Document:

Exhibit 10.1

                                Legal Description

                      TARRAGON SOUTH
                   Development Corp.

 200 East Las Olas Blvd., Suite 1660
      Fort Lauderdale, Florida 33301
    954,712.2755 o Fax: 954.712.1255

                                 August 29, 2005

AGU Entertainment Corp.
3200 West Oakland Park Boulevard
Lauderdale Lakes, Florida 33311
Attention:  Mr. David Levy

      Re:   Agreement for Purchase and Sale, dated as of August 29, 2005,
            between AGU Entertainment Corp., a Delaware corporation, as seller
            ("Seller"), and Tarragon South Development Corp., a Nevada
            corporation, as buyer ("Buyer")

Dear Ladies and Gentlemen:

      Reference is made to the captioned agreement (the "Agreement"). Pursuant
to the Agreement, Seller agrees to sell to Buyer and Buyer agrees to buy from
Seller certain property located in Lauderdale Lakes, Broward County, Florida,
located at 3200 West Oakland Park Boulevard, Lauderdale Lakes, Florida, and as
more particularly described therein (the "Property"). Any capitalized term set
forth in the Agreement and not otherwise defined in this Side Letter Agreement
Regarding Buyer Financing (this "Letter Agreement") shall have meaning ascribed
to such term in the Agreement.

      Notwithstanding anything contained in the Agreement to the contrary, Buyer
agrees to the following:

      1.    Buyer agrees to make a loan (the "Buyer Loan") to Seller in the
            aggregate principal amount of $2,500,000.00 (the "Aggregate Loan
            Amount"), to be advanced to Buyer as follows: (a) one tranche in the
            aggregate amount of $750,000 to be released from escrow upon
            satisfaction of the conditions applicable thereto (the "First
            Tranche"), (b) a second tranche in the aggregate amount of no more
            than $750,000.00 to be advanced, subject to the terms of the Buyer
            Loan Documents (as defined herein), no later than October 1, 2005,
            and (c) a third tranche in the aggregate amount of no more than
            $1,000,000.00 to be advanced, subject to the tents of the Buyer Loan
            Documents, no later than November 1, 2005. Notwithstanding anything
            contained in this Section 1 to the contrary, such advances of the
            Aggregate Loan Amount shall be advanced if and only if each of the
            conditions to advances set forth in Section 4 of this letter are
            satisfied to Buyer's reasonable satisfaction in all respects. Buyer
            agrees that the form of the loan documents evidencing the Buyer Loan
            (collectively, the "Buyer Loan Documents") shall be substantially in
            the form of the Senior Loan Documents (as defined herein), subject
            to reasonable changes as may be necessary to accurately document the
            Buyer Loan as Buyer shall deem necessary.

<PAGE>

      2.    The Aggregate Loan Amount shall accrue interest on the basis of a
            360 day year at an interest rate per annum equal to six and one-half
            percent (6.5%). Interest shall be due and payable monthly, provided,
            however, in the event that no Event of Default (as shall be defined
            in the Buyer Loan Documents) shall exist, interest shall be deferred
            and paid upon the maturity of the Loan. The Loan shall mature no
            later than a date that is the earlier to occur of (x) the date of
            the Closing and (y) December 23, 2005.

      3.    The Loan shall be seem-ed by a mortgage encumbering the Property and
            any other tangible and intangible property owned by Seller. Buyer
            understands, acknowledges and agrees that such mortgage and any
            other liens shall be in third position and agrees to enter into
            reasonable and customary intercreditor agreements with respect to
            the two mortgages that hold mortgages senior to Buyer's mortgage.
            Such senior mortgages and any and all other documents executed in
            connection therewith are referred to herein as the "Senior Loan
            Documents".

      4.    The conditions to the advancing of the Aggregate Loan Amount shall
            be as follows: (a) payment by Seller of all costs associated with
            the Buyer Loan (which costs may be payable from proceeds of the
            Aggregate Loan Amount to the extent then available to be advanced),
            including, without limitation, payment of recording charges,
            documentary stamp taxes, intangible taxes, title insurance, survey
            costs and any and all other costs and expenses associated with the
            Buyer Loan, (b) absences of defaults, (c) Buyer's receipt of title
            insurance insuring the lien of Buyer's mortgage subject only to
            those exceptions as are acceptable to Buyer, (d) receipt of an ALTA
            survey of the Property certified to, among others, Buyer, (e)
            receipt of insurance for the Property (casualty, liability and any
            other as may be reasonably required) naming Buyer as an additional
            insured and in amounts and from companies as are reasonably
            acceptable to Buyer, (0 receipt of documentation evidencing the
            authority of Seller to execute the Buyer Loan Documents and enter
            into the Buyer Loan transaction, including, an opinion of counsel as
            to the same and as to the enforceability of the Buyer Loan
            Documents, and (g) any other condition as may be reasonable and
            customary.

<PAGE>

      In the event that you are in agreement with the foregoing terms, please
acknowledge the same in the space where set forth below so that the parties
hereto can commence the efforts necessary to timely arrange for the advance of
the First Tranche.

                           Very truly yours,

                          TARRAGON SOUTH DEVELOPMENT CORP., a Nevada Corporation

                          By:   /s/ Marcy H. Kammerman
                             ---------------------------------------------------
                                Name: Marcy H. Kammerman
                                Title:  EVP

ACKNOWLEDGED AND AGREED:

AGU ENTERTAINMENT CORP., a Delaware corporation

By: /s/ David C. Levy
    -----------------------------
       Name: David C. Levy
       Title: PresidentExhibit 10.2

                              CONSULTING AGREEMENT

      This Consulting Agreement (herein the "Agreement") is entered into this
31st day of August, 2005 by and between AGU ENTERTAINMENT CORP, a Delaware
corporation, (herein "the Company") and DKK-RK Enterprises, Inc., (herein "the
Consultant").

RECITALS

      The Consultant provides financial advisory services (the "Services") to
private and public companies. The Company desires to obtain the assistance of
the Consultant, and on the basis of previous telephone conversations and
meetings between the Company and the Consultant as well as other discussions,
preliminary financial statements, initial reports submitted by the Company, and
the representations that the Company has made to the Consultant describing the
Company and its principals, the present and proposed business activities of the
Company, its operations, financial condition and capital structure, and various
agreements and documents related thereto, the Consultant is willing to provide
such assistance, with respect to the Services. The Company acknowledges that the
Consultant has provided substantial assistance over the last 18 months and
desires to compensate him for past services as well as for future services
through this Agreement.

      Now, therefore, in consideration of the mutual covenants and promises
contained herein, the sufficiency of which is hereby acknowledged by each of the
parties, the Company and the Consultant hereby agree as follows:

      I.    ENGAGEMENT

      The Company hereby engages and retains the Consultant as a non-exclusive
Business Consultant for and on behalf of the Company to perform the Services (as
that term is hereinafter defined) and the Consultant hereby accepts such
appointment on the terms and subject to the conditions herein set forth and
agrees to use its best efforts in providing such Services.

      II.   INDEPENDENT CONTRACTOR

            A.    The Consultant is, and in all respects deemed to be, an
                  independent contractor in the performance of its duties
                  hereunder, any law of any jurisdiction to the contrary
                  notwithstanding.

            B.    The Consultant will not, by reason of this Agreement or the
                  performance of the Services, be or be deemed to be, an
                  employee, agent, partner, co-venturer or controlling person of
                  the Company, and the Consultant will have no power to enter
                  into any agreement on behalf of or otherwise bind the Company.

            C.    The Consultant will not have or be deemed to have, fiduciary
                  obligations or duties to the Company and will be free to
                  pursue, conduct and carry on for its own account (or for the
                  account of others) such activities, employment ventures,
                  businesses and other pursuits as the Consultant in its sole,
                  absolute and unfettered discretion may elect. The Consultant
                  is a registered broker-dealer and has the ability to provide
                  the Services.

            D.    Notwithstanding the above, no activity, employment, venture,
                  business or other pursuit of the Consultant during the term of
                  this Agreement will conflict with the Consultant's obligations
                  under this Agreement or be adverse to the Company's interests
                  during the term of this Agreement.

      III.  SERVICES

      The Consultant agree to provide the Services as defined above. In
addition, the Consultant covenants as follows:

            A.    Best Efforts. The Consultant will devote such time and best
                  efforts to the affairs of the Company as is reasonable and
                  adequate to render the Services contemplated by this
                  Agreement.

            B.    The Consultant is not responsible for the performance of any
                  services rendered hereunder without the Company providing the
                  necessary information in writing prior thereto, nor will the
                  Consultant include any services that constitute the rendering
                  of any legal opinions or performance of work that is in the
                  ordinary purview of the Certified Public Accountant. The
                  Consultant cannot guarantee results on behalf of the Company,
                  but will pursue all reasonable avenues available through its
                  network of contacts. At such time as an interest is expressed
                  by a third party in the Company's needs, the Consultant will
                  notify the Company and advise it as to the source of such
                  interest and any terms and conditions of such interest. The
                  acceptance and consummation of any transaction is subject to
                  acceptance of the terms and conditions by the Company.

            C.    In conjunction with the Services, the Consultant agrees to:

      1.    Make itself available to the officers of the Company at such
            mutually agreed upon place during normal business hours for
            reasonable periods of time, subject to reasonable advance notice and
            mutually convenient scheduling, for the purpose of advising the
            Company in the preparation of such reports, summaries, corporate
            and/or transaction profiles, due diligence packages and/or other
            material and documentation ("Documentation") as will be necessary,
            in the opinion of the Consultant, to properly present the Company to
            other entities and individuals that could be of benefit to the
            Company.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:

                                  Page 2 of 10
<PAGE>

      2.    Make itself available for telephone conferences with the principal
            financial sales and/or operating officer(s) of the Company during
            normal business hours.

      3.    Advise the Company's management in evaluating proposals and
            participating in negotiations with prospective investors, investor
            groups or their agents.

IV.   EXPENSES

      Both the Company and the Consultant agree that:

      A.    Both the Consultant and the Company will be responsible for their
            own normal and reasonable out-of-pocket expenses. "Normal and
            reasonable out-of-pocket expenses" will include but are not limited
            to: accounting, long distance communication, express mail, outside
            Consultant, etc., and other costs involved in the execution of this
            Agreement.

      B.    The Company will designate counsel to prepare the appropriate
            documents (including subscription agreement) with regard to the
            terms of the transaction and the closing thereof.

V.    COMPENSATION

      In exchange for the Services previously rendered and to be rendered during
the term of this Agreement, the Company shall pay the Consultant as follows:

      A.    The Company will grant Consultant an option to purchase 550,000
            warrants of the common stock of the Company upon the following
            terms: (i) 100,000 options at an exercise price of $2.00 per share
            for a term of one year; (ii) 200,000 options at an exercise price of
            $3.00 per share for a term of one year; (iii) 100,000 options at an
            exercise price of $4.00 per share for a term of two years; and (iv)
            150,000 options at an exercise price of $5.00 per share for a term
            of two years; and

      B.    The Company will pay the Consultant the sum of $97,205.50 on
            December 15, 2005.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:

                                  Page 3 of 10
<PAGE>

      VI.   REPRESENTATIONS, WARRANTIES AND COVENANTS

      A.    Execution. The Execution, delivery and performance of this
            Agreement, in the time and manner herein specified, will not
            conflict with, result in a breach of, or constitute a default under
            any existing agreement, indenture, or other instrument to which
            either entity may be bound or affected.

      B.    Non-Disclosure and Non-Circumvention. The Company hereby irrevocably
            agrees not to circumvent, avoid, bypass, or obviate, directly or
            indirectly, the intent of this Agreement, to avoid payment of fees
            in any transaction with any corporation, partnership or individual,
            introduced by the Consultant to the Company, in connection with any
            project, any loans or collateral, or other transaction involving any
            products, transfers, or services, or addition, renewal extension,
            rollover, amendment, renegotiations, new contracts, parallel
            contracts/agreements, or third party assignments thereof. The
            Company understands and acknowledges that its obligations under this
            Non-Disclosure and Non-Circumvention Agreement are for the benefit
            of the Consultant and its successors and assigns, and that the
            Consultant's failure or delay in exercising any right, power and
            privilege hereunder shall not operate as a waiver thereof, nor shall
            any single or partial exercise thereof or the exercise of any other
            right, power and privilege hereunder operate as a waiver. The
            obligations of this Agreement shall remain in effect for a period of
            twelve (12) months following the expiration of the term of this
            Agreement.

      C.    Corporate Authority. Both the Company and the Consultant have full
            legal authority to enter into this Agreement and to perform the same
            in the time and manner contemplated.

      D.    The individuals whose signatures appear below are authorized to sign
            this Agreement on behalf of their respective corporations.

      E.    The Company will cooperate with the Consultant, and will promptly
            provide the Consultant with all pertinent materials and requested
            information in order for the Consultant to perform its Services
            pursuant to this Agreement.

VII.  CONSULTANT'S SECURITIES REPRESENTATIONS

      A.    Investment Representations. Consultant understands that the
            securities set forth in Section V A (the "Securities") are being
            offered and sold pursuant to an exemption from registration
            contained in the Securities Act based in part upon Purchaser's
            representations contained in this Agreement, including, without
            limitation, that the Consultant is an "accredited investor" within
            the meaning of Regulation D under the Securities Act. The Consultant
            confirms that it has received or has had full access to all the
            information, including the SEC Reports, it considers necessary or
            appropriate to make an informed investment decision with respect to
            the Securities to be purchased by it under this Agreement. The
            Consultant further confirms that it has had an opportunity to ask
            questions and receive answers from the Company regarding the
            Company's and its Subsidiaries' business, management and financial
            affairs and the terms and conditions of the offering of the
            Securities and to obtain additional information (to the extent the
            Company possessed such information or could acquire it without
            unreasonable effort or expense) necessary to verify any information
            furnished to the Consultant or to which the Consultant had access.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:

                                  Page 4 of 10
<PAGE>

      B.    Consultant Bears Economic Risk. The Consultant has substantial
            experience in evaluating and investing in private placement
            transactions of securities in companies similar to the Company so
            that it is capable of evaluating the merits and risks of its
            investment in the Company and has the capacity to protect its own
            interests. The Consultant must bear the economic risk of this
            investment until the Securities are sold pursuant to: (i) an
            effective registration statement under the Securities Act; or (ii)
            an exemption from registration is available with respect to such
            sale.

      C.    Acquisition for Own Account. The Consultant is acquiring the
            Securities for the his own account for investment only, and not as a
            nominee or agent and not with a view towards or for resale in
            connection with their distribution.

      D.    Consultant Can Protect Its Interest. The Consultant represents that
            by reason of its, or of its management's, business and financial
            experience, the Consultant has the capacity to evaluate the merits
            and risks of its investment in the Securities and to protect its own
            interests in connection with the transactions contemplated in this
            Agreement. Further, Consultant is aware of no publication of any
            advertisement in connection with the transactions contemplated in
            the Agreement.

      E.    Accredited Investor. The Consultant represents that he is an
            accredited investor within the meaning of Regulation D under the
            Securities Act.

      F.    Legends. The Securities shall bear substantially the following
            legend:

            "THE SECURITIES AND THE SHARES OF COMMON STOCK UNDERLYING
            THESE SECURITIES HAVE NOT BEEN REGISTERED UNDER THE SECURITIES
            ACT OF 1933, AS AMENDED, OR ANY APPLICABLE STATE SECURITIES
            LAWS. THIS NOTE MAY NOT BE SOLD, OFFERED FOR SALE, PLEDGED OR
            HYPOTHECATED IN THE ABSENCE OF AN EFFECTIVE REGISTRATION
            STATEMENT AS TO THIS NOTE OR SUCH UNDERLYING SHARES OF COMMON
            STOCK UNDER SAID ACT AND ANY APPLICABLE STATE SECURITIES LAWS
            OR AN OPINION OF COUNSEL REASONABLY SATISFACTORY TO AGU
            ENTERTAINMENT CORP. THAT SUCH REGISTRATION IS NOT REQUIRED."

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:

                                  Page 5 of 10
<PAGE>

The Securities, if not issued by DWAC system (as hereinafter defined), shall
bear a legend which shall be in substantially the following form until such
shares are covered by an effective registration statement filed with the SEC:

            "THE SHARES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN
            REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR
            ANY APPLICABLE STATE SECURITIES LAWS. THESE SHARES MAY NOT BE
            SOLD, OFFERED FOR SALE, PLEDGED OR HYPOTHECATED IN THE ABSENCE
            OF AN EFFECTIVE REGISTRATION STATEMENT UNDER SUCH SECURITIES
            ACT AND APPLICABLE STATE LAWS OR AN OPINION OF COUNSEL
            REASONABLY SATISFACTORY TO AGU ENTERTAINMENT CORP. THAT SUCH
            REGISTRATION IS NOT REQUIRED."

      G.    Transfer or Resale. The Consultant understands that except as
            provided in this Agreement: (i) the Securities have not been and are
            not being registered under the Act or any state securities laws, and
            may not be offered for sale, sold, assigned or transferred unless
            (A) subsequently registered thereunder, or (B) Consultant shall have
            delivered to the Company an opinion of counsel, in a generally
            acceptable form, to the effect that such securities to be sold,
            assigned or transferred may be sold, assigned or transferred
            pursuant to an exemption from such registration requirements; and
            (ii) any sale of such securities made in reliance on Rule 144 under
            the Securities Act (or a successor rule thereto) ("Rule 144") may be
            made only in accordance with the terms of Rule 144 and further, if
            Rule 144 is not applicable, any resale of such securities under
            circumstances in which the seller (or the person through whom the
            sale is made) may be deemed to be an underwriter (as that term is
            defined in the Securities Act) may require compliance with the some
            other exemption under the Securities Act or the rules and
            regulations of the SEC thereunder.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:

                                       Page 6 of 10
<PAGE>

VIII. TERM AND TERMINATION

      A.    This Agreement shall be effective upon its execution and shall
            remain in effect for One (1) year.

      B.    Either party shall have the right to terminate this engagement
            hereunder by furnishing the other with a 30-day written notice of
            such termination.

      C.    However, no termination of this Agreement by the Company shall in
            any way affect the right of the Consultant to receive, as a result
            of its services rendered, transactions consummated and introductions
            made its fees on any transactions which result in the Company
            receiving financing or other benefits hereunder.

IX.   CONFIDENTIAL DATA

      A.    The Consultant shall not divulge to others, any trade secret or
            confidential information, knowledge, or data concerning or
            pertaining to the business and affairs of the Company, obtained by
            the Consultant as a result of its engagement hereunder, unless
            authorized, in writing, by the Company.

      B.    The Company shall not divulge to others, any trade secret or
            confidential information, knowledge, or data concerning or
            pertaining to the business and affairs of the Consultant, obtained
            by the Company as a result of its engagement hereunder, unless
            authorized, in writing, by the Consultant.

      C.    The Consultant shall not be required, in the performance of its
            duties, to divulge to the Company or any officer, director, agent,
            or employee of the Company, any secret or confidential information,
            knowledge, or data concerning any other person, firm or entity
            (including, but not limited to, any such persons, firm or entity
            which may be a competitor or potential competitor of the Company),
            which the Consultant may have or be able to obtain otherwise than a
            result of the relationship established by this Agreement.

X.    OTHER MATERIAL TERMS AND CONDITIONS:

      A.    Indemnity. Each party hereby agrees to indemnify the other from any
            claims, losses or damages arising from any material breach of this
            agreement. Such indemnification shall include payment of judgments,
            if any, and costs of legal representation and court costs, if any.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:
                                  Page 7 of 10
<PAGE>
      B.    Additional Instruments. Each of the parties shall, from time to
            time, at the request of others, execute, acknowledge and deliver to
            the other party any and all further instruments that may be
            reasonably required to give full effect and force to the provisions
            of this Agreement.

      C.    Entire Agreement. Each of the parties hereby covenants that this
            Agreement is intended to and does contain and embody herein all of
            the understandings and Agreements, both written or oral, of the
            parties hereby with respect to the subject matter of this Agreement,
            and that there exists no oral agreement or understanding expressed
            or implied liability, whereby the absolute, final and unconditional
            character and nature of this Agreement shall be in any way
            invalidated, empowered or affected. There are no representations,
            warranties or covenants other than those set forth herein.

      D.    Governing Laws. This Agreement shall be deemed to be made in,
            governed by and interpreted under and construed in all respects in
            accordance with the laws of the State of Florida irrespective of the
            country or place of domicile or residence of either party. In the
            event of controversy arising out of the interpretation construction,
            performance or breach of this Agreement, the parties hereby agree
            and consent to the jurisdiction and venue of the District or County
            Court of Palm Beach County, Florida; or the United States District
            Court for the Southern District of Florida, and further agree and
            consent that personal service or process in any such action or
            proceeding outside of the State of Florida and Palm Beach County
            shall be tantamount to service in person within Palm Beach County,
            Florida and shall confer personal jurisdiction and venue upon either
            of said Courts.

      E.    Assignments. The benefits of the Agreement shall inure to the
            respective successors and assigns of the parties hereto and of the
            indemnified parties hereunder and their successors and assigns and
            representatives, and the obligations and liabilities assumed in this
            Agreement by the parties hereto shall be binding upon their
            respective successors and assigns; provided that the rights and
            obligations of the Company under this Agreement may not be assigned
            or delegated without prior consent of the Consultant, and any such
            purported assignment shall be null and void. Notwithstanding the
            foregoing, the Consultant may not assign or delegate its obligations
            and rights under this Agreement without consent of the Company, in
            the Company's sole discretion.

      F.    Originals. This Agreement may be executed in any number of
            counterparts, each of which so executed shall be deemed an original
            and constitute one and the same agreement. Facsimile copies with
            signatures shall be given the same legal effect as an original.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:
                                  Page 8 of 10
<PAGE>
      G.    Addresses of Parties. Each party shall, at all times, keep the other
            informed of its principal place of business if different from that
            stated herein, and shall promptly notify the other of any change,
            giving the address of the new place of business or residence.

      H.    Notices. All notices that are required to be or may be sent pursuant
            to the provision of this Agreement shall be sent by certified mail,
            return receipt requested, or by overnight package delivery service
            to each of the parties at the address appearing herein, and shall
            count from the date of mailing or the validated air bill.

      I.    Modification and Waiver. A modification or waiver of any of the
            provisions of this Agreement shall be effective only if made in
            writing and executed with the same formality as this Agreement. The
            failure of any party to insist upon strict performance of any of the
            provisions of this Agreement shall not be construed as a waiver of
            any subsequent default of the same or similar nature or of any other
            nature.

      J.    Attorneys' Fees. If any arbitration, litigation, action, suit, or
            other proceeding is instituted to remedy, prevent or obtain relief
            from a breach of this Agreement, in relation to a breach of this
            Agreement or pertaining to a declaration of rights under this
            Agreement, the prevailing party will recover all such party's
            attorneys' fees incurred in each and every such action, suit or
            other proceeding, including any and all appeals or petitions there
            from. As used in this Agreement, attorneys' fees will be deemed to
            be the full and actual cost of any legal services actually performed
            in connection with the matters involved, including those related to
            any appeal or the enforcement of any judgment calculated on the
            basis of the usual fee charged by attorneys performing such
            services.

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:
                                  Page 9 of 10
<PAGE>

IN WITNESS WHEREOF the parties have duly executed this Consulting Agreement this
____ day of August, 2005.

AGU Entertainment Corp

By: /s/ David C. Levy                                Dated:  September 1, 2005
    --------------------------------
David Levy, CEO

DKK-RK Enterprises, Inc.

By: /s/ Robert A. Kast                               Dated:  September 1, 2005
    --------------------------------

CONFIDENTIAL                                                         INITIAL:
                                                                     COMPANY:
                                                                  CONSULTANT:
                                  Page 10 of 10

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