Document:

Exhibit 10.27

                                PLEDGE AGREEMENT
                                ----------------

     PLEDGE AGREEMENT ("Agreement") dated as of August 20, 2004, between
DualStar Technologies Corporation, with an address at 11-30 47th Avenue, Long
Island City, New York 11101 ("Guarantor") and Gary Segal, with an address at
101-32 101st Street, Ozone Park, New York 11416 ("Secured Party").

     WHEREAS, High-Rise Electric, Inc. ("High-Rise"), a Delaware corporation and
a wholly owned subsidiary of the Guarantor, is a party to a Promissory Note (the
"Note") and a Security Agreement (the "Security Agreement") of even date
herewith pursuant to which the Secured Party has made a loan to the High-Rise.

     WHEREAS, as a condition to extending such credit to High-Rise, the Secured
Party has required that, the Guarantor enter into a Guaranty Agreement dated
August 20, 2004, in the form annexed hereto.

     WHEREAS, the in connection with and as security for the Guaranty, the
Guarantor has agreed to grant the Secured Party a security interest in certain
collateral owned by the Guarantor.

     NOW, THEREFORE, the parties agree as follows:

     1. Pledge. As collateral security for the due and punctual payment the
Note, the Guarantor hereby pledges, hypothecates and assigns to the Secured
Party, and hereby grants to the Secured Party a security interest in (all the
foregoing herein called the "Pledge"), the following described property, whether
now owned by the Guarantor or hereafter acquired and whether now existing or
hereafter created (hereinafter collectively called the "Pledged Collateral"):

               (a)  all of Guarantor's right, title and interest in and to all
                    of the issued and outstanding shares of common stock of
                    High-Rise together with the certificate(s) evidencing such
                    shares (collectively, the "Pledged Shares");

               (b)  all cash, instruments, securities or other property
                    representing a dividend or other distribution on any of the
                    Pledged Shares, or representing a distribution or return of
                    capital upon or in respect of the Pledged Shares, or
                    resulting from a split-up, revision, reclassification or
                    other like change of the Pledged Shares or otherwise
                    received in exchange therefor, and any warrants, rights or
                    options issued to the holders of, or otherwise in respect
                    of, the Pledged Shares;

               (c)  all sale proceeds of any of the property of the Guarantor
                    described in subsections (a) and (b) above of this Section 1
                    and, to the extent related to any property described in said
                    clauses or such proceeds, all books, correspondence,
                    records, and other documents.

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     2. (a) Pledge Absolute. The Guarantor hereby agrees that this Agreement
shall be binding upon the Guarantor and that the Pledge of the Pledged
Collateral hereunder shall be irrevocable and unconditional, irrespective of the
validity, legality or enforceability of the Note, the absence of any action to
enforce the same, the waiver or consent by the Secured Party with respect to any
provision thereof, the recovery of any judgment against the Guarantor, or any
action to enforce the same or any other similar circumstances. The Guarantor
hereby waives diligence, presentment, demand of payment, filing of claims with a
court in the event of merger or bankruptcy of the Guarantor, any notice to
require a proceeding first against the Guarantor or any other person, or the
indebtedness evidenced thereby and all demands whatsoever, and covenants that
this Agreement will remain in full force and effect so long as the Note remains
unsatisfied.

     (b) Guarantor Remains Liable. Anything herein to the contrary
notwithstanding, (i) Guarantor shall remain liable for the obligations under the
Guaranty to the same extent as if this Pledge Agreement had not been executed,
and (ii) the exercise by the Secured Party of any of the rights hereunder shall
not release Guarantor from the Guaranty. Except as expressly set forth herein,
the Secured Party shall have no obligation nor liability with respect to the
Pledged Shares by reason of this Pledge Agreement, nor shall the Secured Party
be obligated to perform any of the obligations or duties of a shareholder, or to
take any action on behalf of High-Rise or the Guarantor in the event any of the
rights and remedies under this Pledge Agreement are exercised.

     3. Representations, Warranties and Covenants. Guarantor represents,
warrants and covenants that:

               (a)  (i) the chief executive office/principal place of business
                    of Guarantor and the office where Guarantor keeps its books
                    and records relating to the Pledged Collateral, and all
                    locations of Collateral are at 11-30 47th Avenue, Long
                    Island City, NY 11101; and (ii) following the move of its
                    offices, which is scheduled to be completed no later than
                    October 1, 2004, Guarantor will not change its chief
                    executive office/principal place of business, office where
                    its books and records are kept or any locations of
                    Collateral, or merge or consolidate with any person, without
                    prior written notice to and consent of Secured Party;

               (b)  the Pledged Collateral is free and clear of all Liens, and
                    Guarantor will not create or suffer to exist any Lien on any
                    of the Pledged Collateral, except for Liens in favor of
                    Secured Party and Permitted Liens. A "Lien" is any lien,
                    security interest, claim and/or encumbrance, but excluding
                    in each case any Permitted Liens. A "Permitted Lien" is a
                    lien for taxes not yet due and payable or which are being
                    contested in good faith and by appropriate proceedings;

               (c)  Guarantor will not assign, transfer, sell, lease or
                    otherwise dispose of or abandon any Collateral, nor will
                    Guarantor suffer or permit any of the same to occur with
                    respect to any Collateral, without prior written notice to
                    and consent of Secured Party, except for the sale or lease
                    from time to time in the ordinary course of business of such
                    items of the Pledged Collateral as may constitute inventory;

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               (d)  Guarantor will, at its sole cost and expense, perform all
                    acts and execute all documents requested by Secured Party
                    from time to time to evidence, perfect, maintain or enforce
                    Secured Party's security interest granted herein, and to
                    effectuate or maintain the priority thereof, or otherwise to
                    carry out the provisions and purposes of this Agreement,
                    including, without limitation, the execution and delivery of
                    financing statements pursuant to the UCC, and Guarantor
                    hereby authorizes Secured Party to execute and file at any
                    time and from time to time one or more financing statements
                    or copies thereof or of this Agreement with respect to the
                    Pledged Collateral signed only by Secured Party and/or
                    signed by Secured Party as attorney-in-fact of Guarantor;

               (e)  if any of the Pledged Collateral at any time consists of
                    instruments, documents, chattel paper or letters of credit,
                    Guarantor shall, immediately upon receipt or creation of
                    such Collateral, deliver such Collateral in its original
                    form to Secured Party, duly endorsed to Secured Party or in
                    blank or accompanied by appropriate stock or bond powers;

               (f)  Guarantor will pay Secured Party for any direct sums, costs,
                    and expenses which Secured Party may pay or incur in
                    perfecting or enforcing this Agreement or the security
                    interest granted herein or in enforcing the Guaranty,
                    including but not limited to court costs, collection
                    charges, reasonable travel expenses, and reasonable
                    attorneys fees;

               (g)  in its discretion, Secured Party may, at any time and from
                    time to time, assign, transfer or deliver to any permitted
                    assignee of the Note, any Collateral, whereupon Secured
                    Party shall be fully discharged from all responsibility and
                    the transferee shall be vested with all powers and rights of
                    Secured Party hereunder with respect thereto, but Secured
                    Party shall retain all rights and powers with respect to any
                    Collateral not assigned, transferred or delivered; and

               (h)  Guarantor presently owns and will continue to own at all
                    times all of the issued and outstanding capital stock, and
                    all other equity and debt interest of High-Rise, and High
                    Rise will not issue or allow the transfer of its capital
                    stock nor any option, right or interest therein while the
                    Note remains outstanding.

     4. Events of Default. Each of the following events shall constitute an
event of default ("Event of Default") under this Agreement:

               (a)  if Guarantor or any obligor, maker, endorser, acceptor,
                    surety or guarantor of, or any party to, or any person
                    hypothecating property as security for, the Note (the same,
                    including Guarantor, being collectively referred to herein
                    as "Obligors") shall default in the punctual payment of any
                    sum payable with respect to, or in the observance or
                    performance of any of the material terms and conditions of,
                    the Note or this Agreement or any other agreement between
                    any Obligor and Secured Party;

               (b)  (i) High-Rise shall be dissolved or shall fail to maintain
                    its corporate existence in good standing, or if the usual
                    business of High-Rise shall be terminated or suspended; or
                    (ii) Guarantor shall be dissolved or shall fail to maintain
                    its corporate existence in good standing, or if Guarantor
                    shall cease its operations (for this purpose, owning the
                    stock or other equity of operating entities shall be deemed
                    continuing operations);

<PAGE>

               (c)  if any Obligor shall be unable to pay its debts generally as
                    they become due; file a petition to take advantage of any
                    insolvency act; make an assignment for the benefit of its
                    creditors; commence a proceeding for the appointment of a
                    receiver, trustee, liquidator or conservator of itself or of
                    the whole or any substantial part of its property; file a
                    petition or answer seeking reorganization or arrangement or
                    similar relief under the federal bankruptcy laws or any
                    other applicable law or statute of the United States of
                    America, any state thereof or any foreign country; or make
                    or send notice of any intended bulk transfer;

               (d)  if a court of competent jurisdiction shall enter an order,
                    judgment or decree appointing a custodian, receiver,
                    trustee, liquidator or conservator of any Obligor or of the
                    whole or any substantial part of its properties, or approve
                    a petition filed against any Obligor seeking reorganization
                    or arrangement or similar relief under the federal
                    bankruptcy laws or any other applicable law or statute of
                    the United States of America, any state thereof or any
                    foreign country; or if, under the provisions of any other
                    law for the relief or aid of debtors, a court of competent
                    jurisdiction shall assume custody or control of any Obligor
                    or of the whole or any substantial part of its properties;
                    or if there is commenced against any Obligor any proceeding
                    for any of the foregoing relief;

               (e)  if a default shall occur (i) in the payment of any
                    principal, interest or premium with respect to any
                    indebtedness for borrowed money of Guarantor, or (ii) under
                    any agreement or instrument under or pursuant to which any
                    such indebtedness may have been issued, created, assumed,
                    guaranteed or secured by Guarantor, and such default shall
                    permit the acceleration of such indebtedness (without giving
                    effect to any standstill or acceleration blockage period) or
                    if any such indebtedness shall be declared due and payable
                    prior to the stated maturity thereof or shall not be paid in
                    full at the stated maturity thereof; or

               (f)  an Event of Default under the Note or under the Guaranty or
                    Security Agreement delivered by High-Rise in connection with
                    the Note.

     5. Delivery of Shares.

               (a)  Simultaneously with the execution of this Pledge Agreement,
                    Guarantor shall deliver or cause the delivery of
                    certificates representing all of the Pledged Shares to the
                    Secured Party along with a stock power signed in blank.

               (b)  Delivery of the Pledged Shares pursuant to this section
                    shall be considered for all purposes as delivery to the
                    Secured Party, and the Secured Party's security interest in
                    and to such Pledged Shares shall be deemed perfected by such
                    delivery.

               (c)  Upon performance in full of Guarantor's obligations
                    hereunder, the Secured Party shall deliver the Pledged
                    Shares to Guarantor in accordance with Guarantor's written
                    instructions.

     6. Voting Rights; Dividends, Etc.

               (a)  So long as no Event of Default has occurred, the Guarantor
                    shall be entitled to exercise any and all voting rights and
                    powers relating or pertaining to the Pledged Collateral or
                    any part thereof for any purpose not inconsistent with the
                    terms of this Pledge Agreement.

<PAGE>

               (b)  So long as no Event of Default has occurred, the Guarantor
                    shall be entitled to receive and retain any and all cash
                    dividends paid on the Pledged Collateral. Any and all stock
                    dividends, liquidating dividends, distribution of property,
                    redemption or other distributions made on or in respect of
                    the Pledged Collateral, whether resulting from a
                    subdivision, combination or reclassification of the
                    outstanding capital stock of the issuer of the Pledged
                    Collateral or received in exchange for Pledged Collateral or
                    any part thereof or as a result of any merger,
                    consolidation, acquisition or other exchange of assets to
                    which the Guarantor may be a party or otherwise, and any and
                    all cash and other property received in payment of the
                    principal of or in redemption of or in exchange for any
                    Pledged Collateral (either at maturity, upon call for
                    redemption or otherwise), shall become part of the Pledged
                    Collateral and, if received by the Guarantor, shall be held
                    in trust for the benefit of the Secured Party and shall
                    forthwith be delivered to the Secured Party (accompanied by
                    proper instruments of assignment and/or stock powers
                    executed by the Guarantor in accordance with the Secured
                    Party's instructions) to be held subject to the terms of
                    this Pledge Agreement.

               (c)  Upon the occurrence of an Event of Default, at the option of
                    the Secured Party (subject to applicable law), (i) all
                    rights of the Guarantor to exercise the voting rights and
                    powers which Guarantor is entitled to exercise pursuant to
                    Section 6(a) shall cease, and all such rights shall
                    thereupon become vested in the Secured Party, and the
                    Secured Party shall have the sole and exclusive right and
                    authority to exercise such voting and/or consensual rights
                    and powers and (ii) the Secured Party shall be entitled to
                    receive and retain any and all cash dividends, if any, paid
                    on the Pledged Collateral. Any and all cash and other
                    property paid over to or received by the Secured Party
                    pursuant to the provisions of this subsection (c) shall be
                    retained by the Secured Party as part of the Pledged
                    Collateral, and shall be applied in accordance with the
                    provisions hereof.

               (d)  The Secured Party at any time may extend or renew for one or
                    more periods (whether or not longer than the original
                    period) the Note, and grant releases, compromises or
                    indulgences with respect to the Note or any extension or
                    renewal thereof or any security therefor or to any obligor
                    hereunder or thereunder without impairing the Secured
                    Party's rights, or releasing the Guarantor from his
                    obligations, hereunder.

     7. Remedies upon Default.

               (a)  Upon the occurrence of an Event of Default, the Secured
                    Party may, without being required to give any notice to the
                    Guarantor:

               (i)  exercise any and all rights afforded to the shareholders of
                    High-Rise with respect to the Pledged Shares;

               (ii) take possession of the Pledged Shares and sell the Pledged
                    Shares at once or from time to time, in accordance with the
                    terms of this Pledge Agreement;

               (iii) exercise all the rights and remedies provided for herein or
                    otherwise available under the laws of any jurisdiction, and
                    all the rights and remedies of a secured party on default
                    under the Uniform Commercial Code in New York or any other
                    state or jurisdiction as applicable;

<PAGE>

               (iv) apply the cash (if any) then held by it pursuant to Section
                    6 to the ratable payment in full of the Note and all other
                    indebtedness referred to in Section 9 in the order and
                    manner specified in Section 9. In addition, the Secured
                    Party may sell the Pledged Collateral, or any part thereof,
                    in accordance with Section 8 and shall apply the proceeds of
                    such sale to the ratable payment in full of the Note and all
                    other indebtedness referred to in Section 9 in the order and
                    manner specified in Section 9; and

               (b)  The Guarantor agrees that, upon the occurrence of an Event
                    of Default without notice to or further assent by the
                    Guarantor, the liability of High-Rise and the Guarantor or
                    any other Person for or upon the Note may, from time to
                    time, in whole or in part, be renewed, extended, modified,
                    accelerated, compromised or released by the Secured Party,
                    as the Secured Party may deem advisable, and that the
                    Pledged Collateral or other collateral or liens securing the
                    Note may, from time to time, in whole or in part (subject,
                    in the case of the Pledged Collateral, to the provisions of
                    this Agreement), be exchanged, sold or surrendered by the
                    Secured Party, as the Secured Party may deem advisable, all
                    without impairing, abridging, affecting or diminishing this
                    Agreement or the rights of the Secured Party hereunder or
                    with respect to the Pledged Collateral.

     8. Sale of Pledged Collateral.

               (a)  The sale of the Pledged Collateral or any portion thereof
                    may be made at any public or private sale or at any broker's
                    board or on any securities exchange, for cash, upon credit
                    or for future delivery, as the Secured Party shall deem
                    appropriate. The proceeds of any such sale shall be applied
                    in the order and manner specified in Section 9. The Secured
                    Party shall be authorized at any such sale (to the extent it
                    deems it advisable to do so) to restrict the prospective
                    bidders or purchasers to persons who will represent and
                    agree that they are purchasing the Pledged Collateral then
                    being sold for their own account for investment and not with
                    a view to the distribution or resale thereof, and upon
                    consummation of any such sale the Secured Party shall have
                    the right to assign, endorse, transfer and deliver to the
                    purchaser or purchasers thereof the Pledged Collateral so
                    sold. Each such purchaser at any such sale shall hold the
                    property sold absolutely, free from any claim or right on
                    the part of the Guarantor, and the Guarantor hereby waives
                    (to the extent permitted by law) all right of redemption,
                    stay and/or appraisal that Guarantor now has or may at any
                    time in the future have under any rule of law or statute now
                    existing or hereafter enacted. Except in the case of Pledged
                    Collateral which threatens to decline speedily in value or
                    is of a type customarily sold on a recognized exchange, the
                    Secured Party shall give to the Guarantor at least ten (10)
                    days' written notice of the Secured Party's intention to
                    make any such public or private sale or sale at a broker's
                    board or on any such securities exchange. Such notice, in
                    case of public sale, shall state the time and place fixed
                    for such sale, and, in the case of sale at a broker's board
                    or on a securities exchange, shall state the board or
                    exchange at which such sale is to be made and the day on
                    which the Pledged Collateral, or any portion thereof, will
                    first be offered for sale at such board or exchange. Any
                    such public sale shall be held at such time or times within
                    ordinary business hours, and at such place or places, as the
                    Secured Party may fix in the notice of such sale. At any
                    such sale, the Pledged Collateral, or any portion thereof,
                    to be sold may be sold in one lot as an entirety or in
                    separate parcels, as the Secured Party may determine and the
                    Secured Party may bid (which bid may be, in whole or in
                    part, in the form of cancellation of any Obligation) for and
                    purchase the whole or any part of the Pledged Collateral.

<PAGE>

                    The Secured Party may, without notice or publication,
                    adjourn any public or private sale or cause the same to be
                    adjourned from time to time by announcement at the time and
                    place fixed for sale, and such sale may, without further
                    notice, be made at the time and place to which the same was
                    so adjourned. In case the sale of all or any part of the
                    Pledge Collateral is made on credit or for future delivery,
                    the Pledged Collateral so sold may be retained by the
                    Secured Party until the sale price is paid by the purchaser
                    or purchasers thereof, but the Secured Party shall not incur
                    any liability in case any such purchaser or purchasers shall
                    fail to take up and pay for the Pledged Collateral so sold
                    and, in the case of any such failure, such Pledged
                    Collateral may be sold again upon like notice. As an
                    alternative to exercising the power of sale herein conferred
                    upon him, the Secured Party may proceed by a suit or suits
                    at law or in equity to foreclose this Pledge Agreement and
                    to sell the Pledged Collateral, or any portion thereof,
                    pursuant to a judgment or decree of a court or courts of
                    competent jurisdiction.

               (b)  In connection with any disposition of the Pledged
                    Collateral, if the Secured Party elects to obtain the advice
                    of any regionally known investment banking firm that is a
                    member firm of the National Association of Securities
                    Dealers, Inc., proposed by the Secured Party to the
                    Guarantor and chosen by the Guarantor within seven days of
                    receiving notice thereof (or, if the Guarantor fails to
                    agree on such choice within such seven-day period, the
                    advice of any one of such firms chosen by the Secured Party)
                    with respect to the method or manner of sale or disposition
                    of any of the Pledged Collateral, the best price reasonably
                    obtainable therefor and any other details concerning such
                    sale or disposition, then, to the extent permitted by law
                    any sale or other disposition of any Pledged Collateral in
                    reliance on such advice shall be deemed to be commercially
                    reasonable under the Uniform Commercial Code and otherwise
                    proper.

               (c)  The Guarantor understands that compliance with Federal or
                    state securities laws may very strictly limit the course of
                    conduct of the Secured Party if the Secured Party were to
                    attempt to dispose of all or any part of the Pledged
                    Collateral and may also limit the extent to which or the
                    manner in which any subsequent transferee of the Pledged
                    Collateral may dispose of the same. The Guarantor agrees
                    that in any sale of any of the Pledged Collateral the
                    Secured Party is hereby authorized to comply with any such
                    limitation or restriction in connection with such sale as it
                    may be advised by counsel is necessary in order to (i) avoid
                    any violation of applicable law (including, without
                    limitation, compliance with such procedures as may restrict
                    the number of prospective bidders and purchasers and/or
                    further restrict such prospective bidders or purchasers to
                    persons who will represent and agree that they are
                    purchasing for their own account for investment and not with
                    a view to the distribution or resale of such Pledged
                    Collateral) or (ii) obtain any required approval of the sale
                    or of the purchaser by any governmental regulatory authority
                    or official. The Guarantor further agrees that such
                    compliance shall not result in such sale being considered or
                    deemed not to have been made in a commercially reasonable
                    manner, and that the Secured Party shall not be liable or
                    accountable to the Guarantor for any discount allowed by
                    reason of the fact that the Pledged Collateral is sold in
                    compliance with any such limitation or restriction.

               (d)  The Secured Party shall be under no obligation to sell or
                    otherwise dispose of any Pledged Collateral, or to cause any
                    Pledged Collateral to be sold or otherwise disposed of, by
                    reason of any diminution in the fair market value thereof,
                    and the failure of the Secured Party to do so shall under no
                    circumstances be deemed a failure to exercise reasonable
                    care in the custody or preservation of the Pledged
                    Collateral.

<PAGE>

               (e)  The Secured Party shall be under no obligation to delay a
                    sale or disposition of any of the Pledged Shares to permit
                    the Guarantor of such Pledged Shares to register them for
                    public sale under the Securities Act of 1933 or under any
                    applicable state securities or blue-sky laws.

     In addition to the rights and remedies granted to the Secured Party in this
Pledge Agreement and in any other instrument or agreement securing, evidencing
or relating to the Note, the Secured Party shall have all the rights and
remedies of a secured party under the Uniform Commercial Code. The Secured Party
shall have the right in his sole discretion to determine which rights, security,
liens, guaranties or remedies he shall retain, pursue, release, subordinate,
modify or enforce, without in any way modifying or affecting any of the other of
them or any of the Secured Party's rights hereunder.

     9. Application of Proceeds of Collateral Sale.

               (a)  Secured Party may apply the cash proceeds actually received
                    from any sale or other disposition of the Pledged Collateral
                    to the direct reasonable expenses of preparing for sale and
                    selling the Pledged Collateral, to direct reasonable
                    attorneys' fees and all other direct reasonable expenses
                    which may be incurred by Secured Party in attempting to
                    collect the Note or enforce this Agreement; and then to the
                    Note in such order and as to principal or interest as
                    Secured Party may desire; and Guarantor shall remain liable
                    and will pay Secured Party on demand any deficiency
                    remaining after the application of such cash proceeds,
                    together with interest thereon at the highest rate then
                    payable on the Note, and the balance of any expenses unpaid,
                    with any surplus to be paid to Guarantor, subject to any
                    duty of Secured Party imposed by law to the holder of any
                    subordinate security interest in the Pledged Collateral
                    known to Secured Party.

               (b)  Secured Party may appropriate, set off and apply to the
                    payment of the Note, any Collateral in or coming into the
                    possession of Secured Party or its agents, upon prior
                    written notice to Guarantor and in such manner as Secured
                    Party may in its discretion determine.

     10. Power of Attorney. To effectuate the terms and provisions hereof,
Guarantor hereby designates and appoints Secured Party and each of its designees
or agents as attorney-in-fact of Guarantor, irrevocably, with authority to: (i)
endorse the name of Guarantor on any notes, acceptances, checks, drafts, money
orders, instruments or other evidences of the Pledged Collateral that may come
into Secured Party's possession; (ii) sign the name of Guarantor on any
invoices, documents, drafts against and notices to account debtors or obligors
of Guarantor, assignments and requests for verification of accounts; (iii)
execute proofs of claim and loss with respect to the Pledged Collateral; (iv)
execute endorsements, assignments or other instruments of conveyance or transfer
with respect to the Pledged Collateral; (v) execute and file UCC financing
statements and/or amendments thereto with respect to the Pledged Collateral; and
(vi) do all other acts and things necessary or advisable in the sole discretion
of Secured Party to carry out and enforce this Agreement or the Note. All acts
done under the foregoing authorization are hereby ratified and approved and
neither Secured Party nor any designee or agent thereof shall be liable for any
acts of commission or omission, for any error of judgment or for any mistake of

<PAGE>

fact or law, provided that Secured Party or any designee or agent thereof shall
not be relieved of liability to the extent it is determined by a final judicial
decision that its act, error or mistake constituted gross negligence or willful
misconduct. This power of attorney being coupled with an interest is irrevocable
while any the Note shall remain unpaid.

     11. Care of the Pledged Collateral. Secured Party shall have the duty to
exercise reasonable care in the custody and preservation of any Pledged
Collateral in its possession, which duty shall be fully satisfied if Secured
Party accords such Pledged Collateral treatment substantially the same as that
which it accords similar property owned by it. Except for any claims, causes of
action or demands arising out of Secured Party's failure to perform its
agreements set forth in the preceding sentence, Guarantor releases Secured Party
from any claims, causes of action and demands at any time arising out of or with
respect to this Agreement, the Note, the Pledged Collateral and its use and/or
any actions taken or omitted to be taken by Secured Party with respect thereto,
and Guarantor hereby agrees to hold Secured Party harmless from and with respect
to any and all such claims, causes of action and demands. Secured Party's prior
recourse to any Pledged Collateral shall not constitute a condition of any
demand, suit or proceeding for payment or collection of the Note.

     12. Waivers. No act, omission or delay by Secured Party shall constitute a
waiver of its rights and remedies hereunder or otherwise. No single or partial
waiver by Secured Party of any Event of Default or right or remedy which it may
have shall operate as a waiver of any other Event of Default, right or remedy or
of the same Event of Default, right or remedy on a future occasion. Guarantor
hereby waives presentment, notice of dishonor and protest of all instruments
included in or evidencing any Pledged Collateral, and all other notices and
demands whatsoever (except as expressly provided herein).

     13. GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED AND
INTERPRETED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK (WITHOUT
GIVING EFFECT TO THE CONFLICT OF LAWS PRINCIPLES THEREOF).

     14. SUBMISSION TO JURISDICTION: WAIVER OF TRIAL BY JURY, ETC.. (a) ANY
LEGAL ACTION OR PROCEEDING WITH RESPECT TO THIS AGREEMENT MAY BE BROUGHT IN THE
COURTS OF THE STATE OF NEW YORK LOCATED IN NASSAU COUNTY OR THE UNITED STATES
DISTRICT COURTS FOR THE EASTERN DISTRICT OF NEW YORK, AND, BY EXECUTION AND
DELIVERY OF THIS AGREEMENT, DEBTOR HEREBY ACCEPTS FOR ITSELF AND IN RESPECT OF
ITS PROPERTY, GENERALLY AND UNCONDITIONALLY, THE JURISDICTION OF THE AFORESAID
COURTS. DEBTOR HEREBY IRREVOCABLY WAIVES, IN CONNECTION WITH ANY SUCH ACTION OR
PROCEEDING, (1) TRIAL BY JURY, (II) ANY OBJECTION, INCLUDING, WITHOUT
LIMITATION, ANY OBJECTION TO THE LAYING OF VENUE OR BASED ON THE GROUNDS OF
FORUM NON CONVENIENS, WHICH IT MAY NOW OR HEREAFTER HAVE TO THE BRINGING OF ANY
SUCH ACTION OR PROCEEDING IN SUCH RESPECTIVE JURISDICTIONS AND (III) THE RIGHT
TO INTERPOSE ANY SETOFF, NON-COMPULSORY COUNTERCLAIM OR CROSS-CLAIM.

               (a)  DEBTOR IRREVOCABLY CONSENTS TO THE SERVICE OF PROCESS OF ANY
                    OF THE AFOREMENTIONED COURTS IN ANY SUCH ACTION OR
                    PROCEEDING BY THE MAILING OF COPIES THEREOF BY CERTIFIED
                    MAIL, POSTAGE PREPAID, TO DEBTOR AT ITS ADDRESS DETERMINED

<PAGE>

                    PURSUANT TO SECTION 10 HEREOF. NOTHING HEREIN SHALL AFFECT
                    THE RIGHT OF SECURED PARTY TO SERVE PROCESS IN ANY OTHER
                    MANNER PERMITTED BY LAW OR TO COMMENCE LEGAL PROCEEDINGS OR
                    OTHERWISE PROCEED AGAINST DEBTOR IN ANY OTHER JURISDICTION.

     15. Notices. All notices and other communications to any party hereunder
shall be in writing and shall be personally delivered or sent by certified mail,
postage prepaid, return receipt requested, or by a reputable courier delivery
service or by telecopy and shall be given to the telecopier number or address
for such party set forth below such party's signature to this Agreement, or to
such other telecopier number or address as such party may hereafter specify by
notice to the other party. Each such notice or other communication shall be
effective (a) if given by telecopier, when such telecopy is transmitted to the
telecopier number specified by this Section and the appropriate answer back or
confirmation is received, (b) if given by certified mail, 4 business days after
such communication is deposited with the post office, addressed as aforesaid or
(c) if given by any other means (including, without limitation, by courier),
when delivered at the address specified by this Section.

     16. Amendments and Waivers: Partial Invalidity. Acknowledgment of Receipt.
No provision hereof shall be modified, altered or limited except by a written
instrument executed by the party to be charged. If any term of this Agreement
shall be held to be invalid, illegal or unenforceable, the validity of all other
terms hereof shall in no way be affected thereby. Guarantor acknowledges receipt
of a copy of this Agreement.

     17. Benefit of Agreement: Continuing Security Interest. This Agreement and
all obligations hereunder shall be binding upon the heirs, executors, legal
representatives, administrators, successors and assigns of Guarantor and shall,
together with the rights and remedies of Secured Party hereunder, inure to the
benefit of Secured Party, its successors, endorsees and permitted assigns;
provided, however, neither party may assign, transfer or delegate any of its
rights or obligations hereunder without the express prior written consent of the
other party. Notwithstanding the foregoing, the Secured Party may, without
notice to or consent by the Guarantor, transfer or assign this Agreement,
together with the rights and remedies of Secured Party hereunder or any interest
herein and may assign or transfer any of its rights or interest in and to the
Collateral or any part thereof so long as the assignee is an entity either
controlled by the Secured Party or in which the Secured Party has a majority
interest. This Agreement shall create a continuing security interest in the
Pledged Collateral which shall remain in full force and effect until payment in
full of the Note and termination of any commitment by Secured Party to make
loans or other financial accommodations to or for the benefit of Guarantor has
been acknowledged in writing by Secured Party.

     18. Performance by Debtor. Upon full payment of the Note and performance of
the obligations under the Security Agreement, this Pledge Agreement shall
terminate, at which time Secured Party shall release, reassign and redeliver to
Guarantor all Pledge Collateral and related documents then in the possession of
Secured Party, including any applicable termination statements under the Uniform
Commercial Code. Notwithstanding the foregoing, if any such payment is
thereafter set aside, recovered, rescinded or required to be returned for any
reason (including, without limitation, the bankruptcy, insolvency or
reorganization of the Debtor or Guarantor), the indebtedness to which such
payment was applied shall for the purpose of this Pledge Agreement be deemed to

<PAGE>

have continued in existence, notwithstanding such application, and this Pledge
Agreement shall be enforceable as fully as if such application had never been
made, and the parties will have all rights and obligations hereunder as if the
payment was never made and such rights and obligations were never interrupted,
including without limitation a redelivery by Guarantor to Secured Party of the
Pledged Collateral.

     19. Counterparts, Captions, Entire Agreement. This Agreement maybe executed
in any number of counterparts. The captions of the Sections of this Agreement
have been inserted for convenience only and shall not in anyway affect the
meaning or construction of any provision of this Agreement. This Agreement
represents the agreement of the parties hereto with respect to the subject
matter hereof and there are no promises or representations by Guarantor or
Secured Party relative to the subject matter hereof not reflected herein.

     IN WITNESS WHEREOF, the undersigned have executed or caused this Agreement
to be duly executed as of the date first above set forth.

                               DEBTOR:

                               DUALSTAR TECHNOLOGIES
                               CORPORATION

                               By:
                                  ----------------------------------------------
                                    Name:
                                        ----------------------------------------
                                    Title:
                                         ---------------------------------------
                               Address:

                               SECURED PARTY:

                               -------------------------------------------------
                               Gary Segal
                               Address:Exhibit 10.6

                                 PROMISSORY NOTE

                           $10,000.00 Phoenix, Arizona
                                 March 15, 2004

1. FUNDAMENTAL PROVISIONS.

The following terms will be used as defined terms in this Note:

Payee and Holder:          E. James Wexler

Maker:                     Fenton Graham Marketing, Inc.

Principal Amount:          Ten Thousand Dollars ($10,000)

Interest Accrual Date:     March 15, 2004

Interest Rate:             Nine percent (9%) per annum.

Default Interest Rate:     Fifteen percent (15%) per annum

Maturity Date:             March 16, 2006

Business Day:              Any day of the year other than Saturdays, Sundays,
                           or legal holidays.

Loan Documents:            The Note and any other documents executed in
                           connection with the Loan.

Loan:                      The loan from Payee to Maker in the Principal Amount
                           and evidenced by this Note.

2. PROMISE TO PAY.

For value received, Maker, promises to pay to the order of Holder, at the office
of Payee at 11711 E. Wethersfield Dr., Scottsdale, AZ 85259 or at such other
place as the Holder hereof may from time to time designate in writing, the
Principal Amount of Ten Thousand Dollars ($10,000.00).

3. INTEREST; PAYMENTS.

(a) Absent an Event of Default hereunder or under any of the Loan Documents, the
interest on this Note shall be 9%. Any future advances or unpaid balances beyond
the maturity date shall bear interest at the Default Interest Rate stated.
Throughout the term of this Note, interest shall be calculated on a 360-day year
with respect to the unpaid balance of the Principal Amount beyond

<PAGE>

the maturity date and, in all cases, shall be computed for the actual number of
days in the period for which interest is charged, which period shall consist of
360 days on an annual basis.

(b) All payments due hereunder shall be made (i) without deduction of any
present and future taxes, levies, imposts, deductions, charges or withholdings,
which amounts shall be paid by Maker, and (ii) without any other set off. Maker
will pay the amounts necessary such that the gross amount of the principal and
interest received by the Holder hereof is not less than that required by this
Note.

(c) The Note shall be repaid in full on March 16, 2006 (the "Balloon Payment").
Interest shall be paid in full at the time of the balloon payment. The Balloon
Payment shall consist of repayment of the Principal in full ($10,000.00) plus
the interest payment of $1,800.00 for a total final payment of $11,800.00.

(d) If any payment to be made by maker hereunder shall become due on a day which
is not a Business Day, such payment shall be made on the next succeeding
Business Day.

4. PREPAYMENT.

Maker shall have the right to prepay the Principal Amount, or any portion
thereof, without premium or penalty, provided that Maker shall provide the
Holder with at least five (5) days prior written notice of Maker's intent to
make any prepayment.

5. LAWFUL MONEY.

Principal and interest are payable in lawful money of the United States of
America.

6. APPLICATION OF PAYMENTS/LATE CHARGE.

(a) Absent the occurrence of an Event of Default hereunder or under any of the
other Loan Documents, any payments received by the Holder hereof pursuant to the
terms hereof shall be applied first to sums, other than principal and interest,
due the Holder hereof pursuant to the Loan Documents, next to the payment of all
interest accrued to the date of such payment, and the balance, if any, to the
payment of principal. Any payments received by the Holder hereof after the
occurrence of an Event of Default hereunder or under any of the Loan Documents,
shall be applied to the amounts specified in this Paragraph 6(a) in such order
as the Holder hereof may, in its sole discretion, elect.

(b) If any payment of interest and/or principal is not received by the Holder
hereof when such payment is due, then (i) a late charge of five percent (5%) of
the amount of the installment due and unpaid will be added to the delinquent
amount to compensate the Holder hereof for the expense of handling the
delinquency for any payment past due in excess of ten (10) days, regardless of
any notice and cure periods, and, (ii) the amount due and unpaid (including,
without limitation, the late charge) shall bear interest at the Default Interest
Rate, computed from the date on which the amount was due and payable until paid.

                                       2
<PAGE>

7. SECURITY.

Not Applicable.

8. EVENT OF DEFAULT.

The occurrence of any of the following shall be deemed to be an event of default
(Event of Default) hereunder:

(a) default in the payment of principal or interest when due; or

(b) the occurrence of an Event of Default under any of the Loan Documents,
including but not limited to this Note.

9. REMEDIES.

Upon the occurrence of an Event of Default, then at the option of the Holder
hereof: (a) the entire balance of principal together with all accrued interest
thereon, and all other amounts payable by Maker under the Loan Documents shall,
without demand or notice, immediately become due and payable. Upon the
occurrence of an Event of Default, (and so long as such Event of Default shall
continue), the entire balance of principal hereof, together with all accrued
interest thereon, all other amounts due under the Loan Documents, and any
judgment for such principal, interest, and other amounts shall bear interest at
the Default Interest Rate from the date of the last interest payment, subject to
the limitations contained in Paragraph 14 hereof. No delay or omission on the
part of the Holder hereof in exercising any right under this Note or under any
of the other Loan Documents hereof shall operate as a waiver of such right.

10. WAIVER.

Maker, endorsers, guarantors, and sureties of this Note hereby waive diligence,
demand for payment, presentment for payment, protest, notice of nonpayment,
notice of protest, notice of non payment, notice of intent to accelerate, notice
of acceleration, notice of dishonor, any notice of nonpayment, and all other
notices or demands of any kind (except notices specifically provided for in the
Loan Documents) and expressly agree that, without in any way affecting the
liability of Maker, endorsers, guarantors, or sureties, the Holder hereof may
extend any maturity date or the time for payment of any installment due
hereunder, otherwise modify the Loan Documents, accept additional security,
release any person liable, and release any security or guaranty. Maker,
endorsers, guarantors, and sureties waive, to the full extent permitted by law,
the right to plead any and all statutes of limitations as a defense.

11. CHANGE, DISCHARGE, TERMINATION, OR WAIVER.

No provision of this Note may be changed, discharged, terminated, or waived
except in writing signed by the party against whom enforcement of the change,
discharge, termination or waiver is sought. No failure on the part of the Holder
hereof to exercise and no delay by the Holder hereof in exercising any right or
remedy under this Note or under the law shall operate as a waiver thereof.

                                       3
<PAGE>

12. ATTORNEYS' FEES.

If this Note is not paid when due or if any Event of Default occurs, Maker
promises to pay all costs of enforcement and collection and preparation
therefor, including but not limited to, reasonable attorneys' fees, whether or
not any action or proceeding is brought to enforce the provisions hereof
(including, without limitation, all such costs incurred in connection with any
bankruptcy, receivership, or other court proceedings (whether at the trial or
appellate level).

13. SEVERABILITY.

If any provision of this Note is unenforceable, the enforceability of the other
provisions shall not be affected and they shall remain in full force and effect.

14. INTEREST RATE LIMITATION.

Maker hereby agrees to pay an effective rate of interest that is the sum of the
interest rate provided for herein, together with any additional rate of interest
resulting from any other charges of interest or in the nature of interest paid
or to be paid in connection with the Loan, including, without limitation, any
fees to be paid by maker pursuant to the provisions of the Loan Documents.
Holder and Maker agree that none of the terms and provisions contained herein or
in any of the Loan Documents shall be construed to create a contract for the
use, forbearance or detention of money requiring payment of interest at a rate
in excess of the maximum interest rate permitted to be charged by the laws of
the State of Arizona. In such event, if any Holder of this Note shall collect
monies which are deemed to constitute interest which would otherwise increase
the effective interest rate on this Note to a rate in excess of the maximum rate
permitted to be charged by the laws of the State of Arizona, all such sums
deemed to constitute interest in excess of such maximum rate shall, at the
option of the Holder, be credited to the payment of other amounts payable under
the Loan Documents or returned to Maker.

15. NUMBER AND GENDER.

In this Note the singular shall include the plural and the masculine shall
include the feminine and neuter gender, and vice versa.

16. HEADINGS.

Headings at the beginning of each numbered section of this Note are intended
solely for convenience and are not part of this Note.

17. CHOICE OF LAW.

This Note shall be governed by and construed in accordance with the laws of the
State of Arizona without giving effect to conflict of laws principles. Exclusive
jurisdiction on all litigation will be in the Superior Court of Maricopa County,
Arizona.

18. INTEGRATION.

The Loan Documents contain the complete understanding and agreement of the
Holder hereof and Maker and supersede all prior representations, warranties,
agreements, arrangements, understandings, and negotiations.

                                       4
<PAGE>

19. BINDING EFFECT.

The Loan Documents will be binding upon, and inure to the benefit of, the Holder
hereof, Maker, and their respective successors and assigns. Maker may not
delegate its obligations under the Loan Documents.

20. TIME IS OF THE ESSENCE.

Time is of the essence with regard to each provision of the Loan Documents as to
which time is a factor.

21. SURVIVAL.

The representations, warranties, and covenants of the Maker in the Loan
Documents shall survive the execution and delivery of the Loan Documents and the
making of the Loan.

22. WAIVER OF JURY TRIAL.

MAKER HEREBY EXPRESSLY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION OR
PROCEEDING TO ENFORCE OR DEFEND ANY RIGHTS UNDER THIS NOTE OR UNDER ANY
AMENDMENT, INSTRUMENT, DOCUMENT, OR AGREEMENT DELIVERED (OR WHICH MAY IN THE
FUTURE BE DELIVERED) IN CONNECTION HEREWITH OR ARISING FROM ANY LENDING
RELATIONSHIP EXISTING IN CONNECTION WITH THIS NOTE. MAKER AGREES THAT ANY SUCH
ACTION OR PROCEEDING SHALL BE TRIED BEFORE THE COURT AND NOT BEFORE A JURY.

MAKER

Fenton Graham Marketing, Inc.

         /s/ J.P. Schrage
---------------------------------

                                       5

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