Document:

Exhibit 10.9

After Recordation Return to:
& PREPARED BY: SOUTHTRUST BANK
854 HOWARD AVENUE
BILOXI, MS 39530 (228)374-4616

                                  DEED OF TRUST

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                 BORROWER                           GRANTOR

CUSTOM PACK, INC                                CUSTOM PACK, INC

                 ADDRESS                            ADDRESS

555 BAYVIEW AVE                                 555 BAYVIEW AVE
BILOXI, MS 39530                                BILOXI, MS 39530

TELEPHONE NO. IDENTIFICATION NO.                TELEPHONE NO. IDENTIFICATION NO.
                 64-0756775                                      64-0756775

TRUSTEE: WILLIAM LEE GUICE, III
         683 WATER STREET, BILOXI, MS 39530

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In consideration of the loan or other credit accommodation hereinafter specified
and any future advances or future Obligations, as defined herein, which may
hereafter be advanced or incurred and the trust hereinafter mentioned and other
good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Grantor hereby irrevocably conveys and warrants to Trustee, his
successors and assigns, in trust, for SOUTHTRUST BANK, 854 HOWARD AVENUE,
BILOXI, MS 39530 (228)374-4616 ("Lender"), the beneficiary under this Deed of
Trust, all of Grantor's present and future estate, right, title and interest in
and to the real property located in HARRISON County, State of Mississippi,
described in Schedule A which is attached to this Deed of Trust and incorporated
herein by this reference, together with all present and future improvements and
fixtures; all tangible personal property, including, without limitation, all
machinery, equipment, building materials, and goods of every nature (excluding
household goods) now or hereafter located on or used in connection with the real
property, whether or not affixed to the land; all privileges, hereditaments, and
appurtenances including all development rights associated with the real
property, whether previously or subsequently transferred to the real property
from other real property or now or hereafter susceptible of transfer from this
real property to other real property; all leases, licenses and other agreements;
all rents, issues and profits; all water, well, ditch, reservoir and mineral
rights and stocks pertaining to the real property (cumulatively "Property"); to
have and to hold the Property and the rights hereby granted for the use and
benefit of Lender, its successors and assigns, until payment in full of all
Obligations secured hereby.

Moreover, in further consideration, Grantor does, for Grantor and Grantor's
heirs, representatives, successors, and assigns, hereby expressly warrant,
covenant, and agree with Lender and Trustee and their successors and assigns as
follows:

1. OBLIGATIONS. This Deed of Trust shall secure the payment and performance of
all present and future indebtedness, liabilities, obligations and covenants of
Borrower or Grantor (cumulatively "Obligations") to Lender pursuant to:

     (a) this Deed of Trust and the following promissory notes and other
     agreements:
<TABLE>
<CAPTION>
----------------------------------------------------------------------------------------------
 INTEREST       PRINCIPAL AMOUNT/       FUNDING/        MATURITY        CUSTOMER      LOAN
   RATE           CREDIT LIMIT       AGREEMENT DATE     DATE            NUMBER       NUMBER
----------------------------------------------------------------------------------------------
<S>              <C>                  <C>               <C>            <C>          <C>
VARIABLE            $53,665.50        09/13/01          09/13/06       GN/CBB
VARIABLE         $1,000,000.00        01/23/01          01/23/02       5219030       74054
VARIABLE         $1,320,000.00        07/08/98          07/05/03       5219030      5219030
----------------------------------------------------------------------------------------------
</TABLE>

     (b)all other present or future written agreements with Lender that refer
     specifically to this Deed of Trust (whether executed for the same or
     different purposes than the foregoing);
     (c)any guaranty of obligations of other parties given to Lender now or
     hereafter executed that refers to this Deed of Trust;
     (d)future advances, whether obligatory or optional, to the same extent as
     If made contemporaneously with the execution of this Deed of Trust, made or
     extended to or on behalf of Grantor or Borrower. Grantor agrees that if one
     of the Obligations is a line of credit, the lien of this Deed of Trust
     shall continue until the line has been terminated notwithstanding the fact
     that from time to time (but before termination of the line) no balance may
     be outstanding; and
     (e)all amendments, extensions, renewals, modifications, replacements or
     substitutions to any of the foregoing.

As used in this Paragraph 1, the terms Grantor and Borrower shall include and
also mean any Grantor or Borrower if more than one.

2. REPRESENTATIONS, WARRANTIES AND COVENANTS. Grantor represents, warrants and
covenants to Lender that:

     (a)Grantor has fee simple marketable title to the Property and shall
     maintain the Property free of all liens, security interests, encumbrances
     and claims except for this Deed of Trust and those described in Schedule B,
     which is attached to this Deed of Trust and incorporated herein by
     reference, which Grantor agrees to pay and perform in a timely manner;
     (b)Grantor is in compliance in all respects with all applicable federal,
     state and local laws and regulations, including, without limitation, those
     relating to "Hazardous Materials, " as defined herein, and other
     environmental matters (the "Environmental Laws"), and neither the federal
     government nor the state where the Property is located nor any other
     governmental or quasi governmental entity has filed a lien on the Property,
     nor are there any governmental, judicial or administrative actions with
     respect to environmental matters pending, or to the best of the Grantor's
     knowledge, threatened, which involve the Property. Neither Grantor nor, to
     the best of Grantor's knowledge, any other party has used, generated,
     released, discharged, stored, or disposed of any Hazardous Materials as
     defined herein, in connection with the Property or transported any
     Hazardous Materials to or from the Property. Grantor shall not commit or
     permit such actions to be taken in the future. The term "Hazardous
     Materials" shall mean any substance, material, or waste which is or becomes
     regulated by any governmental authority including, but not limited to: (i)
     petroleum; (ii) friable or nonfriable asbestos; (iii) polychlorinated
     biphenyls; (iv) those substances, materials or wastes designated as a
     "hazardous substance" pursuant to Section 311 of the Clean Water Act or
     listed pursuant to Section 307 of the Clean Water Act or any amendments or
     replacements to these statutes; (v) those substances, materials or wastes
     defined as a "hazardous waste" pursuant to Section 1004 of the Resource
     Conservation and Recovery Act or any amendments or replacements to that
     statute; and (vi) those substances, materials or wastes defined as a
     "hazardous substance" pursuant to Section 101 of the Comprehensive
     Environmental Response, Compensation and Liability Act, or any amendments
     or replacements to that statute or any other similar state or federal
     statute, rule, regulation or ordinance now or hereafter in effect. Grantor
     shall not lease or permit the sublease of the Property to a tenant or
     subtenant whose operations may result in contamination of the Property with
     Hazardous Materials or toxic substances;
     (c)All applicable laws and regulations, including, without limitation, the
     Americans with Disabilities Act, 42 U.S.C. Section 12101 et seq. (and all
     regulations promulgated thereunder) and all zoning and building laws and
     regulations relating to the Property by virtue of any federal, state or
     municipal authority with jurisdiction over the Property, presently are and
     shall be observed and complied with in all material respects, and all
     rights, licenses, permits, and certificates of occupancy (including but not
     limited to zoning variances, special exceptions for nonconforming uses, and
     final inspection approvals), whether temporary or permanent, which are
     material to the use and occupancy of the Property, presently are and shall
     be obtained, preserved and, where necessary, renewed;

<PAGE>

     (d) Grantor has the right and is duly authorized to execute and perform its
     Obligations under this Deed of Trust and these actions do not and shall not
     conflict with the provisions of any statute, regulation, ordinance, rule of
     law, contract or other agreement which may be binding on Grantor at
     anytime;
     (e) No action or proceeding is or shall be pending or threatened which
     might materially affect the Property; and
     (f) Grantor has not violated and shall not violate any statute, regulation,
     ordinance, rule of law, contract or other agreement (including, but not
     limited to, those governing Hazardous Materials) which might materially
     affect the Property or Lender's rights or interest in the Property pursuant
     to this Deed of Trust.

All of the foregoing representations, warranties and covenants by Grantor shall
continue until Lender has cancelled this Deed of Trust.

3. PRIOR DEEDS OF TRUST. Grantor represents and warrants that there are no prior
deeds of trust affecting any part of the Property except as set forth on
Schedule B attached to this Deed of Trust, which Grantor agrees to pay and
perform in a timely manner. If there are any prior deeds of trust then Grantor
agrees to pay all amounts owed, and perform all obligations required, under such
deeds of trust and the indebtedness secured thereby and further agrees that a
default under any prior deed of trust shall be a default under this Deed of
Trust and shall entitle Lender to all rights and remedies contained herein or in
the Obligations to which Lender would be entitled in the event of any other
default.

4. TRANSFERS OF THE PROPERTY OR BENEFICIAL INTERESTS IN GRANTORS OR BORROWERS.
In the event of a sale, conveyance, lease, contract for deed or transfer to any
person of all or any part of the real property described in Schedule A, or any
interest therein, or of all or any beneficial interest in Borrower or Grantor
(if Borrower or Grantor is not a natural person or persons but is a corporation,
limited liability company, partnership, trust, or other legal entity), Lender
may, at its option, declare the outstanding principal balance of the Obligations
plus accrued interest thereon immediately due and payable. At Lender's request,
Grantor or Borrower, as the case may be, shall furnish a complete statement
setting forth all of its stockholders, members, or partners, as appropriate, and
the extent of their respective ownership interests.

5. ASSIGNMENT OF RENTS. In consideration of the Obligations which are secured by
this Deed of Trust, Grantor absolutely assigns to Lender all Grantor's estate,
right, title, interest, claim and demand now owned or hereafter acquired in all
existing and future leases of the Property (including extensions, renewals and
subleases), all agreements for use and occupancy of the Property (all such
leases and agreements whether written or oral, are hereafter referred to as the
"Leases"), and all guaranties of lessees' performance under the Leases, together
with the immediate and continuing right to collect and receive all of the rents,
income, receipts, revenues, issues, profits and other income of any nature now
or hereafter due (including any income of any nature coming due during any
redemption period) under the Leases or from or arising out of the Property,
including minimum rents, additional rents, percentage rents, parking or common
area maintenance contributions, tax and insurance contributions, deficiency
rents, liquidated damages following default in any Lease, all proceeds payable
under any policy of insurance covering loss of rents resulting from
untenantability caused by destruction or damage to the Property, all proceeds
payable as a result of a lessee's exercise of an option to purchase the
Property, all proceeds derived from the termination or rejection of any Lease in
a bankruptcy or other insolvency proceeding, and all proceeds from any rights
and claims of any kind which Grantor may have against any lessee under the
Leases or any occupants of the Property (all of the above are hereafter
collectively referred to as the "Rents"). This assignment is subject to the
right, power and authority given to the Lender to collect and apply the Rents.
This assignment is recorded in accordance with applicable state law; the lien
created by this assignment is intended to be specific, perfected, and choate
upon the recording of this Deed of Trust, all as provided by applicable state
law as amended from time to time. As long as there is no default under the
Obligations or this Deed of Trust, Lender grants Grantor a revocable license to
collect all Rents from the Leases when due and to use such proceeds in Grantor's
business operations. However, Lender may at any time require Grantor to deposit
all Rents into an account maintained by Grantor or Lender at Lender's
institution. Upon default in the payment of, or in the performance of, any of
the Obligations, Lender may at its option take possession of the Property and
have, hold, manage, lease and operate the Property on terms and for a period of
time that Lender deems proper. Lender may proceed to collect and receive all
Rents from the property, and Lender shall have full power to make alterations,
renovations, repairs or replacements to the Property as Lender may deem proper.
Lender may apply all Rents in Lender's sole discretion to payment of the
Obligations or to the payment of the cost of such alterations, renovations,
repairs and replacements and any expenses incident to taking and retaining
possession of the Property periodically and the management and operation of the
Property. Lender may keep the Property properly insured and may discharge any
taxes, charges, claims, assessments and other liens which may accrue. The
expense and cost of these actions may be paid from the Rents received, and any
unpaid amounts shall be added to the principal of the Obligations. These
amounts, together with other costs, shall become part of the Obligations secured
by this Deed of Trust.

6. LEASES AND OTHER AGREEMENTS. Grantor shall not take or fail to take any
action which may cause or permit the termination or the withholding of any
payment in connection with any Lease pertaining to the Property. In addition,
Grantor, without Lender's prior written consent, shall not: (a) collect any
monies payable under any Lease more than one month in advance; (b) modify any
Lease; (c) assign or allow a lien, security interest or other encumbrance to be
placed upon Grantor's rights, title and interest in and to any Lease or the
amounts payable thereunder; or (d) terminate or cancel any Lease except for the
nonpayment of any sum or other material breach by the other party thereto. If
Grantor receives at any time any written communication asserting a default by
Grantor under a Lease or purporting to terminate or cancel any Lease, Grantor
shall promptly forward a copy of such communication (and any subsequent
communications relating thereto) to Lender. All such Leases and the amounts due
to Grantor thereunder are hereby assigned to Lender as additional security for
the Obligations. In the event Lender forecloses on the Property or accepts a
deed in lieu of foreclosure, at Lender's option such foreclosure or deed in lieu
thereof may be made subject to any such Lease.

7. COLLECTION OF INDEBTEDNESS FROM THIRD PARTY. Lender shall be entitled to
notify or require Grantor to notify any third party (including, but not limited
to, lessees, licensees, governmental authorities and insurance companies) to pay
Lender any indebtedness or obligation owing to Grantor with respect to the
Property (cumulatively "Indebtedness") whether or not a default exists under
this Deed of Trust. Grantor shall diligently collect the Indebtedness owing to
Grantor from these third parties until the giving of such notification. In the
event that Grantor possesses or receives possession of any instruments or other
remittances with respect to the Indebtedness following the giving of such
notification or if the instruments or other remittances constitute the
prepayment of any Indebtedness or the payment of any insurance or condemnation
proceeds, Grantor shall hold such instruments and other remittances in trust for
Lender apart from its other property, endorse the instruments and other
remittances to Lender, and immediately provide Lender with possession of the
instruments and other remittances. Lender shall be entitled, but not required,
to collect (by legal proceedings or otherwise), extend the time for payment,
compromise, exchange or release any obligor or collateral, or otherwise settle
any of the Indebtedness whether or not an Event of Default exists under this
Deed of Trust. Lender shall not be liable to Grantor for any action, error,
mistake, omission or delay pertaining to the actions described in this paragraph
or any damages resulting therefrom. Notwithstanding the foregoing, nothing
herein shall cause Lender to be deemed a mortgagee-in-possession.

8. USE AND MAINTENANCE OF PROPERTY. Grantor shall take all actions and make any
repairs needed to maintain the Property in good condition. Grantor shall not
commit or permit any waste to be committed with respect to the Property. Grantor
shall use the Property solely in compliance with applicable law and insurance
policies. Grantor shall not make any alterations, additions or improvements to
the Property without Lender's prior written consent. Without limiting the
foregoing, all alterations, additions and improvements made to the Property
shall be subject to the beneficial interest belonging to Lender, shall not be
removed without Lender's prior written consent, and shall be made at Grantor's
sole expense.

9. LOSS OR DAMAGE. Grantor shall bear the entire risk of any loss, theft,
destruction or damage (cumulatively "Loss or Damage") to the Property or any
portion thereof from any cause whatsoever. In the event of any Loss or Damage,
Grantor shall, at the option of Lender, repair the affected Property to its
previous condition or pay or cause to be paid to Lender the decrease in the fair
market value of the affected Property.

10. INSURANCE. The Property will be kept insured for its full insurable value
(replacement cost) against all hazards including loss or damage caused by flood,
earthquake, tornado and fire, theft or other casualty to the extent required by
Lender. Grantor may obtain insurance on the Property from such companies as are
acceptable to Lender in its sole discretion. The insurance policies shall
require the insurance company to provide Lender with at least thirty (30) days'
written notice before such policies are altered or cancelled in any manner. The
insurance policies shall name Lender as a loss payee and provide that no act or
omission of Grantor or any other person shall affect the right of Lender to be
paid the insurance proceeds pertaining to the loss or damage of the Property. In
the event Grantor fails to acquire or maintain insurance, Lender (after
providing notice as may be required by law) may in its discretion procure
appropriate insurance coverage upon the Property and the insurance cost shall be
an advance payable and bearing interest as described in Paragraph 21 and secured
hereby. Grantor shall furnish Lender with evidence of insurance indicating the
required coverage. Lender may act as attorney-in-fact for Grantor in making and
settling claims under insurance policies, cancelling any policy or endorsing
Grantor's name on any draft or negotiable instrument drawn by any insurer. All
such insurance policies shall be immediately assigned, pledged and delivered to
Lender as further security for the Obligations. In the event of loss, Grantor
shall immediately give Lender written notice and Lender is authorized to make
proof of loss. Each insurance company is directed to make payments directly to
Lender instead of to Lender and Grantor. Lender shall have the right, at its
sole option, to apply such monies toward the Obligations or toward the cost of
rebuilding and restoring the Property. Any amounts may at Lender's option be
applied in the inverse order of the due dates thereof.

11. ZONING AND PRIVATE COVENANTS. Grantor shall not initiate or consent to any
change in the zoning provisions or private covenants affecting the use of the
Property without Lender's prior written consent. If Grantor's use of the
Property is or becomes a nonconforming use under any zoning provision, Grantor
shall not cause or permit such use to be discontinued or abandoned without the
prior written consent of Lender. Grantor will immediately provide Lender with
written notice of any proposed changes to the zoning provisions or private
covenants affecting the Property.

12. CONDEMNATION. Grantor shall immediately provide Lender with written notice
of any actual or threatened condemnation or eminent domain proceeding pertaining
to the Property. All monies payable to Grantor from such condemnation or taking
are hereby assigned to Lender and shall be applied first to the payment of
Lender's attorneys' fees, legal expenses and other costs (including appraisal
fees) in connection with the condemnation or eminent domain proceedings and
then, at the option of Lender, to the payment of the Obligations or the
restoration or repair of the Property.

13. LENDER'S RIGHT TO COMMENCE OR DEFEND LEGAL ACTIONS. Grantor shall
immediately provide Lender with written notice of any actual or threatened
action, suit, or other proceeding affecting the Property. Grantor hereby
appoints Lender as its attorney-in-fact to commence, intervene in, and defend
such actions, suits, or other legal proceedings and to compromise or settle any
claim or controversy pertaining thereto. Lender shall not be liable to Grantor
for any action, error, mistake, omission or delay pertaining to the actions
described in this paragraph or any damages resulting therefrom. Nothing
contained herein will prevent Lender from taking the actions described in this
paragraph in its own name.

<PAGE>

14. INDEMNIFICATION. Lender shall not assume or be responsible for the
performance of any of Grantor's obligations with respect to the Property under
any circumstances. Grantor shall immediately provide Lender with written notice
of and indemnify and hold Lender and its shareholders, directors, officers,
employees and agents harmless from all claims, damages, liabilities (including
attorneys' fees and legal expenses), causes of action, actions, suits and other
legal proceedings (cumulatively "Claims") pertaining to the Property (including,
but not limited to, those involving Hazardous Materials). Grantor, upon the
request of Lender, shall hire legal counsel to defend Lender from such Claims,
and pay the attorneys' fees, legal expenses and other costs incurred in
connection therewith. In the alternative, Lender shall be entitled to employ its
own legal counsel to defend such Claims at Grantor's cost. Grantor's obligation
to indemnify Lender under this paragraph shall survive the termination, release
or foreclosure of this Deed of Trust.

15. TAXES AND ASSESSMENTS. Grantor shall pay all taxes and assessments relating
to the Property when due and immediately provide Lender evidence of payment of
same. Upon the request of Lender, Grantor shall deposit with Lender each month
one-twelfth (1/12) of the estimated annual insurance premium, taxes and
assessments pertaining to the Property. So long as there is no default, these
amounts shall be applied to the payment of taxes, assessments and insurance as
required on the Property. In the event of default, Lender shall have the right,
at its sole option, to apply the funds so held to pay any taxes or against the
Obligations. Any funds applied may, at Lender's option, be applied in reverse
order of the due date thereof.

16. INSPECTION OF PROPERTY, BOOKS, RECORDS AND REPORTS. Grantor shall allow
Lender or its agents to enter upon, examine and inspect the Property and
examine, inspect and make copies of Grantor's books and records pertaining to
the Property from time to time. As part of this right to enter and inspect the
Property, Lender and its agents shall be entitled to perform any tests necessary
to evaluate Grantor's compliance with the representations, warranties, and
covenants contained herein. Grantor shall provide any assistance required by
Lender for these purposes. All of the signatures and information contained in
Grantor's books and records shall be genuine, true, accurate and complete in all
respects. Grantor shall note the existence of Lender's beneficial Interest in
its books and records pertaining to the Property. Additionally, Grantor shall
report, in a form satisfactory to Lender, such information as Lender may request
regarding Grantor's financial condition or the Property. The information shall
be for such periods, shall reflect Grantor's records at such time, and shall be
rendered with such frequency as Lender may designate. All Information furnished
by Grantor to Lender shall be true, accurate and complete in all respects, and
signed by Grantor if Lender requests.

17. ESTOPPEL CERTIFICATES. Within ten (10) days after any request by Lender,
Grantor shall deliver to Lender, or any intended transferee of Lender's rights
with respect to the Obligations, a signed and acknowledged statement specifying
(a) the outstanding balance on the Obligations; and (b) whether Grantor
possesses any claims, defenses, set-offs or counterclaims with respect to the
Obligations and, if so, the nature of such claims, defenses, set-offs or
counterclaims. Grantor will be conclusively bound by any representation that
Lender may make to the intended transferee with respect to these matters in the
event that Grantor fails to provide the requested statement in a timely manner.

18. EVENTS OF DEFAULT. An Event of Default shall occur under this Deed of Trust
and the Trustee's power shall become operative in the event that Grantor,
Borrower or any guarantor of the Obligations:

     (a) fails to pay any Obligation to Lender when due;
     (b) fails to perform any Obligation or breaches any warranty or covenant to
     Lender contained in this Deed of Trust or any other present or future
     agreement;
     (c) destroys, loses or damages the Property in any material respect or
     subjects the Property to seizure, confiscation, or condemnation;
     (d) seeks to revoke, terminate or otherwise limit its liability under any
     guaranty to Lender;
     (e) dies, becomes legally incompetent, is dissolved or terminated, becomes
     insolvent, makes an assignment for the benefit of creditors, fails to pay
     debts as they become due, files a petition under the federal bankruptcy
     laws, has an involuntary petition in bankruptcy filed in which Grantor,
     Borrower or any guarantor is named, or has property taken under any writ or
     process of court;
     (f) allows goods to be used, transported or stored on the Property, the
     possession, transportation, or use of which, is illegal;
     (g) allows any party other than Grantor or Borrower to assume or undertake
     any Obligation without the written consent of Lender; or (h) causes Lender
     to deem itself insecure due to a significant decline in the value of the
     Property; or if Lender, in good faith, for any reason, believes that the
     prospect of payment or performance is impaired.

19. RIGHTS OF LENDER ON EVENT OF DEFAULT. Upon the occurrence of an Event of
Default under this Deed of Trust, Lender shall be entitled to exercise one or
more of the following remedies without notice or demand (except as required by
law):

     (a) to declare the Obligations immediately due and payable in full, such
     acceleration shall be automatic and immediate if the Event of Default is a
     filing under the Bankruptcy Code;
     (b) to collect the outstanding Obligations with or without resorting to
     judicial process;
     (c) to require Grantor to deliver and make available to Lender any personal
     property or Chattels constituting the Property at a place reasonably
     convenient to Grantor and Lender;
     (d) to enter upon and take possession of the Property without applying for
     or obtaining the appointment of a receiver;
     (e) to employ a managing agent of the Property and let the same, either in
     Trustee's own name, in the name of Lender or in the name of Grantor, and
     receive the rents, incomes, issues and profits of the Property and apply
     the same, after payment of all necessary charges and expenses, on account
     of the Obligations;
     (f) to pay any sums in any form or manner deemed expedient by Lender to
     protect the security of this Deed of Trust or to cure any default other
     than payment of interest or principal on the Obligations;
     (g) to foreclose this Deed of Trust judicially or nonjudicially in
     accordance with applicable state law;
     (h) to set-off Grantor's Obligations against any amounts owed Grantor by
     Lender including, but not limited to, monies, instruments, and deposit
     accounts maintained with Lender or any currently existing or future
     affiliate of Lender;
     (i) to make application to a court of competent jurisdiction for
     appointment of a receiver, without notice to Grantor and without regard to
     the adequacy of the property for repayment; and
     (j) to exercise all other rights available to Lender under any other
     written agreement or applicable law.

Lender's rights are cumulative and may be exercised together, separately, and in
any order. To the extent permitted by law, Grantor waives any requirement of
marshalling of assets. At Lender's request, Trustee may sell the Property
conveyed, or a sufficiency thereof, to satisfy the obligations at public
auctions to the highest bidder for cash. "Cash" may include certified checks,
bank checks, wire transfers, or other methods of payment deemed by Trustee in
its discretion to be reasonable. Trustee may act through agents in performing
its duties herein, and such appointment does not need to be in writing or
recorded. Grantor waives Section 111 of the Mississippi Constitution and Section
88-1-55 of the Mississippi Code of 1972 (as the same may be amended from time to
time) as far as they restrict the Trustee from offering at sale more than 160
acres at a time, and Trustee may offer the property conveyed herein as a whole,
regardless of how described. If the Property is located in two or more counties,
or two judicial districts of the same county, Trustee will have full power to
select in which county or judicial district the sale of the property is to be
made, newspaper advertisement published and notice of sale posted. Trustee, in
its discretion, may determine any details of sale not specified herein. Lender
shall have the same right to purchase the Property at the foreclosure sale as
would a purchaser who is not a party to this Deed of Trust, and moreover may bid
at the sale for credit on the Obligations. All payments received by Trustee will
be applied first to the Trustee's reasonable costs of sale, and then as provided
in Paragraph 22 herein. Trustee may adjourn any sale to a later date without
readvertising, by giving notice of the time and place of such continued sale at
the time when and where Trustee shall make such adjournment.

20. SECURITY INTEREST UNDER THE UNIFORM COMMERCIAL CODE. This Deed of Trust
shall be considered a financing statement and a fixture filing pursuant to the
provisions of the Uniform Commercial Code (as adopted in the state where the
Property is located) covering fixtures, chattels, and articles of personal
property now owned or hereafter attached to or to be used in connection with the
Property together with any and all replacements thereof and additions thereto
(the "Chattels"), and Grantor hereby grants Lender a security interest in such
Chattels. The debtor is the Grantor described above. The secured party is the
Lender described above. Upon demand, Grantor shall make, execute and deliver
such security agreements (as such term is defined in said Uniform Commercial
Code) as Lender at any time may deem necessary or proper or required to grant to
Lender a perfected security interest in the Chattels, and upon Grantor's failure
to do so, Lender is authorized to sign any such agreement as the agent of
Grantor. Grantor hereby authorizes Lender to file financing statements (as such
term is defined in said Uniform Commercial Code) with respect to the Chattels,
at any time, without the signature of Grantor. Grantor will, however, at any
time upon request of Lender, sign such financing statements. Grantor will pay
all filing fees for the filing of such financing statements and for the refiling
thereof at the times required, in the opinion of Lender, by said Uniform
Commercial Code. If the lien of this Deed of Trust is subject to any security
agreement covering the Chattels, then in the event of any default under this
Deed of Trust, all the right, title and interest of Grantor in and to any and
all of the Chattels is hereby assigned to Lender, together with the benefit of
any deposits or payments now or hereafter made thereof by Grantor or the
predecessors or successors in title of Grantor in the Property.

21. REIMBURSEMENT OF AMOUNTS EXPENDED BY LENDER. Lender, at Lender's option, may
expend funds (including attorneys' fees and legal expenses) to perform any act
required to be taken by Grantor or to exercise any right or remedy of Lender
under this Deed of Trust. Upon demand, Grantor shall immediately reimburse
Lender for all such amounts expended by Lender together with interest thereon at
the lower of the highest rate described in any Obligation or the highest rate
allowed by law from the date of payment until the date of reimbursement. These
sums shall be included in the definition of Obligations herein and shall be
secured by the beneficial interest granted herein. If the Obligations are paid
after the beginning of publication of notice of sale, as herein provided, or in
the event Lender shall, at its sole option, permit Grantor to pay any part of
the Obligations after the beginning of publication of notice of sale, as herein
provided, then, Grantor shall pay on demand all expenses incurred by the Trustee
and Lender in connection with said publication, including reasonable attorneys'
fees to the attorneys for the Trustee and for the Lender, and a reasonable fee
to the Trustee, and this Deed of Trust shall be security for all such expenses
and fees.

22. APPLICATION OF PAYMENTS. All payments made by or on behalf of Grantor may be
applied against the amounts paid by Lender (including attorneys' fees and legal
expenses) in connection with the exercise of its rights or remedies described in
this Deed of Trust and then to the payment of accrued and unpaid interest, then
to outstanding principal, as provided in the promissory note or agreement
executed in connection herewith.

<PAGE>

23. POWER OF ATTORNEY. Grantor hereby appoints Lender as its attorney-in-fact to
endorse Grantor's name on all instruments and other documents pertaining to the
Obligations or Deed of Trust. In addition, Lender shall be entitled, but not
required, to perform any action or execute any document required to be taken or
executed by Grantor under this Deed of Trust. Lender's performance of such
action or execution of such documents shall not relieve Grantor from any
Obligation or cure any default under this Deed of Trust. All powers of attorney
described in this Deed of Trust are coupled with an interest and are
irrevocable.

24. SUBROGATION OF LENDER. Lender shall be subrogated to the rights of the
holder of any previous lien, security interest or encumbrance discharged with
funds advanced by Lender regardless of whether these liens, security interests
or other encumbrances have been released of record.

25. COLLECTION COSTS. To the extent permitted by law, Grantor agrees to pay
Lender's reasonable fees and costs, including, but not limited to, fees and
costs of attorneys and other agents (including without limitation paralegals,
clerks and consultants), whether or not such attorney or agent is an employee of
Lender, which are incurred by Lender in collecting any amount due or enforcing
any right or remedy under this Deed of Trust, whether or not suit is brought,
including, but not limited to, all fees and costs incurred on appeal, in
bankruptcy, and for post-judgment collection actions.

26. PARTIAL RELEASE. Lender may release its interest in a portion of the
Property by executing and recording one or more partial releases without
affecting its interest in the remaining portion of the Property. Nothing herein
shall be deemed to obligate Lender to release any of its interest in the
Property (except as required under Paragraph 37), nor shall Lender be obligated
to release any part of the Property if Grantor is in default under this Deed of
Trust.

27. MODIFICATION AND WAIVER. The modification or waiver of any of Grantor's
Obligations or Lender's rights under this Deed of Trust must be contained in a
writing signed by Lender. Lender may perform any of Borrower's or Grantor's
Obligations, delay or fail to exercise any of its rights or accept payments from
Grantor or anyone other than Grantor without causing a waiver of those
Obligations or rights. A waiver on one occasion shall not constitute a waiver on
any other occasion. Grantor's Obligations under this Deed of Trust shall not be
affected if Lender amends, compromises, exchanges, fails to exercise, impairs or
releases any of the Obligations belonging to any Grantor, Borrower or third
party or any of its rights against any Grantor, Borrower or third party or any
of the Property. Lender's failure to insist upon strict performance of any of
the Obligations shall not be deemed a waiver, and Lender shall have the right at
any time thereafter to Insist upon strict performance.

28. TRUSTEE. Trustee shall not be liable for any error of judgment or act done
by Trustee in good faith, or be otherwise responsible or accountable to Grantor
under any circumstances whatsoever. Trustee shall be entitled to reimbursement
for reasonable expenses incurred by him in the performance of this duties
hereunder and to reasonable compensation for such of his services hereunder as
shall be rendered. Grantor will, from time to time, pay the reasonable
compensation due to Trustee hereunder and reimburse Trustee for, and save him
harmless against, any and all liability and expenses which may be incurred by
him in the performance of his duties. Trustee may resign at any time with or
without cause or notice.

29. SUBSTITUTE TRUSTEE. In case of the death, inability, refusal to act or
absence of the Trustee from the state where the Property is located or In case
the holder of the Obligations shall desire for any reason to remove the Trustee
or any substitute trustee as trustee hereunder and to appoint a new trustee in
his place and stead, the holder of the Obligations is hereby granted full power
to appoint in writing a substitute trustee for said Trustee, and the substitute
trustee shall, when appointed, become successor to all rights of Trustee
hereunder and the same shall become vested in him for the purposes and objects
of this Deed of Trust with all the power, duties and obligations herein
conferred on the Trustee.

30. SUCCESSORS AND ASSIGNS. This Deed of Trust shall be binding upon and inure
to the benefit of Grantor and Lender and their respective successors, assigns,
trustees, receivers, administrators, personal representatives, legatees and
devisees.

31. NOTICES. Except as otherwise required by law, any notice or other
communication to be provided under this Deed of Trust shall be in writing and
sent to the parties at the addresses described in this Deed of Trust or such
other address as the parties may designate in writing from time to time. Any
such notice so given and sent by first class mail, postage prepaid, shall be
deemed given the earlier of three (3) days after such notice is sent or when
received by the person to whom such notice is being given.

32. SEVERABILITY. Whenever possible, each provision of this Deed of Trust shall
be Interpreted so as to be effective and valid under applicable state law. If
any provision of this Deed of Trust violates the law or is unenforceable, the
rest of this Deed of Trust shall continue to be valid and enforceable.

33. APPLICABLE LAW. This Deed of Trust shall be governed by the laws of the
state where the Property is located. Unless applicable law provides otherwise,
Grantor consents to the jurisdiction and venue of any court selected by Lender,
in its sole discretion, located in that state.

34. NO THIRD-PARTY RIGHTS. No person is or shall be a third-party beneficiary of
any provision of this Deed of Trust. All provisions of this Deed of Trust in
favor of Lender are intended solely for the benefit of Lender, and no third
party shall be entitled to assume or expect that Lender will waive or consent to
the modification of any provision of this Deed of Trust, in Lender's sole
discretion.

35. PRESERVATION OF LIABILITY AND PRIORITY. Without affecting the liability of
Borrower, Grantor, or any guarantor of the Obligations, or any other person
(except a person expressly released in writing) for the payment and performance
of the Obligations, and without affecting the rights of Lender with respect to
any Property not expressly released in writing, and without impairing in any way
the priority of this Deed of Trust over the interest of any person acquired or
first evidenced by recording subsequent to the recording of this Deed of Trust,
Lender may, either before or after the maturity of the Obligations, and without
notice or consent: release any person liable for payment or performance of all
or any part of the Obligations; make any agreement altering the terms of payment
or performance of all or any part of the Obligations; exercise or refrain from
exercising or waive any right or remedy that Lender may have under this Deed of
Trust; accept additional security of any kind for any of the Obligations; or
release or otherwise deal with any real or personal property securing the
Obligations. Any person acquiring or recording evidence of any interest of any
nature in the Property shall be deemed, by acquiring such interest or recording
any evidence thereof, to have consented to all or any such actions by Lender.

36. SECURITY FOR OTHER INDEBTEDNESS. X Unless the property described herein
constitutes the Grantor's principal place of residence, this Deed of Trust shall
also secure any and all other indebtedness of Grantor due to Lender with
interest thereon as specified, or of any one of the Grantors should there be
more than one, whether direct or contingent, primary or secondary, sole, joint
or several, now existing or hereafter arising at any time before cancellation of
this Deed of Trust. Such indebtedness may be evidenced by note, open account,
overdraft, endorsement, guaranty or otherwise.

37. DEFEASANCE. Upon the payment and performance in full of all of the
Obligations, Lender will execute and deliver to Grantor those documents that may
be required to release this Deed of Trust of record. Grantor shall be
responsible to pay any costs of recordation.

38. CONSTRUCTION LOAN. This Deed of Trust is a construction mortgage under the
Uniform Commercial Code, to secure an obligation incurred for the construction
of an improvement on land, including the acquisition costs of land. This Deed of
Trust secures a construction loan, and it will be subject to the terms of a
construction loan agreement between Grantor and Lender. Any materials, equipment
or supplies used or intended for use in the construction, development, or
operation of the Property, whether stored on or off the Property, shall also be
subject to the lien of this Deed of Trust,

39. WAIVER OF HOMESTEAD. Grantor hereby waives all homestead exemptions in the
Property to which Grantor would otherwise be entitled under any applicable law.

40. MISCELLANEOUS. Grantor and Lender agree that time is of the essence. Grantor
waives presentment, demand for payment, notice of dishonor and protest except as
required by law. All references to Grantor in this Deed of Trust shall include
all persons signing below. If there is more than one Grantor, their Obligations
shall be joint and several. This Deed of Trust represents the complete
integrated understanding between Grantor and Lender pertaining to the terms and
conditions hereof.

41. JURY TRIAL WAIVER. LENDER AND GRANTOR HEREBY WAIVE ANY RIGHT TO TRIAL BY
JURY IN ANY CIVIL ACTION ARISING OUT OF, OR BASED UPON, THIS DEED OF TRUST.

42. ADDITIONAL TERMS:

     THE BASE RATE IS NOT NECESSARILY THE LOWEST RATE CHARGED BY THE BANK. THE
     BASE RATE ON THE DATE OF THIS NOTE IS 6. 50%. THE RATE OF INTEREST PAYABLE
     UNDER THIS NOTE WILL CHANGE TO REFLECT ANY CHANGE IN THE BASE RATE.

43. INDEXING INSTRUCTIONS:
     The land affected by the instrument is located in the following sections,
     townships, and ranges, and the following quarter-quarter sections,
     governmental lots or other applicable subdivisions of each section: LOT 15,
     BLOCK 3, BILOXI REAL ESTATE CO S/D, 2ND JUDICIAL DISTRICT, HARRISON COUNTY,
     MS

<PAGE>

Grantor acknowledges that Grantor has read, understands, and agrees to the terms
and conditions of this Deed of Trust, and acknowledges receipt of an exact copy
of same.

Dated this 13th day of September, 2001

GRANTOR: CUSTOM PACK, INC                       GRANTOR:

By: /s/ Brent Gutierrez
    ----------------------------                --------------------------------
    BRENT GUTIERREZ
    PRESIDENT

GRANTOR:                                        GRANTOR:

--------------------------------                --------------------------------

GRANTOR:                                        GRANTOR:

--------------------------------                --------------------------------

GRANTOR:                                        GRANTOR:

--------------------------------                --------------------------------

--------------------------------------------------------------------------------
                                 ACKNOWLEDGMENTS

STATE OF MISSISSIPPI    )
COUNTY OF ____________  )

Personally appeared before me, the undersigned authority in and for the said
county and state, on this _______ day of ___________________________, _________,
within my jurisdiction, the within named ______________________________________,
who acknowledged that (he)(she)(they) executed the above and foregoing
instrument.

                                            ____________________________________
                                            Notary Public

My Commission Expires:___________________

STATE OF MISSISSIPPI    )
COUNTY OF ____________  )

Personally appeared before me, the undersigned authority in and for the said
county and state, on this _______ day of ___________________________, _________,
within my jurisdiction, the within named ______________________________________,
who acknowledged that (he)(she)(they) executed the above and foregoing
instrument.

                                            ____________________________________
                                            Notary Public

My Commission Expires:___________________

STATE OF MISSISSIPPI    )
COUNTY OF HARRISON      )

Personally appeared before me, the undersigned authority in and for the said
county and state, on this 13TH day of September, 2001, within my jurisdiction,
the within named Brent Gutierrez, who acknowledged that (he)(she)(they) is the
President of Custom Pack corporation, and that for and on behalf of the said
corporation, and as its act and deed (he)(she)(they) executed the above and
foregoing instrument, after first having been duly authorized by said
corporation so to do.

                                             /s/ Arlene J. McLaurin
                                            ------------------------------------
                                            Notary Public

NOTARY PUBLIC STATE OF MISSISSIPPI AT LARGE
MY COMMISSION EXPIRES: Jul 31, 2005
BONDED THRU NOTARY PUBLIC UNDERWRITERS

STATE OF MISSISSIPPI    )
COUNTY OF ____________  )

Personally appeared before me, the undersigned authority in and for the said
county and state, on this _______ day of ___________________________, _________,
within my jurisdiction, the within named ______________________________________,
who acknowledged that (he)(she)(they) is the who acknowledged that
(he)(she)(they) is _________________ of ____________________ a _________________
corporation, and that for and on behalf of the said corporation, and as its act
and deed (he)(she)(they) executed the above and foregoing instrument, after
first having been duly authorized by said corporation so to do.

                                            ____________________________________
                                            Notary Public

My Commission Expires:___________________

<PAGE>

                                   SCHEDULE A

The real estate located in the County of HARRISON, state of Mississippi,
described as:

  SEE ATTACHED EXHIBIT "A".

                                   SCHEDULE B

1ST AND 2ND DEED OF TRUST IN FAVOR OF SOUTHTRUST BANK.

THIS DOCUMENT WAS PREPARED BY:  & PREPARED BY: SOUTHTRUST BANK
                                854 HOWARD AVENUE
                                BILOXI, MS 39530 (228)374-4616Exhibit 10.10

RECORDATION REQUESTED BY:
  SouthTrust Bank
  Administration-Biloxi
  854 Howard Avenue
  Biloxi, MS  35930

WHEN RECORDED MAIL TO:
  SouthTrust Bank
  RLPC South AL A-048-CB-0220
  P. 0. Box 230517
  Montgomery, AL 36123-0517

SEND TAX NOTICES TO:
  CUSTOM PACK INC
  555 BAYVIEW AVE
  BILOXI, MS 39530

                                SPACE ABOVE THIS LINE IS FOR RECORDER'S USE ONLY
--------------------------------------------------------------------------------

This Deed of Trust prepared by:
                               Glenn Nash
                               SouthTrust Bank
                               854 Howard Avenue
                               Biloxi, MS 35930
                               (228)436-8671

NOTE TO CHANCERY CLERK: The Land affected by the instrument is located in the
following sections, townships, and ranges, and the following quarter-quarter
sections, governmental lots or other applicable subdivisions of each section:
555 Bayview Avenue, Biloxi, MS.
--------------------------------------------------------------------------------

                                  DEED OF TRUST

MAXIMUM LIEN. The lien of this Deed of Trust shall not exceed at any one time
$1,115,000.00.

THIS DEED OF TRUST is dated November 14, 2002, among CUSTOM PACK INC, whose
address is 555 BAYVIEW AVE, BILOXI, MS 39530; a Mississippi corporation
("Grantor"); SouthTrust Bank, whose address is Administration-Biloxi, 854 Howard
Avenue, Biloxi, MS 35930 (referred to below sometimes as "Lender" and sometimes
as "Beneficiary"); and William L. Guice, III, whose address is 683 Water Street,
Biloxi, MS 39530 (referred to below as "Trustee").

CONVEYANCE AND GRANT. For valuable consideration, Grantor conveys to Trustee for
the benefit of Lender as Beneficiary all of Grantor's right, title, and interest
in and to the following described real property, together with all existing or
subsequently erected or affixed buildings, improvements and fixtures; all
easements, rights of way, and appurtenances; all water, water rights and ditch
rights (including stock in utilities with ditch or irrigation rights); and all
other rights, royalties, and profits relating to the real property, including
without limitation all minerals, oil, gas, geothermal and similar matters, (the
"Real Property") located in ___________________________________ County, State of
Mississippi:

     See the exhibit or other description document which is attached to this
     Deed of Trust and made a part of this Deed of Trust as if fully set forth
     herein.

The Real Property or its address is commonly known as 555 Bayview Ave., Biloxi,
MS 39530.

Grantor presently assigns to Lender (also known as Beneficiary in this Deed of
Trust) all of Grantor's right, title, and interest in and to all present and
future leases of the Property and all Rents from the Property. In addition,
Grantor grants to Lender a Uniform Commercial Code security interest in the
Personal Property and Rents.

THIS DEED OF TRUST, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST
IN THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE (A) PAYMENT OF THE
INDEBTEDNESS AND (B) PERFORMANCE OF ANY AND ALL OBLIGATIONS UNDER THE NOTE, THE
RELATED DOCUMENTS, AND THIS DEED OF TRUST. THIS DEED OF TRUST IS GIVEN AND
ACCEPTED ON THE FOLLOWING TERMS:

PAYMENT AND PERFORMANCE. Except as otherwise provided in this Deed of Trust,
Grantor shall pay to Lender all amounts secured by this Deed of Trust as they
become due, and shall strictly and in a timely manner perform all of Grantor's
obligations under the Note, this Deed of Trust, and the Related Documents.

POSSESSION AND MAINTENANCE OF THE PROPERTY. Grantor agrees that Grantor's
possession and use of the Property shall be governed by the following
provisions:

     Possession and Use. Until the occurrence of an Event of Default, Grantor
     may (1) remain in possession and control of the Property; (2) use, operate
     or manage the Property; and (3) collect the Rents from the Property.

     Duty to Maintain. Grantor shall maintain the Property in tenantable
     condition and promptly perform all repairs, replacements, and maintenance
     necessary to preserve its value.

     Compliance With Environmental Laws. Grantor represents and warrants to
     Lender that: (1) During the period of Grantor's ownership of the Property,
     there has been no use, generation, manufacture, storage, treatment,
     disposal, release or threatened release of any Hazardous Substance by any
     person on, under, about or from the Property; (2) Grantor has no knowledge
     of, or reason to believe that there has been, except as previously
     disclosed to and acknowledged by Lender in writing, (a) any breach or
     violation of any Environmental Laws, (b) any use, generation, manufacture,
     storage, treatment, disposal, release or threatened release of any
     Hazardous Substance on, under, about or from the Property by any prior
     owners or occupants of the Property, or (c) any actual or threatened
     litigation or claims of any kind by any person relating to such matters;
     and (3) Except as previously disclosed to and acknowledged by Lender in
     writing, (a) neither Grantor nor any tenant, contractor, agent or other
     authorized user of the Property shall use, generate, manufacture, store,
     treat, dispose of or release any Hazardous Substance on, under, about or
     from the Property; and (b) any such activity shall be conducted in
     compliance with all applicable federal, state, and local laws, regulations
     and ordinances, including without limitation all Environmental Laws.
     Grantor authorizes Lender and its agents to enter upon the Property to make
     such inspections and tests, at Grantor's expense, as Lender may deem
     appropriate to determine compliance of the Property with this section of
     the Deed of Trust. Any inspections or tests made by Lender shall be for
     Lender's purposes only and shall not be construed to create any
     responsibility or liability on the part of Lender to Grantor or to any
     other person. The representations and warranties contained herein are based
     on Grantor's due diligence in investigating the Property for Hazardous
     Substances. Grantor hereby (1) releases and waives any future claims
     against Lender for indemnity or contribution in the event Grantor becomes
     liable for cleanup or other costs under any such laws; and (2) agrees to
     indemnify and hold harmless Lender against any and all claims, losses,
     liabilities, damages, penalties, and expenses which Lender may directly or
     indirectly sustain or suffer resulting from a breach of this section of the
     Deed of Trust or as a consequence of any use, generation, manufacture,
     storage, disposal, release or threatened release occurring prior to
     Grantor's ownership or interest in the Property, whether or not the same
     was or should have been known to Grantor. The provisions of this section of
     the Deed of Trust, including the obligation to indemnify, shall survive the

<PAGE>

                                  DEED OF TRUST
Loan No: 0000274076                (Continued)                            Page 2
--------------------------------------------------------------------------------

     payment of the Indebtedness and the satisfaction and reconveyance of the
     lien of this Deed of Trust and shall not be affected by Lender's
     acquisition of any interest in the Property, whether by foreclosure or
     otherwise.

     Nuisance, Waste. Grantor shall not cause, conduct or permit any nuisance
     nor commit, permit, or suffer any stripping of or waste on or to the
     Property or any portion of the Property. Without limiting the generality of
     the foregoing, Grantor will not remove, or grant to any other party the
     right to remove, any timber, minerals (including oil and gas), coal, clay,
     scoria, soil, gravel or rock products without Lender's prior written
     consent.

     Removal of Improvements. Grantor shall not demolish or remove any
     Improvements from the Real Property without Lender's prior written consent.
     As a condition to the removal of any Improvements, Lender may require
     Grantor to make arrangements satisfactory to Lender to replace such
     Improvements with Improvements of at least equal value.

     Lender's Right to Enter. Lender and Lender's agents and representatives may
     enter upon the Real Property at ail reasonable times to attend to Lender's
     interests and to inspect the Real Property for purposes of Grantor's
     compliance with the terms and conditions of this Deed of Trust.

     Compliance with Governmental Requirements. Grantor shall promptly comply
     with all laws, ordinances, and regulations, now or hereafter in effect, of
     all governmental authorities applicable to the use or occupancy of the
     Property, including without limitation, the Americans With Disabilities
     Act. Grantor may contest in good faith any such law, ordinance, or
     regulation and withhold compliance during any proceeding, including
     appropriate appeals, so long as Grantor has notified Lender in writing
     prior to doing so and so long as, in Lender's sole opinion, Lender's
     interests in the Property are not jeopardized. Lender may require Grantor
     to post adequate security or a surety bond, reasonably satisfactory to
     Lender, to protect Lender's interest.

     Duty to Protect. Grantor agrees neither to abandon or leave unattended the
     Property. Grantor shall do all other acts, in addition to those acts set
     forth above in this section, which from the character and use of the
     Property are reasonably necessary to protect and preserve the Property.

DUE ON SALE - CONSENT BY LENDER. Lender may, at Lender's option, declare
immediately due and payable all sums secured by this Deed of Trust upon the sale
or transfer, without Lender's prior written consent, of all or any part of the
Real Property, or any interest in the Real Property. A "sale or transfer" means
the conveyance of Real Property or any right, title or interest in the Real
Property; whether legal, beneficial or equitable; whether voluntary or
involuntary; whether by outright sale, deed, installment sale contract, land
contract, contract for deed, leasehold interest with a term greater than three
(3) years, lease-option contract, or by sale, assignment, or transfer of any
beneficial interest in or to any land trust holding title to the Real Property,
or by any other method of conveyance of an interest in the Real Property. If any
Grantor is a corporation, partnership or limited liability company, transfer
also includes any change in ownership of more than twenty-five percent (25%) of
the voting stock, partnership interests or limited liability company interests,
as the case may be, of such Grantor. However, this option shall not be exercised
by Lender if such exercise is prohibited by federal law or by Mississippi law.

TAXES AND LIENS. The following provisions relating to the taxes and liens on the
Property are part of this Deed of Trust:

     Payment. Grantor shall pay when due (and in all events prior to
     delinquency) all taxes, special taxes, assessments, charges (including
     water and sewer), fines and impositions levied against or on account of the
     Property, and shall pay when due all claims for work done on or for
     services rendered or material furnished to the Property. Grantor shall
     maintain the Property free of all liens having priority over or equal to
     the interest of Lender under this Deed of Trust, except for the lien of
     taxes and assessments not due and except as otherwise provided in this Deed
     of Trust.

     Right to Contest. Grantor may withhold payment of any tax, assessment, or
     claim in connection with a good faith dispute over the obligation to pay,
     so long as Lender's interest in the Property is not jeopardized. If a lien
     arises or is filed as a result of nonpayment, Grantor shall within fifteen
     (15) days after the lien arises or, if a lien is filed, within fifteen (15)
     days after Grantor has notice of the filing, secure the discharge of the
     lien, or if requested by Lender, deposit with Lender cash or a sufficient
     corporate surety bond or other security satisfactory to Lender in an amount
     sufficient to discharge the lien plus any costs and attorneys' fees, or
     other charges that could accrue as a result of a foreclosure or sale under
     the lien. In any contest, Grantor shall defend itself and Lender and shall
     satisfy any adverse judgment before enforcement against the Property.
     Grantor shall name Lender as an additional obligee under any surety bond
     furnished in the contest proceedings.

     Evidence of Payment. Grantor shall upon demand furnish to Lender
     satisfactory evidence of payment of the taxes or assessments and shall
     authorize the appropriate governmental official to deliver to Lender at any
     time a written statement of the taxes and assessments against the Property.

     Notice of Construction. Grantor shall notify Lender at least fifteen (15)
     days before any work is commenced, any services are furnished, or any
     materials are supplied to the Property, if any mechanic's lien,
     materialmen's lien, or other lien could be asserted on account of the work,
     services, or materials. Grantor will upon request of Lender furnish to
     Lender advance assurances satisfactory to Lender that Grantor can and will
     pay the cost of such improvements.

PROPERTY DAMAGE INSURANCE. The following provisions relating to insuring the
Property are a part of this Deed of Trust.

     Maintenance of Insurance. Grantor shall procure and maintain policies of
     fire insurance with standard extended coverage endorsements on a fair value
     basis for the full insurable value covering all Improvements on the Real
     Property in an amount sufficient to avoid application of any coinsurance
     clause, and with a standard mortgagee clause in favor of Lender. Grantor
     shall also procure and maintain comprehensive general liability insurance
     in such coverage amounts as Lender may request with Trustee and Lender
     being named as additional insureds in such liability insurance policies.
     Additionally, Grantor shall maintain such other insurance, including but
     not limited to hazard, business interruption, and boiler insurance, as
     Lender may reasonably require. Policies shall be written in form, amounts,
     coverages and basis reasonably acceptable to Lender and issued by a company
     or companies reasonably acceptable to Lender. Grantor, upon request of
     Lender, will deliver to Lender from time to time the policies or
     certificates of insurance in form satisfactory to Lender, including
     stipulations that coverages will not be cancelled or diminished without at
     least ten (10) days prior written notice to Lender. Each insurance policy
     also shall include an endorsement providing that coverage in favor of
     Lender will not be impaired in any way by any act, omission or default of
     Grantor or any other person. Should the Real Property be located in an area
     designated by the Director of the Federal Emergency Management Agency as a
     special flood hazard area, Grantor agrees to obtain and maintain Federal
     Flood Insurance, if available, within 45 days after notice is given by
     Lender that the Property is located in a special flood hazard area, for the
     full unpaid principal balance of the loan and any prior liens on the
     property securing the loan, up to the maximum policy limits set under the
     National Flood Insurance Program, or as otherwise required by Lender, and
     to maintain such insurance for the term of the loan.

     Application of Proceeds. Grantor shall promptly notify Lender of any loss
     or damage to the Property. Lender may make proof of loss if Grantor fails
     to do so within fifteen (15) days of the casualty. Whether or not Lender's
     security is impaired, Lender may, at Lender's election, receive and retain
     the proceeds of any insurance and apply the proceeds to the reduction of
     the Indebtedness, payment of any lien affecting the Property, or the
     restoration and repair of the Property. If Lender elects to apply the
     proceeds to restoration and repair, Grantor shall repair or replace the
     damaged or destroyed Improvements in a manner satisfactory to Lender.
     Lender shall, upon satisfactory proof of such expenditure, pay or reimburse
     Grantor from the proceeds for the reasonable cost of repair or restoration
     if Grantor is not in default under this Deed of Trust. Any proceeds which
     have not been disbursed within 180 days after their receipt and which
     Lender has not committed to the repair or restoration of the Property shall
     be used first to pay any amount owing to Lender under this Deed of Trust,
     then to pay accrued interest, and the remainder, if any, shall be applied
     to the principal balance of the Indebtedness. If Lender holds any proceeds
     after payment in full of the Indebtedness, such proceeds shall be paid to
     Grantor as Grantor's interests may appear.

     Grantor's Report on Insurance. Upon request of Lender, however not more
     than once a year, Grantor shall furnish to Lender a report on each existing
     policy of insurance showing: (1) the name of the insurer; (2) the risks
     insured; (3) the amount of the policy; (4) the property insured, the then
     current replacement value of such property, and the manner of determining
     that value; and (5) the expiration date of the policy. Grantor shall, upon
     request of Lender, have an independent appraiser satisfactory to Lender
     determine the cash value replacement cost of the Property.

LENDER'S EXPENDITURES. If any action or proceeding is commenced that would
materially affect Lender's interest in the Property or if Grantor

<PAGE>

                                  DEED OF TRUST
Loan No: 0000274076                (Continued)                            Page 3
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fails to comply with any provision of this Deed of Trust or any Related
Documents, including but not limited to Grantor's failure to discharge or pay
when due any amounts Grantor is required to discharge or pay under this Deed of
Trust or any Related Documents, Lender on Grantor's behalf may (but shall not be
obligated to) take any action that Lender deems appropriate, including but not
limited to discharging or paying all taxes, liens, security interests,
encumbrances and other claims, at any time levied or placed on the Property and
paying all costs for insuring, maintaining and preserving the Property. All such
expenditures incurred or paid by Lender for such purposes will then bear
interest at the rate charged under the Note from the date incurred or paid by
Lender to the date of repayment by Grantor. All such expenses will become a part
of the Indebtedness and, at Lender's option, will (A) be payable on demand; (B)
be added to the balance of the Note and be apportioned among and be payable with
any installment payments to become due during either (1) the term of any
applicable insurance policy; or (2) the remaining term of the Note; or (C) be
treated as a balloon payment which will be due and payable at the Note's
maturity. The Deed of Trust also will secure payment of these amounts. Such
right shall be in addition to all other rights and remedies to which Lender may
be entitled upon Default.

WARRANTY; DEFENSE OF TITLE. The following provisions relating to ownership of
the Property are a part of this Deed of Trust:

     Title. Grantor warrants that: (a) Grantor holds good and marketable title
     of record to the Property in fee simple, free and clear of all liens and
     encumbrances other than those set forth in the Real Property description or
     in any title insurance policy, title report, or final title opinion issued
     in favor of, and accepted by, Lender in connection with this Deed of Trust,
     and (b) Grantor has the full right, power, and authority to execute and
     deliver this Deed of Trust to Lender.

     Defense of Title. Subject to the exception in the paragraph above, Grantor
     warrants and will forever defend the title to the Property against the
     lawful claims of all persons. In the event any action or proceeding is
     commenced that questions Grantor's title or the interest of Trustee or
     Lender under this Deed of Trust, Grantor shall defend the action at
     Grantor's expense. Grantor may be the nominal party in such proceeding, but
     Lender shall be entitled to participate in the proceeding and to be
     represented in the proceeding by counsel of Lender's own choice, and
     Grantor will deliver, or cause to be delivered, to Lender such instruments
     as Lender may request from time to time to permit such participation.

     Compliance With Laws. Grantor warrants that the Property and Grantor's use
     of the Property complies with all existing applicable laws, ordinances, and
     regulations of governmental authorities.

     Survival of Representations and Warranties. All representations,
     warranties, and agreements made by Grantor in this Deed of Trust shall
     survive the execution and delivery of this Deed of Trust, shall be
     continuing in nature, and shall remain in full force and effect until such
     time as Grantor's Indebtedness shall be paid in full.

CONDEMNATION. The following provisions relating to condemnation proceedings are
a part of this Deed of Trust:

Proceedings. If any proceeding in condemnation is filed, Grantor shall promptly
notify Lender in writing, and Grantor shall promptly take such steps as may be
necessary to defend the action and obtain the award. Grantor may be the nominal
party in such proceeding, but Lender shall be entitled to participate in the
proceeding and to be represented in the proceeding by counsel of its own choice,
and Grantor will deliver or cause to be delivered to Lender such instruments and
documentation as may be requested by Lender from time to time to permit
such participation.

Application of Net Proceeds. If all or any part of the Property is condemned by
eminent domain proceedings or by any proceeding or purchase in lieu of
condemnation, Lender may at its election require that all or any portion of the
net proceeds of the award be applied to the Indebtedness or the repair or
restoration of the Property. The net proceeds of the award shall mean the award
after payment of all reasonable costs, expenses, and attorneys' fees incurred by
Trustee or Lender in connection with the condemnation.

IMPOSITION OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHORITIES. The following
provisions relating to governmental taxes, fees and charges are a part of this
Deed of Trust:

Current Taxes, Fees and Charges. Upon request by Lender, Grantor shall execute
such documents in addition to this Deed of Trust and take whatever other action
is requested by Lender to perfect and continue Lender's lien on the Real
Property. Grantor shall reimburse Lender for all taxes, as described below,
together with all expenses incurred in recording, perfecting or continuing this
Deed of Trust, including without limitation all taxes, fees, documentary stamps,
and other charges for recording or registering this Deed of Trust.

Taxes. The following shall constitute taxes to which this section applies: (1) a
specific tax upon this type of Deed of Trust or upon all or any part of the
Indebtedness secured by this Deed of Trust; (2) a specific tax on Grantor which
Grantor is authorized or required to deduct from payments on the Indebtedness
secured by this type of Deed of Trust; (3) a tax on this type of Deed of Trust
chargeable against the Lender or the holder of the Note; and (4) a specific tax
on all or any portion of the Indebtedness or on payments of principal and
interest made by Grantor.

Subsequent Taxes. If any tax to which this section applies is enacted subsequent
to the date of this Deed of Trust, this event shall have the same effect as an
Event of Default, and Lender may exercise any or all of its available remedies
for an Event of Default as provided below unless Grantor either (1) pays the tax
before it becomes delinquent, or (2) contests the tax as provided above in the
Taxes and Liens section and deposits with Lender cash or a sufficient corporate
surety bond or other security satisfactory to Lender.

SECURITY AGREEMENT; FINANCING STATEMENTS. The following provisions relating to
this Deed of Trust as a security agreement are a part of this Deed of Trust:

     Security Agreement. This instrument shall constitute a Security Agreement
     to the extent any of the Property constitutes fixtures, and Lender shall
     have all of the rights of a secured party under the Uniform Commercial Code
     as amended from time to time.

     Security Interest. Upon request by Lender, Grantor shall execute financing
     statements and take whatever other action is requested by Lender to perfect
     and continue Lender's security interest in the Rents and Personal Property.
     In addition to recording this Deed of Trust in the real property records,
     Lender may, at any time and without further authorization from Grantor,
     file executed counterparts, copies or reproductions of this Deed of Trust
     as a financing statement. Grantor shall reimburse Lender for all expenses
     incurred in perfecting or continuing this security interest. Upon default,
     Grantor shall not remove, sever or detach the Personal Property from the
     Property. Upon default, Grantor shall assemble any Personal Property not
     affixed to the Property in a manner and at a place reasonably convenient to
     Grantor and Lender and make it available to Lender within three (3) days
     after receipt of written demand from Lender to the extent permitted by
     applicable law.

     Addresses. The mailing addresses of Grantor (debtor) and Lender (secured
     party) from which information concerning the security interest granted by
     this Deed of Trust may be obtained (each as required by the Uniform
     Commercial Code) are as stated on the first page of this Deed of Trust.

FURTHER ASSURANCES; ATTORNEY-IN-FACT. The following provisions relating to
further assurances and attorney-in-fact are a part of this Deed of Trust:

     Further Assurances. At any time, and from time to time, upon request of
     Lender, Grantor will make, execute and deliver, or will cause to be made,
     executed or delivered, to Lender or to Lender's designee, and when
     requested by Lender, cause to be filed, recorded, refiled, or rerecorded,
     as the case may be, at such times and in such offices and places as Lender
     may deem appropriate, any and all such mortgages, deeds of trust, security
     deeds, security agreements, financing statements, continuation statements,
     instruments of further assurance, certificates, and other documents as may,
     in the sole opinion of Lender, be necessary or desirable in order to
     effectuate, complete, perfect, continue, or preserve (1) Grantor's
     obligations under the Note, this Deed of Trust, and the Related Documents,
     and (2) the liens and security interests created by this Deed of Trust as
     first and prior liens on the Property, whether now owned or hereafter
     acquired by Grantor. Unless prohibited by law or Lender agrees to the
     contrary in writing, Grantor shall reimburse Lender for all costs and
     expenses incurred in connection with the matters referred to in this
     paragraph.

     Attorney-in-Fact. If Grantor fails to do any of the things referred to in
     the preceding paragraph, Lender may do so for and in the name of Grantor
     and at Grantor's expense. For such purposes, Grantor hereby irrevocably
     appoints Lender as Grantor's attorney-in-fact for the purpose of making,
     executing, delivering, filing, recording, and doing all other things as may
     be necessary or desirable, in Lender's sole opinion, to accomplish the
     matters referred to in the preceding paragraph.

<PAGE>

                                  DEED OF TRUST
Loan No: 0000274076                (Continued)                            Page 4
--------------------------------------------------------------------------------

FULL PERFORMANCE. If Grantor pays all the Indebtedness when due, and otherwise
performs all the obligations imposed upon Grantor under this Deed of Trust,
Lender shall execute and deliver to Trustee a request for full reconveyance and
shall execute and deliver to Grantor suitable statements of termination of any
financing statement on file evidencing Lender's security interest in the Rents
and the Personal Property. Any reconveyance fee required by law shall be paid by
Grantor, if permitted by applicable law.

EVENTS OF DEFAULT. Each of the following, at Lender's option, shall constitute
an Event of Default under this Deed of Trust:

     Payment Default. Grantor fails to make any payment when due under the
     Indebtedness.

     Other Defaults. Grantor fails to comply with or to perform any other term,
     obligation, covenant or condition contained in this Deed of Trust or in any
     of the Related Documents or to comply with or to perform any term,
     obligation, covenant or condition contained in any other agreement between
     Lender and Grantor.

     Compliance Default. Failure to comply with any other term, obligation,
     covenant or condition contained in this Deed of Trust, the Note or in any
     of the Related Documents.

     Default on Other Payments. Failure of Grantor within the time required by
     this Deed of Trust to make any payment for taxes or insurance, or any other
     payment necessary to prevent filing of or to effect discharge of any lien.

     Environmental Default. Failure of any party to comply with or perform when
     due any term, obligation, convenant or condition contained in any
     environmental agreement executed in connection with the Property.

     Default in Favor of Third Parties. Should Grantor default under any loan,
     extension of credit, security agreement, purchase or sales agreement, or
     any other agreement, in favor of any other creditor or person that may
     materially affect any of Grantor's property or Grantor's ability to repay
     the Indebtedness or perform their respective obligations under this Deed of
     Trust or any of the Related Documents.

     False Statements. Any warranty, representation or statement made or
     furnished to Lender by Grantor or on Grantor's behalf under this Deed of
     Trust or the Related Documents is false or misleading in any material
     respect, either now or at the time made or furnished or becomes false or
     misleading at any time thereafter.

     Defective Collateralization. This Deed of Trust or any of the Related
     Documents ceases to be in full force and effect (including failure of any
     collateral document to create a valid and perfected security interest or
     lien) at any time and for any reason.

     Insolvency. The dissolution or termination of Grantor's existence as a
     going business, the insolvency of Grantor, the appointment of a receiver
     for any part of Grantor's property, any assignment for the benefit of
     creditors, any type of creditor workout, or the commencement of any
     proceeding under any bankruptcy or insolvency laws by or against Grantor.

     Creditor or Forfeiture Proceedings. Commencement of foreclosure or
     forfeiture proceedings, whether by judicial proceeding, self-help,
     repossession or any other method, by any creditor of Grantor or by any
     governmental agency against any property securing the Indebtedness. This
     includes a garnishment of any of Grantor's accounts, including deposit
     accounts, with Lender. However, this Event of Default shall not apply if
     there is a good faith dispute by Grantor as to the validity or
     reasonableness of the claim which is the basis of the creditor or
     forfeiture proceeding and if Grantor gives Lender written notice of the
     creditor or forfeiture proceeding and deposits with Lender monies or a
     surety bond for the creditor or forfeiture proceeding, in an amount
     determined by Lender, in its sole discretion, as being an adequate reserve
     or bond for the dispute.

     Breach of Other Agreement. Any breach by Grantor under the terms of any
     other agreement between Grantor and Lender that is not remedied within any
     grace period provided therein, including without limitation any agreement
     concerning any indebtedness or other obligation of Grantor to Lender,
     whether existing now or later.

     Events Affecting Guarantor. Any of the preceding events occurs with respect
     to any Guarantor of any of the Indebtedness or any Guarantor dies or
     becomes incompetent, or revokes or disputes the validity of, or liability
     under, any Guaranty of the Indebtedness. In the event of a death, Lender,
     at its option, may, but shall not be required to, permit the Guarantor's
     estate to assume unconditionally the obligations arising under the guaranty
     in a manner satisfactory to Lender, and, in doing so, cure any Event of
     Default.

     Adverse Change. A material adverse change occurs in Grantor's financial
     condition, or Lender believes the prospect of payment or performance of the
     Indebtedness is impaired.

     Insecurity. Lender in good faith believes itself insecure.

     Right to Cure. If such a failure is curable and if Grantor has not been
     given a notice of a breach of the same provision of this Deed of Trust
     within the preceding twelve (12) months, it may be cured (and no Event of
     Default will have occurred) if Grantor, after Lender sends written notice
     demanding cure of such failure: (a) cures the failure within fifteen (15)
     days; or (b) if the cure requires more than fifteen (15) days, immediately
     initiates steps sufficient to cure the failure and thereafter continues and
     completes all reasonable and necessary steps sufficient to produce
     compliance as soon as reasonably practical.

RIGHTS AND REMEDIES ON DEFAULT. If an Event of Default occurs under this Deed of
Trust, at any time thereafter, Trustee or Lender may exercise any one or more of
the following rights and remedies:

     Election of Remedies. Election by Lender to pursue any remedy shall not
     exclude pursuit of any other remedy, and an election to make expenditures
     or to take action to perform an obligation of Grantor under this Deed of
     Trust, after Grantor's failure to perform, shall not affect Lender's right
     to declare a default and exercise its remedies.

     Accelerate Indebtedness. Lender shall have the right at its option without
     notice to Grantor to declare the entire Indebtedness immediately due and
     payable, including any prepayment penalty which Grantor would be required
     to pay.

     Sale of Property. Grantor waives the provisions of Section 89-1-55,
     Mississippi Code of 1972, as amended, and any successor provisions, as far
     as said Section restricts the right of Trustee to offer at sale more than
     one hundred and sixty acres at a time, and Trustee may offer the Property
     as a whole or in part and in such order as the Trustee may deem best,
     regardless of the manner in which it may be described.

     Foreclosure. With respect to all or any part of the Real Property, the
     Trustee shall, at the request of Lender, sell the Real Property after
     giving notice of the time, place and terms of sale as required by Section
     89-1-55 of the Mississippi Code of 1972, as amended, and any successor
     provisions, and execute a deed to the purchaser of the Real Property. Out
     of the proceeds arising from the sale, the costs and expenses of executing
     this Deed of Trust, including a reasonable Trustee's fee and the attorneys'
     fees prescribed in the Note or in this Deed of Trust, shall first be paid;
     next the amount of the Indebtedness then remaining unpaid shall be paid;
     and, lastly, any balance remaining shall be paid to Grantor or to Grantor's
     representatives agents or assigns.

     UCC Remedies. With respect to all or any part of the Personal Property,
     Lender shall have all the rights and remedies of a secured party under the
     Uniform Commercial Code.

     Collect Rents. Lender shall have the right, without notice to Grantor to
     take possession of and manage the Property and collect the Rents, including
     amounts past due and unpaid, and apply the net proceeds, over and above
     Lender's costs, against the Indebtedness. In furtherance of this right,
     Lender may require any tenant or other user of the Property to make
     payments of rent or use fees directly to Lender. If the Rents are collected
     by Lender, then Grantor irrevocably designates Lender as Grantor's
     attorney-in-fact to endorse instruments received in payment thereof in the
     name of Grantor and to negotiate the same and collect the proceeds.
     Payments by tenants or other users to Lender in response to Lender's demand
     shall satisfy the obligations for which the payments are made, whether or
     not any proper grounds for the demand existed. Lender may exercise its
     rights under this subparagraph either in person, by agent, or through a
     receiver.

     Appoint Receiver. Lender shall have the right to have a receiver appointed
     to take possession of all or any part of the Property, with the power to
     protect and preserve the Property, to operate the Property preceding
     foreclosure or sale, and to collect the Rents from the Property and apply
     the proceeds, over and above the cost of the receivership, against the
     Indebtedness. The receiver may serve without bond if permitted by law.
     Lender's right to the appointment of a receiver shall exist whether or not
     the apparent value of the Property

<PAGE>

                                  DEED OF TRUST
Loan No: 0000274076                (Continued)                            Page 5
--------------------------------------------------------------------------------

     exceeds the Indebtedness by a substantial amount. Employment by Lender
     shall not disqualify a person from serving as a receiver.

     Tenancy at Sufferance. If Grantor remains in possession of the Property
     after the Property is sold as provided above or Lender otherwise becomes
     entitled to possession of the Property upon default of Grantor, Grantor
     shall become a tenant at sufferance of Lender or the purchaser of the
     Property and shall, at Lender's option, either (1) pay a reasonable rental
     for the use of the Property, or (2) vacate the Property immediately upon
     the demand of Lender.

     Other Remedies. Trustee or Lender shall have any other right or remedy
     provided in this Deed of Trust or the Note or by law.

     Notice of Sale. Lender shall give Grantor reasonable notice of the time and
     place of any public sale of the Personal Property or of the time after
     which any private sale or other intended disposition of the Personal
     Property is to be made. Reasonable notice shall mean notice given at least
     ten (10) days before the time of the sale or disposition. Any sale of
     Personal Property may be made in conjunction with any sale of the Real
     Property.

     Sale of the Property. To the extent permitted by applicable law, Grantor
     hereby waives any and all rights to have the Property marshalled. In
     exercising its rights and remedies, the Trustee or Lender shall be free to
     sell all or any part of the Property together or separately, in one sale or
     by separate sales. Lender shall be entitled to bid at any public sale on
     all or any portion of the Property.

     Attorneys' Fees; Expenses. If Lender institutes any suit or action to
     enforce any of the terms of this Deed of Trust, Lender shall be entitled to
     recover such sum as the court may adjudge reasonable as attorneys' fees at
     trial and upon any appeal. Whether or not any court action is involved, and
     to the extent not prohibited by law, all reasonable expenses Lender incurs
     that in Lender's opinion are necessary at any time for the protection of
     its interest or the enforcement of its rights shall become a part of the
     Indebtedness payable on demand and shall bear interest at the Note rate
     from the date of the expenditure until repaid. Expenses covered by this
     paragraph include, without limitation, however subject to any limits under
     applicable law, Lender's attorneys' fees and Lender's legal expenses,
     whether or not there is a lawsuit, including attorneys' fees and expenses
     for bankruptcy proceedings (including efforts to modify or vacate any
     automatic stay or injunction), appeals, and any anticipated post-judgment
     collection services, the cost of searching records, obtaining title reports
     (including foreclosure reports), surveyors' reports, and appraisal fees,
     title insurance, and fees for the Trustee, to the extent permitted by
     applicable law. Grantor also will pay any court costs, in addition to all
     other sums provided by law.

     Rights of Trustee. Trustee shall have all of the rights and duties of
     Lender as set forth in this section.

POWERS AND OBLIGATIONS OF TRUSTEE. The following provisions relating to the
powers and obligations of Trustee are part of this Deed of Trust:

     Powers of Trustee. In addition to all powers of Trustee arising as a matter
     of law, Trustee shall have the power to take the following actions with
     respect to the Property upon the written request of Lender and Grantor: (a)
     join in preparing and filing a map or plat of the Real Property, including
     the dedication of streets or other rights to the public; (b) join in
     granting any easement or creating any restriction on the Real Property; and
     (c) join in any subordination or other agreement affecting this Deed of,
     Trust or the interest of Lender under this Deed of Trust.

     Obligations to Notify. Trustee shall not be obligated to notify any other
     party of a pending sale under any other trust deed or lien, or of any
     action or proceeding in which Grantor, Lender, or Trustee shall be a party,
     unless the action or proceeding is brought by Trustee.

     Trustee. Trustee shall meet all qualifications required for Trustee under
     applicable law. In addition to the rights and remedies set forth above,
     with respect to all or any part of the Property, the Trustee shall have the
     right to foreclose by notice and sale, and Lender shall have the right to
     foreclose by judicial foreclosure, in either case in accordance with and to
     the full extent provided by applicable law.

     Successor Trustee. Lender, at Lender's option, may from time to time
     appoint a successor Trustee to any Trustee appointed under this Deed of
     Trust by an instrument executed and acknowledged by Lender and recorded in
     the office of the recorder of ____________________________ County, State of
     Mississippi. The instrument shall contain, in addition to all other matters
     required by state law, the names of the original Lender, Trustee, and
     Grantor, the book and page where this Deed of Trust is recorded, and the
     name and address of the successor trustee, and the instrument shall be
     executed and acknowledged by Lender or its successors in interest. The
     successor trustee, without conveyance of the Property, shall succeed to all
     the title, power, and duties conferred upon the Trustee in this Deed of
     Trust and by applicable law. This procedure for substitution of Trustee
     shall govern to the exclusion of all other provisions for substitution.

NOTICES. Any notice required to be given under this Deed of Trust, including
without limitation any notice of default and any notice of sale shall be given
in writing, and shall be effective when actually delivered, when actually
received by telefacsimile (unless otherwise required by law), when deposited
with a nationally recognized overnight courier, or, if mailed, when deposited in
the United States mail, as first class, certified or registered mail postage
prepaid, directed to the addresses shown near the beginning of this Deed of
Trust. All copies of notices of foreclosure from the holder of any lien which
has priority over this Deed of Trust shall be sent to Lender's address, as shown
near the beginning of this Deed of Trust. Any party may change its address for
notices under this Deed of Trust by giving formal written notice to the other
parties, specifying that the purpose of the notice is to change the party's
address. For notice purposes, Grantor agrees to keep Lender informed at all
times of Grantor's current address. Unless otherwise provided or required by
law, if there is more than one Grantor, any notice given by Lender to any
Grantor is deemed to be notice given to all Grantors.

MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of
this Deed of Trust:

     Amendments. This Deed of Trust, together with any Related Documents,
     constitutes the entire understanding and agreement of the parties as to the
     matters set forth in this Deed of Trust. No alteration of or amendment to
     this Deed of Trust shall be effective unless given in writing and signed by
     the party or parties sought to be charged or bound by the alteration or
     amendment.

     Annual Reports. If the Property is used for purposes other than Grantor's
     residence, Grantor shall furnish to Lender, upon request, a certified
     statement of net operating income received from the Property during
     Grantor's previous fiscal year in such form and detail as Lender shall
     require. "Net operating income" shall mean all cash receipts from the
     Property less all cash expenditures made in connection with the operation
     of the Property.

     Caption Headings. Caption headings in this Deed of Trust are for
     convenience purposes only and are not to be used to interpret or define the
     provisions of this Deed of Trust.

     Merger. There shall be no merger of the interest or estate created by this
     Deed of Trust with any other interest or estate in the Property at any time
     held by or for the benefit of Lender in any capacity, without the written
     consent of Lender.

     Governing Law. This Deed of Trust will be governed by, construed and
     enforced in accordance with federal law and the laws of the State of
     Mississippi. This Deed of Trust has been accepted by Lender in the State of
     Mississippi.

     No Waiver by Lender. Lender shall not be deemed to have waived any rights
     under this Deed of Trust unless such waiver is given in writing and signed
     by Lender. No delay or omission on the part of Lender in exercising any
     right shall operate as a waiver of such right or any other right. A waiver
     by Lender of a provision of this Deed of Trust shall not prejudice or
     constitute a waiver of Lender's right otherwise to demand strict compliance
     with that provision or any other provision of this Deed of Trust. No prior
     waiver by Lender, nor any course of dealing between Lender and Grantor,
     shall constitute a waiver of any of Lender's rights or of any of Grantor's
     obligations as to any future transactions. Whenever the consent of Lender
     is required under this Deed of Trust, the granting of such consent by
     Lender in any instance shall not constitute continuing consent to
     subsequent instances where such consent is required and in all cases such
     consent may be granted or withheld in the sole discretion of Lender.

     Severability. If a court of competent jurisdiction finds any provision of
     this Deed of Trust to be illegal, invalid, or unenforceable as to any
     circumstance, that finding shall not make the offending provision illegal,
     invalid, or unenforceable as to any other circumstance. If feasible, the
     offending provision shall be considered modified so that it becomes legal,
     valid and enforceable. If the offending provision cannot be so modified, it
     shall be considered deleted from this Deed of Trust. Unless otherwise
     required by law, the illegality, invalidity, or unenforceability of any
     provision of this Deed of Trust shall not affect the legality, validity or
     enforceability of any other provision of this Deed of Trust.

     Successors and Assigns. Subject to any limitations stated in this Deed of
     Trust on transfer of Grantor's interest, this Deed of Trust shall be

<PAGE>

                                  DEED OF TRUST
Loan No: 0000274076                (Continued)                            Page 6
--------------------------------------------------------------------------------

     binding upon and inure to the benefit of the parties, their successors and
     assigns. If ownership of the Property becomes vested in a person other than
     Grantor, Lender, without notice to Grantor, may deal with Grantor's
     successors with reference to this Deed of Trust and the Indebtedness by way
     of forbearance or extension without releasing Grantor from the obligations
     of this Deed of Trust or liability under the Indebtedness.

     Time is of the Essence. Time is of the essence in the performance of this
     Deed of Trust.

     Waive Jury. All parties to this Deed of Trust hereby waive the right to any
     jury trial in any action, proceeding, or counterclaim brought by any party
     against any other party. (Initial Here _______)

     Waiver of Homestead Exemption. Grantor hereby releases and waives all
     rights and benefits of the homestead exemption laws of the State of
     Mississippi as to all Indebtedness secured by this Deed of Trust.

DEFINITIONS. The following capitalized words and terms shall have the following
meanings when used in this Deed of Trust, Unless specifically stated to the
contrary, all references to dollar amounts shall mean amounts in lawful money of
the United States of America. Words and terms used in the singular shall include
the plural, and the plural shall include the singular, as the context may
require. Words and terms not otherwise defined in this Deed of Trust shall have
the meanings attributed to such terms in the Uniform Commercial Code:

     Beneficiary. The word "Beneficiary" means SouthTrust Bank, and its
     successors and assigns.

     Borrower. The word "Borrower" means CUSTOM PACK INC, and all other persons
     and entities signing the Note in whatever capacity.

     Deed of Trust. The words "Deed of Trust" mean this Deed of Trust among
     Grantor, Lender, and Trustee, and includes without limitation all
     assignment and security interest provisions relating to the Personal
     Property and Rents. Default. The word "Default" means the Default set forth
     in this Deed of Trust in the section titled "Default".

     Environmental Laws. The words "Environmental Laws" mean any and all state,
     federal and local statutes, regulations and ordinances relating to the
     protection of human health or the environment, including without limitation
     the Comprehensive Environmental Response, Compensation, and Liability Act
     of 1980, as amended, 42 U.S.C. Section 9601, et seq. ("CERCLA"), the
     Superfund Amendments and Reauthorization Act of 1986, Pub. L. No. 99-499
     ("SARA"), the Hazardous Materials Transportation Act, 49 U.S.C. Section
     1801, et seq., the Resource Conservation and Recovery Act, 42 U.S.C.
     Section 6901, et seq., or other applicable state or federal laws, rules, or
     regulations adopted pursuant thereto.

     Event of Default. The words "Event of Default" mean any of the events of
     default set forth in this Deed of Trust in the events of default section of
     this Deed of Trust.

     Grantor. The word "Grantor" means CUSTOM PACK INC.

     Guarantor. The word "Guarantor" means any guarantor, surety, or
     accommodation party of any or all of the Indebtedness.

     Guaranty. The word "Guaranty" means the guaranty from Guarantor to Lender,
     including without limitation a guaranty of all or part of the Note.

     Hazardous Substances. The words "Hazardous Substances" mean materials that,
     because of their quantity, concentration or physical, chemical or
     infectious characteristics, may cause or pose a present or potential hazard
     to human health or the environment when improperly used, treated, stored,
     disposed of, generated, manufactured, transported or otherwise handled. The
     words "Hazardous Substances" are used in their very broadest sense and
     include without limitation any and all hazardous or toxic substances,
     materials or waste as defined by or listed under the Environmental Laws.
     The term "Hazardous Substances" also includes, without limitation,
     petroleum and petroleum by-products or any fraction thereof and asbestos.

     Improvements. The word "Improvements" means all existing and future
     improvements, buildings, structures, mobile homes affixed on the Real
     Property, facilities, additions, replacements and other construction on the
     Real Property.

     Indebtedness. The word "Indebtedness" means all principal, interest, and
     other amounts, costs and expenses payable under the Note or Related
     Documents, together with all renewals of, extensions of, modifications of,
     consolidations of and substitutions for the Note or Related Documents and
     any amounts expended or advanced by Lender to discharge Grantor's
     obligations or expenses incurred by Trustee or Lender to enforce Grantor's
     obligations under this Deed of Trust, together with interest on such
     amounts as provided in this Deed of Trust.

     Lender. The word "Lender" means SouthTrust Bank, its successors and
     assigns.

     Note. The word "Note" means the promissory note dated November 14, 2002, in
     the original principal amount of $1,115,000.00 from Grantor to Lender,
     together with all renewals of, extensions of, modifications of,
     refinancings of, consolidations of, and substitutions for the promissory
     note or agreement. The maturity date of the Note is November 14, 2005.

     Personal Property. The words "Personal Property" mean all equipment,
     fixtures, and other articles of personal property now or hereafter owned by
     Grantor, and now or hereafter attached or affixed to the Real Property;
     together with all accessions, parts, and additions to, all replacements of,
     and all substitutions for, any of such property; and together with all
     proceeds (including without limitation all insurance proceeds and refunds
     of premiums) from any sale or other disposition of the Property.

     Property. The word "Property" means collectively the Real Property and the
     Personal Property.

     Real Property. The words "Real Property" mean the real property, interests
     and rights, as further described in this Deed of Trust.

     Related Documents. The words "Related Documents" mean all promissory notes,
     credit agreements, loan agreements, environmental agreements, guaranties,
     security agreements, mortgages, deeds of trust, security deeds, collateral
     mortgages, and all other instruments, agreements and documents, whether now
     or hereafter existing, executed in connection with the Indebtedness.

     Rents. The word "Rents" means all present and future rents, revenues,
     income, issues, royalties, profits, and other benefits derived from the
     Property.

     Trustee. The word "Trustee" means William L. Guice, III, whose address is
     683 Water Street, Biloxi, MS 39530 and any substitute or successor
     trustees.

GRANTOR ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS DEED OF TRUST, AND
GRANTOR AGREES TO ITS TERMS.

GRANTOR:

CUSTOM PACK INC

By: /s/ Brent Gutierrez, President
   ----------------------------------------------
   Brent Gutierrez, President of CUSTOM PACK INC

<PAGE>

                                  DEED OF TRUST
Loan No: 0000274076                (Continued)                            Page 7
--------------------------------------------------------------------------------

                            CORPORATE ACKNOWLEDGMENT

STATE OF MISSISSIPPI               )
                                   )SS
COUNTY OF HARRISON                 )

Personally appeared before me, the undersigned authority in and for the said
County and State, on this 14th day of November, 2002, within my jurisdiction,
the within named Brent Gutierrez, President of CUSTOM PACK INC, a corporation,
and acknowledged that for and on behalf of the said corporation, and as its act
and deed, he or she signed, executed and delivered the above and foregoing Deed
of Trust for the purposes mentioned on the day and year therein mentioned after
first having been duly authorized by said corporation so to do.

/s/ Arlene J. McLaurin
--------------------------
NOTARY PUBLIC

       My Commission Expires:
NOTARY PUBLIC STATE OF MISSISSIPPI AT LARGE
MY COMMISSION EXPIRES: Jul 31, 2005
BONDED THRU NOTARY PUBLIC UNDERWRITERS

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