Document:

<PAGE>

                                                                    EXHIBIT 10.1

                             AREA LICENSE AGREEMENT

         THIS AREA LICENSE AGREEMENT (this "Agreement") is made and entered into
by and between Southwest Convenience Stores, Inc., a Texas corporation
("Licensee"), and The Southland Corporation, a Texas corporation ("Southland").

         WHEREAS, Southland has developed a unique system for the
identification, fixturization, layout, merchandising, and operation of
extended-hour retail stores, identified principally by the trade name and mark
"7-Eleven(R)" ("7-Eleven Stores"), providing groceries, take-out foods and
beverages, dairy products, nonfood merchandise, specialty items and various
services, and emphasizing convenience to the consumer ("Convenience Stores"),
which system (not to be construed to include Southland's distribution system and
electronic data processing programs and procedures relating thereto or Southland
operations other than Convenience Stores) has been and is being continually
refined and modified by Southland based on experience and/or new marketing
developments to meet and serve the changing preferences of the consumer (the
"7-Eleven System"); and

         WHEREAS, Southland has achieved extensive public acceptance of, and a
favorable reputation and extensive good will throughout the United States and
elsewhere for, the Trademarks (as defined in subsection A of Section I) and
7-Eleven Stores operated pursuant to the 7-Eleven System (the "7-Eleven Image");
and

         WHEREAS, Licensee, recognizing the advantages of the 7-Eleven System,
is desirous of acquiring from Southland (i) a license to use the 7-Eleven
System, Trade Secrets (as defined in paragraph (1) of subsection B of Section
VI) and Trademarks in connection with its operation, and/or individual by
franchising single stores to its independent sublicensees ("Sublicensees"), of
7-Eleven Stores in the territory (the "Licensed Territory") described in Exhibit
A, attached hereto, and (ii) the various services described herein (the
"Services");

         NOW THEREFORE, in consideration of the terms, representations,
warranties, covenants, promises, and conditions contained in this Agreement,
Licensee agrees with Southland as follows:

SECTION I. LICENSE.

         A. Southland, for the consideration herein provided and commencing on
the Effective Date hereof (as defined below) and continuing until terminated as
provided herein, hereby grants Licensee, solely in the Licensed Territory, and
pursuant to the terms, representations, warranties, covenants, restrictions and
conditions contained in this Agreement the following:

                  (1) the License, which shall be an exclusive right and limited
license solely in the Licensed Territory to operate, or individually franchise
to Sublicensees, Convenience Stores under the 7-Eleven System; and

<PAGE>

                  (2) except as otherwise provided in subsection C of Section
VI, the exclusive right and limited license to use, solely in the Licensed
Territory and in conjunction with Licensee's operations under and to the extent
set forth in this Agreement, the 7-Eleven System, Trade Secrets, and the trade
name and mark "7-Eleven," or such variation thereof or such other mark as may be
allowed hereby; and

                  (3) the nonexclusive right to use solely in the Licensed
Territory such other related or ancillary trademarks, trade names, copyrights,
emblems, designs, labels, signs, and symbols belonging to Southland and
appearing in 7-Eleven Stores, or on products or services arranged by or
available from Southland, as Southland may from time to time make available to
Licensee ((2) and (3) collectively referred to herein as the "Trademarks").

         Only those parts of Southland's business system for the operation of
convenience stores is included in this license, and the other systems developed
by, or to be developed by Southland and/or its affiliates, are not included in
this license, but may be offered under separate license by Southland, in its
sole discretion, or if such systems are obtained separately by the Licensee,
they must conform to the type, quality, quantity and variety of goods and
services provided by 7-Eleven Stores pursuant to the 7-Eleven Image. The parties
acknowledge that the accounting system, electronic data processing system and
any point-of-sale systems are not part of Southland's business system licensed
hereunder. As to the Trademarks and the systems referred to in this and the
preceding paragraph, nothing in this Agreement shall require Licensee to
license, take or utilize such Trademarks and systems in the three (3) Truck
Stops and seven (7) Merit Stores listed on Exhibit B attached hereto. The
convenience stores to be initially included and covered by this Agreement as of
the Effective Date consist of 150 stores listed and described on Exhibit C
attached hereto.

         The exclusive grant of the right to use the trade name and service mark
"7-Eleven" is only in conjunction with Licensee's operation of convenience
stores hereunder and such grant does not preclude Southland from licensing the
use of the trade name and mark "7-Eleven" in connection with other nonrelated
businesses in the Licensed Territory.

         B. Licensee hereby acknowledges that:

                  (1) "7-Eleven" is a valid registered mark owned by Southland;

                  (2) Southland is the sole and exclusive owner of the
Trademarks, the 7-Eleven Image, and valuable goodwill attached thereto, the
Trade Secrets and the 7-Eleven System;

                  (3) Southland's rights in the mark "7-Eleven" and to the
7-Eleven System and Trademarks are not limited to the specific configuration of
the mark as presented in present registrations or applications, but rather
extend, as to "7-Eleven," to all combinations of the word or numeral "7" and the
word or numeral "Eleven," in any language, when the combination is used in any
way as a trade or product identification or indicia of origin or sponsorship;

                                       2
<PAGE>

                  (4) Southland's rights in the Trademarks are not limited to
the aforesaid registrations or applications, as extensive common law rights are
vested in Southland as a result of its long continuing, widespread and
successful use of the mark "7-Eleven" and other Trademarks in the United States
and elsewhere;

                  (5) Southland and its franchisees, registered users, licensees
and sublicensees have the sole right to use the Trademarks, Trade Secrets,
and/or 7-Eleven System;

                  (6) Southland has by this Agreement licensed to Licensee the
use of the Trademarks, Trade Secrets and the 7-Eleven System;

                  (7) any usage of the Trademarks, Trade Secrets and/or 7-Eleven
System by Licensee, its Sublicensees or anyone on Licensee's behalf pursuant to
this Agreement (or otherwise, even though such action is a breach of this
Agreement), will inure to the benefit of Southland.

                  (8) that the Trade Secrets and business system information it
is obtaining pursuant to this License Agreement is in addition to any skills it
and its personnel currently have and is in addition to customary or usual skills
generally possessed in the business and retail community;

                  (9) that the obtaining of such Trade Secrets and business
system information, in addition to the grant or right to the use of the
Trademark, is an inducement for it to enter into this License Agreement; and

                  (10) that the 7-Eleven System is a constantly evolving system
and that the 7-Eleven Image may change as the system evolves and, therefore,
Licensee agrees that it shall make such changes in its operation, including
remodeling of stores, as may be reasonably necessary to keep its operation up to
date with the current 7-Eleven System, which shall include, but not be limited
to the interior/exterior signage, color identification and equipment
specifications.

         C. Licensee will not use, and will not permit or cause the use of, at
any time, the Trademarks, 7-Eleven System, or Trade Secrets, except in the
manner and to the extent specifically licensed to Licensee by this Agreement.
Such use hereunder will accurately portray the Trademarks and will not
jeopardize the good will attached thereto or to the 7-Eleven System or 7-Eleven
Image.

                                       3
<PAGE>

         D. Upon Southland's request, Licensee shall make and execute an
agreement with Southland whereby Licensee is appointed by Southland to be a
registered user of the Trademarks, and take whatever steps are required to
obtain registration of Licensee as a registered user of the Trademarks pursuant
to the registered user agreement. Each such registered user agreement shall
contain appropriate provisions relating to the goods in respect of which
Licensee is to become registered as the user of the Trademarks concerned, the
parts of the Licensed Territory in which Licensee is permitted to use the
Trademarks and the terms and conditions upon and subject to which the Trademarks
are to be used by Licensee, and shall be in such form as required to give effect
to this clause.

         E. Licensee shall, at Southland's expense, execute and deliver such
documents as Southland deems necessary to protect Southland's ownership of the
Trademarks. The use of the Trademarks shall be included under the license for
the purpose of this Agreement and may also be covered by a separate agreement to
be entered into between Southland and Licensee. During and after the term of
this Agreement, Licensee will not assert, contend or in any way claim that
Southland is not the owner of all right, title and interest in the 7-Eleven name
and mark, or any other Southland name or mark, or that any such name or mark or
any registration therefore is not valid or enforceable by Southland.

SECTION II. EFFECTIVE DATE.

         The Effective Date of this Agreement shall be June 2, 1993.

SECTION III. LICENSE FEE AND ROYALTY.

         A. License Fee. As an inducement and in partial consideration of the
license herein granted, Licensee has paid Southland, on the execution hereof,
the sum of [***] dollars ($[***]), the receipt of which is hereby acknowledged
by Southland (the "License Fee").

         B. License Royalty.

                  (1) As an additional inducement for and in further
consideration of the License herein granted, Licensee agrees to pay Southland at
Dallas, Texas, in lawful money of the United States on or before the tenth
(10th) day of each month during the term of this Agreement, without demand, set
off, counterclaim or deduction whatsoever, a sum equal to [***] percent ([***]%)
times the prior month's Monthly Gross Sales, as defined herein (the "License
Royalty" or "Royalty") from the first 150 of Licensees then operating
Convenience Stores in the Licensed Territory operated or sublicensed by or
through Licensee or from which Licensee receives any compensation for the first
full twelve (12) calendar months after the Effective Date. The initial list of
Convenience Stores covered by this Agreement is listed in Exhibit C. Thereafter,
as to the first 150 Convenience Stores under this Agreement, the Royalty shall
be [***] percent ([***]%) of monthly Gross Sales. In exchange for the initial
one-year (12 months) of reduced Royalty and the providing of the "Loaned
Employee" as herein set out, Licensee agrees to pay to Southland the sum of
$[***] per month for the first full twelve (12) calendar months.

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       4
<PAGE>

                  (2) If Licensee shall bring within the 7-Eleven System any of
the Merit Stores or any of the Truck Stops listed on the Exhibit B attached
hereto, then the amount of Royalty shall be [***] percent ([***]%) of the
Monthly Gross Sales for such added stores. If Licensee shall bring within the
7-Eleven System additional Convenience Stores, including any Convenience Stores
to be operated by a Sublicensee of Licensee, then the amount of Royalty shall be
[***] percent ([***]%) of the Monthly Gross Sales for those stores numbered 151
through 200, and the amount of Royalty shall be [***] percent ([***]%) of the
Monthly Gross Sales for all such stores numbered 201 and above. Licensee agrees
to keep at least 135 stores, plus those Merit Stores and Truck Stops converted
and referred to in Section I A (3) (the "Quota"), open and operating, in
addition, whenever any of the original 150 stores are closed or sold, other
operating stores will take their place for Royalty purposes. All delinquent
payments of Royalty shall bear interest beginning on the first day of the month
following the month during which the payment was due at a rate which is [***]
percent ([***]%) per annum in excess of the prime rate charged by First National
Bank of West Texas (or any successor, the "Bank") as of the first working day of
the calendar year during which interest begins to accrue on such delinquent
Royalty payment.

         C. Loaned Employee. In exchange for the $[***] per month payment by
Licensee to Southland for the first twelve (12) months after the Effective Date,
Southland shall furnish an employee of Southland's (the "Loaned Employee") to
Licensee for that same twelve (12) month period. The Loaned Employee shall be
available in the Licensed Territory on a full-time basis to consult with and
advise Licensee's employees. The Loaned Employee shall be and remain a full-time
employee of Southland's and will only advise Licensee regarding the operation.
Licensee will individually determine whether to utilize the Loaned Employee's
advice and, if so, how to implement the advice, and all decisions and liability
therefor shall be Licensee's. The Loaned Employee shall be equivalent to or
above the level of a Southland Market Manager.

         D. Determination of Gross Sales. "Monthly Gross Sales" as used in this
Agreement means all sales emanating from Convenience Stores covered by this
Agreement or any stores, supermarkets, or other retail stores owned, operated,
or affiliated with or sublicensed by Licensee, including, but not limited to,
sales of promotional merchandise, credit card sales and all fees, service,
rental, consignment, commission, or concession income. For purposes of this
Agreement, Monthly Gross Sales shall not include:

                  (1) refunds made to customers;

                  (2) sales, excise, and gross receipts taxes;

                  (3) the face amount of money orders, services or products sold
where the fee, service, rental, consignment, commission or concession income
received in connection with the sale thereof, including but not limited to,
commissions received on lottery sales, amusement games and video rentals, is
included in Monthly Gloss Sales;

                  (4) sales of motor fuel, including, but not limited to, the
sale of consigned motor fuel;

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       5
<PAGE>

                  (5) cigarettes display rebates and other retailer rebates from
vendors; and

                  (6) sales from the Merit Stores and Truck Stops covered by
Section I A(2) shall not be covered by this Section, unless and until they are
converted to 7-Eleven Stores or after twelve (12) months from the Effective
Date.

SECTION IV. CONSIDERATION.

         Although Southland has certain continuing obligations only to the
extent set forth herein, when it imparts to Licensee its printed manuals and
forms and extensive technical and other assistance and initial advice of its
personnel as provided herein, the principal consideration to be given by
Southland hereunder will have been executed. Southland may, however, continue to
update information and provide technical and other assistance as provided
herein. The principal consideration to be given by Licensee is the continuing
License Royalty provided herein.

SECTION V. SOUTHLAND'S SERVICES TO LICENSEE.

         A. Southland will provide the training as specified in Exhibit D,
attached hereto, for certain of Licensee's personnel and will provide such
additional training as Southland, in its sole discretion, determines is
appropriate.

         B. Southland will provide the technical and other assistance of
Southland's personnel to Licensee in the Licensed Territory as specified in
Exhibit D and will provide such additional technical assistance as Southland, in
its sole discretion, determines is appropriate.

         C. Southland will deliver to Licensee those printed manuals and forms
relating to Southland's Convenience Store operation in the United States, as
specified in Exhibit E, attached hereto.

         D. Southland will, at the request of Licensee, make available to
Licensee in the Licensed Territory, upon payment by Licensee of such amount as
may be determined by Southland, promotional and point-of-sale materials,
advertising campaigns and visual training aids developed by Southland for use
under the 7-Eleven System in the United States and additional copies of printed
manuals and forms provided to Licensee by Southland hereunder, all of which are
also Trade Secrets. Additional copies of such printed manuals and forms may be
reproduced by Licensee, without additional payment to Southland, for use by
Licensee only, pursuant to and in accordance with this Agreement. All such
materials modified to delete references to Southland (where appropriate) must
clearly designate the Licensee as owner and operator or franchisor) of the
business.

         E. Southland may, at its option and at the request of Licensee, in
addition to the technical assistance previously provided and any assistance to
be provided by Southland's personnel, make Southland's personnel available to
provide continuing technical and other assistance to Licensee either in the
Licensed Territory or at Southland's facilities, for the payment by Licensee to
Southland of the charges and expenses of such personnel, if any, as Southland
shall specify at the time of such request.

                                       6
<PAGE>

         F. Southland, at its expense, shall have the right (but not the duty)
to undertake the defense or prosecution, as the case may be, of any and all
claims or causes of action arising from Licensee's use, under and pursuant to
this Agreement, of the Trademarks, Trade Secrets or the 7-Eleven System.
Southland presently has a large number of Convenience Stores which are
franchised under the 7-Eleven System and has several other area licensees in the
United States, Japan, Australia, Hong Kong and other countries, which operations
it plans to expand into various areas during the term of this Agreement. Because
Licensee's agreement with its Sublicensees, if any, may be substantially
identical to the agreements between Southland, or its other area licensees, and
their respective franchisees or sublicensees, any attack on or question
concerning the validity or enforceability of Licensee's agreement with its
Sublicensees may have implications affecting Southland, its other area
licensees, and their respective franchisees or sublicensees. Therefore,
Southland, at its option, shall have the right (but not the duty) to advise,
assist or undertake the defense or prosecution, as the case may be, of any
hearings or conferences before any governmental agencies or litigation directly
or indirectly concerning the Trademarks, Trade Secrets or 7-Eleven System, and
Licensee shall promptly notify Southland of any such matters in writing.

         G. Southland is extending to Licensee its permission or license
lawfully to use the Trademarks solely under the conditions and limitations set
forth herein, and only to the extent that Southland could make use thereof were
it not for the License being granted herein. The parties recognize that others
may have acquired or attempted to acquire rights in or to colorable variations
or copies of the Trademarks. Licensee shall promptly notify Southland if the use
of any Trademarks in the Licensed Territory pursuant to this Agreement would
violate the rights of any other person. With the exception of small, few, minor
or isolated claims, Southland will indemnify, defend and hold Licensee harmless
from and against any and all claims, causes of action, fines, penalties,
damages, suits and judgments, relating to the use of an infringing mark which
may be suffered or incurred as a result of such infringement or allegation
thereof by any third party. As to adverse decisions in such small, few, minor or
isolated Trademark claims, thereafter, Southland may require the Licensee to
adopt a trade name, service mark or trademark other than "7-Eleven" or any other
of the Trademarks, and Licensee specifically acknowledges that such event shall
not constitute a failure or partial failure of consideration.

         H. On or before the fifteenth (15th) day of each month Southland shall
send Licensee an invoice covering Southland's charges for its services to
Licensee. The amount stated on such invoice shall be payable within ten (10)
days of the date thereof, and if delinquent, shall bear interest beginning on
the first day of the month following the month during which payment was due at a
rate which is [***] percent ([***]%) per annum in excess of the prime rate
charged by the Bank as of the first working day of the calendar year during
which interest begins to accrue on such delinquent payment.

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       7
<PAGE>

         I. Except as otherwise herein authorized, Southland shall not, during
the term of this Agreement, operate any Convenience Stores in the Licensed
Territory.

         J. Southland represents, warrants and covenants to Licensee, with the
intention that Licensee rely thereon in entering into this Agreement, that:

                  (1) "7-Eleven(R)" is a valid registered U.S. service mark
owned by Southland.

                  (2) Southland, to its knowledge and with the exception of
minor claims in the continental United States (including the non-affiliated
usage in the Indianapolis, Indiana area), which may be either known or unknown,
owns the Trademarks, Trade Secrets and 7-Eleven System, and its franchisees,
registered users, licensees and sublicensees have the rights to use the
Trademarks, Trade Secrets and/or 7-Eleven System.

                  (3) The execution, delivery, consummation or performance of
this Agreement does not conflict with, or constitute a material breach of any
contract, agreement, mortgage, bylaw provision, lease or restriction of any
nature to which Southland is a party. So long as this Agreement is in effect,
Southland will not undertake any obligations (i) the performance of which would
constitute a material breach hereunder, or (ii) in the event Southland's
performance hereunder would constitute a material breach of such obligations.

                  (4) Southland has all necessary corporate power and authority
to execute, deliver, consummate and perform this Agreement, and it shall be a
binding agreement upon Southland and its successors and assigns when executed.

                  (5) All representations and warranties of Southland's
contained in this Agreement shall be complete, correct and accurate on the
Effective Date and, except where limited by their terms to conditions existing
on the Effective Date, shall remain in effect thereafter so long as this
Agreement is in effect.

                  (6) Southland will offer and make available to Licensee all
programs, Trademarks, training (including training for new programs) and
assistance that it makes generally available to all of its domestic licensees
and area licensees upon comparable terms and conditions (including territorial
exclusivity where appropriate) and at a cost, where applicable, comparable to
that which the other licensees and area licensees pay, and based upon the same
cost formula.

                  (7) Southland is a corporation duly organized, in good
standing and qualified to do business under the laws of Texas and New Mexico.

         K. In the event that Licensee, pursuant to the terms of subsection I of
Section VI of this Agreement, undertakes the defense of prosecution of any
litigation, Southland shall execute any and all documents and do such acts and
things as may be reasonably necessary to carry out the defense or prosecution,
either in the name of Licensee or in the name of Southland, as Licensee shall
elect.

                                       8
<PAGE>

         L. Southland represents and warrants that the 7-Eleven System as
granted hereunder is the complete 7-Eleven System for area licensees and that no
necessary portions of that system are omitted from the License hereunder.

SECTION VI. LICENSEE'S REPRESENTATIONS, DUTIES AND OBLIGATIONS.

         A. Licensee represents and warrants to Southland, with the intention
that Southland rely thereon in entering into this Agreement, that:

                  (1) Licensee is a corporation duly organized, under the laws
of the state of Texas in good standing, and qualified to do business under the
laws of Texas and New Mexico. All of the authorized shares of Licensee are
beneficially owned by the shareholders listed on Exhibit D attached hereto and
made a part hereof, and no other persons or entities own any interests in
Licensee.

                  (2) (a) All outstanding shares of capital stock of Licensee
are duly authorized and those shares set out on Exhibit D are issued, fully paid
and nonassessable. No shares of stock of Licensee will be sold or transferred
without Southland's prior written consent. All of the capital stock of Licensee
has been and shall continue to be legended to preclude the transfer or sale of
such stock without Southland's prior written consent.

                        (b) Southland shall not withhold the written consent
described in the preceding paragraph (a) if Licensee shall furnish to Southland
a written statement of the number of shares being transferred, the name and
address of the transferee along with a statement that after such transfer the
effective control of Licensee will not have changed.

                        (c) Each of the persons and/or entities listed on the
Exhibit F attached hereto shall be authorized by Southland under the preceding
paragraph (a) to purchase, sell or transfer shares of Licensee's stock to or
from any of the other persons or entities listed on Exhibit F and no further
written consent from Southland shall be required.

                        (d) Southland shall not withhold the written consent
described in the preceding paragraph (a) if Licensee shall furnish to Southland
a written statement of the structure and basic terms of the merger or
acquisition, the name and address of the persons and/or entities involved in the
merger or acquisition, the number of shares to be held by each shareholder after
the merger or acquisition along with a statement that after such merger or
acquisition the effective control of Licensee will not have changed.

                                       9
<PAGE>

                        (e) Southland shall not withhold the written consent
described in the preceding paragraph (a) if Licensee shall furnish to Southland
a written statement of the structure and basic terms of the public offering (or
other method of acquiring publicly traded stock status) the name and address of
the persons and/or entities involved in the public offering (or other method of
acquiring status), number of shares to be retained by those persons or entities
listed on the Exhibit F attached hereto, along with a statement that after such
public offering (or other method), the effective control of Licensee will not
have changed, provided that Licensee shall pay all of Southland's reasonable
costs in reviewing and responding to the proposed transfer, provided that in no
event shall the amount to be paid exceed $[***].

                        (f) The first right of refusal as set out at Section
XIII shall not apply to any of the provisions contained in this VIA(2).

                        (g) Notwithstanding anything to the contrary herein
Section VI A 2(a) - (f), and with the exception of a public offering
contemplated by Section VI A(3)(e) and where the Licensee does not control the
disposition, Southland may refuse to approve any of the above transfers, if the
intended transferee is a competitor of Southland's, a person of ill repute or
convicted felon.

                  (3) The authorized shares of Licensee, together with the
record and beneficial ownership of those shares outstanding, are set forth on
Exhibit G. Without Southland's prior written consent: (i) no shares of Licensee
will be opened for subscription and Licensee will not issue any further or
additional shares, or (ii) provisions of Licensee's Articles of Incorporation
and Bylaws relating to the authorization and/or issuance of shares of Licensee
shall not be amended. No mortgage, charge, lien or other security interest in
respect of any of such shares or capital shall be created in favor of any
person(s) or entity without Southland's prior written consent.

                  (4) The execution, delivery, consummation or performance of
this Agreement does not conflict with, or constitute a material breach of, any
contract, agreement, mortgage, by law provision, lease or restriction of any
nature to which Licensee is a party. So long as this Agreement is in effect,
Licensee will not undertake any obligations (i) the performance of which would
constitute a material breach hereunder, or (ii) in the event Licensee's
performance hereunder would constitute a material breach of such obligations.

                  (5) Licensee has all necessary corporate power and authority
to execute, deliver, consummate, and perform this Agreement, and it shall be a
binding agreement upon Licensee and its successors and assigns when executed.

                  (6) Licensee agrees that it will make every reasonable effort
at all times during the term of this Agreement to provide sufficient working
capital for Licensee to faithfully fulfill its obligations under this Agreement.

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       10
<PAGE>

                  (7) Licensee has no material liabilities, adverse claims,
commitments or obligations of any nature as of the Effective Date, whether
accrued, unliquidated, absolute, contingent or otherwise which are not reflected
as liabilities on the balance sheets of Licensee as contained in the financial
statements or otherwise disclosed therein.

                  (8) Licensee will obtain all governmental approvals necessary
to the execution of this Agreement and the payments to be made by the Licensee
to Southland hereunder, and shall furnish true and complete copies of such
approvals upon request to Southland.

                  (9) Licensee, so long as this Agreement is in effect, shall
devote its best efforts to the conduct of the business hereunder, and Licensee
will not, either directly or indirectly:

                        (i) engage in the Convenience Store business during the
term of this Agreement in any territory other than by Licensee in the Licensed
Territory pursuant to this Agreement.

                        (ii) use the 7-Eleven System, the Trade Secrets, or the
Trademarks for the operation of Convenience Stores or otherwise in any territory
other than the Licensed Territory and pursuant to this Agreement; and

                        (iii) except in the case of termination of this
Agreement by Licensee for a material breach by Southland, engage in the
Convenience Store business for a period of three (3) years after the termination
of this Agreement for any reason whatsoever, in any state of the United States
or any country where Southland operates, franchises or licenses convenience
stores; provided, however, the foregoing noncompete restriction shall not apply
with respect to the Licensed Territory.

                        (iv) The provisions of this paragraph (9)
notwithstanding, Southland acknowledges that Southwest Energy Distributors, Inc.
("SW Energy"), a related company to Licensee, owns and/or leases seven (7)
convenience stores and two (2) Truck Stops within the Licensed Territory and one
(1) Truck Stop out of the Licensed Territory, all of which are more particularly
described in the Exhibit B attached hereto. Southland and Licensee agree as
follows: that neither SW Energy, Licensee nor the principals thereof or related
companies thereto shall be prohibited form owning, leasing or operating said
convenience stores or Truck Stops; that within twelve (12) months from the
Closing Date, all of the seven (7) convenience stores shall be: (i) converted to
the 7-Eleven System and brought within the coverage of this Agreement; (ii)
closed or shall cease to be convenience stores; or (iii) leased/sold to
unrelated third party(ies). Southland and Licensee further agree that the Truck
Stops are not presently subject to this Agreement, but that Licensee shall have
the option during the term of this Agreement to convert any one or all of the
three (3) Truck Stops to the 7-Eleven System, provided that such Truck Stop is
within a territory licensed to Licensee and that such Truck Stop meets the
7-Eleven standards contained within this Agreement, and complies with the
royalty requirements and the other provisions of this Agreement.

                                       11
<PAGE>

                        Licensee agrees that the restrictions contained in this
subsection (9) are valid and reasonable. If a court having jurisdiction should
hold that these covenants not to compete are not enforceable, in whole or in
part, they shall be limited to such areas and periods as the court holds are
enforceable, and such action shall not be deemed to affect or impair the
validity of any other covenants or provisions of this Agreement. These
restrictions shall not be deemed to be restrictions on the operations of
Licensee's Sublicensees under this Agreement.

                  (10) As of the Effective Date, there are no actions, suits,
proceedings, or investigations pending, or to the knowledge of any of the
officers or directors of Licensee (after due inquiry) threatened in any court or
before any governmental agency or instrumentality, or to the knowledge of the
officers and directors of Licensee (after due inquiry), any basis for any claim,
action, suit, proceeding or investigation, which affects or could affect,
directly or indirectly, any of the assets, properties, rights or business of
Licensee, or the right of the Licensee to operate and use its assets, properties
or rights and carry on its business.

                  (11) All representations and warranties of Licensee contained
in this Agreement shall be complete, correct and accurate on the Effective Date
shall remain in effect thereafter so long as this Agreement is in effect and
shall survive any termination of this Agreement.

         B. Licensee will not use any of the Trademarks as a part of its
corporate or business name without Southland's prior written consent and further
agrees that:

                  (1) As a result of this Agreement, Licensee will be (or has
been) provided by Southland in confidence with and become familiar with, printed
manuals and forms and other materials which are restricted information and
proprietary property, belonging to and exclusively for the benefit of Southland
and constitute valuable "trade secrets" of Southland (the "Trade Secrets") which
are fully protected by Southland's copyrights.

                  (2) Licensee will use and limit and permit the use of the
Trade Secrets solely in connection with its business under this Agreement and
for the benefit of Southland and that Licensee will not permit, directly or
indirectly, at any time, Licensee to disclose or turn over any document or other
item concerning any of the Trade Secrets, the Trademarks and the 7-Eleven System
or any copies or excerpts thereof, to any person, except authorized employees of
Licensee, its Sublicensees, or as specifically directed by Southland, or imitate
or aid anyone else to imitate same, either for Licensee's benefit or for the
benefit of any other person, firm or corporation, as principal, agent, employee,
or in any other capacity. All materials used shall correctly reflect the parties
ownership and control of the business.

                  (3) No title to the Trademarks or any of the Trade Secrets
will pass hereunder to or thereafter through or from Licensee, and only the
rights granted in or pursuant to this Agreement are provided to Licensee.

                                       12
<PAGE>

         C. Licensee shall open or cause to be opened and maintained in the
Licensed Territory the number of stores listed in Exhibit H and will utilize its
best efforts in good faith to develop the Licensed Territory by expanding and
opening additional stores. As a material part of the consideration for the grant
of this License, Licensee has represented that it can comply with these
requirements. Should Licensee fail to fulfill the Quota for any reason,
Southland shall have the right to the payments set out in Section X A and the
provisions of Section X E. Southland's remedy provided herein shall be in
addition to whatever other remedies it has at law or in equity.

         Within the first five (5) years after the Effective Date, Southland and
Licensee shall perform and complete a Market Development Plan for the Licensed
Territory, using Southland's forms and program and based upon that study.
Southland and Licensee shall, during the ninety (90) days following the
completion of the study, meet and discuss the Quota and develop new Quota for
the next seven (7) years, based upon the study, and shall amend this Agreement
consistent with these Quotas. In the event the new Quota cannot be agreed to
within the ninety (90) day period, either party may refer the matter to
mediation and/or arbitration. Thereafter, this process shall repeat itself so
long as the Agreement is in effect.

         D. Licensee, in conformity with the terns of this Agreement, the
7-Eleven System as from time to time constituted (whether or not any changes
therein are within the present contemplation of the parties), and the printed
manuals, forms and materials furnished Licensee hereunder, as revised or amended
from time to time, and in a good and prudent business manner, will select and
purchase or negotiate and enter leases and subleases for store locations,
procure equipment and merchandise, hire and train employees, select and train
Sublicensees, enter into agreements with its Sublicensees and do all other
things necessary to facilitate the acquiring, opening and operating or
sublicensing of Convenience Stores in the Licensed Territory and the conduct of
a Convenience Store business under and pursuant to this Agreement. Licensee
shall not purchase any goods or services for use in or resale from the Stores
from Licensee's parent, subsidiary or affiliates at prices in excess of the fair
market value of such goods or services.

         E. To sustain the good will and prestige the Trademarks enjoy with the
public, to promote the Trademarks, for the protection of the Trademarks, to
preserve the high quality and standards of merchandise distributed through, and
services emanating from, Convenience Stores operated under the 7-Eleven System
and to sustain tine uniformity of appearance and efficiency of operation of
Convenience Stores operated under the 7-Eleven System, Licenses agrees that:

                  (1) (a) Each new freestanding Convenience Store operated or to
be operated under this Agreement will be constructed generally in accordance
with plans and specifications approved by Southland under this Agreement and
shall be consistent with the then current 7-Eleven Image. Remodeling of existing
Convenience Stores, or of stores to become Convenience Stores hereunder, shall
be consistent with the then current 7-Eleven Image. Licensee, at its sole
expense, shall retain a local architect or engineer to modify the standard plans
and specifications to be provided by Southland to comply with applicable local
codes. Any changes by Licensee to or modification of recommended plans and
specifications shall be submitted to Southland for its prior written approval.

                                       13
<PAGE>

                        (b) Licensee acknowledges that in order to have the
opportunity to keep its stores at an acceptable image level, all of its stores
will need to be remodeled with a full remodel, on average every seven (7) years,
and provided that such remodel requirement will be commercially reasonable under
the circumstances.

                  (2) Each Convenience Store under this Agreement will be
identified, decorated, furnished, fixturized and equipped in accordance with
uniform standards established by Southland and all such equipment shall meet
Southland's specifications.

                  (3) All merchandise and services used or distributed by
Licensee and its sublicensees under this Agreement will be of substantially
equivalent type, quantity, quality and variety as those used or distributed by
Southland and consistent with the then current 7-Eleven Image.

                  (4) No merchandise to be sold in any Convenience Store under
this Agreement will have any of the Trademarks imprinted thereon, attached
thereto or associated therewith without Southland's prior written consent, and
any such usage with Southland's consent will inure to the benefit of Southland.
Southland must license any and all distributors of trademarked products.

         F. Licensee, at its sole cost and expense, will be responsible for and
will undertake reasonable advertising in the Licensed Territory. To assure the
integrity of and protect Southland's rights in the Trademarks, the first usage
thereof, and any change thereafter, on signs, displays or in advertising of any
sort will be presented to Southland for written approval prior to any public
use, publication or display. Such usage of the Trademarks by Licensee thereafter
shall be consistent with the previously approved usage. Licensee agrees to
utilize "at participating stores" or comparable language in its advertisements.
Notwithstanding anything herein to the contrary, nothing herein shall preclude
Southland from placing, or imply an obligation on Southland to place, such
institutional or other advertising in the Licensed Territory as it deems
appropriate. Licensee acknowledges that "spill over" advertisements from
Southland and/or other Licensees may from time to time be present in the
Licensed Territory and agrees that such advertisements shall not be in any way
in violation of this Agreement.

         G. The forms and substantive provisions of agreements entered into
between Licensee and its Sublicensees shall, at Southland's option, be submitted
for review by Southland. Licensee agrees that it shall act to preserve the
integrity of the 7-Eleven System and Image and to protect the Trademarks. On the
execution of each such agreement, Licensee will forthwith furnish Southland a
copy.

         H. Licensee will operate and cause its individual store Sublicensees
("Franchisees") to operate Convenience Stores under this Agreement in compliance
with all applicable ordinances, laws, regulations and other requirements of any
governmental authority, including agencies thereof, and will obtain and pay for,
or cause its Franchisees to obtain and pay for, all necessary licenses, permits
or consents of whatsoever kind or character, and Licensee will pay or cause to
be paid prior to delinquency all taxes, fines, fees or assessments arising out
of or in connection with the operation of its business hereunder. Licensee
recognizes that there are

                                       14
<PAGE>

franchise registration and disclosure laws and regulations, and Licensee
specifically agrees (without limiting the general application of this
subsection) to comply with such laws and regulations. Anything herein to the
contrary notwithstanding, Licensee may contest the applicability of any such law
or ordinance.

         I. Licensee hereby indemnifies and agrees to defend and hold Southland
harmless from any and all claims, causes of action, fines, penalties,
liabilities (including statutory and other liability under worker's compensation
and other employer's liability laws), damages, suits or judgments, including
costs of investigation, court costs and reasonable attorney's fees, arising
directly or indirectly from, as a result of, or in connection with Licensee's
business pursuant to this Agreement or in connection with claims for damages as
the result of injury or death of any person or damage to property sustained by
Licensee and all other persons which either arise from or in any manner,
directly or indirectly, grow out of any statutory basis of liability or from an
act, error, omission or neglect by Licensee, Licensee's partners, agents,
employees, licensees, sublicensees, customers, invitees, contractors and
subcontractors, and Southland shall have no obligation or liability in
connection therewith or arising therefrom and without any substantial
contributing action or inaction on the part of Southland. Southland shall have
the right to select the attorney to defend Southland in those actions in which
Southland is named.

         Licensee will, within thirty (30) days of notice of the same, notify
Southland in writing any general liability claims, demands or suits where
Southland is alleged to be at fault.

         Licensee agrees to obtain insurance coverage, reasonably sufficient for
the nature of Licensee's operation to protect and hold Southland harmless from
any and all claims of personal injury, bodily injury, death or property damage
arising out of Licensee's operations, including personal injury coverage;
product liability coverage, advertising liability coverage, liquor liability
coverage, and contractual liability coverage in amounts sufficient to fully
protect Southland as above stated. Southland shall be specifically named as an
additional insured in all such insurance policies reflecting such coverage and
shall provide for notices of any changes to be forwarded to Southland. At all
times during the existence of this Agreement, Licensee shall have such coverage
in place. Licensee shall deliver to Southland a certified copy of any renewal
policy or policies thereof to Southland within ten (10) days of issuance. All
such policies shall provide for thirty (30) days minimum written notice of
cancellation to Southland and Licensee. The amount of insurance coverage
required to be carried hereunder may be revised by Southland, and Licensee shall
obtain such insurance, provided such revision is commercially reasonable to
Licensee under its then current circumstances. Licensee, with Southland's
approval, shall have the option of setting up one or more plans of
self-insurance and not have to carry certain lines of insurance such as the
statutory Workmen's Compensation Insurance, and Southland will not unreasonably
withhold its approval.

         J. By November 1 of each calendar year during the term hereof, Licensee
will submit to Southland, in a form acceptable to Southland, a projected
operating budget for the following fiscal year of Licensee for Licensee's total
operations, including projected sales of merchandise, for each Convenience Store
under this Agreement.

                                       15
<PAGE>

                  (1) The projected sales figures shall include, at a minimum,
the following information:

                        (a) projected total merchandise sales for the following
calendar year from all Convenience Stores which are open on January 1 of the
following calendar year and for all new Convenience Stores to be opened during
the following calendar years; and

                        (b) projected total commissions and income for the
following calendar year from all Convenience Stores which are open on January 1
of the following calendar year and for all new Convenience Stores to be opened
during the following calendar year.

                  (2) Upon Southland's request, Licensee will also submit to
Southland, in a form acceptable to Southland:

                        (a) a copy of a monthly operating report for each
Convenience Store under this Agreement by the end of the following month;

                        (b) a copy of a monthly operating report, including,
without limitation, a profit and loss statement, (including) the balance sheet
and statement of sources and uses of funds for Licensee's business pursuant to
this Agreement by the end of the following month and a copy of the audited
annual financial statements, if available, or unaudited if audited annual
financial statements are not available, and the report of its independent public
accountants thereon within 120 days after the close of its fiscal year; and

                        (c) a copy of each financial statement for each
sublicensed Convenience Store and a copy of an equivalent report for each
Convenience Store operated by Licensee under this Agreement promptly after their
preparation.

         K. Licensee will make and maintain full, accurate and adequate records
in a permanent form and pursuant to generally accepted accounting principles
consistently applied, pertaining to its business pursuant to this Agreement,
which records shall be, at a minimum, those required by and shall be maintained
for the period prescribed by applicable tax regulations. All such records shall
be or shall be made available to Southland at all reasonable times for such
inspection and audit as it deems necessary. Licensee hereby grants Southland and
its agents, designees and employees access at all times during normal business
hours to all such records, including invoices and any other documents of any
nature relating to financial statements of Licensee and its Sublicensees
required to be furnished to Southland pursuant to this Agreement and the right
to inspect, test, copy, sample and audit such records at Southland's expense and
to observe the operations of Licensee and its Sublicensees at the office of
Licensee and at the location of any Convenience Store under this Agreement. In
the event an audit by Southland discovers a failure to properly report and pay
Royalty, Licensee shall pay all of Southland's costs to audit and all applicable
late charges and interest.

                                       16
<PAGE>

         L. Licensee will, no later than fifteen (15) days after receiving
notice of the same, notify Southland in writing of any claim, demand or suit
based upon or arising from the use of, or of any attempt by any other person,
firm or corporation to use, any of the Trademarks, 7-Eleven System and/or Trade
Secrets. Licensee also will promptly notify Southland in writing of any
litigation relating to this Agreement or Licensee's operations hereunder
instituted by Licensee, any of Licensee's Sublicensees or by any person, firm,
corporation or governmental agency against Licensee or any of Licensee's
Sublicensees.

         In the event Southland, pursuant to the terms of subsection F of
Section V of this Agreement, undertakes the defense or prosecution of any
litigation, Licensee shall execute any and all documents and do such acts and
things as may, in the opinion of counsel for Southland, be necessary to carry
out such defense or prosecution, either in the name of Southland or in the name
of Licensee, as Southland shall elect.

         M. Licensee shall use its best efforts to assist Southland in obtaining
any rulings or approvals from any government or any agency thereof which
Southland believes are necessary to effectuate the intent of this Agreement.

SECTION VII. ASSIGNMENT.

         A. This Agreement will not be assigned by Licensee in whole or in part,
directly or indirectly, and any such assignment or attempted assignment without
the prior written consent of Southland shall be a material breach of this
Agreement. The direct or indirect sale or assumption of a controlling interest
in Licensee or Licensee's assets shall be deemed to be an assignment. The
foregoing shall not limit or restrict the rights of Licensee under paragraph
VIA(2) hereof.

         B. If Southland consents to the assignment of this Agreement, the
Termination Fee (hereinafter defined) shall not apply, and the Licensee shall
pay all costs and expenses associated with the reviewing of the requested
assignment.

SECTION VIII. RIGHT TO TERMINATE.

         A. If Licensee materially misrepresents or materially breaches any
representations or warranties made herein or materially defaults in the
performance of any term, covenant or condition provided in this Agreement,
specifically including, but not limited to, Licensee's failure to make any
payment when and as due of the License Royalty or any other amount due from
Licensee hereunder, and such misrepresentation or material breach or default
continues for a period of thirty (30) days following notice thereof to Licensee
by Southland, this Agreement shall terminate without further notice or action by
Southland. Southland shall also have the right to terminate this Agreement upon
the occurrence of any one of the following:

                  (1) the commencement by Licensee of any voluntary proceeding
in bankruptcy, receivership, for corporate reorganization or for any similar
relief;

                                       17
<PAGE>

                  (2) the commencement against Licensee of any involuntary
proceeding in bankruptcy or its equivalent, not dismissed within 90 days;

                  (3) Licensee makes an assignment for the benefit of creditors
or a failure or delay that continues for more than 120 days, as provided in
Paragraph XVII. I.

         In any such event, Southland, at its option, may deliver to Licensee a
notice of termination, and this Agreement will immediately wholly terminate
except for the obligations of Licensee upon termination as provided in paragraph
(9) of subsection A of Section VI, subsection I of Section VI and in Section IX
nothing in this section limits the rights provided in Section X E.

         B. Licensee will have the right to terminate this Agreement in the
event that Southland materially misrepresents or materially breaches any
representations or warranties made herein or materially defaults in the
performance of any term, covenant or condition provided in this Agreement, and
such default continues for a period of thirty (30) days following notice thereof
to Southland. In any such event, Licensee at its option, may deliver to
Southland a notice of termination, and this Agreement will wholly terminate
except for the obligations of Licensee upon termination as provided in Sections
VI, IX and X. Licensee shall also have the right to terminate this Agreement
upon the occurrence of any one of the following:

                  (1) the commencement by Southland of any voluntary proceeding
in bankruptcy receivership, for corporate reorganization or for any similar
relief; or

                  (2) the commencement against Southland of any involuntary
proceeding bankruptcy or its equivalent, not dismissed within ninety (90) days.

         C. Notwithstanding anything herein, Licensee shall have the right to
terminate this Agreement at any time and without cause, provided it meets the
following:

                  (1) the Licensee provides a ninety (90) day prior written
notice to Southland indicating that it wishes to terminate the Agreement
pursuant to the terms of this Section VIII C. and the date of termination being
ninety (90) days from the date of the notice.

                  (2) Licensee, on or before the effective date of the
termination, pays to Southland the "Termination Fee," computed as follows:

                        (a) The Termination Fee shall he computed as set out on
Exhibit J, attached hereto and made a part hereof; further provided that
notwithstanding anything herein to the contrary, the Termination Fee will not be
less than $[***]. The Termination Fee shall be prorated to the day of the month
listed on Exhibit J which corresponds with the Effective Date of the
termination.

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       18
<PAGE>

                        (b) Notwithstanding the provisions herein, all of the
other terms contained in this agreement dealing with obligations and rights of
the parties upon termination shall be in full force and effect upon a
termination pursuant to this subsection.

SECTION IX. OBLIGATIONS OF LICENSEE UPON TERMINATION

         A. Upon the termination of this Agreement for any reason permitted by
this Agreement, Licensee will cause its Sublicensees to permanently discontinue
the use of the Trademarks, the Trade Secrets and the 7-Eleven System, as well as
any identification connected with the 7-Eleven System, within sixty (60) days of
the termination, and thereafter will make no use of any name, mark or other
trade indicia likely to cause confusion with or dilute the distinctive quality
of any of the Trademarks, or of any work substantially similar to any work
subject to a copyright owned or licensed by Southland.

         B. Upon the termination of this Agreement for any reason, Licensee will
return to Southland, or destroy pursuant to Southland's instructions, all Trade
Secrets, including printed manuals and forms and other materials provided by
Southland to Licensee hereunder and all copies of such material, or any
adaptations thereof within thirty (30) days of the termination. Unless such
termination is due solely to a material breach of this Agreement by Southland,
Licensee shall bear all reasonable costs incurred in compliance with this
subsection IX B.

         C. The representations and warranties made herein, including but not
limited to, the noncompete provisions of subsection 9 of paragraph A and
paragraph I of Section VI, if applicable, shall survive the termination of this
Agreement for the period of the applicable statute of limitations.

SECTION X. PROTECTION OF TRADEMARKS, TRADE SECRETS, THE 7-ELEVEN SYSTEM AND
           LIQUIDATED DAMAGES.

         If at any time Licensee defaults in compliance with the quota
requirements specified in Exhibit H, fails to protect the Trademarks, Trade
Secrets, the 7-Eleven Image or System or if it becomes necessary for Southland
to institute a suit to enforce any of the provisions of Agreement, it is hereby
agreed by and between Licensee and Southland that the amount of damages which
Southland would incur would be difficult, if not impossible, to accurately
ascertain and that a reasonable amount of liquidated damages, which amount shall
not be construed to be a penalty, shall be calculated as follows:

         A. In the event that Licensee fails to comply with the Quota, then it
is agreed that Licensee shall pay Southland an amount equal to [***] percent
([***]%) times the total, for the immediately preceding month, of the Monthly
Gross Sales for all Convenience Stores operated or sublicensed by Licensee in
the Licensed Territory pursuant to this Agreement, divided by the number of
Convenience Stores licensed or sublicensed by Licensee in the Licensed Territory
pursuant to this Agreement in operation during the entire month, multiplied by
the number of Convenience Stores which Licensee is in default, far each month
during which Licensee fails to comply with the Quota. Such amounts shall be paid
at the same time and added to the amount paid as a continuing royalty and
service fee pursuant to this Agreement.

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       19
<PAGE>

         B. The parties agree that in the event the number of Convenience Stores
operating hereunder falls below the Quota, and an Agreement regarding a reduced
Quota cannot be agreed upon, then either party may require mediation and/or
arbitration to determine what the Quota should be.

         C. Should Licensee default in the performance of its obligations and
duties under Section VI, paragraphs B and E, with respect to sustaining the good
will and prestige of the Trademarks, and fails to cure the act or omission
causing such default after reasonable notice and opportunity to cure, then
Licensee shall pay to Southland an amount equal to [***] percent ([***]%) times
the Monthly Gross Sales, including any continuing royalty or service fee
provided herein, for each of the Convenience Stores operated or sublicensed by
Licensee in the Licensed Territory, which is in default, for each month during
which Licensee is in default or suit is pending with respect to such default, or
for each month during which the act or omission causing the default was in
existence, whichever is shorter.

         D. Any amounts paid pursuant to the provisions of this section shall be
deemed to be payments of royalty.

         E. In the event the Licensee does not have at least one (1) Store
operating for a full twelve (12) calendar months in any Metropolitan Statistical
Area ("MSA") as defined by the U.S. Government, within the Licensed Territory,
then Southland shall have the right to declare the MSA's as no longer being a
part of the Licensed Territory, immediately upon written notice to Licensee. At
that time, Southland will be free to re-license or operate in, or do anything
else it desires with that MSA. The city of "Big Spring, Texas," shall, for
purposes of this Agreement, be considered to be a part of the "Midland-Odessa"
MSA.

SECTION XI. RELATIONSHIP OF PARTIES.

         Licensee is an independent contractor, and neither Licensee nor its
employees or Sublicensees are or are to be construed to be either legal or
implied agents, servants or employees of Southland and have no authority
whatsoever to act for or on behalf of Southland. No acts or assistance given by
Southland pursuant to this Agreement will be construed to alter this
relationship. It is the intention of the parties that Licensee will exercise
control over the manner and means of the operation of its business pursuant to
this Agreement. Licensee will have no right or authority and will not attempt to
negotiate, enter, permit or cause its employees or Sublicensees to negotiate or
attempt to or enter into contracts or commitments of any nature in the name of
or on behalf of Southland that provide for successor liability or that purport
to bind Southland in any respect whatsoever.

----------
         [***]Text omitted pursuant to a request for confidential treatment and
              filed separately with the Securities and Exchange Commission.

                                       20
<PAGE>

SECTION XII. NOTICES.

         A. Any notice, request, demand or statement herein required or desired
to be given by either party to the other, shall be in writing in an envelope
addressed:

if to LICENSEE:            SOUTHWEST CONVENIENCE STORES, INC.
                           Attn:  Donald E. Wood, President
                           415 N. Grant Avenue (79761)
                           P.O. Box 711
                           Odessa, TX 79760

with a copy to:

                           TODD, BARRON & THOMASON, P.C.
                           Attn:  Jimmie B. Todd
                           3800 E. 42nd Street, Suite 409
                           Odessa, TX 79762

if to SOUTHLAND:           THE SOUTHLAND CORPORATION
                           Attn:  Southland Licensing Group
                           2711 North Haskell Avenue
                           Dallas, Texas 75204
                           Facsimile No. 214/841-6590

with a copy:               Attn: Legal Department
                           Facsimile No. 214/841-6574

and shall be deemed given or delivered:

                  (1) upon personal delivery at the above addresses to a
corporate officer of Licensee or Southland; or

                  (2) if dispatched via telegraph, cable or facsimile to the
above addresses or numbers, ninety-six (96) hours after submission to telegraph
or cable company or after transmitted; or

                  (3) seven (7) days after posting in United States mail to the
above addresses, if deposited in the post office first class air mail postage
prepaid, registered or certified, return receipt requested.

         Either party may from time to time designate by notice to the other
party another address in lieu of the address stated herein.

         B. In the event of a postal strike in the United States, notices shall
only be effective when given pursuant to paragraphs (1) through (3) of
subsection A of this Section XII until regularly scheduled postal delivery has
resumed.

                                       21
<PAGE>

SECTION XIII. RIGHT OF FIRST REFUSAL.

         A. If, at any time after the Effective Date Licensee receives a bona
fide offer for the purchase of all or any part of Licensee's business (or
ownership) under this Agreement which Licensee decides to accept, Licensee
agrees that Southland, or its nominee or designee, will have and is hereby
granted an option to purchase said business upon the same terms and conditions
as such bona fide offer. Immediately after receipt of such offer, Licensee will
give Southland notice of all of the terms and provisions thereof. Southland or
its nominee or designee will have thirty (30) days after receipt of all
necessary documents within which to review the offer and to notify Licensee of
its election. The failure of Southland or its nominee or designee to exercise
the option provided in this Section XIII will not affect Southland's right to
approve any assignment of this Agreement to such purchaser or a later purchaser.
Licensee's right to unilaterally terminate this Agreement will not apply in the
event Licensee has received a bona fide offer to purchase all or a portion of
Licensee's assets or business and until Southland has had the right to exercise
or decline this right.

         B. Should Southland, its nominee or designee decline to exercise the
right of first refusal and should Southland approve such purchaser, conditions
precedent to such purchaser's assignment are that:

                  (1) such purchaser executes a release in favor of Southland
(in a form acceptable to Southland) of any and all claims against Southland for
any amount paid by such purchaser to Licensee or by Licensee to Southland prior
to, or relating to the periods prior to, the purchase of Licensee's business (or
portion thereof) by such purchaser and for all representations or statements
made by Licensee or its agents;

                  (2) such purchaser executes (in form acceptable to Southland)
an assumption of the applicable portions of this Agreement or, at Southland's
option, a new area license agreement, and a release of Southland with respect
thereto;

                  (3) Licensee executes (in form acceptable to Southland):

                        (a) an assignment to such purchaser of the applicable
portions of this Agreement or, as appropriate, a termination and release of this
Agreement; and

                        (b) an indemnity for claims by such purchaser against
Southland released as provided in Paragraph (1) of this subsection B of this
Section XIII;

                  (4) Licensee pays in full any amount then due from Licensee to
Southland;

                  (5) such purchaser agrees to submit personnel to training by
Southland and pay a reasonable fee reimbursing Southland in an amount determined
by Southland; and

                  (6) such purchaser agrees to pay Southland's legal expenses
and costs associated with effecting the assignment.

                                       22
<PAGE>

         C. Licensee's right of first refusal and first option.

                  (1) If, at any time after the Effective Date, but before any
Effective Termination of this Agreement, Southland receives a bona fide offer to
license any one or more or all of the counties listed on Exhibit A-1 as
"Optional Licensed Territory," Southland agrees that Licensee shall have the
first right of refusal to license those counties, within the Optional Licensed
Territory, which are subject to the offer and upon the same terms and conditions
as such bona fide offer. Immediately after the receipt of such offer, Southland
will give Licensee notice of all the terms and provisions thereof. Licensee will
have thirty (30) days after receipt of all necessary documents within which to
review the offer and to notify Southland of its election to exercise or not its
right of first refusal to license. In the event Licensee declines to license
such counties, they may be licensed to others, but Licensee's failure to
exercise this right shall not preclude Licensee from utilizing this right on
counties still available in the Optional Licensed Territory.

                  (2) In the event Southland determines that it will begin
operations in any of the counties listed on Exhibit A-1, "Optional Licensed
Territory," Southland will first provide Licensee the right to license such
counties on whatever terms Southland reasonably deems appropriate for such
counties (including, but not limited to, License Fees, Royalty, Quota and other
appropriate provisions) and upon the execution of an amendment to this License
Agreement evidencing all of those terms and satisfactory to both.

                        Southland will provide Licensee with the necessary
information and Licensee shall have thirty (30) days from the date of receipt of
that information to notify Southland of its election to accept or reject the
offered terms.

                  (3) In the event Licensee elects to exercise the right of
first refusal, Licensee shall execute an amendment to this Agreement,
satisfactory to both parties, covering such counties in the Optional Licensed
Territory as are required under this right.

                  (4) Neither the failure to exercise nor the partial exercise
of this right of first refusal or the right of first option to license shall be
deemed a waiver or foreclosure of a subsequent full or partial (depending upon
circumstances) exercise of those rights.

SECTION XIV. LICENSEE'S OBLIGATION AS SUBLICENSOR.

         A. In connection with any Convenience Stores to be operated by
individual store franchisees of Licensee, Licensee hereby covenants and agrees
that Licensee shall not sell franchises pursuant to this Agreement except in
compliance with the applicable franchise laws, including registration prior to
selling or negotiating the sale of franchises in any state where so required.

                                       23
<PAGE>

         B. Licensee shall comply with all applicable state and federal laws in
connection with any offer to sell, solicitation of any offer to purchase, sale,
or transfer a franchise, or in connection with the operation or termination of
franchises. Upon Licensee's request, Southland will provide Licensee copies of
Southland's franchise offering circulars and provide such other reasonable
information necessary to enable Licensee to comply with applicable franchise
laws regarding presale disclosure.

         C. Concurrent with (i) the filing of any Uniform Franchise Offering
Circulars or other franchising materials with any governmental agency in any
states within the Licensed Territory or in any way connected with 7-Eleven
Stores in the Licensed Territory, or (ii) the use of any such materials in any
states within the Licensed Territory or in any way connected with 7-Eleven
Stores in the Licensed Territory, Licensee shall provide copies to Southland of
any and all Uniform Franchise Offering Circulars, annual reports, and any other
documentation prepared or used by Licensee in order to comply with any state or
federal law, rule, or regulation with regard to any offer to sell, solicitation
of any offer to purchase, sale, or transfer of a franchise, or in connection
with the operation of franchises, including all materials submitted to any state
agency for filing or registration purposes.

         D. Nothing herein shall be construed as allowing Licensee to sublicense
any geographic territory (except for single store licenses or franchises
contemplated above) within the Licensed Territory.

SECTION XV. ARBITRATION AND MEDIATION.

         A. Unless prohibited by applicable law, any controversy or claim
arising out of or relating to this Agreement, or a breach hereof, except for a
claim of termination by either party, will be settled by arbitration to be held
in Dallas, Texas or such other location as may be agreed upon by the parties.
Any such arbitration shall be conducted in accordance with the Arbitration Rules
of the American Arbitration Association (the "Association"), and judgment upon
any award rendered by the arbitrator may be entered in any court having
jurisdiction thereof.

         B. A demand for arbitration:

                  (1) if based in whole or in part on wrongful termination,
shall be filed with the Association within thirty (30) days after a notice of
termination is received (as determined in Section XII, above);

                  (2) if based on any other ground, may be filed with the
Association and served on the other party at any time during the term of this
Agreement, or within the period provided by the applicable statute of
limitations; and

                  (3) shall contain a statement setting forth the nature of the
dispute, the amount involved, if any, and the remedy sought.

                                       24
<PAGE>

         C. Arbitration will not proceed until any protest of arbitrability is
resolved by an appropriate court, if necessary. The arbitrator will have
authority to assess damages sustained by reason of any breach or wrongful
termination of this Agreement. The parties will share equally all expenses of
the arbitrator and the Association, and each party will bear its own expenses
incident to the arbitration.

         D. The arbitrator will not extend, modify or suspend any of the terms
of this Agreement or the reasonable standards of business performance set by
Southland in good faith. The decision of the arbitrator within the scope of this
submission (as provided in this Section XV) shall be final and binding on all
parties and any right to judicial action on any matter subject to arbitration
hereunder is hereby waived, except suit to enforce the arbitration award.

         E. If the rules of the Association differ from this Section XV, the
provisions herein shall control.

         F. Notwithstanding the above, the parties hereto agree to voluntarily
submit disagreement issues to mediation under a professional mediation
organization, before resulting to arbitration.

SECTION XVI. GENERAL CONDITIONS.

         A. This Agreement is the complete and only agreement between the
parties, and all negotiations, representations and prior written or oral
understandings are merged herein. This Agreement will not be modified or changed
except in writing executed by both parties hereto.

         B. This Agreement will be binding upon and inure to the benefit of the
parties hereto and their respective legal representatives, successors and
assigns.

         C. The captions herein are for the convenience of the parties and will
not be considered in any question of interpretation or construction of this
Agreement.

         D. Either party hereto will have the right to require specific
performance of the other party.

         E. Southland has not and does not warrant or represent that any printed
manuals or forms or other materials which it has furnished or will furnish
Licensee hereunder are valid or enforceable in the Licensed Territory as written
and expressly disclaims any warranties or representations regarding the value or
results to be obtained from use by Licensee or its Sublicensees of any material
or information furnished by Southland hereunder, which shall be the sole
responsibility of Licensee, and further, Southland disclaims any warranties of
merchantability or fitness for any particular purpose, whether or not intended.

         F. The failure of either party to enforce at any time or for any period
of time any provision of this Agreement will not be construed to be a waiver of
such provision or of the right of such party thereafter to enforce each such
provision.

                                       25
<PAGE>

         G. In all references herein to any parties, persons, entities or
corporations, the use of any particular gender or the plural or singular number,
is intended to include the appropriate gender or number as the text of this
Agreement may require.

         H. It is understood and agreed that where any approval or consent is
herein required, same shall not be unreasonably withheld.

         I. Notwithstanding anything herein to the contrary, and except for the
purposes of Royalty payments due, Southland and/or Licensee shall not be
responsible in damages to the other for any failure or delay in performance
hereunder due to (1) any governmental act or regulation; (2) war, civil
commotion, earthquake, fire, flood or other disaster or similar event or (3) any
other event beyond such party's control; provided, however, such party shall
take all steps reasonably possible to mitigate damages caused by such failure or
delay. Notwithstanding the foregoing, if such failure or delay shall continue
for more than one hundred and eighty (180) days, the party against whom such
failure or delay affects most detrimentally shall have the right at any time
thereafter during the continuance of such failure or delay to terminate this
Agreement under subsection A of Section VIII hereof by giving thirty (30) days
prior notice thereof to Licensee.

         J. Neither Southland nor Licensee shall issue or cause to be issued any
press release, publicity or other public statement concerning this Agreement
without the prior written consent of the other party.

         K. If any provision of this Agreement, except payments from Licensee to
Southland, is held by a court of competent jurisdiction to be invalid, the
remainder hereof will not be affected thereby.

         L. All payments due Southland hereunder shall be made in United States
dollars in the United States or such other place as Southland may designate in
writing.

         M. This Agreement shall be construed under the laws of Texas, United
States of America. For purposes of any controversy or claim arising out of or
relating to this Agreement or to enforce any term, representation, warranty,
covenant or condition herein contained, Licensee and Southland hereby submit to
the jurisdiction in Dallas County, Texas, United States of America.

         N. This Agreement shall be executed in duplicate, which together will
constitute a single original.

         O. All confidential and trade secret information of Southland which
Licensee obtains hereunder will be used exclusively by Licensee, its
representatives and employees solely for the purpose set forth herein. Such
information shall not be disclosed to any party not specifically authorized
hereunder to receive same, in any manner whatsoever, in whole or in part,
without the prior written consent of Southland and shall not be reproduced,
distributed or revealed in whole or in part to any person other than to
Licensee's representatives and employees each of whom have been informed of the
confidential and proprietary nature of such information.

                                       26
<PAGE>

         IN WITNESS WHEREOF, Southland and License have executed this Agreement
this 2nd day of June 1993.

                                            THE SOUTHLAND CORPORATION
ATTEST:

By       /s/ Edward Herman                  By  /s/ Adrian O. Evans
         ---------------------------            -------------------
         Edward Herman                          Adrian O. Evans
         Assistant Secretary                    Vice President

                                            LICENSEE
                                            SOUTHWEST CONVENIENCE STORES, INC.
ATTEST:

By       /s/ Jack Wood                      By  /s/ Donald E. Wood
         ---------------------------            ------------------
         Jack Wood                              Donald E. Wood
         Secretary                              President

                                       27
<PAGE>

                                    EXHIBIT A
                               LICENSED TERRITORY

The License to be granted covers the following counties in the States of Texas
and New Mexico:

<Table>
<Caption>
TEXAS                                                            NEW MEXICO
<S>                             <C>                              <C>
Andrews                         Pecos                            Bernalillo
Bailey                          Presidio                         Catron
Borden                          Reagan                           Chaves (1)
Brewster                        Reeves                           Cibola
Cochran                         Scurry                           Curry
Crane                           Sterling                         De Baca
Crockett                        Terrell                          Dona Ana
Crosby                          Terry                            Eddy
Culberson                       Upton                            Grant
Dawson                          Ward                             Guadalupe
Ector                           Winkler                          Hidalgo
El Paso                         Yoakum                           Lea
Floyd                                                            Lincoln
Gaines                                                           Los Alamos (2)
Garza                                                            Luna
Glasscock                                                        McKinley
Hale                                                             Otero
Hockley                                                          Quay
Howard                                                           Roosevelt
Hudspeth                                                         San Miguel
Jeff Davis                                                       Sandoval
Lamb                                                             Santa Fe (2)
Loving                                                           Sierra
Lubbock                                                          Socorro
Lynn                                                             Taos
Martin                                                           Torrance
Midland                                                          Union
Mitchell                                                         Valencia
</Table>

1.       Not part of the Licensed Territory until a 5-year, 5-mile noncompete is
         completed, which will end at December 31, 1994.

2.       Not part of the Licensed Territory until a 5-year noncomplete is
         completed, which will end at December 31, 1993.

                                             Southland /s/ Adrian O. Evans
                                                       -------------------------

                                             Licensee  /s/ Donald E. Wood
                                                       -------------------------

                                             Date June 2, 1993
                                                  ------------------------------

<PAGE>

                                   EXHIBIT A-1

                           OPTIONAL LICENSED TERRITORY

The following counties in the state of Texas shall be subject to the right of
first refusal and right of option to license to the extent, and as set out in
subsection C of Section XIII of this agreement.

                                  Callahan
                                  Carson
                                  Coke
                                  Dallam
                                  Gray
                                  Irion
                                  Jones
                                  Nolan
                                  Oldham
                                  Potter
                                  Randall
                                  Schleicher
                                  Shackelford
                                  Sutton
                                  Taylor
                                  Tom Green
                                  Wheeler

<PAGE>

                                    EXHIBIT B

                   LIST OF CONVENIENCE STORES AND TRUCK STOPS

                   OWNED/LEASED BY ENTITY RELATED TO LICENSEE

<Table>
<S>                  <C>                                  <C>
1.  Merit Store      721 W. County Road                   Odessa, TX 79763

2.  Merit Store      1800 N. Big Spring                   Midland, TX 79763

3.  Merit Store      4525 E. University                   Odessa, TX 79762

4.  Merit Store      8468 W. University                   Odessa, TX 79764

5.  Merit Store      317 N. Dixie                         Odessa, TX 79761

6.  Merit Store      3700 Andrews Hwy.                    Odessa, TX 79762

7.  Merit Store      1000 N. Golder                       Odessa, TX 79761

8.  Truck Stop       Rt. 1, Box 583                       Longview, TX 75602
                     I-20 & Exit 599

9.  Truck Stop       P.O. Box 10                          Las Cruces, NM 88004
                     I-20 & Exit 155

10. Truck Stop       2400 W. Loop 250                     Midland, TX 79701
</Table>

                                     Southland /s/ Adrian O. Evans
                                               ---------------------------------

                                     Licensee  /s/ Donald E. Wood
                                               ---------------------------------

                                     Date June 2, 1993
                                          --------------------------------------

<PAGE>

                                   EXHIBIT C

                CONVENIENCE STORES INITIALLY COVERED BY AGREEMENT

[***]

----------
[***] Text of entire exhibit omitted pursuant to a request for confidential
treatment and filed separately with the Securities and Exchange Commission.

<PAGE>

                                   EXHIBIT D

                        TRAINING AND TECHNICAL ASSISTANCE
               PROVIDED OR TO BE PROVIDED TO LICENSEE BY SOUTHLAND

A.       STORE OPERATION TRAINING

         Either at Southland's Facilities or in Licensed Territory

                  (1)      Training in Southland's "7-Eleven Store Operation
                           Training Program."

                  (2)      Training in Southland's "7-Eleven Training Store
                           Operations."

                  (3)      The assistance of Southland's personnel for the
                           purpose of assisting the Licensee in establishing a
                           training store.

B.       REAL ESTATE

         Either at Southland's Facilities or in Licensed Territory

                  (1)      Training covering Southland's convenience store real
                           estate policies and procedures, including location
                           analysis and selection, the provisions of real estate
                           forms provided by Southland and establishment of a
                           location number system for Licensee.

                  (2)      The assistance of Southland's real estate personnel
                           to participate in the selection of Licensee's certain
                           number of convenience stores.

C.       CONSTRUCTION AND EQUIPMENT

         Either at Southland's Facilities or in Licensed Territory

                  (1)      Training covering Southland's architecture,
                           construction and equipment programs.

                  (2)      The continuing evaluation of convenience store plans
                           and modifications submitted to Southland's general
                           offices by Licensee.

                  (3)      The assistance of Southland's construction personnel
                           after Licensee has selected the first convenience
                           store location to consult with Licensee's architect's
                           and/or engineers regarding plans and specifications
                           for the construction and equipment.

<PAGE>

D.       BOOKKEEPING

         Either at Southland's Facilities or in Licensed Territory

                  (1)      Training covering Southland's convenience store
                           bookkeeping system, including general accounting,
                           data processing and store accounting of certain of
                           Licensee's personnel.

                  (2)      Continuing evaluation of Licensee's financial
                           statements and reports concerning operations under
                           the Agreement which are submitted to Southland
                           pursuant to the Agreement.

                  (3)      Training regarding Southland's convenience store
                           bookkeeping program of certain of Licensee's
                           personnel.

                  (4)      The assistance of Southland's convenience store
                           accounting personnel at the time of the beginning of
                           the License Agreement to participate in establishing
                           a bookkeeping program for Licensee for a period of
                           approximately one month.

E.       MERCHANDISING

         Either at Southland's Facilities or in Licensed Territory

                  (1)      Training - covering Southland's convenience store
                           merchandising policies, philosophy and procedure.

                  (2)      Continuing evaluation, if requested, of Licensee's
                           merchandising programs submitted to Southland's
                           general office by the Licensee.

                  (3)      The assistance of Southland's merchandising personnel
                           to participate in the analysis of various marketing
                           and competition factors in the marketplace.

                  (4)      The assistance of Southland's merchandising personnel
                           to participate in the initial setup and analyze
                           product movement and layout.

                  (5)      The assistance of Southland's merchandising personnel
                           to participate in an analysis of Licensee's
                           merchandising programs.

F.       ADVERTISING, SALES PROMOTION AND PUBLIC RELATIONS

         Either at Southland's Facilities or in Licensed Territory

                  (1)      Training covering Southland's convenience store
                           advertising, sales promotion and public relations
                           philosophies and programs.

                  (2)      Continuing evaluation, if requested, of Licensee's
                           advertising, sales promotion and public relations
                           philosophies and programs submitted to Southland's
                           general office by Licensee.

<PAGE>

                  (3)      The assistance of Southland's personnel to counsel
                           with Licensee regarding the development of
                           advertising, sales promotion and public relations
                           programs and strategy.

G.       Licensee and Southland, except as otherwise provided herein, will each
bear the expense of their respective personnel including all expenses for
travel, accommodations and meals.

                                        Southland  /s/  Adrian O. Evans
                                                  -----------------------------

                                        Licensee  /s/  Donald E. Wood
                                                  -----------------------------

                                        Date  June 2, 1993
                                              ---------------------------------

<PAGE>

                                   EXHIBIT E

                      PRINTED FORMS AND MANUALS RELATING TO
                     SOUTHLAND'S CONVENIENCE STORE OPERATION
                              IN THE UNITED STATES

TO BE DELIVERED BY SOUTHLAND TO LICENSEE TERRITORY DURING THE TRAINING PERIOD.

A.       REAL ESTATE

         (1)      Two copies of the "Real Estate Policy and Procedure Manual,"
                  including typical real estate forms.

         (2)      One copy of the "Market Development Plan."

B.       EQUIPMENT

         (1)      Two copies of the "Equipment Specifications List."

C.       CONSTRUCTION

         (1)      Two copies each of representative standard "7-Eleven Store"
                  plans and specifications.

         (2)      Two copies of the "7-Eleven Construction Handbook."

D.       BOOKKEEPING

         (1)      One copy each of current typical accounting forms.

         (2)      Two copies of the "7-Eleven Office Manager's Accounting
                  Manual."

E.       FRANCHISING (delivered upon request)

         (1)      Two copies each of typical 7-Eleven Franchise UFOC with
                  Franchise Agreement.

         (2)      Two copies of 7-Eleven Franchise Systems Manual.

         (3)      Two copies of Field Representative Field Book.

         (4)      Two copies of printed materials used by Southland in the
                  introduction and presentation to a prospective franchisee of
                  the 7-Eleven "Store Agreement."

<PAGE>

F.       STORE OPERATIONS

         (1)      One copy of the "New Employee Training Program" (NETP).

         (2)      Two copies of the Supervisor Field guides.

         (3)      One NETP video.

         (4)      One set of Store Manager Training Program (SMTP) material.

         (5)      One set of leader guides for both NETP and SMTP.

G.       MERCHANDISING

         (1)      One copy of the Individual Store Development Process ("ISDP").

         (2)      One copy of the Accelerated Inventory Management ("AIM")
                  program.

H.       CHALLENGE OF EXCELLENCE

         (1)      Two copies of Challenge of Excellence Program Guide Book.

                              Southland  /s/  Adrian O. Evans
                                         ---------------------------------------

                              Licensee  /s/  Donald E. Wood
                                        ----------------------------------------

                              Date  June 2, 1993
                                    --------------------------------------------

<PAGE>

                                    EXHIBIT F

                 PRE-AUTHORIZED TRANSFEREES OF LICENSEE'S STOCK

1.       Clay Wood

2.       Jack Wood

3.       Donald E. Wood

4.       Southwest Energy Distributors, Inc.

                              Southland  /s/  Adrian O. Evans
                                         ---------------------------------------

                              Licensee  /s/  Donald E. Wood
                                        ----------------------------------------

                              Date  June 2, 1993
                                    --------------------------------------------

<PAGE>

                                   EXHIBIT G

              AUTHORIZED SHARES AND RECORD AND BENEFICIAL OWNERSHIP

<Table>
<Caption>
       NO. OF SHARES AUTHORIZED                     CLASS OF STOCK                               PAR
<S>                                                 <C>                                      <C>
                200,000                                 Common                               $1.00/Share
</Table>

<Table>
<Caption>
   OWNERSHIP RECORD/BENEFICIAL OWNER
                                                     NO. OF SHARES                         CLASS OF STOCK
<S>                                                 <C>                                      <C>
Jack Wood                                               100,000                                Common
Don Wood                                                100,000                                Common
</Table>

                              Southland  /s/  Adrian O. Evans
                                         ---------------------------------------

                              Licensee  /s/  Donald E. Wood
                                        ----------------------------------------

                              Date  June 2, 1993
                                    --------------------------------------------

<PAGE>

                                   EXHIBIT H

                              STORE QUOTA SCHEDULE

<Table>
<Caption>
                 YEAR                         NEW STORES                  TOTAL STORES
<S>                                           <C>                         <C>
1.  Effective Date through December             ______                        [***]
     31, 1997
</Table>

At least [***] stores or the total of [***] plus such merit Stores and Truck
Stops as are converted to 7-Eleven shall remain open and operating at all times.
In the event that more than [***] total stores are opened and operating under
this Agreement, 90% of all stores opened, or [***] stores, whichever is greater,
shall remain open and operating at all times during the term of this Agreement.
At such time as the parties agree on a new Quota or one is determined, that new
Quota shall replace this.

                              Southland  /s/  Adrian O. Evans
                                         ---------------------------------------

                              Licensee  /s/  Donald E. Wood
                                        ----------------------------------------

                              Date  June 2, 1993
                                    --------------------------------------------

----------
[***] Text omitted pursuant to a request for confidential treatment and filed
separately with the Securities and Exchange Commission.

<PAGE>

                                   EXHIBIT I

                        ADDITIONAL TRADE OR SERVICE MARKS

The following are additional Trade or Service Marks exclusively licensed to
Licensee in the Licensed Territory which grant does not preclude Southland from
advertising the 7-Eleven Mark, the Trademarks and those marks in the Licensed
Territory.

                                   Big Gulp(R)

                                   Slurpee(R)

                                   Big Bite(R)

                              Southland  /s/  Adrian O. Evans
                                         ---------------------------------------

                              Licensee  /s/  Donald E. Wood
                                        ----------------------------------------

                              Date  June 2, 1993
                                    --------------------------------------------

<PAGE>

                                   EXHIBIT J

            [EXHIBIT J HAS BEEN AMENDED AND SUPERSEDED BY EXHIBIT J-1
               TO AMENDMENT TO AREA LICENSE AGREEMENT AND CONSENT
                                 TO ASSIGNMENT]<PAGE>

                                                                  EXHIBIT 10.2.1

                       AMENDMENT TO AREA LICENSE AGREEMENT
                            AND CONSENT TO ASSIGNMENT

         This Amendment to Area License Agreement and Consent to Assignment
("Agreement") is made and entered into this 20th day of December, 1996, by and
between THE SOUTHLAND CORPORATION ("Licensor") and PERMIAN BASIN INVESTMENTS,
INC., d/b/a SOUTHWEST CONVENIENCE STORES, INC. ("SCS, Inc.").

                                   BACKGROUND

A.       Licensor and SCS, Inc., entered into an Area License Agreement
         ("License Agreement") dated June 2. 1993.

B.       SCS, Inc. wishes to transfer and assign the License Agreement to
         Southwest Convenience Stores, LLC ("Licensee") effective on or about
         January 1, 1997 ("Effective Date").

C.       The Licensee will be a limited liability company owned 65.6% by SCS,
         Inc. and 34.4% by Fina Oil and Chemical Company ("Fina").

D.       Licensor and SCS, Inc. wish to modify and amend the License Agreement
         effective the Effective Date, with the Licensee then assuming the
         License Agreement as amended.

E.       On the terms set forth in this Agreement, Licensor will consent to the
         assignment of the License Agreement, as amended, from SCS, Inc. to the
         Licensee.

         NOW, THEREFORE, in consideration of the terms and conditions set forth
herein and other good and valuable consideration, and intending to be legally
bound hereby, the parties hereto agree as follows:

                                    ARTICLE I
                         AMENDMENT OF LICENSE AGREEMENT

         1.1 On the Effective Date of this Agreement, Licensee hereunder shall
be deemed the Licensee under the License Agreement and the License Agreement
shall be amended by the addition of the following provisions under Section VI
(Licensee's Representations, Duties and Obligations):

                  "N. Licensee and Licensee's Members, Board of Managers and/or
         employees ("Principals") shall not either during the term of this
         License Agreement, or at any time thereafter, communicate, reproduce,
         publish, disclose, divulge, use or authorize anyone else to
         communicate, reproduce, publish, disclose, divulge, or use, for the
         benefit of themselves (other than in connection with the operation of
         the licensed business during the term hereof) or any other person,
         partnership, association, corporation, including but not limited to
         Fina Oil and Chemical Company, or other entity, any secret or
         confidential information relating to the business, trade practices,
         Trade Secrets, methods of operation, software, computer systems, sales,
         promotions, marketing, technology, know-how or recipes of the Licensor,
         the 7-Eleven System, or operation of the 7-Eleven Stores and

<PAGE>

         licensed business which may be communicated to Licensee or Licensee's
         Principals in any way or of which Licensee or Licensee's Principals may
         be appraised by virtue of Licensee's operation under the terms of this
         License Agreement (all the "Confidential Information").

                  "O. Licensee and Licensee's Principals shall divulge the
         Confidential Information only to such of Licensee's employees as must
         have access to it in order to operate the licensed business. Any and
         all information, knowledge, know-how, and techniques provided or made
         available by Licensor shall be deemed to be a part of the Confidential
         Information for purposes of this License Agreement, except (i)
         information which Licensee or any of Licensee's Principals can
         demonstrate came to their attention prior to disclosure thereof by
         Licensor or which is already in the public domain; (ii) information
         which, at or after the time of disclosure by Licensor to Licensee or
         Licensee's Principals, lawfully had become or later becomes a part of
         the public domain, through lawful publication or communication by
         others, (iii) information which is independently developed by Licensee
         or Licensee's Principals without the benefit of Confidential
         Information.

                  "P. Any and all information, knowledge, know-how and
         techniques used in or related to the 7-Eleven System that Licensor
         communicates in writing or otherwise to Licensee including, but not
         limited to the 7-Eleven System software, the contents of the Manuals,
         plans, and specifications and other materials, marketing information
         and strategies, site evaluation and selection techniques, merchandising
         information or computer systems provided by Licensor shall be deemed to
         be a part of the Confidential Information for purposes of this License
         Agreement

                  "Q. Any and all information, trade secrets, knowledge,
         know-how, techniques, and any materials used in or related to the
         7-Eleven System which Licensor provides to Licensee in connection with
         this License Agreement which Licensor designates as confidential shall
         be deemed to be a part of the Confidential Information for purposes of
         the License Agreement."

         1.2 On the Effective Date of this Agreement the License Agreement shall
be amended by deleting the Exhibit "J" (West Texas Present Value Schedule for
Termination) and by substituting a new Exhibit "J-l", which is attached to and
made a part of this Agreement and the License Agreement. If the Termination Fee
called for by Exhibit "J-1" is to be paid, Licensee shall immediately pay such
fee to Licensor.

         1.3 On the Effective Date of this Agreement, the License Agreement
shall be amended to provide that notices to Licensee, pursuant to Section XII
(Notices), shall be addressed as follows:

                                       2
<PAGE>

                  SOUTHWEST CONVENIENCE STORES, LLC
                  Attention: Donald E. Wood, President
                  415 North Grant Avenue
                  P. 0. Box 711
                  Odessa, Texas 79760
                  Telecopy Number: (915) 333-4535

                  with Copies to:

                  TODD, BARRON & THOMASON, P.C.
                  Attention: Jimmie B. Todd
                  3800 East 42nd Street Suite 409
                  Odessa, Texas 79762
                  Telecopy Number: (915) 367-7092

                  and

                  FINA OIL AND CHEMICAL COMPANY
                  Attention: General Counsel
                  8350 North Central Expressway
                  Dallas, Texas 75206
                  Telecopy Number: (214) 750-2987

         1.4 On the Effective Date of this Agreement the License Agreement shalt
be clarified to provide that references in Section XIII (Right of First Refusal)
to "all or any part of Licensee's business" shall mean the sale of one or more
of Licensee's Convenience Stores, or the sale of any other substantial portion
of its assets, or any voting or membership, equity or any other interest in the
Licensee.

         1.5 On the Effective Date of this Agreement the License Agreement shall
be amended by the addition of a new Section XVII, as follows;

                                  "ARTICLE XVII
                           SPECIAL TRANSFER CONDITIONS

                  "A. In the event Fina wishes to acquire Effective Control (as
         defined in paragraph L below) of the Licensee, which acquisition Fina
         and SCS, Inc. acknowledge and agree is subject to the Licensor's Right
         of First Refusal and separately subject to the Licensor's right to
         approve or reject the acquisition by Fina of Effective Control of the
         Licensee, as set forth in Section VII of the License Agreement, Fina
         may propose an interim management team (composed of non-competitors and
         otherwise acceptable to Licensor) to be responsible for operation of
         the Licensee. If that team is satisfactory to Licensor, in Licensor's
         sole discretion, then after Fina is so advised in writing, Fina may
         complete the acquisition of Effective Control of the Licensee for a
         period of up to eighteen (18) months and allow the approved management
         team to take control over and operate the Licensee for such period.

                                       3
<PAGE>

                  "B. During the eighteen (18) month period in which the
         approved management team shall operate the Licensee, Fina may: (i)
         propose to sell Effective Control of Licensee to an independent third
         party; (ii) propose an ownership or management structure for the
         Licensee by which Fina no longer retains Effective Control; or (iii)
         propose arrangements by which Fina would be acceptable to Licensor as
         the "Licensee" or otherwise retain Effective Control (collectively, the
         "Fina Options").

                  "C. In the event Fina selects a proposed purchaser of the
         Effective Control owned by Fina, it shall bring that entity to the
         attention of the Licensor. Within a reasonable time after all
         information necessary, in the Licensor's opinion, for the Licensor to
         properly evaluate the proposed purchaser as the prospective owner of
         Effective Control of the Licensee has been presented to the Licensor,
         Licensor will, using its sole discretion, evaluate the proposed
         purchaser and advise the Licensee, Fina and the proposed purchaser,
         regarding whether Licensor will elect to exercise its Right of First
         Refusal or, in the alternative, approve such purchase and the proposed
         purchaser for ownership of Effective Control of the Licensee. The
         information disclosed to the Licensor shall include all details about
         the proposed sale of Effective Control of the Licensee.

                  "D. In the event the Licensor approves the proposed purchaser,
         the consummation of the sale of Effective Control of the Licensee to
         the prospective purchaser shall be consummated within six (6) months
         after the approval is granted and shall be upon the same terms as
         approved by the Licensor.

                  "E. In the event the proposed purchaser is not approved and no
         substitute purchaser is approved by the Licensor within the eighteen
         (18) month period herein provided for, if Fina elects not to seek an
         approved purchaser upon taking Effective Control, or if the terms of
         sale of Effective Control of the Licensee are different from those
         shared with the Licensor and Fina fails to exercise any of the other
         Fina Options in accordance with the terms and conditions hereof, then,
         unless the Licensor elects to exercise its right of first refusal upon
         the altered terms, the Licensor may, in its discretion, terminate this
         License Agreement effective upon notice to the Licensee. If Licensor
         elects to terminate the License Agreement, the Termination Fee provided
         for by the new Exhibit "J-1" shall be immediately paid by Licensee to
         Licensor.

                  "F. In the event Fina proposes to create an ownership or
         management structure for the Licensee pursuant to which Fina would no
         longer retain "Effective Control," it must do so within twelve (12)
         months of the interim management team taking control of the Licensee.

                  "G. Upon being provided with sufficient information regarding
         the proposed ownership or management structure, Southland will evaluate
         the proposal and, in its sole discretion, determine whether to approve
         it or not. If approved, the proposed ownership or management structure
         must be fully implemented as approved within three (3) months of
         approval by the Licensor.

                                       4
<PAGE>

                  "H. In the event the proposed ownership or management
         structure is not implemented within the time frame allowed hereunder,
         if an altered ownership or management structure is implemented, or if
         Fina elects not to offer a different ownership or management structure
         (after advising Licensor that it was going to do so), and Fina fails to
         exercise any of the other Fina Options in accordance with the terms and
         conditions hereof, Licensor may, in its discretion, terminate the
         License Agreement effective upon notice to the Licensee. If Licensor
         elects to terminate the License Agreement, the Termination Fee provided
         for by new Exhibit "J-l" shall be immediately paid by Licensee to
         Licensor.

                  "I. In the event Fina proposes other arrangements by which it
         would request that Southland approve Fina as the entity with Effective
         Control of the Licensee beyond the initial eighteen (18) month period
         provided above, any such proposal must be made within twelve (12)
         months of the interim management taking control of the Licensee. Within
         a reasonable time after Fina provides Licensor with sufficient
         information to evaluate the proposal whereby Fina would retain
         Effective Control of Licensee and which Fina is requesting the Licensor
         approve, Licensor will evaluate, in its sole discretion, and advise
         Fina whether or not the proposal is acceptable to Licensor. If the
         proposal is accepted by Licensor, it must be fully implemented as
         represented within three (3) months of Licensor's approval.

                  "J. In the event the proposed arrangement is not accepted by
         Licensor or no such arrangement is proposed by Fina, or if the proposal
         is implemented but is different from that approved by the Licensor,
         then Licensor may, in its discretion, terminate the License Agreement
         effective upon written notice to Licensee. If Licensor elects to
         terminate the License Agreement, the Termination Fee provided for by
         new Exhibit "J-1" shall be immediately paid by Licensee to Licensor.

                  "K. Nothing herein obligates Licensor to approve any proposals
         made by Licensee or Fina or waives any of Licensor's other rights
         hereunder and nothing herein shall be interpreted as in any way
         approving Fina as the "Licensee" or owner of Effective Control of the
         Licensee.

                  "L. For purposes of this Agreement, "Effective Control" shall
         mean, (i) the acquisition of more than 50% of the membership or any
         other equity or ownership interests of the Licensee, or (ii) the
         acquisition of more than 50% of the voting interest of the Licensee."

         1.6 Except as expressly amended in this Agreement, the License
Agreement shall remain unchanged and in full force and effect subject to its
terms.

                                       5
<PAGE>

                                   ARTICLE II
                    LIMITED WAIVER OF RIGHT OF FIRST REFUSAL
                       AND RIGHT OF APPROVAL OF ASSIGNMENT

         2.1 Licensor hereby waives its right of first refusal, as outlined in
Section XIII of the License Agreement, to match the offer made by Fina to
purchase a 34.4% interest in Licensee, which transaction is contemplated by this
document.

         2.2 Nothing herein shall be construed, either express or implied, as
providing Licensor's consent or waiver with respect to any other purchase of all
or any part of Licensee's business, including but not limited to any other
purchase offer made by Fina.

         2.3 Each certificate representing an ownership interest in Licensee
shall have conspicuously endorsed upon its face a statement in a form
satisfactory to Licensor that it is held subject to, and that further assignment
or transfer thereof is subject to, all restrictions imposed upon assignments by
the License Agreement.

         2.4 Prior to the assignment or issuance of any interest in Licensee to
a proposed new Member of Licensee, Licensee's Principals shall cause such
proposed new Member to enter into an agreement with Licensor, agreeing to be
bound by the covenants, representations and agreements of Licensee's Principals,
as set forth in this Agreement, including, without limitation, an obligation to
be bound by a right of first refusal similar to the Right of First Refusal and
the restriction on assignment contained in Section VII of the License Agreement.

                                   ARTICLE III
                      CONFIDENTIALITY AND NON-USE AGREEMENT

         4.1 Attached to and made a part of this Agreement as Exhibit 3.1 is a
Confidentiality and Non-Use Agreement executed by and among Licensor, Fina, and
SCS, Inc., whereby Fina and SCS, Inc. have agreed to certain provisions with
respect to the confidentiality and non-use of Licensor's Trade Secrets and other
Confidential Information.

                                   ARTICLE IV
                         PAYMENT OF PURCHASE MONEY NOTE

         5.1 On or prior to the Effective Date, SCS, Inc. shall pay in full its
Purchase Money Note to Licensor dated June 2, 1993, in the original principal
amount of $[***].

----------

[***]    Text omitted pursuant to a request for confidential treatment and filed
         separately with the Securities and Exchange Commission.

                                       6
<PAGE>

                                    ARTICLE V
                   CONSENT TO ASSIGNMENT OF LICENSE AGREEMENT

         6.1 Subject to the provisions of this Agreement and the assumption on
the Effective Date by the Licensee of all of the rights and obligations of SCS,
Inc. under the License Agreement, Licensor hereby consents to the assignment of
the License Agreement from SCS, Inc. to the Licensee.

         6.2 Nothing herein shall be construed, either express or implied, as
providing Licensor's consent to any further or other assignment in whole or in
part of Licensee's business, as defined in Section 1.4 of this Agreement.

                                   ARTICLE VI
              CONSENT TO ASSIGNMENT OF PURCHASE AND SALE AGREEMENT

         7.1 Attached to and made a part of this Agreement is a Consent to
Assignment of Purchase and Sale Agreement executed by and among Licensor, The
Southland Employees' Trust, and SCS, Inc., whereby Licensor and The Southland
Employees' Trust have consented to the assignment from SCS, Inc. to the Licensee
of the Purchase and Sale Agreement dated April 9, 1993, by and among Licensor,
The Southland Employees' Trust, and SCS, Inc.

                                   ARTICLE VII
                            COMPLETION OF TRANSACTION

         8.1 In the event for any reason SCS, Inc. fails to complete the
transaction involving the assignment of the License Agreement to Licensee by
March 1, 1997, this Agreement shall be null and void.

                                       7
<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Agreement of the
date stated above.

                                       THE SOUTHLAND CORPORATION
ATTEST:

                                       By: /s/ Steve B. LeRoy
                                           -------------------------------------
                                       Name: Steve B. LeRoy
                                             -----------------------------------
/s/ Michael R. (Illegible)             Title: Sr. Vice President
-----------------------------                 ----------------------------------
Assistant Secretary
                                       PERMIAN BASIN INVESTMENTS, INC., D/B/A
                                       SOUTHWEST CONVENIENCE STORES, INC.

ATTEST:

/s/ Jimmie B. Todd                     By: /s/ Donald E. Wood
-----------------------------              -------------------------------------
Assistant Secretary                    Name: Donald E. Wood
                                             -----------------------------------
                                       Title: President
                                              ----------------------------------

                                       8
<PAGE>

         Each of the undersigned acknowledges and agrees as follows:

         (1) Each has read the terms and conditions of this Agreement and the
License Agreement, and each acknowledges that the undertakings by Licensee's
principals under this Agreement and as stated below are made and given in
partial consideration of, and as a condition to, the Licensor's consent to the
assignment of the License Agreement;

         (2) Each is included in the term "Principals" as described in Article I
of this Agreement; and

         (3) Each individually makes all of the covenants, representations and
agreements of Licensee's Principals set forth in this Agreement and any
attachments or amendments thereto and is obligated to perform thereunder for so
long as it, he or she qualifies as such and thereafter to the extent expressly
provided by the terms of this Agreement. Nothing herein shall be construed as
granting to any of Licensee's Principals any of the rights or privileges of
Licensee set forth in the License Agreement or in this Agreement.

                                       LICENSEE'S PRINCIPALS:

                                       FINA OIL AND CHEMICAL COMPANY

ATTEST:                                By: /s/ Jeff D. Morris
                                           -------------------------------------
                                       Name: Jeff D. Morris
                                             -----------------------------------
/s/ (Illegible)                        Title: Vice President
-----------------------------                 ----------------------------------
Assistant Secretary

                                       PERMIAN BASIN INVESTMENTS, INC., D/B/A
                                       SOUTHWEST CONVENIENCE STORES, INC.

ATTEST:
                                       By: /s/ Donald E. Wood
                                           -------------------------------------
                                       Name: Donald E. Wood
                                             -----------------------------------
/s/ Jimmie B. Todd                     Title: President
-----------------------------                 ----------------------------------
Assistant Secretary

                                       9
<PAGE>

         Southwest Convenience Stores, LLC hereby accepts the above assignment
and assumes all of the rights and obligations of SCS, Inc. under the License
Agreement, as hereby amended.

                                      SOUTHWEST CONVENIENCE STORES, LLC

                                      By: /s/ Donald E. Wood
                                          --------------------------------------
                                      Title: President
                                             -----------------------------------
                                      Date: 12-20-96
                                            ------------------------------------

                                       10

<PAGE>
                                   EXHIBIT J-1

         The termination fee shall be an amount equal to the following formula:

<Table>
<Caption>
YEAR                                                         AMOUNT
----                                                         ------
<S>                                                          <C>
TERMINATION OCCURS AT ANY TIME WITHIN THE FIRST TWELVE       [***] TIMES THE IMMEDIATELY PRECEDING TWELVE (12)
MONTHS IMMEDIATELY FOLLOWING THE EFFECTIVE DATE.             MONTHS ROYALTY AS COMPUTED UNDER THE LICENSE AGREEMENT.

TERMINATION OCCURS AT ANY TIME WITHIN MONTHS THIRTEEN        [***] TIMES THE IMMEDIATELY PRECEDING TWELVE (12)
THROUGH TWENTY-FOUR IMMEDIATELY FOLLOWING THE EFFECTIVE      MONTHS ROYALTY AS COMPUTED UNDER THE LICENSE AGREEMENT.
DATE.

TERMINATION OCCURS AT ANY TIME WITHIN MONTHS TWENTY-FIVE     [***] TIMES THE IMMEDIATELY PRECEDING TWELVE (12)
THROUGH THIRTY-SIX IMMEDIATELY FOLLOWING THE EFFECTIVE       MONTHS ROYALTY AS COMPUTED UNDER THE LICENSE AGREEMENT.
DATE.

TERMINATION OCCURS AT ANY TIME WITHIN MONTHS THIRTY-SEVEN    [***] TIMES THE IMMEDIATELY PRECEDING TWELVE (12)
THROUGH FORTY-EIGHT IMMEDIATELY FOLLOWING THE EFFECTIVE      MONTHS ROYALTY AS COMPUTED UNDER THE LICENSE AGREEMENT.
DATE.

TERMINATION OCCURS AT ANY TIME WITHIN MONTHS FORTY-NINE      [***] TIMES THE IMMEDIATELY PRECEDING TWELVE (12)
THROUGH SIXTY IMMEDIATELY FOLLOWING THE EFFECTIVE DATE.      MONTHS ROYALTY AS COMPUTED UNDER THE LICENSE AGREEMENT.

TERMINATION OCCURS AT ANY TIME WITHIN DURING OR AFTER        [***] TIMES THE IMMEDIATELY PRECEDING TWELVE (12)
MONTH SIXTY-ONE IMMEDIATELY FOLLOWING THE EFFECTIVE DATE.    MONTHS ROYALTY AS COMPUTED UNDER THE LICENSE AGREEMENT.
</Table>

IN THE EVENT THE EFFECTIVE DATE PURSUANT TO THE AMENDMENT TO AREA LICENSE
AGREEMENT AND CONSENT TO ASSIGNMENT IS JANUARY 1, 1997 OR EARLIER, THE EFFECTIVE
DATE FOR PURPOSES OF THIS EXHIBIT J-1 SHALL BE JANUARY 1, 1997.

----------

[***] Text omitted pursuant to a request for confidential treatment and filed
separately with the Securities and Exchange Commission.

<PAGE>

                              Southland  /s/  (Illegible)
                                         ---------------------------------------
                              Licensee
                                         ---------------------------------------
                              Permian Basin Investments, Inc. d/b/a Southwest
                              Convenience Stores, Inc.

                              /s/ Donald E. Wood
                              --------------------------------------------------
                              Fina Oil and Chemical Company

                              /s/ Jeff D. Morris
                              --------------------------------------------------
                              Date  12-20-96
                                    --------------------------------------------

<PAGE>

                                   EXHIBIT 3.1

                      CONFIDENTIALITY AND NON-USE AGREEMENT

         This Confidentiality and Non-Use Agreement ("Agreement") is made and
entered into this ___ day of __________, 1996, by and among The Southland
Corporation ("Southland"), Fina Oil and Chemical Company ("Fina"), and Permian
Basin Investments, Inc. d/b/a Southwest Convenience Stores, Inc. ("SCS, Inc.").

                                   BACKGROUND:

A.       Southland and SCS, Inc. entered into an Area License Agreement
         ("License Agreement") dated June 2, 1993, which as amended will be
         assigned by SCS, Inc. to Southwest Convenience Stores, LLC ("Licensee")
         effective on or about January 1, 1997 ("Effective Date").

B.       The Licensee will be owned 65.6% by SCS, Inc. and 34.4% by Fina.

C.       Pursuant to agreements among Fina and SCS, Inc., Fina and SCS, Inc.
         shall be entitled to designate or assign certain individuals employed
         by Fina and SCS, Inc. to serve in management positions of Licensee. In
         connection with the operation of Licensee's business, these individuals
         may have access to certain confidential information and trade secrets
         of Southland, which the parties desire to protect.

         NOW THEREFORE, in consideration of the terms and conditions set forth
herein and of other good and valuable consideration, and intending to be legally
bound hereby, the parties hereto agree as follows:

                                    ARTICLE I
                                   DEFINITIONS

         1.1 Undefined terms used in this Agreement shall have the same meaning
as used in the License Agreement.

         1.2 As used in this Agreement, the term "Proprietary Information" shall
mean (i) any secret or confidential information of Southland relating to the
business, trade practices, Trade Secrets, methods of operation, software,
computer systems, sales, promotions, marketing, technology, know-how or recipes
of Southland, the 7-Eleven System or operation of the 7-Eleven licensed business
which may be communicated to Licensee or Licensee's Principals in any way or of
which Licensee or Licensee's Principals may be apprised by virtue of Licensee's
operation under the terms of the License Agreement, (ii) any and all
information, knowledge, know-how and techniques used in or related to the
7-Eleven System that Southland communicates in writing or otherwise to Licensee
including, but not limited to the 7-Eleven System software, the contents of the
Manuals, plans, and specifications and other materials, marketing information
and strategies, site evaluation and selection techniques, merchandising
information, computer systems or other information that Southland designates as
confidential, and (iii) any and all information, trade secrets, knowledge,
know-how, techniques and any materials used in or related to the 7-Eleven System
which Southland provides to Licensee in connection with the License Agreement
which Southland designates as confidential.

<PAGE>

         1.3 As used in this Agreement, the terms "Fina Managers" and "SCS, Inc.
Managers" shall mean the individuals designated by Fina or SCS, Inc. from time
to time to serve on the Board of Managers of Licensee.

         1.4 As used in this Agreement, the term "Assigned Employee" shall mean,
whether one or more, any individual who remains a Fina or SCS, Inc. employee and
is assigned to serve in full time capacity with Licensee.

         1.5 As used in this Agreement, the term "Fina's Retail Store
Operations" shall mean the activities of Fina's direct owned and operated stores
(including the activities of FinaServe, Inc., a subsidiary of Fina) now or
hereafter existing, including merchandising, accounting, employee training, and
purchasing activities. The term shall not include motor fuel supply operations
or credit card operations.

                                   ARTICLE II
                           CONFIDENTIALITY AND NON-USE

         2.1 Fina and SCS, Inc. acknowledge that they have received a copy of
the License Agreement. Fina and SCS, Inc. agree that they will not communicate,
reproduce, publish, disclose, divulge, use or authorize anyone else to
communicate, reproduce, publish, disclose, divulge, or use for the benefit of
themselves (other than in connection with the operation of the Licensee during
the term of the License Agreement) or any other person, partnership,
association, or corporation, any Proprietary Information.

         2.2 The obligations of confidentiality stated in 2.1 above shall not
apply to any Proprietary Information which (i) Fina or SCS, Inc. can demonstrate
came to its attention prior to disclosure thereof by Southland or which is
already in the public domain, (ii) at or after the time of disclosure by
Southland to Fina or SCS, Inc. lawfully had become or later becomes a part of
the public domain through lawful publication or communication by others, or
(iii) is independently developed by Fina or SCS, Inc. without the benefit of
Proprietary Information.

                                   ARTICLE III
                                      RIDER

         3.1 Fina and SCS, Inc. agree that the officers of the Licensee, the
Fina Managers, the SCS, Inc. Managers, and any Assigned Employee, prior to
undertaking positions with the Licensee, will execute the Rider to
Confidentiality and Non-Use Agreement substantially in the form attached hereto
as Exhibit A.

                                   ARTICLE IV
                             ADDITIONAL RESTRICTIONS

         4.1 Fina agrees that the Fina Managers and Assigned Employee, during
the time they have positions with the Licensee and for one year thereafter, will
not be involved in direct operational control of Fina's Retail Store Operations.
This restriction shall not apply to (i) officers of Fina and (ii) managers of
Fina who do not have profit and loss responsibility for Fina's Retail Store
Operations.

                                       2
<PAGE>

         4.2 Fina agrees that it will not hire employees of the Licensee (other
than hourly paid store clerks) for Fina's Retail Store Operations for a period
of one year following the termination of the employee's employment with the
Licensee.

                                    ARTICLE V
                                   TERMINATION

         5.1 The obligation stated in this Agreement shall cease (i) with
respect to Fina, three years after Fina no longer has an ownership interest in
the Licensee, (ii) with respect to SCS, Inc. three years after SCS, Inc. no
longer has an ownership interest in the Licensee, or (iii) three years after the
termination of the License Agreement.

                                   ARTICLE VI
                                  LEGAL PROCESS

         6.1 If Fina or SCS, Inc. is requested by legal process to disclose any
of the Proprietary Information, Southland will be promptly notified of such
request or requirement so that Southland may obtain an appropriate protective
order and/or waive compliance with the provisions of this Agreement.

                                   ARTICLE VII
                            COMPLETION OF TRANSACTION

         7.1 In the event for any reason SCS, Inc. fails to complete the
transaction involving the assignment of the License Agreement to Licensee by
March 1, 1997, this Agreement shall be null and void.

                                  ARTICLE VIII
                                   ENFORCEMENT

         8.1 Fina and SCS, Inc. agree that breach of this Agreement would be
harmful to Southland and that Southland shall be entitled to equitable relief,
including injunction and specific performance, as a remedy for any such breach,
in addition to other remedies available to Southland.

                                       3
<PAGE>

         IN WITNESS WHEREOF the parties have executed this Agreement effective
as of the date stated above.

<Table>
<Caption>
ATTEST:                                                      THE SOUTHLAND CORPORATION
<S>                                                          <C>
/s/ Michael R. (Illegible)                                   By:  /s/ Steve B. LeRoy
--------------------------------------                           -----------------------------------------
Assistant Secretary                                          Title:  Sr. Vice President
                                                                   ---------------------------------------
ATTEST:                                                      FINA OIL AND CHEMICAL COMPANY

                                                             By:
--------------------------------------                           -----------------------------------------
Assistant Secretary                                          Title:
                                                                   ---------------------------------------
ATTEST:                                                      PERMIAN BASIN INVESTMENTS, INC.
                                                             d/b/a SOUTHWEST CONVENIENCE STORES, INC.

--------------------------------------
Assistant Secretary                                          By:
                                                                 -----------------------------------------
                                                             Title:
                                                                   ---------------------------------------
</Table>

                                        4
<PAGE>

                                   EXHIBIT "A"

                 RIDER TO CONFIDENTIALITY AND NON-USE AGREEMENT

         I, ___________________________ have been assigned by
         ___________________________ to serve as ___________________________ of
         Southwest Convenience Stores, LLC. I acknowledge receipt of a copy of
         the Confidentiality and Non-Use Agreement by and among The Southland
         Corporation, Fina Oil and Chemical Company ("Fina"), and Southwest
         Convenience Stores, Inc. ("SCS, Inc."). I agree to personally comply
         with all of the terms and conditions of the Confidentiality and Non-Use
         Agreement and assume the same responsibilities and obligations
         thereunder as Fina and SCS, Inc. I will maintain Southland Proprietary
         Information (as defined in the Confidentiality and Non-Use Agreement)
         solely in the offices of Southwest Convenience Stores, LLC or, to the
         extent feasible, in segregated files clearly labeled as being Southland
         Proprietary Information.

WITNESS:

---------------------------------          ------------------------------------
                                           Date:
                                                -------------------------------

<PAGE>

STATE OF TEXAS             Section

COUNTY OF _________        Section

         Before me, the undersigned authority, on this day personally appeared
______________, an individual, known to me to be the person whose name is
subscribed to the foregoing instrument, and acknowledged to me that he executed
the same for the purposes and consideration therein expressed.

         Given under my hand and seal of office on this ___ day of _______,
1996.

                                             ----------------------------------
                                             Notary Public, State of Texas

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00087-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00087-of-00352.parquet"}]]