Document:

Exhibit 10.19

    EXHIBIT
      10.19

    

    EMPLOYMENT
      AGREEMENT

    

    This
      Employment Agreement (the “Employment Agreement” or “Agreement”), dated this
      5th
      day of
      December 2005, is by and between Unicorp, Inc., a Nevada corporation, Houston,
      Texas (the “Company”), and Art Ley (the “Executive”) an individual.

    

    WHEREAS,
      the Executive is willing to enter into an agreement with the Company upon the
      terms and conditions herein set forth.

    

    NOW,
      THEREFORE, in consideration of the premises and covenants herein contained,
      the
      parties hereto agree as follows:

    

    1. Term
      of Agreement; Termination of Prior Agreement.
      Subject
      to the terms and conditions hereof, the term of employment of the Executive
      under this Employment Agreement shall be for the period commencing on February
      1, 2006 (the “Commencement Date”) and terminating on December 31, 2006, unless
      sooner terminated as provided in accordance with the provisions of Section
      5
      hereof. (Such term of this agreement is herein sometimes called the “Retained
      Term”). 

    

    2. Employment.
      As of
      the Commencement Date, the Company hereby agrees to employ the Executive Vice
      President and Chief Operating Officer
      (“COO”)
      of the Company with such duties as assigned from time to time by the
      Company,
      and the
      Executive hereby accepts such employment and agrees to perform his duties and
      responsibilities hereunder in accordance with the terms and conditions
      hereinafter set forth.

    

    3. Duties
      and Responsibilities.

    

    
      	
              (a)

            	
              Duties.
                Executive shall perform such duties as are usually performed by a
                COO
                with such duties as assigned from time to time by the Company
                of
                a business similar in size and scope as the Company and such other
                reasonable additional duties as may be prescribed from time-to-time
                by the
                Company’s President and Chief Executive Officer which are reasonable and
                consistent with the Company’s operations, taking into account Executive’s
                expertise and job responsibilities. This agreement shall survive
                any job
                title or responsibility change. All actions of Executive shall be
                subject
                and subordinate to the review and approval of the President and Chief
                Executive Officer and the board of directors. The President and Chief
                Executive Officer of the Company shall be the final and exclusive
                arbiter
                of all policy decisions relative to the Company’s business (including
                their subsidiaries).

            

    

    

    
      	
              (b)

            	
              Devotion
                of Time.
                During the term of this agreement, Executive agrees to devote his
                exclusive and full-time service during normal business hours to the
                business and affairs of the Company (including their subsidiaries)
                to the
                extent necessary to discharge the responsibilities assigned to Executive
                and to use reasonable best efforts to perform faithfully and efficiently
                such responsibilities. During the term of this Agreement it shall
                not be a
                violation of this Agreement for Executive to manage personal investments
                or companies in which personal investments are made so long as such
                activities do not significantly interfere with the performance of
                Executive’s responsibilities with the Company and which companies are not
                in direct competition with the
                Company.

            

    

    

    4. Compensation
      and Benefits During the Employment Term.

    

    
      	
              (a)

            	
              Salary.
                Executive
                will be compensated by the Company at a monthly base salary of $15,000.00,
                from which shall be deducted income tax withholdings, social security,
                and
                other customary Executive deductions in conformity with the Company’s
                payroll policy in effect.

            

    

    

    	(b)  	
            Vacation.
              Executive shall be entitled to three weeks paid vacation each year
              beginning on the date of this Agreement.

          

    

    	(c)  	
            Other
              Allowances.
              The Executive shall be entitled to a $750 monthly car allowance, a
              $750
              monthly health plan allowance and a $750 monthly home office
              allowance.

          

    

    
      	
              (d)

            	
              Option.
                The Executive shall receive an employee option to purchase 700,000
                shares
                at an exercise price of $ .05 per share. The option shall vest according
                to the following schedule provided that on any vesting date set forth
                below, Executive is still employed by the Company at such
                date:

            

    

    

    (i)
      200,000 Options will vest 12 months from the date of execution of this
      Agreement;

    

    (ii)
      250,000 Options will vest 24 months from the date of execution of this
      Agreement;

    

    (iii) 75,000
      Options will vest if the total revenue for the calendar year 2006 is in excess
      of 80% of the amount as set forth on Exhibit “A”; 

    

    (iv) 50,000
      Options will vest if the total gross profit for the calendar year 2006 is in
      excess of 80% of the amount as set forth on Exhibit “A”;

    

    (v) 75,000
      Options will vest if the total revenue for the calendar year 2006 is equal
      or
      greater than the amount as set forth on Exhibit “A”; and

    

    (vi) 50,000
      Options will vest if the total gross profit for the calendar year 2006 is equal
      or greater than the amount as set forth on Exhibit “A”;

    

    The
      options shall be evidenced by an option agreement, shall expire in four years,
      and shall be subject to the terms of the Company’s 2004 Stock Option Plan and
      such option agreement. Notwithstanding the expiration date, the option
      (including all vested and unvested options) shall automatically terminate 90
      days after the Executive ceases to be employed by the Company, provided that
      if
      the Executive is terminated by the Company for Cause, the option (including
      all
      vested and unvested options) shall automatically terminate on the date of the
      Executive’s termination. The parties acknowledge the existence of vesting
      provisions lasting longer than the Employment Term is not meant to extend the
      Employment Term, and that such vesting provisions do not require the Company
      is
      employ the Executive for any period of time.

    

    5.
       Termination.
      

    

    	(a)  	
            Executive's
              employment under the Agreement may be terminated under any of the
              following circumstances:

          

    

    (i)
       Immediately
      by the Company, upon the death of Executive.

    

    (ii)
       By
      the
      Executive at any time, upon 14 days written notice.

    

    (iii)
       Immediately,
      upon written notice by the Company for Cause which for purposes of the Agreement
      shall be defined as (i) Executive's willful and persistent inattention to his
      reasonable duties which amounts to gross negligence or willful dishonesty
      towards, fraud upon, or deliberate injury or attempted injury to, the Company,
      (ii) Executive's willful breach of any term or provision of the Agreement which
      breach shall have remained substantially uncorrected for 15 days with an
      opportunity to cure following written notice to the Executive; or (iii) the
      commission by Executive of any act or any failure by Executive to act involving
      criminal conduct, whether or not directly relating to the business and affairs
      of the Company. 

    

    	(b)  	
            Effects
              of Termination.
              In the event that the Agreement is terminated pursuant to
              Section 6(a) or upon expiration of the term of the Agreement, neither
              the Executive nor the Company shall have any further obligations hereunder
              except for (a) obligations occurring prior to the date of
              termination, and (b) obligations, promises or covenants contained
              herein which are expressly made to extend beyond the term of the
              Agreement.

          

    

    	(c)  	
            Improper
              Termination.
              In the event of the Executive's termination by the Company for any
              reason
              other than for Cause or the death of the Executive, Executive shall
              continue to be paid, as severance pay, an amount equal to his salary
              at
              the time of termination until the earlier of: (i) the end of the
              Employment Term, or (ii) 90 calendar days from the date of the
              termination. Except for the severance pay the Company shall not have
              any
              further obligations hereunder except for (a) obligations occurring
              prior to the date of termination, and (b) obligations, promises or
              covenants contained herein which are expressly made to extend beyond
              the
              term of the Agreement.

          

    

    6.
       Revealing
      of Trade Secrets, etc.
      Executive acknowledges the interest of the Company in maintaining the
      confidentiality of information related to its business and shall not at any
      time
      during the Employment Term or thereafter, directly or indirectly, reveal or
      cause to be revealed to any person or entity the supplier lists, customer lists
      or other confidential business information of the Company; provided, however,
      that the parties acknowledge that it is not the intention of this paragraph
      to
      include within its subject matter (a) information not proprietary to the
      Company, (b) information which is then in the public domain through no fault
      of
      Executive, or (c) information required to be disclosed by law.

    

    7.        
      Non-Competition
      Agreement. 
      In addition to the compensation and benefits listed in Section 4 hereof, the
      Company shall pay within thirty (60) days hereof the Executive $100,000 in
      cash
      or in the form of an employee option to purchase shares of the Company’s common
      stock, upon such terms and conditions as set forth in any such option agreement,
      and as an additional incentive for the Company to enter into this employment
      relationship, Executive agrees to the non-competition provisions of this
      section. 

    

    (a)       
      Termination
      for Cause or by the Executive.
      If the
      Executive is terminated within one (1) year of the of date of this Agreement
      for
      Cause or upon termination by the Executive pursuant to Section 5(a)(2) hereof,
      Executive hereby agrees that for a period commencing on the date hereof and
      ending one (1) year following the termination of Executive’s employment, he will
      not, directly or indirectly, as employee, agent, consultant, stockholder,
      director, co-partner or in any other individual or representative capacity,
      own,
      operate, manage, control, engage in, invest in or participate in any manner
      in,
      act as a consultant or advisor to, render services for, or otherwise assist
      any
      person or entity (other than the Company) that engages in or owns, invests
      in,
      operates, manages or controls any venture or enterprise that engages or proposes
      to engage in the business of the exploration and/or exploitation of oil and
      gas
      properties within Texas (the “Territory”).  If the Executive is terminated
      for Cause or upon termination by the Executive pursuant to Section 5(a)(2)
      hereof, after one year from the date of this Agreement, then the Executive
      shall
      not be subject to the non-competition obligations of this Section
      7.

    

    (b)       
      Termination
      without Cause. 
      If Executive is terminated without cause, at any time, then the Executive shall
      not be subject to non-competition obligations of this Section 7. 
 

    

    (c)       
      Restrictions
      on Future Employment. 
      Executive understands that the foregoing restrictions may limit his ability
      to
      engage in certain businesses in the Territory during the period provided for
      above, but acknowledges that Executive will receive sufficiently high
      remuneration and other benefits (e.g.,
      high
      remuneration during the term of the Agreement and access to certain confidential
      and proprietary information and trade secrets) under this Agreement to justify
      such restriction.  Executive acknowledges that money damages would not be
      sufficient remedy for any breach of this section by Executive, and Company
      or
      any of its subsidiaries or affiliates shall be entitled to enforce the
      provisions of this section by terminating any payments then owing to Executive
      under this Agreement and/or to specific performance and injunctive relief as
      remedies for such breach or any threatened breach, without any requirement
      for
      the securing or posting of any bond in connection with such remedies.  Such
      remedies shall not be deemed the exclusive remedies for a breach of this
      section, but shall be in addition to all remedies available at law or in equity
      to Company or any of its subsidiaries or affiliates, including, without
      limitation, the recovery of damages from Executive and his agents involved
      in
      such breach.

    

    (d)       
      Acknowledgement by Parties. 
      It is expressly understood that the restrictions contained in this section
      are
      related to and result from the agreements of the Company and Executive in this
      section and it is agreed that the Company and Executive consider the
      restrictions contained in this section to be reasonable and necessary to protect
      the confidential and proprietary information and trade secrets of the Company
      and its subsidiaries and affiliates.

    

    (e)       
      Optional
      Release of Non-Competition Agreement.
      If the
      Executive’s employment is terminated by the Company for Cause or upon the
      termination by the Executive pursuant to Section 5(a)(2) hereof, the Executive,
      at his discretion, may pay the Company in cash the entire $100,000 consideration
      paid to Executive pursuant to Section 7(a) hereof.  Upon receipt by the
      Company of the $100,000 in cash, the Company shall thereby release Executive
      from the non competition obligations of this Section 7.

    

    

    8.
      Arbitration.
      If a
      dispute should arise regarding this Agreement, all claims, disputes,
      controversies, differences or other matters in question arising out of this
      relationship shall be settled finally, completely and conclusively by
      arbitration of a single arbitrator, which is mutually agreed upon, in Houston,
      Texas, in accordance with the Commercial Arbitration Rules of the American
      Arbitration Association (the "Rules"). Arbitration shall be initiated by written
      demand. This Agreement to arbitrate shall be specifically enforceable only
      in
      the District Court of Harris County, Texas. A decision of the arbitrator shall
      be final, conclusive and binding on the Company and the Executive, and judgment
      may be entered in the District Court of Harris County, Texas, for enforcement
      and other benefits. On appointment, the arbitrator shall then proceed to decide
      the arbitration subjects in accordance with the Rules. Any arbitration held
      in
      accordance with this paragraph shall be private and confidential. The matters
      submitted for arbitration, the hearings and proceedings and the arbitration
      award shall be kept and maintained in strictest confidence by Executive and
      the
      Company and shall not be discussed, disclosed or communicated to any persons.
      On
      request of any party, the record of the proceeding shall be sealed and may
      not
      be disclosed except insofar, and only insofar, as may be necessary to enforce
      the award of the arbitrator and any judgment enforcing an award. The prevailing
      party shall be entitled to recover reasonable and necessary attorneys' fees
      and
      costs from the non-prevailing party.

    

    

    9. Survival.
      In the
      event that this Agreement shall be terminated, then notwithstanding such
      termination, the obligations of Executive pursuant to Section 6 of this
      Agreement shall survive such termination. 

    

    10. Contents
      of Agreement, Parties in Interest, Assignment, etc.
      This
      Agreement sets forth the entire understanding of the parties hereto with respect
      to the subject matter hereof. All of the terms and provisions of this Agreement
      shall be binding upon and inure to the benefit of and be enforceable by the
      respective heirs, representatives, successors and assigns of the parties hereto,
      except that the duties and responsibilities of Executive hereunder which are
      of
      a personal nature shall neither be assigned nor transferred in whole or in
      part
      by Executive. This Agreement shall not be amended except by a written instrument
      duly executed by the parties. 

    

    11. Severability;
      Construction.
      If any
      term or provision of this Agreement shall be held to be invalid or unenforceable
      for any reason, such term or provision shall be ineffective to the extent of
      such invalidity or unenforceability without invalidating the remaining terms
      and
      provisions hereof, and this Agreement shall be construed as if such invalid
      or
      unenforceable term or provision had not been contained herein. The parties
      have
      participated jointly in the negotiation and drafting of this Agreement. In
      the
      event an ambiguity or question of intent or interpretation arises, this
      Agreement shall be construed as if drafted jointly by the parties and no
      presumption or burden of proof shall arise favoring or disfavoring any party
      by
      virtue of the authorship of any of the provisions of this
      Agreement.

    

    12. Notices.
      Any
      notice, request, instruction or other document to be given hereunder by any
      party to the other party shall be in writing and shall be deemed to have been
      duly given when delivered personally; or five (5) days after dispatch by
      registered or certified mail, postage prepaid, return receipt requested; or
      one
      (1) day after dispatch by overnight courier service; in each case, to the party
      to whom the same is so given or made:

    

    If
      to the Company addressed to:

     

    Unicorp,
      Inc.

    1117
      Herkimer St. Suite 110

    Houston,
      Texas 77008

    Attn:
      Chief Executive Officer

    

    If
      to Executive addressed to:

    

    Art
      Ley

    ______________________

    ______________________

    

    or
      to
      such other address as the one party shall specify to the other party in
      writing.

    

    13. Counterparts
      and Headings.
      This
      Agreement may be executed in one or more counterparts, each of which shall
      be
      deemed an original and all which together shall constitute one and the same
      instrument. All headings are inserted for convenience of reference only and
      shall not affect the meaning or interpretation of this Agreement.

    

    14. Governing
      Law; Venue.
      This
      Agreement shall be construed and enforced in accordance with, the laws of the
      State of Texas, without regard to the conflict of laws provisions thereof.
      Venue
      of any dispute concerning this Agreement shall be exclusively in Harris County,
      Texas.

    

    15. Waiver. 
      The
      failure of either party to enforce any provision of this Agreement shall not
      be
      construed as a waiver or limitation of that party’s right to subsequently
      enforce and compel strict compliance with every provision of this
      Agreement.

    

    IN
      WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly
      executed and delivered as of the day and year first above written.

    

    

    Art
      Ley      UNICORP,
      INC.

    

    

    

    /s/
      Art Ley________________________  _/s/
      Kevan Casey__________________________

    Kevan
      Casey, Chief Executive OfficerProperty Management Agreement for Five SAC 905, LLC

    PROPERTY
      MANAGEMENT
      AGREEMENT

    THIS
      PROPERTY MANAGEMENT AGREEMENT (this "Agreement")
      is
      entered into as
      of
      September 23,
      2005
      among Five SAC 905, LLC, a Delaware limited liability company ("Owner"),
      and
      the
      subsidiaries of U-Haul International. Inc. set forth on the signature block
      hereto ("Manager").

    RECITALS

    A.
      Owner
      owns the real property and self-storage related improvements thereon located
      at
      the street addresses identified on Exhibit A hereto (hereinafter, collectively
      the "Property").

    B.
      Owner
      intends that the Property be rented on a space-by-space retail basis to
      corporations, partnerships, individuals and/or other entities for use as
      self-storage facilities.

    C.
      Owner
      desires that U-Haul manage the Property and U-Haul desires to act as the
      property manager for the Property, all in accordance with the terms and
      conditions of this Agreement and as more specifically designated on Exhibit
      A
      hereto.

    NOW,
      THEREFORE, in consideration of the mutual covenants herein contained, the
      parties hereto hereby agree as follows.

    1.
      Employment.

    (a)
      Owner
      hereby retains Manager, and Manager agrees to act as manager of the Property
      upon the terms and conditions hereinafter set forth.

    (b)
      Owner
      acknowledges that Manager, and/or Manager affiliates, is in the business of
      managing self-storage facilities and businesses conducted thereat, including,
      but not limited to, the sale of packing supplies and rental of trucks and
      equipment, both for its own account and for the account of others. It is hereby
      expressly agreed that notwithstanding this Agreement, Manager and such
      affiliates may continue to engage in such activities, may manage facilities
      other than those presently managed by Manager and its affiliates (whether or
      not
      such other facilities may be in direct or indirect competition with Owner)
      and
      may in the future engage in other business which may compete directly or
      indirectly with activities of Owner.

    (c)
      In
      the performance of its duties under this Agreement, Manager shall occupy the
      position of an independent contractor with respect to Owner. Nothing contained
      herein shall be construed as making the parties hereto (or any of them) partners
      or joint venturors, nor construed as making Manager an employee of
      Owner.

    2.Duties
      and Authority of Manager.

    Subject
      to the terms and conditions of this Agreement:

     

    (a) General
      Duties and Authority. Manager
      shall have the sole and

    exclusive
      duty and authority to fully manage the Property and supervise and direct the
      business and affairs associated or related to the daily operation thereof,
      to
      collect on behalf of Owner all 

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    revenues
      related to the Property, to pay on behalf of Owner all expenses of the Property
      - and to execute on behalf of Owner such documents and instruments as, in the
      sole judgment of Manager, are reasonably necessary or advisable under the
      circumstances in order to fulfill Manager's duties hereunder. Such duties and
      authority shall include, without limitation, those set forth
      below.

    (b) Renting
      of the Property. Manager
      shall establish policies and procedures
      for the marketing activities for the Property, and shall advertise the Property
      through such media as Manager deems advisable, including, without limitation,
      advertising with the Yellow Pages. Manager's marketing activities for the
      Property shall be consistent with the scope and quality implemented by Manager
      and its affiliates at any other properties managed by Manager or its affiliates.
      Manager shall have the sole discretion, which discretion shall be exercised
      in
      good faith, to establish the terms and conditions of occupancy by the Owners
      of
      the Property, and Manager is hereby authorized to enter into rental agreements
      on behalf and for the account of Owner with such Owners and to collect rent
      from
      such Owners on behalf and for the account of Owner. Manager may jointly
      advertise the Property with other properties owned or managed by Manager or
      its
      Affiliates, and in that event, Manager shall reasonably allocate the cost of
      such advertising among such properties.

    (c)
       Repair,
      Maintenancc and Improvemcnts.
      Manager
      shall make, execute, supervise and have control over the making and executing
      of
      all decisions concerning the acquisition of furniture, fixtures and supplies
      for
      the Property, and may purchase, lease or otherwise acquire the same on behalf
      of
      Owner. Manager shall make and execute, or supervise and have control over the
      making and executing of all decisions concerning the maintenance, repair, and
      landscaping of the Property, provided, however, that such maintenance, repair
      and landscaping shall be consistent with the maintenance, repair and landscaping
      implemented by Manager and its affiliates at any other properties managed by
      Manager or its affiliates. Manager shall, on behalf of Owner, negotiate and
      contract for and supervise the installation of all capital improvements related
      to the Property; provided, however, that Manager agrees to secure the prior
      written approval of Owner on all such expenditures in excess of $5,000.00 -
      for
      any one item, except monthly or recurring operating charges and/or emergency
      repairs if in the opinion of Manager such emergency-related expenditures are
      necessary to protect the Property from damage or to maintain services to the
      Owners or self-storage licensees as called for in their respective leases or
      self-storage agreements.

    (d)
       Personnel.
      Manager
      shall select all vendors, suppliers, contractors, subcontractors and employees
      with respect to the Property and shall hire, discharge and supervise all labor
      and employees required for the operation and maintenance of the Property. Any
      employees so hired shall be employees of Manager, and shall be carried on the
      payroll of Manager. Employees may include, but need not be limited to, on-site
      resident managers, on-site assistant managers, and relief managers located,
      rendering services, or performing activities on the Property in connection
      with
      its operation and management. The cost of employing such persons shall not
      exceed prevailing rates for comparable persons performing the same or similar
      services with respect to real estate similar to the Property in the general
      vicinity of each respective Property. Manager shall be responsible for all
      legal
      and insurance requirements relating to its employees.

    

    

    

                    2

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    (e)
       Service
      Agreements.
      Manager
      shall negotiate and execute on behalf of Owner such agreements which Manager
      deems necessary or advisable for the furnishing of utilities, services,
      concessions and supplies, for the maintenance, repair and operation of the
      Property and such other agreements which may benefit the Property or be
      incidental to the matters for which Manager is responsible
      hereunder.

    (f)
       Other
      Decisions.
      Manager
      shall make the decisions in connection with the day-to-day operations of the
      Property.

    (g)
       Regulations
      and Permits.
      Manager
      shall comply in all respects with any statute, ordinance, law, rule, regulation
      or order of any governmental or regulatory body, having jurisdiction over the
      Property (collectively, "Laws"), respecting the use of the Property or the
      maintenance or operation thereof, the non-compliance with which could reasonably
      be expected to have a material adverse effect on Owner or any Property. Manager
      shall apply for and obtain and maintain, on behalf of Owner, all licenses and
      permits required or advisable (in the reasonable judgment of Manager) in
      connection with the management and operation of the Property. Notwithstanding
      the foregoing, Manager shall be permitted to contest any Applicable Laws to
      the
      extent and pursuant to the same conditions that Owner is permitted to contest
      any Laws. - To the extent that manager does not comply, manager will be
      responsible for costs and penalties incurred as a result of the
      non-compliance.

    (h)
       Records
      and Reports of Disbursements and Collections.
      Manager
      shall establish, supervise, direct and maintain the operation of a system or
      cash record keeping and bookkeeping with respect to all receipts and
      disbursements in connection with the management and operation of the Property.
      Manager shall be responsible for cash shortages and discrepancies incurred
      in
      the normal course of management operations. The books, records and accounts
      shall be maintained at the Manager's office or at Owner's office, or at such
      other location as Manager and Owner shall determine, and shall be available
      and
      open to examination and audit quarterly by Owner, its representatives, its
      lender, if any and as provided by owner, and, subject to -
      any
      mortgagee
      of the Property, and such mortgagee's representative. - Manager shall cause
      to
      be prepared and delivered to Owner a monthly statement on a per-Property basis,
      of receipts, expenses and charges, together with a statement, on a per-Property
      basis, of the disbursements made by Manager during such period on Owner's
      behalf.

    (i)
       Collection.
      Manager
      shall be responsible for the billing and collection of all -receipts and for
      payment of all -expenses with respect to the Property and shall be responsible
      for establishing policies and procedures to minimize the amount of bad debts.
      Bad debt incurred as a result of non compliance with management policies and
      procedures will be the responsibility of Manager.

    (j)
       Legal
      Actions.
      Manager
      shall cause to be instituted, on behalf and in its name or in the name of Owner
      as appropriate, any and all legal actions or proceedings Manager deems necessary
      or advisable to collect charges, rent or other income due to Owner with respect
      to the Property and to oust or dispossess Owners or other persons unlawfully
      in
      possession under any lease, license, concession agreement or otherwise, and
      to
      collect damages for breach thereof or default thereunder by such Owner,
      licensee, concessionaire or occupant.

    3

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    (k)
       Insurance.
      -
      Manager will insure, on its Master policy, against all liabilities at Manager's
      cost. Manager will insure equipment at Manager's cost. If requested by Owner,
      Manager will charge an expense monthly equal to 1/12 of the annual Owner's
      property insurance and pay same on Owner' s behalf.

    (I)
       Taxes.
      During
      the term of this Agreement, Manager shall pay on behalf of Owner, prior to
      delinquency, all real estate taxes, personal property taxes, and all other
      taxes
      assessed to, or levied upon, the Property. If -requested, Manager will - charge
      an expense monthly equal to 1/12 annual- real property taxes.

    (m) Limitations
      on Manager Authority.
      Notwithstanding anything to the contrary set forth in this Section 2, Manager
      shall not, without obtaining the prior written consent of Owner, (i) rent
      storage space in the Property by written lease or agreement for a stated term
      in
      excess of one year unless such lease or agreement is terminable by the giving
      of
      not more than thirty (30) days written notice. (ii) alter the building or other
      structures of the Property in violation of loan documents executed by Owner
      in
      connection with the property ("Loan Documents") if and when provided by Owner;
      (iii) make any other agreements which exceed a term of one year and are not
      terminable on thirty day's notice at the will of Owner, without penalty, payment
      or surcharge; (iv) act in violation of any Law, or (v) violate any term or
      condition of the Loan Documents if and when provided by Owner.

    (n)
       Shared
      Expenses.
      Owner
      acknowledges that certain economics may be achieved with respect to certain
      expenses to be incurred by Manager on behalf of Owner hereunder if materials,
      supplies, insurance or services are purchased by Manager in quantity for use
      not
      only in connection with Owner's business at the Property but in connection
      with
      other properties owned or managed by Manager or its affiliates. Manager shall
      have the right to purchase such materials. supplies, insurance and/or services
      in its own name and charge Owner a pro rata allocable share of the cost of
      the
      foregoing; provided, however, that the pro rata cost of such purchase to Owner
      shall not result in expenses that are either inconsistent with the expenses
      of
      other "U-Haul branded" locations in the general vicinity of the applicable
      Property or greater than would otherwise be incurred at competitive prices
      and
      terms available in the area where the Property is located; and provided further,
      Manager shall give Owner access to records (at no cost to Owner) so Owner may
      review any such expenses incurred.

    (o)
       Deposit
      of Gross Revenues.
      All
      Gross Revenues (as hereinafter defined) shall be deposited into a hank account
      maintained by U-Haul (or its parent company) as for the benefit of the Owner.
      Manager shall move cash to Owner's depository account daily. To the extent
      that
      the Gross Revenues are deposited into a collective account maintained by U-Haul
      (or its parent company) for the benefit of multiple property owners, U-Haul
      (or
      its parent company) shall reconcile such account daily and maintain such records
      as shall clearly identify each day the respective interest of each owner in
      such
      collective account. Manager shall move cash from any such collection account
      to
      Owner's depository account daily. Gross Revenues of the Owner shall be applied
      first to the repayment of Owner's senior debt with respect to the Property,
      and
      then to U-Haul in reimbursement of documented expenses and for management fees
      as provided under Section 4 below.

    

    

    

    

                    4

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    (p)
       Obligations
      under Loan Documents and other Material Contracts.
      Manager
      shall take such actions as are necessary or appropriate under the circumstances
      to ensure that Owner is in compliance with the terms of the Loan Documents
      and
      any other material agreement relating to the Property to which Owner is a party
      if and when provided by Owner. Nothing herein contained shall be deemed to
      obligate Manager to fund from its own resources any payments owed by Owner
      under
      the Loan Documents or otherwise be deemed to make Manager a direct obligor
      under
      the Loan Documents, except as may otherwise be expressly provided
      therein.

    (q)
       Obligations
      notwithstanding other Tenancy at the Property.
      Manager
      shall perform all of its obligations under this Agreement in a professional
      manner consistent with the standards it employs at all of its managed
      locations.

    3.Duties
      of Owner.

    Owner
      shall cooperate with Manager in the performance of Manager's duties under this
      Agreement and to that end, upon the request of Manager, to provide, at such
      rental charges, if any, as are deemed appropriate, reasonable office space
      for
      Manager employees on the premises of the Property (to the extent available).
      -
      Owner shall not unreasonably withhold or delay any consent or authorization
      to
      Manager required or appropriate under this Agreement.

    4. Compensation
      of Manager.

    (a)  Reimbursement
      of Expenses. Manager
      shall be entitled to request reimbursement, on a timely basis, for all timely
      authorized and documented out-of-pocket reasonable and customary expenses
      actually incurred by Manager in the discharge of its duties hereunder. Such
      reimbursement shall be the obligation of Owner, whether or not Gross Revenues
      are sufficient to pay such amounts. -

    (b)
       Management
      Fee.
      Owner
      shall pay to Manager as the full amount due for the services herein provided
      a
      quarterly fee (the "Management Fee") which shall be four percent (4%) of the
      Property's trailing twelve month Gross Revenue divided by four (4) ("Base Fee"),
      plus an annual incentive fee (the "Incentive Fee") based upon the performance
      of
      the Property as set forth on Exhibit B hereto. For purposes of this Agreement,
      the term "Gross Revenue" shall mean all receipts (excluding security deposits
      unless and until Owner recognizes the same as income) of Manager or Owner
      (whether or not received by Manager on behalf or for the account of Owner)
      arising from the operation of Owner's business at the Property, including
      without limitation, rental payments of self.-storage customers at the Property,
      vending machine or concessionaire revenues, maintenance charges, if any, paid
      by
      the Owners of the Property in addition to basic rent and parking fees, if any.
      Gross Revenue shall be determined on a cash basis. Subject to the terms of
      Sections 2(o), the Management Fee shall be paid promptly, in arrears, within
      thirty (30) days of Owner's receipt of the invoice therefor, which invoice
      shall
      be sent from Manager to Owner following the end of each calendar quarter. Such
      invoice shall be itemized and shall include reasonable detail.

    Except
      as
      provided in this Section 4, it is further understood and agreed that Manager
      shall not be entitled to additional compensation of any kind in connection
      with
      the performance by it of its duties under this Agreement.

                                                    5

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    (c) Inspection
      of Books and Records.
      Owner
      shall have the right, upon prior reasonable notice to Manager, to inspect
      Manager's books and records with respect to the Property, to assure that proper
      fees and charges are assessed hereunder. Manager shall cooperate with any such
      inspection. Owner shall bear the cost of any such inspection; provided, however,
      that if it is ascertained that Manager has overcharged Owner by more than 5%
      in
      any given quarter, the cost of such inspection shall be borne by Manager.
      Manager shall promptly reimburse Owner for any overpayment.

    5.Use
      of
      Trademarks, Service Marks and Related Items.

    Owner
      acknowledges the significant value of the "U-Haul" name in the operations of
      Owner's property and it is therefore understood and agreed that the name,
      trademark and service mark "U-Haul", and related marks, slogans, caricatures,
      designs and other trade or service items (the "Manager
      Trade Marks")
      shall
      be utilized for the non-exclusive benefit of Owner in the rental and operation
      of the Property, and in comparable operations elsewhere. It is further
      understood and agreed that this name and all such marks, slogans, caricatures,
      designs and other trade or service items shall remain and be at all times the
      property of Manager and its affiliates, and that, except as expressly provided
      in this Agreement, Owner shall have no right whatsoever therein. Owner agrees
      that during the term of this agreement the sign faces at the property will
      have
      the name "U-Haul." - Unless Owner has elected to continue to use the Manager
      Trade Marks as provided in Section 6 of this Agreement, upon termination of
      this
      agreement at any time for any reason, all such use by and for the benefit of
      Owner of any such name, mark, slogan, caricature, design or other trade or
      service item in connection with the Property shall be terminated and any signs
      bearing any of the foregoing shall be removed from view and no longer used
      by
      Owner. In addition, upon termination of this Agreement at any time for any
      reason, Owner shall not enter into any new leases of Property using the Manager
      lease form or use other forms prepared by Manager. It is understood and agreed
      that Manager will use and shall be unrestricted in its use of such name, mark,
      slogan, caricature, design or other trade or service item in the management
      and
      operation of other storage facilities both during and after the expiration
      or
      termination of the term of this Agreement.

    6. Default;
      Termination.

    (a)
       Any
      material failure by Manager or Owner (a "Defaulting Party") to perform their
      respective duties or obligations hereunder (other than a default by Owner under
      Section 4 of this Agreement), which material failure is not cured within thirty
      (30) calendar days after receipt of written notice of such failure from the
      non-defaulting party, shall constitute an event of default hereunder; provided,
      however, the foregoing shall not constitute an event of default hereunder in
      the
      event the Defaulting Party commences cure of such material failure within such
      thirty (30) day period and diligently prosecutes the cure of such material
      failure thereafter but in no event shall such extended cure period exceed ninety
      (90) days from the date of receipt by the non-defaulting party of written notice
      of such material default; provided further, however, that in the event such
      material failure constitutes a default under the terms of - Loan Documents,
      if
      and when provided by Owner and the cure period for such matter under the Loan
      Documents is shorter than the cure period specified herein, the cure period
      specified herein shall automatically shorten such that it shall match the cure
      period for such matter as specified under the Loan Documents. In addition,
      following notice to Manager of the existence of any such

                                                    6

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    material
      failure by Manager, Owner shall each have the right to cure any such material
      failure by Manager, and any sums so expended in curing shall be owed by Manager
      to such curing party and may be offset against any sums owed to Manager under
      this Agreement.

    (b)
      Any
      material failure by Owner to perform its duties or obligations under Section
      4,
      which material failure is not cured within ten (10) calendar days after receipt
      of written notice of such failure from Manager, shall constitute an event of
      default hereunder.

    (c)
      Owner
      shall have the right to terminate this Agreement, with or without cause, by
      giving not less than thirty (30) days' written notice to Manager pursuant to
      Section 14 hereof. Manager shall have the right to terminate this Agreement
      with
      or without cause, by giving not less than ninety (90) days' written notice
      to
      Owner pursuant to Section 14 hereof.

    (d)
      Upon
      termination of this Agreement. (x) Manager shall promptly return to Owner all
      monies, books, records and other materials held by Manager for or on behalf
      of
      Owner and shall otherwise cooperate with Owner to promote and ensure a smooth
      transition to the new manager and (y) Manager shall be entitled to receive
      its
      Management Fee and reimbursement of expenses through the effective date of
      such
      termination, including the reimbursement of any prepaid expenses for periods
      beyond the date of termination (such as Yellow Pages advertising).

    7.Indemnification.

    Manager
      hereby agrees to indemnify, defend and hold Owner, all persons and companies
      affiliated with Owner, and all officers, shareholders, directors, employees
      and
      agents of Owner and of any affiliated companies or persons (collectively, the
      "Indemnified Persons") harmless from any and all costs, expenses, attorneys'
      fees, suits, liabilities, judgments, damages, and claims in connection with
      the
      management of the Property and operations thereon (including the loss of use
      thereof following any damage, injury or destruction), arising from any cause
      or
      matter whatsoever, including, without limitation, any environmental condition
      or
      matter, except to the extent attributable to the wi11ful misconduct or gross
      negligence on the part of the Indemnified Persons.

    8.Assignment.

    Manager
      shall not assign this Agreement to any party without the consent of
      Owner.

    

    9.Standard
      for Property Manager's Responsibility.

    Manager
      agrees that it will perform its obligations hereunder according to industry
      standards, in good faith, and in a commercially reasonable manner.

    10.
      Estoppel
      Certificate.

    Each
      of
      Owner and Manager agree to execute and deliver to one another, from time to
      time, within ten (10) business days of the requesting party's written request,
      a
      statement in writing certifying, to the extent true, that this Agreement is
      in
      full force and effect, and acknowledging that there are not, to such parties
      knowledge, any uncured defaults or specifying

                                                    7

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    such
      defaults if they are claimed and any such other matters as may be reasonably
      requested by such requesting party.

    11.Term;
      Scope.

    Subject
      to the provisions hereof, this Agreement shall have an initial term (such term,
      as extended or renewed in accordance with the provisions hereof, being called
      the "Term)")
      commencing on the date hereof (the "Commencement
      Date")
      and
      ending on the last day of the one hundred and twentieth (120th) calendar month
      next following the date hereof (the "Expiration
      Date"),
      provided however, the Term shall expire with respect to any individual Property
      as to which - Loan Documents, if and when provided by Owner have terminated
      in
      accordance with the terms of the Loan Documents (for instance due to a
      significant casualty or condemnation) .

    12.
      Headings.

    The
      headings contained herein are for convenience of reference only and are not
      intended to define, limit or describe the scope or intent of any provision
      of
      this Agreement.

    13.Governing
      Law.

    The
      validity of this Agreement, the construction of its terms and the interpretation
      of the rights and duties of the parties shall be governed by the internal laws
      of the State of Arizona.

    14.Notices.

    Any
      notice required or permitted herein shall be in writing and shall be personally
      delivered or mailed first class postage prepaid or delivered by an overnight
      delivery service to the respective addresses of the parties set forth above
      on
      the first page of this Agreement, or to such other address as any party may
      give
      to the other in writing. Any notice required by this Agreement will be deemed
      to
      have been given when personally served or one day after delivery to an overnight
      delivery service or five days after deposit in the first class mail. Any notice
      to Owner shall be to the attention of President, 715 South Country Club Drive,
      Mesa, AZ 85210. Any notice to Manager shall be to the attention of c/o U-Haul
      International, Inc. Legal Dept, 2721 North Central A venue, Phoenix, AZ 85004,
      Attn: Secretary.

    15.Severability.

    Should
      any term or provision hereof be deemed invalid, void or unenforceable either
      in
      its entirety or in a particular application, the remainder of this Agreement
      shall nonetheless remain in full force and effect and, if the subject term
      or
      provision is deemed to be invalid, void or unenforceable only with respect
      to a
      particular application, such term or provision shall remain in full force and
      effect with respect to all other applications.

    16.
      Successors.

    This
      Agreement shall be binding upon and inure to the benefit of the respective
      parties hereto and their permitted assigns and successors in
      interest.

                                                        8

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    17.Attorneys'
      Fees.

    If
      it
      shall become necessary for any party hereto to engage attorneys to institute
      legal action for the purpose of enforcing their respective rights hereunder
      or
      for the purpose of defending legal action brought by the other party hereto,
      the
      party or parties prevailing in such litigation shall be entitled to receive
      all
      costs, expenses and fees (including reasonable attorneys' fees) incurred by
      it
      in such litigation (including appeals).

    18.
      Counterparts.

     

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

                                                        9

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    IN
      WITNESS WHEREOF, the undersigned execute this Agreement as of the date set
      forth
      above.

    Owner:

     

    Five
      SAC
      905, LLC, a

     

    Delaware
      limited liability Company

    By:
      /s/ Bruce Brockhagen

    Bruce
      Brockhagen, Secretary

    Manager:

     

    U-HauI
      Co. of Nevada, Inc.

    U-Haul
      Co. of Florida 

    U-Haul
      Co. of Maryland, Inc.

    

    

    By:
      /s/ Jennifer M. Settles

    Jennifer
      M. Settles, Secretary

     

                                            10

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

    

                             Exhibit
    A

    

    786046
      U-Haul Center Citrus Park          
      6111
      Gunn
      Hwy  
Tampa 
 Florida 
 33625

    818057
      U-Haul Center Landover         
  3900
      Whitetire Road        Landover       
       
Maryland       
       
20785

    838056
      U-Haul Center College Drive         
  989
      S
      Boulder Hwy           Henderson     
        Nevada          
        89015

     

                                                11

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

     

                                                Exhibit
      B

                                            Management
      Fee
      Incentives

     

    The
      following Incentive Fee shall be calculated and, if and to the extent earned,
      paid, annually after the end of each fiscal year of Owner:

     

    In
      the
      event that net operating income of the Property equals or exceeds 110% (but
      less
      than 120%) of principal and interest under the Loan Documents ("P&I") for
      the prior fiscal year being calculated, the Incentive Fee for such period shall
      be 1% of the Property's Gross Revenue for such fiscal year.

     

    In
      the
      event that net operating income of the Property equals or exceeds 120% (but
      less
      than 130%) of P&I for the prior fiscal year being calculated, the Incentive
      Fee for such period shall be 2% of the Property's Gross Revenue for such fiscal
      year.

     

    In
      the
      event that net operating income of the Property equals or exceeds 130% (but
      less
      than 140%) of P&I for the prior fiscal year being calculated, the Incentive
      Fee for such period shall be 3% of the Property's Gross Revenue for such fiscal
      year.

    In
      the
      event that net operating income of the Property equals or exceeds 140% (but
      less
      than 150%) of P&I for the prior fiscal year being calculated, the Incentive
      Fee for such period shall be 4% of the Property's Gross Revenue for such fiscal
      year.

     

    In
      the
      event that net operating income of the Property equals or exceeds 150% of
      P&I for the prior fiscal year being calculated, the Incentive Fee for such
      period shall be 6% of the Property's Gross Revenue for such fiscal
      year.

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