Document:

TABLE OF
CONTENTS

     

    Exhibit
10.8

     

    SECURE
AMERICA ACQUISITION CORPORATION

      

    2009
STOCK OPTION PLAN

     

      
        

      

    

     

    1. Purpose.   The
purpose of this Plan is to advance the interests of Secure America Acquisition
Corporation, a Delaware corporation (the “Company”), and its Related Entities by
providing an additional incentive to attract and retain qualified and competent
persons who provide services to the Company and its Related Entities, and upon
whose efforts and judgment the success of the Company and its Related Entities
is largely dependent, through the encouragement of stock ownership in the
Company by such persons.

     

    2. Definitions.   As
used herein, the following terms shall have the meanings indicated:

     

    (a)
“Board” shall mean the Board of Directors of the Company.

     

    (b)
“Cause” shall, with respect to any Optionee, have the equivalent meaning (or the
same meaning as “cause” or “for cause”) set forth in any employment agreement,
consulting, or other agreement for the performance of services between the
Optionee, and the Company or a Related Entity or, in the absence of any such
agreement or any such definition in such agreement, such term shall mean (i) the
failure by the Optionee to perform, in a reasonable manner, his or her duties as
assigned by the Company or a Related Entity, (ii) any violation or breach by the
Optionee of his or her employment agreement, consulting or other similar
agreement with the Company or a Related Entity, if any, (iii) any violation or
breach by the Optionee of any non-competition, non-solicitation, non-disclosure
and/or other similar agreement with the Company or a Related Entity, (iv) any
act by the Optionee of dishonesty or bad faith with respect to the Company (or a
Related Entity), (v) use of alcohol, drugs or other similar substances in a
manner that adversely affects the Optionee’s work performance, or (vi) the
commission by the Optionee of any act, misdemeanor, or crime reflecting
unfavorably upon the Optionee or the Company or any Related Entity. The good
faith determination by the Committee of whether the Optionee’s Continuous
Service was terminated by the Company for “Cause” shall be final and binding for
all purposes hereunder.

     

    (c)
“Code” shall mean the Internal Revenue Code of 1986, as amended from time to
time.

     

    (d)
“Committee” means a committee designated by the Board to administer the Plan;
provided, however, that if the Board fails to designate a committee or if there
are no longer any members on the committee so designated by the Board, then the
Board shall serve as the Committee. The Committee shall consist of at least two
directors, and each member of the Committee shall be (i) a “non-employee
director” within the meaning of Rule 16b-3 (or any successor rule) under the
Exchange Act, unless administration of the Plan by “non-employee directors” is
not then required in order for exemptions under Rule 16b-3 to apply to
transactions under the Plan, (ii) an “outside director” within the meaning of
Section 162(m) of the Code, and (iii) an “Independent”.

     

    (e)
“Common Stock” shall mean the Company’s common stock, par value $0.0001 per
share.

     

    (f)
“Company” shall mean Secure America Acquisition Corporation, a Delaware
corporation.

     

    (g)
“Consultant” shall mean any person (other than an Employee or a Director, solely
with respect to rendering services in such person’s capacity as a Director) who
is engaged by the Company or any Related Entity to render consulting or advisory
services to the Company or such Related Entity.

     

    (h)
“Continuous Service” shall mean the continuous service to the Company or any
Related Entity, without interruption or termination, in any capacity of
Employee, Director or Consultant. Continuous Service shall not be considered
interrupted in the case of (i) any approved leave of absence, (ii) transfers
among the Company, any Related Entity, or any successor, in any capacity of
Employee, Director or Consultant, or (iii) any change in status as long as the
individual remains in the service of the Company or any Related Entity in any
capacity of Employee, Director or Consultant (except as otherwise provided in
the Option Agreement). An approved leave of absence shall include sick leave,
military leave, or any other authorized personal leave.

    
      
         

      

      
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    (i)
“Director” shall mean a member of the Board or the board of directors of any
Related Entity.

     

    (j)
“Disability” means a permanent and total disability (within the meaning of
Section 22(e) of the Code), as determined by a medical doctor satisfactory to
the Committee.

     

    (k)
“Effective Date” shall mean August 31, 2009.

     

    (l)
“Employee” shall mean any person, including an officer or Director, who is an
employee of the Company or any Related Entity. The payment of a Director’s
normal compensation and fee (as applicable to all Directors or Committee
members, as the case may be) by the Company or a Related Entity shall not be
sufficient to constitute “employment” by the Company.

     

    (m) “Fair
Market Value” of a Share on any date of reference shall mean the “Closing Price”
(as defined below) of the Common Stock on the business day immediately preceding
the date of reference, unless the Committee in its sole discretion shall
determine otherwise in a fair and uniform manner. For the purpose of determining
Fair Market Value, the “Closing Price” of the Common Stock on any business day
shall be (i) if the Common Stock is listed or admitted for trading on any United
States national securities exchange, or if actual transactions are otherwise
reported on a consolidated transaction reporting system, the last reported sale
price of Common Stock on such exchange or reporting system, as reported in any
newspaper of general circulation, (ii) if the Common Stock is quoted on the
National Association of Securities Dealers Automated Quotations System
(“NASDAQ”), or any similar system of automated dissemination of quotations of
securities prices in common use, the last reported sale price of Common Stock on
such system or, if sales prices are not reported, the mean between the closing
high bid and low asked quotations for such day of Common Stock on such system,
as reported in any newspaper of general circulation or (iii) if neither clause
(i) or (ii) is applicable, the mean between the high bid and low asked
quotations for the Common Stock as reported by the National Quotation Bureau,
Incorporated if at least two securities dealers have inserted both bid and asked
quotations for Common Stock on at least five of the ten preceding days. If
neither (i), (ii), or (iii) above is applicable, then Fair Market Value shall be
determined by the Committee in a fair and uniform manner.

     

    (n)
“Incentive Stock Option” shall mean an incentive stock option as defined in
Section 422 of the Internal Revenue Code.

     

    (o)
“Independent”, when referring to either the Board or members of the Committee,
shall have the same meaning as used in the rules of the NYSE Amex LLC or any
national securities exchange on which any securities of the Company are listed
for trading, and if not listed for trading, by the rules of Nasdaq Stock
Market.

     

    (p)
“Non-Qualified Stock Option” shall mean an Option that is not an Incentive Stock
Option.

     

    (q)
“Option” (when capitalized) shall mean any option granted under this
Plan.

     

    (r)
“Option Agreement” shall mean the agreement between the Company and the Optionee
for the grant of an option.

     

    (s)
“Optionee” shall mean a person to whom a stock option is granted under this Plan
or any person who succeeds to the rights of such person under this Plan by
reason of the death of such person.

     

    (t)
“Person” shall have the meaning ascribed to such term in Section 3(a)(9) of the
Securities Exchange Act and used in Sections 13(d) and 14(d) thereof, and shall
include a “group” as defined in Section 13(d) thereof.

     

    (u)
“Plan” shall mean this 2009 Stock Option Plan for the Company.

    
      
         

      

      
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    (v)
“Related Entity” shall mean any Subsidiary, and any business, corporation,
partnership, limited liability company or other entity in which the Company or a
Subsidiary holds a substantial ownership interest, directly or indirectly, and
shall specifically include Ultimate Escapes Holdings, LLC, a Delaware limited
liability company.

     

    (w)
“Securities Exchange Act” shall mean the Securities Exchange Act of 1934, as
amended from time to time.

     

    (x)
“Share” shall mean a share of Common Stock.

     

    (y)
“Subsidiary” shall mean any corporation or other entity in which the Company has
a direct or indirect ownership interest of 50% or more of the total combined
voting power of the then outstanding securities or interests of such corporation
or other entity entitled to vote generally in the election of directors or in
which the Company has the right to receive 50% or more of the distribution of
profits or 50% or more of the assets on liquidation or dissolution.

     

    3. Shares Available for Option
Grants.   The Committee may grant to Optionees from time to
time Options to purchase an aggregate of up to One Million Two Hundred Thousand
(1,200,000) Shares from the Company’s authorized and unissued
Shares.

     

    In
determining the number of Shares that remain issuable under the Plan at any time
after the date the Plan is adopted, the following Shares will be deemed not to
have been issued (and will be deemed to remain available for issuance) under the
Plan: (i) Shares remaining under an option grant made under the Plan that
terminates or is canceled without having been exercised or earned in full; (ii)
Shares subject to an option grant under the Plan where cash is delivered to the
holder of the options in lieu of Shares upon exercise; and (iii) Shares that are
withheld in order to pay the purchase price of shares acquired upon the exercise
of an option grant under the Plan or to satisfy the tax withholding obligations
associated with such exercise. The number of Shares issued in connection with an
award under the Plan will be determined net of any previously-owned shares
tendered by the holder of the Award in payment of the exercise price or of
applicable withholding taxes.

     

    4. Incentive and Non-Qualified
Options.

     

    (a) An
Option granted hereunder shall be either an Incentive Stock Option or a
Non-Qualified Stock Option as determined by the Committee at the time of grant
of the Option and the Option Agreement relating to the Option shall clearly
state whether it is an Incentive Stock Option or a Non-Qualified Stock Option.
All Incentive Stock Options shall be granted within 10 years from the Effective
Date. Incentive Stock Options may not be granted to any person who is not an
Employee of the Company or a Related Entity.

     

    (b)
Options otherwise qualifying as Incentive Stock Options hereunder will not be
treated as Incentive Stock Options to the extent that the aggregate fair market
value (determined at the time the Option is granted) of the Shares with respect
to which Options meeting the requirements of Section 422(b) of the Code are
exercisable for the first time by any individual during any calendar year (under
all plans of the Company and its parent corporation or subsidiary corporation,
as those terms are defined in Sections 424(e) and (f) of the Code, respectively,
exceeds $100,000.

     

    5. Conditions for Grant of
Options.

     

    (a) Each
Option shall be evidenced by an Option Agreement that may contain any term
deemed necessary or desirable by the Committee, provided such terms are not
inconsistent with this Plan or any applicable law. Optionees shall be those
persons who are selected by the Committee from the class of all Employees,
Directors and Consultants of the Company or any Related Entity.

    
      
         

      

      
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    (b) In
granting Options, the Committee shall take into consideration the contribution
the person has made to the success of the Company or any Related Entities and
such other factors as the Committee shall determine. The Committee shall also
have the authority to consult with and receive recommendations from officers and
other personnel of the Company and its Related Entities with regard to these
matters. The Committee may from time to time in granting Options under the Plan
prescribe such other terms and conditions concerning such Options as it deems
appropriate, including, without limitation, (i) prescribing the date or dates on
which the Option becomes exercisable, (ii) providing that the Option rights
accrue or become exercisable in installments over a period of years, or upon the
attainment of stated goals or both, or (iii) relating an Option to the
Continuous Service or continued employment of the Optionee for a specified
period of time, provided that such terms and conditions are not more favorable
to an Optionee than those expressly permitted herein.

     

    (c) The
Options granted to Optionees under this Plan shall be in addition to regular
salaries, pension, life insurance or other benefits related to their Continuous
Service with the Company or its Related Entities. Neither the Plan nor any
Option granted under the Plan shall confer upon any person any right to
continuance of any Continuous Service by the Company or its Related
Entities.

     

    (d) The
Committee shall have the discretion to grant Options that are exercisable for
unvested Shares. Should the Optionee’s Continuous Service cease while holding
such unvested Shares, the Company shall have the right to repurchase, at the
exercise price paid per share, any or all of those unvested Shares. The terms
upon which such repurchase right shall be exercisable (including the period and
procedure for exercise and the appropriate vesting schedule for the purchased
shares) shall be established by the Committee and set forth in the Option
Agreement for the relevant Option.

     

    (e)
Notwithstanding any other provision of this Plan, an Incentive Stock Option
shall not be granted to any person owning directly or indirectly (through
attribution under Section 424(d) of the Code) at the date of grant, stock
possessing more than 10% of the total combined voting power of all classes of
stock of the Company (or of any parent corporation or subsidiary corporation of
the Company (as those terms are defined in Sections 424(e) and 424(f) of the
Code, respectively) at the date of grant) unless the exercise price of such
Option is at least 110% of the Fair Market Value of the Shares subject to such
Option on the date the Option is granted, and such Option by its terms is not
exercisable after the expiration of five years from the date such Option is
granted.

     

    (f)
Notwithstanding any other provision of this Plan, and in addition to any other
requirements of this Plan, the aggregate number of Options granted to any one
Optionee may not exceed 1,000,000, subject to adjustment as provided in Section
10 hereof.

     

    6. Exercise Price.
  The exercise price per Share of any Option shall be any price
determined by the Committee but shall not be less than the par value per Share;
provided, however, that in no event shall the exercise price per Share of any
Incentive Stock Option be less than the Fair Market Value of the Shares
underlying such Option on the date such Option is granted.

     

    7. Exercise of
Options.

     

    (a) An
Option shall be deemed exercised when (i) the Company has received written
notice of such exercise in accordance with the terms of the Option, (ii) full
payment of the aggregate exercise price of the Shares as to which the Option is
exercised has been made, and (iii) arrangements that are satisfactory to the
Committee in its sole discretion have been made for the Optionee’s payment to
the Company of the amount that is necessary for the Company or Related Entity
employing the Optionee to withhold in accordance with applicable Federal or
state tax withholding requirements.

     

    (b) The
consideration to be paid for the Shares to be issued upon exercise of an Option,
as well as the method of payment of the exercise price and of any withholding
and employment taxes applicable thereto, shall be determined by the Committee
and may in the discretion of the Committee consist of: (1) cash, (2) certified
or official bank check, (3) money order, (4) Shares that have been held by the
Optionee for at least six months (or such other Shares as the Committee
determines will not cause the Company to recognize for financial accounting
purposes a charge for compensation expense), (5) the withholding of Shares
issuable upon exercise of the Option, (6) pursuant to a “cashless exercise”
procedure, by delivery of a properly executed exercise notice together with such
other documentation, and subject to such guidelines, as the Committee shall
require to effect an exercise of the Option and delivery to the Company by a
licensed broker acceptable to the Company of proceeds from the sale of Shares or
a margin loan sufficient to pay the exercise price and any applicable income or
employment taxes, or (7) in such other consideration as the Committee deems
appropriate, or by a combination of the above. In the case of an Incentive Stock
Option, the permissible methods of payment shall be specified at the time the
Option is granted. The Committee in its sole discretion may accept a personal
check in full or partial payment of any Shares. If the exercise price is paid,
and/or the Optionee’s tax withholding obligation is satisfied, in whole or in
part with Shares, or through the withholding of Shares issuable upon exercise of
the Option, the value of the Shares surrendered or withheld shall be their Fair
Market Value on the date the Option is exercised.

    
      
         

      

      
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    (c) The
Committee in its sole discretion may, on an individual basis or pursuant to a
general program established in connection with this Plan, cause the Company to
lend money to an Optionee, guarantee a loan to an Optionee, or otherwise assist
an Optionee to obtain the cash necessary to exercise all or a portion of an
Option granted hereunder or to pay any tax liability of the Optionee
attributable to such exercise; provided that such loan, loan guaranty, or
assistance in obtaining a loan is not in violation of the Sarbanes-Oxley Act of
2002, or any rule or regulation adopted thereunder or any other applicable law.
If the exercise price is paid in whole or part with the Optionee’s promissory
note, such note shall (i) provide for full recourse to the maker, (ii) be
collateralized by the pledge of the Shares that the Optionee purchases upon
exercise of the Option, (iii) bear interest at the prime rate of the Company’s
principal lender, and (iv) contain such other terms as the Committee in its sole
discretion shall reasonably require.

     

    (d) No
Optionee shall be deemed to be a holder of any Shares subject to an Option
unless and until a stock certificate or certificates for those Shares are issued
to that person(s) under the terms of this Plan. No adjustment shall be made for
dividends (ordinary or extraordinary, whether in cash, securities or other
property) or distributions or other rights for which the record date is prior to
the date the stock certificate is issued, except as expressly provided in
Section 10 hereof.

     

    8. Exercisability of Options.
  Any Option shall become exercisable in such amounts, at such
intervals and upon such terms and/or conditions as the Committee shall provide
in the Option Agreement for that Option, except as otherwise provided in this
Section 8:

     

    (a) The
expiration date of an Option shall be determined by the Committee at the time of
grant, but in no event shall an Option be exercisable after the expiration of 10
years from the date of grant of the Option.

     

    (b) The
Option Agreement relating to any Option may provide that the Option shall become
immediately fully exercisable in the event of a “Change in Control” and/or shall
become fully exercisable in the event that the Committee exercises its
discretion to provide a cancellation notice with respect to the Option pursuant
to Section 9(b) hereof. For this purpose, the term “Change in Control” shall
mean the occurrence of any of the following:

     

    (i) The
acquisition by any Person of Beneficial Ownership (as those terms are defined in
Section 3(a)(9) of the Securities Exchange Act, of twenty percent (20%) or more
of either (A) the value of the then outstanding shares of common stock of the
Company (the “Outstanding Company Common Stock”) or (B) the combined voting
power of the then outstanding voting securities of the Company entitled to vote
generally in the election of directors (the “Outstanding Company Voting
Securities); provided, however, that for purposes of this Section 8(b), the
following acquisitions shall not constitute a Change of Control: (w) any
acquisition directly from the Company; (x) any acquisition by the Company; (y)
any acquisition by any employee benefit plan (or related trust) sponsored or
maintained by the Company or any Subsidiary; or (z) any acquisition by any
corporation pursuant to a transaction which complies with clauses (A), (B) and
(C) of subsection (iii) below; or

     

    (ii)
During any period of two (2) consecutive years (not including any period prior
to the Effective Date) individuals who constitute the Board on the Effective
Date (the “Incumbent Board”) cease for any reason to constitute at least a
majority of the Board; provided, however, that any individual becoming a
director subsequent to the Effective Date whose election, or nomination for
election, by the Company’s shareholders, was approved by a vote of at least a
majority of the directors then comprising the Incumbent Board shall be
considered as though such individual were a member of the Incumbent Board, but
excluding, for this purpose, any such individual whose initial assumption of
office occurs as a result of an actual or threatened election contest with
respect to the election or removal of directors or other actual or threatened
solicitation of proxies or consents by or on behalf of a Person other than the
Board; or

    
      
         

      

      
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    (iii)
Consummation of a reorganization, merger, statutory share exchange or
consolidation or similar corporate transaction involving the Company or any of
its Subsidiaries, a sale or other disposition of all or substantially all of the
assets of the Company, or the acquisition of assets or stock of another entity
by the Company or any of its Subsidiaries (each a “Business Combination”), in
each case, unless, following such Business Combination, (A) all or substantially
all of the individuals and entities who were the Beneficial Owners,
respectively, of the Outstanding Company Common Stock and Outstanding Company
Voting Securities immediately prior to such Business Combination beneficially
own, directly or indirectly, more than fifty percent (50%) of, respectively, the
then outstanding shares of common stock and the combined voting power of the
then outstanding voting securities entitled to vote generally in the election of
directors, as the case may be, of the corporation resulting from such Business
Combination (including, without limitation, a corporation which as a result of
such transaction owns the Company or all or substantially all of the Company’s
assets either directly or through one or more subsidiaries) in substantially the
same proportions as their ownership, immediately prior to such Business
Combination of the Outstanding Company Common Stock and Outstanding Company
Voting Securities, as the case may be, (B) no Person (excluding any employee
benefit plan (or related trust) of the Company or such corporation resulting
from such Business Combination) beneficially owns, directly or indirectly,
twenty percent (20%) or more of, respectively, the then outstanding shares of
common stock of the corporation resulting from such Business Combination or the
combined voting power of the then outstanding voting securities of such
corporation except to the extent that such ownership existed prior to the
Business Combination and (C) at least a majority of the members of the Board of
Directors of the corporation resulting from such Business Combination were
members of the Incumbent Board at the time of the execution of the initial
agreement, or of the action of the Board, providing for such Business
Combination; or

     

    (iv)
Approval by the shareholders of the Company of a complete liquidation or
dissolution of the Company.

     

    Notwithstanding
anything in this Section 8(b) to the contrary, a Change in Control shall not
result from an exchange of Units for Shares of the Company pursuant to Article X
of Amended and Restated Operating Agreement of Ultimate Escapes Holdings, LLC,
dated as of October   , 2009.

     

    (c) The
Committee may in its sole discretion, accelerate the date on which any Option
may be exercised and may accelerate the vesting of any Shares subject to any
Option or previously acquired by the exercise of any Option.

     

    9. Termination of Option
Period.

     

    (a)
Unless otherwise provided in any Option Agreement, the unexercised portion of
any Option shall automatically and without notice terminate and become null and
void at the time of the earliest to occur of the following:

     

    (i) three
months after the date on which the Optionee’s Continuous Service is terminated
other than by reason of (A) Cause, (B) a Disability of the Optionee as
determined by a medical doctor satisfactory to the Committee, or (C) death of
the Optionee;

     

    (ii)
immediately upon the termination of the Optionee’s Continuous Service for
Cause;

     

    (iii)
twelve months after the date on which the Optionee’s Continuous Service is
terminated by reason of a Disability as determined by a medical doctor
satisfactory to the Committee;

     

    (iv) (A)
twelve months after the date of termination of the Optionee’s Continuous Service
by reason of the death of the Optionee, or, if later, (B) three months after the
date on which the Optionee shall die if such death shall occur during the one
year period specified in Subsection 9(a)(iii) hereof; or

    
      
         

      

      
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    (v)
immediately in the event that the Optionee shall file any lawsuit or arbitration
claim against the Company or any Subsidiary, or any of their respective
officers, directors or shareholders.

     

    (b) To
the extent not previously exercised, (i) each Option shall terminate immediately
in the event of (1) the liquidation or dissolution of the Company, or (2) any
reorganization, merger, consolidation or other form of corporate transaction in
which either the Company does not survive or the Shares are exchanged for or
converted into securities issued by another entity, unless the successor or
acquiring entity, or an affiliate thereof, assumes the Option or substitutes an
equivalent option or right pursuant to Section 10(c) hereof, and (ii) the
Committee in its sole discretion may by written notice (“cancellation notice”)
cancel, effective upon the consummation of any Business Combination described in
Subsection 8(b)(iii) hereof, any Option that remains unexercised on the
effective date of that Business Combination. The Committee shall give written
notice of any proposed transaction referred to in this Section 9(b) a reasonable
period of time prior to the closing date for such transaction (which notice may
be given either before or after approval of such transaction), in order that
Optionees may have a reasonable period of time prior to the closing date of such
transaction within which to exercise any Options that then are exercisable
(including any Options that may become exercisable upon the closing date of such
transaction). An Optionee may condition his exercise of any Option upon the
consummation of a transaction referred to in this Section 9(b).

     

    10. Adjustment of
Shares.

     

    (a) If at
any time while the Plan is in effect or unexercised Options are outstanding,
there shall be any increase or decrease in the number of issued and outstanding
Shares through the declaration of a stock dividend or through any
recapitalization resulting in a stock split-up, combination or exchange of
Shares, then and in that event, the Committee shall make:

     

    (i)
appropriate adjustment in the maximum number of Shares available for grant under
the Plan, or available for grant to any person under the Plan, so that the same
percentage of the Company’s issued and outstanding Shares shall continue to be
subject to being so optioned; and

     

    (ii)
appropriate adjustment in the number of Shares and the exercise price per Share
thereof then subject to any outstanding Option, so that the same percentage of
the Company’s issued and outstanding Shares shall remain subject to purchase at
the same aggregate exercise price.

     

    (b)
Unless otherwise provided in any Option Agreement, the Committee may change the
terms of Options outstanding under this Plan, with respect to the exercise price
or the number of Shares subject to the Options, or both, when, in the sole
discretion of the Committee, such adjustments become appropriate to preserve
benefits under the Plan.

     

    (c) In
the event of any proposed sale of all or substantially all of the Company’s
assets or any reorganization, merger, consolidation, or other form of corporate
transaction in which the Company does not survive, or in which the Shares are
exchanged for or converted into securities issued by another entity, the
successor or acquiring entity or an affiliate thereof may, with the consent of
the Committee, assume each outstanding Option or substitute an equivalent option
or right. If the successor or acquiring entity or an affiliate thereof, does not
cause such an assumption or substitution of any Option, then that Option shall
terminate pursuant to Section 9(d) hereof upon consummation of the sale, merger,
consolidation, or other corporate transaction, with or without consideration as
determined by the Committee. The Committee shall give written notice of any
proposed transaction referred to in this Section 10(c) a reasonable period of
time prior to the closing date for such transaction (which notice may be given
either before or after the approval of such transaction), in order that
Participants may have a reasonable period of time prior to the closing date of
such transaction within which to exercise any Options that are then exercisable
(including any Options that may become exercisable upon the closing date of such
transaction). A Participant may condition his exercise of any Options upon the
consummation of the transaction.

     

    (d)
Except as otherwise expressly provided herein, the issuance by the Company of
shares of its capital stock of any class, or securities convertible into shares
of capital stock of any class, either in connection with a direct sale or upon
the exercise of rights or warrants to subscribe therefor, or upon conversion of
shares or obligations of the Company convertible into such shares or other
securities, shall not affect, and no adjustment by reason thereof shall be made
to, the number of or exercise price for Shares then subject to outstanding
Options granted under the Plan.

    
      
         

      

      
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     (e)
Without limiting the generality of the foregoing, the existence of outstanding
Options granted under the Plan shall not affect in any manner the right or power
of the Company to make, authorize or consummate (i) any or all adjustments,
recapitalizations, reorganizations or other changes in the Company’s capital
structure or its business; (ii) any merger or consolidation of the Company;
(iii) any issue by the Company of debt securities, or preferred or preference
stock that would rank above the Shares subject to outstanding Options; (iv) the
dissolution or liquidation of the Company; (v) any sale, transfer or assignment
of all or any part of the assets or business of the Company; or (vi) any other
corporate act or proceeding, whether of a similar character or
otherwise.

     

    11. Transferability.
  No Incentive Stock Option, and unless the prior written consent of
the Committee is obtained (which consent may be withheld for any reason) and the
transaction does not violate the requirements of Rule 16b-3 promulgated under
the Securities Exchange Act no Non-Qualified Stock Option, shall be subject to
alienation, assignment, pledge, charge or other transfer other than by the
Optionee by will or the laws of descent and distribution, and any attempt to
make any such prohibited transfer shall be void. Each Option shall be
exercisable during the Optionee’s lifetime only by the Optionee, or in the case
of a Non-Qualified Stock Option that has been assigned or transferred with the
prior written consent of the Committee, only by the permitted
assignee.

     

    No Shares
acquired by an officer or Director pursuant to the exercise of an Option may be
sold, assigned, pledged or otherwise transferred prior to the expiration of the
six-month period following the date on which the Option was granted, unless the
transaction does not violate the requirements of Rule 16b-3 promulgated under
the Securities Exchange Act.

     

    12. Issuance of
Shares.

     

    (a)
Notwithstanding any other provision of this Plan, the Company shall not be
obligated to issue any Shares unless it is advised by counsel of its selection
that it may do so without violation of the applicable Federal and State laws
pertaining to the issuance of securities, and may require any stock so issued to
bear a legend, may give its transfer agent instructions, and may take such other
steps, as in its judgment are reasonably required to prevent any such
violation.

     

    (b) As a
condition to any sale or issuance of Shares upon exercise of any Option, the
Committee may require such agreements or undertakings as the Committee may deem
necessary or advisable to facilitate compliance with any applicable law or
regulation including, but not limited to, the following:

     

    (i) a
representation and warranty by the Optionee to the Company, at the time any
Option is exercised, that he is acquiring the Shares to be issued to him for
investment and not with a view to, or for sale in connection with, the
distribution of any such Shares; and

     

    (ii) a
representation, warranty and/or agreement to be bound by any legends endorsed
upon the certificate(s) for the Shares that are, in the opinion of the
Committee, necessary or appropriate to facilitate compliance with the provisions
of any securities laws deemed by the Committee to be applicable to the issuance
and transfer of those Shares.

     

    13. Administration of the
Plan.

     

    (a) The
Plan shall be administered by the Committee which shall be composed of two or
more Directors. The membership of the Committee shall be constituted so as to
comply at all times with the then applicable requirements for Outside Directors
of Rule 16b-3 promulgated under the Securities Exchange Act and Section 162(m)
of the Code. The Committee shall serve at the pleasure of the Board and shall
have the powers designated herein and such other powers as the Board may from
time to time confer upon it.

     

    (b) Any
and all decisions or determinations of the Committee shall be made either (i) by
a majority vote of the members of the Committee at a meeting or (ii) without a
meeting by the unanimous written approval of the members of the
Committee.

    
      
         

      

      
        8

        
          

        

      

      
         

      

    

     

    TABLE OF
CONTENTS

     

    (c) The
Committee, from time to time, may adopt rules and regulations for carrying out
the purposes of the Plan.

     

    (d) The
determinations of the Committee, and its interpretation and construction of any
provision of the Plan or any Option Agreement, shall be final and binding on all
persons, unless determined otherwise by the Board.

     

    14. Withholding or Deduction for
Taxes.   If at any time specified herein for the making of any
issuance or delivery of any Option or Shares to any Optionee, any law or
regulation of any governmental authority having jurisdiction in the premises
shall require the Company or a Related Entity to withhold, or to make any
deduction for, any taxes or to take any other action in connection with the
issuance or delivery then to be made, the issuance or delivery shall be deferred
until the withholding or deduction shall have been provided for by the Optionee
or beneficiary, or other appropriate action shall have been taken.

     

    15. Interpretation.

     

    (a) As it
is the intent of the Company that the Plan shall comply in all respects with
Rule 16b-3 promulgated under the Securities Exchange Act (“Rule 16b-3”), any
ambiguities or inconsistencies in construction of the Plan shall be interpreted
to give effect to such intention, and if any provision of the Plan is found not
to be in compliance with Rule 16b-3, such provision shall be deemed null and
void to the extent required to permit the Plan to comply with Rule 16b-3. The
Committee may from time to time adopt rules and regulations under, and amend,
the Plan in furtherance of the intent of the foregoing.

     

    (b) The
Plan and any Option Agreements entered into pursuant to the Plan shall be
administered and interpreted so that all Incentive Stock Options granted under
the Plan will qualify as Incentive Stock Options under Section 422 of the Code.
If any provision of the Plan or any Option Agreement relating to an Incentive
Stock Option should be held invalid for the granting of Incentive Stock Options
or illegal for any reason, that determination shall not affect the remaining
provisions hereof, but instead the Plan and the Option Agreement shall be
construed and enforced as if such provision had never been included in the Plan
or the Option Agreement.

     

    (c) This
Plan shall be governed by the laws of the State of Delaware, without reference
to the conflict of laws rules or principals thereof.

     

    (d)
Headings contained in this Plan are for convenience only and shall in no manner
be construed as part of this Plan.

     

    (e) Any
reference to the masculine, feminine, or neuter gender shall be a reference to
such other gender as is appropriate.

     

    16. Amendment and Discontinuation of the
Plan.   The Committee may from time to time amend, suspend or
terminate the Plan or any Option; provided, however, that, any amendment to the
Plan shall be subject to the approval of the Company’s shareholders if such
shareholder approval is required by any applicable federal or state law or
regulation (including, without limitation, Rule 16b-3 or to comply with Section
162(m) of the Code) or the rules of any stock exchange or automated quotation
system on which the Common Stock may then be listed or granted. Except to the
extent provided in Sections 9 and 10 hereof, no amendment, suspension or
termination of the Plan or any Option issued hereunder shall substantially
impair the rights or benefits of any Optionee pursuant to any Option previously
granted without the consent of the Optionee.

     

    17. Effective Date and Termination
Date.   The effective date of the Plan is the Effective Date,
and the Plan shall terminate on the 10 th
anniversary of the Effective Date. This Plan shall be submitted to the
shareholders of the Company for their approval and adoption and Options
hereunder may be granted prior to such approval and adoption; provided, however,
that any Incentive Stock Options granted hereunder, and if but only to the
extent otherwise required by law or the rules of any stock exchange or automated
quotation system on which the Common Stock may be listed, any Non-Qualified
Stock Options granted hereunder, prior to such approval and adoption shall be
contingent upon obtaining such approval and adoption.

    
      
         

      

      
        9LEASE
AGREEMENT

     

    

    THIS LEASE AGREEMENT is made
and entered into on November 1, 2005 or upon the date of full completion, by and
between LA MIRADA PLAZA, LLC.,
a Florida Limited Liability Company with its principal office at 3501 West Vine
Street, Suite
335,  Kissimmee,  Florida  34741 ("
Landlord "), and Ultimate
Resort, LLC, with its principal office at 3501 West Vine Street, Suite 225,
Kissimmee, Florida 34741 (“Tenant ").

    WITNESSETH:

    

    That for and in consideration of the
rentals hereinafter reserved and of the mutual covenants and agreements
hereinafter set forth, the parties hereto do hereby mutually agree as
follows:

    

    ARTICLE
I, GRANT AND TERM

    

    SECTION 1.01   DEMISED PREMISES. The Landlord
hereby leases to Tenant for the term and upon the covenants hereinafter set
forth approximately 3,005 square feet of second floor area in La Mirada Plaza , Kissimmee,
Florida  (hereinafter "Office Building"). The Office Building
is described in Exhibit
"A-1" hereto, which exhibit is incorporated herein by reference. The
leased space shall hereinafter be referred to as the "Demised Premises". The
Demised Premises are outlined in red on the site plan of the Office Building
attached hereto and made a part hereof as Exhibit "A-2", and are more
particularly described as Suite 225 of the subject Office Building.

    

    SECTION 1.02  
TERM.  The term of this Lease shall be for Sixty (60)
Months  commencing November 1, 2005, or upon the date of full
completion (hereinafter referred to as {"Commencement Date"}) and expiring
midnight on October 31, 2010, unless sooner terminated in accordance with the
provisions hereof (the "Expiration Date"). The first lease year shall terminate
on the 31st day of
October, 2006 next following the Commencement Date. All subsequent lease years
shall continue for twelve (12) calendar months thereafter, except the last lease
year shall terminate on the date the Lease is terminated.

    

    ARTICLE
II,   RENT AND DEPOSIT

    

    SECTION
2.01                                                           MINIMUM
RENT.   During the entire term of the Lease, the Tenant
shall pay according to the following rent schedule:

    

    
      
        
          
            	
                    Period

                  	
                    Monthly Base

                  
	 
      	 
      
	
                    11/01/05-10/31/06

                  	
                    $5,008.33 plus sales
      tax*

                  
	
                    11/01/06-10/31/07

                  	
                    $5,258.75
      plus sales tax*

                  
	
                    11/01/07-10/31/08

                  	
                    $5,509.17
      plus sales tax*

                  
	
                    11/01/08-10/31/09

                  	
                    $5,759.58
      plus sales tax*

                  
	
                    11/01/09-10/31/10

                  	
                    $6,010.00
      plus sales
tax*

                  

          

        

      

      *CAM Charges
Included

    

    payable
to Landlord in equal installments, in advance, on the first day of the month. In
the event the Tenant takes occupancy of the Premises prior to the Commencement
Date outlined in Section 1.02, then the base rent for the fractional month shall
be appropriately prorated, based on a thirty (30) day month.

    

    SECTION 2.02   PERCENTAGE
RENT.  Intentionally deleted.

     

    
      SECTION 2.03   DEPOSIT.  No deposit
is to be paid or become due during the term of this lease.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    SECTION 2.04   PAYMENTS BY TENANT. All
payments and charges required to be made by Tenant to Landlord hereunder shall
be payable in coin or currency of the United States of America, without notice
or demand, at the address indicated herein. No payment to or receipt by Landlord
of a lesser amount than the then amount required to be paid hereunder shall be
deemed to be other than on account of the earnest amount of such obligation then
due hereunder. No endorsement or statement on any check or other communication
accompanying a check for payment of any amounts payable hereunder shall be
deemed an accord and satisfaction, and Landlord may accept such check in payment
without prejudice to Landlord's right to recover the balance of any sums owed by
Tenant hereunder or to seek recovery of possession for non-payment of the full
amount due and owing the Landlord. Tenant hereby waives any and all right to
offset or charge any amount owed to Tenant by Landlord against the guaranteed
minimum rent, percentage rent or any other monies due the Landlord under this
Agreement.

    

    SECTION 2.05   LATE CHARGE. In the event any
sums required hereunder to be paid are not received on or before the fifth (5th}
calendar day after the same are due, then, for each and every late payment,
Tenant shall immediately pay, as additional rent, a service charge equal to the
greater of Seventy-Five Dollars ($75.00), or Five Dollars ($5.00) per day for
each day after the due date of such payment that such payment has not been
received by Landlord, or four percent (4%) of the amount required to be paid.
Notwithstanding this service charge, Tenant shall be in Default under this Lease
if any payment required to be made by Tenant hereunder is not paid on or before
its due date. In the event of default by Tenant in the payment of any other sums
of money required hereunder, interest at the highest rate allowed by law shall
accrue on the amount of such rental in default or other sums of money due the
Landlord hereunder, which interest shall be in addition to the service charge as
herein provided. Late charges
will only apply on occasions when Landlord does not owe Tenant sums in excess of
the rent due as a result of other services performed by Tenant for the
Landlord.

    

    ARTICLE
III,   PREPARATION OF DEMISED PREMISES

    

    SECTION 3.01   SITE PLAN. Exhibit A sets
forth the general layout of development of the Plaza. The Landlord does not
warrant or represent that the Plaza will be exactly as shown thereon. Landlord
may change or alter the parking lot layout, any of the buildings in the Plaza,
may sell or lease any portions of the Plaza, all without the consent of or
notice to the Tenant.  The Landlord hereby agrees that the relative
location and actual size of the Demised Premises shall remain substantially
unchanged.

    

    SECTION 3.02   
LANDLORD'S WORK.
Tenant agrees to accept the Premises in “as is” condition. Landlord, at Its
expense, shall construct the Demised Premises, substantially in accordance with
the Outline Specifications attached hereto and made a part hereof as Exhibit A-2
(hereinafter referred to as Landlord's work). All other work done by Landlord a
Tenant's request shall be at Tenant's expense and shall be paid for within ten
(10) days after the presentation to Tenant of a bill for such
work.  The premises shall have been deemed approved and accepted by
Tenant to be in good condition and repair and any construction in or alteration
made by the landlord to the premises shall have been deemed by the Tenant to
have been completed, approved and accepted when the Tenant opens for business in
the demised premises.

    

    SECTION 3.03   DELIVERY OF POSSESSION
DATE.  On the day when Landlord's work is substantially
completed and the Demised Premises are ready for Tenant to begin its work under
Section 3.04, Landlord will give Tenant a Delivery of Possession Date
Certificate (the date specified in such Certificate is "The Delivery of
Possession Date"). Tenant agrees to take physical possession of The Demised
Premises in "As-Is" condition on such date. From and after The Delivery of
Possession Date the Tenant agrees to diligently perform Tenant's
work.

    

    SECTION 3.04   TENANTS WORK. Other than work
done pursuant to section 3.02, all work is to be performed by Tenant at its
expense (hereinafter referred to as Tenant's Work ) in accordance with Exhibit "B" attached hereto. All
entry into the Demised Premises and work done by Tenant shall be at Tenant's
risk. All work performed by Tenant shall be subject to Landlord's prior written
approval and shall be in accordance with good construction practices, all
applicable laws, insurance requirements, and Landlord's rules and regulations.
Further, the Landlord shall have no responsibility or liability for any loss or
damage to any property belonging to Tenant; the Tenant agrees to pay for all the
utilities used by Tenant prior to the Commencement Date. Tenant shall furnish
all certificates and approvals, which may be necessary so that a certificate of
occupancy for the demised premises may be issued. Copies of all such
certificates shall be delivered to Landlord. The Demised Premises shall be ready
for the opening of Tenant's business by the Commencement Date.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    SECTION 3.05   ALTERATIONS BY
TENANT

               (a)  Tenant
may not make any alterations to the Demised Premises without the prior written
consent of the Landlord. Such alterations shall be performed in a good and
workmanlike manner and in accordance with applicable legal and insurance
requirements and the terms of this Lease.

     

               (b)  In
the event that any mechanics lien is filed against the Demised Premises or
Office Building as a result of any work or act of Tenant, the same constitutes a
default under the lease, Tenant, at its expense, shall discharge the same within
ten (10) days from the filing thereof. If the Tenant fails to discharge said
mechanic's s lien, Landlord may bond or pay said lien and all sums so advanced
shall be paid on demand as additional rent the Tenant agrees to indemnify and
hold the Landlord harmless from and against any and all liabilities incurred by
the Tenant or claimed or charged against the Demised Premises on account of any
claims, expenses or liens incurred by the Tenant in connection with the premises
and the Tenant shall promptly pay or otherwise discharge any and all such calms,
expenses and liens, including any mechanics liens asserted or claimed against
the premises or any part thereof.  In no event shall the Landlord or
any of the Landlord's property be liable for or chargeable with any expense or
lien for work, labor or materials used in the premises or in any improvement or
change thereof at the request of or upon the order of or to discharge the
obligation of the Tenant.

     

    (c)  Prior to the
commencement of any work, Tenant shall obtain public liability and workmen's
compensation insurance to cover every contractor to be employed, and shall
deliver duplicate originals of all certificates of such insurance to Landlord
for written approval.

     

    (d)  If, in an emergency, it
shall become necessary to make repairs required to be made by Tenant Landlord
may re-enter the Demised Premises and proceed to have such repairs made and pay
the costs thereon Tenant shall pay the Landlord the cost of such repairs on
demand as additional rent.

     

    (e)  All alterations,
additions and improvements to the premises, whether performed or constructed by
Tenant or Landlord, shall immediately become the exclusive property of the
Landlord regardless of the manner affixed or attached to the premises, and shall
be surrendered with the premises at the termination of the Lease.  All
trade fixtures installed by the Tenant shall be new or completely
reconditioned.  Tenant may remove said trade fixtures from the Demised
Premises at any time and from time to time during the Lease term, but the right
of such removal is subject to the Tenant not being in default under any of the
terms and conditions of this Lease and satisfactory repair of any damage to the
Demised Premises caused by Tenant's removal of any such trade fixtures prior to
the termination or expiration of the Lease term.

    

    ARTICLE
IV,   CONDUCT OF BUSINESS

    

    SECTION 4.01   USE.   The
Tenant shall use and occupy the Demised premises for the following purposes
only, and for no other purpose; Vacation Destination Club.

    

    SECTION 4.02   OPENING; ESTOPPEL
CERTIFICATE.  The Tenant agrees to open for business to the
public following thirty (30) days following the Delivery of Possession Date and
thereafter conduct its regular business operations continuously on all days and
at all hours during which the Office Building Is open for business. From time to
time and upon five (5) days notice, Tenant agrees to execute and deliver a
written acceptance/estoppel certificate confirming that Tenant has accepted the
Demised Premises and such other acts relative to this Lease as Landlord or any
mortgagee of the Plaza may request to be confirmed.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    SECTION 4.03  
UTILITIES/HVAC.  The Tenant, at its expense, shall arrange for
and pay all costs of and charges for all utilities and services provided or used
In or at the Demised Premises, commencing with the Delivery of Possession Date
and throughout the term of this Lease. Tenant shall pay directly to the public
utility companies the cost of any installation of any and all such utility
services.  The Tenant agrees to indemnify and hold harmless the
Landlord from an against any and all claims arising from the installation and
maintenance of such utility services and from all costs and charges for
utilities consumed on or by the Demised Premises. Should the Landlord decide to
use a master meter for any utility service, the usage of such utility service
shall be allocated to the Tenants on a ratio of square footage of the Tenant's
demised premises to that of the total square footage serviced by such
meter.  Should sewage service be provided to the Demised Premises via
a septic tank or sewage package plant and should such sewer lines be constructed
in the locale of the shopping center, and should any government agency having
jurisdiction over same require the connection of the Demised Premises to such
facilities, the Tenant shall pay the cost of such connection, including related
impact and/or tap fees assessed on a pro-rata basis based on the ratio of square
footage of the Demised Premises to the ratio of the square footage being tied to
such utilities. Notwithstanding the above, should the Tenant's usage of the
Demised Premises require an increase in impact and/or tap fees above the rates
charged for a minimum usage retail outlet, then in that event the Tenant shall
pay such additional expense.

    

    SECTION 4.04   SIGN.  Tenant shall
install and maintain one (1) sign affixed to the front of Demised Premises,
subject to the written prior approval of landlord, and legal and insurance
requirements.  The Tenant's sign shall be consistent with the
specifications and requirements contained In Exhibit "C" attached
hereto.  Tenant shall pay for all costs in connection with such sign
and shall be responsible for the cost of proper installation and removal thereof
and any damage caused to the Demised Premises thereby.  In the event
Landlord deems it necessary to remove such sign then Landlord shall have the
right to do so.  No additional signs, which can be seen from the
exterior of the Demised Premises, shall be installed without the prior written
consent of the Landlord.

    

    SECTION 4.05   TENANT'S  WARRANTIES.  The
Tenant warrants, represents, covenants and agrees to:  (i) keep the
Demised Premises and any platform or loading dock used by Tenant in a neat and
clean condition, keep sidewalks and alleys adjoining the premises free and clear
of rubbish and shall store all trash and garbage within the premises and shall
arrange for regular pickup and removal thereof; (ii) pay, before delinquent, any
and all taxes, assessments and public charges imposed upon Tenant's business or
fixtures, and pay when due all fees of similar nature; (iii) observe all rules
and regulations established by Landlord for all tenants in the Plaza; (iv)
observe all restrictive covenants of record which are applicable to the Plaza,
provided the same do not prohibit Tenant's permitted use of  the
Demised Premises; (v) not use the parking areas or sidewalks or any space
outside the Demised Premises for marketing, display, sale, storage, or any other
similar undertaking; (vi) not use any advertising medium or sound devises inside
the Demised Premises which may be heard outside the Demised Premises, or permit
any objectionable odors to emanate from the Demised Premises; (vii) keep the
Demised Premises sufficiently heated to prevent freezing of water in pipes and
fixtures in and about the Demised Premises; (viii) keep the temperature within
the Demised Premises at such levels as may be required by any federal, state or
local laws, ordinances, or regulations; (ix) maintain a full and complete stock
of merchandise so as to attain the highest possible Gross Sales; (x} prohibit
the burning of any trash of any kind in or about the building nor shall the
Tenant permit rubbish, refuse or garbage to accumulate nor permit any fire or
health hazard to exist on or about the premises.

    

    SECTION 4.06   LEGAL
REQUIREMENTS.  Tenant shall, at its own expense, comply with
all laws, orders, ordinances and with directions of public officers thereunder,
and all notices from Landlords mortgagee respecting all matters of occupancy,
condition or maintenance of the Demised Premises, whether such orders or
directions shall be directed to Tenant or Landlord, and Tenant shall hold
Landlord harmless from any and all costs or expenses on account
thereof.  Tenant shall procure and maintain all licenses and permits
legally necessary for the operation of Tenant's business and allow Landlord to
inspect them on request.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    ARTICLE
V,   COMMON AREA

    

    SECTION 5.01  
USE.   During the term of this Lease Tenant is granted,
subject to Landlord's rules and regulations, the non-exclusive license to permit
its customers and invitees to use the sidewalks, customer parking areas, the
entrance and exit ways designated by Landlord for access to the Demised Premises
from a public street or highway. Landlord shall have the following rights with
respect to the common areas throughout the term hereof: (i) to close all or any
portion thereof temporarily to discourage non-customer use; and (ii) to modify
the traffic flow pattern and layout of parking spaces and entrances and exits to
adjoining public streets. Notwithstanding anything contained herein to the
contrary, all common areas shall at all times be subject to the exclusive
control, administration and management of Landlord, in Landlord's sole
discretion.

    

    SECTION 5.02   MAINTENANCE.  Landlord
agrees to maintain and keep in good service and repair all common
areas.

    

    ARTICLE
VI.   REPAIRS AND MAINTENANCE

    

    SECTION 6.01   LANDLORD'S
OBLIGATIONS.  Landlord shall keep in good repair the sewer and
water lines servicing the Demised Premises, and the structural supports of the
buildings.

    

    SECTION 6.02   TENANT'S
OBLIGATIONS.  Except as stated in Section 6.01, Tenant, at its
expense, shall (i) make all repairs and replacements and perform all maintenance
work that is necessary, including heating and air conditioning, in order to keep
the Demised Premises in good order and repair and in a safe and dry tenantable
condition; (ii) Install and maintain such fire protection devices as may be
required by any governmental body or insurance underwriter for the Plaza; (iii)
provide trash storage and removal services, except that if Landlord, at its sole
discretion, shall provide trash services. Tenant shall be obligated to use and
pay for same within ten (10) days of being billed therefore; and (iv) change the
Tenant's air conditioning filter five (5) times a year and have the Tenant's air
conditioner and heater serviced two (2) times per year. Notwithstanding any
contrary provision of this Article VI, Tenant, at its expense, shall make any
and all repairs to the Demised Premises as may be necessitated by any break-in,
forcible entry, or other trespass into or upon the Demised Premises, regardless
of whether or not such entry and damage is caused by the negligence or fault of
Tenant or occurs during or after business hours.  The plumbing
facilities shall not be used for other than its intended purpose. The expense of
any breakage, stoppage or damage resulting from a violation of this provision
shall be borne by the Tenant who shall have caused same. All such repairs to be
made by the Tenant hereunder shall be made promptly at Tenant's
expense.

    

    

    ARTICLE
VIII.   INSURANCE, INDEMNITY AND LIABILITY

    

    SECTION 8.01   LANDLORD'S OBLIGATIONS.
Landlord shall obtain and maintain during the term of this Lease, fire and
extended coverage insurance, insuring against all reasonable perils and
liabilities, for eighty percent (80%) of the replacement value of the Demised
Premises and Landlord's Work. Such insurance shall be issued by an insurance
company licensed to do business in the jurisdiction to which the Plaza is
located. Tenant shall reimburse Landlord for its proportionate share of such
insurance cost as a portion of the Common Area Expenses described in Article
V.

    

    SECTION 8.02   TENANT'S
OBLIGATIONS.

    

    (a) Tenant at Tenant's sole cost and
expense shall obtain and maintain for the term of this Lease, insurance policies
providing the following coverage: (i) Tenant's fixtures equipment furnishings
merchandise and other contents in the Demised Premises for the full replacement
value of said items; (ii) all perils included fin the classification are and
extended coverage under insurance industry practices in the jurisdiction in
which the Plaza is located; (iii) plate glass insurance; and (iv) comprehensive
general liability insurance naming Landlord, any mortgagee and master lessor as
additional insureds which policy is to be in the minimum amount of Five Hundred
Thousand Dollars ($500,000.00) with respect to any one person in the minimum
amount of One Million dollars ($1,000,000.00) with respect to any one accident
and in the minimum amount of One Hundred Thousand Dollars ($100,000.00) with
respect to property damage. Tenant shall deliver to Landlord certificates of
insurance or duplicate originals of each such policy.  The limits for
insurance policies as required above shall not be construed as limitations on
the liability of the Tenant.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    (b) The policy described in this
Section 8.02 shall: (i) be acceptable to the Landlord in Landlord's sole
discretion in form and content; (ii) contain an express waiver of any right of
subrogation by the insurance company against the Landlord, Landlord's agents and
employees; (iii) contain a provision that it shall not be canceled and that it
shall continue in full force and effect unless Landlord has received at least
thirty (30) days prior written notice of such cancellation or termination; and
(iv) not be materially changed without prior notice to the
Landlord.

     

    (c) Tenant shall not permit to be done
any act which will invalidate or be in conflict with the fire insurance policies
covering the Plaza or any other insurance referred to in this
Lease.  Tenant will promptly comply with all rules and regulations
relating to such policies. If the acts of Tenant or its employees or agents
shall increase the rate of Insurance referred to in this Lease such increases
shall be immediately paid by Tenant as additional rent.

    

    SECTION 8.03   COVENANTS TO
HOLD HARMLESS.

    

    (a) Landlord and Tenant each hereby
release the other, its officers, directors, employees, and agents from any and
all liability or responsibility for any loss or damage to the extent property is
covered by valid and collectable fire insurance with standard and extended
coverage endorsement even if such fire or other casualties shall have been
caused by the fault or negligence of the other party or any one for whom such
party may be responsible. Tenant agrees to pay the increased insurance cost if
any resulting from such release.

     

    (b) Tenant hereby indemnifies and
agrees to hold harmless and shall defend Landlord from and against any and all
claims that arise from or in connection with the possession use occupation
management repairs maintenance or control of the Demised Premises or any portion
thereof and any sidewalks adjoining same including the loss theft or damage to
any property of the Tenant or others including fixtures inventory and
merchandise on the demised premises Tenant shall at its own cost and expense
defend any and all actions which may be brought against Landlord any mortgagee
or master lessor with respect to the foregoing.  The Tenant shall pay
satisfy and discharge any and all judgments orders and decrees which may be
recovered against Landlord any mortgagee or master lessor in connection with the
foregoing.  The Landlord shall not be liable for any damage or injury
caused to any person or property by reason of the failure of the Tenant to
perform any of Its covenants or agreements hereunder nor for such damage or
injury caused by reason of any defect in the premises now or in the future
existing nor for any damage or injury caused by any present or future defect in
plumbing wiring or piping in the store space or any part of the Demised
Premises.

    

    SECTION 8.04   LIABILITY OF LANDLORD TO TENANT.
Except with respect to any damages resulting from the gross negligence of
Landlord its agents or employees Landlord shall not be liable to Tenant, its
agents, employees or customers for any damage loss compensation accident or
claims whatsoever.

    

    ARTICLE
IX.   DESTRUCTION OF DEMISED PREMISES

    

    SECTION 9.01.  
Subject to the provisions of Section 9.02 if the Demised Premises shall
be partially damaged by any casualty covered by Landlord's insurance policy
Landlord shall repair the same to their condition at the time of the occurrence
of the damage and the minimum rent shall be abated proportionately as to that
portion of the Demised Premises rendered untenantable; provided however Landlord
shall not be obligated to commence such repair until insurance proceeds are
received by Landlord and Landlord's obligation hereunder shall be limited to the
application of the proceeds actually received by Landlord under its insurance
policy which have not been required to be applied towards the reduction of any
indebtedness secured by a mortgage covering the Plaza and any portion
thereof.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    SECTION
9.02.                                If
the Demised Premises (i) are rendered wholly untenantable; or (ii) should be
damaged as a result of the risk which is not covered by Landlord's insurance; or
(iii) should be damaged in whole or in part during the last two (2) years of the
Term or of any renewal term hereof; (iv) or the building of which it is a part
whether the Demised Premises are damaged or not or all of the buildings which
then comprise the Plaza should be damaged to the extent of fifty (50%) percent
or more of the then monetary value thereof; (v) or if any or all of the
buildings or common area of the Plaza are damaged whether or not the Demised
Premises are damaged to such an extent that the Office Building cannot in the
sole judgment of Landlord be operated as an integral unit then or in any such
events Landlord may either elect to repair the damage or may terminate this
Lease by notice of termination within One Hundred Eighty (180) days after such
event and thereupon this Lease shall expire and Tenant shall vacate and
surrender the Demised Premises to Landlord. Tenant's liability for rent subject
to the provisions regarding abatement of minimum rent contained in Section 9.01
shall continue until the date of termination of this lease.

    

    SECTION 9.03.   In
the event Landlord elects to repair the damage insurable under Landlord's
policies any abatement of rent shall end five (5) days after notice by Landlord
to Tenant that the Demised Premises have been repaired. If the damage is caused
by negligence of Tenant or its employees, agents, invitees, or concessionaires,
there shall be no abatement of rent. Unless this Lease is terminated by Landlord
Tenant shall repair and re-fixture the interior of the Demised Premises in a
manner and at least a condition equal to that existing prior to its destruction
or casualty and the proceeds of all insurance carried by Tenant on its property
and improvements shall be held in trust by Tenant for the purpose of said repair
and replacement.

    

    ARTICLE
X,   CONDEMNATION

    

    SECTION 10.01  
EMINENT DOMAIN.
If the whole of the Demised Premises or more than twenty five percent
(25%) of the floor area of the Demised Premises shall be taken or condemned by
any competent government authority then either party may elect to terminate this
Lease by giving notice to the other party not more than sixty (60) days after
the date on which such title shall vest in the authority.  If the
parking facilities are reduced below the minimum parking requirements imposed by
the applicable authorities Landlord may elect to terminate this Lease by giving
Tenant notice within one hundred twenty (120) days after such taking. In
addition if any Major Tenant shall terminate its lease with the Landlord
pursuant to the taking of its store Landlord may terminate this Lease on written
notice to Tenant within sixty (60) days after notice to Landlord that a Major
Tenant is terminating its lease.  In case of any taking or
condemnation whether or not the term of this Lease shall cease and terminate the
entire award shall be the property of Landlord. Tenant may file such claims as
are permitted by law for the loss of its leasehold interest business dislocation
damages moving expenses and other damages caused by such taking or appropriation
provided that such claim shall not interfere in any manner with any claim the
Landlord may have pursuant to such taking or appropriation. The Tenant in no
event shall have any claim against the Landlord for the value of any unexpired
term of the Lease.

    

    SECTION 10.02  
RENT
APPORTIONMENT. Tenants obligation to pay Minimum Rent shall be
apportioned or end as the case may be as of the date of vesting of title or
termination of this Lease.  Any purchase of all or a portion of the
Plaza in lieu of a taking or condemnation under powers of eminent domain shall
be a taking or condemnation thereof.

    

    ARTICLE
XI,   ASSIGNMENT, SUBLETTING AND ENCUMBERING

    LEASE

    

    Tenant shall not transfer, assign,
mortgage or encumber this Lease or sublet or permit the Demised Premises to be
used by others, without the prior written consent of Landlord. In the event
Tenant shall be a corporation, any transfer, sale, pledge, or other disposition
of a material stock interest of the Tenant shall be deemed an assignment of this
Lease. If this Lease is assigned or if the premises or any part thereof is
sublet or occupied by anyone other than the Tenant without the express written
consent of the Landlord, the Landlord may collect rent from the assignee,
subtenant, or occupant and apply the net amounts collected to all rent herein
reserved, but no assignment, subletting, occupancy or collection shall be deemed
a waiver of the covenants contained herein or the acceptance of the assignee,
subtenant or occupant as Tenant or a release of the performance of the covenants
of the Tenant s part herein contained. In the event Landlord's written consent
is given to an assignment or subletting, the Tenant and any guarantor shall
nevertheless remain liable to perform all covenants and conditions hereof and to
guarantee such performance by the assignee or subtenant. It the Landlord shall
consent to an assignment of this Lease, no further or additional assignments may
be made without the prior written consent of the Landlord.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    ARTICLE
XII,   SUBORDINATION AND FINANCING

    

    SECTION 12.01  
SUBORDINATION.  This
Lease and Tenants tenancy hereunder shall be subject and subordinate at all
times to the lien of any mortgage deed of trust (including any renewals,
modifications, extensions, or future advances thereof), or other method of
financing or refinancing, now or hereafter placed upon the interest of the
Landlord and the demised premises. Tenant agrees to execute and deliver such
instruments as may be desired by Landlord or by any mortgage subordinating this
Lease to said lien.

    

    SECTION 12.02  
ATORNMENT.  If, and
so long as this Lease is in full force and effect, then at the option of the
mortgagee; (i) this Lease shall remain in full force notwithstanding (A) a
default under the mortgage by Landlord (B) failure of Landlord to comply with
this Lease (C) a defense to which Tenant might be entitled against Landlord
under this Lease or (D) any bankruptcy or similar proceedings with respect to
the Landlord, (ii) if any such mortgagee shall become possessed of the Demised
Premises, Tenant shall be obligated to such mortgagee to pay to it the rentals
and other charges due hereunder and to thereafter comply with all the terms of
this Lease; (iii) if any mortgagee or purchaser at a private or public sale
shall become possessed of the Demised Premises, Tenant shall, without charge,
attorn to such mortgagee or purchaser as its landlord under this
Lease.

    

    SECTION 12.03  
FINANCING.  In the
event the construction lender, land lessor, or the permanent lender for the
Shopping Center requires as a condition to financing modifications to this
Lease, provided such modifications are reasonable, do not adversely affect
Tenant, do not materially alter the approved working plans and do not increase
the rentals and other sums to be paid hereunder, the Landlord shall submit to
Tenant a written amendment with such required modifications and if Tenant fails
to execute and return within ten (10) days thereafter the amendments that have
been submitted, then the Landlord shall have the right to cancel this Lease,
upon written notice to Tenant.

    

    

    

    ARTICLE
XIII,  DEFAULTS.

    

    SECTION 13.01  
ELEMENTS OF DEFAULT.
  If any one or more of the following events occur, said event
or events shall hereby be classified as a Default:

    

    
      	
               
      

            	
              (a)

            	
              if
      Tenant or any guarantor of Tenant's obligations hereunder shall make an
      assignment for the benefit of creditors or file a petition in any state
      court in bankruptcy reorganization composition or make an application in
      any such proceedings for the appointment of a trustee or receiver for all
      or any portion of its property;

            

    

    

    
      	
               
      

            	
              (b)

            	
              if
      any petition shall be filed under the state law against Tenant or any
      guarantee of Tenant's obligations hereunder in any bankruptcy
      reorganization or insolvency proceeding and said proceedings shall not be
      dismissed or vacated within thirty (30) days after such petition is
      filed;

            

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	
               
      

            	
              (c)

            	
              if
      a receiver or trustee shall be appointed under state law for Tenant or any
      guarantor of Tenant's obligations hereunder for all or any portion of the
      property of either of them and such receivership or trusteeship shall not
      be set aside within thirty (30) days after such
    appointment;

            

    

    

    
      	
               
      

            	
              (d)

            	
              if
      Tenant refuses to take possession of the Demised Premises at the Delivery
      of Possession Date or fails to open its doors for business within thirty
      (30) days following the Delivery of Possession Date as required herein or
      vacates the Demised Premises and permits the same to remain unoccupied and
      unattended;

            

    

    

    
      	
               
      

            	
              (e)

            	
              if
      Tenant is a corporation if any part or all of its stock representing
      effective voting control of Tenant shall be transferred so as to result in
      a change in the present effective voting control of Tenant such change is
      not consented to in writing by Landlord; provided however this provision
      shall not apply if Tenant is a publicly traded corporation or if the
      transfer of shares of stock is to any one or more individuals in the
      Tenant's immediately family.

            

    

    

    
      	
               
      

            	
              (f)

            	
              if
      Tenant fails to pay Minimum Rent, Percentage Rent, Fund contribution, its
      share of Common Area Expenses or any other charges required when same
      shall become due and payable and such failure continues for five (5)
      days;

            

    

    

    
      	
               
      

            	
              (g)

            	
              if
      Tenant shall fail to perform or observe any terms and conditions of this
      Lease and such failure shall continue for ten (10) days after written
      notice from Landlord (except that such ten (10) day period shall be
      automatically extended for such additional period of time as is reasonably
      necessary to cure such default if such default cannot be cured within such
      period provided that Tenant is in the process of diligently curing same.
      This provision shall not apply to monetary obligations the nonperformance
      of which is covered under sub-paragraph
(f)

            

    

    

    
      	
               
      

            	
              (h)

            	
              if
      Tenant shall be given three (3) notices of Default under Section 13.01 (f)
      or (g), notwithstanding any subsequent cure of the noticed Default;
      or

            

    

    

    
      	
               
      

            	
              (i)

            	
              if
      any execution levy attachment or other legal process of law shall occur
      upon Tenant's goods fixtures or interest in the Demised
      Premises.

            

    

    

    SECTION 13.02   LANDLORD'S
REMEDIES.

    

    
      	
               
      

            	
              (a)

            	
              NON
      MONETARY DEFAULT. Upon the occurrence of any Default (other than 13.01
      (f)) Landlord may give written notice of such Event of Default to Tenant
      and in such event Tenant shall immediately upon the giving of such written
      notice and continually and diligently thereafter pursue Tenant's
      obligations in question and seek to cure such Event of Default but in any
      event Tenant shall have a maximum of Ten (10) days in which to cure the
      complaint of Event or Events of Default. Upon the failure of Tenant to
      cure any Event of Default within the time hereinbefore provided, or if
      Tenant shall fail to diligently and continually seek to remedy any
      complaint of Event of Default (other than 13.01 (f) ), Landlord may
      declare the rights of Tenant under this Lease terminated and at an end by
      giving written notice of such termination of Tenant's rights to Tenant and
      Tenant shall thereupon immediately quit and surrender the Leased Premises
      to Landlord remaining liable, nevertheless, to Landlord as hereinafter
      provided. Upon Landlord s termination of Tenant's rights hereunder,
      Landlord shall be entitled to apply the security deposit specified in
      Section 2.03 hereof to its own purposes without thereby diminishing or
      affecting any of Tenant's obligations hereunder for the payment of Minimum
      Rent or Percentage Rent or other charges, and Landlord may immediately, or
      at any time thereafter re-enter the Demised Premises and remove all
      persons and all or any property therefrom by any suitable action or
      proceeding at law, or otherwise, without being liable for any prosecution
      therefore; or damages resulting therefrom and repossess and enjoy the
      Demised Premises, together with all additions, alterations and
      improvements, to which remedies and acts Tenant specifically consents. In
      the event of such re-entry, Landlord may, at its option, repair, alter,
      remodel and change the character of the Demised Premises as it may deem
      fit, and at any time re-let the Demised Premises or any part or parts
      thereof, as the agent of Tenant or otherwise. The exercise of Landlord of
      any right granted hereunder shall not relieve Tenant from the obligation
      to make all payments of Minimum Rent, Percentage Rent or other charges,
      and to fulfill all other covenants required by this Lease, at the time and
      in the manner provided herein. Tenant throughout the remainder of the Term
      hereof shall pay Landlord, no later than the last day of each month during
      the term, the then current excess, if any of the sum of the unpaid rentals
      and costs to Landlord resulting from such default by Tenant over the
      proceeds, if any, received by Landlord from a re-letting of the Demised
      Premises, if any.  Landlord shall not be required to re-let the
      Demised Premises nor exercise any other right granted to Landlord
      hereunder, nor shall Landlord be under any obligation to minimize Tenant's
      loss as a result of Tenant’s default.  If Landlord attempts to
      re-let the Demised Premises, Landlord shall be the sole judge as to
      whether or not a proposed Tenant is suitable and acceptable. Recovery of
      possession for the account of Tenant shall not waive or impair Landlord’s
      absolute right to thereafter terminate this Lease at any time without
      further notice to Tenant. In addition to the foregoing rights and remedies
      of the Landlord upon termination of Tenant’s rights under the Lease, the
      Landlord shall have the option to accelerate all current and future
      monetary obligations of the Tenant, including remaining installments of
      rent and such accelerated amounts shall be construed as liquidated damages
      and shall constitute a debt provable in bankruptcy or
      receivership.  Such accelerated unpaid rent shall accrue
      interest at the highest rate allowed by law until paid in full. This
      Section 13.02 shall apply to any renewal or extension of this Lease, and
      if Tenant shall default hereunder prior to the date fixed as the
      commencement of any renewal or extension of the Lease, Landlord may cancel
      such renewal or extension agreement by ten (10) days written notice to
      Tenant.

            

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	
               
      

            	
              (b)

            	
              MONETARY
      DEFAULT. Upon Tenant's failure to pay the Minimum Rent or Percentage Rent
      or any other payment provided under the Lease (whether or not treated as
      additional rents) on its due date, Landlord shall provide three (3) days
      written notice to Tenant requiring payment in full of all sums then due
      and owing or possession of the Demised Premises. Unless payment of
      delinquent sums be forthcoming from Tenant said three (3) days period, in
      cash or cashier's check drawn on local funds, Landlord shall have the
      absolute right to immediately file legal proceedings to recover possession
      of the Demised Premises as well as any unpaid rents or other sums owing
      from Tenant. In any processory action by Landlord based upon Tenant's
      non-payment of rent or other charges as required hereunder, Tenant
      expressly waives any defense other than payment. Tenant's obligation to
      pay rent is independent of any duty or obligation of the Landlord under
      this Lease.  In addition, Landlord shall be entitled, as a
      matter of strict legal right, to enforce his rights as Landlord under the
      distress for rent proceedings provided by Florida Statutes 83. 11 et.
      seq., and in furtherance thereof, Tenant hereby expressly waives any right
      to personal service of the writ of distress and consents and agrees that
      such writ shall be binding and legally enforceable on Tenant if the same
      is served upon Tenant by posting the writ of distress on the main door of
      the Demised Premises or if the writ is served as provided for in the
      manner of delivery of other notices under Article XIX (b) hereafter. The
      rights of Landlord under this Subsection (b) of Section 13.02 shall be
      cumulative and in addition to the rights of Landlord as specified in
      Subsection (a) of Section 13.02, including the right of rental
      acceleration, and any other rights or remedies provided under the
      law.

            

    

    

    SECTION 13.03  
ABANDONMENT OF PREMISES.
"Abandonment" hereunder shall be deemed to include but shall not be
limited to either (a) any vacancy of the Demised Premises by Tenant for ten (10)
consecutive days without Landlord's prior written consent, or (b) non-operation
of the Tenant's business in the Demised Premises for a period of ten (10)
consecutive days without Landlord's prior written consent.

    

              In
the event of Tenant's abandonment of the Demised Premises as hereinabove
defined, Landlord shall provide Tenant with five (5) days notice of Landlord's
intention to re-enter and repossess the Demised Premises, said notice to be
conspicuously posted on the Demised Premises, without recourse to further legal
proceedings, unless Tenant objects within said five (5) day period. Should
Tenant not object within the said five (5) day period, Landlord shall have the
absolute right to re-enter the Demised Premises without legal proceedings and
without being liable for any prosecution therefore or damages resulting
therefrom, and repossess and enjoy the Demised Premises, together with all
additions, alterations and improvements, to which remedies and acts the Tenant
specifically consents. Thereafter, Landlord shall be entitled to the same rights
and remedies as if said re-entry and repossession had occurred pursuant to legal
action and as more specifically defined in Section 13.02.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    SECTION 13.04  
ABANDONMENT OF PERSONAL
PROPERTY.  Should Tenant fail to remove Its personal property
upon abandonment, expiration, termination or recovery of possession by the
Landlord, then upon such abandonment, expiration, termination or recovery of
possession and after five (5) days notice to Tenant to remove its property, said
notice to also be conspicuously posted on the Demised Premises, all personal
property of any nature then remaining on the premises shall be deemed abandoned
and title thereto shall vest exclusively in the Landlord. Landlord may
thereafter remove and dispose of or liquidate said personal property as Landlord
may deem proper in its sole and absolute discretion, provided, however, the
proceeds of any sale or liquidation of such property shall be applied first to
reduce any sums owed by Tenant to Landlord, including storage costs, attorney's
fees and any other expenses incurred by Landlord resulting from such abandonment
and any sums remaining shall be returned to Tenant. Tenant hereby waives and
agrees to indemnify and hold Landlord harmless from any claim for loss or damage
arising from Landlord's dealing with Tenant's property pursuant to the terms of
this paragraph.

    

    SECTION 13.05  
DEFAULT BY
LANDLORD.  Landlord shall in no event be in default in the
performance of any of its obligations contained in this Lease unless and until
Landlord shall have failed to perform such obligation within thirty (30) days,
or such additional time as is reasonably required to correct any such default,
after written notice by Tenant to Landlord properly specifying wherein Landlord
has failed to perform any such obligation. Notwithstanding any default by
Landlord, Tenant shall not be excused from the obligation to pay all rents and
charges required under this Lease as the same become due.

    

    ARTICLE
XIV, RIGHT OF ACCESS

    

            Landlord
may, enter upon the Demised Premises for the purpose of inspecting, making
repairs, curing defaults, replacements or alterations, and showing the Demised
Premises to prospective purchasers or lessees.

    

    ARTICLE
XV, DELAYS

    

            Landlord
shall be excused for the period of any delay in the performance of any
obligations hereunder when prevented from so doing by cause or causes beyond
Landlord s control which shall include, without limitation, all labor disputes,
civil commotion, war, war-like operations, invasion, rebellion, hostilities,
military or usurped power, sabotage, governmental regulations or controls, fire
or other casualty, inability to obtain any material, services, insurance
proceeds, or financing or through acts of God.

    

    ARTICLE
XVI, END OF TERM

    

    SECTION 16.01  
RETURN OF DEMISED
PREMISES.  Upon the expiration or termination of this Lease, as
provided for herein, Tenant shall quit and surrender the Demised Premises in
good order, broom clean, normal wear and tear and acts of God expected, to the
Landlord. Subject to the other terms of this Lease, Tenant shall, at its
expense, remove all property of Tenant, all alterations to the Demised Premises
not wanted by Landlord, and repair all damage caused by such remodeling and
return the Demised Premises to the condition in which they were prior to the
installation of the articles so removed.

     

    SECTION 16.02  
HOLDING OVER. If
Tenant shall hold possession of the Demised Premises after the expiration or
termination of this Lease, Tenant shall be deemed to be occupying the Demised
Premises as a tenant from month-to-month at double the Minimum Rent and
Percentage Rent in effect during the last lease year Immediately proceeding such
hold over.

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    ARTICLE
XVII, COVENANT OF QUIET ENJOYMENT

    

    Landlord covenants that if Tenant is
not in default, and so long as Tenant pays the rent and all other charges
provided for herein, and performs all of Its obligations provided for herein,
Tenant shall at all times during the term hereof peaceably have, hold and enjoy
the Demised Premises, without any interruption or disturbance from Landlord, or
anyone Claiming through or under the Landlord, subject to the terms
hereof.

    

    ARTICLE
XVIII, MISCELLANEOUS

    

    
      	
               
      

            	
              (a)

            	
              This
      Lease contains the entire agreement between the parties hereto and there
      are no promises, agreements, conditions, undertakings or warranties or
      representations, oral or written, between them or other than as set forth
      herein. If any provisions of this Lease shall be invalid or unenforceable,
      the remainder of the Lease shall not be affected thereby and each
      provision of this Lease shall be valid and be enforced to the fullest
      extent permitted by law.

            

    

    

    
      	
               
      

            	
              (b)

            	
              No
      notice or other communications given under this Lease shall be effective
      unless the same is in writing and is delivered in person or mailed by
      registered or certified mail, return receipt requested, first class,
      postage prepaid, addressed:

            

    

    
      
      

    

    
      
      

    

    
      
        	 	

                (1)

              	

                if
      to Landlord:   See Page
      1

                
                  or
      to such other address as Landlord shall designate by giving notice thereof
      to Tenant.

                

              
	
                 
      

              	
                (2)

              	
                if
      to Tenant: See
      Page 1

              

      

    

    
      	
               
      

            	
              or
      such other address as Tenant shall designate by giving notice thereof to
      Landlord.  The date of service of any notice given by mail shall
      be the date on which such notice is deposited in the U.S.
      mail.

            

    

    

    
      	
               
      

            	
              (c)

            	
              It
      is the intent of the parties hereto that all questions with respect to the
      construction of this Lease and the rights and the liabilities of the
      parties hereto shall be determined in accordance with the laws of the
      jurisdiction in which the Plaza is
located.

            

    

    

    
      	
               
      

            	
              (d)

            	
              This
      Lease shall bind and inure to the benefit of the parties hereto and their
      respective legal representatives successors and
  assigns.

            

    

    

    
      	
               
      

            	
              (e)

            	
              There
      shall be no personal liability on the Landlord or any successor with
      respect to any provisions of this Lease. Tenant shall look solely to the
      equity of the then owner of the Demised Premises for the satisfaction of
      any remedies of the Tenant in the event of a breach by Landlord of any of
      its obligations hereunder.

            

    

    

    
      	
               
      

            	
              (f)

            	
              Tenant
      warrants and represents that there was no broker or agent instrumental in
      consummating this Lease. Tenant agrees to indemnify and hold Landlord
      harmless against any claims for brokerage or other commissions arising by
      reason of a breach by Tenant of this representation and
      warranty.

            

    

    

    
      	
               
      

            	
              (g)

            	
              The
      Landlord hereunder shall have the right to freely assign this Lease
      without notice to or the consent of
Tenant.

            

    

    

    
      
        	
                 
      

              	
                (h)

              	
                The
      terms of this Lease shall not be interpreted to mean that the Landlord and
      Tenant are partners or joint ventures.

              
	 	 	 

      

    

    
      	
               
      

            	
              (i)

            	
              Tenant
      hereby expressly waives for itself and all persons claiming by or through
      it any right of redemption or for the restoration of the operation of this
      Lease under any present or future law in case Tenant shall be dispossessed
      for any cause.

            

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
      	
               
      

            	
              (j)

            	
              This
      Lease does not guarantee a continuance of light and air over any property
      adjoining the premises and the reference herein or otherwise made to the
      plan setting forth the general layout of the building parking areas and
      other improvements shall not be deemed to be a warranty or representation.
      The Landlord reserves the right from time to time to make changes
      additions and eliminations in and to the proposed or completed buildings
      the other Tenants or in the common areas in the Office
      Building.

            

    

    

    
      	
               
      

            	
              (k)

            	
              In
      the event that any litigation is commenced between the parties hereto
      concerning this Lease or the rights and duties of either party in relation
      thereto or in the breach of any of the terms and conditions of this Lease
      by the Landlord or Tenant the party prevailing in such litigation shall be
      entitled in addition to such other relief as may be determined by the
      court in such litigation reasonable attorneys fees and reimbursement of
      all costs and expenses of such litigation. Each party hereby waives trial
      by jury as to any and all such litigation
..

            

    

    

    
      
        	
                 
      

              	
                (I)

              	
                It
      is expressly agreed between Landlord and Tenant that time is of the
      essence in performance of all terms and provisions of this
      agreement.

              
	 	 	 
	 	

                (m)

              	

                If
      the Tenant shall make any default or defaults under this Lease the
      Landlord may at its election without waiving any claim for breach of
      agreement cure such default or defaults for the account of the Tenant. The
      cost to the Landlord thereof shall be due and payable on demand and shall
      be deemed a reimbursement hereunder payment of which shall be enforceable
      as rent or as other monies due Landlord and shall be added to the
      installment of rent next accruing or any subsequent installment of rent at
      the election of the Landlord. The Landlord shall not be responsible to the
      Tenant for any loss or damage resulting in any manner by reason of its
      undertaking any acts in accordance with the provisions of this
      Lease.

              

      

    

     

    
      	
               
      

            	
              (n)

            	
              The
      failure of the Landlord to insist in any one or more instances upon the
      strict performance of any of the covenants or agreements in this Lease or
      to exercise any option herein contained shall not be construed as a waiver
      or a relinquishment for the future of such covenant agreement or option
      but the same shall continue and remain in full force and effect. The
      receipt by the Landlord of rent or any other money due hereunder with
      knowledge of the breach of any covenant or agreement hereof by Tenant
      shall not be deemed a waiver of such breach and no waiver by the Landlord
      of any provision hereof shall be deemed to have been made unless expressed
      in writing and signed by the
Landlord.

            

    

    

    
      Balance
of page intentionally blank

    

    

    

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    IN WITNESS WHEREOF, and
intending that this Lease be a sealed instrument, Landlord and Tenant have
executed this Lease under seal on the date hereinabove set forth.

    

    Signed,
sealed and delivered

    In the
presence of:

     

    
      
        
          
            
              
                
                  
                    
                      
                        
                          	 	 	
                                  LANDLORD:  LA MIRADA PLAZA,
      LLC

                                	 	 
	 	 	 	 	 
	
                                  /s/
      Lisa Caraglio

                                	 	/s/ James Tousignant	 	 
	
                                  Witness
      As to Landlord    

                                	 	BY:        James
      Tousignant, Managing Member	 	 
	 	 	 	 	 
	
                                  Date:
      7/22/05

                                	 	
                                   

                                	 	 
	 	 	 	 	 
	/s/
      Anthony Brown	 	

                                  Date:
      7/22/05

                                	 	 
	Witness As to
      Landlord	 	
                                   

                                	 	
                                   

                                
	
                                   

                                	 	 	 	 
	

                                  Date:
      7/22/05

                                	 	 	 	 
	 	 	 	 	 

                        

                      

                    

                  

                

              

            

          

        

      

      
        
          
            
              
                
                  
                    
                      
                        
                          	 	 	
                                  

                                    TENANT: Ultimate Resort,
      LLC

                                  

                                	 	 
	 	 	 	 	 
	
                                  /s/
      Lisa Caraglio

                                	 	BY:  
      /s/ Phil
      Callaghan	 	 
	
                                  Witness
      As to Tenant 

                                	 	
                                  Phil
      Callaghan

                                	
                                   

                                	 
	 	 	 	 	 
	
                                  Date:
      7/22/05

                                	 	
                                  ITS:______________________

                                	 	 
	 	 	Chief Financial Officer
      	 	 
	/s/
      Anthony Brown	 	
                                  Date:
      7/22/05

                                	 	 
	Witness As to
      Tenant	 	
                                   

                                	 	
                                   

                                
	
                                   

                                	 	 	 	 
	

                                  Date:
      7/22/05

                                	 	 	 	 
	 	 	 	 	 

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    EXHIBIT
“A-1”

    

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
"A-2"

    

    

    The
Demised Premises is being taken as-is.  Landlord has no obligation to
provide improvements.  The plan below outlines the current suite
layout as delivered to Tenant.

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    
 

    EXHIBIT
"B"

    TENANT'S
WORK

    

             Tenant,
at its sole cost and expense, shall perform all work other than that to be
performed by Landlord as set forth in Section 3.02 required to complete the
Demised Premises to a finished condition ready for the conduct of business
therein.

    

               Prior
to commencement of Tenant's Work, Tenant shall submit to Landlord for Landlord's
approval complete plans and specifications for such work and, upon Landlord's
approval of same, said plans and specifications shall be incorporated into and
become a part of this Lease Agreement.

    

    

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
"C"

    SIGN
SPECIFICATIONS

    

    The installation of a sign and costs
incurred shall be the responsibility of the Tenant.  Sign construction
is to be completed in compliance with the instructions limitations and criteria
contained in this Exhibit.

    

    
      	
               
      

            	
              1.

            	
              It
      is intended that the signage of the stores in the Office Building shall be
      developed in an imaginative and varied manner and although previous and
      current signing practices of the Tenant will be considered they will not
      govern signs to be installed in the
Building.

            

    

    

    
      	
               
      

            	
              2.

            	
              Each
      Tenant will be required to identify its premises by a
  sign.

            

    

    

    
      	
               
      

            	
              3.

            	
              Sign
      drawing shall clearly show graphic as well as construction and attachment
      details.  Full information regarding electrical requirements and
      brightness is to also be included.

            

    

    

    
      	
               
      

            	
              4.

            	
              Three
      (3) copies of sign drawings shall be submitted to
  Landlord.

            

    

    

    
      	
               
      

            	
              5.

            	
              The
      wording of signs shall be limited to Tenants Trade Name only and approved
      “sell copy”

            

    

    

    
      	
               
      

            	
              6.

            	
              Tenant
      will be permitted one sign only to be located on his Window
      Front.

            

    

    

    
      	
               
      

            	
              7.

            	
              All
      signs shall have concealed attachment devices, clips, wiring, transformer,
      1 tubes and ballast.

            

    

    

    
      	
               
      

            	
              8.

            	
              Sign
      letters or components shall not have exposed neon or other lamps. All
      light source shall be internal and concealed consisting of 13 to 15
      millimeters of neon tubing. Coordinate fasteners to prevent
      electrolysis.

            

    

    

    
      	
               
      

            	
              9.

            	
              Tenant's
      sign shall not exceed 20% (as measured within the borders) of Tenant's
      window front. There must be a border around the sign that measures at
      least 2 1⁄2” off the edge of the glass. The border color must be selected
      from Landlord’s approved palette.

            

    

    

    
      	
               
      

            	
              10.

            	
              Signage
      letters will be no more than 4”
tall.

            

    

    

    
      	
               
      

            	
              11.

            	
              Landlord
      to place 1 1⁄2” x 3” number plates centered on the door frame above the
      door. Garamond font to be used. Number size to be 1 1/8” in
      height.

            

    

    

    
      	
               
      

            	
              12.

            	
              Bottom
      panes of glass to be painted out with black paint so that a blackout
      condition is created.

            

    

    

    
      	
               
      

            	
              13.

            	
              All
      signs shall be designed to meet local sign
  ordinance.

            

    

    

    
      	
               
      

            	
              14.

            	
              No
      signs may be erected without Landlord's prior written approval. No signage
      is permitted on suite doors.

            

    

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
"D"

    RULES AND
REGULATIONS

    Tenant
agrees as follows:

    

    
      	
               
      

            	
              (1)

            	
              No Smoking Policy:
      Tenant and Tenant’s customers shall not be permitted to smoke inside the
      Plaza.
      Special designated break areas are available behind the
      building.

            

    

    
      	
               
      

            	(2)	
              All
      deliveries or shipments of any kind to and from the Demised Premises
      including loading of goods
      shall he made only by way of the rear of the Demised Premises or at any
      other location designated
      for such purpose by
Landlord.

            

    

    
      	
               
      

            	
              (3)

            	
              Garbage
      and refuse shall be kept in the kind of container specified by Landlord
      and shall be placed at the location within the Demised Premises designated
      by Landlord for collection at the times specified by Landlord; Tenant to
      pay the cost of removal of garbage and refuse; tenant shall store soiled
      or dirty linen in approved fire rating organization
      containers.

            

    

    
      	
               
      

            	
              (4)

            	
              No
      radio, television, phonographs, or similar devices or aerial attached
      thereto (inside or outside) shall be installed without first obtaining in
      each instance the Landlords consent in writing and if such consent be
      given no such device shall be used In a manner so as to be heard or seen
      outside of the Demised Premises.

            

    

    
      	
               
      

            	
              (5)

            	
              Tenant
      shall keep the Demised Premises at a temperature sufficiently high to
      prevent freezing of water in pipes and
fixtures.

            

    

    
      	
               
      

            	
              (6)

            	
              The
      outside areas immediately adjoining the Demised Premises shall be kept
      clean and free from snow, ice, dirt and rubbish by Tenant and Tenant shall
      not place, suffer or permit any obstructions or merchandise in such
      areas.

            

    

    
      	
               
      

            	
              (7)

            	
              Tenant
      shall not use the public or common areas in the Office Building for
      business purposes.

            

    

    
      	
               
      

            	
              (8)

            	
              Tenant
      and its employees shall park their cars only in those areas of the parking
      lot that the Landlord from time to time shall designate as employee
      parking, so as not to usurp customer parking. If Tenant or its employees
      should fail to park in the designated parking areas the Landlord may
      charge Tenant ten {$10.00} dollars a day or partial day per car parked in
      any areas other than those designated, as and for liquidated
      damages.

            

    

    
      
        	
                 
      

              	
                (9)

              	
                Plumbing
      facilities shall not be used for any other purpose than that for which
      they are constructed and no foreign substance of any kind shall be thrown
      therein.

              
	 	

                (10)

              	

                Tenant
      shall use at Tenant's cost a pest extermination contractor at such
      Intervals as Landlord may require.

              
	 	

                (11)

              	

                Tenant
      shall not burn trash or garbage in or about the Demised Premises, the
      Office Building or within one mile of the outside radius of the
      Plaza.

              
	 	

                (12)

              	

                Tenant
      shall not place, suffer or permit displays decorations or shopping carts
      on the sidewalks in front of the Demised Premises or on or upon any of the
      common areas of the Office Building.

              
	 	

                (13)

              	

                Tenant
      shall not suffer, allow or permit any vibration noise light or other
      effect to emanate from the Demised Premises or from any machine or other
      installation therein or otherwise suffer, allow or permit the same to
      constitute a nuisance or otherwise interfere with the safety comfort and
      convenience of Landlord or any of the other occupants of the Office
      Building or their customers, agents or invitees or any others lawfully in
      or upon the Office Building. Upon notice by Landlord to Tenant that any of
      the aforesaid is occurring Tenant agrees to forthwith remove or control
      the same.

              
	 	

                (14)

              	

                Plaza
      staff will clean exterior window surfaces. Tenant must keep interior
      window surfaces free of dust, dirt, finger prints, streaks and other
      unsightly marks through regular washing, wiping and
    dusting.

              
	 	

                (15)

              	

                Tenant
      shall keep display window and signs in or on the Demised Premises well
      lighted from sundown until 9:30 p.m. unless prevented from doing so by
      causes beyond the control of the Tenant.

              
	 	

                (16)

              	Landlord
      may amend or add new rules and regulations for the use and care of the
      Demised Premises.  The
      buildings of which the premises are a part and the common areas and
      facilities.

      

    

    
      
 

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

      Amendment No. 1 to Lease
Agreement

      

      This
Lease Amendment, dated May 1,
2006 by and between La
Mirada Plaza, L.L.C., a limited liability corporation organized and
existing under the laws of the State of Florida, successor in interest to ASA
Investments, Inc. (“Landlord”), and Ultimate Resort, LLC, a
corporation organized and existing under the laws of the State of Florida
(“Tenant”).   The Landlord and the Tenant executed a Lease
Agreement dated November 1, 2005, for Suite 225, located in La Mirada
Plaza.

      

      The
parties hereto desire to alter and modify said Lease Agreement as
follows:

      

      
        	
                 
      

              	
                1.

              	
                Effective
      May 1, 2006, Tenant shall additionally lease Suite 226 containing
      approximately 2,526 square feet for a total of $5,531 square
      feet.

              

      

      
        	
                 
      

              	
                2.

              	
                Effective
      May 1, 2006, the monthly rent shall be increased to $9,679.25 base rent
      plus sales tax for total of $10,356.80 per
  month.

              

      

      
        	
                 
      

              	
                3.

              	
                Effective
      November 1, 2007 and on every anniversary date thereafter the rent shall
      be increased by four percent (4%)

              

      

      
        	
                 
      

              	
                4.

              	
                The
      Lease expiration date shall remain October 31,
  2010.

              

      

      

      Except as
specifically amended and modified by this Lease Amendment, all other terms of
the Lease and the Exhibits attached thereto remain in full force and
effect.

      

      In
Witness Whereof, the Landlord and the Tenant have executed or caused to be
executed this Amendment on the dates shown below their signatures to be
effective as of the date set forth above.

      

      
        
          
            
              	
                      Tenant:  Ultimate
      Resort, LLC

                    	
                    	      
                      Landlord:  La
      Mirada Plaza, L.L.C

                    
	 
      	 
      	 
      	 
      	 
      
	
                      By:

                    	
                      /S/ Phil Callaghan

                    	 
      	
                      By:

                    	
                      /S/ James
  Tousignant

                    

            

          

        

      

      
        
          
            
              	
                      Print
      Name:  

                    	
                      Phil Callaghan

                    	 
      	
                       Print
      Name: 

                    	
                      James
Tousignant

                    

            

          

        

      

      
        
          	
                  Title:  

                	
                  Chief Financial Officer

                	 
      	
                  Title:  

                	
                  Managing
Member

                

        

      

      

      
        
          
            
              	
                      Attest:

                    	 
      	 
      	
                       Attest:

                    	 
      

            

          

        

      

      
        
          
            
              
                
                  	
                          Print Name: 

                        	 
      	 
      	
                           Print Name: 

                        	 
      

                

              

            

          

        

      

      
        
          
            
              
                
                  
                    
                      	
                              Title:  

                            	 
      	 
      	
                              Title:  

                            	 
      
	 	      
                              (Corporate
      Seal)

                            	 	 	      
                              (Corporate
      Seal)

                            

                    

                  

                

              

            

          

        

      

      
        
          	
                  Date:  

                	
                  5/1/06

                	 
      	
                  Date:  

                	
                  5/1/06

                

        

      

      

      
        
          
            
              	
                      Signed
      and sealed in the presence of:

                    	 
      	      
                      Signed
      and sealed in the presence
of:

                    

            

          

        

      

      

      
        
          	
                  (1)

                	
                  /S/ Lisa A. Caraglio

                	 
      	
                  (1)

                	
                  /S/ Lisa A.
  Caraglio

                

        

      

      
        
          
            
              	
                      Print
      Name:  

                    	
                      Lisa A. Caraglio

                    	 
      	
                      Print
      Name:  

                    	
                      Lisa A.
Caraglio

                    

            

          

        

      

      

      
        
          	
                  (2) 

                	
                  /S/ Anthony Brown

                	 
      	
                  (2) 

                	
                  /S/ Anthony
Brown

                

        

      

      
        
          
            
              
                	
                        Print Name:  

                      	
                        Anthony Brown

                      	 
      	
                        Print Name:  

                      	
                        Anthony
Brown

                      

              

            

          

        

      

      
        
          
            	
                    As
      to Tenant

                  	 
      	 
      	
                    As
      to Landlord

                  	 
      

          

        

      

      
        
           

        

      
           

          
            

          

        

        
           

        

      

       

    

    ASSIGNMENT AND ASSUMPTION OF
LEASE AGREEMENT

    

    THIS ASSIGNMENT AND ASSUMPTION OF
LEASE AGREEMENT (this “Agreement”) is entered into as
of October 29, 2009 (the “Effective Date”) by and among
La Mirada Plaza, LLC, a
Florida limited liability company (the “Landlord”), Ultimate Resort, LLC, a
Delaware limited liability company (“Assignor”) and Ultimate Escapes, LLC, a
Delaware limited liability company (“Assignee”).

     

    Recitals

     

    WHEREAS, Landlord and Assignor
entered into that certain Lease Agreement dated as of November 1, 2005 (as
amended from time to time, the “Lease”), with respect to
Suites 225 and 226 consisting of approximately 5,531 square feet, at the
premises known as La Mirada Plaza located in Kissimmee, Florida (the “Premises”).

    

    WHEREAS, Assignor desires to
assign all of Assignor’s right, title and interest in and to the Lease to
Assignee and Assignee desires to assume all of Assignor’s duties, covenants,
obligations and liabilities under the Lease (the “Assignment”).

    

    WHEREAS, pursuant to the terms
of the Lease, the Assignment requires Landlord’s prior consent to same and
Landlord is willing to provide Landlord’s written consent to the Assignment (the
“Consent”), each of
which Assignor and Assignee expressly agree to.

     

    NOW, THEREFORE, for and in
consideration of the Leases and the foregoing recitals, Landlord, Assignor and
Assignee hereby agree, as of the date of the Effective Date, as
follows:

     

    1.           Incorporation.  The foregoing
recitals are incorporated herein by this reference.

     

    2.           Conflict.       In
the event of any conflict between the provisions of the Lease and the provisions
of this Agreement, the provisions of this Agreement shall
control.  The defined terms set forth in the Lease shall have the same
meaning herein unless the context requires a different
interpretation.

     

    
      	
            	
              3. 

            	
              Assignment and
      Assumption.

            

    

     

    
      	
               
      

            	
              (a)

            	
              Assignor
      hereby transfers, assigns and conveys to Assignee, its successors and
      assigns, all of Assignor’s right, title and interest in and to the Lease
      and all rights, titles and interests appurtenant thereto. Assignor, for
      itself, its successors and assigns, hereby covenants with said Assignee
      that the Assignor is lawfully seized of said leasehold estate; that the
      Assignor has good right and lawful authority to assign said leasehold
      estate; and hereby warrants the title to said leasehold estate and will
      defend the same against the lawful claims of all persons claiming by,
      through or under Assignor.

            

    

     

    
      	
               
      

            	
              (b)

            	
              Assignee
      does hereby for itself and its successors and assigns accepts the
      assignment set forth herein and expressly assumes the obligations and
      liabilities of Assignor under the Lease which accrue from and after the
      Effective Date.

            

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    
      	
            	
              4.

            	
              Consent.

            

    

     

    
      	
               
      

            	
              (a)

            	
              Landlord
      hereby Consents to the Assignment and agrees that such Consent fully
      satisfies all conditions required for Landlord’s consent to the Assignment
      under the terms of and in accordance with the
  Lease.

            

    

     

    
      	
               
      

            	
              (b)

            	
              The
      Consent of Landlord contained herein shall not be construed as a consent
      by Landlord to any further assignment, subletting, transfer or other
      disposition regarding the Lease or the Premises either by Assignor or by
      Assignee.

            

    

     

    
      	
            	
              5.

            	
              Acknowledgement and
      Agreement of Parties.

            

    

    

    Assignor, Assignee and Landlord, by
signing below, acknowledge and agree as follows: (i) this Agreement is made and
given only for the benefit of the parties hereto and not for the benefit of any
other person or party and (ii) except as otherwise expressly provided herein, in
no event shall any term or provision of this Agreement be deemed to constitute a
waiver, release, forbearance or modification of any kind or nature whatsoever of
the terms or provisions of the Lease.

    

    
      	
            	
              6.

            	
              Miscellaneous.

            

    

    

    (a)           Assignee
hereby acknowledges receipt of copies of the Lease.  Landlord,
Assignor and Assignee hereto hereby ratify and affirm the Lease and all of the
terms, provisions and conditions thereof.

     

    (b)           This
Agreement shall be construed and interpreted in accordance with the laws of the
State of Florida, contains the entire agreement of the parties hereto with
respect to the subject matter hereof, and may not be changed or terminated
orally or by course of conduct, or by any other means except by a written
instrument, duly executed by the party to be bound thereby.

     

    (c)           The
execution and delivery of this Agreement has been duly authorized, approved and
ratified by all necessary action on the part of each party hereto.

     

    (d)           This
Agreement may be executed in several counterparts, each of which shall be fully
effective as an original and all of which together shall constitute one and the
same instrument.  Signature pages may be detached from the
counterparts and attached to a single copy of this document to physically form
one document.

     

    [SIGNATURES
APPEAR ON THE NEXT PAGE]

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    IN WITNESS WHEREOF, Assignor,
Assignee and Landlord have each caused their duly authorized entity officer or
representative to execute and deliver this Agreement, all as of the Effective
Date.

    

    
      
        
          
            
              
                	 
      	
                        ASSIGNOR:

                      
	 
      	 
      
	 
      	
                        ULTIMATE
      RESORT, LLC

                      
	 
      	 
      
	 
      	 
      
	 
      	
                        By:

                      	
                        /S/ Philip Callaghan

                      	 
      
	 
      	
                        Name:
      Philip Callaghan

                      
	 
      	
                        Title:  Senior
      Vice President and Chief Financial Officer

                      
	 
      	 
      
	 
      	
                        ASSIGNEE:

                      
	 
      	 
      
	 
      	
                        ULTIMATE
      ESCAPES, LLC

                      
	 
      	 
      
	 
      	 
      
	 
      	
                        By:

                      	
                        /S/ Philip Callaghan

                      	 
      
	 
      	
                        Name:
      Philip Callaghan

                      
	 
      	
                        Title:  Senior
      Vice President and Chief Financial Officer

                      
	 
      	 
      
	 
      	
                        LANDLORD:

                      
	 
      	 
      
	 
      	
                        LA
      MIRADA PLAZA, LLC

                      
	 
      	 
      
	 
      	 
      
	 
      	
                        By:

                      	
                        /S/ James Tousignant

                      	 
      
	 
      	
                        Name:  James
      Tousignant

                      
	 
      	
                        Title:    President
      and Chief Executive
Officer

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