Document:

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                             [ROADHOUSE GRILL LOGO]

                                                                   EXHIBIT 10.19

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                   ROADHOUSE GRILL TRADEMARK LICENSE AGREEMENT

                                     BETWEEN

                              ROADHOUSE GRILL, INC
                              A FLORIDA CORPORATION
                                   (LICENSOR)

                                       AND

                         ROADHOUSE GRILL ITALIA S.R.L.,
                             AN ITALIAN CORPORATION
                                   (LICENSEE)

                  THIS AGREEMENT IS VALID FROM JANUARY 1, 2004

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<TABLE>
<CAPTION>
                                TABLE OF CONTENTS                            PAGE
<S>                                                                          <C>
PREMISES..............................................................         1

       1.   INTERPRETATION............................................         2

       2.   LICENSE...................................................         2

       3.   ROYALTIES.................................................         3

       4.   DEVELOPMENT SCHEDULE......................................         4

       5.   QUALITY STANDARDS.........................................         5

       6.   USE OF THE TRADEMARKS.....................................         6

       7.   OWNERSHIP OF THE TRADEMARKS...............................         6

       8.   INFRINGEMENTS.............................................         7

       9.   INDEMNITY.................................................         7

       10.  TERMINATION...............................................         8

       11.  ASSIGNMENT AND SUB-LICENSE................................         9

       12.  FORCE MAJEURE.............................................         9

       13.  NON-COMPETITION...........................................        10

       14.  SEVERABILITY..............................................        10

       15.  WAIVER....................................................        10

       16.  NOTICES...................................................        10

       17.  GENERAL...................................................        11

       18.  GOVERNING LAW, JURISDICION AND ARBITRATION................        11

       19.  CONFIDENTIALITY...........................................        11

       SCHEDULE A.....................................................        13

       SCHEDULE B.....................................................        14

       SCHEDULE C.....................................................        15

       SCHEDULE D.....................................................        17
</TABLE>

                                                                              II

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THIS AGREEMENT (the "AGREEMENT") is made this day of March 3, 2004 and is valid
from date January 1, 2004 ("DATE OF THE AGREEMENT");

                                     BETWEEN

-     ROADHOUSE GRILL, INC, a Florida corporation, with its principal office at
      2703-A Gateway Drive, Pompano Beach, 33069, (hereinafter referred to as
      the "LICENSOR"); and

-     ROADHOUSE GRILL ITALIA S.R.L., a company duly formed and organized under
      the laws of Italy with its registered office located at Via Modena 53,
      Castelvetro, Modena, Italy (hereinafter referred to as the "LICENSEE").

(A)   WHEREAS, The LICENSOR is the registered owner, in the United States of
America and in the European Community which includes Italy, of ROADHOUSE
GRILL(R)Trademark and associated logo, service marks and trade dress
(hereinafter collectively the "TRADEMARKS") used for the operation, by the
LICENSOR, of Roadhouse Grill Restaurants throughout United States of America;

(B)   WHEREAS, LICENSOR is a company, within the United States of America, in
the business of steak-house grill restaurants due to (i) its high quality
standards on food and beverage products and their appealing presentation, and to
(ii) the services provided, the infrastructure and the good reputation and
goodwill of the Trademark, of the restaurants and of the LICENSOR itself.

(C)   WHEREAS, The LICENSEE desires to obtain the exclusive license to use the
TRADEMARKS in Italy excluding all U.S. military establishments (hereinafter the
"TERRITORY") and, eventually, in various European countries the parties may from
time to time specify, in connection with the operation of Roadhouse Grill
restaurants (hereinafter the "RESTAURANTS") which feature steaks, vegetables,
salads and certain other food products for consumer consumption;

(D)   WHEREAS, The TRADEMARKS are defined and specified in SCHEDULE A attached
hereto;

(E)   WHEREAS, The LICENSEE shall open and operate the Restaurants in accordance
with the development schedule indicated herein below (hereinafter the
"DEVELOPMENT SCHEDULE");

(F)   WHEREAS, The LICENSOR, CREMONINI S.P.A. AND ROADHOUSE GRILL EUROPE B.V.
(HEREINAFTER THE "DISSOLUTION PARTIES") has dissolved by means of the Global
Dissolution and Settlement Agreement entered into by the Dissolution Parties as
of this date, the following agreements executed on September 28, 2000: (i) Joint
Venture Agreement, (ii) Shareholders Agreement, (iii) Master Development
Agreement and (iv) Master Franchise Agreement;

(G)   WHEREAS, The LICENSEE acknowledges that it understands and accepts the
provisions of this Agreement as being reasonably necessary to maintain the
LICENSOR's high standards of quality and service and the uniformity of those
standards at Restaurants in order to protect and preserve the goodwill of the
Trademarks. LICENSEE acknowledges that he has conducted an independent
investigation of the restaurant business in connection with this Agreement and
recognizes that the nature of the business may change over time, that an
investment in Restaurants involve business risks and that the success of the
venture is largely dependent upon LICENSEE's business abilities and efforts. The
LICENSOR expressly disclaims the making of, and the LICENSEE acknowledges that
he has not received or relied upon any representations of revenue, profits or
success of the business contemplated by this Agreement. The LICENSEE further
acknowledges that he has not received or relied

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 upon the representations by the LICENSOR or its officers, directors, employees
or agents that are contrary to the statements contained in the terms of this
Agreement. LICENSEE has had full and adequate opportunity to be thoroughly
advised of the terms and conditions of this Agreement by financial and legal
counsel of LICENSEE'S choosing prior to execution of this Agreement.

NOW, THEREFORE, the Parties, in consideration of the undertakings and
commitments of each Party to the other Party hereby agree as follows:

1.    INTERPRETATION

1.1   In this Agreement, these terms shall have the following meanings unless
      the context otherwise requires:

      "AFFILIATE":            any entity which is controlled, directly or
                              indirectly, by the first-mentioned entity, any
                              entity that controls, directly or indirectly, the
                              first-mentioned entity, and any entity under
                              common control with the first-mentioned entity;

      "PARTIES":              the parties to this Agreement and the "PARTY" may
                              refer to either of them;

      "PRODUCTS"              any food product provided by the LICENSEE under
                              the Trademarks in the Restaurants;

      "ROI"                   the ratio of EBITDA (earnings before interest,
                              tax, depreciation, amortization) in the numerator,
                              over the investment cost of the LICENSEE in the
                              denominator.

      "SERVICES"              any kind of services related to the Restaurants
                              provided by the LICENSEE under the Trademarks;

      "TERMINATION DATE":     the date on which this Agreement is terminated by
                              either Party pursuant to Section 10 of this
                              Agreement;

      "TERRITORY":            Italy (excluding all U.S. military establishments)
                              and other countries included in the future in the
                              Agreement as per Section 4.8;

      "TRADEMARKS":           the Roadhouse Grill Trademarks as defined in the
                              Schedule A attached hereto, and any additional
                              trademarks, service marks and trade dress
                              hereafter authorized for use by and licensed to
                              LICENSEE by the LICENSOR;

      "$" OR "U.S. DOLLARS":  the lawful currency for the time being of United
                              States of America.

1.2   The headings in this Agreement are inserted only for convenience and shall
      not affect the interpretation of this Agreement.

1.3   A reference to any statute or statutory provision includes a reference to
      the statute or statutory provision as from time to time amended, extended,
      or re-enacted.

1.4   A reference to a Clause or Schedule, unless the context otherwise
      requires, is a reference to a clause or schedule to this Agreement.

2.    LICENSE

2.1   In consideration of the mutual promises contained within this Agreement
      the LICENSOR hereby grants to the LICENSEE, and the LICENSEE hereby
      accepts, an exclusive license to use the Trademark in the Territory or in
      relation to the Products, from the date of this Agreement, on the terms
      and conditions and subject to the restrictions contained within this
      Agreement.

2.2   Outside the Territory, the LICENSEE shall not:

      (i)    use the Trademarks in connection with Restaurants;

      (ii)   place the products on the market and/or provide the Services.

2.3   The term of this Agreement is fifty (50) years, commencing on the date
      hereof, unless sooner terminated by any Party in accordance with the terms
      and conditions of this Agreement. At least one (1) year prior to
      termination of the fifty (50) year period, the Parties may agree to extend
      the term of this Agreement for at least an additional twenty (20) year
      period. The Parties shall use their best efforts to agree to terms and
      conditions of the so extended agreement which shall correspond to the
      economic values and laws applicable

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      at that time. It is expressly understood that the fifty (50) year period
      is only applicable to the Restaurants specified under Section 4.

2.4   During the term of this Agreement, the LICENSOR shall not grant any rights
      pertaining to the Trademarks to any other person within the Territory
      provided that LICENSEE is not in default of its obligations set forth in
      this Agreement, being agreed between the Parties that, if such Licensee's
      default is a consequence of a breach of this Agreement by Licensor, beyond
      a reasonable cure period, Licensor's breach of its obligations arising
      under this Agreement, the exception provided herein shall not apply.

2.5   LICENSOR will retain all rights not expressly granted to the LICENSEE
      within this Agreement. Upon termination, for any reasons within this
      Agreement, the LICENSEE, and any sub-licensee, shall immediately
      discontinue any and all use of the Trademark.

3.    ROYALTIES

3.1   As consideration for the LICENSE granted to the LICENSEE by the LICENSOR
      hereunder, the LICENSEE shall pay to the LICENSOR as royalties (taking
      also in considerations the minimum performance as per the Development
      Schedule indicated herein), the following fees (hereinafter collectively
      the "ROYALTIES"):

      (i)   DEVELOPMENT FEE: Fifty Seven Thousand and Five Hundred Dollars
            ($57,500) at the opening of each Restaurant owned or majority owned
            by LICENSEE or its Affiliates and/or any "sub-licensee", in
            accordance with the Development Schedule indicated herein, provided
            however that, at the end of each development year, the LICENSEE will
            have also to pay the Development Fee relating to Restaurants not yet
            opened but required as minimum in accordance with the Development
            Schedule as per Section 4.3;

      (ii)  Two Hundred and Thirty Thousand Dollars ($230,000) at the signing
            hereof, as full payment of Development Fee for four (4) Restaurants
            which are opened at the date of this Agreement;

      (iii) OPERATIONAL FEE: Four Thousand Dollars ($4,000) each year with
            respect to each Restaurant owned or majority owned by LICENSEE or
            its Affiliates and/or any "sub-licensee". Such amount shall be due
            and payable in full at the beginning of each development year for
            Restaurants which are opened and for Restaurants to be developed in
            the relevant development year, with a minimum total number at the
            end of each development year in accordance with the Development
            Schedule as per Section 4.3;

      (iv)  In respect of the two (2) Restaurants opened prior to January 1,
            2003 and LICENSOR giving up its rights in the capital stock in
            Roadhouse Grill Europe B.V., LICENSEE shall pay as Operational Fees
            and compensation fee the lump sum of Nine Thousand Dollars ($9,000)
            for the period to December 31, 2002;

      (v)   In respect of the four (4) Restaurants opened at the date of this
            Agreement, LICENSEE shall pay Operation Fees the sum of Thirteen
            Thousand Dollars ($13,000) for the period up to December 31, 2003;

      (vi)  Further, the Parties agree that, for the two (2) Restaurants to be
            developed in period January 1 to December 31, 2004 as per Section
            4.3, the Development Fee of One Hundred and Fifteen Thousand Dollars
            ($115,000) shall be paid upon signing of this Agreement;

      (vii) Therefore, at the signing hereof, the Licensee shall pay to the
            Licensor in full the sum of Three Hundred Ninety One Thousand
            Dollars ($391,000) so divided:

            -Two Hundred Thirty Thousand Dollars ($230,000), see Section
            3.1(ii);

            -Twenty Four Thousand Dollars ($24,000), see Section 3.1(iii)
            Operational Fee for development year 2004 for four (4) Restaurants
            opened and two (2) to be opened in 2004 as minimum requirement as
            per Section 4.3;

            -Nine Thousand Dollars ($9,000), see Section 3.1(iv);

            -Thirteen Thousand Dollars (13,000) see Section 3.1(v);

            -One Hundred Fifteen Thousand Dollars ($115,000), see Section
            3.1(vi)

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      As from January 1, 2005 all Royalties' payments shall be due as described
      herein above.

      It is expressly understood that all Royalties paid in accordance to the
      above prescribed basis, are deemed to be fully earned upon payment as
      consideration of LICENSOR'S agreement not to grant a license of the
      Trademarks in the Territory to others, notwithstanding that payment of
      portions of such deposit is deferred, and notwithstanding that such
      Restaurants may not be actually developed or opened in a development year
      by the LICENSEE.

3.2   LICENSEE is required to have a guaranty for the development schedule and
      other monetary obligations under this Agreement as specified in Schedule C

3.3   All payments made by the LICENSEE to the LICENSOR under this Agreement
      shall, unless otherwise agreed, be paid in U.S. Dollars to the following
      bank account:

            Bank: Wachovia Bank, Jacksonville, Florida
            ABA # 063000021
            Beneficiary: Roadhouse Grill, Inc, 2703-A,
            Gateway Drive, Pompano Beach, FL 33069
            Account # 2090003135689

      If any amount due and payable to the LICENSOR pursuant to this Agreement
      is not paid when due, the unpaid sum shall bear default interest at the
      rate per annum seven percent (7%). It will be in further default if the
      above amount due and payable remains unpaid and is not cured for a period
      of sixty (60) days and shall be cause for termination under Section 10.

4.    DEVELOPMENT SCHEDULE

4.1   The LICENSOR hereby grants to the LICENSEE the exclusive right to develop
      a minimum thirty six (36) Restaurants within the Territory according to
      the Development Schedule set forth below.

4.2   No provision of this Agreement creates a partnership between the Parties
      or any of them or makes a Party the agent of another Party for any
      purpose. Subject to any express provisions of this Agreement, a Party has
      no authority or power to bind, to contract in the name of, or to create a
      liability for any other Party in any way or for any purpose.

4.3   As further consideration for the execution of this Agreement, the LICENSEE
      agrees to open and maintain, as a minimum requirement, an overall rate of
      development of the Restaurants in the Territory set forth above, in
      accordance with the following Development Schedule:

<TABLE>
<CAPTION>
                                                             Total Number of New
Period Specified                                             Restaurants to be Opened
----------------                                             ------------------------
<S>                                                          <C>
Already opened                                               four (4) Restaurants
January 1, 2004 to December 31, 2004                         two (2) Restaurants
January 1, 2005 to December 31, 2005                         two (2) Restaurants
January 1, 2006 to December 31, 2006                         three (3) Restaurants
January 1, 2007 to December 31, 2007                         three (3) Restaurants
January 1, 2008 to December 31, 2008                         three (3) Restaurants
January 1, 2009 to December 31, 2009                         three (3) Restaurants
January 1, 2010 to December 31, 2010                         four (4) Restaurants
January 1, 2011 to December 31, 2011                         four (4) Restaurants
January 1, 2012 to December 31, 2012                         four (4) Restaurants
January 1, 2013 to December 31, 2013                         four (4) Restaurants

Total                                                        thirty six (36) Restaurants
</TABLE>

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4.4   The LICENSEE shall select a site or sites for the performance of the
      Development Schedule. The LICENSEE shall notify the LICENSOR the selected
      site. It shall be LICENSEE'S responsibility, at its own cost, to prepare
      all required construction plans and specifications, in accordance with
      applicable laws, in order to obtain relevant Italian authorities
      approval/s. LICENSEE agrees to place or display at the Restaurants
      (interior and exterior) such signs, emblems, lettering, logos and display
      materials of the Restaurant in the manner and in such locations that meets
      the approval of the approving authority in Italy and is consistent with
      the Trademarks.

4.5   The LICENSEE shall notify the LICENSOR the opening of each new Restaurant
      in accordance with the Development Schedule and provide a copy of details
      of the location of the Restaurant as specified in Schedule D.

4.6   The LICENSEE shall not be in default under this Agreement in the event of
      delay to meet the Development Schedule, provided that the LICENSEE
      complies with Section 3 above and it is not in further default under
      Section 3.3.

4.7   LICENSOR grants the LICENSEE an option to discontinue the development of
      the Restaurants pursuant to the Development Schedule under this Agreement
      on January 1, 2009 provided that LICENSEE submits evidence to LICENSOR'S
      reasonable satisfaction that LICENSEE'S business of operating Restaurants
      is not up to its expectations. It shall be sufficient evidence for the
      LICENSOR the fact that the average ROI of the LICENSEE, calculated on a
      four (4) calendar years period from the date hereof, is equal or below
      twenty percent (20%). LICENSEE shall give the LICENSOR written notice of
      its election to discontinue development of Restaurants pursuant to the
      Development Schedule sixty (60) days prior January 1, 2009. LICENSOR
      agrees to give LICENSEE its written acknowledgment, not more than thirty
      (30) days after receipt of LICENSEE's notice and all requested documents,
      including but not limited to audited financial statements providing
      evidence of LICENSEE's claim that its business of operating Restaurants is
      not up to its expectations As part of its continuing assessment of the
      quality of operations and business of the Restaurants, LICENSEE is
      required to furnish monthly sales reports of each Restaurant to LICENSOR
      by the last day of the following month.

4.8   LICENSOR hereby grants LICENSEE a right of first refusal, to include
      within the Territory agreed upon in this Agreement, the countries of (or
      part of) France, Germany, Spain, Switzerland and Benelux (Belgium, Holland
      and Luxemburg). Upon notice by LICENSOR to LICENSEE of a written offer by
      another prospective licensee for any of the above mentioned countries (or
      part of), along with any details and data related to such offer as
      available to LICENSOR, LICENSEE shall exercise its right of first refusal
      within fourteen (14) days from receipt of the aforementioned notice by the
      LICENSOR. If LICENSEE exercises its right of first refusal, it shall,
      within 7 days execute a binding term sheet specifying the terms and
      conditions for the territory to be included within the Territory. If
      LICENSEE fails to exercise such right of first refusal with respect to a
      certain country (or part of), within the above time period, or if Licensee
      has exercised its right of first refusal but fails to execute a binding
      term sheet within the above time period, LICENSOR shall be entitled to
      grant the Trademark's license to a third party with respect the sole said
      country (or part of), while the LICENSEE's right of first refusal shall
      remain effective with respect to the other countries above mentioned.

5     QUALITY STANDARDS

5.1   The LICENSEE shall use the Trademarks in accordance with such quality
      standards observed by the LICENSOR in the operation of restaurants within
      the U.S.

5.2   The LICENSEE shall use the Trademarks as identification of the Restaurant.
      The LICENSEE may, however, use any Trademark as part of its corporate or
      trade name, provided the said use is in connection with the performance of
      this Agreement or the sale of any Services or Products or in any other
      manner related to the Trademarks during the execution of this Agreement.
      LICENSEE agrees to prominently display the Trademarks at the Restaurant,
      or on supplies or materials designed by the LICENSOR or itself, and in
      connection with packaging materials, forms, labels and advertising and
      marketing materials. LICENSEE

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<PAGE>

      agrees to fully cooperate and render such assistance and perform such acts
      as may be necessary or advisable to protect the Trademarks.

5.3   The LICENSOR may, at its own expense and upon giving reasonable prior
      written notice to the LICENSEE, dispatch personnel to the premises of the
      LICENSEE in order to ensure compliance of the Products and/or the Services
      with the quality standards provided for in this Agreement.

5.4   LICENSEE shall spend annually at least zero and one half percent (0.5%) of
      sales revenue of each Restaurant for advertising and promotion in order to
      enhance the goodwill, image and Trademarks of the Restaurants.

5.5   LICENSEE shall endeavor to maintain the high standards of quality and
      service at all Restaurants it operates and licenses. LICENSEE agrees to
      cooperate with the LICENSOR by maintaining such high standards in the
      operation of the Restaurant. LICENSEE further agrees to comply to the best
      of its efforts to maintain specifications, standards and operating
      procedures suggested by LICENSOR relating to the appearance, function,
      cleanliness and operation of the Restaurants.

6.    USE OF THE TRADEMARKS

      The LICENSEE shall comply with all applicable laws regarding the use of
      the Trademarks on all labels, packages, package inserts, advertisements,
      and other media issued or employed by the LICENSEE upon or in connection
      with the use of the Trademarks.

7.    OWNERSHIP OF THE TRADEMARKS

7.1   The LICENSOR warrants that it is the holder of the rights of the
      Trademarks and that it is unaware any use of the Trademarks within the
      Territory which would infringe upon the rights of the LICENSEE as provided
      herein.

7.2   The LICENSOR shall pay all renewal fees necessary to maintain the
      registration of the Trademarks during the term of this Agreement.

7.3   The Parties warrants to each other as follows;

      7.3.1       LICENSOR represents and warrants to be fully solvent and in
                  good standing and that the bankruptcy procedure opened before
                  the Bankruptcy Court of the Southern District of Florida is
                  terminated for all intent and purposes. LICENSOR acknowledges
                  (i) that LICENSEE and its parent company, by entering into
                  this Agreement will invest substantial financial resources and
                  its image, goodwill and reputation in the relationship with
                  LICENSOR and the Trademarks and (ii) that LICENSEE and its
                  parent company would suffer substantial damage in the event
                  that LICENSOR makes an assignment for the benefit of
                  creditors; files a petition in bankruptcy; admits to
                  insolvency; or if a bankruptcy petition is filed against such
                  Party and it is not opposed; or if such Party is adjudicated
                  bankrupt or insolvent; or if a bill in equity or other
                  proceeding for the appointment of a receiver for such Party or
                  custodian for such Party's business or assets is filed and
                  consented to by such Party, save any other remedy of
                  applicable law and damages as due.

      7.3.2       LICENSEE represents and warrants that it is fully solvent and
                  in good standing; and it has the financial and non-financial
                  resources to carry out the development of Restaurants as
                  required under the Development Schedule. LICENSEE acknowledges
                  (i) that LICENSOR and its parent company, by entering into
                  this Agreement will provide the Trademarks, its image,
                  goodwill and reputation in the relationship with LICENSEE (ii)
                  that LICENSOR and its parent company would suffer substantial
                  damage in the event that LICENSEE makes an assignment for the
                  benefit of creditors; files a petition in bankruptcy; admits
                  to insolvency; or if a bankruptcy petition is filed against
                  such Party and it is not opposed; or if such Party is
                  adjudicated bankrupt or insolvent; or if a bill in equity or
                  other proceeding for the appointment of a receiver for such
                  Party or custodian for such Party's business or assets is
                  filed and consented to by such Party, save any other remedy of
                  applicable law and damages as due.

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<PAGE>

7.4   The LICENSEE undertakes not to partake or permit any activity, which may
      jeopardize or invalidate the registration of the Trademarks from a
      register or which may prejudice the right, title, or interest of the
      LICENSOR in any of the Trademarks.

7.5   The LICENSEE shall not challenge the ownership, validity, or
      enforceability of the Trademarks licensed pursuant to this Agreement.

7.6   The LICENSEE will, upon written request, give to the LICENSOR or its
      authorized representative(s) any information pertaining to the Licensee's
      use of the Trademarks which the LICENSOR may reasonably require in order
      to defend any trademark infringement from third parties. The LICENSEE will
      render any assistance reasonably required by the LICENSOR in maintaining
      the registrations of the Trademarks in the Territory.

7.7   The LICENSEE will not make any representation or perform any act which may
      indicate that it has the right, title, or interest in or to the ownership
      or use of the Trademarks except under the terms of this Agreement. The
      LICENSEE shall acknowledge that this Agreement shall not grant the
      LICENSEE any right, title, or interest in the Trademarks as granted
      hereunder.

7.8   The use of the Trademarks by the LICENSEE shall at all times be in
      accordance with this Agreement.

7.9   The LICENSEE shall assist the LICENSOR, including by executing any
      necessary documents, in registering the LICENSEE as a registered user of
      the Trademarks. The LICENSEE hereby agrees that such registration may be
      cancelled by the LICENSOR on termination of this Agreement, and the
      LICENSEE shall assist the LICENSOR to achieve such cancellation, including
      by executing any necessary documents, without the LICENSEE being
      compensated.

8.    INFRINGEMENTS

8.1   The LICENSEE shall, as soon as it becomes aware, provide written notice
      explaining with particularity to the LICENSOR any use or proposed use by
      any person, firm, or company of a trade name, trademark, mode of
      promotion, or advertising which may infringe or threatens infringement of
      the LICENSOR's rights in relation to the Trademarks in the Territory.

8.2   In the event LICENSEE becomes aware of any person, firm, or company
      alleging that the Trademarks in the Territory are invalid or that use of
      the Trademarks in the Territory infringes the rights of another party, the
      LICENSEE shall immediately provide written notice, explaining with
      particularity, to the LICENSOR and shall have no communication, written or
      otherwise or make any admission to a third Party regarding the above.

8.3   The LICENSOR shall decide on the action to defend any legal proceeding
      regarding any infringement or alleged infringement of Trademarks in the
      Territory.

8.4   At the reasonable written request of the LICENSOR, the LICENSEE shall
      cooperate with the LICENSOR in defending any actions, claims, or
      proceedings, brought or threatened, regarding the Trademarks in the
      Territory, and the LICENSOR shall bear any reasonable expenses incurred by
      the LICENSEE.

8.5   The LICENSOR shall take all necessary action and the LICENSOR shall bear
      all expenses incurred in maintaining the validity and enforceability of
      the Trademarks in the Territory.

8.6   LICENSOR commits to carry on any and all reasonable and possible actions,
      claims, or proceedings deemed useful in order to defend the goodwill
      and/or the reputation of the Restaurants, or of the LICENSOR or of the
      Trademarks within the United States of America and the Territory, and to
      provide, within a reasonable period, written notice to the LICENSEE of the
      infringement caused, the action, claim and/or proceeding that the LICENSOR
      intends to pursue or sue.

9.    INDEMNITY

9.1   Any Party (the "INDEMNIFYING PARTY") shall be liable for and will
      indemnify the other Party (the "INDEMNIFIED PARTY") against any and all
      liability, loss, damages, reasonable and documented expenses incurred by
      the INDEMNIFIED PARTY (excluding indirect, special, incidental,
      consequential damages and tax consequences, if any, arising from the
      indemnification payments) (the "LOSSES") arising out of any material
      breach of the INDEMNIFYING PARTY's obligations hereunder, or other claim
      or proceedings brought against the INDEMNIFIED PARTY by a third Party
      claiming relief against the INDEMNIFIED PARTY by reason of the use

                                                                           - 7 -
<PAGE>

      by the INDEMNIFYING PARTY of the Trademarks, provided, however, that the
      INDEMNIFYING PARTY will not be liable for any such Loss arising from: (a)
      any breach of this Agreement by the INDEMNIFIED PARTY; (b) any invalidity
      or defect in the title of the Trademarks in the Territory beyond
      LICENSOR'S control as set forth herein under Section 12; (c) instructions
      given to the INDEMNIFYING PARTY by the INDEMNIFIED PARTY, provided such
      instructions have been properly carried out by the INDEMNIFYING PARTY; and
      (d) INDEMNIFIED PARTY'S gross negligence, wilful misconduct or breach of
      any applicable law or regulation.

      Upon receipt by the INDEMNIFIED PARTY of a notice of any action, the
      INDEMNIFIED PARTY shall promptly notify the INDEMNIFYING PARTY in writing.
      The INDEMNIFYING PARTY shall, in any jurisdiction, be entitled to assume
      the defence of any action with legal counsel of reputable standard
      reasonably satisfactory to the INDEMNIFIED PARTY. The INDEMNIFIED PARTY
      shall not have the right to assume its own defence by appointing its own
      legal counsel at its own cost and expense unless (i) the employment of
      such counsel has been authorized in writing by the INDEMNIFYING PARTY;
      (ii) the Parties have jointly concluded that there may be one or more
      legal defences available to the INDEMNIFIED PARTY which are different from
      or additional to those available to the INDEMNIFYING PARTY; provided that
      the INDEMNIFYING PARTY shall only be liable for reasonable and documented
      costs and expenses of the services of not more than one law firm, in
      connection with any one action. An INDEMNIFYING PARTY shall not be liable
      more than once for the same loss. No settlement may be executed by the
      INDEMNIFIED PARTY without the prior written consent of the INDEMNIFYING
      PARTY.

9.2   The LICENSOR acknowledges that the LICENSEE maintains in force a general
      coverage insurance for liabilities in which the LICENSEE may incur, as
      provided for in Schedule B of this Agreement. Further LICENSEE shall
      provide LICENSOR a renewal certificate for the above general coverage
      insurance as specified in Schedule B each year, upon renewal.

9.3   The LICENSOR shall have no liability for any sales, use, service,
      occupation, excise, gross receipts, income, property or other taxes,
      whether levied upon LICENSEE, the Restaurant, LICENSEE'S property or upon
      LICENSOR, in connection with the sales made, or business conducted by the
      LICENSEE (except any taxes LICENSOR is required by law to collect from
      LICENSEE with respect to purchases from LICENSOR). Payment of all such
      taxes shall be LICENSEE'S responsibility

10.   TERMINATION

10.1  The Parties agree and acknowledge that this Agreement, unless otherwise
      agreed by the Parties in writing, may be terminated by the non-breaching
      party for any of the following material reasons:

      10.1.1      The LICENSEE or its Guarantor fails to pay any Royalties due
                  to the LICENSOR under this Agreement, provided that:

                  (i)   such failure is not due to a delay by the LICENSOR in
                        registering the Trademarks in the Territory pursuant to
                        this Agreement nor to events beyond LICENSEE's control,
                        as set forth herein under Section 12, nor to LICENSOR's
                        breach of its obligations under the Agreement; and

                  (ii)  such failure is not cured within a period of sixty (60)
                        days after the LICENSEE receives written notice from the
                        Licensor.

      10.1.2      The LICENSEE shall be in material breach of any of its
                  obligations hereunder, provided that:

                  (i)   such failure is not due to a delay by the LICENSOR in
                        registering the Trademarks in the Territory pursuant to
                        this Agreement nor to events beyond LICENSEE's control,
                        as set forth herein under Section 12, nor to a
                        LICENSOR's breach of its obligations under the
                        Agreement; and

                  (ii)  such failure is not remedied within a period of sixty
                        (60) days after the LICENSEE receives written notice
                        from a competent judicial court in London, United
                        Kingdom.

      10.1.3      LICENSOR fails to maintain validity of the Trademarks in the
                  Territory and such failure is not remedied within a period of
                  sixty (60) days after the LICENSOR receives written notice
                  from a competent judicial court in London, United Kingdom.

                                                                           - 8 -
<PAGE>

      10.1.4      If either Party makes an assignment for the benefit of
                  creditors; or files a petition in bankruptcy; or admits to
                  insolvency; or if a bankruptcy petition is filed against such
                  party and it is not opposed; or if such party is adjudicated
                  bankrupt or insolvent; or if a bill in equity or other
                  proceeding for the appointment of a receiver for such Party;
                  or custodian for such Party's business or assets is filed and
                  consented to by such Party.

10.2  Upon termination of this Agreement whether for expiration of the term or
      for infringement of one of the Parties as per Section 10.1, the License
      herein granted and all rights, obligations and duties of the Parties under
      the Agreement shall cease and terminate immediately except as otherwise
      provided herein. Upon such termination, the LICENSEE shall, within a
      reasonable period, discontinue and abandon the use of the Trademarks and
      shall cease immediately to represent or advertise that it is in any way
      connected to the LICENSOR.

      If the termination is due to an infringement of the License, the LICENSEE
shall:

      (a)   immediately pay to the LICENSOR any Royalties accrued up to December
            31, 2008 or if Section 4.7 is not exercised pay up to December 31,
            2013 including all default interest under Section 3.3;

      (b)   use the Trademarks and/or exercise any rights granted to the
            LICENSEE pursuant to this Agreement only in order to discontinue the
            use of the Trademarks granted by this Agreement within a reasonable
            period.

10.3  Upon termination of this Agreement, the obligations contained in Section
      19 of this Agreement shall survive termination for a period of five (5)
      years.

11.   ASSIGNMENT AND SUB-LICENSE.

11.1  Except as provided in Section 11.2 below, the Parties agree that LICENSEE
      may assign, transfer, or subcontract, in whole or in part, this Agreement
      or the respective rights, duties, obligations, and responsibilities, only
      with the expressed written consent by Licensor, such consent not to be
      unreasonably withheld, and provided that the assignee is not a direct
      competitor of the LICENSOR in the United States of America in the steak
      house business or its franchisees in the steak house business.

11.2  The LICENSEE shall have the right under this Agreement to "sub-license"
      the use of the Trademarks for the operation of the Restaurants in the
      Territory, provided always that the amount of the sub-licensees shall not
      exceed fifty percent (50%) of the total units owned and operated by the
      LICENSEE at any time in connection with this Agreement. It is additionally
      agreed by the parties hereto, that in no event may the "sub-license" be
      granted to a competitor of the LICENSOR in the United States of America in
      the steak house business or its franchisees in the steak house business.

11.3  For the purposes of this Section, "sub-licensee" is defined as the direct
      holder of the business as a going concern of operating Restaurant, who is,
      in the meanwhile, (a) the owner or the lessee - as the case may be - of
      the premises where the operating Restaurant is located, (b) the holder of
      the administrative authorizations required for the carry on of the
      business concerning the Restaurant, and (c) is the subject who mostly
      sustained the financing required for the setting up of the business
      concerning the Restaurant.

12.   FORCE MAJEURE

      Neither Party to this Agreement shall be in breach or default of any
      provisions hereunder by reason of delay or failure in the performance of
      its duties and obligations due to natural calamity, war, civil disorder,
      fire, or any other cause beyond the reasonable control of the Party.
      Should either Party be unable to perform its duties and obligations under
      this Agreement as a direct result of one or more of such causes, such
      Party shall give written notice explaining the reasons for its non
      performance to the other Party. The operation of this Agreement shall be
      suspended during such period. Once the cause ceases to have effect, the
      Party relying upon such cause shall give written notice thereof to the
      other Party. Should the cause continue to have effect for a period of more
      than three (3) months, the Party not claiming relief under this clause
      shall have the right to terminate this Agreement upon giving thirty (30)
      days written notice of such termination to

                                                                           - 9 -
<PAGE>

      the other Party, but such notice shall not take effect should the other
      Party give notice within that period that the cause has ceased to prevent
      the operation of this Agreement.

13.   NON-COMPETITION

      Each of the Party hereto, shall not compete in the Territory with the
      other Party. LICENSEE'S default of this provision shall be cause for
      termination upon which the full amount of royalties under the development
      schedule shall be due and payable immediately per Section 10.2(a).
      LICENSEE'S acquisition or operation of another steak-house chain in the
      Territory, having at least forty restaurants therein, shall not be
      considered a violation of the non-compete obligation set forth herein,
      however, LICENSEE'S option to discontinue development of Restaurants under
      Section 4.7 shall terminate immediately. Under such circumstances,
      Licensee shall provide an additional perfected irrevocable guaranty, which
      will include the development fee and operational fee for the additional
      units to be developed from January 1, 2009 to December 31, 2013.

14.   SEVERABILITY

      In the event that any article, paragraph, sentence, or clause of this
      Agreement shall be held to be indefinite, invalid, or otherwise
      unenforceable, the indefinite, invalid, or unenforceable provision shall
      be deemed deleted, and the remaining part of this Agreement shall continue
      in full force and effect.

15.   WAIVER

      No failure or delay on the part of either Party to exercise any right or
      remedy under this Agreement shall be construed or shall operate as a
      waiver nor shall any single or partial exercise of any right or remedy
      preclude the further exercise of such right or remedy as the case may be.
      The rights and remedies provided in this Agreement are cumulative and are
      not exclusive of any rights or remedies provided by law.

16.   NOTICES

      All notices and other communications under this Agreement shall, unless
      otherwise stated herein, be given in writing (including where sent by
      facsimile or telex transmission or hand delivered) to each Party at the
      address or facsimile or telex number set forth below or at such other
      address as may be designated by such Party in a written notice to the
      other Party and confirmed by certified mail. All notices and
      communications hand delivered or sent via certified mail shall be
      effective when received, sent via telex when telexed against receipt of
      answer back, and sent via facsimile when a satisfactory transmission
      receipt is received by the sender and an acknowledgement of receipt is
      received by the sender from the recipient.

      If to the LICENSOR:
      ROADHOUSE GRILL, INC
      2703-A Gateway Drive
      Pompano Beach, Fl 33069
      USA
      Fax #:954-957-2528
      Attn: Alain Lee

      With a copy to:
      Martin Bernholz
      846 Island Road
      Harkers Island, NC 28531
      USA
      Fax #: 252-728-2517

                                                                          - 10 -
<PAGE>

      If to the LICENSEE:
      ROADHOUSE GRILL ITALIA S.R.L.
      Via Modena 53
      Castelvetro (Modena)
      Italy
      Fax #: 06-46201028
      Attn: Valentino Fabbian

17.   GENERAL

      This Agreement constitutes the entire agreement and understanding of the
      Parties and supersedes all prior oral or written agreements,
      understandings or arrangements between them relating to the subject matter
      of this Agreement. Neither Party shall be entitled to rely on any
      agreement, understanding, or arrangement which is not expressly contained
      within this Agreement and no amendment shall be made except in writing and
      signed by a duly authorized representative of each Party.

18.   GOVERNING LAW, JURISDICTION AND ARBITRATION

18.1  This Agreement shall be governed by the laws of United Kingdom.

18.2  Each Party waives any objection which it may at any time have to the
      exclusive jurisdiction of the courts of London, United Kingdom; and agrees
      not to claim that the said courts are non-convenient or inappropriate
      forum.

18.3  Any dispute arising between the Parties in connection with this Agreement
      which cannot be resolved by amicable settlement shall be submitted to a
      competent judicial court in London, United Kingdom.

19.   CONFIDENTIALITY

      Each of the Party hereto, its agents, employees, and representatives agree
      not to divulge any proprietary and/or confidential information to any
      person or company which information has been furnished or disclosed to
      him/her as a result of this Agreement. Confidential Information shall mean
      information delivered by the Parties or any Subsidiary in connection with
      this Agreement that is proprietary in nature and that when received was
      adequately identified as being confidential information of each Party or
      such Subsidiary, provided that such term does not include information that
      (a) was publicly known or otherwise known to you prior to the time of such
      disclosure, (b) subsequently becomes publicly known through no act or
      omission by the other Party or any person acting on its behalf, (c)
      otherwise becomes known to the other Party other than through disclosure
      by the Party or any Subsidiary or (d) constitutes financial statements
      delivered to the other Party in accordance with this Agreement that are
      otherwise publicly available. The Parties will maintain the
      confidentiality of such Confidential Information in accordance with
      procedures adopted by itself in good faith to protect confidential
      information of third parties delivered to it or them, provided that any
      Party may deliver or disclose Confidential Information to (i) its
      directors, officers, trustees, employees, agents, attorneys and affiliates
      (only to the extent such disclosure reasonably relates to the
      administration of this Agreement), (ii) its financial advisors and other
      professional advisors who agree to hold confidential the Confidential
      Information substantially in accordance with the terms of this section,
      (iii) any other person who has agreed to be bound by confidentiality
      provisions substantially similar to this section, (iv) any federal or
      state regulatory authority having jurisdiction over it, or (v) effect
      compliance with any law, rule, regulation or order applicable to that
      Party, in response to any subpoena or other legal process, in connection
      with any litigation to which it is a party, or if an Event of Default has
      occurred and is continuing, to the extent the Party may reasonably
      determine such delivery and disclosure to be necessary or appropriate in
      the enforcement or for the protection of the rights and remedies under
      this Agreement. The disclosing Party shall, as promptly as possible,
      inform the other Party of the request of disclosure, so that the latter
      may seek appropriate remedy or waive the terms of the confidentiality
      obligations. Disclosure shall in any event be limited to that portion of
      information that the Party is legally required to disclose.

                                                                          - 11 -
<PAGE>

      No Party shall, and each Party shall ensure that no Affiliate of it shall,
      make or send a public announcement, communication or circular concerning
      the transactions referred to in this Agreement unless it has first
      obtained the other Party's written consent. Neither Party shall use the
      name of the other Party or of any company, which belongs to its group
      without having first obtained the other Party's written consent.

IN WITNESS WHEREOF, the duly authorized representatives of the Parties have
executed this Agreement as of the day and year first above written.

BY:    ROADHOUSE GRILL, INC

      /s/  Ayman Sabi
      -------------------------
      Name:  Ayman Sabi

By:   ROADHOUSE GRILL ITALIA S.R.L.

      /s/ Stefano Lalumera
      -------------------------
      Name:  Stefano Lalumera

                                                                          - 12 -<PAGE>

                                                                   EXHIBIT 10.20

                               PURCHASE AGREEMENT

THIS PURCHASE AGREEMENT (the "Agreement") is dated as of the 28th day of July,
2004 (the "Effective Date") between ROADHOUSE GRILL, INC., a Florida corporation
("Seller"), and SOVEREIGN ROADHOUSE LLC, a Delaware limited liability company
("Purchaser").

                                R E C I T A L S :

      Purchaser desires to purchase, and Seller is willing to sell, the
Properties (defined hereinafter) upon the terms and conditions set out
hereinafter.

      NOW, THEREFORE, in consideration of the terms, covenants and conditions
set forth in this Agreement, Seller and Purchaser hereby agree as follows:

      1.    AGREEMENT TO SELL AND CONVEY. Seller hereby agrees to sell and
convey to Purchaser, and Purchaser hereby agrees to purchase from Seller,
subject to the terms and conditions hereinafter set forth, all of those eleven
(11) parcels of land (each a "Parcel" and collectively, the "Parcels")
particularly described on Exhibit A attached hereto, together with all of
Seller's right, title and interest in and to:

            (a)   all buildings, structures, and improvements on a Parcel (the
"Improvements"; together with the Parcel, the "Property"; and all eleven (11)
Properties hereinafter referred to collectively as the "Properties"), including,
without limitation, all fixtures, machinery, apparatus, equipment, fittings and
appliances of every kind and nature whatsoever now or hereafter affixed or
attached to or installed in any of the Properties (except as hereafter
provided), including all electrical, anti-pollution, heating, lighting
(including hanging fluorescent lighting), incinerating, power, air cooling, air
conditioning, humidification, sprinkling, plumbing, lifting, cleaning, fire
prevention, fire extinguishing and ventilating systems, devices and machinery
and all engines, pipes, pumps, tanks (including exchange tanks and fuel storage
tanks), motors, conduits, ducts, steam circulation coils, blowers, steam lines,
compressors, oil burners, boilers, doors, windows, loading platforms, lavatory
facilities, stairwells, fencing (including cyclone fencing), passenger
elevators, together with all additions thereto, substitutions therefor and
replacements thereof (collectively, the "Equipment"), but excluding the
following: sinks, refrigerators, shelving, dishwashers, compactors, signage and
any other restaurant trade fixtures and equipment; and

            (b)   all of the easements benefiting, and rights of access
appurtenant to, each Property; and

            (c)   all and singular, the rights and appurtenances pertaining to
each Property, including any adjacent streets, roads, alleys, accesses, and
rights-of-way.

      2.    PURCHASE PRICE. Purchaser shall pay Seller the sum of ($21,750,000)
for the Properties (the "Purchase Price") as allocated as set forth on Exhibit D
as follows:

<PAGE>

            (a)   Deposit. On the Effective Date, Purchaser shall deposit in
escrow with the Title Company (defined hereinafter) in accordance with wire
transfer instructions to be provided by or on behalf of Seller, the sum of
$250,000 (the "Deposit") which Deposit shall be held in accordance with the
terms of this Agreement and applied to the Purchase Price at Closing (defined
below) if the transaction is consummated or paid to Seller or Purchaser as
provided in this Agreement in the event the transaction is not consummated. The
Deposit shall be held in an interest bearing money market account reasonably
acceptable to Purchaser and Seller and all interest earned on the Deposit shall
be paid to the party entitled to the Deposit.

            (b)   Balance of Purchase Price. The balance of the Purchase Price
shall be paid, plus or minus closing adjustments, as the case may be, less the
Deposit and all accrued interest thereon, to Seller upon Closing by wire
transfer of immediately available U.S. funds in accordance with wire transfer
instructions to be provided by or on behalf of Seller on or prior to the Closing
Date (defined below).

      3.    DUE DILIGENCE ITEMS. At Seller's sole cost and expense, Seller
shall, within five (5) days of the Effective Date, furnish to Purchaser true,
correct and complete copies of the following items with respect to each Property
(collectively, the "Due Diligence Items") :

            (a)   any title insurance policy or title insurance commitment in
Seller's possession, including all title exceptions;

            (b)   any survey, plot plan, subdivision plan or site plan in
Seller's possession;

            (c)   summary reports and other documentation in Seller's possession
regarding the environmental condition of each Property;

            (d)   written evidence from the appropriate governmental authority
that Seller exists and, if applicable, is in good standing in its jurisdiction
of organization and is qualified to conduct business and is in good standing in
the jurisdictions in which Seller owns Properties;

            (e)   all leases and all amendments thereto, and any agreements
conferring rights to use or occupy the Property ;

            (f)   all as-built plans and specifications for all of the
Improvements in Seller's possession;

            (g)   all written warranties from third parties relating to the
Improvements in Seller's possession (the "Warranties");

            (h)   property condition, engineering and other reports in Seller's
possession relating to the condition of the Property;

            (i)   all reports, including Financial Statements (as defined below)
regarding (i) the financial operation of the Property for the last three (3)
years; and (ii) the financial condition and credit standing of Seller;

            (j)   evidence of existing liability and hazard insurance;

<PAGE>

            (k)   certificates of occupancy relating to each Parcel; provided
however that the certificates of occupancy (or satisfactory evidence that such
certificates of occupancy have been issued) for three (3) of the Properties may
be delivered at or prior to Closing;

            (l)   any soils reports or geotechnical reports in Seller's
possession regarding any Property;

            (m)   any other documents in Seller's possession reasonably
requested by Purchaser relating to the Property and/or the Seller.

      4.    CONDITIONS TO PURCHASER'S OBLIGATIONS.

            (a)   During the period commencing on the Effective Date and ending
on August 4, 2004 (the "APPROVAL PERIOD"), Purchaser shall be entitled to
conduct any and all physical inspections of the Property which Purchaser deems
to be appropriate.

            (b)   Prior to expiration of the Approval Period, in the event
Purchaser's review of the environmental condition of any of the Properties
reveals the presence of any hazardous materials or hazardous substances or the
violation of any environmental laws, ordinances, statutes. codes, rules,
regulations, judgements, orders or decrees of any governmental authority, agency
or instrumentality exercising jurisdiction over a Property (any such Property
being referred to as a "Contaminated Property"), Purchaser may elect to
terminate this Agreement as it relates to any or all Contaminated Properties by
giving written notice to Seller. In the event Purchaser elects to terminate this
Agreement as it relates to more than three (3) Contaminated Properties, Seller
may elect to terminate this Agreement. Upon such termination, the Deposit and
all accrued interest thereon shall be returned to the Purchaser and thereafter,
neither party shall have any obligations or liabilities under this Agreement
except for those expressly intended to survive the termination of this
Agreement.

            (c)   Seller has delivered to Purchaser a new title insurance
commitment (the "TITLE COMMITMENT") issued by Lawyers Title Insurance Company
("TITLE COMPANY") for each Property. Purchaser's objections to each Title
Commitment are set forth on Exhibit E attached hereto (the "TITLE OBJECTIONS").
Seller agrees that it shall be a condition to Purchaser's obligation of Closing
that all of the Title Objections shall have been satisfied on or before Closing;
provided, however, that with respect to those certain Developer Agreements
marked as Title Objections on Exhibit E (the "DEVELOPER AGREEMENTS"), Seller
shall have up to forty-five (45) days after Closing to either (A) cause the
Developer Agreements to be terminated of record or (B) have estoppel
certificates issued from the respective municipalities setting forth that
neither the Purchaser nor any successors in title shall have any obligations
under the Developer Agreements other than to maintain utilities located on the
applicable Property. This requirement regarding the termination of the Developer
Agreements (or the issuance of an estoppel) will be set forth as an obligation
of Seller as tenant under the applicable Leases and the failure to satisfy the
same shall be an Event of Default under such Lease. In the event that the Title
Objections are not satisfied at or prior to Closing, Purchaser shall have the
option of terminating this Agreement and receiving a refund of the Deposit.
Seller shall also provide Purchaser with an updated survey of each Property (the
"SURVEY"). In the event that a Survey is not acceptable to the Purchaser,
Purchaser shall have the option of terminating this Agreement and receiving a

<PAGE>

refund of the Deposit, subject to the next sentence. Purchaser shall have no
right to terminate this Agreement because it objects to a Survey if the Survey
indicates only customary utility easements and rights of way common to other
properties in the surrounding area and does not indicate any encroachment which
has a material adverse effect on the use of a Property as a restaurant;
provided, however, if the legal descriptions on the Surveys do not match the
legal descriptions on the Title Commitments, Purchaser shall have the right to
terminate this Agreement. The recorded title exceptions other than those Title
Objections identified on Exhibit E are referred to herein as the "PERMITTED
EXCEPTIONS." All mortgages, judgments and mechanics liens against a Property
must be satisfied by Seller at Closing. In the event Seller is unable or
unwilling to eliminate or modify all of the Title Objections and Purchaser's
objections to the Survey (subject to this Section 4(c)), to the reasonable
satisfaction of Purchaser, Purchaser may (as its sole and exclusive remedy)
terminate this Agreement by delivering notice thereof in writing to Seller and
Title Company two (2) days prior to the Closing Date, in which event, the
Deposit and all accrued interest thereon will be returned to Purchaser and
thereafter, neither party shall have any obligations or liabilities under this
Agreement except for those expressly intended to survive the termination of this
Agreement.

            (d)   Prior to the Closing, Seller shall have delivered to Purchaser
all of the pre-closing and closing documents described in Section 9 of this
Agreement.

            (e)   At any time up to and including the date of Closing, if the
Financial Statements (as hereinafter defined) of Seller change in a material
adverse manner or there is a change in a material adverse manner from the latest
Financial Statements delivered to Purchaser, Purchaser shall have the right in
its sole discretion, upon written notice to Seller, to terminate this Agreement.
Upon such termination, the Deposit and all accrued interest thereon shall be
returned to Purchaser and neither party shall have any further obligations under
this Agreement except for those expressly intended to survive the termination of
this Agreement. For purposes of this Agreement, the term "Financial Statements"
shall mean, without limitation, the balance sheets, profit and loss statements,
reconciliations of capital and surplus, changes in financial condition, cash
flow statements, schedules of sources and uses of funds, and other financial
information of Seller which Purchaser may reasonably require from time to time.

      In the event Seller fails to comply with its obligations as provided above
or Purchaser elects to terminate this Agreement as provided above, the Title
Company shall upon receipt of a notice from Purchaser stating either such
circumstance, promptly return the Deposit and all interest accrued thereon to
Purchaser without the necessity of further instruction. Thereafter, this
Agreement shall be null and void and neither party shall have any further
liability or obligation to the other except for those obligations expressly
intended to survive termination of this Agreement.

      5.    LEASES.

            (a)   Seller and Purchaser will enter into a lease at Closing with
respect to each Property, and each such lease shall be substantially in the form
of Exhibit B attached hereto with such changes thereto as may be requested by
Landlord's local counsel to incorporate state-specific lease provisions. All of
the leases described in this Section 5(a) are referred to hereinafter
collectively as the "LEASES."

<PAGE>

            (b)   The aggregate annual Minimum Rent (as defined in each Lease)
under all of the Leases shall equal $2,283,750 and the annual Minimum Rent shall
be allocated among the Properties as more particularly set forth on Exhibit C
attached hereto. The Annual Minimum Rent shall be subject to increase in
accordance with the terms of the Leases.

      6.    REPRESENTATIONS AND WARRANTIES OF SELLER. As of the Effective Date
and as of the Closing Date and in regard to the following matters, Seller
represents and warrants to Purchaser that the following representations and
warranties are true and correct as if made on the Effective Date and again on
the Closing Date.

            (a)   Seller is duly created, validly existing and in good standing
pursuant to the law of the jurisdiction of its organization and is duly
qualified to do business and is in good standing in the jurisdictions in which
the Properties are situated.

            (b)   Seller is authorized and empowered to enter into this
Agreement and perform all of its obligations under this Agreement without any
qualification whatsoever.

            (c)   Upon the signing and delivery of this Agreement, this
Agreement will be legally binding upon Seller and enforceable against Seller in
accordance with all of its provisions.

            (d)   The person signing this Agreement on behalf of Seller has been
duly authorized to sign and deliver this Agreement on behalf of Seller.

            (e)   Seller has not committed any act or permitted any action to be
taken which would adversely affect its ability to fulfill its material
obligations under this Agreement.

            (f)   The execution and delivery of this Agreement, and the
performance of Seller's obligations under this Agreement, will not violate or
breach, or conflict with, the terms, covenants or provisions of any agreement,
contract, note, mortgage, indenture or other document of any kind whatsoever to
which Seller is a party or to which any Property is subject.

            (g)   Immediately prior to Closing, Seller will be the sole owner of
good and marketable fee simple title to each Property, subject only to the
Permitted Exceptions. Except for the Permitted Exceptions affecting a particular
Property, there are no other liens, encumbrances or matters affecting a
Property.

            (h)   To Seller's knowledge, there has been no "release" of any
hazardous substances on or about any of the Properties or on or about any real
property surrounding any of the Properties which might affect any of the
Properties. For the purposes of this Agreement, the terms "hazardous substances"
and "release" shall have the definitions used in the Comprehensive Environmental
Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq.
("Superfund Act"); provided, however, that the definition of the term "hazardous
substances" shall also include (if not included within the definition contained
in the Superfund Act), petroleum and related by-products, hydrocarbons, radon,
asbestos, urea formaldehyde and polychlorinated biphenyl compounds ("PCBs").

<PAGE>

            (i)   To Seller's knowledge (1) the existing use and condition of
each Property does not violate any zoning, environmental, building, health, fire
or similar statute, ordinance, regulation or code, (2) each Property is in
compliance with all governmental permits and current zoning requirements,
including, all parking requirements, and such Property is not a non-conforming
or special use, and (3) each Property includes all rights to any off-site
facilities necessary to ensure compliance with zoning, building, health, fire,
water use or similar statutes, laws, regulations and orders.

            (j)   Seller has received no notice (written or otherwise) from any
governmental agency alleging a violation of any statute, ordinance, regulation
or code with respect to any of the Properties, whether or not such violation has
been cured.

            (k)   There are no pending nor, to Seller's knowledge, threatened
matters of litigation, administrative action or examination, government
investigation, claim or demand (a "Claim") relating to the Seller, a Property or
Seller's interest in a Property which any such Claim not covered by insurance
exceeds $50,000.

            (l)   There is no pending nor, to Seller's knowledge, contemplated
or threatened eminent domain, condemnation or other governmental taking or
proceeding relating to a Property or any part thereof.

            (m)   There are no public improvements in the nature of off-site
improvements (or otherwise) which have been ordered to be made and/or which have
not previously been assessed and there are no special or general assessments
pending against or affecting a Property which are not disclosed on the public
records.

            (n)   To Seller's knowledge, there are no unperformed obligations
relative to the Property outstanding to any governmental or quasi-governmental
body or authority.

            (o)   Excepting any contract, warranty or matter of public record,
Seller is not a party to, and no Property is subject to, any binding contract or
agreement of any kind whatsoever, written or oral, with respect to such
Property, other than this Agreement.

            (p)   All bills and invoices which aggregate in excess of $50,000
for labor and material of any kind relating to each Property have been paid in
full and, as of the Closing Date, and, to Seller's knowledge, there will be no
liens or other claims outstanding or available to any party in connection with a
Property.

            (q)   Seller has not executed or entered into any other binding
agreement to purchase, sell, option, lease or otherwise dispose of or alienate
all or any portion of any of the Properties, other than this Agreement.

            (r)   To Seller's knowledge, all of the Improvements on each
Property are in good working order, condition and repair and are not in need of
repair or replacement (subject to ordinary wear and tear between the date of
this Agreement and the Closing Date).

            (s)   Seller's board of directors has approved the execution and
delivery of this Agreement.

<PAGE>

            (t)   All copies of documents furnished or to be furnished to
Purchaser by Seller or on its behalf in connection with the transaction
contemplated hereby are true, correct and complete copies of the originals.
Seller has no knowledge that any of the documents or written information
provided to Purchaser by Seller or on its behalf in connection with the
transaction (including these representations and warranties) is materially
inaccurate or incomplete or contains any material untrue statements of fact or
omits any material fact.

            (u)   Seller is not in default of the performance or observance of
any of the material obligations, covenants or conditions contained in any
contractual obligation of Seller beyond any applicable notice or cure period.

            (v)   To Seller's knowledge, none of the transactions contemplated
by this Agreement will require Seller to comply with any statute or regulation
that conditions, restricts, prohibits or requires any notification or disclosure
for the transfer, lease, sale or closure of any property on which there is any
environmental condition.

            (w)   To Seller's knowledge, none of the following are present on
any of the Properties: (a) any landfill, waste pile, underground storage tank or
surface impoundment; (b) any asbestos-containing materials; or (c) any
polychlorinated biphenyls ("PCBs").

            (x)   All financial information delivered by Seller to Purchaser
including, but not limited to, the Financial Statements for the 12 month period
ending April 25, 2004 (the "April 25 Statements") are true and correct except
that Seller's balance sheet may be modified to reflect write-downs of long lived
assets between $700,000 and $1,600,000. Seller shall deliver audited copies of
the April 25 Statements to Purchaser promptly upon receipt of the same by
Seller.

            (y)   No officer of Seller has been convicted of a crime (excluding
misdemeanors and traffic violations).

            The term "Seller's knowledge" as it is used in this Agreement shall
mean the current actual knowledge of any one of the following individuals who
are the executives with primary responsibility for the operation of Seller's
business: Ayman Sabi, CEO; Michael Brant, CFO; and Dorothy Blalock, Corporate
Controller.

            Seller acknowledges and agrees that the foregoing representations
and warranties constitute a material inducement to Purchaser to enter into this
Agreement. Seller further acknowledges and agrees that the representations and
warranties set forth above shall survive the Closing by one (1) year. Seller
agrees to indemnify, defend (with counsel reasonably acceptable to Purchaser)
and hold Purchaser harmless from and against all damages, costs, expenses,
claims and liabilities paid or incurred by Purchaser (including, but not limited
to reasonable attorneys fees and costs) as a result of any representation or
warranty set forth above not being true and correct provided such claim is
asserted by Purchaser within one (1) year of Closing.

      7.    COVENANTS OF SELLER.

            (a)   Until the Closing, Seller shall operate and/or cause each
Property to be operated in accordance with prudent management and operating
standards and practices, and

<PAGE>

make or cause to be made all repairs, replacements and maintenance with respect
to each Property such that it is in good condition at Closing without the need
at Closing for any repairs.

            (b)   Until the Closing, Seller shall pay on a timely basis all
bills and discharge all obligations arising from ownership, operation,
management, repair and maintenance of each Property.

            (c)   Until the Closing, Seller shall (i) keep (or cause to be kept)
each Property fully insured in accordance with prudent and customary practice;
(ii) not alienate, encumber or transfer any Property or any part thereof in
favor of or to any other person or entity, and (iii) not execute any new lease
without Purchaser's prior written consent.

            (d)   From and after the Effective Date until the Closing Date,
Seller shall promptly give Purchaser written notice of any change in the status
of title to any Property, which change either changes the nature of any
Permitted Encumbrance or represents an additional encumbrance on such Property.

            (e)   From and after the Closing Date for a period of one (1) year,
Seller covenants and agrees that it shall not incur any new indebtedness
(including but not limited to bank loans, capital leases, leasehold financing
and equipment loans) in excess of $7,500,000. Seller further covenants and
agrees that the proceeds of the sale of the Properties to Purchaser shall be
used only to (A) satisfy all debt owed to Finova Capital Corporation and the
debt owed to U.S. Mortgage for the mortgage loan encumbering the Concord, North
Carolina Property, (B) for the payment of promissory notes to Louis Wohl & Sons,
Inc. for $53,075, COLHOC Limited Partnership for $49,334, and Lexington
Insurance Company for $101,855, (C) promissory notes for the payment of 2001
real estate taxes, (D) for the payment of costs and expenses incurred in
connection with the sale of the Properties to Purchaser, and (E) for working
capital or investment in improvements to the Properties. Seller covenants that
it shall deliver to Purchaser quarterly income and expense statements for the
business at each of the Properties on a Property by Property basis within
fifty-one (51) days after the end of each quarter. Seller acknowledges and
agrees that the covenants set forth in this Paragraph 7(e) shall survive the
Closing and that a breach of any of these covenants shall be a default under
each of the Leases.

            (f)   Seller acknowledges and agrees that if any of the following
events occur while Purchaser is the landlord under any of the Leases that it
shall be a default under each of the Leases:

                        (i)   a default beyond any applicable cure period or at
maturity by Seller in any payment of principal or interest on any obligations
for borrowed money having an original principal balance of $10,000,000 or more
in the aggregate, or in the performance of any other provision contained in any
instrument under which any such obligation is created or secured (including the
breach of any covenant thereunder), (x) if such payment is a payment at maturity
or a final payment, or (y) if an effect of such default is to cause, or permit
any individual, partnership, association, corporation or other entity to cause,
such obligation to become due prior to its stated maturity;

<PAGE>

                        (ii)  a default by Seller beyond any applicable cure
period in the payment of rent under any lease or leases that have, in the
aggregate, rental obligations over the terms thereof of $10,000,000 or more if
the landlord under any such lease or leases commences to exercise its remedies
thereunder;

                        (iii) a final, non-appealable judgment or judgments for
the payment of money in excess of $5,000,000 in the aggregate shall be rendered
against Seller and the same shall remain undischarged for a period of sixty (60)
consecutive days; or

                        (iv)  except for the sale of any equity interest in
Seller by Berjaya Group Ltd. and/or its affiliates, Seller shall sell or
transfer or enter into an agreement to sell or transfer all or substantially all
of its assets, or fifty one percent (51%) or more of the direct or indirect
equity interests in Seller change ownership from that ownership in existence on
the date hereof, or more than fifty one percent (51%) of the direct or indirect
interests in Seller shall be pledged, transferred, hypothecated or conveyed in a
single transaction or series of related transactions.

Seller acknowledges and agrees that this Paragraph 7(f) shall survive the
Closing.

            (g)   Commencing on the date which is nine (9) months after the
Closing Date and continuing for a period of three (3) months thereafter (such
three (3) month period being hereinafter referred to as the "Put Period"),
Purchaser shall have the right, but not the obligation (the "Put Right") to
require Seller to repurchase the Concord, NC Property from Purchaser (provided
that Purchaser is at that time the owner thereof) for the sum of $2,190,476 plus
all accrued and unpaid rent under the Concord Lease (the "Repurchase Price"). In
order to exercise the Put Right, Purchaser must furnish notice thereof to Seller
such that Seller receives same during the Put Period, failing which the Put
Right shall expire and be of no further effect. In the event Purchaser timely
exercises the Put Right, then Seller shall repurchase the Concord, NC Property
and pay the Repurchase Price to Purchaser by wire transfer on the date which is
the first business day occurring after thirty five (35) days from the last day
of the Put Period (the "Repurchase Closing Date"). The reconveyance to Seller
(or its designee) shall be by instrument in the same form as the subject
Property was conveyed to Purchaser by Seller and title shall only be subject to
the same exceptions as were contained in the deed to Purchaser (and the then
current year's ad valorem taxes) and any title matters arising after Closing
which Seller as tenant under the Concord Lease has approved in writing. All
transfer expenses and other closing costs shall be allocated between the parties
and all closing documents shall be executed by the parties in the manner as is
customary for similar transactions in the jurisdiction where the subject
property is located. Purchaser shall not be required to give notice to Concord
Mills Residual Limited Partnership ("Mills") of the Put Right. In the event
Mills elects to void the transaction pursuant to its rights under the Deed
Restrictions set forth in Exhibit C-3 of the North Carolina Special Warranty
Deed from Mills to Seller dated September 29, 1999 (the "Deed Restrictions"), in
no event will Purchaser be obligated to return any of the Repurchase Price to
Seller. Notwithstanding anything to the contrary in this Paragraph 7(g) to the
contrary, in the event Mills consents to an amendment to its repurchase rights
set forth in Paragraph 7 of the Deed Restrictions in form and substance
satisfactory to Purchaser setting forth that notwithstanding the definition of
Repurchase Price in Paragraph 7 of the Deed Restrictions that the price to paid
under the repurchase right shall be the current fair market value of the Concord
Property but in

<PAGE>

no event less than the price paid for the last conveyance of the Concord
Property, then in such event the Put Right set forth in this Paragraph 7(g)
shall be null and void.

      8.    CLOSING. Seller and Purchaser shall consummate the transactions
contemplated by this Agreement (the "Closing") through an escrow with the Title
Company acting as escrow agent and pursuant to additional escrow instructions
which are mutually acceptable to the Title Company, Seller and Purchaser. Unless
otherwise mutually agreed to by Purchaser and Seller in writing, the Closing
shall occur on August 6, 2004 (the "Closing Date").

      9.    SELLER'S OBLIGATIONS AT THE CLOSING. At the Closing and in
connection with each Property, Seller shall, at its sole cost and expense:

            (a)   execute and deliver to Purchaser a special warranty deed (in a
form approved by Purchaser) conveying fee simple title to each Property to
Purchaser free and clear of all exceptions, liens, or encumbrances whatsoever,
excepting the Permitted Exceptions and the Lease applicable to such Property,
together with a bill of sale for the Equipment at each Property pursuant to
which Seller shall convey to Purchaser the Equipment located at such Property
free and clear of all exceptions, liens or encumbrances whatsoever, except the
Permitted Exceptions. In connection therewith, Seller shall obtain at its
expense whatever releases from existing lenders are required (including releases
and/or partial terminations of UCC-1 financing statements) in order to effect
the foregoing;

            (b)   cause the Title Company to furnish to Purchaser an owner's
policy of title insurance pursuant to the Title Commitment (the "Title Policy"),
which shall be "later-dated" to cover the Closing Date and the date on which the
Deed is recorded;

            (c)   execute and deliver to Purchaser the Leases;

            (d)   deliver an opinion of legal counsel regarding (A) the due
authorization, execution and delivery of the Leases by Seller in its capacity as
tenant thereunder and (B) that no consent or approval is required for the
execution and delivery of the Leases by Seller;

            (e)   deliver to Purchaser with copies of all warranties,
certificates of occupancy, licenses, permits, authorizations and approvals
required by law and issued by all governmental authorities having jurisdiction
over the Property to the extent required by law to be in the name of the
Purchaser, together with an assignment of all such warranties, certificates of
occupancy, licenses, permits, authorizations and approvals where permitted by
law together with copies of all certificates issued by any local board of fire
underwriters (or other body exercising similar functions) and the copies of each
bill for current real estate and personal property taxes;

            (f)   deliver evidence of the insurance policies required to be
maintained by tenant under the Lease, naming Purchaser and Purchaser's lender as
additional insureds;

            (g)   comply with all of Seller's obligations pursuant to this
Agreement and not be in default hereunder;

            (h)   execute and deliver a closing statement itemizing the Purchase
Price and all adjustments thereto as provided herein; and

<PAGE>

            (i)   execute and deliver such other documents or instruments as may
be required under this Agreement, by the Title Company or as otherwise required
in Purchaser's reasonable opinion, to effectuate the Closing.

      10.   PURCHASER'S OBLIGATIONS AT CLOSING. Subject to the terms,
conditions, and provisions hereof, and contemporaneously with the performance by
Seller of its obligations under Section 9 above, Purchaser shall:

            (a)   pay Seller the balance of the Purchase Price;

            (b)   execute and deliver a closing statement itemizing the Purchase
Price and all adjustments thereto as provided herein;

            (c)   execute and deliver the Leases; and

            (d)   execute and deliver such other documents or instruments as may
be required under this Agreement, or by the Title Company to effectuate the
Closing.

         Purchaser shall not be obligated to close unless the representations
and warranties of Seller set forth in Section 6 of this Agreement are true and
correct as of the Closing Date and Seller has complied with all of its covenants
set forth in this Agreement.

      11.   CLOSING COSTS. At the Closing, Seller shall pay (a) the cost of
preparation of the Deed, (b) all real estate transfer taxes and fees,
documentary stamp taxes and intangible taxes, (c) all premiums and fees related
to the Title Policy, general coverage (for Purchaser's lender) and endorsement
premiums, the cost of a zoning endorsement (other than in Florida) and any
escrow charges, (d) subject to Section 19 hereof, all real estate brokerage
commissions payable by reason of the transactions contemplated by this
Agreement, (e) the cost of any Phase I environmental studies or reports, the
cost of any Phase II environmental studies and reports, or engineering or
property condition reports relating to the Properties, (f) the cost of any
appraisals relating to the Properties, (g) the cost of any new surveys or
updates of existing surveys ordered by Purchaser (h) the cost of any zoning
reports required by Purchaser and (i) the cost of paying for any transfer of any
permit required by applicable law, or the cost of any required inspection
required by applicable law, or the cost of purchaser having to obtain any
building or occupancy permit as may be required by applicable law. Seller and
Purchaser shall each pay their own attorneys' fees and costs.

      12.   TAX PRORATION. In connection with each Property, Seller shall pay in
full, on or before Closing, all general real estate taxes and special
assessments (a) for the years prior to the current calendar year and (b) for the
current calendar year only if then due and payable. Seller shall not receive any
credit for prepaid taxes or assessments.

      13.   RENT PAYMENT. Rent (as defined and due) under the Leases for the
balance of the month of August shall be paid to Purchaser at Closing.

      14.   INSPECTION. From and after the Effective Date, Purchaser and its
agents and representatives shall be entitled to enter upon the Properties for
inspection, soil tests, examination, land-use planning and for any due diligence
investigation relating to Purchaser's

<PAGE>

proposed ownership of the Properties provided that Purchaser shall not
unreasonably interfere with the ongoing business conducted at the Properties. As
to any such investigation, Purchaser shall restore the Properties to the same
condition as existed prior to any such investigation, and shall not perform any
invasive tests without Seller's prior consent, which consent shall not be
unreasonably withheld, conditioned or delayed. Purchaser agrees to indemnify and
hold harmless Seller from and against, and to reimburse Seller with respect to
any and all claims, demands, causes of action, loss, damage, liabilities, costs
and expenses (including reasonable attorneys' fees and disbursements) asserted
against or incurred by Seller by reason of or arising out of any such on-site
investigation.

      15.   FURTHER ASSURANCES. Seller and Purchaser agree to perform such other
acts, and to execute, acknowledge, and/or deliver subsequent to the Closing such
other instruments, documents and other materials as Seller or Purchaser may
reasonably request in order to effectuate the consummation of the transactions
contemplated herein and to vest title to the Properties in Purchaser.

      16.   DEFAULT BY SELLER. In the event that Seller should fail to
consummate the transactions contemplated by this Agreement for any reason,
excepting Purchaser's default or the failure of any of the Purchaser's
obligations at Closing under Section 10 above to be satisfied or waived,
Purchaser may (A) seek a claim for damages not to exceed $250,000 and (B)
terminate this Agreement and receive back the Deposit and all accrued interest
thereon from the Title Company by giving prompt written notice thereof to
Seller. In the event Purchaser elects to terminate this Agreement and seek a
claim for damages, neither Seller nor Purchaser shall have any further
obligations under this Agreement except for those expressly intended to survive
the termination of this Agreement.

      17.   DEFAULT BY PURCHASER. IN THE EVENT PURCHASER SHOULD FAIL TO
CONSUMMATE THE TRANSACTION CONTEMPLATED HEREIN FOR ANY REASON, EXCEPT DEFAULT BY
SELLER OR THE FAILURE OF ANY OF SELLER'S OBLIGATIONS UNDER SECTION 9 ABOVE TO BE
SATISFIED OR WAIVED BY PURCHASER, SELLER MAY TERMINATE THIS AGREEMENT BY GIVING
PROMPT WRITTEN NOTICE THEREOF TO PURCHASER AND AS ITS SOLE AND EXCLUSIVE REMEDY
IN SUCH EVENT, PURCHASER SHALL BE LIABLE TO THE SELLER FOR LIQUIDATED DAMAGES IN
THE AMOUNT OF THE DEPOSIT AND ALL ACCRUED INTEREST THEREON ONLY AND THE TITLE
COMPANY SHALL PAY THE DEPOSIT AND ALL ACCRUED INTEREST THEREON TO SELLER. SELLER
AND PURCHASER AGREE THAT IT WOULD BE EXTREMELY DIFFICULT AND IMPRACTICAL TO
DETERMINE WITH ANY DEGREE OF CERTAINTY THE AMOUNT AND EXTENT OF DETRIMENT TO
SELLER IF PURCHASER SHOULD FAIL OR REFUSE TO PERFORM ACCORDING TO THE TERMS OF
THIS AGREEMENT. ACCORDINGLY, THE SELLER AND PURCHASER HEREBY AGREE THAT
FORFEITURE OF THE DEPOSIT AND ALL ACCRUED INTEREST THEREON SHALL BE CONSIDERED
TO BE A FAIR AND REASONABLE AMOUNT UNDER SUCH CIRCUMSTANCES AND SELLER'S SOLE
AND EXCLUSIVE REMEDY. IN THE EVENT SELLER ELECTS TO TERMINATE THIS AGREEMENT,
NEITHER SELLER NOR PURCHASER SHALL HAVE ANY FURTHER OBLIGATIONS UNDER THIS
AGREEMENT. BY PLACING THEIR INITIALS BELOW EACH PARTY SPECIFICALLY CONFIRMS THE
ACCURACY OF THE STATEMENTS

<PAGE>

MADE ABOVE AND THE FACT THAT EACH PARTY WAS REPRESENTERD BY COUNSEL WHO
EXPLAINED, AT THE TIME THIS AGREEMENT WAS MADE, THE CONSEQUENCES OF THIS
LIQUIDATED DAMAGES PROVISION.

      PURCHASER: ___/s/ JEFF HOPPEN____ SELLER: __/S/ MICHAEL BRANT______

      18.   ATTORNEY'S FEES. Should either Seller or Purchaser employ an
attorney or attorneys to enforce any of the provisions hereof or to protect its
interest in any matter arising under this Agreement or to recover damages for
the breach of this Agreement, the losing party agrees to pay the prevailing
party all reasonable costs, charges, and expenses, including reasonable
attorney's fees, expended or incurred by it in connection therewith.

      19.   BROKERAGE COMMISSIONS. Each party represents to the other that no
broker other than Steve Maddox has been involved in this transaction. At the
Closing, Purchaser shall pay each of such broker a real estate commission
pursuant to a separate agreement. Seller and Purchaser agree that if any claim
for brokerage commissions are ever made against Seller or Purchaser in
connection with this transaction, all claims shall be handled and paid by the
party whose actions or alleged commitments form the basis of such claim. Seller
agrees to indemnify and hold Purchaser harmless from any loss, liability,
damage, cost, or expense (including, without limitation, reasonable attorney's
fees) paid or incurred by Purchaser by reason of any claim to any broker's,
finder's, or other fee in connection with this transaction by any party claiming
by, through, or under Seller. Except as provided in the foregoing sentence,
Purchaser agrees to indemnify and hold Seller harmless from any loss, liability,
damage, cost or expense (including, without limitation, reasonable attorney's
fees) paid or incurred by Seller by reason of any claim to any broker's,
finder's, or other fee in connection with this transaction by any party claiming
by, through, or under Purchaser, which obligation of each party shall survive
the Closing.

      20.   RISK OF LOSS. All risk of loss or damage to each Property prior to
Closing, including, without limitation, loss by fire, windstorm, or other
casualty (collectively, a "Casualty") or by condemnation, eminent domain or
similar proceedings or threat thereof (collectively, a "Taking"), shall rest
with Seller. If, prior to the Closing, any Property is damaged by a Casualty
which costs in excess of $50,000 to repair or rebuild or is the subject of a
Taking, Seller shall give Purchaser written notice thereof and Purchaser shall
have the option, exercisable on or before the Closing Date by written notice to
Seller, elect to either:

            (a)   accept title to such Property without any reduction of the
Purchase Price, in which event, at the Closing and subject to the rights of the
tenant under the Lease for such Property, Seller shall be entitled to use any
insurance or condemnation proceeds payable to Seller or its successors or
assigns by reason of such Casualty or Taking to restore the Property in
accordance with the Lease for such Property; or

            (b)   terminate this Agreement as to the Property suffering the
Casualty and receive 1/11th of the Deposit from the Title Company representing
the amount of the Deposit associated with such Property, in which event neither
Seller nor Purchaser shall have any further

<PAGE>

obligations under this Agreement with respect to such Property except for those
expressly intended to survive the termination of this Agreement.

In the event Purchaser shall fail to exercise either such option, Purchaser
shall be deemed to have elected the option set forth in the foregoing clause (b)
with regard to the Property suffering the Casualty or Taking.

      21. ASSIGNABILITY. Neither Purchaser not Seller may assign its respective
obligations hereunder without the consent of the other; provided, however, that
both Purchaser and Seller may, without such consent, assign this Agreement to
any of its affiliates or subsidiaries.

      22.   NOTICES. Any notice to be given or to be served upon either party
hereto in connection with this Agreement must be in writing and shall be given
by certified or registered mail (return receipt requested), by overnight express
delivery or facsimile (followed by hard copy by either of the two preceding
methods of delivery) and shall be deemed to have been given upon receipt. Such
notice shall be given the parties hereto at the following addresses:

      To Seller:                 Michael C. Brant
                                 Chief Financial Officer
                                 Roadhouse Grill, Inc.
                                 2703-A Gateway Drive
                                 Pompano Beach, FL 33069
                                 Facsimile:  954-969-5422

      With a copy to:            Scott J. Fuerst, Esq.
                                 Ruden McClosky Smith Schuster & Russell, PA
                                 200 E. Broward Boulevard, Suite 1500
                                 Fort Lauderdale, FL 33301
                                 Facsimile: 954-333-4017

      To Purchaser:              c/o Sovereign Investment Company
                                 116 Village Boulevard
                                 Suite 200
                                 Princeton, New Jersey 08540
                                 Attention: Peter M. Mavoides
                                 Facsimile: (609) 524-4093

      With copies to:            General Counsel
                                 [Address noted above]

      and                        Reed Smith LLP
                                 2500 One Liberty Place
                                 1650 Market Street
                                 Philadelphia, Pennsylvania 19103
                                 Attention: Stephen M. Lyons, III, Esquire
                                 Facsimile: 215-851-1420

<PAGE>

Either party hereto may at any time, by giving five (5) days written notice to
the ot, designate any other address in substitution of any of the foregoing
addresses to which such notice shall be given and other parties to whom copies
of all notices hereunder shall be sent.

      23.   BINDING EFFECT. This Agreement shall be binding upon and shall inure
to the benefit of the parties hereto and their respective successors and
assigns.

      24.   ENTIRE AGREEMENT. This Agreement represents the entire agreement
between Seller and Purchaser with respect to the subject matter hereof, and all
prior agreements between Seller and Purchaser with respect to such subject
matter shall have no further force or effect, including, without limitation, the
Proposal Letter.

      25.   GOVERNING LAW. This Agreement shall be governed by, and construed in
accordance with, the laws of the State of Florida.

      26.   MODIFICATION. This Agreement may only be modified or otherwise
amended by a written instrument executed by duly authorized representatives of
Seller and Purchaser.

      27.   TIME OF ESSENCE. Time is of the essence of this Agreement.

      28.   COUNTERPARTS. This Agreement may be executed in one or more
counterparts, each of which shall constitute an original, and all of which
together shall constitute one and the same instrument.

      29.   RADON DISCLOSURE. Pursuant to Florida Statute 404.056(8), Buyer is
hereby notified as follows: Radon is a naturally occurring radioactive gas that,
when it has accumulated in a building in sufficient quantities, may present
health risks to persons who are exposed to it over time. Levels of radon that
exceed federal and state guidelines have been found in buildings in Florida.
Additional information regarding radon and radon testing may be obtained from
your county health unit.

                   REMAINDER OF PAGE INTENTIONALLY LEFT BLANK

<PAGE>

      IN WITNESS WHEREOF, the parties hereto have executed this Purchase
Agreement effective as of the Effective Date.

SELLER:                                           PURCHASER:

ROADHOUSE GRILL, INC.                             SOVEREIGN ROADHOUSE LLC

By /s/   Michael Brant                            By /s/   Jeff Hoppen
   ------------------------------------              ---------------------------
Its Executive Vice President and CFO              Its Chief Investment Officer

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