Document:

EXHIBIT 10.19

                                  ASTRALIS LTD

                          CONSULTANT AGREEMENT BETWEEN

                 ASTRALIS LTD AND Michael R. Garone - MADE AS OF

                            Monday, February 21, 2005

      Agreement made as of the 2lst day of February 2005 by and between ASTRALIS
LTD having its principal address at 75 Passaic Ave., Fairfield, N.J. 07004 and
Michael R. Garone (CONSULTANT), having its principal address at 4 Hawser Way,
Randolph, NJ 07869

      ASTRALIS LTD and CONSULTANT desire to enter into an agreement whereby the
CONSULTANT will perform certain professional services as an independent
contractor.

      In consideration of the mutual promises in this agreement, the CONSULTANT
agrees to perform the professional services set forth in paragraph 1 with the
standard of professional care and skill customarily provided in the performance
of such services, and ASTRALIS LTD agrees to pay the CONSULTANT such amounts as
are specified herein, all upon the following conditions:

1.    You are hereby retained by ASTRALIS LTD as a CONSULTANT who is an
      independent contractor and shall perform the services set forth on
      Schedule I attached hereto. CONSULTANT is being retained on an exclusive
      basis.

2.    CONSULTANT shall be paid for the services actually performed in the manner
      and amounts set forth on Schedule I. ASTRALIS LTD shall not be liable for
      any other costs or expenses of any nature in connection with CONSULTANT's
      work with the exception of wire line and wireless telephone service used
      by the consultant to perform the duties set forth in schedule I. The
      parties also agree that CONSULTANT may request ASTRALIS LTD permission to
      incur other additional expenses in connection with the services set forth
      in paragraph 1 above. Upon prior written approval of said expenses by the
      project director set forth in paragraph 5 below, ASTRALIS LTD shall, upon
      submission of supporting documentation, reimburse CONSULTANT for said
      expenses. Any additional services beyond those set forth in paragraph 1
      above shall be performed by the CONSULTANT only after an agreement in
      writing between CONSULTANT and ASTRALIS LTD.

3.    Payment for compensation earned in accordance with Schedule I and
      reimbursable out- of-pocket expenses in accordance with paragraph 2 above
      will be made by ASTRALIS LTD to the CONSULTANT within thirty (30) days of
      receipt of invoice from CONSULTANT. Late payments will incur a late
      payment charge of 5% per month.

4.    This Agreement shall commence as of the date first written above and
      continue eight (8) months until October 20, 2005, unless terminated
      earlier by either party in accordance with this Agreement.

<PAGE>

5.    ASTRALIS LTD designates James Sharpe, President and Chief Executive
      Officer as project director to whom CONSULTANT shall from time to time
      provide written and verbal reports setting forth the progress of
      CONSULTANT's work.

6.    CONSULTANT is not, and shall not be considered, an employee of ASTRALIS
      LTD. CONSULTANT acknowledges full responsibility for compliance with all
      Federal, State, and City tax regulations regarding taxes that may accrue
      on the fee paid as a result of services rendered ASTRALIS LTD. Further,
      ASTRALIS LTD will not provide workers' compensation nor any other benefit
      whatsoever to CONSULTANT except for compensation identified in paragraph 2
      above.

7.    ASTRALIS LTD agrees to hold CONSULTANT and/or its, family, sources of
      finding and its operation staff harmless, and to defend and indemnify them
      against all claims, actions, liability, damage, loss and expenses,
      including but not limited to, by reason of injury, illness or death to any
      person or damaged property arising or alleged to have arisen out of
      CONSULTANT's activities in connection with this Agreement. ASTRALIS LTD
      will assure that CONSULTANT is an insured party of the current Directors &
      Officers Liability Insurance policy and that ASTRALIS LTD will assume any
      deductible costs that may be incurred by CONSULTANT as a result of a
      future claim or legal action resulting from, the performance of his duties
      as interim CFO.

8.    Either party may terminate this Agreement early without cause by giving
      the other party thirty (30) calendar days written notice of its election
      to terminate. Either party may terminate this Agreement early with cause
      upon ten (10) calendar days written notice.

9.    CONSULTANT, during the period of this Agreement, shall not, without the
      prior written consent of ASTRALIS LTD, enter into any arrangement that
      will conflict with the tasks undertaken pursuant to this Agreement.
      CONSULTANT represents that as of the date of this Agreement he has no
      existing arrangements or agreements that could conflict with his
      responsibilities under this Agreement.

10.   CONSULTANT shall personally perform the services covered by this
      Agreement. CONSULTANT shall not assign any interest in this Agreement be
      assigned without prior written approval of ASTRALIS LTD.

11a.  CONSULTANT recognizes that all records, information and materials
      (including but not limited to patentable subject matter and potential
      trade secrets and know-how) that are received by CONSULTANT from ASTRALIS
      LTD before or during the term of this Agreement and all copies made by
      CONSULTANT of these records, information and materials are and shall
      remain the property of ASTRALIS LTD, shall be held in strict confidence by
      CONSULTANT during the term of this Agreement and for five (5) years
      thereafter, shall be used by CONSULTANT solely for the purpose of
      performing his obligations hereunder, and shall be returned at the
      termination of this agreement or earlier at the specific request of
      ASTRALIS LTD. CONSULTANT shall disclose promptly to ASTRALIS LTD all
      inventions, discoveries, formulas, processes, computer programs,
      algorithms, designs, trade secrets, works of authorship related to or
      directly relevant to

                                       2
<PAGE>

      ASTRALIS LTD Intellectual Property or research results, whether or not
      fixed in a tangible medium of expression and other information and
      know-how (collectively hereinafter "TECHNOLOGY") made, discovered or
      developed by CONSULTANT either alone or in conjunction with any other
      person or entity during the term of this Agreement. CONSULTANT agrees that
      all TECHNOLOGY made, discovered, developed, authored, prepared or
      conceived by CONSULTANT during the term of this Agreement in connection
      with the furtherance of this Agreement whether alone or in combination
      with another, whether or not on ASTRALIS LTD premises, shall belong
      exclusively to ASTRALIS LTD. CONSULTANT acknowledges that no rights
      whatsoever in the TECHNOLOGY are retained by CONSULTANT including the
      right to prepare derivative works and that work of authorship shall be
      deemed a work made for hire.

11b.  CONSULTANT agrees to and hereby does assign all right, title and interest
      in and to any TECHNOLOGY to ASTRALIS LTD. ASTRALIS LTD shall have the
      right to apply for, prosecute, obtain, retain and transfer any and all
      copyrights, trademarks, registrations, patents or any such similar right
      or property interest arising from or in connection with the TECHNOLOGY.
      CONSULTANT agrees to cooperate with and provide all reasonable assistance
      to ASTRALIS LTD, its designees, assignees or licensees in connection with
      the foregoing.

12.   This Agreement constitutes the entire understanding between ASTRALIS LTD
      and CONSULTANT. Both parties represent that they have the capacity to
      enter into this Agreement and perform the obligations hereunder. This
      Agreement or any amendment shall not be binding unless executed in writing
      by ASTRALIS LTD and CONSULTANT.

13.   This Agreement shall be construed in accordance with the laws of the State
      of New Jersey, without regard to its conflict of laws provisions.

14.   CONSULTANT has no actual authority, nor shall the CONSULTANT give the
      impression of having apparent authority, to bind ASTRALIS LTD with regard
      to any third parties.

15.   If any provision of this Agreement shall be determined to be void,
      invalid, unenforceable or illegal for any reason, it shall be ineffective
      only to the extent of such prohibition and the validity and enforceability
      of all the remaining provisions shall not be affected thereby. The failure
      of either party to exercise any of its rights under this Agreement for a
      breach thereof shall not be deemed to be a waiver of such rights, nor
      shall the same be deemed to be a waiver of any subsequent breach, either
      of the same provision or otherwise.

16.   This agreement may be executed in one or more counterparts or duplicate
      originals, all of which shall be considered one and the same agreement.

                                       3
<PAGE>

IN WITNESS WHEREQF, the parties hereto have executed this Agreement the day set
forth above.

ASTRALIS LTD

By: /s/ James Sharpe                               Michael R. Garone
-------------------------------------              -----------------------------
James Sharpe                                       Michael R. Garone
President and Chief Executive Officer              Consultant

              2/21/05                                          2/21/05
-------------------------------------              -----------------------------
Date                                               Date

                                       4
<PAGE>

                                   SCHEDULE I

                          CONSULTANT AGREEMENT BETWEEN

    ASTRALIS LTD AND Michael R. Garone - MADE AS OF Monday, February 21, 2005

Compensation

Upon request by ASTRALIS LTD project director or his designee, Consultant shall
provide consulting services on to ASTRALIS LTD, at the rate of $15,600.00 per
month provided however that 1) the minimum effort level will be 40 hours per
week and that the total fee shall not exceed $15,600.00 per month without the
prior written consent of ASTRALIS LTD project director or his designee. The
consultant fee ($15,600.00 per month) is payable in 1/2 monthly installments.
ASTRALIS LTD and Consultant shall periodically review the maximum per- month fee
for services to take into account the situations of both parties. The nature and
scope of these services is to function as interim CFO as described below in
paragraph 1, Services.

Services

1. As the Chief Financial Officer (CFO) the consultant will assist the Chief
Executive Officer lead and implement the company's long-term strategy and
vision. Responsibilities include: financial planning and management, sourcing
funding, building relationships with the financial community, partnering with
other pharmaceutical companies, contract negotiations; and ultimately provide
successful growth in value for investors and shareholders and enhance the
ASTRALIS LTD name and reputation for excellence. The interim CFO will report to
the Chief Executive Officer.

2. ASTRALIS LTD agrees to cooperate with Consultant in the performance of the
foregoing services: Consultant shall keep in frequent contact with ASTRALIS LTD
project director or his designee, and shall file periodic written reports at
ASTRALIS LTD request. Consultant has a fiduciary duty to ASTRALIS LTD, and does
not now, and will not in the future represent, or accept compensation from, or
enter into conflicting arrangements with any other person relating to the agreed
Services without ASTRALIS LTD prior written consent. Consultant shall not
present ASTRALIS LTD position on commercial terms to a third party without the
prior consent of ASTRALIS LTD.

3. If requested by Consultant, ASTRALIS LTD will provide reasonable, available
office space, computers, internet access, internal email address, business
cards, reimbursement for travel expenses, and administrative support services to
Consultant for his performance of this Agreement.

ASTRALIS LTD.

By: /s/ James Sharpe                               Michael R. Garone
-------------------------------------              -----------------------------
James Sharpe                                       Michael R. Garone
President and Chief Executive Officer              Consultant

               2/21/05                                        2/21/05
-------------------------------------              -----------------------------
Date                                               Date

                                        5Item 2.03

                                                                   EXHIBIT 10.29

                                      NOTE

$1,400,000.00                                              Malvern, Pennsylvania
                                                               December 28, 2004

      FOR VALUE RECEIVED, the undersigned DVL MORTGAGE HOLDINGS, LLC, a Delaware
limited liability company with principal place of business at Heron Tower, 70
East 55th Street, 7th Floor, New York, NY 10022 ("Holdings") and DVL, INC., a
Delaware corporation with principal place of business at Heron Tower, 70 East
55th Street, 7th Floor, New York, NY 10022 ("DVL") (Holdings and DVL are
sometimes referred to herein individually as a "Borrower" and collectively as
"Borrowers") hereby jointly and severally promise to pay to the order of
HARLEYSVILLE NATIONAL BANK AND TRUST COMPANY, a national banking association
with offices at 483 Main Street, Harleysville, PA 19438, Attention: Loan
Administration ("Bank") the principal sum of ONE MILLION FOUR HUNDRED THOUSAND
DOLLARS ($1,400,000.00), together with interest on the outstanding balance
thereof at the "Applicable Interest Rate" set forth below. The loan evidenced by
the advances under this Note is being made in a single advance on this date and
is sometimes referred to herein as the "Loan."

      1. Payments. Principal and interest shall be payable, in lawful money of
the United States, at Bank's office first designated above, or at such other
place as the holder of this Note may designate from time to time, in the
following manner:

      (a) Commencing January 28, 2005, and on the same day of each calendar
month thereafter, Borrowers will make consecutive monthly payments of interest
only as it accrues.

      (b) On or before December 28 in each calendar year hereafter, Borrowers
will make a principal installment payment of $50,000.00 per year.

      (c) The entire outstanding balance of the Loan (if not sooner repaid)
shall in any event be repaid on January 31, 2009 (the "Maturity Date").

      2. Interest. Absent default, the interest rate on the Loan shall be a
variable per annum rate equal to the sum of an "Index" plus a "Margin." The
"Index" shall be Bank's "prime rate" as it may change from time to time. The
"Margin" shall be 0.50% per annum (50 basis points). The interest rate on the
Loan shall change with each change in Bank's prime rate. If the Bank ceases to
maintain a prime rate, the Bank may select another commercial loan index as the
"Index" used with respect to Loan interest. The prime rate is not necessarily
the lowest rate charged by the Bank on any class of loans, but is an index from
which some loan rates are calculated.

                                      -1-
<PAGE>

Item 2.03

      3. Unpaid Interest Added to Principal. Should any payment of interest or
interest and principal be overdue for a period of thirty (30) days the unpaid
interest shall be added to the principal and interest shall then be calculated
on the new higher principal.

      4. Prepayments. Prepayments may be made in whole or part without
prepayment premium, fee or penalty providing Borrower shall have given Bank 30
days prior written notice of the date and amount of the prepayment. Any partial
prepayment shall be applied to principal, and no partial prepayment shall
postpone or interrupt monthly payments of principal, interest, fees and charges
or the installment of principal or the payment of the remaining principal
balance, all of which shall continue to be due and payable at the time and in
the manner set forth herein.

      5. Application of Payments. Bank shall have the right to apply any
installment to principal, interest, late fees or other charges due hereunder or
any amount due under the Security Documents at Bank's sole discretion.

      6. Late Charges. Borrower agrees that in the event any payment set forth
above shall not be paid within fifteen (15) days after the same shall become
due, Borrower shall pay to Bank a late charge of Five Cents ($0.05) for each
dollar so overdue to cover the direct and indirect additional expense and
overhead and lost profits incident to such delinquency. The imposition of any
late charge shall not be construed to obligate Bank to accept any overdue
installment nor to limit Bank's rights and remedies for either Borrower's
default, as hereinafter set forth. Bank may deduct accrued late charges from any
payments thereafter made, and any deficiency in the regular payment created
thereby shall continue to bear interest as provided herein, until paid.

      7. Default Rate of Interest. If any Event of Default occurs hereunder,
then so long as any such Event of Default continues uncured, interest hereunder
shall accrue at a rate (the "Default Rate") which shall be four percent (4.00%)
per annum in excess of the rate otherwise in effect hereunder from time to time,
and the amounts of all payments shall be adjusted accordingly to provide for
payment of all interest as accrued and to preserve the original schedule for
amortization of principal.

      8. Security Documents. This Note is secured by certain security documents
(the "Security Documents"), including inter alia a Loan Agreement (the "Loan
Agreement"), a Pledge, Collateral Assignment and Security Agreement (the
"Security Agreement") covering the Borrowers' interest in certain "Collateral
Loans" (as defined in the Loan Agreement), and Collateral Assignments Mortgages
or Deeds of Trust. Any failure by Borrower to comply within the relevant grace
periods specified therein, or with the terms, covenants or conditions of any of
the Security Documents shall automatically constitute an "Event of Default"
under this Note.

      9. Events of Default. The occurrence of any one or more of the following
shall be an "Event of Default" hereunder: if Borrowers shall fail to pay any sum
when due hereunder; or if an Event of Default shall occur under any Security
Document; or if either Borrower shall in any other way be in default hereunder
and such default is not cured within thirty (30) days after written notice
thereof by Bank, or, if such failure can not be cured using diligent efforts in
said thirty (30) day period, then such longer period of time as Bank determines

                                      -2-
<PAGE>

Item 2.03

to be reasonable under the circumstances, but in no event longer than sixty (60)
days provided Borrowers are diligently pursuing such cure); or if any
certification, warranty or representation made or hereafter made by either
Borrower to Bank hereunder or under any of the other Security Documents should
prove to be materially false as of the date made or deemed made. Upon an Event
of Default the entire unpaid principal balance on this Note together with
interest accrued thereon and with all other sums due or owed by Borrower
hereunder (including any unpaid fees) and under the terms of the Security
Documents shall at the option of Bank and without notice to Borrower become due
and payable immediately with interest at the rate set forth herein, together
with its reasonable attorney's fees incurred in connection with any such Event
of Default or the enforcement or modification thereafter of the terms of the
loan; and payment of the same may be enforced and recovered inter alia, by the
entry of judgment on this Note and the issuance of execution thereon.

      10. Warrant of Attorney to Confess Judgment for Money. EACH BORROWER
HEREBY IRREVOCABLY AUTHORIZES AND EMPOWERS ANY ATTORNEY OR ATTORNEYS OR THE
PROTHONOTARY OR CLERK OF ANY COURT OF RECORD IN THE COMMONWEALTH OF
PENNSYLVANIA, OR ELSEWHERE, TO APPEAR FOR EITHER OR BOTH BORROWERS AT ANY TIME
AFTER THE OCCURRENCE AND DURING THE CONTINUANCE OF AN EVENT OF DEFAULT IN ANY
SUCH COURT IN AN APPROPRIATE ACTION THERE BROUGHT OR TO BE BROUGHT AGAINST ONE
OR BOTH BORROWERS AT THE SUIT OF BANK OR ANY HOLDER OF THIS NOTE, AND THEREIN TO
CONFESS JUDGMENT AGAINST ONE OR BOTH BORROWERS FOR ANY OR ALL SUMS DUE HEREUNDER
AND UNDER THE SECURITY DOCUMENTS TOGETHER WITH COSTS OF SUIT, AND THE REASONABLE
ATTORNEYS FEES OF THE HOLDER IN ENFORCING THIS NOTE, PLUS ENFORCEMENT AND
COLLECTION DISBURSEMENTS AND EXPENSES; AND FOR SO DOING THIS NOTE OR A VERIFIED
COPY HEREOF SHALL BE A SUFFICIENT WARRANT. THIS POWER SHALL NOT BE EXHAUSTED BY
ANY EXERCISE, BUT JUDGMENT MAY BE CONFESSED AND ENTERED REPEATEDLY AND
SEPARATELY AGAINST EACH BORROWER UNTIL BANK RECEIVES SATISFACTION IN FACT OF ALL
OBLIGATIONS UNDER THIS NOTE AND THE SECURITY DOCUMENTS. This warrant of attorney
to confess judgment shall not be deemed a "power of attorney" within the meaning
of the Pennsylvania Probate, Estates and Fiduciaries Code.

      11. Bank's Remedies. The remedies of Bank provided herein and in the
Security Documents and the warrants of attorney herein or therein contained,
shall be cumulative and concurrent, and may be pursued singly, successively and
together at the sole discretion of Bank, and may be exercised as often as
occasion therefor shall occur; and the failure to exercise any such right or
remedy shall in no event be construed as a waiver or release of the same.

                                      -3-
<PAGE>

Item 2.03

      12. Waivers.

      (a) Borrower hereby waives all benefit that might accrue to Borrower by
virtue of any present or future laws exempting the Mortgaged Property, or any
other property, real or personal, or any part of the proceeds arising from any
sale of any such property, from attachment, levy or sale under execution, or
providing for any stay of execution, exemption from civil process or extension
of time, and agrees that such property may be sold to satisfy any judgment
entered on this Note or the Security Documents, in whole or in part and in any
order as may be desired by Bank.

      (b) Borrower (and all endorsers, sureties an guarantors) waive presentment
for payment, demand, notice of demand, notice of nonpayment or dishonor, protest
and notice of protest of this Note, and all other notices in connection with the
delivery, acceptance, performance, default (except as otherwise provided in the
loan documents), or enforcement of the payment of this Note; liability hereunder
shall be unconditional.

      13. Taxes. Borrower shall pay the cost of any revenue, tax or other stamps
now or hereafter required by law at any time to be affixed to this Note or the
Security Documents; and if any taxes be imposed with respect to debts secured by
the Security Documents, or with respect to notes evidencing debts so secured
Borrower agrees to pay or to reimburse Bank upon demand the amount of such taxes
and if Borrower fails or refuses or is not legally permitted to do so, Bank may
at its option accelerate this Note to maturity as in the case of default by
Borrower. Nothing in this Paragraph shall be deemed to require Borrower to pay
income taxes payable by the Bank.

      14. Construction of Terms. The words "Bank" and "Borrower" whenever
occurring herein shall be deemed and construed to include the respective heirs
and assigns of Bank and Borrower, the singular shall include the plural and the
neuter, male and female shall each include the others. If more than one person
or entity executes this Note as "Borrower," their obligations under this Note
shall be joint and several.

      15. Governing Law. This instrument shall be construed according to and
governed by the internal laws of the Commonwealth of Pennsylvania (without
regard to rules of choice of law or conflicts of laws), except to the extent
that those laws may be preempted by the United States of America.

      16. Savings Clause. Should any provision of this Note be held to be
illegal or unenforceable the balance of the document shall be construed as if
the illegal or unenforceable provision were not included.

      17. Business Purpose. This Note is executed in connection with a business
transaction.

      18. Balloon Payment. This Note provides for a balloon payment at maturity.

                                      -4-
<PAGE>

Item 2.03

      19. Waiver of Jury Trial. AS AN INDEPENDENT COVENANT, EACH BORROWER AND
BANK HEREBY MUTUALLY WAIVE AND AGREE TO WAIVE TRIAL BY JURY WITH RESPECT TO ANY
DISPUTE BETWEEN OR AMONG EITHER OR BOTH OF THE BORROWERS AND ANY HOLDER OF THIS
NOTE, ARISING UNDER OR WITH REFERENCE TO THIS NOTE, THE LOAN TRANSACTION TO
WHICH IT REFERS, ANY OF THE SECURITY DOCUMENTS OR THE TRANSACTIONS TO WHICH THEY
RELATE.

      20. Consent to Jurisdiction, Venue, Forum. EACH BORROWER AND THE HOLDER OF
THIS NOTE HEREBY CONSENT TO THE JURISDICTION OF THE COURT OF COMMON PLEAS OF
MONTGOMERY COUNTY OR THE FEDERAL DISTRICT COURT FOR THE EASTERN DISTRICT OF
PENNSYLVANIA FOR ANY PROCEEDING IN CONNECTION HEREWITH, AND HEREBY MUTUALLY
WAIVE OBJECTIONS AS TO VENUE AND CONVENIENCE OF FORUM IF VENUE IS IN MONTGOMERY
COUNTY, PENNSYLVANIA OR IN THE FEDERAL DISTRICT COURT FOR THE EASTERN DISTRICT
OF PENNSYLVANIA.

      21. Service of Process. EACH BORROWER AND BANK MUTUALLY AGREE THAT INITIAL
PROCESS IN ANY SUCH PROCEEDING SHALL BE DEEMED PROPERLY SERVED IF MAILED BY
CERTIFIED OR REGISTERED MAIL, RETURN RECEIPT REQUESTED, TO EITHER (I) THE
RECIPIENT'S ADDRESS AS FIRST SHOWN ABOVE, UNLESS THE RECIPIENT SHALL HAVE
EXPRESSLY DESIGNATED ANOTHER SERVICE ADDRESS BY CERTIFIED OR REGISTERED MAIL,
RETURN RECEIPT REQUESTED, ADDRESSED TO SENDER, OR (II) THE ACTUAL PLACE OF
BUSINESS OF RECIPIENT AT THE TIME.

      IN WITNESS WHEREOF, each of the Borrowers has duly executed this Note
under seal the date and year first above mentioned.

Witness:                                  DVL MORTGAGE HOLDINGS, LLC, a Delaware
                                          limited liability company

                                          By DVL, INC., a Delaware corporation,
                                          its sole member

                                          By:___________________________________
________________________________             Alan S. Casnoff
(Signature)                                  President
Print Name: ____________________

Attest:                                   DVL, INC.

________________________________          By:___________________________________
(Signature)                                  Alan S. Casnoff
Print Name: ____________________             President
Secretary

                                      -5-

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