Document:

<PAGE>

                                                                   EXHIBIT 10.66

                   UNCONDITIONAL UNLIMITED CONTINUING GUARANTY

         FOR VALUE RECEIVED and in consideration of credit given or to be given,
and of other financial accommodations afforded or to be afforded to SYNDICATED
BLOOMINGTON I LLC (hereinafter referred to as "Borrower"), pursuant to that
certain Mortgage Loan Note of even date and other credit and collateral
documents (hereinafter collectively referred to as "Loan Documents") executed or
to be executed by and between the Borrower and OLD NATIONAL BANK (hereinafter
referred to as "Bank"), the receipt and sufficiency of which consideration are
hereby acknowledged, and as an inducement to the Bank to extend such financial
accommodations to the Borrower, BEASLEY TRANSPORTATION, INC. (hereinafter
referred to as "Guarantor"), hereby guaranties the full payment, when due,
whether by acceleration or otherwise, of any and all indebtedness which now
exists or may hereafter accrue or arise in any manner from or on behalf of the
Borrower to the Bank and the performance of any and all obligations and
liabilities of the Borrower, or any of them, to the Bank from whatever source or
origin and whenever arising, whether direct, indirect or contingent, whether on
open account, evidenced by an instrument or otherwise, including without
limitation all renewals, extensions and future advances, together with interest
at the rate provided in the note, notes, or other documents evidencing such
indebtedness, together with all costs, expenses and attorneys' fees (the
above-described obligations and the liabilities in addition to any other
liabilities or obligations of the Borrower and Guarantor to Bank which may arise
in any manner are hereinafter referred to as "Liabilities"), all without relief
from valuation and appraisement laws.

         If the Borrower fails to pay or perform all or any part of the
Liabilities when due, then immediately upon demand by Bank, the Guarantor will
pay the amount due and perform the obligations of the Borrower in connection
therewith as if such amount and obligations constituted the direct and primary
debts and obligations of the Guarantor. The Bank shall not be required to make
any demand upon or pursue or exhaust any of its rights or remedies against the
Borrower or others, including without limitation other guarantors, with respect
to the payment or performance of any of the Liabilities or to pursue or exhaust
any of its rights or remedies with respect to any collateral held by the Bank.

         This Guaranty shall be and remain a continuing, unlimited
unconditional, and absolute guaranty. This Guaranty shall remain fully
enforceable irrespective of any defenses which the Borrower may assert on the
underlying Liabilities, including but not limited to failure of consideration,
breach of warranty, statute of frauds, statute of limitations, accord and
satisfaction and usury.

         This Guaranty shall continue in force with respect to the Guarantor
until the Bank receives written notice of the Guarantor's election not to
guaranty any new Liabilities arising after receipt of such notice. Any such
notice shall not in any way affect or limit either (i) the promise of the
Guarantor giving such notice to pay all Liabilities existing at the time such
notice is received by the Bank or (ii) the promises, obligations and
undertakings of the remaining guarantors, if any, with respect to any
Liabilities, including, without limitation, those arising after the date of such
notice. Regardless of when a renewal or extension of pre-termination Liabilities
occurs (with or without adjustment of interest rate or other terms), the
Liabilities shall be deemed to have been incurred prior to the termination to
the extent of the renewal or extension and to be fully covered and included
within this Guaranty.

         The Guarantor waives (a) notice to the Guarantor or the Borrower or
other guarantors of (i) acceptance of this Guaranty by the Bank, (ii) the
Borrower incurring additional Liabilities, and (iii) the amount of the
Liabilities at any time outstanding; (b) presentment for payment, demand,
protest, notice to the Guarantor, the other guarantors or the Borrower of
dishonor, nonpayment, default and non-

                                      -1-

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performance with respect to any of the Liabilities; (c) the right to require
proration among the Guarantor and other guarantors; (d) any and all rights to
require the Bank to marshall assets of the Borrower or any other guarantor or
other party providing any security for the Liabilities; (e) any defense which
the Borrower or other guarantors may have against the Bank other than payment;
(f) all defenses given to sureties or guarantors at law or in equity other than
payment; and (g) all errors and omissions in connection with the Bank's
administration of the Liabilities, except actions or inactions which amount to
fraud, bad faith or willful and wanton misconduct. All remedies or actions by
the Bank for payment or fulfillment of the Liabilities are cumulative, and the
pursuit of one shall not preclude the exercise of any other rights or remedies.

         The Guarantor hereby grants to the Bank full power, in its uncontrolled
discretion and without notice to the Guarantor, the other guarantors, or the
Borrower, to deal in any manner with the Liabilities including, without
limitation, the following powers: (a) to modify or otherwise change any terms of
the Liabilities, or the rate of interest thereon, or to grant any extension or
renewal thereof, and any other indulgence with respect thereto, and to effect
any release, compromise, or settlement with respect thereto; (b) to forbear from
enforcing payment or any term of the Liabilities; or (c) to release any other
guarantor or surety of the Liabilities. The obligations of the Guarantor
hereunder shall not be released, discharged, or in any way affected, nor shall
the Guarantor have any rights or recourse against the Bank by reason of any
action the Bank may take, omit to take, or delay in taking under the foregoing
powers. The obligations of Guarantor under this Guaranty shall be the joint and
several obligations of Guarantor and any other guarantors (now existing or
hereafter arising) of the obligations of the Borrower to the Bank.

         Without limiting the foregoing waivers by the Guarantor of right to
notice, and without obligating the Bank to follow the following procedure if
demand is made after the occurrence of an Event of Default (as defined in the
Loan Documents), the Bank may at any time demand payment from the Guarantor by
mailing to the Guarantor written demand therefor addressed to any address of the
Guarantor in the Bank's records, and in the manner provided for in the Loan
Documents, and the Guarantor agrees that the sending of such written demand as
herein provided shall be a sufficient demand for payment hereunder.

         Whenever possible, each provision of this Guaranty shall be interpreted
in such a manner as to be effective and valid under applicable law, but if such
provision shall be prohibited by or invalid under applicable law, such provision
shall be ineffective to the extent of such prohibition or invalidity, without
invalidating the remainder of such provision or remaining provisions of this or
any related agreement or instrument.

         Notwithstanding any other terms or conditions set forth in this
Guaranty until the Liabilities are unconditionally paid in full or otherwise
satisfied, the Guarantor waives the right to assert any claim or other right
which it might now have or hereafter acquire against the Borrower or any other
person that is primarily or contingently liable on the Liabilities that arise
from the existence or performance of the Guarantor's obligations under this
Guaranty, including, without limitation, any right of subrogation,
reimbursement, exoneration, contribution, indemnification, any right to
participate in any claim or remedy of the Bank against the Borrower or any
collateral security therefore which the Bank now has or hereafter acquires;
whether or not such claim, remedy or right arises in equity, or under contract,
statute or common law.

         The Guarantor represents to and for the benefit of the Bank, upon which
the Bank is entitled to rely and the Guarantor acknowledges that the Bank is
relying, that (i) the Guarantor is a corporation duly organized and existing
under the laws of the State of Delaware, (ii) the execution, delivery and
performance hereof will not violate any law or any material contract, agreement
or understanding which

                                       -2-

<PAGE>

is binding on the Guarantor, (iii) this Guaranty is the valid and binding
obligation of the Guarantor, enforceable in accordance with its terms, and (iv)
the financial statements of Guarantor provided to the Bank are true, accurate
and complete, have been prepared on a consistent basis, and fairly present the
financial position of the Guarantor as of the date thereof. Guarantor and Bank
acknowledge that this Guaranty is made and given in connection with the Loan
Documents and documents under another loan agreement between Bank and an
affiliate of Guarantor.

         The Guarantor agrees to provide annual current financial statements on
or before March 31 of each year while the Liabilities are outstanding and such
delivery shall constitute confirmation of the representations, warranties and
agreements contained herein as of the date of each delivery. The Guarantor
acknowledges that (i) it is capable of and responsible for obtaining information
on and keeping informed as to all aspects of the Borrower's business, including
without limitation its financial affairs and business prospects, and the status
of the Liabilities from time to time and (ii) the Bank has no responsibility to
so inform the Guarantor.

         The Guarantor acknowledges that separate guaranties may be given in
connection with the Liabilities and this Guaranty shall not be modified,
amended, limited (other than in accordance with the terms hereof), or
extinguished if one or more of the terms of the other guaranty agreements differ
from those of this Guaranty or are subsequently amended, modified, limited, or
extinguished. The execution of this Guaranty shall not affect the validity or
enforceability of any existing guaranties, which guaranties shall remain in full
force and effect. All obligations hereunder shall continue, notwithstanding the
incapacity or lack of authority of the other guarantors, and any failure by the
Bank to file, pursue or enforce a claim against any of the other guarantors, or
any waiver, release, consent or other accommodation given or provided to any of
the other guarantors, shall not operate to release the Guarantor or other
guarantors from liability hereunder, or limit the rights of the Bank against the
Guarantor or any other guarantor. The failure of any other person to sign this
Guaranty or any other guaranty shall not release or affect the liability of the
signer hereof. The Loan Documents have been submitted to the Guarantor for
examination, and the Guarantor acknowledges that, by execution of this Guaranty,
it has approved the Loan Documents.

         This writing is intended by the parties hereto as a final expression of
this Guaranty and is also intended as a complete and exclusive statement of the
terms of that agreement. No course of dealing, course of performance or trade
usage, and no parol evidence of any nature, shall be used to supplement or
modify any terms hereof.

         The Guarantor further agrees that, to the extent that the Borrower
makes a payment or payments to the Bank, or the Bank receives any proceeds of
collateral, which payment or payments or any part thereof are subsequently
invalidated, declared to be fraudulent or preferential, set aside or otherwise
is required to be repaid to the Borrower, its estate, trustee, receiver or any
other party, including, without limitation, under any bankruptcy law, state or
federal law, common law or equitable cause, then to the extent of such payment
or repayment, the Liabilities or part thereof which has been paid, reduced or
satisfied by such amount shall be reinstated and continued in full force and
effect as of the date such initial payment, reduction or satisfaction occurred.
The Guarantor shall defend and indemnify the Bank from any claim or loss under
this paragraph including the Bank's attorney's and paralegal's fees and expenses
and other expenses in the defense of any such action or suit.

         The Guarantor agrees that the Guarantor's responsibility under this
Guaranty to pay to the Bank the Liabilities and any payments thereof repaid as
preferences shall not be extinguished or modified by any release of the Borrower
or other party primarily liable on the Liabilities, whether by voluntary

                                       -3-

<PAGE>

release, settlement of a bankruptcy proceeding, settlement of the contested
matter in a bankruptcy, settlement of litigation, settlement of a claim not yet
resulting in litigation, settlement of a preference claim or otherwise. In all
events the responsibility of the Guarantor to pay the Bank and the Bank's right
to recover from the Guarantor the full amount of the Liabilities shall extend
until Bank has received actual payment in full in cash of and performance of all
of the Liabilities, without regard to any modification or a release thereof, and
shall continue until such payment, by the passage of time and the Statute of
Limitations, cannot be recovered by the Borrower, the Borrower as debtor in
possession, a trustee in bankruptcy of the Borrower or any other person or
organization.

         This Guaranty shall extend to and bind the successors and assigns of
the Guarantor. This Guaranty shall inure to the benefit of all affiliates,
transferees, assignees and/or endorsees of the Bank of any part or parts or all
of the Liabilities and of the Bank's successors and assigns.

         THE VALIDITY OF THIS GUARANTY, ITS CONSTRUCTION, INTERPRETATION AND
ENFORCEMENT AND THE RIGHTS OF THE PARTIES HERETO SHALL BE DETERMINED UNDER,
GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF
INDIANA, WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAW. GUARANTOR AGREES THAT
ALL ACTIONS OR PROCEEDINGS ARISING IN CONNECTION WITH THIS GUARANTY SHALL BE
TRIED AND LITIGATED ONLY IN THE STATE COURTS LOCATED IN THE COUNTY OF MONROE,
STATE OF INDIANA, OR THE FEDERAL COURTS WHOSE VENUE INCLUDES THE COUNTY OF
MONROE, STATE OF INDIANA. GUARANTOR WAIVES, TO THE EXTENT PERMITTED UNDER
APPLICABLE LAW, THE RIGHT TO A TRIAL BY JURY AND ANY RIGHT GUARANTOR MAY HAVE TO
ASSERT THE DOCTRINE OF "FORUM NON CONVENIENS" OR TO OBJECT TO VENUE TO THE
EXTENT ANY PROCEEDING IS BROUGHT IN ACCORDANCE WITH THIS PARAGRAPH.

         IN WITNESS WHEREOF, the undersigned, as the authorized officer of the
Guarantor, has executed this Unconditional Unlimited Continuing Guaranty
effective as of this 27th day of February, 2003.

                                   BEASLEY TRANSPORTATION, INC.
                                   ("Guarantor")

                                   By: /s/ Chalres A. Beasley
                                       ------------------------------------
                                       Chalres A. Beasley, President

                                   ACCEPTED:

                                   OLD NATIONAL BANK
                                   ("Bank")

                                   By: /s/ Jovita S. VanDerSnick
                                       -------------------------------------
                                       Jovita S. VanDerSnick, Vice President

                                       -4-<PAGE>

                                                                   EXHIBIT 10.67

                                                       Pat Haley
                                                       Monroe County Recorder IN
                                                       IN 2003005518 MTG ASGN
                                                       03/03/2003 10:01:42 5 PGS
                                                       Filing Fee: $19.00

                         ASSIGNMENT OF LEASES AND RENTS

         THIS ASSIGNMENT OF LEASES AND RENTS ("Assignment"), executed by
SYNDICATED BLOOMINGTON I LLC, a Delaware limited liability company with its
principal office at 4863 West Vernal Pike, Bloomington, Indiana 47404
(hereinafter referred to as "Assignor"), to OLD NATIONAL BANK, a national
banking association with its principal offices located at 121 East Kirkwood
Avenue, Bloomington, Indiana 47408 ("Assignee"),

                                WTTNESSETH THAT:

         IN CONSIDERATION of the extension of certain financial accommodations
by Assignee to Assignor as evidenced by that certain Mortgage Loan Note executed
and delivered by Assignor for the benefit of Assignee as of even date herewith
providing for indebtedness in the aggregate principal amount of Two Million Six
Hundred Twenty-Five Thousand and No/100 Dollars ($2,625,000.00), as the same may
be hereafter amended, renewed or extended (hereinafter referred to as "Note"),
Assignor hereby transfers and assigns to Assignee, as additional security for
the payment when due of the indebtedness evidenced by the Agreement, such other
obligations of Assignor to Assignee as set forth in Section 5 hereof or
contained in any other document, instrument or certificate executed and
delivered by Assignor to Assignee contemporaneously herewith, (hereinafter
collectively referred to as "Security Documents"), all of its right, title and
interest in, to and under all of the leases executed or to be executed by and
between Assignor and any and all tenants of the buildings and of the parcels of
real estate located upon or constituting a part of the real property in Monroe
County, Indiana commonly known as 4863 West Vernal Pike, Bloomington, Indiana
and as more particularly described on Exhibit A attached hereto (referred to
herein as the "Real Estate"), including all rents, royalties, issues and profits
provided under the terms of any such leases and all security for the performance
of such leases, and any amendments, modifications, renewals or extensions
thereof, upon the following terms and conditions:

         1. Assignor agrees to pay and perform the obligations set forth in the
Security Documents according to the terms thereof; and, until an event of
default shall occur under the Security Documents or this Assignment ("Event of
Default"), Assignor shall have the right to collect and receive all rentals due
pursuant to the leases, except that Assignor will not collect rental more than
one (1) month in advance. After an Event of Default, any rental payments
received by Assignor shall be applied toward the payment when due of the
principal of and interest on the obligations under the Security Documents, After
an Event of Default, Assignee may, at its option and without notice or demand,
enforce any of the conditions, covenants or agreements contained in such leases,
collect any and all of the rents, royalties, issues and profits thereunder, and
give good and valid receipts therefor, and Assignee shall have full power to do
anything that the Assignor could have done had these presents not been made, the
lessees and successors, assigns, or legal representatives of said lessees being
by this instrument expressly authorized to pay to Assignee any and all of the
rents, royalties, issues and profits now due or to become due under the terms of
such leases. In addition, following any Event of Default by Assignor, Assignee
shall have the right, in Assignee's sole discretion, to have a receiver
appointed to collect the rentals and other amounts due under the leases and to
do every other thing which Assignor or Assignee are empowered to do hereunder.
Assignee shall not be responsible for diligence in collecting any monies as
contemplated herein, but shall be accountable only for sums actually received.
Assignor agrees to give such further assignments pf leases hereafter existing
and all rents, issues and profits provided for under the terms of such leases as
Assignee may require. All monies or any part thereof received by Assignee under
this Assignment may be applied upon or, at the option of said Assignee, retained
as security for repayment of

                                      -1-

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the obligations under the Security Documents or applied from time to time, pro
tanto, in payment of taxes, assessments and/or other liens affecting the Real
Estate (whether or not delinquent, if payable), regardless of whether any
payments on the indebtedness or any other indebtedness due and payable to
Assignee under the Security Documents or this Assignment are due or not due,
including but not limited to, costs of collection, expenses of operation,
advancements and attorneys' fees, such application to be in such order, at such
time or times, in such amount or amounts, and to such extent as such Assignee in
its sole discretion may determine, or any part and/or all of said monies may be
released by Assignee at its sole discretion to Assignor. The receipt,
application, retention, or release by Assignee of any rents, royalties, issues
or profits, or other monies under this Assignment after default under the
Security Documents shall be applied upon any deficiency recoverable by Assignee
in the same manner and for the same purposes as the proceeds of the sale of the
Real Estate made under any trustee's or sheriff's foreclosure proceedings or
pledged sale. Such rights may be exercised by Assignee without regard to other
security and without releasing Assignor from any obligation. Until such time as
the obligations of Assignor to Assignee as contemplated under the Agreement
shall be satisfied in full, Assignor hereby irrevocably appoints and constitutes
Assignee as its true and lawful attorney-in-fact with full power of substitution
for and on behalf of Assignor to request, demand, enforce payment, collect and
receive the rentals payable under the leases, to change, modify, release, waive,
terminate, alter or amend the leases or any of the terms and provisions thereof,
including the rentals thereunder, to endorse any checks, drafts or orders
evidencing the payment of rentals under the leases, and to do and perform any
acts which Assignor might do for and on its own behalf. Any security deposits
received by Assignor shall be held in trust and paid to Assignee upon written
demand following default hereunder.

         2. Assignor does hereby covenant to and with Assignee that Assignor
has not transferred or assigned in any manner any of said leases or the rents,
royalties, issues and profits provided for herein and that Assignor is the owner
thereof and has full right to collect and is entitled to the rents, royalties,
issues and profits provided for in said leases. Assignor represents and warrants
that it has made no prior assignment of any of its rights, title or interests
in, to and under the leases, that the leases now executed are in full force and
effect with no modifications or amendments thereto and with no default
thereunder, that it has not accepted any advance rental payments under the
leases, and that it has not done anything which impairs the validity or security
of this Assignment. Assignor does hereby further covenant to and with Assignee
not to pledge or deliver or assign any of the rents, royalties, issues and
profits provided for in said leases during the existence of the indebtedness and
obligations hereinabove referred to, and any renewals or extensions thereof.

         3. This Assignment shall not operate to release or relieve Assignor, as
lessor, from the full performance of any of its obligations and covenants under
the leases. Assignor shall notify Assignee in writing in the event of any
default by Assignor and/or any lessees under the leases. Assignor shall enforce,
at its cost and expense, the full performance of all of the conditions,
obligations and covenants under the leases to be observed and performed by the
lessee and shall appear and defend any action growing out of or in any manner
connected with the leases. Except for dealings in the ordinary course of
business which are in the best interests of both Assignee and Assignor, Assignor
shall not change, modify, release, waive, terminate, alter or amend the leases
or any of the terms and provisions thereof, including the rentals thereunder,
nor assign or encumber its rights, title and interest in and to the leases
without first securing the prior written consent of Assignee.

         4. Assignee may, at its option but without the assumption of any of
Assignor's obligations as lessor, perform any obligation of Assignor under the
leases without notice to or demand upon the Assignor and without releasing
Assignor from any obligation herein or under the terms of the leases. In

                                       -2-

<PAGE>

the exercise of such power, Assignee shall be entitled to reimbursement for all
costs and expenses, including attorneys' fees, and the same shall be payable
upon demand or added to the indebtedness under the Security Documents secured
hereby. Assignor hereby indemnifies and saves harmless Assignee from any and all
cost, expense or liability under the leases or by reason of this Assignment and
against claims or demands whatsoever which may be asserted against it by reason
of any alleged obligations of Assignee to perform or discharge any of the terms
of the leases, it being understood and agreed that Assignee does not, by the
execution of this Assignment or by its acceptance thereof, assume any liability
or become liable in any manner whatsoever for the performance of any of the
terms and conditions of said leases, unless and until the Assignee shall
definitely assume any such obligations in writing.

         5. This Assignment is given as security for the payment when due of the
principal of and interest on the indebtedness evidenced by the Security
Documents, and any renewals or extensions thereof, provided the aggregate
obligations which this Assignment secures shall not exceed Five Million and
No/100 Dollars ($5,000,000.00). Any Event of Default under the Security
Documents shall, at the sole option of Assignee, be deemed a default under this
Assignment. This Assignment shall terminate upon the payment in full of all
indebtedness and obligations secured hereby.

         6. The receipt by Assignee of any rental payments made by the lessees
pursuant to the leases shall constitute a valid receipt and acquittance for all
such rents paid, and the lessees shall be under no duty or obligation concerning
the proper application of any rents so paid, and Assignor hereby releases the
lessees from their duty to pay rental to Assignor to the extent that such
lessees pay such rental to Assignee pursuant to this Assignment.

         7. It is understood and agreed that neither anything contained herein
nor the acceptance hereof shall constitute a waiver by Assignee of any past,
present or future default or delinquencies under the Security Documents or the
other security documents provided thereunder or the obligations secured thereby,
nor does it constitute an extension of the due date of any such obligations.

         8. Assignor hereby incorporates by reference all of the representations
and warranties made by Assignor as Mortgagor in the Real Estate Mortgage,
Security Agreement and Fixture Filing of even date herewith relating to the Real
Estate ("Mortgage"), and remakes each and all of them to and for the benefit of
Assignee as if more fully set forth herein.

         9. This Assignment shall be binding upon and inure to the benefit of
Assignee and Assignor and their respective successors and assigns. Notice of the
acceptance of this Assignment by Assignee is hereby waived.

         10. To the extent this Assignment and the Mortgage are inconsistent or
in conflict, the terms of this Assignment will control.

                                       -3-

<PAGE>

         IN WITNESS WHEREOF, the Assignor has caused this instrument to be
executed as of this 27th day of February, 2003.

                                          SYNDICATED BLOOMINGTON I LLC

                                          By: /s/ Thomas P. Tanis, Jr.
                                              ---------------------------------
                                                  Thomas P. Tanis, Jr., Manager

STATE OF INDIANA          )
                          ) SS:
COUNTY OF MARION          )

         Before me, a Notary Public in and for said County and State, personally
appeared Thomas P. Tanis, Jr., the Manger of SYNDICATED BLOOMINGTON I LLC, a
Delaware limited liability company, who acknowledged the execution of the above
and foregoing Assignment of Leases and Rents on behalf of said limited liability
company.

         Witness my hand and notarial seal this 27th day of February, 2003.

My Commission Expires:                         /s/ Bradley S. Fuson
                                               --------------------------------
                                                          Notary Public

------------------

My County of Residence.
   [SEAL] BRADLEY S. FUSON, Notary Public          ----------------------------
          My Commission Expires: August 28, 2006         Printed
                Residing in Hamilton County

Exhibit: A: Legal Description of Real Estate

This Instrument Prepared By
And To Be Returned To:                Bradley S. Fuson, Esq.
                                      Krieg DeVault LLP
                                      One Indiana Square, Suite 2800
                                      Indianapolis, Indiana 46204
                                      (317)636-4341

                                       -4-

<PAGE>

                                    EXHIBIT A

Lots Numbered Thirty (30) and Thirty-one (31) in Northwest Park Subdivision as
shown by the recorded plat thereof, recorded in Plat Cabinet "C", Envelope 146
and as amended by Amendment to a Plat recorded in Plat Cabinet "C", Envelope
155, in the Office of the Recorder of Monroe County, Indiana.

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