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                                                                   EXHIBIT 10.17

THIS INSTRUMENT PREPARED BY:                 INSTR # 2001189639
ROBERT O. SAMMONS                            OR BK 04836 PG 1037
FLOYD & SANUNONS, P.A.                       RECORDED 10/30/2001 03:34 PM
1552 Sixth Street                            RICHARD M. WEISS CLERK OF COURT
Winter Haven, FL 33880                       POLK COUNTY
ATTORNEY FOR GRANTOR                         DOC TAX PD(F.S. 201.02)    1,005.20
                                             DEPUTY CLERK B NORRELL
RETURN TO:
ROBERT O. SAMMONS
1552 SIXTH STREET SE
WINTER HAVEN. FL 33880

         THIS DEED IN LIEU OF FORECLOSURE made the 29 day of 0CTOBER, 2001 by
TOHO HOLDINGS, INC., A FLORIDA CORPORATION, hereinafter referred to as grantor
whose address is 3650 Cypress Gardens Boulevard, Winter Haven FL 33880, and
FIDRA HOLDINGS, INC., A LIMITED PARTNERSHIP FORMED UNDER THE LAWS OF
_______________, whose federal taxpayer identification number is (   ) and whose
address is Suite 1, West Bay Street, P.0. Box CB-11728, Nassau Bahamas,
hereinafter referred to as grantee:

         W1TNESSETH: That the grantor, for and in consideration of the sum of
$10.00, receipt of which is hereby acknowledged, hereby grants, bargains, sells,
aliens, remises, releases, conveys and confirms unto the grantee, all that
certain land situate in Polk County Florida, viz:

         Commence at the intersection of the North right-of-way of Interstate
         No. 4 and the West boundary of Section 11, Township 27 South, Range 24
         East, Polk County, Florida, run thence North 72 degrees 50'19" EAST,
         along said right-of-way a distance of 450.00 feet, thence leaving said
         right-of-way run North 00 degrees 11 '36" West, a distance of 535.10
         feet for the Point of Beginning, thence continue North 00 degrees 11
         '36" West a distance of 598.47 feet; thence run North 81 degrees 28'25"
         East, a distance of 145.42 feet; thence run North 00 degrees 10'20"
         West, a distance of 370.35 feet to the southerly right-of-way boundary
         of State Road 33; thence run North 72 degrees 50'50" East, along the
         southerly right-of-way boundary of said State Road 33, a distance of
         154.69 feet; thence run South 00 degrees 00'05" West, a distance of
         882.63 feet; thence run South 62 degrees 00'04"West, along the
         centerline of a ditch as now located, a distance of 326.71 feet to the
         Point of Beginning.

         Tax Identification Number: 112724-000000-043050

         This deed was prepared based upon information provided by the grantor.
         No title insurance or other title assurance was requested or given.

         TOGETHER with all the tenements, hereditaments and appurtenances
thereto belonging or in anywise appertaining.

         TO HAVE AND TO HOLD, the same in fee simple forever.

         THIS DEED IS GIVEN IN LIEU OF FORECLOSURE of that mortgage between the
Grantor and Grantee, dated December 13, 1999, and recorded on January 12, 2000
in 0. R. Book 4385, page1110, of the public records of Polk County, Florida.
This deed is an absolute conveyance and Grantor retains no interest in the
property whatsoever. It is the intent of the Grantee that the Grantee's interest
as a mortgagee under the mortgage and the fee simple ownership in the property
shall not merge unless and until the Grantee executes a warranty deed conveying
the property without exception for the mortgage, or records an affidavit
expressly stating an intent to merge those interests.

         IN WITNESS WHEREOF, the said grantor has signed and sealed these
presents the day and year first above written.

Witnesses as to grantor:

/s/ Robert Sammons                           Toho Holdings, Inc.
----------------------------------
(witness signature) Robert Sammons

witness print name:

   /s/ Helen Taillefer                       By: /s/ Frank Dolney
--------------------------                      ------------------------
     Helen Taillefer                         Frank Dolney, president

page 2

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[Witness] print name:                                   POLK OR BK 04836 PG 1038

STATE OF FLORIDA
COUNTY OF POLK

The foregoing instrument was acknowledged before me this 29 day of October, 2001
as president of Toho Holdings, Inc. on behalf of the corporation. Frank Dolney
is personally known to me or who has produced a driver's license as
identification and who did take an oath.

                                            /s/ Robert O. Sammons
                                            --------------------------------
My Commission Expires:                      Notary Public, state of
                                            Florida, at large
                                            print name:

                                            [STAMP OF ROBERT O. SAMMONS]

page 2<PAGE>
                                                                   EXHIBIT 10.18

THIS INSTRUMENT PREPARED BY:                 INSTR # 2001189640
ROBERT O. SAMMONS                            OR BK 04836 PG 1039
FLOYD & SAMMONS, P.A.                        RECORDED 10/30/2001 03:34 PM
1552 Sixth Street                            RICHARD M. WEISS CLERK OF COURT
Winter Haven, FL 33880                       POLK COUNTY
ATTORNEY FOR GRANTOR                         DOC TAX PD(F.S. 201.02)   2,100.00
                                             DEPUTY CLERK B NORRELL
RETURN TO:
ROBERT O. SAMMONS
1552 SIXTH STREET SE
WINTER HAVEN, FL 33880

         THIS DEED IN LIEU OF FORECLOSURE made the 29 day of October, 2001 by
TOHO HOLDINGS, INC., A FLORIDA CORPORATION, hereinafter referred to as grantor
whose address is 3650 Cypress Gardens Boulevard, Winter Haven FL 33880, and
FIDRA HOLDINGS, INC., A LIMITED PARTNERSHIP FORMED UNDER THE LAWS OF _______,
whose federal taxpayer identification number is (        ) and whose address is
Suite 1, West Bay Street, P. O. Box CB-11728, Nassau Bahamas, hereinafter
referred to as grantee:

         WITNESSETH: Thai the grantor, for and in consideration of the sum of
$10.00, receipt of which is hereby acknowledged, hereby grants, bargains, sells,
aliens, remises, releases, conveys and confirms unto the grantee, all that
certain land situate in POLK County Florida, viz:

         Commence at the intersection of the North right-of-way of Interstate
         No. 4 and the West boundary of Section 11, Township 27 South, Range 24
         East, Polk County, Florida, run thence North 72 degrees 50'19" East,
         along said right-of-way a distance of 750.00 feet, thence leaving said
         right-of-way run due North a distance of 763.49 feet for the Point of
         Beginning, thence continue North a distance of 719.09 feet to a point
         lying on the southerly right-of-way of S.R. 33; thence run North
         70 degrees 50'50" East, along said right-of-way a distance of 150 feet,
         thence leaving said right-of-way run South 00 degrees 00'06" West, a
         distance of 763.33 feet, thence run North 89 degrees 50'54" West a
         distance of 143.32 feet to said Point of Beginning.

         Tax Identification Number: 112724-000000-043060

         This deed was prepared based upon information provided by the grantor.
         NO title insurance or other title assurance was requested or given.

         TOGETHER with all the tenements, hereditaments and appurtenances
thereto belonging or in anywise appertaining.

         TO HAVE AND TO HOLD, the same in fee simple forever.

         THIS DEED IS GIVEN IN LIEU OF FORECLOSURE of that mortgage between the
Grantor and Grantee, dated December 13, 1999, and recorded on January 12, 2000
in O. R. Book 4385, page1110, of the public records of Polk County, Florida.
This deed is an absolute conveyance and Grantor retains no interest in the
property whatsoever. It is the intent of the Grantee that the Grantee's interest
as a mortgagee under the mortgage and the fee simple ownership in the property
shall not merge unless and until the Grantee executes a warranty deed conveying
the property without exception for the mortgage, or records an affidavit
expressly stating an intent to merge those interests.

         IN WITNESS WHEREOF, the said grantor has signed and sealed these
presents the day and year first above written.

Witnesses as to grantor:

/s/ Robert Sammons                           Toho Holdings, Inc.
----------------------------------
(witness signature) Robert Sammons

witness print name:

/s/ Helen Taillefer                          By: /s/ Frank Dolney
--------------------------                       ------------------------
  (witness signature)                        Frank Dolney, president

witness print name: Helen Taillefer

page 1
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SATE OF FLORIDA                                      POLK OR BK 04836    PG 1040
COUNTY OF POLK

The foregoing instrument was acknowledged before me this 29 day of October, 2001
by Frank Dolney, as president of Toho Holdings, Inc. on behalf of the
corporation. Frank Dolney is personally known to me or who has produced a
driver's license as identification and who did take an oath.

                                            /s/ Robert D. Sammons
                                            ------------------------------
My Commission Expires:                      Notary Public, state of
                                            Florida, at large
                                            print name:

                                            [STAMP OF ROBERT O. SAMMONS]

page 2<PAGE>

                                                                   EXHIBIT 10.19

                                 PROMISSORY NOTE

ALPHARETTA, GEORGIA                                          DATE: MARCH 6, 2002

PRINCIPAL AMOUNT: US $75,000.00
INTEREST RATE: 10% per annum

DUE DATE: August 31st, 2002

FOR VALUE RECEIVED the undersigned, Syndicated Food Services International Inc.,
a Florida corporation (the "Borrower") promises to pay to the order of FIDRA
HOLDINGS LTD. OR ITS SUCCESSORS OR ASSIGNS (THE "HOLDER") the sum of SEVENTY
FIVE THOUSAND US DOLLARS (USD $75,000.00) (The Principal) on August 31, 2002
(The "Maturity Date"), together with the interest at the rate of Ten per cent
(10%) per annum on the principal amount outstanding from time to time until paid
in full and payable on the last day of each calendar month commencing on June
30th, 2002. All sums due hereunder shall be paid by the Borrower to the holder
of this Note at such address as designated by the holder of this Note to the
Borrower.

In the event a default shall be made in payment of any installment of interest
or principal or other charges when due all such amounts shall bear interest at a
default rate of interest from the date of default at the rate of 12 % per annum
and shall be immediately due and payable. In the event of any default hereunder
the holders shall be entitled to all remedies at law or in equity and shall be
entitled to all costs and expenses incurred by its, including attorneys fees.

This Note shall be governed by and construed in accordance with the laws of the
State of New York, without regard to conflict of law principles. Any dispute
with respect to the interpretation of this Note or the rights and obligations of
the parties shall be exclusively brought in a proceeding in the United States
District Court for the Southern District of New York or if such court lacks
subject matter jurisdiction in the Supreme Court of the State of New York,
County of New York. Each of the holder and the Borrower waives the right to
context the jurisdiction or venue of either of such courts or to claim it is an
inconvenient forum.

Neither the Borrower or the holder may claim the right to have a jury trial and
the Borrower shall have no right of offset or counterclaim.

The Borrower expressly waives the right to notice of any default or the right to
presentment or demand.

The proceeds of this Note shall be used to pay outstanding invoices to Proskauer
Rose, LLP.

SYNDICATED FOOD SERVICE INTERNATIONAL INC.,

BY: /s/ THOMAS P. TANIS, JR.
    ------------------------
    THOMAS P. TANIS, JR.
    CHIEF EXECUTIVE OFFICER

                                                 [STAMP OF BECKY MCCLURE]

    /s/ Becky Mcclure

                             [STAMP OF BECKY MCCLURE]

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