Document:

COMMERCIAL CONTRACT - IMPROVED PROPERTIES

 

 

 

 

		1.	PARTIES: Sellers agree to sell and convey to Buyer
the Properties described in Paragraph 2. Buyer agrees to buy the Properties from Sellers for the sales price stated in Paragraph
3. The parties to this contract are:

 

	 	Sellers: See Exhibit "A" attached hereto and made a part hereof for all purposes	 
	 	Address:	 	 
	 	Phone:	 	 
	 	Fax:	 	 
	 	E-mail:	 	 
	 	 	 	 
	 	Buyer:	Jaguars Holdings, Inc., a Texas Corporation	 
	 	Address:	10959 Cutten Road, Houston, Texas 77066	 
	 	Phone:	281-397-6730	 
	 	Fax:	281-397-6565	 
	 	E-mail:	 	 

  

		2.	PROPERTY:

 

		A.	“Properties” means those real properties
situated in the State of Texas and Arizona and are legally described on the attached Exhibit “B”
and each individually a "Property":

 

		B.	Sellers will sell and convey the Properties together
with:

 

(1) all buildings, improvements, equipment and fixtures;

(2) all rights, privileges, and appurtenances
pertaining to the Properties, including Sellers' right, title, and interest in any utilities, adjacent streets, alleys,
strips, gores, and rights-of-way;

(3) Sellers' interest in all leases, rents,
and security deposits for all of the Properties;

(4) Sellers' interest in all licenses and permits
related to the Properties;

(5) Sellers' interest in all third party warranties
or guaranties, if transferable, relating to the Properties or any fixtures;

(6) all Sellers' tangible personal
property located on the Properties that is used in connection with the Properties' operations except: Any personal property
not included in the sale must be removed by Sellers prior to closing; and

(7) all Sellers' interest in all minerals including
oil, gas and other minerals, see Exhibit "C" attached hereto.

 

		3.	SALES PRICE: At or before closing, Buyer will
pay the following sales price for the Properties:

 

	 	A. Cash portion payable by Buyer at closing	$350,000
	 	 	 
	 	B. Cash portion payable by Buyer 12 years from the date of closing	$650,000
	 	 	 
	 	C. Sum of all financing described in Paragraph 4	$9,000,000
	 	 	 
	 	D. Sales price (sum of 3A and 3B)	$10,000,000

 

		4.	FINANCING: Buyer will finance the portion of the
sales price under Paragraph 3B as follows:

 

Sellers
Financing: The delivery of a promissory note and deeds of trust from Buyer to Sellers under the terms
of the attached Commercial Contract Financing Addendum (Exhibit “D”) in the amount of $9,000,000.00.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		5.	EARNEST MONEY:

 

		A.	Not later than 1 day(s) after the Effective Date,
Buyer must wire $5,000.00 as earnest money with Stewart Title Company, North Texas Division, Attention
Carol Hallows, Escrow Agent, 440 North Center, Arlington, Texas 76011 (817-265-0440-Office 817-265-1440-Fax) If Buyer
fails to timely deposit the earnest money, Sellers may terminate this contract or exercise any of Sellers' other remedies
by providing written notice to Buyer before Buyer deposits the earnest money.

 

		B.	Buyer may instruct the escrow agent to deposit the
earnest money in an interest-bearing account at a federally insured financial institution and to credit any interest to
Buyer.

 

		6.	ALLOCATION OF SALES PRICE:

 

The
Sales Price shall be allocated in accordance with Section 1060 of the Internal Revenue Code of 1986, as amended. The Sellers and
Buyer acknowledge that such allocation will represent the fair market value of the Improvements and shall be binding on the parties
for all applicable federal, state and local tax purposes. Sellers and Buyer agree to report gain or loss in the year of the sale,
as the case may be, in a manner consistent with the allocation on all tax returns filed by either of them subsequent to the date
hereof on Form 8594 filed with the appropriate tax return, and not to voluntarily take any inconsistent approach therewith in
any administrative or judicial proceedings relating to such returns. The parties will agree to such allocations of each Property
on or before Closing, and the Parties will attach the allocation schedule, hereto as Exhibit "E" which will be made
a part hereof for all purposes.

 

		7.	TITLE POLICY, SURVEY, AND UCC SEARCH:

 

		A.	Title Policy:

 

		(1)	Sellers, at Sellers' expense, will furnish Buyer an
Owner’s Policies of Title Insurance (the title policy(ies)) issued by (Title company), in the amount of the sales price
for each tract, dated at or after closing, insuring Buyer against loss under the title policy(ies), subject only to:

 

(a)
those title exceptions permitted by this contract or as may be approved by Buyer in writing; and

(b) the standard printed
exceptions contained in the promulgated form of title policy unless this contract provides otherwise.

 

		(2)	The standard printed exception as to discrepancies,
conflicts, or shortages in area and boundary lines, or any encroachments or protrusions, or any overlapping improvements:

		 ̈	(a) will not be amended or deleted from the title
policy.

		þ	(b)
will be amended to read “shortages in areas” at the expense of  ̈ Buyer þ
Sellers.

 

		(3)	Within fifteen (15) days after the Effective Date,
Sellers will furnish Buyer commitments for title insurance (the commitment) including legible copies of recorded documents
evidencing title exceptions. Sellers authorizes the Title Company to deliver the commitments and related documents to Buyer
at Buyer’s address or Buyer's attorney.

 

		B.	Survey: Within twenty (20) days after the Effective
Date:

 

		(1)	Sellers, at Sellers' expense, will furnish Buyer current
surveys of the Properties dated after the Effective Date. The surveys must be made in accordance with the: (i) ALTA/ACSM Land
Title Survey standards, or (ii) Texas Society of Professional Surveyors’ standards for a Category 1A survey under the appropriateconditions
and be acceptable to the Buyer and the Title Company.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		C.	UCC Search:

 

		(1)	Within fifteen (15) days after the Effective Date, Sellers, at Sellers' expense, will furnish Buyer a Uniform Commercial Code
(UCC) search prepared by a reporting service and dated after the Effective Date. The search must identify documents that are on
file with the Texas Secretary of State and the county where the Properties are located that relate to all personal property on
the Properties and show, as debtor, Sellers and all other owners of the personal property in the last 5 years.

 

		D.	Buyer’s Objections to the Commitments, Surveys,
and UCC Searches:

 

		(1)	Within fifteen (15) days after Buyer receives the commitments, copies of the documents evidencing the title exceptions, any
required surveys, and any required UCC searches, Buyer may object to matters disclosed in the items if: (a) the matters disclosed
are a restriction upon the Properties or constitute a defect or encumbrance to title to the real or personal property described
in Paragraph 2 other than those permitted by this contract or liens that Sellers will satisfy at closing or Buyer will assume at
Closing; or (b) the items show that any part of the Properties lie in a special flood hazard area (an “A” or “V”
zone as defined by FEMA). If Paragraph 7B(1) applies, Buyer is deemed to receive the surveys on the earlier of: (i) the date Buyer
actually receives the surveys; or (ii) the deadline specified in Paragraph 7B.

 

		(2)	Sellers may, but are not obligated to, cure Buyer’s timely title objections within fifteen (15) days after Sellers receive
the objections. The Closing Date will be extended as necessary. But not to exceed 60 days, to provide such time to cure the objections.
If Sellers fail to cure the objections by the time required, Buyer may terminate this contract by providing written notice to Sellers
within 5 days after the time by which Sellers must cure the objections. If Buyer terminates, the earnest money, less any independent
consideration under Paragraph 8B, will be refunded to Buyer.

 

		(3)	Buyer’s failure to timely object or terminate
under this Paragraph 7D is a waiver of Buyer’s right to object except that Buyer will not waive the requirements in Schedule
C of the commitment.

 

		8.	PROPERTY CONDITION:

 

		A.	Present Condition: Buyer
accepts the Properties in their present "as is" condition at Closing.

 

		B.	Feasibility Period: Buyer may terminate this
contract for any reason within 45 days after the Effective Date (feasibility period) by providing Sellers written
notice of termination. If Buyer terminates under this Paragraph 8B, the earnest money will be refunded to Buyer
less $100.00 that Sellers will retain as independent consideration for Buyer’s unrestricted right to terminate.
Buyer has tendered the independent consideration to Sellers upon payment of the amount specified in Paragraph 5A to the
escrow agent. The independent consideration is to be credited to the sales price only upon closing of the sale. If no
dollar amount is stated in this Paragraph 8B or if Buyer fails to deposit the earnest money, Buyer will not have the right
to terminate under this Paragraph 8B.

 

		C.	Inspections, Studies, or Assessments:

 

(1) During the feasibility period,
Buyer, at Buyer’s expense, may complete or cause to be completed any and all inspections, studies, or assessments of the
Properties (including all improvements and fixtures) desired by Buyer. Buyer has the right to conduct environmental assessments
of the Properties. Sellers will provide to Buyer all Environmental Assessments in their possession. Sellers will provide, or will
designate a person with knowledge of the use and condition of the Properties to provide, information requested by Buyer or Buyer's
agent or representative regarding the use and condition of the Properties. Sellers will cooperate with Buyer in obtaining and providing
to Buyer or its agent or representative information regarding the Properties.

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		(2)	Buyer must:

 

(a) employ only trained and qualified
inspectors and assessors;

(b) notify Sellers, in advance,
of when the inspectors or assessors will be on the Properties;

(c) abide by any reasonable entry
rules or requirements of Sellers;

(d) not interfere with existing
operations or occupants of the Properties; and

(e) restore the Properties
to its original condition if altered due to inspections, studies, or assessments that Buyer completes or causes to be
completed.

 

(3)
Except for those matters that arise from the negligence of Sellers or Sellers' agents, Buyer is responsible for any claim, liability,
encumbrance, cause of action, and expense resulting from Buyer’s inspections, studies, or assessments, including any property
damage or personal injury. Buyer will indemnify, hold harmless, and defend Sellers and Sellers' agents against any claim involving
a matter for which Buyer is responsible under this paragraph. This paragraph survives termination of this contract.

 

		D.	Property Information:

 

(1)
Delivery of Property Information: Within 15 days after the Effective Date, Sellers will deliver to Buyer if in the actual or
constructive possession of Sellers:

þ (a)
a current rent roll of all leases affecting the Properties certified by Sellers as true and correct;

þ
(b) copes of all current leases pertaining to the Properties, including any modifications, supplements, or amendments to the leases;

þ
(c) a current inventory of all personal property to be conveyed under this contract and copies of any leases for such personal
property;

þ
(d) copies of all current service, maintenance, and management agreements relating to the ownership and operation of the Properties;

þ
(e) copies of current utility capacity letters from the Properties' water and sewer service provider;

þ
(f) copies of all current warranties and guaranties relating to all or part of the Properties;

þ
(g) copies of fire, hazard, liability, and other insurance policies that currently relate to the Properties;

þ
(h) copies of all leasing or commission agreements that currently relate to all or part of the Properties;

þ
(i) a copy of the “as-built” plans and specifications and plat of the Properties;

þ
(j) copies of all invoices for utilities and repairs incurred by Sellers for the Properties in the 12 months immediately preceding
the Effective Date;

þ
(k) copies of all previous environmental assessments, lab reports, geotechnical reports, studies, or analyses made on or relating
to the Properties;

þ
(l) real & personal property tax statements for the Properties for the previous 2 calendar years; and

þ
(m) occupancy permits for the Properties.

 

(2) Return of Property Information: If this contract
terminates for any reason, Buyer will, upon request, not later than 10 days after the termination date: (a) return
to Sellers all those items described in Paragraph 8D(1) that Sellers delivered to Buyer and all copies that Buyer made of those
items; and (b) deliver copies of all inspection and assessment reports related to the Properties that Buyer completed or caused
to be completed. This Paragraph 8D(2) survives termination of this contract.

 

		E.	Contracts Affecting Operations: Until closing, Sellers:
(1) will operate the Properties in the same manner as on the Effective Date under reasonably prudent business standards; and (2)
will not transfer or dispose of any part of the Properties, any interest or right in the Properties, or any of the personal property
or other items described in Paragraph 2B or sold under this contract. Sellers may not enter into, amend, or terminate any other
contract that affects the operations of the Properties or Tenant Lease or License without Buyer’s written approval.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		9.	LEASES:

 

A.
Each written lease Sellers are to assign to Buyer under this contract must be in full force and effect according to
its terms. Sellers may not enter into any new lease, fail to comply with any existing lease, or make any amendment or modification
to any existing lease without Buyer’s written consent. Seller must disclose, in writing, if any of the following exist at
the time Seller provides the leases to the Buyer or subsequently occur before closing:

 

(1) any failure by Sellers to comply with Seller’s
obligations under the leases;

(2) any circumstances under any lease that entitle
the tenant to terminate the lease or seek any offsets or damages;

(3) any non-occupancy of the leased premises by a
tenant;

(4) any advance sums paid by a tenant under any lease;

(5) any concessions, bonuses, free rents, rebates,
brokerage commissions, or other matters that affect any lease; and

(6) any amounts payable under the leases that have
been assigned or encumbered, except as security for loan(s) assumed or taken subject to under this contract.

 

		B.	Lease Termination Agreement(s) shall be required at
Closing regarding all Properties, on all Leases in effect at Closing, if requested by Buyer.

 

		10.	REPRESENTATIONS OF SELLERS AND BRYAN FOSTER: See
Exhibit “F” attached hereto.

 

		11.	CLOSING:

 

		A.	The date of the closing of the sale (“Closing’) will be on or before October 15, 2012 (“Closing Date”),
subject to closing of the Acquisition Agreement (defined in Paragraph 13.A).

 

		B.	If either party fails to close by the Closing Date,
the non-defaulting party may exercise the remedies in Paragraph 16.

 

		C.	At Closing, Sellers will execute and deliver to Buyer, at
                                                                                                                                                  Sellers' expense,   ̈ general þ special
                                                                                                                                                  warranty deeds. The deeds must include vendor’s lien if any part of the sales price is financed. The deeds must
                                                                                                                                                  convey good and indefeasible title to the Properties and show no exceptions other than those permitted under
                                                                                                                                                  Paragraph 7 or other provisions of this contract. Sellers must convey the Properties:

 

		(1)	with no liens, assessments, or Uniform Commercial Code
or other security interests against the Properties which will not be satisfied out of the sales price, unless securing loans Buyer
assumes; and

		(2)	with no persons in possession of any part of the Properties
as lessees, tenants at sufferance, or trespassers except tenants under the written leases assigned to Buyer under this contract.

		(3)	A list of loan taken "subject to" is attached
hereto as Exhibit "G" including the manner for the payment of such debt.

 

		D.	At closing, Sellers, at Sellers' expense, will also
deliver to Buyer:

 

		(1)	Special Warranty Deeds, free and clear of all liens
and encumbrances except as herein above provided;

		(2)	tax statements showing no delinquent taxes on the Properties;

		(3)	bill of sale with warranties of title conveying title,
free and clear of all liens, to any personal property defined as part of the Properties in Paragraph 2 or sold under this
contract;

		(4)	assignment of all leases to or on the Properties with full warranties of title and free and clear of all liens and encumbrances
if the leases are not otherwise terminated prior to closing herein;

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		(5)	to the extent that the following items are assignable,
an assignment to Buyer of the following items as they relate to the Properties or its operations;

(a) licenses and permits;

(b) maintenance, management,
and other contracts; and

(c) warranties and guaranties;

		(6)	evidence that the persons executing this contract are
legally capable and authorized to bind Sellers;

		(7)	an affidavit acceptable to the escrow agent stating
that Sellers are not a foreign person or, if Sellers is a foreign person, a written authorization for the escrow agent to:
(i) withhold from Sellers' proceeds an amount sufficient to comply applicable tax law; and (ii) deliver the amount to the
Internal Revenue Service together with appropriate tax forms;

		(8)	any notices, statements, certificates, affidavits,
releases, and other documents required by this contract, the commitment, or law necessary for the closing of the sale and
the issuance of the title policy, all of which must be completed and executed by Sellers as necessary;

		(9)	all advance rentals and security deposits, if any,
and

		(10)	any other documents that Buyer deems necessary to complete
this sale.

 

		E.	At closing, Buyer will:

 

		(1)	pay the agreed portion of the sales price in good funds
(if any there may be) acceptable to the escrow agent;

		(2)	deliver evidence that the person executing this contract and the closing documents is legally capable and authorized to bind
Buyer;

		(3)	sign and send to each tenant in the Properties a written
statement that:

		(a)	acknowledges Buyer has received and is responsible
for the tenant’s security deposit, if any; and

		(b)	specifies the exact dollar amount of the security
deposit, if any;

		(4)	sign an assumption of all leases then in effect, if
any leases remain;

		(5)	execute all loan documents in favor of Sellers;

		(6)	execute and deliver any notices, statements, certificates,
or other documents required by this contract or law necessary to close the sale, including Seller finance documents, and

		(7)	execute any loan documents in favor of third parties
on debt taken subject to

 

		F.	Unless otherwise agreed by the parties before closing,
the Closing Documents for which forms exist in the current edition of the Texas Real Estate Forms Manual (State Bar of
Texas) will be prepared using those forms or the most recent documents contained in Pro-Doc. All Closing Documents will be prepared
by Buyer’s attorney and subject to the reasonable approval of Sellers and/or Sellers' counsel.

 

12. POSSESSION: Sellers will deliver possession of
the Properties to Buyer upon closing and funding of this sale in their present condition with any repairs Sellers are obligated
to complete under this contract, ordinary wear and tear excepted.

 

13. SPECIAL PROVISIONS: 

 

		A.	This Agreement is subject to the closing of the following
Purchase Agreement:

 

Purchase
Agreement, dated and executed the same date hereof, by and among JGC Tye, LLC, JGC Lubbock Gold, LLC, JGC Odessa Gold, LLC, Gold
Suit, Inc., JGC Harlingen, LLC, JGC Longview, LLC, JGC Edinburg, LLC, JGC Phoenix, LLC, TI Club, LLC, C. A. Ault Investments,
Inc., Sadco, Inc., JGC Beaumont, LLC, S. Willies Lubbock, LLC, Bryan S. Foster, and Jaguars Acquisition, Inc. (the “Acquisition
Agreement”). The parties to the Acquisition Agreement are affiliates of the parties to this Agreement.

 

		B.	If for any reason the Acquisition Agreement fails
to close, then either the Buyer or Sellers shall have the right to terminate this Agreement and all other simultaneous closing
agreements upon 5 days written notice to the other even if such 5 day period exceeds the Closing Date herein. Buyer shall then
be entitled to reimbursement of its earnest money less $100.00 being the amount of nonrefundable consideration for this Agreement.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		C.	The Closing of this Agreement is subject to and conditioned
upon JAI and/or the Asset Purchasers (as defined in the Acquisition Agreement) obtaining all required approvals and authorizations
to conduct their business as is presently being conducted on the premises of each Adult Cabaret (as defined in the Acquisition
Agreement), including but not limited to any and all necessary sexually oriented business licenses or liquor licenses.

 

		D.	The Sellers agree to terminate, upon request of Buyer,
all leases on Properties, if any, at or prior to the closing of the transactions contemplated hereby.

 

		E.	From and after the Effective Date until the Closing
or the termination of this Agreement, neither the Sellers nor any representatives of Sellers will offer to sell or solicit any
offer to purchase or engage in any discussions or activities of any nature whatsoever, directly or indirectly, involving in any
manner the actual or potential sale, transfer, encumbrance, pledge, collateralization or hypothecation of any ownership interest
in any of the Properties.

 

		F.	This Agreement is also subject to a partial release
plan to be agreed to before the end of the Feasibility Period and will be contained within the Note.

 

		14.	SALES EXPENSES:

 

		A.	Sellers' Expenses: Sellers will pay for the
following at or before closing:

		(1)	releases of existing liens, other than those liens
assumed by Buyer, including prepayment penalties and recording fees;

		(2)	release of Sellers' loan liabilities, unless such loans
are to be taken "subject to";

		(3)	tax statements or certificates;

		(4)	preparation of the deeds and any bill of sales;

		(5)	one-half of any escrow fees;

		(6)	costs to record any documents to cure title objections
that Sellers must cure; and

		(7)	other expenses that Sellers will pay under other provisions of this contract, including Owner Title Policies and Surveys.

 

		B.	Buyer’s Expenses: Buyer will pay for
the following at or before closing:

		(1)	preparation fees for loan documents;

		(2)	recording fees for the deeds and any deed of trusts;

		(3)	premiums for flood and hazard insurance as may be required
by Buyer’s lender;

		(4)	one-half of any escrow fees; and

		(5)	other expenses that Buyer will pay under other provisions
of this contract.

 

		15.	PRORATIONS:

 

		A.	Prorations:

 

		(1)	Taxes, rents, and any expense reimbursements from tenants
will be prorated through the Closing Date.

 

		(2)	If the amount of ad valorem taxes for the year in which
the sale closes is not available on the closing date, taxes will be prorated on the basis of taxes assessed in the previous
year. If the taxes for the year in which the sale closes vary from the amount prorated at closing, the parties will adjust
the prorations when the tax statements for the year in which the sale closes become available. This Paragraph 15A(2) survives
closing.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		(3)	Sellers will transfer all reserve deposits held by the Sellers, Sellers' tenants or Sellers' lender for the payment of taxes,
insurance premiums, and other charges to Buyer at closing without the payment of additional funds.

 

		(4)	If a surviving tenant is responsible for taxes and
insurance such obligation will be part of the Assignment of the Leases. If however; any tenant(s) fails or refuses to pay their
share of taxes and/or insurance the Sellers shall remain liable for same.

 

		B.	Rollback Taxes: If Sellers change the use of
the Properties before closing or if a denial of a special valuation on the Properties claimed by Sellers results in the
assessment of additional taxes, penalties, or interest (assessments) for periods before closing, the assessments will
be the obligation of Sellers. If this sale or Buyer’s use of the Properties after closing results in additional
assessments for periods before closing, the assessments will be the obligation of Buyer. This Paragraph 15B survives closing.

 

		C.	Rent and Security Deposits: At closing, Sellers will tender to Buyer at no additional cost to Buyer all security deposits
and the following advance payments received by Sellers for periods after closing: prepaid expenses, advance rental payments, and
other advance payments paid by tenants. Rents prorated to one party but received by the other party will be remitted by the recipient
to the party to whom it was prorated within 5 days after the rent is received. This Paragraph 15C survives closing.

 

		16.	DEFAULT:

 

		A.	If Buyer fails to comply with this contract, Buyer
is in default and Sellers may:

 

		(1)	terminate this contract and receive the earnest money,
as liquidated damages and as Sellers' sole remedy; and

 

		(2)	Sellers
þ may
  ̈ may not enforce specific performance.

 

		B.	If, without fault, Sellers are unable within the time
allowed to deliver the Estoppel Certificates, surveys or the title commitments, Buyer may:

 

		(1)	extend the time for performance up to thirty (30) days
and the closing will be extended as necessary.

 

		C.	Except as provided in Paragraph 16B, if Sellers fail
to comply with this contract, Sellers are in default and Buyer may:

 

		(1)	terminate this contract and receive the earnest money,
less any independent consideration under Paragraph 8B, as liquidated; or

 

		(2)	enforce specific performance, or seek such other relief
as may be provided by law, or both.

 

		17.	CASUALTY LOSS AND CONDEMNATION:

 

		A.	If any part of the Properties are damaged or destroyed
by fire or other casualty after the Effective Date, Sellers must restore the Properties to its previous condition as soon
as reasonably possible and not later than the Closing Date. If, without fault, Sellers are unable to do so, Buyer may:

 

		(1)	terminate this contract, as to the damaged or destroyed
property only, and the earnest money, less any independent consideration under Paragraph 8B, will be refunded to Buyer;

		(2)	extend the time for performance up to 30 days and Closing
will be extended as necessary; or

		(3)	accept at closing: (i) the Properties in its damaged
condition; (ii) an assignment of any insurance proceeds Sellers are entitled to receive along with the insurer’s consent
to the assignment; and (iii) a credit to the sales price in the amount of any unpaid deductible under the policy for the loss.

    	*Initialed for Identification by Seller ______ * and Buyer ______
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		B.	If before closing, condemnation proceedings are commenced
against any part of the Properties, Buyer may:

 

		(1)	terminate this contract, as to such property only, by providing written notice to Sellers within 15 days after Buyer is advised
of the condemnation proceedings and the earnest money, less any independent consideration under Paragraph 8B, will be refunded
to Buyer; or

 

		(2)	appear and defend the condemnation proceedings and
any award will, at Buyer’s election, belong to: (a) Sellers and the sales price will be reduced by the same amount;
or (b) Buyer and the sales price will not be reduced.

 

		18.	ATTORNEY’S FEES: If Buyer, Sellers, or any
escrow agent is a prevailing party in any legal proceeding brought under or with relation to this contract or this transaction,
such party is entitled to recover from the non-prevailing parties all costs of such proceeding and reasonable attorney’s
fees. This Paragraph 18 survives termination of this contract.

 

		19.	ESCROW:

 

		A.	At Closing, the earnest money will be applied first
to any cash down payment, then to Buyer’s closing costs, and any excess will be refunded to Buyer. If no closing occurs,
escrow agent may require a written release of liability of escrow agent from all parties.

 

		B.	If one party makes written demand for the earnest
money, escrow agent will give notice of the demand by providing to the other party a copy of the demand. If escrow agent
does not receive written objection to the demand from the other party within 15 days after the date escrow agent sent
the demand to the other party, escrow agent may disburse the earnest money to the party making demand, reduced by the
amount of unpaid expenses incurred on behalf of the party receiving the earnest money and escrow agent may pay the
same to the creditors.

 

		C.	Escrow agent will deduct any independent consideration
under Paragraph 7B(1) before disbursing any earnest money to Buyer and will pay the independent consideration to Sellers.

 

		D.	If escrow agent complies with this Paragraph 19, each
party hereby releases escrow agent from all claims related to the disbursal of the earnest money.

 

		E.	Notices under this Paragraph 19 must be sent by certified
mail, return receipt requested. Notices to escrow agent are effective upon receipt by escrow agent.

 

		F.	Any party who wrongfully fails or refuses to sign
a release acceptable to escrow agent within 7 days after receipt of the request will be liable to the other party for
liquidated damages in an amount equal to the sum of: (i) three times the amount of the earnest money; (ii) the earnest
money; (iii) reasonable attorney's fees; and (iv) all costs of suit.

 

		20.	1031 EXCHANGE:

 

Buyer
and Sellers acknowledge and agree that Sellers may intend to complete this transaction as a part of an exchange of like-kind properties
in accordance with Section 1031 of the Internal Revenue Code, as amended. All expenses in connection with the contemplated exchange
will be paid by the exchanging party. The other party will not incur any expense or liability with respect to the exchange. The
parties agree to cooperate fully and in good faith to arrange and consummate the exchange so as to comply to the maximum extent
feasible with the provisions of Section 1031 of the Internal Revenue Code. The other provisions of this contract will not be affected
in the event the contemplated exchange fails to occur, the non exchanging party shall have no obligation to locate, contract for,
or take title to any property that Sellers may wish to acquire or to incur any indebtedness or other obligation as a part of the
Buyer’s agreement to cooperate.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 9

    	Commercial Contract - Improved Property 

    
 

 

		21.	MATERIAL FACTS: To the best of Sellers' knowledge
and belief: (Check only one box.)

 

Sellers are not aware of any material defects or
material adverse conditions or hazards to the Properties except as stated in the attached Exhibit “H” attached hereto
and made a part hereof for all purposes.

 

		22.	NOTICES: All notices between the parties under
this contract must be in writing and are effective when hand-delivered, mailed by certified mail return receipt requested, or
sent by facsimile transmission to the parties addresses or facsimile numbers stated in Paragraph 1. Any address for notice may
be changed by written notice delivered as provided herein. Copies of each notice must be given by one of these methods to the
attorney of the party to whom notice is given.

  

þ
A. Sellers also consent to receive any notices by e-mail at Sellers' e-mail address stated in Paragraph 1.

 

þ
B. Buyer also consents to receive any notices by e-mail at Buyer’s e-mail address stated in Paragraph 1.

 

23. MISCELLANEOUS PROVISIONS

 

1.Entire
Contract. This contract, together with its exhibits, and any Closing Documents delivered at closing constitute the entire
agreement of the parties concerning the sale of the Properties by Sellers to Buyer. There are no oral representations, warranties,
agreements, or promises pertaining to the sale of the Properties by Sellers to Buyer that are not expressly set forth in those
documents.

 

2.Amendment.
This contract may be amended only by an instrument in writing signed by the parties.

 

3.Assignment.
Buyer may not assign this contract or Buyer's rights under it.

 

4.Survival.
The provisions of this contract that expressly survive termination or closing and other obligations of this contract that cannot
be performed before termination of this contract or before closing survive termination of this contract or closing, and the legal
doctrine of merger does not apply to these matters. If there is any conflict between the Closing Documents and this contract,
the Closing Documents will control.

 

5.Choice
of Law; Venue. This contract is to be construed under the laws of the State of Texas, without regard to choice-of-law rules
of any jurisdiction. Venue is in the County of Harris, State of Texas..

 

6.Waiver
of Default. Default is not waived if the non-defaulting party fails to declare immediately a default or delays taking any
action with respect to the default.

 

7.No
Third-Party Beneficiaries. There are no third-party beneficiaries of this contract.

 

8.Severability.
If a provision in this contract is unenforceable for any reason, to the extent the unenforceability does not destroy the basis
of the bargain among the parties, the unenforceability does not affect any other provision of this contract, and this contract
is to be construed as if the unenforceable provision is not a part of the contract.

 

9.Ambiguities
Not to Be Construed against Party Who Drafted Contract. The rule of construction that ambiguities in a document will be construed
against the party who drafted it does not apply in interpreting this contract.

 

10.No
Special Relationship. The parties' relationship is an ordinary commercial relationship, and they do not intend to create the
relationship of principal and agent, partners, joint venturers, or any other special relationship.

 

11.Execution,
Counterparts, Facsimile/Electronic Transmission.  This Agreement
may be executed in two or more counterparts, all of which when taken together shall be considered one and the same agreement and
shall become effective when counterparts have been signed by each party and delivered to the other party, it being understood
that both parties need not sign the same counterpart. In the event that any signature is delivered by facsimile transmission or
by e-mail delivery of a “.pdf” format data file, such signature shall create a valid and binding obligation of the
party executing (or on whose behalf such signature is executed) with the same force and effect as if such facsimile or “.pdf”
signature page were an original thereof.

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 10

    	Commercial Contract - Improved Property 

    

 

12.Confidentiality.
This contract, this transaction, and all information learned in the course of this transaction shall be kept confidential, except
to the extent disclosure is required by law or court order or to enable third parties to advise or assist Buyer to investigate
the Properties or either party to close this transaction.

 

13.Broker
Indemnification. Buyer and Sellers each indemnify and agree to defend and hold the other party harmless from any loss, attorney's
fees, and court and other costs arising out of a claim by any person or entity claiming by, through, or under the indemnitor for
a broker's or finder's fee or commission because of this transaction or this contract, whether the claimant is disclosed to the
indemnitee or not.

 

14.Binding
Effect.This contract binds benefits and may be enforced by the parties and their respective heirs, successors, and permitted
assigns.

 

15.Waiver
of Jury Trial. Buyer and Sellers, each after consultation with an attorney of its own selection (which counsel was not directly
or indirectly identified, suggested, or selected by the other party), both voluntarily waive a trial by jury of any issue arising
in an action or proceeding between the parties or their successors, under or connected with this contract or its provisions. Buyer
and Sellers acknowledge to each other that Buyer and Sellers are not in significantly disparate bargaining positions.

 

16.
IRS Reporting Requirements. The Title Company is hereby designated as the "reporting person" under Section 6045
of the Internal Revenue Code of 1986 (as amended), and the regulations promulgated thereunder, and shall be responsible for filing
the information return required thereunder.

 

17.Effective
Date. Shall be the date in which this contract has been fully executed by all Parties and received by the Title Company.

 

18.Time
is of the Essence.Time is of the Essence in all provisions of this Agreement.

 

19.Deadlines
and other Dates.All deadlines in this contract expire at 5:00 p.m. local
time where the Properties are located. If a deadline falls on a Saturday, Sunday, or national holiday, the deadline will be extended
to the next day that is not a Saturday, Sunday, or national holiday. A national holiday is a holiday designated by the federal
government. Time is of the essence.

 

20.Person
of Authority.Whoever executes this document, on behalf of the Sellers and/or Buyer, shall be deemed to have authority
to do so without further inquiry; upon Closing of this transaction, all documents must be executed by those who have legal authority
to do so and must provide evidence of same as may be required by either the Title Company and/or the Buyer or Sellers, as appropriate.
Additionally, this document provides for initialing of each page by Sellers and Buyer. Bryan Foster may initial each page on behalf
of all of the Sellers, if other than Bryan Foster, such designation must be in writing.

 

24. ADDITIONAL NOTICES: See Exhibit “I”
attached hereto (statutory notices when applicable).

 

25. CONTRACT AS OFFER: The execution of this contract
by the first party constitutes an offer to buy or sell the Properties. Unless the other party accepts the offer by 5:00 p.m.,
in the time zone in which the Properties are located, on            ,
2012, the offer will lapse and become null and void.

 

READ THIS CONTRACT CAREFULLY. The brokers and agents make
no representation or recommendation as to the legal sufficiency, legal effect, or tax consequences of this document or transaction.
CONSULT your attorney BEFORE signing.

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 11

    	Commercial Contract - Improved Property 

    

 

 

	1.	Seller:.Expensive Soil Tye, LLC	Buyer: Jaguars Holdings, Inc.
	 	 	 	 	 	 
	By:		 	 	By: 	Eric Langan, President

	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster 	 	By (signature): 	/s/ Eric Langan
	 	 	 	 	 	 
	 	Printed Name:	 	 	Printed Name: 	 
	 	 	 	 	 	 

	 	Title: 	 	 	Title: 	 

 

	2.	Seller: Golden Productions, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	3.	Seller:  Expensive Soil Odessa, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 
	 	 	 	 	 	 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	4.	Seller:  Expensive Soil El Paso, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	5.	Seller:  Expensive Soil Harlingen, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 12

    	Commercial Contract - Improved Property 

    

 

 

 

	6.	Seller: Expensive Soil Longview, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	7.	Seller: Expensive Soil Edinburg, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 
	 	 	 	 	 	 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	8.	Seller: Expensive Soil Beaumont, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	9.	Seller: Highway Lot Beaumont, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

		 	 	 	 	 
	10.	Seller: Expensive Soil Solo Road, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 13

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	11.	Seller: Black Canyon Highway, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 
	 	 	 	 	 	 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	12.	Seller: Lubbock Flat Land, LLC	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	13.	Seller: Bryan Foster, Individually with respect to Exhibit "F"	 	 
	 	 	 	 	 	 
	 	/s/ Bryan Foster 	 	 	 
	 	Signature	 	 	 
	 	 	 	 	 
	 	 	 	 	 
	 	Printed Name: 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	ATTORNEYS REQUEST	 
	 	 
	Sellers' Attorney: Roger Albright	Buyer’s Attorney: Robert Axelrod
	Address: 3301 Elm Street, Dallas, TX 75226-2562	Address:5300 Memorial Drive, Suite 700, Houston, Texas 
	Phone & Fax:214-939-9222; 214-939-9229	Phone & Fax:713-861-1996 Ext. 2; 713-552-0202
	E-mail: ____________________
    	E-mail:__________________
	 	 
	Sellers' attorney requests copies of documents,	Buyer’s attorney requests copies of documents,
	notices, and other information:	notices, and other information:
	þ the title company sends to Buyer. 	þ the title company sends to Seller.
	þ Seller sends to Buyer. 	þ Buyer sends to Seller.

 

ESCROW RECEIPT

 

Escrow agent acknowledges receipt of:

 ̈ A. the contract on this day (Effective Date);

 ̈
B. earnest money in the amount of $_________ in the form of ________________________.

 

	Escrow Agent: ___________________________ 	Address: ____________________________________
	 	 
	By: ____________________________________ 	Phone & Fax: _________________________________
	 	 
	Assigned file number (GF#): _________________	E-mail: ______________________________________

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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    	Commercial Contract - Improved Property 

    
  

EXHIBIT A:

 

	Sellers:	1.	Expensive Soil Tye, LLC, a Texas limited liability company

 

	 	Address:	
        126 South Access Road & I-20 

        Tye, Texas 79563 

	 	 	 
	 	Phone:  	325-691-5647 
	 	Fax:  	325-691-5640 

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

  

		2.	Golden Productions LLC, a Texas limited liability
company

 

	 	Address:	
        12913 US 87 

        Lubbock, Texas 79423

	 	 	 
	 	Phone:  	806-748-1916
	 	Fax:  	806-748-1093

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

		3.	Expensive Soil Odessa, LLC, a Texas limited liability company

 

	 	Address:	
        6824 Cargo Road 

        Odessa, Texas 79762

	 	 	 
	 	Phone:  	432-363-1005
	 	Fax:  	432-366-6297

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

		4.	Expensive
Soil El Paso, LLC, a Texas limited liability company

 

	 	Address:	
        11377 Gateway Boulevard 

        El Paso, Texas 79936

	 	 	 
	 	Phone:  	915-590-3955
	 	Fax:  	915-590-6642

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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    	Commercial Contract - Improved Property 

    
 

 

		5.	Expensive
Soil Harlingen, LLC, a Texas limited liability company

 

	 	Address:	
        14286 US Highway 83 

        Harlingen, Texas 78552

	 	 	 
	 	Phone:  	956-428-3500
	 	Fax:  	956-428-3540

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

  

		6.	Expensive
Soil Longview, LLC, a Texas limited liability company

 

	 	Address:	
        4750 Estes Parkway 

        Longview, Texas 75603

	 	 	 
	 	Phone:  	903-753-1863
	 	Fax:  	903-234-8124

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

  

 

		7.	Expensive
Soil Edinburg, LLC, a Texas limited liability company

 

	 	Address:	
        5021 W. University Drive 

        Edinburg, Texas 78539

	 	 	 
	 	Phone:  	956-381-4117
	 	Fax:  	956-381-8333

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

 

		8.	Expensive
Soil Beaumont, LLC, a Texas limited liability company

 

	 	Address:	
        5900 College Street 

        Beaumont, Texas 77707

	 	 	 
	 	Phone:  	409-866-4462
	 	Fax:  	409-866-2874

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

		9.	Highway
Lot Beaumont, LLC, a Texas limited liability company

 

	 	Address:	
        ________________

         

        Beaumont, Texas _________

	 	 	 
	 	Phone:  	409-866-4462
	 	Fax:  	409-866-2874

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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    	Commercial Contract - Improved Property 

    
  

 

 

		10.	Expensive Soil Solo Road, LLC, a Texas limited liability company

 

	 	Address:	
        101 Solo Road

         

        Odessa, Texas 79762

	 	 	 
	 	Phone:  	432-366-1262
	 	Fax:  	

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

		11.	Black
Canyon Highway, LLC, a Texas limited liability company

 

	 	Address:	
        1902 N. Black Canyon

         

        Phoenix, Arizona 85009

	 	 	 
	 	Phone:  	602-352-0240
	 	Fax:  	

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

		12.	Lubbock
Flat Land LLC

 

	 	Address:	
        

         

         

 

	 	 	 
	 	Phone:  	
	 	Fax:  	

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

		13.	Bryan
Foster, Indvidually with respect to Exhibit “F”

 

	 	Address:	
        

         

         

 

	 	 	 
	 	Phone:  	
	 	Fax:  	

	 	E-mail: 	 
	 	Authorized
Seller Representative: _______________________
	 

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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    	Commercial Contract - Improved Property 

    
 

 

EXHIBIT B: LEGAL DESCRIPTIONS

 

(To be attached)

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
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    	Commercial Contract - Improved Property 

    
 

 

EXHIBIT C ADDENDUM TO COMMERCIAL CONTRACT

 FOR RESERVATION OF OIL, GAS, AND
OTHER MINERALS

BETWEEN THE UNDERSIGNED PARTIES

CONCERNING THE PROPERTIES

 

A.“Mineral Estate” means all oil, gas, and other
minerals in or under the Property, any royalty under any existing or future lease covering any part of the Property, surface rights
(including rights of ingress and egress), production and drilling rights, lease payments, and all related benefits.

 

B. The Mineral Estate owned by Sellers, if any, will be
conveyed unless reserved as follows (check one box only):

 

 ̈ (1) Sellers reserve
all of the Mineral Estate owned by Sellers.

 

 ̈ (2)
Sellers reserve an undivided % interest in the Mineral Estate owned by Sellers. NOTE: If Sellers do not own all of the
Mineral Estate, Sellers reserve only this percentage of Sellers' interest.

 

C. Sellers waive Sellers' surface rights (including
rights of ingress and egress). NOTE: Any waiver of surface rights by Sellers does not affect any surface rights that may be
held by others.

 

If either party is concerned about the legal rights or impact
of the above provisions, that party is advised to consult an attorney BEFORE signing.

 

	1.	Seller:.Expensive Soil Tye, LLC	 	Buyer: Jaguars Holdings, Inc. 
	 	 	 	 	 	 
	By: 		 	 	By: 	Eric Langan, President

	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster 	 	By (signature): 	/s/ Eric Langan
	 	 	 	 	 	 
	 	Printed Name:	 	 	Printed Name: 	 
	 	 	 	 	 	 

	 	Title: 	 	 	Title: 	 

 

	2.	Seller: Golden Productions, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	3.	Seller:  Expensive Soil Odessa, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 
	 	 	 	 	 	 

	 	Title:	 	 	 	 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 19

    	Commercial Contract - Improved Property 

    

 

 

	 	 	 	 	 	 
	4.	Seller:  Expensive Soil El Paso, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	5.	Seller:  Expensive Soil Harlingen, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

  

	6.	Seller:  Expensive Soil Longview, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	7.	Seller:  Expensive Soil Edinburg, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 
	 	 	 	 	 	 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	8.	Seller:  Expensive Soil Beaumont, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 20

    	Commercial Contract - Improved Property 

    
 

	 	 	 	 	 	 
	9.	Seller:  Highway Lot Beaumont, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

		 	 	 	 	 
	10.	Seller:  Expensive Soil Solo Road, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

 

	11.	Seller:  Black Canyon Highway, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 
	 	 	 	 	 	 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	12.	Seller:  Lubbock Flat Land, LLC	 	 	 
	 	 	 	 	 	 
	By: 	 	 	 	 	 
	 	 	 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 
	 	 	 	 	 	 
	 	Printed Name:	 	 	 	 

 

	 	Title:	 	 	 	 

	 	 	 	 	 	 
	13.	Seller:  Bryan Foster, Individually with respect
	to Exhibit "F"
	 	 	 
	 	 	 	 	 	 
	 	/s/ Bryan Foster 	 	 	 
	 	Signature	 	 	 
	 	 	 	 	 
	 	 	 	 	 
	 	Printed Name: 	 	 	 
	 	By (signature):	/s/ Bryan Foster	 	 	 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 21

    	Commercial Contract - Improved Property 

    

 

EXHIBIT D: ADDENDUM TO COMMERCIAL CONTRACT

FOR SELLER FINANCING AGREEMENT

BETWEEN THE UNDERSIGNED PARTIES 

CONCERNING THE PROPERTIES

 

The portion of the Sales Price not payable in cash will be paid
as follows:

 

SELLER FINANCING:

 

(1)
At closing, Buyer will execute and deliver a promissory note (the ”Note”) from Buyer to Seller in the amount of $9,000,000.00,
bearing 9.5% interest per annum. Matured, unpaid amounts will bear interest at the maximum rate of interest allowed
by law.. The Note will be payable in 144 equal monthly installments of principal and interest in the amount of $104,973.59, with
the initial payment due thirty (30) days after the date of Closing, with each subsequent monthly payment due thereafter. The
debt taken "subject to" is included within the monthly payment.

 

(2) Notwithstanding the foregoing,
in the event that the Properties are not conveyed to Buyer as of the Closing Date, then the Sellers and Buyer will enter into a
master lease agreement (“Master Lease “) for all of the Properties, as of the Closing Date, which will provide
for the payment of monthly rent in an amount equal to the monthly payments which would otherwise have been due under the Note ($104,973.59).
Upon the closing of the Properties, the Note will be adjusted to provide that the monthly payments previously made pursuant to
the Master Lease will be a reduction to the Note as if a payment had been made pursuant to the Note.

 

(3)
The Note will contain a reference to a Participation Agreement which the Sellers will enter into that will set forth each
of Sellers pro rata interest in the Note and the terms and conditions pursuant to which the designated Agent of the Note will
distribute payments to each of the Sellers.

 

(4)
The Note will be secured by vendor’s liens contained in the deeds and deed of trust liens and an assignment of leases
payable at the place designated by Sellers.

 

(5)
The Note will provide that if Buyer fails to timely pay an installment within 7 days after the installment is due, Buyer will
pay a late fee equal to 1% of the installment not paid.

 

(6) The Note will provide for liability
(corporate) against the Maker in the event of default.

 

(7)
The Note will not be pre-payable in the first 60 months and, thereafter, if prepaid at the election of the JHI, must be prepaid
in full and will be subject to a prepayment penalty of 10% of the then outstanding principal amount of the Note. Any pre-payment
shall be applied to the payment of the installments of principal last maturing and interest will immediately cease on the prepaid
principal.

 

(8) In the event that the
Note and the promissory note due under the Acquisition Agreement (as provided for therein, the “Acquisition Note”)
are both pre-paid in full prior to their dates of maturity, then the $650,000 cash portion due Buyer twelve (12 ) years from the
date of Closing will accelerate and become due and payable within thirty (30) days of the final payment of the Note and promissory
note.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 22

    	Commercial Contract - Improved Property 

    
 

 

(9)
If an owner’s policy of title insurance is furnished, Buyer, at Buyer’s expense, will furnish Seller with a mortgagee
title policy in the amount of the Note at closing.

 

(10)
If all or any part of the Properties are sold or conveyed without Seller’s prior written consent, Sellers, at Sellers'
option, may declare the outstanding principal balance of the note, plus accrued interest, immediately due and payable. Any
of the following is not a sale or conveyance of the Property:

 

(a)
the creation of a subordinate lien;

(b)
a sale under a subordinate lien;

(c)
a deed under threat or order of condemnation;

(d)
a conveyance solely between the parties; or

(e)
the passage of title by reason of death of a maker or operation of law.

 

(11)
Deposits for Taxes and Insurance: Buyer will not deposit with Sellers a pro rata part of the estimated annual ad valorem
taxes on the Properties or a pro rata part of the estimated annual insurance premiums for the improvements on the Properties
but will furnish proof of timely payment.

 

(12) The Note will include a provision for
reasonable attorney’s fees for any collection action.

 

(13) The Buyer will be entitled
to indemnification as a result of a breach by the Sellers of any of the terms and provisions of this agreement, including but not
limited to undisclosed liabilities related to the Properties which were incurred prior to Closing and result in a claim against
the Buyer and/or the Properties. If the Buyer is entitled to indemnification, the Buyer shall have the right to Offset any such
claims which have been paid by the Buyer or for which the Buyer has an obligation to pay against any obligations that are then
due and payable to the Sellers. Such Right of Offset shall include attorney’s fees and costs in the Defense of any such breached
obligation by the Sellers.

 

(14) The Note will also contain
a partial release plan that will entitle the Buyer, on or after sixty (60) months from the date of Closing, to have certain Properties
released from Sellers’ liens upon the aggregate payment of the first $6,000,000 in principal of the Note and the Acquisition
Note, and thereafter upon the aggregate payment of each additional $3,000,000 in principal of the Note and Acquisition Note, until
the Note and Acquisition Note are paid in full. Upon each such release benchmark, the Buyer and the Sellers will mutually agree
upon which of the Properties will be released from the Sellers’ liens. For purposes of the partial release, any Reduction
Amount (as defined in Section 1.9(ii)(D) of the Acquisition Agreement) shall not be deemed a reduction in the principal of the
Note or Acquisition Note.

 

(15) The Note and/or Deed(s)
of Trust will also provide that all underlying debt (that indebtedness set forth in Exhibit "G") will be paid timely
by Buyer and Buyer will furnish proof of payment of each underlying note to Sellers as may be agreed upon prior to Closing.

 

(16)The Note will provide
the Sellers a right of first refusal, whereby if the Buyer intends to prepay the Note using proceeds from a debt financing transaction
offered by a third party lender, at least 10 days prior to closing such transaction, the Buyer will provide the Sellers and/or
its affiliates the right to provide financing to the Buyer within the 10 day period, in lieu of the third party lender on the exact
terms and conditions offered to the Buyer in the proposed transaction.

 

(17)A default under the Acquisition
Note will be deemed to be a default under the Note.

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 23

    	Commercial Contract - Improved Property 

    
 

 

 

EXHIBIT E: ALLOCATION SCHEDULE

 

(To be attached)

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 24

    	Commercial Contract - Improved Property 

    
 

 

EXHIBIT F: BRYAN FOSTER AND SELLERS’
REPRESENTATIONS 

 INCLUDING ENVIRONMENTAL MATTERS

 

		A.	Bryan Foster and Sellers' Representations to Buyer

 

Bryan Foster and each
of the Sellers, jointly and severally, represent to Buyer that the following are true and correct as of the Effective Date and
will be true and correct on the Closing Date.

 

1.Authority.
Sellers have full power authority to perform its obligations under this contract. This contract is binding on Sellers. This contract
is, and all documents required by this contract to be executed and delivered to Buyer at closing will be, duly authorized, executed,
and delivered by Sellers.

 

2.Litigation.
There is no litigation pending or threatened against Sellers that might affect the Property or Sellers' ability to perform
its obligations under this contract.

 

3.Violation
of Laws. Sellers have not received written notice of any violation or alleged violation
of any legal requirement affecting the Properties, including, without limitation, any violation or alleged violation of any building,
zoning, subdivision, fire, safety, health, environmental, accessibility, or other codes, laws, ordinances, statutes, regulations,
rules or orders of city, county, state and/or federal authorities with jurisdiction in these matters.

 

4.Licenses,
Permits, and Approvals. Sellers have not received notice that any license, permit, or approval necessary to use the Properties
in the manner in which it is currently being used will not be renewed on expiration or that any material condition will be imposed
to use or renew the same.

 

5.Condemnation;
Zoning; Land Use; Hazardous Materials. Sellers have not received notice and has no knowledge of any condemnation, zoning,
or land-use proceedings affecting the Properties or any inquiries or notices by any governmental authority or third party with
respect to condemnation.

 

6.No
Other Obligation to Sell the Property or Restriction against Sale. Sellers have not obligated themselves to sell all or any
portion of the Properties to any person other than Buyer. Sellers' performance of this contract will not cause a breach of any
other agreement or obligation to which Sellers are a party or to which it is bound.

 

7.No
Liens. On the Closing Date, the Properties will be free and clear of all mechanic's and materialman's liens and all other
liens and encumbrances of any nature except the Permitted Exceptions or liens to which Buyer has given its consent in writing,
and, and no work or materials will have been furnished to the Property that might give rise to mechanic's, materialman's, or other
liens against the Properties other than work or materials to which Buyer has given its consent in writing.

 

8.“As
Is, Where Is”. Sellers are conveying the Properties at Closing to Buyer “As Is, Where Is”

 

9.Environmental
Matters. To the best of Sellers' knowledge and belief, the Properties are not in violation of any state, local or federal
statutes, laws regulations, ordinances, rules or guidance pertaining to health or the environment ("Environmental Laws"),
including without limitation, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended (CERCLA),
and the Resource Conservation and Recovery Act of 1976 (RCRA), nor, to the best of Sellers' knowledge and belief, are the Properties
subject to any existing, pending or threatened investigation or inquiry by any governmental authority with respect to Environmental
Laws or any demands, suspected or known, for remedial obligations under Environmental Laws. To the best of Sellers' knowledge
and belief, there are no underground storage tanks located beneath the Properties. The term "hazardous substances" shall
be defined as any compound, substance or material listed in any state, federal and local statute, law, regulation, ordinance,
rule or guidance as regulated, hazardous, or toxic. The term "released" shall have the meaning specified in CERCLA.
The terms "solid wastes" and "disposed" shall have the meanings specified in RCRA. However, to the extent
that the laws of the State of Texas establish a meaning for "hazardous substances", "released", "solid
wastes", or "disposed" which is broader than that specified in any federal statutes, such broader meaning shall
apply.

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 25

    	Commercial Contract - Improved Property 

    

 

10.Legal
Capacity. Sellers are limited liability companies duly organized and in good standing under the laws of the State of Texas, are
duly qualified to do business in and in good standing under the laws of the State in which the Properties are located and are
not a foreign person within the meaning of Section 1445 of the internal Revenue Code.

 

11.Enforceability.
This Agreement and all documents required hereby to be executed by Sellers, when so executed, shall be legal, valid, and binding
obligations of Sellers enforceable against Sellers in accordance with their respective terms, subject to applicable bankruptcy,
insolvency, reorganization, moratorium, and other similar laws affecting the rights of creditors generally and, as to enforceability,
the general principles of equity (regardless of whether enforcement is sought in a proceeding in equity or at law).

 

12.No
Conflict. To Sellers' Knowledge, the execution and delivery of, and consummation of the transactions contemplated by this Agreement
is not prohibited by, and will not conflict with, constitute grounds for termination for, or result in the breach of any of the
contracts or leases or any other agreement or instrument to which Sellers are now a party or otherwise subject.

 

13.Bankruptcy
Matters. Sellers have not made a general assignment for the benefit of creditors, filed any voluntary petition in bankruptcy or
suffered the filing of an involuntary petition by its creditors, suffered the appointment of a receiver to take possession of substantially
all of its assets, suffered the attachment or other judicial seizure of substantially all of its assets, admitted its inability
to pay its debts as they come due, or made an offer of settlement, extension or composition to its creditors generally. The fair
market value of the assets of Sellers exceeds the amount of liabilities of Sellers, whether contingent or otherwise.

 

14.Leases
and Other Agreements. Except for the Leases (as defined herein), there are no written or oral leases or tenancies affecting the
Properties and no person other than Sellers, under the Leases has any right to possession of any of the Properties, which Leases
comprise all leases, licenses, or other occupancy agreements pursuant to which any tenant or other party is occupying, or has a
right to occupy, the Properties. No party other than current Tenant(s) are currently occupying the Properties. Rent payments are
current under each Lease, and Sellers have received no notice and has no knowledge that any Current Tenant is insolvent, has declared
bankruptcy or filed a petition seeking to take advantage of any law relating to bankruptcy, insolvency, reorganization, winding-up
or composition or adjustment of debts, or that any proceeding has been commenced against any Current Tenant seeking such relief,
or that any such filing or proceeding is threatened.

 

15.Status
of Contract Rights and Leases. To Sellers' Knowledge, Sellers have performed and complied with all of its obligations under the
leases and the contracts; the mere passage of time will not result in any default by Sellers thereunder; Sellers have not received
or given any notice of default under any of the Leases or the contracts; and no event has occurred which will or could result in
a default under any of the Contracts or leases by Sellers or, to Sellers' Knowledge, by any other party thereunder.

 

Sellers shall be deemed to have made the
representations and warranties contained herein again as of the time and date of the Closing, except that Sellers shall not be
in default hereof if any representation or warranty contained herein cannot be made at the Closing because of acts or fault of
Buyer. The representations and warranties contained herein shall not be limited by any other paragraphs contained herein, or by
any rights of Buyer to inspect the Properties.

 

For
the purposes of this Agreement and Sellers' representations and warranties set forth herein, Sellers' Knowledge shall be deemed
the Knowledge of Bryan Foster.

 

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 26

    	Commercial Contract - Improved Property 

    

  

EXHIBIT G: LOANS TAKEN “SUBJECT
TO”

 

(To be attached)

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 27

    	Commercial Contract - Improved Property 

    
 

 

EXHIBIT H: LIST OF KNOWN DEFECTS BY PROPERTY

 

(To be attached)

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 28

    	Commercial Contract - Improved Property 

    
 

 

EXHIBIT I: NOTICES, STATEMENTS, AND CERTIFICATES

 

The notices, statements, and certificates
(arranged by their application to particular transactions) that are listed below in Sellers' possession and if applicable will
be provided to Buyer within ten (10) days of the Effective Date.

 

		A.	All Real Property Transaction Notices

 

1.Storage
Tanks Disclosure Provider. Notice concerning underground storage tanks, described in section 334.9 of title 30 of the Texas
Administrative Code

 

2.Notice
to Purchaser Regarding Restrictive Covenants. Notice of deed restrictions, described in section 212.155 of the Texas Local
Government Code.

 

3.Notice
to Purchaser Regarding Coastal Area Property. Notice regarding real property located adjacent to tidally influenced, submerged
lands of Texas, described in section 33.135 of the Texas Natural Resources Code.

 

4.Notice
to Purchaser of Property Seaward of Gulf Intracoastal Waterway. Notice concerning public easements to the public beach, described
in section 61.025 of the Texas Natural Resources Code.

 

5.Notice
Regarding Possible Liability for Additional Taxes. Notice of additional tax liability for vacant land that has been subject
to a special tax appraisal method, described in section 5.010 of the Texas Property Code.

 

6.Notice
Regarding Possible Annexation. Notice containing the sale of property located outside the limits of a municipality that may
now or later be included in the extraterritorial jurisdiction of a municipality and may now or later be subject to annexation
by the municipality, described in section 5.011 of the Texas Property Code.

 

7.Notice
for Unimproved Property in a Certificated Service Area of a Utility Service Provider. Notice for property in a certificated
service area of a utility service provider, described in section 13.257 of the Texas Water Code.

 

8.Utility
District Notice. Notice concerning the bonded indebtedness of, or rates to be charged by, a utility or other special district,
described in section 49.452 of the Texas Water Code, with the form of notice to be used being dependent on whether the property
(1) is located in whole or in part within the extraterritorial jurisdiction of one or more home-rule municipalities but is not
located within the corporate boundaries of a municipality, (2) is located in whole or in part within the corporate boundaries
of a municipality, or (3) is not located in whole or in part within the corporate boundaries of a municipality or the extraterritorial
jurisdiction of one or more home-rule municipalities.

 

9.Notice
to Purchaser of Property Located in Certain Annexed Water Districts. Notice required by section 54.016(h)(4)(A) of the Texas
Water Code when property being sold is in a water or sanitary sewer district that entered a contract with a city with a population
of 1.18 million or less under which the city is permitted to set rates in the district after annexation that are different from
rates charged other residents of the city.

 

10.Notice
to Purchaser that Property Is Located within the Area of the Alignment of a Transportation Project. Notice required under
Texas Local Government Code section 232.0033 that all or part of the subdivision in which property being sold is located is within
the area of the alignment of a transportation project as shown in the final environmental decision document that is applicable
to a future transportation corridor identified in a contract between the Texas Department of Transportation and a county under
Texas Transportation Code section 201.619.

 

11.Certificates
of Mold Remediation. Notice pursuant to section 1958.154 of the Texas Occupations Code, titled "Certificate of Mold Remediation;
Duty of Property Owner," requiring a property owner who sells property that has been issued a certificate of mold remediation
pursuant to this section to deliver copies to the purchaser of each certificate of mold remediation issued for the property within
the preceding five years.

 

    	*Initialed for Identification by Seller ______ * and Buyer ______
	P a g e | 29Exhibit 10.3

 

ENDORSEMENT NO. 2

 

to the

 

Quota Share Reinsurance Contract

(hereinafter referred to as the “Contract”)

 

between

 

AmTrust Europe Limited, Nottingham, England

and/or

AmTrust International Underwriters Limited,
Eire

(hereinafter collectively referred to as
the “Reinsured”)

 

and

 

Maiden Insurance Company Ltd.

(hereinafter referred to as the “Reinsurer”)

 

IT IS HEREBY AGREED, effective January 1, 2012, that:

 

		1.	The section of the Contract entitled “Treaty Detail” shall be deleted and the following substituted therefor:

 

The Reinsured shall cede and the Reinsurer shall accept
by way of reinsurance a Quota Share percentage of the business stated in “Class and Period of Business.”

 

The percentage Quota Share Cession to the Reinsurer
shall be Forty percent (40%). Cessions to AmTrust International Insurance Ltd. shall be deemed retained by the Reinsured.

 

The maximum limit of liability attaching hereunder
shall be:

 

EUR 10,000,000 (Ten Million Euros) or currency equivalent
(on a One Hundred Percent (100%) basis) per original claim any one original policy.

 

The Reinsured may submit risks that are not otherwise
subject to this Contract, including but not limited to risks with limits greater than EUR 10,000,000, to the Reinsurer for Special
Acceptance (“Acceptance”). Such risks, if accepted by the Reinsurer in its sole judgment, will be subject to the terms
of this Contract except to the extent that such terms are modified in the Acceptance. For any such risks, the Reinsurer shall confirm
its acceptance in writing with any modification of the Contract terms for such Acceptance. The Reinsurer’s written confirmation
of the Acceptance will become part of the Contract.

 

    	 

    	 

    

 

It is agreed that the liability of the Reinsurer on
all business ceded hereunder shall commence and cease simultaneously with that of the original Policies and shall follow the original
terms, clauses, conditions and settlements of the said Policies, subject to the terms and conditions of this Contract.

 

		2.	The Reinsurer hereby confirms its acceptance of the risks set forth on Schedule A hereto.

 

		3.	The section of the Contract entitled “Territorial Scope” shall be deleted and the following substituted therefor:

 

“The territorial scope of this Contract shall
be as provided in the risks ceded hereunder for insureds located in Italy (including San Marino and Vatican City) and France (including
Monaco).

 

All other terms and conditions of the Contract as previously
amended shall remain unchanged except to the degree necessary to give effect to the changes made herein.

 

IN WITNESS WHEREOF, the Parties hereto, by respective duly authorized
representatives have executed this Endorsement as of the dates set forth below:

 

	AmTrust Europe Limited
	 	 
	By: 	/s/ Jeremy Cadle	 
	 	 
	Name/Title: Jeremy Cadle
	 
	Date: August 7, 2012
	 
	AmTrust International Underwriters Limited
	 	 
	By: 	/s/ Ronan Conboy	 
	 	 
	Name/Title: Ronan Conboy, CEO
	 
	Dated: August 7, 2012
	 	 
	Maiden Insurance Company Ltd.
	 	 
	By: 	/s/ John Marshaleck	 
	 	 
	Name/Title:  John Marshaleck, Executive Vice President and Secretary
	 
	Dated: August 7, 2012

 

    	 

    	 

    

 

SCHEDULE A

 

	Policy	 	Risk	 	Year of
 Account	 	 	Policy
 Inception	 	 	Policy
 Renewal	 	 	Policy
 Expiry	 	 	Country	 	GN Total 
 Premium	 	 	Retroactive
 Date	 	 	Policy Limit 
 Per Claim	 	 	Policy 
 Annual
 Aggregate	 
	ITPMM1101031	 	Ospedale Valduce di Como	 	 	2011	 	 	 	19-Nov-11	 	 	 	19-Nov-12	 	 	 	19-Nov-14	 	 	Italy	 	 	1,100,000	 	 	 	30-Sep-01	 	 	 	10,000,000	 	 	 	20,000,000	 
	ITOMM1100430	 	AOU MDM DSC CSC Friuli	 	 	2011	 	 	 	31-Dec-11	 	 	 	31-Dec-12	 	 	 	31-Dec-13	 	 	Italy	 	 	3,200,000	 	 	 	Various	 	 	 	7,500,000	 	 	 	20,000,000	 
	ITOMM1100711	 	AO Treviglio Caravaggio	 	 	2011	 	 	 	30-Jun-11	 	 	 	30-Jun-12	 	 	 	30-Jun-14	 	 	Italy	 	 	1,344,160	 	 	 	30-Jun-00	 	 	 	6,000,000	 	 	 	15,000,000	 
	ITOMM1100718	 	ASP di Ragusa	 	 	2011	 	 	 	31-Jul-11	 	 	 	31-Jul-12	 	 	 	31-Jul-14	 	 	Italy	 	 	1,500,000	 	 	 	1-Jan-06	 	 	 	5,200,000	 	 	 	30,000,000

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