form set forth in EXHIBIT E attached hereto and made a
     part hereof (the "Bill of Sale").

          (iii) NOTICES TO TENANTS. Written notices to the Tenants advising them
     of the sale of the Subject  Property and  directing it to make future lease
     payments to Purchaser at the place designated by Purchaser.

          (iv) SELLER'S AFFIDAVIT. An Affidavit of Seller indicating that on the
     Closing Date, to the best of Seller's knowledge,  there are no outstanding,
     unsatisfied judgments,  tax liens (other than the lien of real estate taxes
     not yet due and payable) or bankruptcies against or involving Seller or the
     Real Property;  and that, to the best of Seller's  knowledge,  there are no
     other unrecorded interests in the Real Property other than the Leases.

          (v) MISCELLANEOUS. Such other documents, instruments and affidavits as
     shall be reasonably necessary to consummate the transaction contemplated by
     this Agreement,  including, without limitation,  affidavits identifying any
     brokers  involved as the only  persons  entitled to a brokerage  or similar
     commission in connection with consummation of the transaction  contemplated
     hereby.

                                       9
<PAGE>

     9. ADJUSTMENT AND PRORATIONS.  At Post Closing,  Seller and Purchaser shall
make all  adjustments  and  apportion  all expenses  with respect to the Subject
Property, including, without limitation, the following:

          (a) AD VALOREM TAXES. Ad valorem taxes and business  personal property
     taxes  for the  Subject  Property  for the  current  calendar  year will be
     prorated to the  Closing  Date,  and Seller  will pay to Buyer,  in cash at
     Closing.  Seller's  pro rata  portion  of such taxes will be based upon the
     taxes actually asses for the current calendar year.

          (b) TITLE INSURANCE. Seller shall pay for the cost of the base owner's
     title insurance  policy required under this Agreement.  Purchaser shall pay
     for the cost of any and all  endorsements  to the owner's  title  insurance
     policy which Purchaser is able to obtain from the Title Company  (including
     the cost of  amending  the  survey  exception  to read only  "shortages  in
     area"), and all costs of any lender's title insurance policy.

          (c) CLOSING FEE.  Seller and  Purchaser  will each pay one-half of any
     reasonable and customary closing fee by the Title Company.

          (d)  RENTS/EXPENSES.  The  following  items  shall be  prorated  on an
     accrual  basis up to and  including  the Closing  Date, on the basis of the
     most  recent  ascertainable  amounts  thereof or on the basis of such other
     reasonably  reliable  information  with  respect  thereto:  (i) current and
     advance rental payments under the Leases;  (ii) operating  expense,  common
     area  maintenance  and  insurance  escalations  and  adjustments  and other
     charges   payable  by  the  Tenants  to  the  landlord  under  the  Leases,
     (collectively,  "Expense  Contributions");  (iii) any  utility  charges and
     deposits  made by Seller with respect to  utilities  for which the landlord
     under the  Leases is  responsible;  and (iv) all other  items of accrued or
     prepaid income and expenses,  other than  delinquent  rental payments under
     the Leases.  Seller has received  funds  representing  prepaid rent for one
     tenant, Lubbock Club (as set forth on Seller's balance sheet under accounts
     numbered 2544 and 2046).  Seller shall pay to Purchaser in cash at Closing,
     the amount of prepaid rent  attributable  for all periods after the Closing
     Date.

          (e)  RECORDING  COSTS.  Seller  shall  pay the cost of  recording  all
     documents necessary to place record title in the condition required by this
     Agreement  other than the cost of recording the Deed which shall be paid by
     Purchaser.

          (f)  OPERATING  EXPENSES.  All other  operating  costs of the  Subject
     Property but only if and to the extent such operating  costs are payable by
     Seller and not Tenants under the Leases,  shall be allocated between Seller
     and Purchaser as of the Closing Date, so that Seller pays that part of such
     other  operating  costs payable before the Closing Date, and Purchaser pays
     that part of such operating  costs payable from and after the Closing Date.
     It is agreed that Seller shall charge an operating  fee of $3,000 per month
     during the time that Seller  operates  the Subject  Property  prior to Post
     Closing, as more specifically set forth in the Operating Agreement.

          (g)  ATTORNEY'S  FEES.  Seller and Purchaser will each pay one-half of
     any  attorneys'  fees  incurred  by  either  party in the  negotiation  and
     documentation  of this  transaction,  except that a party  defaulting under
     this Agreement or any closing document shall pay the reasonable  attorneys'
     fees and  court  costs  incurred  by the  non-defaulting  party to  enforce
     successfully its rights regarding such default.

                                       10
<PAGE>

     10.  DAMAGE.  If,  prior  to the  Closing  Date,  all or  any  part  of the
Improvements  are damaged by fire or other casualty,  Seller shall promptly give
notice  to  Purchaser  of  such  fact.  If  any  part  of the  Improvements  are
substantially  damaged,  at  Purchaser's  option (to be exercised by Purchaser's
written  notice at any time prior to the Closing  Date),  this  Agreement  shall
terminate. In the event of any such termination of this Agreement, neither party
will  have  any  further  obligations  under  this  Agreement  (other  than  the
obligations  of the parties that, by the express terms hereof,  survive any such
termination), and the Earnest Money shall be refunded to Purchaser. If Purchaser
fails to elect to terminate (in the manner  provided in this Section 10) despite
such damage,  or if the  Improvements  are damaged but not  substantially,  this
Agreement shall not terminate, and Purchaser shall purchase the Subject Property
as set forth in this Agreement;  provided  however,  that Seller shall assign to
Purchaser,  its rights to any  insurance  proceeds  related to the  damage.  For
purposes of this Section 10, the words "substantially  damaged" mean damage that
would cost  $500,000 or more to repair or damage that would  entitle the Tenants
to  terminate  the Leases.  During the period  between the Closing Date and Post
Closing,  Seller  agrees to maintain  casualty  and  liability  insurance on the
Subject Property,  at Purchaser's  expense, in the same amounts and coverages as
in  effect  prior  to the  Closing  Date,  and to use its best  efforts  to name
Purchaser as an additional insured on such insurance policies.

     11. CONDEMNATION. If, prior to the Closing Date, eminent domain proceedings
are commenced against all or any part of the Subject Property, or if the Subject
Property is subjected to a bona fide threat of eminent domain,  or if Seller has
received  notice that any such  eminent  domain  proceedings  are  contemplated,
Seller  shall  immediately  give  notice  to  Purchaser  of such  fact  and,  at
Purchaser's  option (to be exercised  prior to Closing),  this  Agreement  shall
terminate. In the event of any such termination, neither party will have further
obligations  under this  Agreement  (other than the  obligations  of the parties
that, by the express terms hereof,  survive any such termination).  If Purchaser
fails to elect to terminate  (in the manner  provided in this Section 11),  then
there shall be no reduction in the  Purchase  Price,  and Seller shall assign to
Purchaser at the Closing Date all of Seller's  right,  title and interest in and
to any award made or to be made in the  condemnation  proceedings.  Prior to the
Closing Date,  Seller shall not designate  counsel,  appear in, or otherwise act
with respect to the condemnation  proceedings  without Purchaser's prior written
consent, which consent shall not be unreasonably withheld or delayed;  provided,
however,  that if any action is  necessary  with respect to such  proceeding  to
avoid any  forfeiture  or material  prejudice,  Seller shall be entitled to take
such action as and to the extent necessary without  obtaining  Purchaser's prior
written consent.

     12. BROKER'S  COMMISSION.  Seller represents and warrants to Purchaser that
in connection with the transaction contemplated hereby, no third party broker or
finder has been engaged or consulted by Seller or is entitled to compensation or
commission in connection  herewith.  Purchaser represents and warrants to Seller
that in connection  with the  transaction  contemplated  hereby,  no third party
broker or finder has been  engaged or  consulted  by Purchaser or is entitled to
compensation or commission in connection herewith.

                                       11
<PAGE>

     13. MUTUAL  INDEMNIFICATION.  Seller and Purchaser  agree to indemnify each
other  against,  and hold each other harmless from all  liabilities  (including,
without  limitation,  reasonable  attorneys'  fees in defending  against claims)
arising out of the ownership,  operation or maintenance of the Subject  Property
for  their  respective  periods  of  ownership.  If and to the  extent  that the
indemnified party has insurance coverage, or the right to make claim against any
third party for any amount to be  indemnified  against as set forth  above,  the
indemnified  party will, upon full performance by the indemnifying  party of its
indemnification  obligations,  assign such rights to the indemnifying  party. If
such rights are not  assignable,  the indemnified  party will diligently  pursue
such rights by  appropriate  legal action or proceeding  and assign the recovery
and/or  right  of  recovery  to the  indemnifying  party  to the  extent  of the
indemnification payment made by such party. The provisions of this Section shall
survive Closing and execution and delivery of the Deed.

     14.  ASSIGNMENT.  Purchaser may not assign its rights under this  Agreement
without the prior written consent of Seller.

     15.  NOTICES.  Any notice or other  communication  in connection  with this
Agreement shall be in writing and shall be sent by United States certified mail,
return receipt requested,  postage prepaid, by nationally  recognized  overnight
courier guarantee next day delivery, by telecopy or facsimile  transmission,  or
by personal delivery, properly addressed as follows:

                  If to Seller:                      TCTB Partners, Ltd
                                                     303 W. Wall, Suite 1700
                                                     Midland, Texas 79701
                                                     Attn: Jon Morgan

                  If to Purchaser:          1500 Broadway Partners, Ltd.
                                                     P.O. Box 5562
                                                     Midland, Texas 79704
                                                     Attn:  Cary D. Brown

All notices shall be deemed given three (3) business days  following  deposit in
the United States mail with respect to certified or registered letters,  one (1)
business day following deposit if delivered to an overnight courier guaranteeing
next  day  delivery  and on the  same  day if sent by  personal  delivery  or by
telecopy or facsimile  transmission (with proof of transmission).  Attorneys for
each party shall be  authorized  to give notices for each such party.  Any party
may change its  address for the  service of notice by giving  written  notice of
such change to the other party, in any manner above specified.

     16. CAPTIONS.  The section headings or captions appearing in this Agreement
are for convenience  only, are not a part of this  Agreement,  and are not to be
considered in interpreting this Agreement.

     17. ENTIRE  AGREEMENT;  MODIFICATION.  This Agreement and the  Distribution
Agreement  constitutes the entire agreement  between the parties with respect to
the subject matter herein contained,  and all prior  negotiations,  discussions,
writings and  agreements  between the parties with respect to the subject matter
herein contained are superseded and of no further force and effect. No covenant,
term or  condition  of this  Agreement  shall be deemed  to have been  waived by
either party,  unless such waiver is in writing signed by the party charged with
such waiver.

                                       12
<PAGE>

     18. BINDING  EFFECT.  This Agreement shall be binding upon and inure to the
benefit of the parties  hereto and their  respective  successors  and  permitted
assigns.

     19.  CONTROLLING  LAW. This Agreement shall be governed by and construed in
accordance with the laws of the State of Texas.

     20.  SEVERABILITY.  The  unenforceability  or invalidity of any  provisions
hereof shall not render any other provision  herein  contained  unenforceable or
invalid.

     21. "AS IS" SALE.  Purchaser  acknowledges that except as set forth in this
Agreement  and in  Seller's  Closing  Documents,  (a)  neither  Seller,  nor any
principal, agent, attorney, employee, broker, or other representative of Seller,
has made any  representation or warranty of any kind whatsoever,  either express
or implied,  with respect to the Subject Property or any matter related thereto;
(b)  Purchaser  is not relying on any  warranty,  representation,  or  covenant,
express or implied,  with respect to the condition of the Subject Property;  and
(c) Purchaser is acquiring the Subject  Property in its "AS-IS"  CONDITION  WITH
ALL FAULTS. In particular,  but without limitation,  except as set forth in this
Agreement and the Seller's Closing Documents, Seller makes no representations or
warranties with respect to the use,  condition,  occupation or management of the
Subject Property,  compliance of the Subject Property with applicable  statutes,
laws,  codes,  ordinances,  regulations  or  requirements  or  compliance of the
Subject Property with covenants, conditions, and restrictions, whether or not of
record.

     22. TIME OF ESSENCE. Time is of the essence of this Agreement.

     23.  COUNTERPARTS.  This  Agreement  may  be  executed  in  any  number  of
counterparts,  each of  which  shall be  deemed  an  original,  but all of which
together shall constitute one and the same instrument.

     24. EXHIBITS.  The following exhibits are made a part hereof, with the same
force and effect as if specifically set forth herein:

         Exhibit A -       Legal Description
         Exhibit B -       Schedule of Leases
         Exhibit C -       Form of General Assignment
         Exhibit D -       Form of Special Warranty Deed
         Exhibit E -       Form of Bill of Sale
         Exhibit F -       Form of Assignment of Tenant Leases
         Exhibt G  -       Form of Assignment of Ground Lease

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       13
<PAGE>

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

                               SELLER

                               TCTB PARTNERS, LTD,
                               a Texas limited partnership

                               By: TCTB COMPANY, INC.,
                               a Texas corporation, its sole general partner

                               By: /s/ Jon Morgan
                               ---------------------------------------------
                               Jon Morgan
                               President

                               PURCHASER

                               1500 BROADWAY PARTNERS, LTD,
                               a Texas limited partnership

                               By: Western Green Oaks Corporation
                               a Texas corporation, its sole general partner

                               By: /s/ Dale A. Brown
                               ---------------------------------------------
                               Dale A. Brown
                               President

                                       14
<PAGE>

                                    EXHIBIT A

                                LEGAL DESCRIPTION

[Description attached]

<PAGE>

                                    EXHIBIT B

                               SCHEDULE OF LEASES

[schedule attached]

<PAGE>

                                    EXHIBIT C

                           FORM OF GENERAL ASSIGNMENT

                               GENERAL ASSIGNMENT

THIS GENERAL  ASSIGNMENT  (this  "ASSIGNMENT") is executed as of the 31st day of
December 2004, by TCTB PARTNERS, LTD. a Texas limited partnership  ("ASSIGNOR"),
in  favor  of  1500  BROADWAY  PARTNERS,   LTD.  a  Texas  limited   partnership
("ASSIGNEE").

     1.  REFERENCE  TO PURCHASE  AGREEMENT.  Reference  is made to that  certain
Purchase  Agreement dated of even date herewith (as amended,  the  "AGREEMENT"),
pursuant to which Assignor  agreed to sell to Assignee,  and Assignee  agreed to
purchase from  Assignor,  the improved real property and other assets  described
therein.  Capitalized  terms used herein and not otherwise  defined herein shall
have the meanings set forth in the Agreement.

     2. ASSIGNMENT.  For good and valuable  consideration  received by Assignor,
the receipt and  sufficiency of which are hereby  acknowledged,  Assignor hereby
grants,  transfers  and assigns to  Assignee  all right,  title and  interest of
Assignor,  if  any,  in  and to  (i)  the  Land,  Improvements,  Real  Property,
Intangibles, Deposits, Trade Names, Ground Lease, Personal Property, Permits and
Warranties affecting and/or applicable to the Subject Property.

     3. BINDING EFFECT.  This  Assignment  shall inure to the benefit of, and be
binding upon,  each of the parties  hereto and their  respective  successors and
assigns.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

<PAGE>

IN WITNESS  WHEREOF,  Assignor and Assignee have executed this Assignment on the
day and year first written above.

                               ASSIGNOR

                               TCTB PARTNERS, LTD,
                               a Texas limited partnership

                               By: TCTB COMPANY, INC.,
                               a Texas corporation, its sole general partner

                               By: /s/ Jon Morgan
                               ---------------------------------------------
                               Jon Morgan
                               President

                               ASSIGNEE

                               1500 BROADWAY PARTNERS, LTD,
                               a Texas limited partnership

                               By: Western Green Oaks Corporation
                               a Texas corporation, its sole general partner

                               By: /s/ Dale A. Brown
                               ---------------------------------------------
                               Dale A. Brown
                               President

                                      C-2

<PAGE>

                                    EXHIBIT D

                          FORM OF SPECIAL WARRANTY DEED

                              SPECIAL WARRANTY DEED

STATE OF TEXAS         SS.
                       SS.
COUNTY OF LUBBOCK      SS.

         TCTB PARTNERS,  LTD, a Texas limited partnership ("Grantor") for and in
consideration  of the sum of TEN AND  NO/100  DOLLARS  ($10.00)  paid in cash to
Grantor by the Grantee herein named, has GRANTED,  BARGAINED, SOLD and CONVEYED,
and by these  presents does GRANT,  BARGAIN,  SELL and CONVEY UNTO 1500 BROADWAY
PARTNERS, LTD., a Texas limited partnership  ("GRANTEE"),  whose mailing address
is P.O. Box 5562,  Midland,  Texas 79704,  the receipt and  sufficiency of which
consideration  are  hereby  acknowledged,   has  GRANTED,  BARGAINED,  SOLD  and
CONVEYED,  and by these  presents  does  GRANT,  BARGAIN,  SELL and CONVEY  UNTO
Grantee  that certain  parcel of real estate  located at 1500  Broadway,  Texas,
legally  described on EXHIBIT A attached hereto and made a part hereof and being
land  ("Land"),  together  with (i) all building  structures,  improvements  and
fixtures  owned by Seller  located  on the Land  ("Improvements"),  and (ii) all
rights, privileges, easements, reversions, water rights, development rights, air
rights,  servitudes and appurtenances  thereunto belonging or appertaining,  and
all right, title and interest of Grantor, if any, in and to the streets,  alleys
and  rights-of-way  adjacent to the Land and the Improvements  (the "Appurtenant
Rights").

         TO HAVE AND TO HOLD the Land and the Improvements unto Grantee, and its
successors and assigns, in fee simple forever.

         This conveyance is expressly made subject to the covenants running with
the land only to the extent that they may lawfully affect the Property:

                   Grantee, by its acceptance hereof, covenants and agrees, as a
         covenant  running with the Property  binding upon Grantee and Grantee's
         successors  and  assigns,  that the  Property  will not be used for the
         purposes of operating  (1) a retail  banking  business  other than Bank
         (defined  below),  that provides any of the customary  banking services
         (including,  without limitation,  accepting  deposits,  cashing checks,
         taking loan applications,  processing loan applications,  drive-through
         banking  services,  and  installation and operation of automatic teller
         machines);  (ii) a pawn shop; (iii) a check cashing  facility;  (iv) an
         adult  sexually-oriented  entertainment  facility  (including,  without
         limitation  massage  parlor,  book or video  store  selling  or renting
         primarily  x-rated videos or books, and retail  establishments  selling
         sexually explicit paraphernalia), or (v) any restaurant, club, or other
         facility  that derives 60% or more of its gross income from the sale of
         alcoholic  beverages.  The  restrictions set out in this paragraph will
         terminate  on the  earlier  of (A) 10 days  after  the  final  judicial
         determination  of a default by Bank under its lease of a portion of the
         Property,  or (B) at midnight on December 31 of the first calendar year
         following the year in which Bank ceases to operate its business  within
         a 3 block  radius of the  Property.  For  purposes  of this  paragraph,
         "Bank" means Wells Fargo Bank Texas, National Association ("Bank"), any
         bank  operating  under the same charter  number that the Bank  operates
         under as of the date of this Special Warranty Deed, or any successor in
         interest by merger of Wells Fargo Bank Texas, National Association.

                                      D-1
<PAGE>

         Grantor WILL WARRANT AND FOREVER DEFEND,  all and singular the Land and
the Improvements unto Grantee, its successors and assigns,  against every person
whomsoever  lawfully  claiming  or to claim  the same or any part  thereof,  by,
through or under Grantor, but not otherwise.

         With  respect  to  the  Appurtenant  Rights,  Grantor  is  hereby  only
granting,  selling and conveying to Grantee Grantor's right,  title and interest
in and to same without warranty (whether statutory, express or implied).

         WITNESS  WHEREOF,  Grantor has executed  this Special  Warranty  Deed
to be effective as of the ______ day of ___________________, 2005.

                                      GRANTOR

                                      TCTB PARTNERS, LTD.
                                      a Texas limited partnership
                                      By: TCTB Company, Inc. its general partner

                                      By: /s/  Jon Morgan
                                         ------------------------------------
                                               Jon Morgan, President

STATE OF TEXAS             SS.
                           SS.
COUNTY OF MIDLAND          SS.

     The  foregoing  instrument  was  acknowledged  before  me  this  ___ day of
_____________,  2004,  by Jon Morgan,  the  president of TCTB  Company,  Inc. as
general partner of TCTB Partners, Ltd. on behalf of said limited partnership.

     IN WITNESS  WHEREOF,  I have  hereunto  set my hand and affixed my official
seal this ___ day of ________________, 200_.

                                     -------------------------------------------
                                     Notary Public in and for the State of Texas
                                     My commission expires:_______________

                                      D-2
<PAGE>

                                    EXHIBIT E

                              FORM OF BILL OF SALE

                                  BILL OF SALE

     THIS BILL OF SALE ("Bill of Sale") is executed  this 31st day of  December,
2004, by TCTB Partners,  Ltd.  ("Seller"),  in favor of 1500 Broadway  Partners,
Ltd. ("Purchaser").

     1.  REFERENCE  TO PURCHASE  AGREEMENT.  Reference  is made to that  certain
Purchase  Agreement  dated as of December  31, 2004,  by and between  Seller and
Purchaser,  pursuant  to which  Seller  has  agreed  to sell to  Purchaser,  and
Purchaser  has agreed to purchase  from Seller,  the improved  real property and
other assets described therein  ("Purchase  Agreement").  Capitalized terms used
herein and not otherwise  defined herein shall have the meaning set forth in the
Purchase Agreement.

     2. SALE.  For good and  valuable  consideration  received  by  Seller,  the
receipt and sufficiency of which are hereby  acknowledged,  Seller hereby sells,
assigns and transfers to Purchaser all of Seller's right,  title and interest in
the Personal Property.

3. DISCLAIMER OF WARRANTIES. Seller makes no warranties or representations as to
the Personal Property.  AMONG OTHER THINGS,  ALL WARRANTIES OF QUALITY,  FITNESS
FOR A PARTICULAR PURPOSE OR MERCHANTABILITY ARE HEREBY EXPRESSLY  DISCLAIMED AND
EXCLUDED.

         In witness  whereof  Seller has executed  this Bill of Sale the day and
year first above written.

                            SELLER:

                            TCTB PARTNERS, LTD.
                            a Texas limited partnership
                            By: TCTB Company, Inc. its general partner

                            By: /s/ Jon Morgan
                            -------------------------------------------
                            Jon Morgan, President

<PAGE>

                                    EXHIBIT F

                       FORM OF ASSIGNMENT OF TENANT LEASES

                           ASSIGNMENT OF TENANT LEASES

THE STATE OF TEXAS               ss.
                                 ss.        KNOW ALL PERSONS BY THESE PRESENTS
COUNTY OF LUBBOCK                ss.

     This  ASSIGNMENT  OF  TENANT  LEASES is  executed  by TCTB  PARTNERS,  LTD.
("Assignor") and 1500 BROADWAY PARTNERS LTD. ("Assignee").

                                   WITNESSETH:

         Assignor has  heretofore  entered into certain leases  covering  office
spaces in a building located on that certain tract of land situation in Lubbock,
Lubbock County, Texas (the "Property"),  more particularly described on "EXHIBIT
A"  attached  heretofore  and made a part  hereof for all  purposes  and certain
ground  leases  covering  portions of the  Property  (the  leases are  sometimes
referred to herein as the "Leases").

         Assignee  desires to purchase from  Assignor,  and Assignor  desires to
sell and  assign to  Assignee,  the  Leases and the  leasehold  estates  created
thereby.

         NOW,  THEREFORE,  for  and in  consideration  of the  premises  and the
agreements  and  covenants  herein set forth,  together  with the sum of Ten and
No/100 Dollars ($10.00) and other good and valuable  consideration this day paid
and  delivered by Assignee to  Assignor,  the receipt and  sufficient  of all of
which by Assignor are hereby  confessed and  acknowledged,  Assignor does hereby
ASSIGN,  TRANSFER,  SET OVER and DELIVER unto Assignee all Leases  pertaining to
the Property and the leasehold  estates created thereby,  and all of the rights,
benefits and privileges of the landlord thereunder, including without limitation
an amount of cash equal to all security  deposits and prepaid rentals made under
the Leases and not forfeited, credited or returned to tenants.

         TO HAVE AND TO HOLD all and  singular  the Leases  unto  Assignee,  its
successors  and assigns,  and Assignor does hereby bind itself and it successors
to WARRANT and FOREVER  DEFEND all and  singular the Leases unto  Assignee,  its
successors and assigns,  against every person  whomsoever  lawfully  claiming or
attempting  to  claim  the  same,  or any part  thereof,  by,  through  or under
Assignor, but not otherwise.

         Assignor hereby  represents to Assignee that to the actual knowledge of
Assignor,  the Leases are current and in good standing and no defaults  exist as
to either party to the Leases.

         By its execution hereof,  Assignee accepts the assignment of the Leases
and agrees to perform  the  obligations  of  landlord  under the Leases from and
after the date hereof.

<PAGE>

         This document may be executed and delivered in counterparts.

         IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment
of Tenant Leases effective December 31, 2004.

                        ASSIGNOR:

                        TCTB COMPANY, INC..

                        By: TCTB Company, Inc., its sole general partner

                        By: /s/ Jon Morgan
                        ------------------------------------------------
                                 Jon Morgan, President

<PAGE>

                                    EXHIBIT G

                       FORM OF ASSIGNMENT OF GROUND LEASE

                           ASSIGNMENT OF GROUND LEASE

THE STATE OF TEXAS         ss.

                           ss.       KNOW ALL PERSONS BY THESE PRESENTS

COUNTY OF LUBBOCK          ss.

     This  Assignment  of  Ground  Lease   (hereinafter   referred  to  as  this
"Assignment")  is made between TCTB PARTNERS,  LTD. a Texas limited  partnership
whose General Partner is TCTB Company, Inc., whose address is 303 W. Wall, Suite
1700,  Midland,  Texas 79701  ("Assignor"),  and 1500 BROADWAY PARTNERS,  LTD. a
Texas  limited   partnership   whose  General  Partner  is  Western  Green  Oaks
Corporation,  a Texas  corporation,  whose  address is P. O. Box 5562,  Midland,
Texas 79704 ("Assignee").

         1. Whereas,  Assignee herein has  concurrently  herewith  purchased the
property  described in Exhibit "A" attached  hereto from  Assignee,  pursuant to
that  certain  Purchase  and Sale  Agreement  dated of even date  herewith  (the
"Purchase Agreement"); and

         2. Whereas Exhibit "A"  specifically  excepts real estate  described as
Tract V, Parcel 11,  which was not owned in fee simple by TCTB  Partners,  Ltd.;
but is covered by a ground lease; and

         3.  Whereas,  a Ground Lease  Contract was executed on October 1, 1963,
between Fern Cone, as Lessor, and the First National Bank of Lubbock, as Lessee,
under  which that  certain  property  was leased to the First  National  Bank of
Lubbock as Lessee for a term of fifty (50) years,  beginning on October 1, 1963,
and ending at 11:59 P.M. on September 30, 2013 (the "Ground Lease") which Ground
Lease was  recorded  in Volume  963,  page 528 of the Deed  Records  of  Lubbock
County, Texas and is incorporated herein by reference for all purposes.

         4.  Whereas,  the  property  covered  by  said  Ground  Lease  is  more
particularly described as Tract V, Parcel II, in the Exhibit "A" attached hereto
(the "Leased Property"); and

         5.  Whereas,  Paragraph  13 of the  Ground  Lease  grants the right and
authority for the  assignment  of the Ground Lease,  in whole or in part, to any
person, persons,  partnership, firm or corporation during the term of the Ground
Lease; and

         6. Whereas,  the Ground Lease has, from time to time,  been included in
deeds between various parties since the original Ground Lease was granted to the
First National Bank of Lubbock,  including,  but not limited to, such parties as
Wells Fargo Bank Texas, National Association (formerly Norwest Bank Texas, N.A.)
successor by merger to First National Bank of West Texas, and

<PAGE>

         7. Whereas,  concurrent with the purchase of the property  described in
Exhibit "A" attached hereto,  1500 Broadway LTD.,  previous lessor of the Leased
Property, has assigned the Ground Lease to Assignor, and

         8.  Whereas,  pursuant  to the terms  and  provisions  of the  Purchase
Agreement, Assignor now wishes to assign all of its right, title and interest in
and to the Ground  Lease to the  Assignee,  subject  to the  terms,  provisions,
covenants and conditions of the Ground Lease; and

         9. Whereas, the Assignee wishes to accept the Assignment.

         NOW,  THEREFORE,  for  and in  consideration  of the  premises  and the
agreements  and  covenants  herein set forth,  together  with the sum of Ten and
No/100 Dollars ($10.00) and other good and valuable  consideration this day paid
and  delivered by Assignee to  Assignor,  the receipt and  sufficient  of all of
which by Assignor are hereby  confessed and  acknowledged,  Assignor does hereby
ASSIGN, TRANSFER, SET OVER and DELIVER unto Assignee the Ground Lease pertaining
to the  Property  and the  leasehold  estates  created  thereby,  and all of the
rights, benefits and privileges of the lessee thereunder

         TO HAVE AND TO HOLD all and singular  the Ground  Lease unto  Assignee,
its  successors  and  assigns,  and  Assignor  does  hereby  bind  itself and it
successors to WARRANT and FOREVER  DEFEND all and singular the Ground Lease unto
Assignee,  its successors and assigns,  against every person whomsoever lawfully
claiming or attempting to claim the same,  or any part thereof,  by,  through or
under Assignor, but not otherwise.

         Assignor hereby  represents to Assignee that to the actual knowledge of
Assignor, the Ground Lease is current and in good standing and no defaults exist
as to either party to the Ground Lease.

         By its execution hereof,  Assignee accepts the assignment of the Ground
Lease and agrees to perform the  obligations  of lessee  under the Ground  Lease
from and after the date hereof.

         This document may be executed and delivered in counterparts.

         IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment
of Ground Lease effective December 31, 2004.

                                ASSIGNOR:

                                TCTB COMPANY, INC..

                                By: TCTB Company, Inc., its sole general partner

                                By: /s/ Jon Morgan
                                ------------------------------------------------
                                         Jon Morgan, President

                                                                    Exhibit 10.2Exhibit 10.1

                                Paxar Corporation
                                -----------------
                        2005 Incentive Compensation Plan
                        --------------------------------

GENERAL
-------
Certain employees will participate in the 2005 Incentive Compensation Plan based
upon their ability to influence the performance of the Company. Participation
will be limited to members of middle and upper management.

PERFORMANCE MEASURES
--------------------
In general, performance awards will be based upon some combination of:
1) Financial metrics:
   o Sales
   o Operating Income ("OI")
   o Earnings Per Share ("EPS")
2) Business objectives

Depending upon where the individual is employed, the portion of the award based
upon financial metrics will be measured for the total Corporation; a major group
or geography (Americas Apparel Group, Bar Code and Pricing Solutions Group, EMEA
or Asia Pacific); a geographic unit (e.g., Paxar France or Paxar Mexico); or for
a strategic business unit (e.g. Apparel Systems, Printed Label, Woven Label,
Graphics, Bar Code and Pricing Solutions in the U.S.).

Originated Sales
----------------
Originated sales are defined as products shipped and billed from one of the
three geographical regions as a direct result of sales and marketing efforts in
a different region. This metric is utilized in Americas Apparel Group and EMEA
sales targets and results.

BONUS QUALIFICATION
-------------------

Corporation Performance Threshold
---------------------------------
Notwithstanding achievement of any of the aforementioned performance metrics, no
bonuses will be paid unless the Corporation achieves at least 70% of the
budgeted Net Operating Profit after Taxes or 70% of Prior Year (whichever is
greater).

AWARDS
------
A Target Award as a percentage of salary is established for each position based
upon grade levels. Actual awards on each portion of incentive compensation can
range from zero up to a maximum of 200% of target with design pay-out at Target.
The award for each portion of incentive compensation will be determined
separately and added together to determine the total payment.

<PAGE>

THRESHOLD RANGES
----------------
Threshold Ranges are determined for each performance measure. The bottom of the
range is a zero pay out; target is 100% pay out and the top of the range is a
maximum of 200% pay out. Straight-line interpolation between the bottom of the
range and target and between target and the top of the range will be used to
calculate the percentage achieved and payment.

ADMINISTRATIVE GUIDELINES
-------------------------

1.   Base Salary for Bonus Calculations Actual base pay earned during the year
     will be used to calculate the incentive entitlement. "Base pay," for
     example, is exclusive of the following: (a) any bonus-related amount paid
     in the current year; and (b) any fringe-related item that is included in
     gross wages such as an automobile allowance.

2.   Eligibility To be eligible to receive an incentive award under the program,
     you must be an active employee on the date the awards are paid.

3.   New Hires, Transfers or Promotions during the Incentive Period For new
     hires, promotions and transfers, the bonus will be pro-rated from the date
     of promotion or transfer in whole months. This pro-ration will apply to
     both changes in target incentive percentage and to changes in performance
     measures.

4.   Adding Participants to the Plan A new participant to a newly created
     position or to a position for which a new incentive target is proposed
     requires the approval of the Chief Executive Officer and Corporate Vice
     President of Human Resources. No one may be added as a participant for a
     given year after August 31st.

5.   Effective Dates When pro ration is required for someone new to the
     incentive compensation program or for a change for an existing participant,
     dates from the 1st through the 15th of the month will count as a full
     month. If the change occurs after the 15th, it will be effective from the
     1st of the next month.

6.   Calculations and Verification All calculations will be made under the
     supervision of the Corporate Controller. The senior financial executives
     for the Americas Apparel Group, Bar Code and Pricing Solutions, EMEA and
     Asia Pacific will submit the business results, i.e., financial performance
     data utilized in calculating the individual awards, to the Corporate
     Controller for review.

     Awards to the five most-highly-paid individuals are subject to the approval
     of the Executive Development & Compensation Committee of the Board of
     Directors. Calculations for the five most highly-paid individuals will be
     reviewed by the Corporation's outside auditors.

<PAGE>

7.   Withholdings, Deductions, Etc. Payments will be computed in a manner
     identical to normal compensation as regards withholdings and deductions for
     items such as the Employee Stock Purchase Plan or the 401K Plan unless the
     Payroll Department receives a timely request for a change prior to payment.
     Such request will be made pursuant to the terms of the applicable Plan.

8.   Timetable Approved payments will be made as early as practicable in 2006,
     after approval by the Board of Directors.

9.   Restructuring, Reorganizations, etc. Appropriate, equitable adjustments
     will be made to an individual's incentive compensation performance metrics
     in the event that major restructuring, reorganizations or other actions are
     taken which make it impossible or impracticable to measure actual
     performance for a business unit in a manner that is consistent with the
     budget for that unit, as recommended by the CEO and Vice President of Human
     Resources and approved by the Executive Development and Compensation
     Committee.

10.  Changes to Individual Bonus Plans All proposed changes to an individual's
     Incentive Compensation Plan must be in writing and signed by both the
     Corporate Vice President of Human Resources and the CEO. No verbal changes
     to individual bonus plans will be recognized as valid.

11.  Compensation Committee Oversight The Executive Development & Compensation
     Committee of the Board of Directors has the authority to modify the metrics
     and rescind or modify the pay out under the annual Incentive Compensation
     Plan.

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