Document:

UNCONDITIONAL AND IRREVOCABLE GUARANTY OF PAYMENT

DATE:          DECEMBER 1, 1999

PRINCIPAL:     HOME STAY LODGE I, LTD.

LENDER:        BANK OF PENSACOLA

GUARANTOR:     W. RAY BARNES

NOTE:          THAT  CERTAIN  PROMISSORY  NOTE DATED AS  OF MAY 21, 1998 MADE BY
               PRINCIPAL IN  FAVOR OF  LENDER IN  THE TOTAL  PRINCIPAL AMOUNT OF
               $5,420,000.00 (THE "NOTE").

    In  consideration  of the sum of Ten Dollars  ($10.00) cash in hand paid and
other valuable  considerations,  as well as for the purpose of seeking to induce
Lender  to  release  existing  guarantors  of  the  Note  from  Principal,   the
undersigned  (herein  called  the  "undersigned"  or  "Guarantor")  does  hereby
irrevocably  guarantee  to  Lender  and  to  Lender's  endorsees,   transferees,
successors or assigns of either this  Unconditional and Irrevocable  Guaranty of
Payment  ("Guaranty") or any of the obligations secured hereunder,  or both, the
prompt  payment of all amounts due under the Note given by Principal and payable
to Lender, including any renewals,  modifications or extensions thereof; and the
prompt  payment  and  performance  of all sums and other  obligations  which may
hereafter  become  due from  Principal  to  Lender  under the terms of any other
instrument or document made on the date hereof between Lender and Principal with
respect to the Note or the loan evidenced by the Note or any documents  security
the Note (including any modifications or amendments  thereof,  herein called the
"Security  Documents").  The undersigned  does further agree that if the Note is
not paid by Principal  in  accordance  with its terms,  or if all sums and other
obligations  which may hereafter  become due from  Principal to Lender under the
Security  Documents are not paid and  performed by Principal in accordance  with
the respective terms of each, the undersigned will immediately make the payments
required and perform the obligations of Principal thereunder.

    The  undersigned  agrees  to pay all  costs  of  collection  and  reasonable
attorney's  fees (including  attorney's fees incurred in negotiations  and trial
and  appellate  proceedings)  incurred by Lender in enforcing or  attempting  to
enforce this Guaranty.

    The  obligations  covered  by  this  Guaranty  include  all  obligations  of
Principal  under the Note and the  Security  Documents,  either now  existing or
hereafter coming into existence, and any renewals, modifications,  amendments or
extensions,  in whole or in part,  together  with all  damages,  losses,  costs,
interest charges,  expenses,  including attorney's fees and liabilities of every
kind,  nature and  description,  suffered or  incurred by Lender  arising in any
manner out of, or in any way  connected  with or growing  out of the Note or the
Security  Documents.  This  Guaranty  shall  cover  all  obligations  to  Lender
purporting  to be made on  behalf  of  Principal  by any  officer  or  agent  of
Principal, without regard to the actual authority of such officer or agent.

    The  undersigned  hereby  consents  and agrees  that Lender may at any time,
either with or without  consideration,  surrender any property or other security
of any kind or  nature  whatsoever  held by  Lender  or by any  person,  firm or

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<PAGE>

corporation on Lender's behalf or for Lender's account securing any indebtedness
or liability covered by this Guaranty, or substitute for any collateral so held,
other collateral of like or of any kind,  modify the terms of the Note or any of
the  Security  Documents,   without  notice  to  or  further  consent  from  the
undersigned,  and such surrender,  substitution or modification shall not in any
way affect the liability of the undersigned hereunder.

    The  undersigned  hereby  consents  and agrees  that Lender may at any time,
either with or without  consideration,  release any  endorser of the Note or any
guarantor of the Note or any of the  Security  Documents,  without  notice to or
further  consent from the  undersigned,  and such  release  shall not in any way
affect the liability of the undersigned  hereunder.  The undersigned agrees that
no act or omission on the part of Lender  shall in any way affect or impair this
Guaranty.  The  undersigned  further  waives  notice of the  acceptance  of this
Guaranty, or of any default by Principal.

    At the option of Lender, this agreement may be treated as a guaranty or as a
suretyship.  In any event,  Lender  shall have the right to proceed  against the
undersigned  without first proceeding against Principal or any property securing
payment of the Note, or any of the Security Documents, or any other guarantor or
endorser of the Note.

    The  undersigned  acknowledges  receipt  of good,  valuable  and  sufficient
consideration  for his making of this Guaranty and subjects his property to this
Guaranty  and hereby  expressly  agrees that  recourse  may be had against  such
separate property for all his obligations hereunder.

    The undersigned  hereby waives and agrees not to assert or take advantage of
(a) any right to require Lender to proceed against Principal or any other person
or to  exhaust  any  security  held by Lender or to pursue  any other  remedy in
Lender's  power  before  proceeding  against  the  undersigned;  (b) any defense
arising by virtue of (i) the lack of authority, death or disability of any other
party, or revocation  hereof by any other party or (ii) the failure of Lender to
file or enforce a claim of any kind;  (c) notice of the  existence,  creation or
incurring of any new or additional indebtedness,  or obligation or any action or
non-action on the part of Principal,  Lender, any endorser,  any guarantor under
this or any other  instrument,  any creditor of  Principal,  or any other person
whomsoever,  in connection with any obligation or evidence of indebtedness  held
by Lender as collateral or in connection with any indebtedness or any obligation
hereby guaranteed; (d) any defense based upon an election of remedies by Lender,
including without limitation,  an election to proceed by nonjudicial rather than
judicial foreclosure, which destroys or otherwise impairs the subrogation rights
of the undersigned or the right of the undersigned to proceed against  Principal
for  reimbursement,  or both, and (e) any duty on the part of Lender to disclose
to the  undersigned  any facts  which  Lender  may now or  hereafter  know about
Principal,  regardless  of whether  Lender  has reason to believe  that any such
facts materially increase the risk beyond that, which the undersigned intends to
assume or has reason to believe  that such facts are unknown to the  undersigned
or has a reasonable opportunity to communicate such facts to the undersigned, it
being understood and agreed that the undersigned is fully responsible for being,
and  keeping  informed  of  the  financial  condition  of  Principal  and of all
circumstances  bearing  on the  risk or  nonpayment  of all  obligations  hereby
guaranteed.

    The undersigned hereby waives any right or claim of right to cause a
marshalling of any of Principal's assets or the assets of any other party now or
hereinafter held as security for the Note.

    In case of the death, incompetence,  disability, dissolution, liquidation or
insolvency  of the  Principal,  or in  case of any  bankruptcy,  reorganization,
arrangement, adjustment, composition or other proceeding under any bankruptcy or

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<PAGE>

insolvency  laws  instituted  by or  against  Principal  or  in  the  event  any
receivership  proceeding is instituted by or against Principal,  the obligations
covered  by this  Guaranty  shall  immediately  become  due and  payable  by the
undersigned without notice to or further consent from the undersigned.

    The  undersigned  will not  assert  any  right to which it may be or  become
entitled,  whether  by  subrogation,  contribution  or  otherwise,  against  the
Principal  or any of the other  guarantors,  or against any of their  respective
properties,  by reason of the  performance by the undersigned of his obligations
under this  agreement,  except after  payment in full of all amounts  (including
costs and  expenses)  which may be or become  payable in respect of or under the
Note and the Security Documents.

    The undersigned  hereby  subordinates  any and all indebtedness of Principal
now or hereafter owed to the  undersigned,  to all  indebtedness of Principal to
Lender and agrees with Lender  that the  undersigned  shall not demand or accept
any payment of principal or interest from Principal;  shall not claim any offset
or other reduction of the  undersigned's  obligations  hereunder because of such
indebtedness  and  shall  not take any  action  to  obtain  any of the  security
described in and encumbered by the Security Documents.

    The  undersigned  represents  and  warrants  to  Lender  that the  financial
statements  furnished  to Lender are true and correct in all  material  aspects;
have been prepared in accordance with generally accepted  accounting  practices;
fairly  present  the  financial  condition  of the  subjects  thereof  as of the
respective  dates thereof;  and no material adverse changes have occurred in the
financial  conditions  reflected therein since the respective dates thereof. The
undersigned  further  represents  and  warrants  that  the  undersigned  is  not
insolvent  and will not be rendered  insolvent by the  execution and delivery of
this Guaranty.

    THE UNDERSIGNED HEREBY KNOWINGLY,  VOLUNTARILY AND INTENTIONALLY  WAIVES ANY
RIGHT IT MAY HAVE TO A TRIAL BY JURY,  WITH RESPECT TO ANY  LITIGATION  OR LEGAL
PROCEEDINGS  BASED ON, OR ARISING OUT OF THE NOTE,  MORTGAGE,  GUARANTY OR OTHER
LOAN DOCUMENTS,  INCLUDING ANY COURSE OF CONDUCT, COURSE OF DEALINGS,  VERBAL OR
WRITTEN  STATEMENTS,  OR  ACTIONS  OR  OMISSIONS  OF ANY PARTY  WHICH IN ANY WAY
RELATES  TO THE  LOAN.  THE  PARTIES  HERETO  HAVE  SPECIFICALLY  DISCUSSED  AND
NEGOTIATED THIS WAIVER AND UNDERSTAND THE LEGAL CONSEQUENCES OF THIS PARAGRAPH.

    This  Guaranty is  irrevocable.  This  Guaranty and all  obligations  of the
undersigned hereunder shall terminate and cease only at the time Lender receives
payment in full of all sums  payable to it by  Principal  under the Note and the
Security Documents.

    The undersigned  agrees that this Guaranty shall inure to the benefit of and
may be enforced by Lender or Lender's  endorsees,  transferees,  successors  and
assigns,  and shall be binding upon and enforceable  against the undersigned and
its legal representatives, heirs, successors and/or assigns.

    This Guaranty  shall be governed by the laws of the State of Florida and the
undersigned   hereby  consents  to  the  jurisdiction  of  the  courts  of  such
jurisdiction  and to  being  sued  therein.  The  venue  of any  action  brought
hereunder shall be, at the election of Lender, in Escambia County,  Florida, and
the  undersigned  hereby   specifically   submits  to  said  venue  and  to  the
jurisdiction of the courts of such jurisdiction,  expressly waiving the right to
seek jurisdiction or venue in any other county or state.

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<PAGE>

    Notwithstanding  anything to the contrary  contained in this  Guaranty or in
the Note or the  Security  Documents,  it is the intent of the parties  that any
interest for which the  undersigned is obligated  hereunder shall not exceed the
maximum  amount of interest  permitted  to be enforced  against the  undersigned
under the governing law specified above.

    This  Guaranty  may be executed in one or more  counterparts,  each of which
shall be deemed an original.  Each counterpart  shall constitute but one and the
same instrument and shall be binding upon each of the  undersigned  individually
and as fully and  completely as if all had signed but one instrument so that the
joint  and  several  liability  of each of the  undersigned  hereunder  shall be
unaffected  by the  failure  of  any of the  other  guarantors  to  execute  any
counterparts of this Guaranty.

    IN  WITNESS  WHEREOF,  the  undersigned  has  executed  and  delivered  this
instrument under seal effective as of the date first above written.

                                        EFFICIENCY LODGE, INC.
Witnesses

/s/ Stephen B. Shell                    By:  /s/ W. Ray Barnes
                                               W. Ray Barnes, President

/s/ Pamela J. Henry

STATE OF FLORIDA

COUNTY OF ESCAMBIA

    The  foregoing  instrument  was  acknowledged  before  me this  1st   day of
December,  1999, by W. Ray Barnes, who is personally known to me or who produced
a Georgia drivers license.

                                         /s/ Stephen B. Shell
                                        Stephen B. Shell
                                        NOTARY PUBLIC-STATE OF FLORIDA
                                        My Commission Expires:  1/27/01PROMISSORY NOTE
                       Crown Group, Inc. and Chadco, Inc.
                          (Hereinafter called "Lender")

Dallas County, Texas                                            December 1, 1999
                                                                     $797,040.83

    FOR VALUE RECEIVED, the undersigned promises to pay to Crown Group, Inc. and
Chadco,  Inc.,  or order,  the  principal  sum of Seven Hundred and Ninety Seven
Thousand Forty and 83/100 Dollars  ($791,040.83)  with interest from date at the
rate set forth below on the balance from time to time remaining unpaid. The said
principal and interest  shall be payable in lawful money of the United States of
America at 4040 North McArthur Boulevard,  Suite 100, Irving, Texas 75038, or at
such place as may hereafter be  designated by written  notice from the holder to
the  maker  hereof.  The  undersigned  also  agrees  to  comply  with all of the
following provisions of this Note.

    (1) Principal and interest payments of Sixteen Thousand Seven Hundred Thirty
Eight And 51/100  Dollars  ($16,738.51)  shall be paid  monthly,  commencing  on
January 1,  2000,  and  continuing  on the first day of each  consecutive  month
thereafter.  The entire principal  balance plus accrued interest will become due
and payable in full on December 1, 2004.

    (2)  Interest shall  accrue at the rate of consensus  New York Prime plus 1%
adjusted on March 1, June 1, September 1 and December 1 during each year for the
term of this Note.  Interest  shall be calculated on the basis of a 365 day year
for the entire term of this Note.

    (3) If any installment of principal, interest, or any portion thereof is not
paid within  fifteen  (15) days from the date said  installment  shall be due, a
late payment  charge of five cents (.05) per dollar on any amount so overdue may
be charged by Lender for the purpose of defraying  the expense of handling  such
delinquent  payments.  The collection of such late charges shall in no way limit
the right of Lender to  exercise  its right to indicate a default  hereunder  in
accordance with the terms and conditions set forth herein.

    (4)  This Note with interest is not secured.

    (5)  If default  be  made in the  payment  of any of the  sums  or  interest
mentioned  herein,  or if of all or any  portion  of the  two  parcels  of  real
property  owned by Home Stay  Lodge I, Ltd.  are sold or  conveyed  by Home Stay
Lodge I, Ltd. to an entity that is not  affiliated  with or related to Home Stay
Lodge I, Ltd., then the entire  principal sum and accrued  interest shall at the
option of the holder hereof become at once due and  collectible  without notice,
time being of the essence.  Failure to exercise this option shall not constitute
a waiver  of the  right to  exercise  the  same in the  event of any  subsequent
default.  Lender shall provide at least 15 days' written  notice to maker of any
default hereunder prior to proceeding with any legal action hereunder.

    (6)  No waiver by Lender or other holder of this note of any  default  shall
operate  as a  waiver  of any  other  default  or the same  default  on a future
occasion. No modification that may be granted or consented to by the Lender with
regard to the time of payment or with  respect to any other  provisions  of this
Note or any  delay or  omission  on the part of Lender  in  enforcing  the terms
hereof shall operate as a waiver, or otherwise affect,  its right to enforce the
terms hereof or to avail itself of any remedy with respect hereto.

    (7)  This Note may not be changed,  modified or  discharged,  in whole or in
part,  and no right or  remedy  of the  Lender  hereunder  or  under  any  other
agreement  may be  waived  except by  written  agreement  signed  by the  Lender
effective  only  in the  specific  instance  for  which  given.  The  terms  and
provisions  of  this  Note  shall  survive  the  payment,  renewal,   extension,
cancellation or surrender of this Note.
<PAGE>

    (8)  Each person liable  hereon  whether  maker or endorser,  hereby  waives
presentment, protest, notice (except as aforesaid), notice of protest and notice
of dishonor and agrees to pay all costs,  including  reasonable  attorneys fees,
whether  suit be  brought or not,  if,  after  maturity  of this Note or default
hereunder, counsel shall be employed to collect this Note.

    (9)  This Note has been  delivered  in the  State  of  Texas,  but  shall be
construed  in  accordance  with  the  laws of the  State  of  Florida.  Wherever
possible,  each provision of this Note shall be interpreted in such manner as to
be effective and valid under  applicable  law, but if any provision of this Note
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  remaining  provisions  of this  Note.  Venue  for  any  legal
proceeding  related to the  enforcement  of this Note or  otherwise  shall be in
state court in Escambia County, Florida.

    (10) In no event shall interest hereon ever be charged,  paid,  collected or
received at a rate in excess of the maximum  non-usurious rate from time to time
permitted  by  applicable  Federal or Florida  law,  whichever  shall permit the
higher lawful rate (the "Highest  Lawful  Rate").  If the interest rate provided
for  elsewhere  herein (the "Stated  Rate") at any time would exceed the Highest
Lawful Rate but for the limitation contained herein, the actual rate of interest
to accrue on the unpaid  amount of this Note  shall be  limited  to the  Highest
Lawful Rate.

    If for any reason  whatsoever,  the interest  paid on this Note shall exceed
the Highest  Lawful  Rate,  the owner or holder of this Note shall refund to the
Maker or, at the option of such  holder,  credit on the  principal  hereof  such
portion of said  interest as may be necessary to cause the interest paid on this
Note to equal the Highest Lawful Rate. All sums paid or agreed to be paid to the
holder  or  holders  hereof  for  the  use,  forbearance  or  detention  of  the
indebtedness  evidenced  hereby shall, to the extent permitted by applicable law
be amortized,  prorated,  allocated and spread  throughout the full term of this
Note.

    (11)  Whenever used herein the terms  "holder,"  "maker and "payee" shall be
construed in the singular or plural as the context may require or admit.

    SIGNED,  SEALED,  and DELIVERED by the  undersigned  on the date first above
written, who also acknowledge that the loan evidenced herewith is for commercial
purposes only and not for personal, family or household purposes.

THIS NOTE MAYBE PREPAID IN FULL,
OR IN PART, WITHOUT PENALTY.

                                       EFFICIENCY LODGE, INC.

                                       By  /s/ W. Ray Barnes
                                          Its ________ President

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