Document:

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                                                                    Exhibit 10.1

                            SECOND AMENDMENT TO LEASE

         THIS SECOND AMENDMENT TO LEASE (the "Second Amendment") is dated
October 25, 2002 (the "Effective Date"), by and between DMV SUB 2, L.P., a
Delaware limited partnership ("Landlord"), and BBJ ENVIRONMENTAL SOLUTIONS, INC.
(f/k/a BBJ CHEMICAL COMPOUNDS, INC.), a Florida corporation ("Tenant").

                                   WITNESSETH:

         WHEREAS, Corporex Properties of Tampa, Inc. ("Corporex") and Tenant are
parties to that certain Lease Agreement dated April 18, 1994 (the "Original
Lease"), for the lease of space (as more particularly described in the Lease,
the "Premises") currently containing approximately 6,964 rentable square feet
known as Suite 500 of the building known as Corporex Plaza I located at 6802
Citicorp Boulevard, Tampa, Florida 33619 (the "Building");

         WHEREAS, the Original Lease was amended by an Amendment No. 1 to Lease
Agreement dated November 26, 1997 (the "First Amendment")(the Original Lease and
First Amendment are, collectively, the "Lease");

         WHEREAS, Landlord is the successor in title to Corporex's right, title
and interest to the Building, Premises and Lease, and Landlord is now the holder
of all rights thereto and is now the "Landlord" under the Lease; and

         WHEREAS, Landlord and Tenant desire to amend the Lease upon the terms
and conditions as hereinafter provided.

         NOW, THEREFORE, in consideration of the mutual covenants and
 agreements herein contained and other good and valuable consideration, the
 receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant
 hereby agree as follows:

         1.  Recitals. The foregoing recitals are true and correct and are
 incorporated herein by this reference. Unless otherwise indicated, all
 capitalized terms used herein shall have the same meaning ascribed to such
 terms in the Lease.

         2.  Extension of Term. The term of the Lease is hereby extended for a
 period commencing on January 1, 2003, and expiring on December 31, 2005 (the
 "Extension Term").

         3.  Annual Base Rent. Commencing on January 1, 2003, and thereafter
 through the end of the Extension Term, Tenant shall pay basic rental for the
 Premises as follows:

         Period                       Annual Base Rent       Monthly Base Rent
         ------                       ----------------       -----------------

         1/1/03-12/31/03              $50,489.00             $4,207.42
         1 / l /04-12/31 /04          $52,021.08             $4,335.09
         1/1/05-12/31/05              $53,553.16             $4,462.76

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         All such basic rental shall be payable by Tenant in accordance with
the terms of and in the manner described in the Lease.

         4. Pro Rata Share. Throughout the Extension Term, Tenant shall
continue to pay its Pro Rata Share of common area maintenance, taxes and
assessments, and insurance for the Premises in accordance with the terms of the
Lease; provided, however, from and after the Effective Date, the second
sentence of paragraph 10(b)(2) of Schedule 1 of the Original Lease is deleted
and replaced with the following: "The above `cap' for a given calendar year
shall be calculated on a compounding basis over the actual Operating Expenses
(exclusive of taxes, insurance premiums, and utilities) for the calendar year
2002."

         5. Repairs. Notwithstanding anything in the Lease to the contrary,
from and after the Effective Date, Tenant shall be responsible for all costs of
repair or maintenance of the base building HVAC system serving the Premises;
provided, however, notwithstanding anything in this Section 5 or the Lease to
the contrary, Landlord shall be responsible for capital repairs to or
replacement of the base building HVAC system serving the Premises that exceed
$750.00 per occurrence per unit, unless said repair or replacement resulted
from Tenant's failure to provide proper preventative maintenance, or Tenant's
negligence, recklessness, or willful misconduct. In addition, Tenant shall be
solely responsible for all repair, maintenance, and replacement obligations and
costs relating to Tenant's supplemental Liebert HVAC unit located within the
Premises.

         6. Tenant Improvement Allowance. Landlord will commence construction
of certain improvements (the "Tenant Improvements") to the Premises, which
Tenant Improvements will be completed in accordance with plans and
specifications approved by Landlord and Tenant (the "Plans"). The costs of
completing the Tenant Improvements will be paid by Landlord, subject to
reimbursement from the Tenant Improvement Allowance (as defined below);
provided, however, Landlord is not obligated to pay or incur any costs that
exceed the Tenant Improvement Allowance. If the costs of completing the Tenant
Improvements exceeds the Tenant Improvement Allowance, Tenant shall pay such
excess costs to Landlord within fifteen (15) days after receipt of an invoice
therefor; provided, however, any such reimbursement by Tenant shall under no
circumstances be considered or deemed to be rent of any kind, but rather a
reimbursement of Landlord for such excess costs, and Landlord shall have no
right to recover possession of the leased premises for non-payment of any such
amounts. Any work desired by Tenant other than the Tenant Improvements, such as
furniture, fixturing, and telecommunications and computer cabling, shall be
performed by Tenant, at Tenant's sole expense, using contractors and pursuant
to plans approved by Landlord and in accordance with the alterations provisions
of the Lease.

         The Tenant Improvements shall be deemed substantially completed
("Substantial Completion") on the date Landlord substantially completes the
Tenant Improvements in accordance with the Plans and obtains a certificate of
occupancy for the Tenant Improvements. If Substantial Completion of the Tenant
Improvements is delayed due to any act or omission of Tenant or Tenant's
representatives (a "Tenant Delay"), Landlord will be deemed to have achieved
Substantial Completion of the Tenant Improvements on the date when they would
have been ready but for such Tenant Delay.

                                        2

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         Landlord shall provide to Tenant a tenant improvement allowance in the
amount of Three Thousand and No/100ths Dollars ($3,000.00)(the "Tenant
Improvement Allowance") to be credited against Landlord's costs (including,
without limitation, construction management fees not to exceed 5%) of
designing, constructing and installing the Tenant Improvements (the "Costs").

         7.  Parking. During the Extension Term, and notwithstanding anything in
the Lease to the contrary, Tenant shall have the non-exclusive use of up to
thirteen (13) unreserved parking spaces at no charge to the Tenant. These
unreserved parking spaces shall be in the parking areas described in the Lease
and shall otherwise be governed by the terms and conditions of Section C(5)(g)
of the Original Lease. Tenant agrees that its use of such parking facilities
shall not exceed the number of spaces provided in this paragraph.

         8.  Brokers. Landlord and Tenant each represent to the other that there
have been no brokers involved in connection with this Second Amendment other
than Trammell Crow Realty Services, Inc. and Andretta-Marsh Properties
(collectively, the "Brokers"), and that no other broker has negotiated or
participated in negotiations of this Second Amendment or submitted or showed
the Premises, or is entitled to any commission in connection therewith. Tenant
shall indemnify and hold Landlord harmless from and against any and all
commissions, fees and expenses and all claims therefore, by any other broker,
salesman or other party (other than Andretta-Marsh Properties) in connection
with or arising out of Tenant's action in entering into this Second Amendment.
Landlord shall indemnify and hold Tenant harmless from and against any and all
commissions, fees and expenses and all claims therefore, by any other broker,
salesman or other party in connection with or arising out of Landlord's action
in entering into this Second Amendment. Landlord shall be responsible for
paying the Brokers' commissions pursuant to separate agreement(s).

         9.  Notice Addresses. All notices to Landlord must be in writing and
shall be deemed to be duly given only if sent by registered or certified mail,
return receipt requested or overnight delivery service to the following
addresses:

                          c/o Lend Lease Real Estate Investments
                          Monarch Tower
                          3424 Peachtree Rd., NE, Suite 800
                          Atlanta, GA 30326
                          Attn: Asset Manager-Presidents Plaza

                          With a copy to:

                          Trammell Crow Company
                          500 N. Westshore Blvd., Suite 545
                          Tampa, FL 33607
                          Attn: Ms. Windy Tidwell

         10. Ratification. Except as expressly modified herein, the Lease shall
remain in full force and effect, and the terms thereof are hereby ratified and
confirmed.

                                        3

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         11. Acknowledgments. As of the date of this Second Amendment and to
Tenant's actual knowledge, (a) no default exists on the part of Landlord or
Tenant under the Lease, (b) no circumstance currently exists that, but for the
giving of notice or the passage of time, or both, would be such a default, and
(c) Tenant does not now have or hold any claim or defense against Landlord that
might be set off or credited against future accruing rents or that might
otherwise excuse Tenant's performance under the Lease.

         IN WITNESS WHEREOF, the parties hereto have executed this Second
Amendment as of the date and year first above written.
Signed, sealed and delivered in the presence of:

Name: /s/ Joann Rathbun
      -----------------

Name: /s/ Jane Johnston
      -----------------

DMV SUB 2, L.P., a Delaware limited partnership

By: DMV GP2, LLC, a Delaware limited liability company, its general partner

    By: DMV Investors, LLC, a Delaware limited liability company, its sole
        member
By: Lend Lease Real Estate Investments, Inc., a Delaware corporation, its
  manager

     By: /s/ Terrell Daffer
         ------------------
     Title: Principal
("Landlord")
BBJ ENVIRONMENTAL SOLUTIONS, INC. (f/k/a BBJ CHEMICAL COMPOUNDS, INC.), a
Florida corporation

  By: /s/ Robert G Baker
      ------------------
  Title:  CEO

Name: /s/ Jerry V. Schinella
      ----------------------

Name: /s/ Ben Little
      --------------
("Tenant")

                                        4<PAGE>

                                ESCROW AGREEMENT

     This Escrow Agreement is made this 1st day of April, 2003, by and between
Oregon Trail Ethanol Coalition, L.L.C., a Nebraska limited liability company
("OTEC"), Northland Securities, Inc. (the "Underwriter") and Midwest Bank N.A.,
a Nebraska chartered banking corporation, with an office located in Deshler,
Nebraska ("Escrow Agent").

                                R E C I T A L S :

     WHEREAS, OTEC was formed for the purpose of constructing and operating an
ethanol plant near Davenport, in Thayer County, Nebraska;

     WHEREAS, OTEC is, or will be, conducting a public offering of its
membership units and pursuant to the terms and conditions of its prospectus,
OTEC has committed to escrow the proceeds of the membership units sold to
investors;

     WHEREAS, OTEC has retained the services of Underwriter to assist with the
sale of the membership units on a best efforts basis.

     WHEREAS, OTEC and Underwriter have agreed to provide for the impoundment of
the proceeds to be received from the sale of the membership units.

     WHEREAS, OTEC and Underwriter wish to establish an escrow account with
Midwest Bank, N.A. to hold the proceeds of subscriptions for the membership
units for a minimum of 18,000 membership units and a maximum of 24,000
membership units, until written instructions from OTEC have been received;

     WHEREAS, Midwest Bank N.A. is willing to hold the escrow account and serve
as Escrow Agent, in accordance with the terms and conditions provided in this
Escrow Agreement.

     NOW, THEREFORE, the parties agree as follows:

     1. Establishment of Escrow Account. OTEC shall open and maintain an escrow
        -------------------------------
account with Escrow Agent which shall be an interest bearing account, and shall
earn interest at the rate offered from time to time by Escrow Agent (the "Escrow
Account").

     2. Escrow Account Authorizations. Only officers of the Escrow Agent shall
        -----------------------------
be entitled to withdraw funds from the Escrow Account as provided herein. OTEC
shall deliver to Escrow Agent for deposit in the Escrow Account all funds,
checks, bank money orders, etc., received by OTEC from the sale of membership
units. All checks, bank money orders, etc. shall be made payable to "Midwest
Bank N.A. as Escrow Agent for Oregon Trail Ethanol Coalition, L.L.C.". OTEC
shall deliver to Escrow Agent with each subscriber's funds, the subscriber's
name, address, amount of investment and date of deposit. Escrow Agent shall
maintain this information in its records for the purpose of returning to each
subscriber the subscriber's funds in the event that the minimum equity offering
of $18 million is not subscribed by April 30, 2003, the OTEC prospectus (the
"Termination Date"). All proceeds so deposited shall remain the property of the
subscriber and shall not be subject to any liens or charges by the Escrow Agent
or judgments or creditors' claims against OTEC unless and until released to OTEC
as hereinafter provided. The pro rata amount of interest to be allocated to each
subscriber in the event the funds are returned to the subscribers will be based
on the date of the deposit of the respective subscriber's funds into the Escrow
Account by OTEC.

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     3. Investment of Deposited Funds. The Escrow Agent shall invest all funds
        -----------------------------
received and deposited in the Escrow Account in United States government or
government agency securities, or certificates of deposit issued by banks with a
net worth of at least $18,000,000. Any investment of deposited funds must be
made in recognition that offering proceeds must be able to be transmitted
promptly to OTEC or the subscribers if the stated conditions are met. The
following securities are not permissible as investments: (1) money market funds;
(2) corporate equity or debt securities; (3) repurchase agreements; (4) bankers
acceptances; (5) commercial paper; and (6) municipal securities.

     4. Withdrawals from Escrow Account.
        -------------------------------

        (a) Disbursement Of 10% Of Escrow Funds. If the Escrow Agent receives,
on or before the Termination Date, subscriptions in an aggregate amount of not
less than $18,000,000 and written acceptance of each subscriber's subscription
by OTEC, and OTEC has met the Release Conditions set forth in Paragraph 4(c)
below, then the Escrow Agent shall disburse, upon written instruction from OTEC,
substantially in the form attached hereto as Exhibit A, 10% of the subscription
payments held in the Escrow Account to OTEC ("Initial Disbursement"). If the
Escrow Agent receives additional subscription payments after the Initial
Disbursement, the Escrow Agent shall deposit the subscription payments into the
Escrow Account and upon receiving written instruction from OTEC, substantially
in the form attached hereto as Exhibit A, shall disburse to OTEC 10% of all
subscription payments received after the Initial Disbursement. The Escrow Agent
shall retain the remaining 90% of all subscription payments in the Escrow
Account to be disbursed as set forth in Section 4(b) below.

        (b) Disbursement Of Remaining 90% Of Subscription Payments. Upon receipt
by the Escrow Agent of written confirmation from OTEC that OTEC has received an
executed commitment letter from a lender for the amount of debt financing that
OTEC determines necessary ("Commitment Letter Notice"), and OTEC has met the
Release Conditions set forth in Paragraph 4(c) below, the Escrow Agent shall
disburse to OTEC, pursuant to written instruction from OTEC, substantially in
the form attached hereto as Exhibit A, the remaining 90% of the subscription
payments remaining in the Escrow Account in immediately available funds ("90%
Disbursement"). If the Escrow Agent receives additional subscription payments
after the 90% Disbursement, then the Escrow Agent shall disburse the
subscription payments to OTEC upon written instruction from OTEC, substantially
in the form attached hereto as Exhibit A. If the Escrow Agent does not receive
the Commitment Letter Notice from OTEC by the Termination Date, then the Escrow
Agent shall refund to subscribers with interest determined on a pro rata basis
per subscriber, the remaining 90% of each Subscriber's subscription payment per
written instruction from OTEC.

        (c) Conditions on Disbursements. OTEC shall not withdrawal funds from
the Escrow Account under Paragraph 4(a) or Paragraph 4(b) above for use by OTEC
unless the following conditions are met (the "Release Conditions"): (a) there
shall not be any legal orders prohibiting the offering or release of funds from
escrow, or orders from the United States Securities and Exchange Commission
revoking the effectiveness of the Registration Statement related to the
offering, and (b) the Escrow Agent has contacted the Securities Bureau of the
Nebraska Department of Banking and Finance (the "Bureau") and the Bureau has
indicated that the funds may be released from the Escrow Account.

     5. Termination of Escrow Account. In the event that OTEC has not received
        -----------------------------
subscriptions for the minimum offering amount by the Termination Date, then OTEC
shall instruct the Escrow Agent to return to the subscribers, all funds from the
sale of membership units held in the Escrow Account with interest determined on
a pro rata basis per subscriber.

                                        2

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OTEC may, in its sole discretion, abandon the sale of the membership units at
any time prior to the termination of the offering period. Upon the receipt of
written instructions from the Chairman of the Board or President of OTEC that
the offering is being abandoned, the Escrow Agent shall refund the monies on
deposit to the subscribers thereof as provided in this Paragraph 5.

     6. Escrow Agent's Reliance. Escrow Agent shall be under no duty or
        -----------------------
responsibility to make any inquiry or investigation as to the accuracy,
adequacy, and shall be entitled to assume conclusively, correctness and
completeness of any and all information given in any affidavit, statement, or
other paper received by Escrow Agent under this Escrow Agreement, including, but
not limited to the prospectus. Escrow Agent shall be entitled to rely upon any
notice, request, affidavit, approval, statement, consent or other paper believed
by Escrow Agent to be genuine and to have been signed by the proper party or
parties.

     7. Hold Harmless. Escrow Agent shall not be liable to OTEC and/or any
        -------------
subscriber for any error of judgment, or for any act done or step taken or
omitted by it in good faith, or for any mistake of fact or law, or for anything
which it may do or refrain from doing in connection herewith, excepting only its
own intentional and deliberate misconduct.

     8. Indemnification. OTEC agrees to defend, indemnify and hold Escrow Agent
        ---------------
harmless from and against any and all claims, actions, judgments, losses,
liabilities, obligations, damages, charges, costs, and expenses of any nature
whatsoever, including, without limitation, reasonable attorneys' fees and
expenses incurred by Escrow Agent (including such fees and expenses incurred in
any litigation by or against any of the parties to this Escrow Agreement under
this Paragraph 8, arising directly or indirectly from, out of or incident to
this Escrow Agreement, excepting only those accruing as a result of Escrow
Agent's own intentional and deliberate misconduct.

     9. Escrow Agent's Fees. Escrow Agent shall be entitled to charge OTEC a fee
        -------------------
for providing services hereunder in accordance with the terms of Exhibit B
attached hereto and incorporated herein by reference.

     10. Time. Time is of the essence of this Agreement.
         ----

     11. Applicable Law. The interpretation and enforcement of this Agreement
         --------------
shall be governed by the laws of the State of Nebraska.

     12. Binding Effect. This Agreement shall be binding upon the parties and
         --------------
their respective successors and assigns.

                                        3

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     IN WITNESS WHEREOF, the parties have hereunto signed this Agreement.

OREGON TRAIL ETHANOL COALITION, L.L.C.         MIDWEST BANK, N.A.,
a Nebraska limited liability company           a Nebraska chartered banking
                                               corporation

By:   /s/ Mark L. Jagels                       By:    /s/ Rob Schardt
   -----------------------------                  ------------------------------
Its: Chairman of the Board                     Its:  President
    ----------------------------                   -----------------------------

NORTHLAND SECURITIES, INC.

By:  /s/ Randy G. Nitzsche
   --------------------------
Its: Chief Operating Officer
    -------------------------

                                        4

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                                    EXHIBIT A

                         FUND DISBURSEMENT INSTRUCTIONS

The undersigned certifies that he, she or it is duly authorized to execute and
deliver this Escrow Notice on behalf of Oregon Trail Ethanol Coalition, L.L.C.
("OTEC"). Pursuant to the Escrow Agreement dated April 1, 2003 (the "Escrow
Agreement") by and among OTEC, Northland Securities, Inc. ("Underwriter") and
Midwest Bank, N.A. (the "Escrow Agent"), OTEC hereby request that the Escrow
Agent remit, in immediately available funds, $_____________ from the Escrow
Account to the following parties as follows:

                PARTY                            AMOUNT
                -----                            ------

                                                 $

                                        TOTAL    $

IN WITNESS WHEREOF, the undersigned have executed this Fund Disbursement
Instruction as of the date set forth below.

OREGON TRAIL ETHANOL COALITION, L.L.C.
a Nebraska limited liability company

By:
   ------------------------------

Its: Chairman of the Board
     ----------------------------

                                        5

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                                    EXHIBIT B

                                  Fee Agreement

     Regardless of whether the Release Conditions are met by the Termination
Date, the Escrow Agent shall be paid a fee of $500 plus the aggregate of the
Daily Escrow Charges (as defined below) for each day funds are held in the
Escrow Account. The "Daily Escrow Charge" shall equal the balance of the funds
held in the Escrow Account on each day multiplied by .005 and then divided by
365.

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