Document:

ROYALTY AGREEMENT

     THIS ROYALTY  AGREEMENT  ("Agreement")  is made and entered into as of this
1st day of June 2005 (the "Effective  Date"), by and between  Landbank,  LLC and
its successors  ("Landbank"),  and John Beck Amazing  Profits,  LLC a California
limited liability company ("GRANTEE"), with reference to the following facts:

     A. GRANTEE is an affiliate of Landbank, through common indirect ownership.

     B. GRANTEE engages in direct-response marketing.

     C. Landbank are in the business of acquiring  parcels of land "in bulk" and
reselling this land as individual parcels.

     C. Landbank desires to acquire from GRANTEE, and GRANTEE desires to provide
to Landbank,  on the terms and  conditions  set forth herein,  access to certain
leads generated by GRANTEE as a result of its marketing activities ("Leads").

     NOW, THEREFORE, in consideration of the mutual  representations,  covenants
and  warranties  contained  herein and such other  valuable  consideration,  the
receipt and  sufficiency  of which is hereby  acknowledged,  the parties  hereby
agree as follows:

     1. Definitions.
        ------------

     1.1 "Gross  Profits"  means the total sales  price paid,  minus the Initial
Acquisition Cost, commissions, merchant fees, deed processing costs and returns.
"Returns" refer to sales, which sales are refunded in full within the designated
refund period.

     1.2 "Initial  Acquisition  Cost" means the aggregate of the purchase  price
and all  closing  and  other  direct  costs  incurred  and paid by  Landbank  in
connection  with the  initial  acquisition  of a  property,  including,  without
limitation, reasonable attorneys' fees, and the cost of any surveys, inspections
or other due  diligence on the property,  but excluding any taxes.  In the event
the property consists of a subdivided  portion of initially  acquired  property,
for purposes of determining  Initial Acquisition Costs, the purchase price shall
be determined on a pro rata per acre basis.

     1.3 "Lead" is defined in the preamble to this Agreement.

     1.4 "Bona Fide Lead"  means the name and  contact  information  of a person
that has actually purchased (and not returned) products sold by GRANTEE.

     1.5 "Term" is defined in Section 5.1.

     2. Grant of Rights.
        ----------------

     2.1 GRANTEE hereby agrees to provide Landbank,  on the terms and conditions
of this  Agreement,  the  right  during  the  Term to use the  information  from
GRANTEE's  Leads  for  the  purpose  of  marketing,   selling  and  distributing
Landbank's products and services. No right to license or sublicense the Leads or
the information contained therein is granted by GRANTEE to Landbank.

<PAGE>

     3. Royalties.
        ----------

     3.1 In  consideration  for the rights  and  privileges  granted  hereunder,
Landbank  shall pay to  GRANTEE in the manner  hereinafter  provided,  a royalty
payment  equal to 35% of Gross  Profits  generated  by  Landbank  from  sales to
GRANTEE Leads.

     3.2  Royalties  shall be paid  monthly for all sales  completed  during the
month, within fifteen (15) days of the end of each month.

     3.3 All payments herein shall be in U.S.  dollars by check or wire transfer
to GRANTEE's  designated bank account.  Any royalties remaining unpaid more than
fifteen  (15) days after the end of the month for which such  royalties  are due
shall thereafter bear interest at a monthly rate of 1.5%.

     4. Reports and Records.
        --------------------

     4.1 Landbank shall keep full, true and accurate books of account containing
all  particulars  that may be  necessary  for the  purpose of showing the amount
payable to GRANTEE by Landbank by way of royalties.  Said books shall be kept at
Landbank's  principal  place of business,  and shall be retained for a period of
five (5) years following the end of the calendar year to which they pertain.

     4.2 GRANTEE shall have the right,  not more than once every  calendar year,
upon  reasonable  notice,  to conduct an audit of said books and records for the
purpose of verifying Landbank's royalty statement.  The fees and expenses of any
such audit shall be borne by GRANTEE.  However,  if a deficiency in royalties of
more than 5% of the total royalties due in any calendar year is discovered, then
Landbank shall be responsible for reimbursing to GRANTEE the reasonable costs of
such audit.

     4.3 Landbank shall,  within thirty (30) days after the end of each calendar
quarter,  deliver to GRANTEE true and accurate reports,  giving such particulars
of the business conducted by Landbank during the preceding three-month period as
shall be pertinent to the royalty accounting under this Agreement.

     5. Term and Termination
        --------------------

     5.1 The term of this Agreement (the "Term") shall commence on the Effective
Date,  and  shall  expire  on the  tenth  anniversary  thereof,  unless  earlier
terminated hereunder. Unless either party elects in writing at least thirty (30)
days prior to the  expiration of the then current  Term,  this  Agreement  shall
continue for successive one (1) year Terms.

     5.2 If  Landbank  shall  become  bankrupt  or  insolvent,  or shall  file a
petition in  bankruptcy,  or if the business of Landbank  shall be placed in the
hands of a receiver,  assignee or trustee for the benefit of creditors,  whether
by voluntary act of Landbank or otherwise,  this Agreement  shall  automatically
terminate, to the extent permitted under applicable and prevailing law.

     5.3 Upon any material  breach of this Agreement by Landbank,  GRANTEE shall
have the right to terminate this Agreement and the rights and privileges granted
hereunder upon thirty (30) days written notice, unless Landbank shall have cured
any such breach prior to the expiration of said thirty (30) days.

     5.4 Landbank  shall have the right to terminate  this Agreement at any time
upon sixty (60) days written  notice,  at any time after the 5th  anniversary of
the date hereof.

<PAGE>

     5.5 Upon  termination or expiration of this Agreement,  neither party shall
have any further rights or obligations hereunder, provided that GRANTEE shall be
entitled  to receive  any  accrued  and  unpaid  royalties  through  the date of
termination,  and provided  further  that  nothing  herein shall be construed to
release either party from any willful breach of this Agreement prior to the date
of termination.

     6. Assignment.
        -----------

     Neither party may assign this Agreement or any of its rights or obligations
hereunder  without  the prior  written  consent  of the other  party,  provided,
however,  that Landbank may assign its rights,  together  with its  obligations,
under this Agreement in connection with any sale,  transfer or other disposition
of all or  substantially  all of its  business  and assets;  and such rights and
obligations  shall inure to, and be binding upon,  any successor to the business
or substantially all of the assets of Landbank,  whether by merger,  purchase of
stock or assets or otherwise,  without any further  action on the part of either
party.  This Agreement shall be binding upon, and shall inure to the benefit of,
the respective successors and permitted assigns of the parties.

     7. Miscellaneous.
        --------------

     7.1.  Governing Law. This Agreement  shall be governed by and construed and
enforced in accordance  with the laws of the State of  California  applicable to
agreements made and to be performed entirely in California.

     7.2.  Captions.  The paragraph headings contained in this Agreement are for
reference  purposes  only  and  shall  not in any  way  affect  the  meaning  or
interpretation  of this  Agreement or define,  limit or extend the scope of this
Agreement  or  of  any  particular  article  or  paragraph  of  this  Agreement.
Masculine,  feminine or neuter gender and the singular or plural number shall be
deemed to include the other(s) whenever the context so indicates or requires.

     7.3. Entire  Agreement.  This Agreement sets forth the entire agreement and
understanding  of the parties  relating to the subject matter of this Agreement,
and supersedes any and all prior  agreements,  arrangements and  understandings,
written or oral,  between the parties relating to the subject matter,  including
without limitation any Prior Agreement.

     7.4. No Other  Representation.  No representation,  promise,  inducement or
statement  of  intention  has been made by a party that is not  embodied in this
Agreement,   and  no  party  shall  be  bound  by  or  liable  for  any  alleged
representation,  promise, inducement or statement of intention not so set forth.
GRANTEE  represents  and  warrants  to Landbank  that  GRANTEE's  execution  and
performance  of this  Agreement  shall not violate any other  agreement or other
requirements to which GRANTEE is subject.

     7.5  Amendments;   Waivers.  This  Agreement  may  be  amended,   modified,
superseded,  canceled,  renewed  or  extended,  and  the  terms,  conditions  or
covenants of this Agreement may be waived, only by a written instrument executed
by the parties to this Agreement. The failure of a party at any time or times to
require performance of any provision of this Agreement shall in no manner affect
its  right at a later  time to  enforce  the  same.  No waiver by a party of the
breach of any term or covenant  contained in this Agreement,  whether by conduct
or otherwise, in any one or more instances,  shall be deemed to be, or construed
as, a further or continuing waiver of any such breach, or a waiver of the breach
of any other term or covenant contained in this Agreement.

<PAGE>

     IN WITNESS  WHEREOF,  the parties hereto have executed this Agreement as of
the date set forth against their respective signatures.

                                     Landbank:

                                          Landbank, LLC,
                                          a California limited liability company

                                          /s/ Gary Hewitt
                                          ----------------
                                          By: Gary Hewitt
                                          Its: Member

                                          /s/ Doug Gravink
                                          ----------------
                                          By: Doug Gravink
                                          Its:     Member

                                     GRANTEE:

                                          John Beck Amazing Profits, LLC

                                          By: Family Products, LLC
                                          Its: Sole Member

                                          By: Doug Gravink

                                          By: Doug Gravink

<PAGE>

In the case of assignment by Landbank pursuant to Section 6:

Acknowledged and agreed:

As of:  January 26, 2006 (effective date of assignment)
        ----------------

By:     Assignee

        Landbank Group, Inc., a Delaware corporation
        --------------------------------------------

        By:     /s/ Gary Hewitt
                ---------------

        Name:   Gary Hewitt
                -----------

        Title:  President
                ---------ROYALTY AGREEMENT

     THIS ROYALTY  AGREEMENT  ("Agreement")  is made and entered into as of this
1st day of Nov. 2005 (the "Effective  Date"), by and between  Landbank,  LLC and
its  successors  ("Landbank"),  and John  Alexander,  LLC a  California  limited
liability company ("GRANTOR"), with reference to the following facts:

     A. GRANTOR is an affiliate of Landbank through common indirect ownership.

     B. GRANTOR engages in direct-response marketing.

     C. Landbank are in the business of acquiring  parcels of land "in bulk" and
reselling this land as individual parcels.

     C. Landbank desires to acquire from GRANTOR, and GRANTOR desires to provide
to Landbank,  on the terms and  conditions  set forth herein,  access to certain
leads generated by GRANTOR as a result of its marketing activities ("Leads").

     NOW, THEREFORE, in consideration of the mutual  representations,  covenants
and  warranties  contained  herein and such other  valuable  consideration,  the
receipt and  sufficiency  of which is hereby  acknowledged,  the parties  hereby
agree as follows:

     1. Definitions.
        ------------

     1.1 "Gross  Profits"  means the total sales  price paid,  minus the Initial
Acquisition Cost, commissions, merchant fees, deed processing costs and returns.
"Returns" refer to sales, which sales are refunded in full within the designated
refund period.

     1.2 "Initial  Acquisition  Cost" means the aggregate of the purchase  price
and all  closing  and  other  direct  costs  incurred  and paid by  Landbank  in
connection  with the  initial  acquisition  of a  property,  including,  without
limitation, reasonable attorneys' fees, and the cost of any surveys, inspections
or other due  diligence on the property,  but excluding any taxes.  In the event
the property consists of a subdivided  portion of initially  acquired  property,
for purposes of determining  Initial Acquisition Costs, the purchase price shall
be determined on a pro rata per acre basis.

     1.3 "Lead" is defined in the preamble to this Agreement.

     1.4 "Bona Fide Lead"  means the name and  contact  information  of a person
that has actually purchased (and not returned) products sold by GRANTOR.

     1.5 "Term" is defined in Section 5.1.

     2. Grant of Rights.
        ----------------

     2.1 GRANTOR hereby agrees to provide Landbank,  on the terms and conditions
of this  Agreement,  the  right  during  the  Term to use the  information  from
GRANTOR's  Leads  for  the  purpose  of  marketing,   selling  and  distributing
Landbank's products and services. No right to license or sublicense the Leads or
the information contained therein is granted by GRANTOR to Landbank.

<PAGE>

     3. Royalties.
        ----------

     3.1 In  consideration  for the rights  and  privileges  granted  hereunder,
Landbank  shall pay to  GRANTOR in the manner  hereinafter  provided,  a royalty
payment  equal to 35% of Gross  Profits  generated  by  Landbank  from  sales to
GRANTOR Leads.

     3.2  Royalties  shall be paid  monthly for all sales  completed  during the
quarter, within fifteen (15) days of the end of each month.

     3.3 All payments herein shall be in U.S.  dollars by check or wire transfer
to GRANTOR's  designated bank account.  Any royalties remaining unpaid more than
fifteen  (15) days after the end of the month for which such  royalties  are due
shall thereafter bear interest at a monthly rate of 1.5%.

     4. Reports and Records.
        --------------------

     4.1 Landbank shall keep full, true and accurate books of account containing
all  particulars  that may be  necessary  for the  purpose of showing the amount
payable to GRANTOR by Landbank by way of royalties.  Said books shall be kept at
Landbank's  principal  place of business,  and shall be retained for a period of
five (5) years following the end of the calendar year to which they pertain.

     4.2 GRANTOR shall have the right,  not more than once every  calendar year,
upon  reasonable  notice,  to conduct an audit of said books and records for the
purpose of verifying Landbank's royalty statement.  The fees and expenses of any
such audit shall be borne by GRANTOR.  However,  if a deficiency in royalties of
more than 5% of the total royalties due in any calendar year is discovered, then
Landbank shall be responsible for reimbursing to GRANTOR the reasonable costs of
such audit.

     4.3 Landbank shall,  within thirty (30) days after the end of each calendar
quarter,  deliver to GRANTOR true and accurate reports,  giving such particulars
of the business conducted by Landbank during the preceding three-month period as
shall be pertinent to the royalty accounting under this Agreement.

     5. Term and Termination
        --------------------

     5.1 The term of this Agreement (the "Term") shall commence on the Effective
Date,  and  shall  expire  on the  tenth  anniversary  thereof,  unless  earlier
terminated hereunder. Unless either party elects in writing at least thirty (30)
days prior to the  expiration of the then current  Term,  this  Agreement  shall
continue for successive one (1) year Terms.

     5.2 If  Landbank  shall  become  bankrupt  or  insolvent,  or shall  file a
petition in  bankruptcy,  or if the business of Landbank  shall be placed in the
hands of a receiver,  assignee or trustee for the benefit of creditors,  whether
by voluntary act of Landbank or otherwise,  this Agreement  shall  automatically
terminate, to the extent permitted under applicable and prevailing law.

     5.3 Upon any material  breach of this Agreement by Landbank,  GRANTOR shall
have the right to terminate this Agreement and the rights and privileges granted
hereunder upon thirty (30) days written notice, unless Landbank shall have cured
any such breach prior to the expiration of said thirty (30) days.

     5.4 Landbank  shall have the right to terminate  this Agreement at any time
upon sixty (60) days written  notice,  at any time after the 5th  anniversary of
the date hereof.

<PAGE>

     5.5 Upon  termination or expiration of this Agreement,  neither party shall
have any further rights or obligations hereunder, provided that GRANTOR shall be
entitled  to receive  any  accrued  and  unpaid  royalties  through  the date of
termination,  and provided  further  that  nothing  herein shall be construed to
release either party from any willful breach of this Agreement prior to the date
of termination.

     6. Assignment.
        -----------

     Neither party may assign this Agreement or any of its rights or obligations
hereunder  without  the prior  written  consent  of the other  party,  provided,
however,  that Landbank may assign its rights,  together  with its  obligations,
under this Agreement in connection with any sale,  transfer or other disposition
of all or  substantially  all of its  business  and assets;  and such rights and
obligations  shall inure to, and be binding upon,  any successor to the business
or substantially all of the assets of Landbank,  whether by merger,  purchase of
stock or assets or otherwise,  without any further  action on the part of either
party.  This Agreement shall be binding upon, and shall inure to the benefit of,
the respective successors and permitted assigns of the parties.

     7. Miscellaneous.
        --------------

     7.1.  Governing Law. This Agreement  shall be governed by and construed and
enforced in accordance  with the laws of the State of  California  applicable to
agreements made and to be performed entirely in California.

     7.2.  Captions.  The paragraph headings contained in this Agreement are for
reference  purposes  only  and  shall  not in any  way  affect  the  meaning  or
interpretation  of this  Agreement or define,  limit or extend the scope of this
Agreement  or  of  any  particular  article  or  paragraph  of  this  Agreement.
Masculine,  feminine or neuter gender and the singular or plural number shall be
deemed to include the other(s) whenever the context so indicates or requires.

     7.3. Entire  Agreement.  This Agreement sets forth the entire agreement and
understanding  of the parties  relating to the subject matter of this Agreement,
and supersedes any and all prior  agreements,  arrangements and  understandings,
written or oral,  between the parties relating to the subject matter,  including
without limitation any Prior Agreement.

     7.4. No Other  Representation.  No representation,  promise,  inducement or
statement  of  intention  has been made by a party that is not  embodied in this
Agreement,   and  no  party  shall  be  bound  by  or  liable  for  any  alleged
representation,  promise, inducement or statement of intention not so set forth.
GRANTOR  represents  and  warrants  to Landbank  that  GRANTOR's  execution  and
performance  of this  Agreement  shall not violate any other  agreement or other
requirements to which GRANTOR is subject.

     7.5  Amendments;   Waivers.  This  Agreement  may  be  amended,   modified,
superseded,  canceled,  renewed  or  extended,  and  the  terms,  conditions  or
covenants of this Agreement may be waived, only by a written instrument executed
by the parties to this Agreement. The failure of a party at any time or times to
require performance of any provision of this Agreement shall in no manner affect
its  right at a later  time to  enforce  the  same.  No waiver by a party of the
breach of any term or covenant  contained in this Agreement,  whether by conduct
or otherwise, in any one or more instances,  shall be deemed to be, or construed
as, a further or continuing waiver of any such breach, or a waiver of the breach
of any other term or covenant contained in this Agreement.

<PAGE>

     IN WITNESS  WHEREOF,  the parties hereto have executed this Agreement as of
the date set forth against their respective signatures.

                                     Landbank:

                                          Landbank, LLC,
                                          a California limited liability company

                                          /s/ Gary Hewitt
                                          ----------------
                                          By:      Gary Hewitt
                                          Its:     Member

                                          /s/ Doug Gravink
                                          ----------------
                                          By:      Doug Gravink
                                          Its:     Member

                                     GRANTOR:

                                          John Alexander, LLC

                                          By:      Family Products, LLC
                                          Its:     Sole Member

                                          By:      Gary Hewitt

                                          By:      Member

<PAGE>

In the case of assignment by Landbank pursuant to Section 6:

Acknowledged and agreed:

As of:  January 26, 2006 (effective date of assignment)
        ----------------

By:     Assignee

        Landbank Group, Inc., a Delaware corporation
        --------------------------------------------

        By:     /s/ Gary Hewitt
                ---------------

        Name:   Gary Hewitt
                -----------

        Title:  President
                ---------

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