Document:

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                                                                   EXHIBIT 10.5

                                                                       A21, INC.
                                                          ONE EMBARCADERO CENTRE
                                                                       SUITE 500
                                                         SAN FRANCISCO, CA 94111

Personal and Confidential
-------------------------

July 1, 2002

Mr. Thomas V. Butta
105 Silver Glade
Chapel Hill, NC 27514
Fax: 919-345-1444

Re:  Consulting Agreement with a21, Inc.("A21")
    ---------------------------------------------
Dear Tom:

         As  consideration  for marketing and  consulting  services that you are
providing to a21,  Inc.  beyond your role as a member of the Advisory  Board and
Board Member,  this letter  clarifies and confirms the terms of your  additional
compensation  from the  Company.  Upon  execution of this  Consulting  Agreement
("Agreement")  and  approval by the Board of  Directors,  the terms shall become
effective.

SERVICES PROVIDED
-----------------
         Subject to the  direction of the Board of Directors  and the  President
and CEO,  you shall  provide  the  Company  from time to time  with  advice  and
strategy on marketing,  advertising,  promotion,  public relations and branding.
You shall be available from time to time for meetings and conference  calls with
senior  management  of the  Company and its  advisors  upon  reasonable  advance
notice.  You  shall be  available  from  time to time to  respond  to email  and
voicemail  messages  regarding the above advice and strategy within two business
days.  You  shall  also be  available  from  time  to time to meet  with or have
conference calls with prospective customers, suppliers, investors and others who
either  are or  potentially  could be  stakeholders  in the  Company  when  such
meetings or calls are relevant to your areas of expertise.  At no point does the
Company expect that such  deliverables  shall exceed 10% of your working time on
average in any given week.

COMMON STOCK AND WARRANT TO PURCHASE COMMON STOCK
--------------------------------------------------

         Subject to the Board of Directors'  approval,  and the execution of all
required documentation,  you shall be provided with a warrant to purchase 50,000
common  shares of A21 at $0.25 per  share.  This  shall be vested on  October 1,
2002.  Additionally,  you  shall  earn  5,000  common  shares  of A21 per  month
beginning as of June 1, 2002. 30,000 shares shall be issued semi-annually on the
first day of the second to last month prior to the end of each six month  period

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THOMAS V.  BUTTA
JULY 1, 2002
PAGE 2

unless the Agreement is terminated earlier. Your first issuance shall be October
1, 2002.

TERM
----

         The term will be for a period of one year through May 31, 2003. You may
terminate  the  Agreement  upon  providing  60 days notice (day 1 is the "Notice
Date",  day 60 is the  "Termination  Date").  You will be entitled to all vested
shares, options and warrants for shares deemed earned as of the Notice Date.

         The Company may  terminate  the  Agreement at will by providing 60 days
notice.  You will be entitled to all vested  shares,  options and  warrants  for
shares  deemed  earned as of the  Termination  Date,  plus  shares,  options and
warrants  on  shares  to be vested in the next  period  are  deemed  earned on a
prorated basis as of the Termination Date.

ADDITIONAL PROVISIONS
---------------------

         You also agree to execute  all  appropriate  Stock  Grant,  Option,  or
Warrant  agreements  and  any  non-disclosure  and  non-competition   agreements
reasonably  requested by A21. If these  agreements  are not completed  within 30
days of their presentment, either you or A21 may terminate this Agreement.

         If you wish to accept  this  Agreement  with A21,  please  indicate  by
signing two copies of this letter and returning both copies to A21.

         We look  forward  to your  continuing  contributions  to a21 as we move
forward with our business plan.

                                                       Very truly yours,

                                                       Albert H. Pleus
                                                       Chairman
I have read and agree to the terms set forth above:

------------------------------------                    -----------------------
Thomas V. Butta                                         Date

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                                                                    EXHIBIT 10.6

                                 GENERAL RELEASE

The  undersigned,  his or her heirs,  successors,  and/or  assigns and any party
claiming through or under the undersigned  (individually and  collectively,  the
"Releasors"),   for  good  and  valuable   consideration,   including,   without
limitation,  the sum of Ten  Dollars  ($10.00),  the  receipt,  sufficiency  and
adequacy  of  which  are  hereby  acknowledged,  does  hereby  forever  release,
discharge and acquit a21, Inc. a Texas corporation ("a21") and Agence 21, Inc. a
Delaware corporation ("Agence") and all of their respective employees, officers,
directors and affiliates (individually and collectively, the "Releasees") of and
from  any and  all  claims,  demands,  obligations,  liabilities,  indebtedness,
breaches of contract, breaches of duty or of any relationship,  acts, omissions,
malfeasance,  cause  or  causes  of  action,  debts,  sums of  money,  accounts,
compensations,  contracts,  controversies,  promises, damages, costs, losses and
expenses of every type, kind, nature,  description or character and irrespective
of how, why or by reason of what facts,  whether  heretofore  or now existing or
hereafter  discovered,  or which  could,  might or may be claimed  to exist,  of
whatever  kind or name,  whether  known or unknown,  suspected  or  unsuspected,
liquidated  or  unliquidated,  whether  at  law,  equity  or  in  administrative
proceedings,  whether  at common  law or  pursuant  to  federal,  state or local
statute,  each as though fully set forth herein at length,  which the Releasors,
or any one or more of them,  ever  had,  now have or which may  result  from the
existing or past state of things,  from the  beginning of the world to September
30, 2002,  related in any way to the  undersigned's  employment,  consulting  or
affiliation with a21 and/or Agence, including without limitation,  in connection
with accrued and unpaid wages,  benefits and/or bonuses, if any, due and payable
to Releasors.

This release  includes,  but is not limited to, claims  arising  under  federal,
state and local statutory or common law, including,  but not limited to, the Age
Discrimination in Employment Act, Title VII of the Civil Rights Act of 1964, the
California Fair Employment and Housing Act, claims for wrongful  discharge under
any public policy or any policy of A21, claims for breach of fiduciary duty, and
the laws of contract  and tort;  and any claim for  attorney's  fees.  Releasors
promise  never to file a lawsuit or assist in or commence  any action  asserting
any claims, losses, liabilities, demands, or obligations released hereunder.

The  Releasors  hereby agree,  represent  and warrant that the matters  released
herein are not limited to matters that are known or  disclosed.  In this regard,
the  Releasors  hereby  agree,  represent  and  warrant  that they  realize  and
acknowledge  that factual  matters which have occurred  through the date hereof,
but which are now unknown to them,  may have given or may hereafter give rise to
causes of action, claims, demands, debts, controversies,  damages, costs, losses
and expenses which are presently unknown, unanticipated and unsuspected and they
further agree,  represent and warrant that the release contained herein has been
negotiated  and  agreed  upon  in  light  of  that  realization  and  that  they
nevertheless  hereby intend to release,  discharge and acquit the Releasees from
any such  unknown  causes of  action,  claims,  demands,  debts,  controversies,
damages, costs, losses and expenses of any kind or nature whatsoever.

THE UNDERSIGNED HEREBY ACKNOWLEDGES THAT HE OR SHE IS FAMILIAR WITH SECTION 1542
OF THE  CIVIL  CODE OF THE STATE OF  CALIFORNIA  OR ANY  ANALOGOUS  STATE LAW OR
FEDERAL LAW OR  REGULATIONS  ("SECTION  1542").  SECTION 1542 OF THE  CALIFORNIA
CIVIL CODE READS AS FOLLOWS:

                  "A  GENERAL  RELEASE  DOES NOT  EXTEND  TO  CLAIMS  WHICH  THE
                  CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE
                  TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM MUST HAVE
                  MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR."

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THE UNDERSIGNED  HEREBY WAIVES AND  RELINQUISHES ANY AND ALL RIGHTS AND BENEFITS
WHICH HE OR SHE HAS OR MAY HAVE UNDER SECTION 1542 TO THE FULL EXTENT THAT HE OR
SHE LAWFULLY MAY WAIVE AND RELINQUISH ANY AND ALL SUCH RIGHTS AND BENEFITS.

It is hereby  further  understood  and agree that the  acceptance of delivery of
this release by the  Releasees  shall not be deemed or construed as an admission
of liability by the Releasees and the Releasees  expressly deny liability of any
kind or  nature  whatsoever  arising  from or  related  to the  subject  of this
Release.

The  undersigned   hereby  expressly   agrees  that  any  contract,   agreement,
arrangement  or other  understanding,  if any, in each case  whether  written or
oral,  between the undersigned and any of the Releasees entered into on or prior
to the date hereof is or are hereby  terminated and null and void, of no further
force and effect;  provided,  however,  that  anything  contained  herein to the
contrary notwithstanding, any Non-disclosure Agreement, Assignment of Inventions
Agreement and Stock Option  Allocations  and Agreements  between the undersigned
and Agence or A21 shall  remain in full force and effect and are not modified or
affected in any way by this General Release and Termination.

This  release  may not be changed  orally.  This  release,  regardless  of where
executed  or  performed,  shall  be  governed  by,  construed  and  enforced  in
accordance  with the laws of the  State of New  York  applicable  to  agreements
executed and to be wholly performed therein (without  reference to any conflicts
of law principles thereunder).

IN WITNESS  HEREOF,  the  undersigned  has  executed  this  General  Release and
Termination the ____ day of September, 2002.

                                            ---------------------------------
                                            Signature

                                            ---------------------------------
                                            Name (please print or type)

ACCEPTED AND AGREED

a21, INC.

By:
   ---------------------------------
Haim Ariav
President

AGENCE 21, INC.

By:
   ---------------------------------
Albert Pleus
Chairman

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