Document:

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                                                                   EXHIBIT 10.42

                    AGREEMENT FOR PURCHASE AND SALE OF ASSETS

         This Agreement for Purchase and Sale of Assets (this "Agreement") is
made as of the date on which the last of the parties to this Agreement executes
it, as shown on the signature page of this Agreement (the "Agreement Date"),
among HOLIDAY WORLD OF LAS CRUCES, LLC, a Delaware limited liability company
("Buyer"), HOLIDAY WORLD OF HOUSTON, L.P., a Texas limited partnership and sole
member of Buyer ("Member") and HOLIDAY RV SUPERSTORES OF NEW MEXICO, INC., a New
Mexico corporation ("Seller") and wholly-owned subsidiary of HOLIDAY RV
SUPERSTORES, INC., a Delaware corporation ("Parent"). Parent is a party to this
Agreement for the purpose of making certain representations and warranties
contained herein. Member is a party to this Agreement for the purpose of making
certain representations, warranties and covenants contained herein and the
Guaranty as provided herein.

                                    RECITALS

         A.       Seller is the owner and operator of a recreational vehicle
sales and service business (the "Business") located at 1285 Avenida de Mesilla
in Las Cruces, New Mexico (the "Premises") and currently does business under the
name "Recreation USA". Buyer wishes to buy and Seller wishes to sell to Buyer
certain of the assets of the Business.

         B.       Parent owns all of the issued and outstanding stock of Seller.

                                    ARTICLE 1

                           PURCHASE AND SALE OF ASSETS

         1.1.     Subject to the terms and conditions set forth in this
Agreement, Seller will sell, convey, transfer, assign, and deliver to Buyer, and
Buyer will purchase from Seller, those assets of the Business set forth in
schedules to Section 1.2 below (collectively, the "Assets"), except to the
extent any such Assets are sold in the ordinary course of business between the
date of this Agreement and the Closing Date, in which case the Purchase Price
(as hereinafter defined) shall be reduced by the amount of the Purchase Price
allocated to such Asset as set forth on the applicable schedules to Section 1.2.
All marine inventory and parts are excluded from the definition of Assets.

         1.2.     Buyer agrees to pay to Seller as consideration for the
transfer of the Assets the aggregate amount of the following (the "Purchase
Price"):

                  1.2.1.   $225,000.00.

                  1.2.2.   One hundred percent (100%) of the net invoice value
         of all year 2003 new vehicle inventory (the "2003 Vehicles") as of the
         Closing Date (as hereinafter defined) as set forth on Schedule 1.2.2
         attached hereto.

                  1.2.3.   Ninety percent (90%) of the net invoice value of all
         year 2002 new vehicle inventory (the "2002 Vehicles") as of the Closing
         Date, as set forth on Schedule 1.2.3 attached hereto, less the 3
         percent (3%) tax due to the state of New Mexico on the Forest River
         products for retitling.

                  1.2.4.   The market value of all new vehicle inventory with a
         model year before 2002 (the "Pre-2002 Vehicles") as of the Closing Date
         as agreed to by the parties and set forth on Schedule 1.2.4 attached
         hereto. The Pre-2002 Vehicles, the 2002 Vehicles and the 2003 Vehicles
         are collectively referred to as the "New Vehicles".

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                  1.2.5.   The market value of all used vehicle inventory (the
         "Used Vehicles") as of the Closing Date as agreed to by the parties and
         set forth on Schedule 1.2.5 attached hereto.

                  1.2.6.   All parts and accessory inventory (the "Parts
         Inventory") determined in a physical inventory performed within five
         (5) business prior to the Closing Date and described on Schedule 1.2.6
         attached hereto (as adjusted to actual Parts Inventory as of the
         Closing Date) valued as follows: If less than 365 days old, then at
         seventy-five percent (75%) of original invoice cost; if less than 730
         days old but greater than 364 days old, then at twenty-five percent
         (25%) of original invoice cost; and for all Parts Inventory greater
         than 729 days old, then at five percent (5%) of original invoice cost.

                  1.2.7.   The value of the fixed assets of Seller (the "Fixed
         Assets") as of the Closing Date as agreed to by the parties and as set
         forth on Schedule 1.2.7 attached hereto. For purposes of calculating
         the net invoice value of any 2002 Vehicle or 2003 Vehicle under this
         Section 1.2, the invoice price shall be increased by the amount of any
         "PDI" expense incurred in connection with preparing such vehicle for
         sale to the public provided that such expense was incurred within one
         hundred eighty (180) days of the Closing Date.

                  1.2.8.   All partially completed service, warranty and body
         shop orders in process on the date immediately prior to the Closing
         Date and described on Schedule 1.2.8 (the "Work in Process"). The Work
         in Process shall be priced at an amount equal to the cost of original
         parts and accessories plus Seller's actual labor costs. All sublet
         repairs, if any, shall be priced at net cost to Seller to be based upon
         an audit of the repair orders as of such date.

                  1.2.9.   The undelivered customer orders and advances related
         to the Seller's Business ("Sales Orders") outstanding on the date
         immediately preceding the Closing Date; provided that Buyer shall have
         the right to either refuse to take any customer order that involves a
         trade-in unless Buyer is satisfied with the amount of the allowance for
         the trade-in or Buyer and Seller mutually agree to a reduction in the
         purchase price payable by Buyer to Seller under this Agreement to take
         into account the carrying costs, selling expenses and actual market
         value of the trade-in (in comparison with the allowance under the Sales
         Order) (the "Trade-in Adjustment"). At Closing, Seller shall provide to
         Buyer Schedule 1.2.9 which shall list all of the Sales Orders and the
         corresponding liabilities, including customer deposit and trade-in,
         related thereto as exist at the Closing. Buyer shall make deliveries to
         Seller's customers of vehicles ordered pursuant to the Sales Orders and
         consummate the transactions according to the terms of the Sales Orders;
         provided that such Sales Orders were entered into in the ordinary
         course of business upon commercially reasonable terms. Buyer shall also
         receive a credit against the purchase price for the amount of any
         deposits on Sales Orders received by Seller prior to the Closing which
         in the case of a deposit in cash shall be the amount of the cash and in
         the case of a deposit in kind (such as a trade-in) shall be the amount
         of the allowance provided in the Sales Order.

         1.3.     The Purchase Price shall be paid as follows:

                  1.3.1.   Buyer's floor plan lender shall pay to Seller's floor
         plan lender the outstanding floor plan balance, which balance shall not
         exceed the aggregate amounts set forth in Schedules 1.2.2, 1.2.3,
         1.2.4, and 1.2.5.

                  1.3.2.   Buyer shall have deposited with Seller the sum of
         $10,000.00 which shall be applied at Closing as a credit to the
         Purchase Price (the "Deposit").

                  1.3.3.   At closing, $56,250 less the Deposit.

                  1.3.4.   The balance of the Purchase Price (as adjusted at
         Closing pursuant to Section

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         1.3.6 and after Closing pursuant to Section 1.3.5) shall be paid by the
         execution and delivery by Buyer to Parent of a Promissory Note in the
         form attached hereto as Exhibit A (the "Buyer Note"). The Buyer Note
         shall accrue interest at a per annum rate equal to the "Prime Rate" as
         published from time to time in the Southwestern Edition of The Wall
         Street Journal plus two percentage points (2.0%) and shall be payable
         in eighteen (18) equal monthly installments of principal plus accrued
         interest. The balance of the Buyer Note shall be adjusted for customer
         deposits, utility deposits and proration of Premises rent, utility
         charges and property taxes as of the Closing Date.

                  1.3.5.   The principal amount of the Buyer Note shall be
         reduced by the aggregate cost paid by Buyer for any parts or equipment
         on New or Used Vehicles discovered missing by Buyer after the Closing
         Date and prior to 120 days after the Closing Date; provided that no
         more than $500.00 in missing parts or equipment per unit of New or Used
         Vehicles shall be applied as a reduction in the Buyer Note balance
         unless otherwise agreed by Seller. Prior to the expiration of the 120
         day period described above, Buyer shall give Seller written notice of
         the adjustment to be made to the principal balance of the Buyer Note
         together with written documentation supporting such adjustment. In the
         event the Buyer and Seller cannot agree in good faith as to the
         reduction amount pursuant to this Section 1.3.5 (the "Reduction
         Amount") within five (5) days after the receipt of written notice by
         Seller, then an independent party shall be selected by the mutual
         agreement of Buyer and Seller to determine the Adjustment Amount, which
         determination shall be final and binding on Buyer and the Company. If
         Buyer and Seller are unable to agree upon the selection of an
         independent party within ten (10) days following the receipt of written
         notice by Seller, then Buyer shall select one independent party and
         Seller shall select another independent party within an additional ten
         (10)-day period and the two (2) independent parties so selected shall
         promptly select a third (3rd) independent party who shall timely
         determine the Adjustment Amount. The determination of the third (3rd)
         independent party as to the Adjustment Amount shall be conclusive and
         binding upon the Buyer and Seller. The expense of this determination
         shall be paid one-half (1/2) by Buyer and one-half (1/2) by Seller.
         Upon agreement by Buyer and Seller of the Adjustment Amount, the Buyer
         and Seller shall execute the requisite documents to evidence the
         reduction of the principal amount of the Buyer Note by the amount of
         the Adjustment Amount.

                  1.3.6.   The Buyer Note shall be reduced by Seller's
         proportionate share of any state and local real and personal property
         taxes attributable to the Assets or the Business for the period prior
         to the Closing Date. At or prior to the Closing, Buyer and Seller shall
         estimate the state and local real and personal property taxes
         attributable to the Assets or the Business that will be owing for the
         current tax year and Seller will pay its portion, prorated as of the
         Closing Date, of such estimated taxes attributable to the Assets or the
         Business. For purposes of this Agreement, the foregoing proration shall
         be accomplished at Closing and shall be based upon the real and
         personal property taxes actually assessed against the Assets or the
         Business for 2002.

         1.4.     Buyer will assume liability only for the customer deposits and
equipment leases listed in Schedule 1.4 attached hereto (the "Assumed
Liabilities"). Buyer shall not assume or in any way be liable or responsible for
any liabilities or obligations of Seller except as specifically provided herein,
it being expressly acknowledged that it is the intention of the parties hereto
that all liabilities that Seller has or may have in the future, whether fixed or
contingent, and whether known or unknown, not expressly described in the
definition of Assumed Liabilities shall be and remain the liabilities of Seller.
Without limiting the generality of the foregoing, Buyer shall not assume, or
take title to the Assets subject to (a) any liability or obligation of Seller
under any note, bond or

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other instrument secured by the Assets, (b) any liability or obligation of
Seller in respect of any express or implied representation, warranty, agreement
or guaranty made (or claimed to have been made) by Seller or imposed or asserted
to be imposed by operation of law, (c) any liability resulting from or relating
to the employment relationship between Seller and any of its present or former
employees or the termination of any such employment relationship, including,
without limitation, severance pay and other similar benefits, if any, and any
claim filed on or prior to the Closing Date or which may thereafter be filed by
or on behalf of any employee or former employee of Seller relating to the
employment or termination of employment of any such employee by Seller,
including, but not limited to, any claim for wrongful discharge, breach of
contract, unfair labor practice, employment discrimination, unemployment
compensation or workers' compensation.

         1.5.     Buyer will not be responsible for any business, occupation,
withholding, or similar tax, or any taxes of any kind related to any period
before the Closing Date.

         1.6.     At the Closing Seller shall assign to Buyer all of its rights
in and to any holdbacks due from manufacturers from August 1, 2002 through the
Closing Date (the "Holdbacks").

         1.7.     The Buyer Note shall be guaranteed by Holiday World of
Houston, L.P., pursuant to the terms of the Guaranty in the form of Exhibit B.

                                    ARTICLE 2
               REPRESENTATIONS AND WARRANTIES OF SELLER AND PARENT

         Seller and Parent jointly and severally represent and warrant that each
of the following representations and warranties are true, correct and complete
as of the date hereof, and as amended or supplemented pursuant to Section 4.7,
as of the Closing Date:

         2.1.     Seller is a corporation duly organized, validly existing, and
in good standing under the laws of New Mexico and has all requisite corporate
power and authority to own, lease and operate its properties and to carry on its
business as now being conducted. Parent is duly organized, validly existing, and
in good standing under the laws of Delaware. No actions or proceedings to
dissolve Seller are pending.

         2.2.     Seller has previously delivered to Buyer financial statements
(the "Financial Statements") for the Business for fiscal years 2000, 2001 and
2002. The Financial Statements are true, correct and complete and present fairly
the financial condition of Seller as of such dates and the results of operations
of the Seller for such periods, and are consistent with the books and records of
Seller (which books and records are correct and complete). Although the
Financial Statements were not prepared in accordance with generally accepted
accounting principles, such non-conformity with generally accepted accounting
principles did not result in any misstatement of revenue, income or expenses for
the accounting periods covered thereby and Buyer is justified in relying on such
statements in making it decision to purchase the Assets as contemplated herein.

         2.3.     There has not been any change in the financial condition or
operations of the Business as reflected in the Financial Statements, except
changes in the ordinary course of business, which have not in the aggregate been
materially adverse.

         2.4.     Since January 31, 2003, there has not been with respect to the
Business any:

                  (1)      Transaction by Seller except in the ordinary course
         of business as conducted on that date;

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                  (2)      Capital expenditure by Seller exceeding $500.00;

                  (3)      Destruction, damage, or loss of any asset of Seller
         (insured or uninsured) that materially and adversely affects the
         financial condition, business, or prospects of Seller.

                  (4)      Increase in the salary or other compensation payable
         or to become payable by Seller to any of the Employees (as hereinafter
         defined).

                  (5)      Sale or transfer of any asset of Seller, except in
         the ordinary course of business;

                  (6)      Amendment or termination of any contract, agreement,
         or license affecting the Business to which Seller is a party, except in
         the ordinary course of business;

                  (7)      Mortgage, pledge, or other encumbrance of any Asset;

                  (8)      Commencement or notice or threat of commencement of
         any civil litigation, including any bankruptcy or insolvency
         proceeding, or any governmental proceeding against or investigation of
         Seller or of Parent to the extent such litigation, proceeding or
         investigation relates to Parent's ownership of Seller or the sale of
         Seller's Business;

                  (9)      Labor trouble or claim of wrongful discharge or other
         unlawful labor practice or action;

                  (10)     Agreement by Seller to do any of the things described
         in the preceding clauses (1) through (9); or

                  (11)     Other event or condition of any character that has or
         might reasonably have a material adverse effect on the Business or the
         ability of Seller to perform its obligations under this Agreement.

         2.5.     Within the times and in the manner prescribed by law, Seller
has filed all federal, state, and local tax returns required by law and has paid
all taxes, assessments, and penalties due and payable. There are no present
disputes about taxes of any nature payable by Seller.

         2.6.     Seller has no liabilities or obligations (whether accrued,
absolute, contingent, unliquidated, or otherwise, whether or not known to
Seller, and whether due or to become due) that could constitute liabilities or
obligations of the Business except the Assumed Liabilities.

         2.7.     Seller has not received notice of the commencement of any
proceeding that would affect the present zoning classification of the Premises.

         2.8.     Seller has not installed or caused to be installed any
underground storage tanks on the Premises, any asbestos-containing materials in
or about the Premises, nor equipment containing PCBs.

         2.9.     Except as set forth on Schedule 2.9, all the Assets are free
and clear of restrictions on or conditions to transfer or assignment, and of
mortgages, liens, pledges, charges, encumbrances, equities, claims, easements,
rights of way, covenants, conditions, or restrictions. Seller is not in default
or in arrears in any material respect under any lease or material agreement. All
real property and tangible personal property of Seller are in good operating
condition and repair, ordinary wear and tear excepted.

         2.10.    Attached hereto as Schedule 2.10 is a list of all employees
(the "Employees") employed by Seller exclusively for purposes of operating the
Business. None of the Employees is covered by a collective bargaining agreement
or employed pursuant to any employment contract,

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written or oral. All Employees may be terminated "at will" by Seller. Seller has
paid, or will pay within the required period mandated by law, all pension,
bonus, profit-sharing, stock option, accrued vacation or other agreements or
arrangements providing for employee remuneration or benefits to which any
Employee is entitled. There is no pending or, to Seller's knowledge, threatened
labor organizing activity, labor dispute, strike, or work stoppage affecting the
Business. Seller has complied with all applicable laws for each of their
respective employee benefit plans, including the provisions of the Employee
Retirement Income Security Act (ERISA) if and to the extent applicable. There
are no threatened or pending claims by or on behalf of any such benefit plan, or
any employee covered under any such plan, that allege a breach of fiduciary
duties or violation of other applicable state or federal law, nor is there, to
Seller's knowledge, any basis for such a claim. Seller has not entered into any
severance or similar arrangement in respect of any present or former employee
that will result in any absolute or contingent obligation of Buyer to make any
payment to any present or former employee following termination of employment.

         2.11.    Except for certain manufacturer and dealer sales agreements
listed on Schedule 2.11 attached hereto (the "Sales Agreements"), Seller is not
a party to any distributor's or manufacturer's representative or agency
agreement; any output or requirements agreement. There is no default or event
that, with notice or lapse of time or both, would constitute a default by any
party to any Sales Agreements. Seller has not received notice that any party to
any Sales Agreement intends to cancel or terminate any such agreement.

         2.12.    Seller has not received notice of any violation of any
applicable federal, state, or local statute, law, or regulation (including any
applicable building, zoning, environmental protection, or other law, ordinance,
or regulation) affecting the Business or Assets; and to the best of the
knowledge of the Seller, there are no such violations. . The Business has been
and is being conducted in compliance with all applicable laws, statutes, rules,
and regulations.

         2.13.    Except as set forth on Schedule 2.13, there is no pending, or,
to the best knowledge of Seller, threatened, suit, action, arbitration, or
legal, administrative, or other proceeding, or governmental investigation
against or affecting Seller or the Business. Neither Parent nor Seller is
contemplating or presently subject to any Federal bankruptcy or state insolvency
proceeding.

         2.14.    Assuming the Requisite Consents (as defined below) are
obtained, the consummation of the transactions contemplated by this Agreement
will not result in or constitute any of the following: (1) a breach of any term
or provision of this Agreement; (2) a default or an event that, with notice,
lapse of time, or both, would be a default, breach, or violation of the articles
of incorporation or bylaws of Seller or Parent or any Sales Agreement, lease,
license, promissory note, conditional sales contract, commitment, indenture,
mortgage, deed of trust, or other agreement, instrument, or arrangement to which
Seller is a party or by which it or any of the Assets or the Premises is bound;
(3) an event that would permit any party to terminate any agreement or to
accelerate the maturity of any indebtedness or other obligation of Seller; or
(4) the creation or imposition of any lien, charge, or encumbrance on any of the
properties of Seller.

         2.15.    Seller and Parent have the right, power, legal capacity, and
authority to enter into and perform their respective obligations under this
Agreement. Except for the consents set forth on Schedule 2.15 (the "Requisite
Consents"), no consent, approval, order, or authorization of, or declaration,
filing, or registration with, any governmental entity is required to be obtained
or made by Seller in connection with the execution, delivery, or performance by
Seller or Parent of this Agreement or the consummation by either of them of the
transactions contemplated hereby. The execution and delivery of this Agreement
by Seller and Parent have been, or will be on or before the Closing Date, duly
authorized by all necessary corporate action on the part of Seller and Parent.

         2.16.    None of the warranties and representations made by Seller and
Parent, or made in any certificate or memorandum furnished or to be furnished by
Seller or Parent or on their behalf, contains or will contain any untrue
statement of a material fact, or omits to state a material fact necessary to
prevent the statements from being misleading.

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                                    ARTICLE 3

          REPRESENTATIONS, WARRANTIES AND COVENANTS OF BUYER AND MEMBER

         Buyer and Member jointly and severally represent, warrant and covenant
that each of the following representations, warranties and covenants are true,
correct and complete as of the date hereof and as of the Closing Date:

         3.1.     Buyer is a limited liability company duly organized, existing,
and in good standing under the laws of Delaware. The execution and delivery of
this Agreement and the consummation of the transactions contemplated in this
Agreement by Buyer have been duly authorized, and no further authorization is
necessary on the part of Buyer.

         3.2.     Member is a limited partnership duly organized, existing and
in good standing under the laws of Texas. The execution and delivery of the
Guaranty have been duly authorized, and no further authorization is necessary on
the part of Member.

         3.3.     Member has previously delivered to Parent and Seller financial
statements for Member for the year ended December 31, 2002 (the "Member
Financial Statements"). The Member Financial Statements are true, correct and
complete and present fairly the financial condition of Member as of such date
and the results of operations of Member for such period, and are consistent with
the books and records of Member (which books and records are correct and
complete). Although the Member Financial Statements were not prepared in
accordance with generally accepted accounting principles, such non-conformity
with generally accepted accounting principles did not result in any misstatement
of revenue, income or expenses for the accounting period covered thereby and
Parent and Seller are justified in relying on such statements in making it
decision to sell the Assets and accept the Buyer Note together with the
Guaranty, as contemplated herein.

         3.4.     During the term of the Buyer Note, Member's net worth will not
be less than 150 percent (150%) of the outstanding principal balance of the
Buyer Note.

         3.5.     Except for Buyer obtaining a license from the New Mexico
Department of Motor Vehicles ("DMV"), no consent, approval, or authorization of,
or declaration, filing, or registration with, any United States federal or state
governmental or regulatory authority is required to be made or obtained by Buyer
in connection with the execution, delivery, and performance of this Agreement
and the consummation of the transactions contemplated by this Agreement.

                                    ARTICLE 4

                       SELLER'S OBLIGATIONS BEFORE CLOSING

         4.1      Seller and Parent covenant that from the date of this
Agreement until the Closing:

                  4.1.1    Seller will furnish or cause to be furnished to Buyer
         and its representatives all data and information concerning the
         Business that may reasonably be requested.

                  4.1.2    Seller will conduct the Business diligently and in
         substantially the same manner as it previously have been conducted.

                  4.1.3    Seller will use its best efforts to preserve the
         Business intact, to keep available to Seller its present employees, and
         to preserve its present relationships with suppliers, manufacturers,
         customers, and others having business relationships with it.

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                  4.1.4.   Seller will continue to carry its existing insurance,
         subject to variations in amounts required by the ordinary operations of
         the Business.

                  4.1.5    Seller will not do, or agree to do, either of the
         following acts: (1) make any change in compensation payable or to
         become payable by it to any Employee or (2) make any change in benefits
         payable to any Employee under any bonus or pension plan or other
         contract or commitment.

                  4.1.6.   Seller will not, without Buyer's written consent, do
         or agree to do any of the following acts:

                           4.1.6.1. Enter into any contract, commitment, or
                  transaction not in the usual course of its business;

                           4.1.6.2. Make any capital expenditures in excess of
                  $500.00 for any single item or $1000.00 in the aggregate, or
                  enter into any leases of capital equipment or property;

                           4.1.6.3. Sell or dispose of any capital assets with a
                  net book value exceeding $500, individually, or $1,000.00 in
                  the aggregate; or

                           4.1.6.4. Modify, amend, cancel, assign or terminate
                  any of its Sales Agreements, or agree to do any of those acts.

         4.2.     All warranties and representations of Seller and Parent will
also be true and correct as of the Closing Date as if made on that date.

         4.3.     On the Closing Date, Seller shall terminate the employment of
all the Employees and pay, within the required period mandated by law, to the
Employees all salaries, accrued vacation, and other benefits to which they or
any of them may be entitled as of and through the date of termination and pay
any and all amounts due, as of the date of and through the date of termination
for all federal, state and local employment and withholding taxes.

         4.5.     Seller shall notify Buyer not less than five (5) days prior to
the Closing Date of the values Seller has assigned to any Used Vehicles acquired
by Seller after the Agreement Date but prior to the Closing Date that Buyer
intends to acquire at Closing. Buyer shall have 48 hours from notice of the
proposed value to approve or disapprove the proposed value. If Buyer
disapproves, Seller may complete the acquisition but Buyer shall only be
obligated to pay to Seller the value determined by Buyer. Buyer's failure to
approve or disapprove the values within the time period stated shall be deemed
approval by Buyer of such values.

         4.6      Seller and Parent shall deliver to Buyer on or before the
Closing Date , copies of the resolutions of the Board of Directors of both
Seller and Parent, certified by the Secretary of each of Seller and Parent as
true and accurate copies of each such resolution, authorizing each of Seller and
Parent to enter into and consummate this Agreement and to authorize their
respective officers to do any and all acts on behalf of each of them to
consummate the transaction contemplated by this Agreement in accordance with the
terms of this Agreement. Such corporate resolutions shall be substantially in
the form of Exhibit C-1 and Exhibit C-2 attached hereto.

         4.7      Seller agrees that, with respect to the representations and
warranties of Seller contained in this Agreement, Seller shall have the
continuing obligation until the Closing to supplement or amend promptly the
Schedules hereto with respect to any matter hereafter arising or discovered
which, if existing or known at the date of this Agreement, would have been
required to be set forth or described in the Schedules.

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                                    ARTICLE 5

                 BUYER'S AND MEMBER'S OBLIGATIONS BEFORE CLOSING

         5.1.     Unless and until the Closing has been consummated and except
as may be necessary for Buyer to obtain acquisition and floor plan financing,
valid assignments of the Sales Agreements, and applicable permits and insurance,
Buyer and Member will hold in strict confidence all data and information with
respect to the business of Seller obtained in connection with the transaction
contemplated in this Agreement.

         5.2.     Buyer will furnish any resale certificate or other documents
reasonably requested by Seller to comply with the provisions of the sales and
use tax laws of the State of New Mexico.

                                   ARTICLE 6

                   CONDITIONS PRECEDENT TO BUYER'S PERFORMANCE

         The obligations of Buyer to purchase the Assets under this Agreement
are subject to the satisfaction, at or before the dates stated, of all the
conditions set out below in this Article 6. Buyer may waive any or all of these
conditions in whole or in part without prior notice; provided, however, that no
such waiver of a condition constitutes a waiver by Buyer of any of its other
rights or remedies, at law or in equity, if Seller or Parent is in default of
any of their respective representations, warranties, or covenants under this
Agreement.

         6.1      Buyer's approval within five (5) business days prior to the
Closing Date of the Used Vehicle inventory values shown on Schedule 1.2.5.

         6.2.     Seller furnishing to Buyer on or before the Closing Date
evidence of the Requisite Consents.

         6.3.     Buyer obtaining on or before the Closing Date a license from
the DMV to operate the Business. Buyer shall exercise its best efforts to obtain
such license on or before the Closing Date.

         6.4.     Except as otherwise permitted by this Agreement, all
warranties and representations by Parent and Seller in this Agreement, or in any
written statement that will be delivered to Buyer by either of them under this
Agreement, must be true on the Closing Date as though made at that time.

         6.5.     On or before the Closing Date, Seller will have performed,
satisfied, and complied with all covenants, agreements, and conditions required
of any of them by this Agreement.

         6.6.     During the period from the date of this Agreement to the
Closing Date, there will not have been any material adverse change in the
financial condition or the results of operations of the Business and Seller will
not have sustained any material loss or damage to its insured or uninsured
assets that materially affects its ability to conduct the Business.

         6.7.     No action, suit, or proceeding before any court or any
governmental body or authority, pertaining to the transaction contemplated by
this Agreement or to its consummation, will have been instituted or threatened
on or before the Closing Date.

         6.8.     The form and substance of all certificates, instruments and
other documents delivered to Buyer under this Agreement must be satisfactory in
all reasonable respects to Buyer and its counsel.

         6.9.     Buyer has approved the valuations of Used Vehicles acquired by
Seller after the inventory date.

                                       9
<PAGE>

         6.10.    Seller has furnished to Buyer corporation tax clearance
certificates as of a date not more than 30 days before the Closing Date from the
from the New Mexico Taxation and Revenue Department

         6.11.    Seller will furnish to Buyer a clearance certificate from the
New Mexico Taxation and Revenue Department and any related certificates that
Buyer may reasonably request as evidence that all sales and use tax liabilities
of Seller accruing before the Closing Date have been fully satisfied or provided
for.

         6.12.    On or before the Closing Date, Buyer and the Landlord will
have entered into a lease of the Premises on terms and conditions satisfactory
to Buyer in its sole discretion (the "Buyer Lease").

         6.13.    Buyer obtaining on or before the Closing Date floorplan
financing for the Assets on terms and conditions satisfactory to Buyer in its
sole discretion.

                                    ARTICLE 7

                  CONDITIONS PRECEDENT TO SELLER'S PERFORMANCE

         The obligations of Seller to sell and transfer the Assets under this
Agreement are subject to the satisfaction, at or before Closing, of all the
following conditions. Seller may waive any or all of these conditions in whole
or in part without prior notice, provided, however, that no such waiver of a
condition constitutes a waiver by Seller of any of its other rights or remedies,
at law or in equity, if Buyer or Member should be in default of any of its
representations, warranties, or covenants under this Agreement.

         7.1.     All representations and warranties by Buyer and Member
contained in this Agreement or in any written statement delivered by Buyer or
Member under this Agreement must be true on and as of the Closing Date as though
such warranties were made on and as of that date.

         7.2.     Buyer and Member will have performed and complied with all
covenants and agreements and satisfied all conditions that it is required by
this Agreement to perform, comply with, or satisfy, before or at the Closing.

         7.3.     The managers of Buyer have duly authorized and approved the
execution and delivery of this Agreement and all corporate actions necessary or
proper to fulfill the Buyer's obligations to be performed under this Agreement
on or before the Closing Date.

         7.4.     The partners of Member have duly authorized and approved the
execution and delivery of this Agreement and the Guaranty and all corporate
actions necessary or proper to fulfill the Member's obligations to be performed
under this Agreement and the Guaranty on or before the Closing Date.

         7.4.     No action, suit, or proceeding before any court or any
governmental body or authority, pertaining to the transaction contemplated by
this Agreement or to its consummation or the Guaranty, will have been
instituted or threatened on or before the Closing Date.

                                       10
<PAGE>
                                    ARTICLE 8

                                   THE CLOSING

         8.1      The transfer of the Assets by Seller to Buyer (the "Closing")
will take place at the offices of Seller at 1285 Avenida de Mesilla, Las Cruces,
New Mexico, on or before April 22, 2003, or at such other time and place as the
parties may agree to in writing (the "Closing Date").

         8.2.     At the Closing, Seller must deliver or cause to be delivered
to Buyer:

                  8.2.1.   Instruments of assignment and transfer of the Assets
         sufficient to transfer good title to Buyer including but not limited to
         certificates of title to Used Vehicles and manufacturers statements of
         origin for New Vehicles.

                  8.2.2.   A duly executed Assignment and Bill of Sale covering
         the Assets in form and substance satisfactory to Buyer, including an
         assignment of the Holdbacks described in Section 1.6.

                  8.2.3.   Duly executed assignments of the Sales Agreements.

         8.3.     Simultaneously with the consummation of the transfer, Seller,
through its officers, agents, and employees, will put Buyer into full possession
and enjoyment of all properties and Assets to be conveyed and transferred by
this Agreement.

         8.4.     Seller at any time before or after the Closing Date, will
execute, acknowledge, and deliver any further bills of sale, deeds, assignments,
conveyances, and other assurances, documents, and instruments of transfer,
reasonably requested by Buyer, and will take any other action consistent with
the terms of this Agreement that may reasonably be requested by Buyer for the
purpose of assigning, transferring, granting, conveying, and confirming to
Buyer, or reducing to possession, any or all property to be conveyed and
transferred under this Agreement.

         8.5.     At the Closing, Buyer must deliver to Seller the following:

                  8.5.1.   $46,250.00, the Buyer Note, dated the Closing Date,
         in the principal amount of the balance of the Purchase Price as
         adjusted as provided herein, and the Guaranty.

                  8.5.2.   A letter evidencing the pay off of the Seller's
         outstanding floor plan balance pursuant to Section 1.3.1.

                  8.5.3.   A termination of Seller's and Parent's obligations
         under the current lease of the Premises.

                                    ARTICLE 9

                       SELLER'S OBLIGATIONS AFTER CLOSING

         9.1. Seller will indemnify, defend, and hold harmless Buyer against and
in respect of claims, demands, losses, costs, expenses, obligations,
liabilities, damages, recoveries, and deficiencies, including interest,
penalties, and reasonable attorney fees, that Buyer may incur or suffer (i) that
arise from any breach of, or failure by Seller or Parent to perform any of their
respective representations, warranties, covenants, or agreements in this
Agreement or in any schedule, certificate, exhibit, or other instrument
furnished or to be furnished by Seller under this Agreement, (ii) by reason of
any person(s) attempting to collect or collecting from Buyer any obligations,
other than the Assumed Liabilities, owed by or alleged to be owed by Seller to
such person(s), including, without limitation, any warranty claims to be paid by
Seller in accordance with Section 9.3.1, (iii) by reason of any acts or
omissions of Seller, its shareholders, officers,

                                       11
<PAGE>

employees, agents, or contractors related to the ownership or operation of the
Business occurring prior to the Closing Date, or (iv) by reason of any claim
resulting from or relating to the employment relationship between Seller and any
of its present or former employees or the termination of any such employment
relationship, including, without limitation, severance pay and other similar
benefits, if any, and any claim filed on or prior to the Closing Date or which
may thereafter be filed by or on behalf of any employee or former employee of
Seller relating to the employment or termination of employment of any such
employee by Seller, including, but not limited to, any claim for wrongful
discharge, breach of contract, unfair labor practice, employment discrimination,
unemployment compensation or workers' compensation. Buyer will promptly notify
Seller of the existence of any claim, demand, or other matter to which Seller's
indemnification obligations would apply, and will give it a reasonable
opportunity to defend the same at Seller's own expense and with counsel of its
own selection; provided that Buyer will at all times also have the right to
participate fully in the defense at its own expense. If, within 30 days after
receipt by Seller of this notice, Seller fails to assume the defense of the
matter, Buyer will have the right, but not the obligation, to undertake the
defense of, and to compromise or settle (exercising reasonable business
judgment), the claim or other matter on behalf and at the risk of Seller. If the
claim is one that cannot by its nature be defended solely by Seller (including
any federal or state tax proceeding), Buyer will make available all information
and assistance that Seller may reasonably request.

         9.2.     Neither Parent, Seller or any other entity in which Parent or
Seller has a controlling interest, , at any time within the two-year period
immediately following the Closing Date, directly or indirectly engage in, or
have any interest in any person, firm, corporation, or business (whether as an
employee, officer, director, agent, security holder, creditor, consultant, or
otherwise) that engages in any activity in the counties of Dona Ana and El Paso,
New Mexico, that is the same as, similar to, or competitive with the Business
(or any successor or successors of either) in any of these counties or cities as
long as Buyer (or any successor) engages in the activity in such county or city.
The parties intend that the covenant contained in the preceding portion of this
section be construed as a series of separate covenants, one for each county and
city specified. Except for geographic coverage, each such separate covenant will
be considered identical in terms to the covenant contained in the preceding
paragraph. If, in any judicial proceeding, a court refuses to enforce any of the
separate covenants included in this paragraph, the unenforceable covenant will
be considered eliminated from these provisions for the purpose of those
proceedings to the extent necessary to permit the remaining separate covenants
to be enforced.

         9.3.     The parties acknowledge that Seller has warranted certain of
its sold vehicles, labor and/or parts and accessories it has furnished to its
customers at or prior to Closing. Further, the parties acknowledge that Seller
has sold recreational vehicles which carry a manufacturer's warranty. The
obligation of the parties as to the cost of complying with such warranties
subsequent to closing are as follows:

                  9.3.1.   Seller's Warranty Work: After the Closing Date,
         Seller shall remain responsible for the cost of any claims made by its
         customers under warranties granted by the Seller to its customers at or
         prior to the Closing Date. Subsequent to the Closing Date, Buyer shall
         notify Seller, in writing, that such warranty claims have been raised
         by customer and Seller shall have the option of supplying the labor and
         materials under such warranties or authorizing the Buyer, in writing,
         to perform such warranty work, in which event Seller shall pay Buyer
         upon demand for the cost of such work. As used herein, the cost of such
         work to be charged to Seller by Buyer shall mean the cost to Buyer at
         its internal cost rate at Sixty Dollars ($60.00) per hour plus internal
         parts at internal parts cost (retail less 15%) needed to complete the
         job.

                  9.3.2.   Manufacturers' Recalls: Buyer shall be responsible
         for warranty work arising subsequent to the Closing Date that is
         directed to be made by manufacturers of

                                       12
<PAGE>

         recreational vehicles which were sold by Seller at or prior to the
         Closing Date. Manufacturers' recall warranty work as provided for
         herein shall be done by Buyer at Buyer's expense subject to Buyer's
         reimbursement by the manufacturer.

                  9.3.3.   Other Warranty Work:

                           9.3.3.1. Manufacturer Directed Warranty Work: If,
                  subsequent to the Closing Date, Buyer is required by a
                  manufacturer to do warranty work on recreational vehicles sold
                  by the Seller at or prior to the Closing Date, then the same
                  shall be done by Buyer, at Buyer's expense, subject to
                  reimbursement by the manufacturer;

                           9.3.3.2. Customer Requested Warranty Work: Buyer
                  shall be responsible for warranty work arising subsequent to
                  the Closing Date that may be required on recreational vehicles
                  pursuant to the manufacturers' warranties in effect on the
                  date said vehicles were sold by Seller at or prior to the
                  Closing Date.

                                   ARTICLE 10

                        BUYER'S OBLIGATIONS AFTER CLOSING

         10.1     Buyer will indemnify and hold harmless Seller against, and in
respect of, claims, losses, expenses, costs, obligations, and liabilities Seller
may incur by reason of Buyer's breach of or failure to perform any of its
warranties or commitments in this Agreement, or by reason of any act or omission
of Buyer, its members, managers, officers, employees, agents, or contractors
after the Closing Date that constitutes a breach or default under, or a failure
to perform, any obligation or liability of Seller under the Buyer Lease or any
equipment lease which constitutes an Assumed Liability hereunder or by reason of
any acts or omissions of Buyer, its shareholders, officers, employees, agents,
or contractors related to the ownership or operation of the Business occurring
after the Closing Date.

                                   ARTICLE 11

                                      COSTS

         11.1.    Each party warrants that it has dealt with no broker or finder
in connection with any transaction contemplated by this Agreement, and, to its
knowledge, no broker or other person is entitled to any commission or finder's
fee in connection with any of these transactions. Seller and Buyer each
indemnify and hold harmless one another against any loss, liability, damage,
cost, claim, or expense incurred by reason of any brokerage commission or
finder's fee alleged to be payable because of any act, omission, or statement of
the indemnifying party.

         11.2.    Each party will pay all costs and expenses incurred or to be
incurred by it in negotiating and preparing this Agreement and in closing and
carrying out the transactions contemplated in this Agreement.

                                   ARTICLE 12

                                    REMEDIES

         12.1.    Buyer recognizes that the Assets will be removed from the
market during the existence of this Agreement. Buyer acknowledges that if Buyer
fails to purchase the Assets by reason of a default on the part of Buyer
hereunder, Seller shall be entitled to compensation for the detriment resulting
from the removal of the Assets from the market. The parties hereto agree that
the damages that Seller shall sustain as a result of such failure will be
substantial, but will be extremely difficult and impracticable to ascertain.
Therefore, the parties agree that if Buyer fails to

                                       13
<PAGE>

purchase the Assets by reason of a default on the part of Buyer, Seller shall be
entitled, as Seller's sole and exclusive remedy, to recover and retain the
Deposit. This sum shall be paid and received as liquidated damages and not as a
penalty. Both parties acknowledge and agree that said amount is presently a
reasonable estimate of Seller's damages considering all of the circumstances
existing on the date of this Agreement, including the relationship of the sum to
the range of harm to seller that reasonably could be anticipated and the
anticipation that proof of actual damages would be impractical or extremely
difficult. In placing their initials at the places provided, each party
specifically confirms the accuracy of the statements made above. Both parties
agree that this sum stated as liquidated damages shall be in lieu of any other
monetary and/or equitable relief to which seller might otherwise be entitled by
virtue of this Agreement by operation of law and/or equity.

  -----------------------------             -----------------------------------
            BUYER                                          SELLER
         (INITIALS)                                      (INITIALS)

         12.2.    Seller's obligation under this Agreement is unique. If Seller
should default in its obligations under this Agreement, it acknowledges that it
would be extremely impracticable to measure the resulting damages; accordingly,
Buyer, in addition to any other available rights or remedies, may sue in equity
for specific performance, and Seller expressly waives the defense that a remedy
in damages will be adequate.

         12.3.    If any legal action, arbitration, or other proceeding is
brought for the enforcement of this Agreement, or because of an alleged dispute,
breach, default, or misrepresentation in connection with any of the provisions
of this Agreement, the successful or prevailing party or parties will be
entitled to recover reasonable attorney fees and other costs incurred in that
action or proceeding, in addition to any other relief to which they may be
entitled.

                                   ARTICLE 13

                                   TERMINATION

         13.1     Right of Termination. This Agreement and the transactions
contemplated herein may be terminated at any time at or prior to Closing:

                  13.1.1.  By Seller, at Seller's option, if any of the
         conditions set forth in Article 7 have not been satisfied on or before
         the Closing Date as provided therein or waived in writing by Seller, in
         which case Seller shall be entitled to retain the Deposit.

                  13.1.2   By Seller or Buyer, if Closing has not occurred on or
         before April 22, 2003, for reasons including but not limited to (i)
         Buyer not receiving a license from DMV, (ii) Buyer not entering into
         the Buyer Lease, or (iii) Buyer not obtaining floorplan financing for
         the Assets, in which case Seller shall be entitled to retain the
         Deposit; unless the failure to close on or before April 22, 2003 was
         the sole fault of the Seller, in which case the Deposit shall be
         returned to Buyer.

                  13.1.3.  By Buyer, at Buyer's option, if any of the conditions
         set forth in Article 6, other than Sections 6.3 (DMV license), 6.12
         (Buyer Lease) or 6.13 (floorplan financing), have not been satisfied on
         or before the Closing Date as provided therein or waived in writing by
         Buyer, in which case the Deposit shall be returned to Buyer.

                                       14
<PAGE>

                  13.1.4.  By mutual agreement of Seller and Buyer, in which
         case the Deposit shall be returned to Buyer.

                                   ARTICLE 14

                            MISCELLANEOUS PROVISIONS

         14.1.    The subject headings of the paragraphs and subparagraphs of
this Agreement are included for convenience only and will not affect the
construction or interpretation of any of its provisions.

         14.2     Unless the context clearly requires otherwise:

                  14.2.1.  Plural and singular numbers will each be considered
         to include the other;

                  14.2.2.  The masculine, feminine, and neuter genders will each
         be considered to include the others;

                  14.2.3.  "Shall," "will," "must," "agree," and "covenants" are
         each mandatory;

                  14.2.4.  "May" is permissive;

                  14.2.5.  "Or" is not exclusive; and

                  14.2.6.  "Includes" and "including" are not limiting.

         14.3.    This Agreement constitutes the entire agreement between the
parties pertaining to the subject matter contained in it and supersedes all
prior and contemporaneous agreements, representations, and understandings of the
parties. No supplement, modification, or amendment of this agreement will be
binding unless executed in writing by all the parties. No waiver of any of the
provisions of this Agreement will be considered, or will constitute, a waiver of
any other provision, and no waiver will constitute a continuing waiver. No
waiver will be binding unless executed in writing by the party making the
waiver.

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

         14.5.    Nothing in this Agreement, whether express or implied, is
intended to confer any rights or remedies under or by reason of this Agreement
on any persons other than the parties to it and their respective successors and
assigns; nothing in this Agreement is intended to relieve or discharge the
obligation or liability of any third persons to any party to this Agreement; and
no provision will give any third persons any right of subrogation or action
against any party to this Agreement.

         14.6.    This Agreement will be binding on, and will inure to the
benefit of, the parties to it and their respective successors, and assigns,
provided that Buyer may not assign any of its rights under this Agreement except
to a wholly owned subsidiary of Buyer. No such assignment by Buyer to its wholly
owned subsidiary will relieve Buyer of any of its obligations or duties under
this Agreement.

                                       15
<PAGE>

         14.7.    All representations, warranties, covenants, and agreements of
the parties contained in this Agreement, or in any instrument, certificate,
opinion, or other writing provided for in it, will survive the Closing.

         14.8.    All notices and demands shall be given in writing by personal
service, by facsimile, or by certified mail, postage prepaid and return receipt
requested, or by Federal Express, Express Mail, or any other commercial delivery
service which guarantees overnight delivery (an "Overnight Service"). Notices
and payments required hereunder shall be considered given when received whether
by personal service, facsimile, United States mail, or Overnight Service.
Notices shall be addressed as appears below for the respective parties, provided
that if any party gives notice of a change in name or address, notices to the
giver of such notice shall thereafter be given as demanded in such notice:

         Buyer:
         Holiday World of Las Cruces, LLC
         28909 Katy Freeway
         Katy, Texas 77494
         Attention: Michael Peay
         Tel No: (281) 371-7200
         Fax No.: (281) 371-7216

         Seller:

         HOLIDAY RV SUPERSTORES OF NEW MEXICO, INC.
         200 East Broward Blvd., Suite 920
         Fort Lauderdale, FL 33301
         Attention:  Anthony D. Borzillo
         Tel No:  954-522-9903
         Fax No.:  954-523-9006

         Parent:

         HOLIDAY RV SUPERSTORES, INC
         200 East Broward Blvd., Suite 920
         Fort Lauderdale, FL 33301
         Attn:  Anthony D. Borzillo, CFO
         Tel No.:  954-522-9903
         Fax. No.:   954-523-9006

         14.9.    This Agreement will be construed in accordance with, and
governed by, the laws of the State of Delaware. Each of the parties hereto
hereby irrevocably waive any right to a trial by jury in any legal proceedings
or to have a jury participate in resolving any disputes or claims, whether any
such proceedings, disputes or claims relate to or arise in contract, tort or
otherwise, whether with respect to this Agreement or any other documents or
instruments delivered in connection with this Agreement or the transactions
contemplated hereby.

                                       16
<PAGE>

         14.10.   If any action at law or in equity, including an action for
declaratory relief, is brought to enforce or interpret the provisions of this
Agreement, the prevailing party shall be entitled to recover reasonable
attorneys' fees and all other costs and expenses of litigation from the other
party, which amounts may be set by the court in the trial of such action or may
be enforced in a separate action brought for that purpose, and which amounts
shall be in addition to any other relief which may be awarded.

         14.11.   If any provision of this Agreement is held invalid or
unenforceable by any court of final jurisdiction, it is the intent of the
parties that all other provisions of this Agreement be construed to remain fully
valid, enforceable and binding on the parties.

                                       17
<PAGE>

         IN WITNESS WHEREOF, the parties to this Agreement have duly executed it
on the day and year first above written.

         SELLER:            HOLIDAY RV SUPERSTORES OF NEW MEXICO, INC.

                            By:
                               -------------------------------------------------
                            Name:     Anthony D. Borzillo
                            Title:    Vice President and Chief Financial Officer
                            Address:  200 East Broward Boulevard, Suite 920
                                      Ft. Lauderdale, FL 33301

         BUYER:             HOLIDAY WORLD OF LAS CRUCES, LLC

                            By:
                               -------------------------------------------------
                            Name:
                            Title:
                            Address:  28909 Katy Freeway
                                      Katy, Texas 77494
                                      Attention: C. Thomas Daulton

         MEMBER:            HOLIDAY WORLD OF HOUSTON, L.P.
                            By Holiday World Holdings, LLC, its General Partner

                            By:
                               -------------------------------------------------
                            Name:
                            Title:
                            Address:  28909 Katy Freeway
                                      Katy, Texas 77494
                                      Attention: C. Thomas Daulton

         PARENT:            HOLIDAY RV SUPERSTORES, INC.

                            By:
                               -------------------------------------------------
                            Name:     Anthony D. Borzillo
                            Title:    Vice President and Chief Financial Officer
                            Address:  200 East Broward Boulevard, Suite 920
                                      Ft. Lauderdale, FL 33301

                                       18
<PAGE>

                         INDEX OF SCHEDULES AND EXHIBITS<PAGE>
                                                                   EXHIBIT 10.42

                                 LEASE AGREEMENT

                                 By and between

                                   REC LC, LLC

                                       and

                          HOLIDAY RV SUPERSTORES, INC.

                               September ___, 2002

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<S>                                                                             <C>
ARTICLE 1 - DEMISE OF PREMISES...................................................1

ARTICLE 2 - TERM.................................................................2

ARTICLE 3 - RENT.................................................................2

ARTICLE 4 - TITLE AND CONDITION..................................................2

ARTICLE 5 - USE..................................................................3

ARTICLE 6 - NONTERMINABILITY.....................................................3

ARTICLE 7 - ALTERATIONS..........................................................4

ARTICLE 8 - TRADE FIXTURES, TRADE................................................4

ARTICLE 9 - CASUALTY AND CONDEMNATION............................................4

ARTICLE 10 - MAINTENANCE AND REPAIRS.............................................6

ARTICLE 11 - TAXES AND COMPLIANCE WITH LAWS......................................6

ARTICLE 12 - UTILITY CHARGES.....................................................7

ARTICLE 13 - INSURANCE...........................................................7

ARTICLE 14 - SUBORDINATION AND NON-DISTURBANCE...................................8

ARTICLE 15 - HOLDING OVER........................................................8

ARTICLE 16 - DEFAULT BY LESSEE AND REMEDIES......................................9

ARTICLE 17 - LIMITATION OF LANDLORD'S PERSONAL LIABILITY........................10
</TABLE>

                                       2
<PAGE>

<TABLE>
<S>                                                                            <C>
ARTICLE 18 - RIGHT OF ENTRY.....................................................11

ARTICLE 19 - LESSOR RELEASED FROM LIABILITY FOR DAMAGES.........................11

ARTICLE 20 - HOLD HARMLESS......................................................11

ARTICLE 21 - SURRENDER..........................................................12

ARTICLE 22 - FULL NET RENT......................................................12

ARTICLE 23 - SERVICE OF NOTICE..................................................13

ARTICLE 24 - SUCCESSORS AND ASSIGNS.............................................13

ARTICLE 25 - RECORDING..........................................................13

ARTICLE 26 - AMENDMENTS.........................................................13

ARTICLE 27 - ESTOPPEL CERTIFICATE...............................................14

ARTICLE 28 - INVALIDITY OF PROVISIONS...........................................14

ARTICLE 29 - CAPTIONS...........................................................14

ARTICLE 30 - ENTIRE AGREEMENT...................................................14

ARTICLE 31 - MECHANIC'S LIENS...................................................14

ARTICLE 32 - WAIVER OF TRIAL BY JURY............................................15

ARTICLE 33 - ENVIRONMENTAL MATTERS..............................................15

ARTICLE 34 - FINANCIAL STATEMENTS...............................................17

ARTICLE 35 - QUIET ENJOYMENT....................................................17
</TABLE>

                                       3
<PAGE>

<TABLE>
<S>                                                                            <C>
ARTICLE 36 - ASSIGNMENT AND SUBLETTING..........................................17

ARTICLE 37 - ADVANCES BY LESSOR.................................................18

ARTICLE 38 - NO MERGER..........................................................18

ARTICLE 39 - MISCELLANEOUS......................................................18

ARTICLE 40 - SECURITY DEPOSIT...................................................19
</TABLE>

                                       4
<PAGE>

                                                                       EXHIBIT A

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT, made and entered into as of the ____ day of
September, 2002, by and between REC LC, LLC, a Minnesota limited liability
company (hereinafter referred to as "Lessor"), and HOLIDAY RV SUPERSTORES, INC.,
a Delaware corporation (hereinafter referred to as "Lessee").

         Capitalized terms not otherwise defined when they first appear are
defined in Appendix 1.

                                   WITNESSETH:

                         ARTICLE 1 - DEMISE OF PREMISES

         The Lessor, having full authority to make this lease and the agreements
hereinafter set forth ("this Lease"), and in consideration of the rents herein
agreed to be paid and of the covenants and agreements agreed to herein by Lessee
hereby, demises and leases to Lessee and Lessee hereby leases from Lessor all of
Lessor's right, title and interest in the premises and property located in the
City of Las Cruces, County of Dona Ana, and State of California, described as
follows:

                  LOT 1, USRS TRACT 9D-75A, Plat No. 1, in the City of Las
              Cruces, Dona Ana County, New Mexico, as the same is shown and
              designated on Plat No. 2486, thereof filed for record in the
              Office of the County Clerk of said county on February 1, 1994, and
              recorded in Book 18, pages 7-8, Plat records, Dona Ana County, New
              Mexico,

together with the building, improvements and fixtures located on said property
(collectively, the "Improvements") and all rights, easements and appurtenances
relating thereto. Said real property, Improvements, rights, easements and
appurtenances are hereinafter referred to as the "Demised Premises."

         Lessee agrees that, during the term of this Lease, Lessee is obligated
to and shall perform all obligations of the owner of the Demised Premises and
pay all expenses which the owner of the Demised Premises may be required to pay
in order to be in compliance with Legal Requirements and with any reciprocal
easement agreement or any other agreement or document of record now, or of
record in the future if created or filed by or with the consent of Lessee,
affecting the Demised Premises (other than any security document filed by or
relating to Mortgage), herein referred to collectively as the "REA", and that
Lessee shall comply with all of the terms and conditions of Legal Requirements
and the REA during the term of this Lease, to the extent such obligations,
expenses, terms and conditions pertain to the Demised Premises.

<PAGE>

                                ARTICLE 2 - TERM

         This Lease is for a term (the "Term") of fifteen (15) years commencing
September ___, 2002 and ending September ___, 2017, unless sooner terminated
according to the terms and conditions of this Lease. In addition to the rights
of the Lessor contained in Article 16 hereof, at the option of the Lessor, the
Lessor may elect to terminate the Term in the event of a Change of Control, in
the event Lessee ceases to use the Demised Premises for the purpose set forth in
Article 5, or if Lessee abandons the Demised Premises.

                                ARTICLE 3 - RENT

         Lessee shall pay to Lessor annual base rent for the Demised Premises
(the "Basic Rent") in the amount of One Hundred Twenty-Six Thousand Dollars
($126,000) payable in equal monthly installments of Ten Thousand Five Hundred
Dollars ($10,500) through and including the month of April 2007, in the amount
of One Hundred Forty Thousand Four Hundred Dollars ($140,400) payable in equal
monthly installments of Eleven Thousand Seven Hundred Dollars ($11,700) for the
months of May, 2007 through April, 2012 and in the amount of One Hundred
Fifty-Eight Thousand Four Hundred Dollars ($158,400) payable in equal monthly
installments of Thirteen Thousand Two Hundred Dollars ($13,200) thereafter. Rent
shall be paid in advance on the first day of each and every calendar month
during the term of this Lease. Basic Rent and Additional Rent as set forth in
this Lease (collectively, the "Rent") shall be payable at the address of Lessor
as set forth in Article 23 hereof, or at such other place of which Lessor shall
have given Lessee written notice in accordance with Article 23 hereof. Rent for
the month of September, 2002 shall be pro rated from the date on which Lessor
acquires the Demised Premises. Rent shall be prepaid on the date of execution
hereof so that the next monthly installment of rent shall be due on October 1,
2002.

         If any installment of Basic Rent is not paid within five (5) days after
written notice is given by Lessor to Lessee that the same is overdue, Lessee
shall pay to Lessor, on demand, as Additional Rent, an administrative late
charge (the "Late Charge") equal to three percent (3%) on such overdue
installment of Basic Rent. In addition, any amount payable pursuant to the terms
of this Lease, as Basic Rent or otherwise, shall bear interest thereon from the
date due until the date paid at five percent (5%) in excess of the "prime rate"
as such rate is announced from time to time in the West Coast edition of the
Wall Street Journal.

                         ARTICLE 4 - TITLE AND CONDITION

         The Demised Premises is demised and let to Lessee subject to (i) the
Permitted Encumbrances, (ii) all Legal Requirements, including any existing
violations; and (iii) the condition of the Demised Premises as of the
commencement of the Term, without representation or warranty by Lessor except
that Lessor represents and warrants title against the lawful claims of others
arising from the acts of Lessor (other than the lien and security interest of
the Mortgage where the Mortgagee has executed an SNDA Agreement with Lessee).

                                       2
<PAGE>

         Lessee acknowledges and agrees that Lessee has examined the title to
the Demised Premises prior to the execution and delivery of this Lease and has
found such title to be satisfactory for the purposes contemplated by this Lease.

                                 ARTICLE 5 - USE

         Lessee shall use the Demised Premises as a recreational vehicle sales
and service facility, uses ancillary thereto, and no other purpose. In the event
zoning or other laws or ordinances regulating the use of the Demised Premises at
any time during the initial lease term or any extension thereof shall be
modified or changed, Lessee shall use the Demised Premises only for such
purposes as comply with such laws or ordinances. Lessee agrees that it will not
permit any unlawful occupation, business or trade to be conducted on the Demised
Premises or any use to be made thereof contrary to any Legal Requirements, the
REA or the other provisions of this Lease. Lessee shall not use or occupy or
permit the Demised Premises to be used or occupied, nor do or permit anything to
be done in or on the Demised Premises or any part thereof, in a manner that
would in any way violate any certificate of occupancy affecting the Demised
Premises, or make void or voidable any insurance then in force with respect
thereto, or that may make it impossible to obtain fire or other insurance
thereon required to be furnished hereunder by Lessee, or that will cause or be
likely to cause structural injury to any of the leased Improvements, or that
will constitute a public or private nuisance or waste. Nothing in this Lease
contained and no action or inaction by Lessor shall be deemed or construed to
mean that Lessor has granted to Lessee any right, power or permission to do any
act or to make any agreement that may create, give rise to, or be the foundation
for, any right, title, interest, lien, charge or other encumbrance upon the
estate of Lessor in the Demised Premises.

                          ARTICLE 6 - NONTERMINABILITY

                  (a)      Except as otherwise expressly provided in this Lease,
this Lease shall not terminate, nor shall Lessee have any right to terminate
this Lease, nor shall Lessee be entitled to any abatement or reduction of Rent
hereunder, nor shall Lessee have the right to be released or discharged from any
obligations or liabilities hereunder for any reason, including without
limitation, any damage to or destruction of all or part of the Demised Premises;
any restriction, deprivation or prevention of, or any interference with, any use
or occupancy of the Demised Premises (or any defect in or failure of Lessor's
title to the Demised Premises other than as a result of Lessor's intentional
actions which dispossess Lessee of Lessee's possessory interest in the Demised
Premises); any condemnation, requisition or other taking or sale of the use,
occupancy or title to the Demised Premises; any action, omission or breach on
the part of Lessor under this Lease or under any other agreement between Lessor
and Lessee; the inadequacy or failure of this Lease to lease to Lessee the
property intended to be leased hereby other than as a result of Lessor's
actions; Lessee's acquisition of ownership of the Demised Premises or any sale
or other disposition of the Demised Premises; the impossibility or illegality of
performance by Lessor or Lessee or both; the failure of Lessor to deliver
possession of the Demised Premises; any action of any court, administrative
agency or other governmental authority; or any other cause, whether similar or
dissimilar to the foregoing, any present or future law notwithstanding.

                                       3
<PAGE>

                  (b)      Lessee will remain obligated under this Lease in
accordance with its terms, and will not take any action to terminate, rescind or
avoid this Lease for any reason, notwithstanding any bankruptcy, insolvency,
reorganization, liquidation, dissolution or other proceeding affecting Lessor,
or any assignee of Lessor, or any action with respect to this Lease which may be
taken by any receiver, trustee or liquidator, or any assignee of Lessor or by
any court in any such proceeding, provided that this Lease is not rejected by or
on behalf of Lessor or any assignee of Lessor. Lessee waives all rights at any
time conferred by statute or otherwise to quit, terminate or surrender this
Lease or the Demised Premises or to any abatement or deferment of any Basic
Rent, Additional Rent or other sum payable hereunder, or for damage, loss or
expense suffered by Lessee on account of any cause referred to in this Article
or otherwise.

                             ARTICLE 7 - ALTERATIONS

         Subject to the consent of the Lessor, which consent shall not be
unreasonably withheld provided that Lessee provides to the Lessor evidence that
such alterations, additions and improvements will be completed and paid for in
full, and subject to the consent of the Mortgagee, Lessee may, at Lessee's sole
expense, make alterations, additions and improvements to the Demised Premises
from time to time during the term of this Lease and shall have the right to
erect and install such other or additional improvements, signs, and equipment on
the Demised Premises as Lessee may deem desirable for conducting the business
permitted by the terms of Article 5 hereof (any of the foregoing being called an
"Alteration"). Lessee agrees that any Alteration shall be done in a good and
workmanlike manner and in conformity with all Legal Requirements that materials
of good quality shall be employed therein, that the structure of any building
upon the Demised Premises shall not be endangered or impaired thereby, and that
the Demised Premises will not be diminished in value thereby.

                        ARTICLE 8 - TRADE FIXTURES, TRADE
                           MACHINERY & TRADE EQUIPMENT

         Lessee agrees that all trade fixtures, trade machinery, trade
equipment, furniture or other personal property of whatever kind and nature kept
or installed on the Demised Premises by Lessee shall be maintained and installed
so as not to damage any of the Improvements. Any such fixtures, machinery, or
equipment which have been affixed to the Improvements shall be, at the option of
Lessor, considered a part of the Improvements. At the expiration of the term of
this Lease, at the election of Lessor, Lessee shall remove all such trade
fixtures, trade machinery, trade equipment or other property or, in the
alternative, Lessor may deem such fixtures, machinery and other property
abandoned by Lessee, in which event such personal property shall belong to
Lessor.

                      ARTICLE 9 - CASUALTY AND CONDEMNATION

                  (a)      As to the Demised Premises (and any part thereof),
Lessee hereby assumes all risk of loss, damage or destruction, whether by fire
or other hazard or casualty, or theft or vandalism, or by taking, condemnation,
seizure, confiscation or requisition of use or title by any governmental body or
authority or any Person legally vested with such powers. Lessee hereby assigns
to Lessor, subject to the provisions of paragraphs (b) and (d) below, any award
or insurance proceeds or other payment to which Lessee may become entitled by
reason of its

                                       4
<PAGE>

interest in the Demised Premises (excluding any interruption of business
proceeds, moving expenses and trade fixtures) if the Demised Premises, or any
portion thereof, is damaged, destroyed, lost or taken (i) by fire or other
casualty, or (ii) by condemnation, requisition or other taking or occupancy of
the Demised Premises on account of any actual or threatened eminent domain
proceeding or other action by any authority, civil or military, having the power
of eminent domain (any event described in such clauses (i) and (ii) being
hereafter termed a "Destruction"). Lessee waives the right to make any claim in
connection with any Destruction for Lessee's loss of leasehold estate created
hereby, goodwill or the unamortized value of any Alterations made by Lessee
after the date hereof. Lessor and the Mortgagee shall have the right, at
Lessee's expense, to appear in any such proceeding or other action and
negotiate, adjust and settle awards, settlements and recoveries without Lessee's
approval; otherwise, Lessee shall at its cost and expense, in the name and
behalf of Lessor, or Lessee, appear in any such proceeding or other action, to
negotiate, accept and prosecute any claim for any award, compensation, insurance
proceeds or other payment on account of any such Destruction and, subject to
paragraph (b) below, to cause the same to be paid to the Mortgagee, if any
pursuant to the terms of the Mortgage, and otherwise to Lessor.

                  (b)      If there shall be a Destruction affecting the Demised
Premises or any part thereof, then Lessee shall give prompt written notice of
such Destruction to Lessor and the Mortgagee, including a description thereof in
reasonable detail. Thereafter, Lessee shall, at Lessee's own cost and expense,
proceed with diligence and promptness to carry out any work necessary to make
the Demised Premises safe and secure, and shall restore, repair, replace,
rebuild and/or improve the Demised Premises in order to restore the Demised
Premises, as nearly as practicable, to a condition and fair market value not
less than the condition required to be maintained hereunder and fair market
value immediately prior to such Destruction, or alternatively, repair, rebuild
and restore the same in accordance with such plans and specifications as are
then generally in use by Lessee, provided, however, the repaired, rebuilt or
replaced Improvements shall have a value not less than the value just prior to
the Destruction. All construction work shall be undertaken and completed in the
same manner as if the same were an Alteration; and all materials that are
scrapped or removed from the Demised Premises in connection with such work may
be dealt with by Lessee as its own property and Lessee shall be entitled to all
salvage resulting therefrom.

                  (c)      Except as expressly provided herein, Rent shall not
abate hereunder by reason of any Destruction affecting the Demised Premises, and
this Lease shall continue in full force and effect and Lessee shall continue to
perform and fulfill all of Lessee's obligations, covenants and agreements
hereunder notwithstanding such Destruction. Until such time as the Mortgage has
been satisfied, in no event shall Lessee have any right to terminate this Lease
due to any Destruction to the Demised Premises.

                  (d)      Notwithstanding the foregoing provisions of this
Article 9, during the term of the Mortgage, proceeds shall be assigned and made
available to Lessee for the costs of restoration, but only in accordance with
and to the extent made available to Lessor pursuant to the Mortgage. In the
event that the Mortgagee does not make the proceeds available for restoration,
Lessee may, upon thirty days' written notice to Lessee and Mortgagee, terminate
this Lease, provided that, if, within such thirty day period, Mortgagee notifies
Lessee that it will make

                                       5
<PAGE>

the proceeds available (such proceeds to be disbursed in accordance with the
procedures and all other requirements of the Mortgage, including, if applicable,
the requirement that Lessee post any deficiency in restoration proceeds),
Lessee's termination notice shall be null and void. In connection with the
foregoing, Lessor hereby consents to the Mortgagee's making such disbursements
directly to or at the request of Lessee at Mortgagee's option. In the event that
there is a partial taking of the Demised Premises and condemnation proceeds are
not made available to Lessee, Lessee shall be entitled, from and after the
effective date of such condemnation, to an appropriate pro rata reduction of the
Basic Rent payable hereunder which shall correspond to the pro rata reduction in
the rentable square footage of the Demised Premises.

                      ARTICLE 10 - MAINTENANCE AND REPAIRS

         Lessee agrees at its expense to keep both the interior and exterior
(including the foundation, roof, exterior walls or any structural part of the
building) of the Demised Premises, including but not limited to parking areas,
sidewalks and driveways, in good repair and in a clean and wholesome condition
and to at all times fully comply with all health and police regulations in force
and also will make at its own expense all additions, improvements, alterations,
repairs and replacements on the Demised Premises and on and to the appurtenances
and equipment thereof required by any Legal Requirements or Environmental Laws
as required by Article 33 or which may be made necessary by the act or neglect
of any other person or corporation (public or private) and will keep Lessor
harmless and indemnified at all times against any loss, damage, cost or expense
by reason of the failure so to do in any respect or by reason of any accident,
loss or damage resulting to persons or property from any use which may be made
of said premises or of any improvements at any time situated thereon or by
reason or growing out of any act or thing done or omitted to be done by Lessee.
Lessor shall not be required to maintain, alter, repair, rebuild or replace any
improvements on the Demised Premises or to maintain the Demised Premises, and
Lessee expressly waives the right to make repairs at the expense of Lessor
pursuant to any law at any time in effect. Lessor shall have no obligation to
incur any expense of any kind or character in connection with the management,
operation or maintenance of the Demised Premises during the Term of this Lease.
Notwithstanding the foregoing provisions of this Article 10, during the term of
the Mortgage, proceeds of the reserves established by Lessor to fund repairs and
replacements shall be made available to Lessee for such expenses, but only in
accordance with and to the extent made available to Lessor pursuant to the
Mortgage.

                  ARTICLE 11 - TAXES AND COMPLIANCE WITH LAWS

                  (a)      Lessee shall pay, promptly and before they become
delinquent, all taxes, assessments and other impositions general and special
that become due and payable, regardless of when assessed, at any time during the
term of this Lease upon or against the Demised Premises including the land and
all building furniture, fixtures, equipment and improvements now or hereafter
thereon which may be lawfully assessed either in the name of the Lessor or
Lessee (collectively, "Taxes"). If a special assessment is levied against the
Demised Premises, Lessee will only be responsible to pay installments during the
term of this Lease. The taxes payable by Lessee in the first year of this Lease
and the last year of the initial term or any final extension thereof shall be
prorated to reflect the actual portion of the year that the Lease was actually
in effect. The tax obligation shall be prorated from date of commencement to
date of termination. Lessee shall also

                                       6
<PAGE>

pay tax, if any, on Rent payments made hereunder, but not Lessor's income tax
due to receipt of Rent. Notwithstanding the foregoing, during the term of the
Mortgage, Lessee shall pay such Taxes and special assessments as Additional
Rent, by means of equal monthly installments; such amounts are required to be
deposited by Lessor with the Mortgagee pursuant to the Mortgage. Lessee agrees
that Mortgagee's determination of the monthly payment on account of Taxes and
special assessments shall be binding absent manifest error.

                  (b)      At Lessee's sole cost and expense, Lessee shall
perform and comply in all material respects with all laws, rules, orders,
ordinances, regulations and requirements now or hereafter enacted or
promulgated, of every government and municipality having jurisdiction over the
Demised Premises and of any agency thereof, relating to the Demised Premises, or
the improvements thereon, or the facilities or equipment thereon or therein, or
the streets, sidewalks, vaults, vault spaces, curbs and gutters adjoining the
Demised Premises, or the appurtenances to the Demised Premises, or the
franchises and privileges connected therewith (collectively, "Legal
Requirements"), whether or not such Legal Requirements shall necessitate
structural changes, improvements, interference with use and enjoyment of the
Demised Premises, replacements or repairs, extraordinary as well as ordinary,
and Lessee shall so perform and comply, whether or not such Legal Requirements
shall now exist or shall hereafter be enacted or promulgated, and whether or not
such Legal Requirements are within the present contemplation of Lessor or
Lessee.

                  (c)      Subject to the requirements of the Mortgage
(including any requirement for the posting of collateral or for obtaining the
consent of the Mortgagee), Lessee shall have the right to contest, by
appropriate legal proceedings, any Taxes and Legal Requirement and to postpone
payment of or compliance with the same during the pendency of such contest,
provided that (i) the commencement and continuation of such proceedings shall
suspend the collection thereof from, and suspend the enforcement thereof
against, Lessor and the Demised Premises, (ii) no part of the Demised Premises
nor any Basic Rent shall be interfered with or shall be in danger of being sold,
forfeited, attached or lost, (iii) Lessee shall diligently prosecute such
contest to a final settlement or conclusion, (iv) there shall be no risk of the
imposition of criminal liability on Lessor or the Mortgagee for failure to
comply therewith, and (v) Lessee shall satisfy any Legal Requirements with
respect to such proceedings, including, if required, that the Taxes be paid in
full before being contested. Lessee shall provide Lessor with written notice of
any such contest.

                          ARTICLE 12 - UTILITY CHARGES

         Lessee shall pay promptly as and when the same become due and payable
all rents, rates and charges for water, sewer, electricity, gas, fuel, heat and
power and other utilities supplied to the Demised Premises or used by Lessee in
connection therewith. In the event a utility easement is necessary to provide
utility service necessary for the Lessee's use, the Lessor agrees to execute any
reasonable utility easement grant.

                             ARTICLE 13 - INSURANCE

                  (a)      Lessee shall, at its cost and expense, maintain or
cause to be maintained property and liability insurance in such amounts and with
such carriers as may be reasonably

                                       7
<PAGE>

requested by the Lessor and, in any event, satisfying all insurance requirements
of the Mortgage. At the option of Mortgagee, Lessor shall maintain such
insurance coverage and Lessee shall pay the premiums therefor in equal monthly
installments, as Additional Rent.

                  (b)      Insurance certificates evidencing the policies
required above shall be deposited with Lessor by Lessee on the date hereof, and
thereafter no less frequently than thirty (30) days prior to the expiration of
each such policy. Lessee also shall deliver insurance certificates evidencing
the coverage required by this Lease to the Mortgagee, naming the Mortgagee as
the certificate holder, the form and substance of such certificates to be
sufficient to evidence compliance with the requirements of this Lease and to be
issued by the insurer or a duly authorized agent of the insurer. Furthermore,
Lessee shall be required to deliver certificates evidencing renewal policies of
all insurance required under this Article, at least thirty (30) days prior to
the expiration of the existing insurance period. All insurance policies and
endorsements shall be fully prepaid and nonassessable. Except for Lessee's
business interruption, moving expenses and trade fixtures insurance, Lessee
shall not obtain any separate or additional insurance relating to the Demised
Premises unless Lessor and the Mortgagee are insureds thereunder (as their
interests may appear).

                  (c)      Lessee shall comply with all of the terms and
conditions of each insurance policy maintained pursuant to the terms of this
Lease.

                 ARTICLE 14 - SUBORDINATION AND NON-DISTURBANCE

                  (a)      Lessee hereby agrees that this Lease shall be subject
and subordinate to the Mortgage without the necessity of any further instrument.
Within ten (10) days after request therefor from Lessor, the Lessee agrees to
enter into a subordination, non-disturbance and attornment agreement with the
Mortgagee (a "SNDA Agreement") in such form as may be requested from time to
time from by the Mortgagee.

                  (b)      Notwithstanding Section 14(a), Lessee agrees, at the
request of the Mortgagee, to attorn, from time to time, to the Mortgagee or any
purchaser of the Demised Premises, for the remainder of the Term. The provisions
of this paragraph shall inure to the benefit of such holder or such purchaser,
shall apply notwithstanding that, as a matter of law, this Lease may terminate
upon the foreclosure of the Mortgage (in which event the parties shall execute a
new lease for the remainder of the Term on the same terms and conditions set
forth herein), shall be self-operative upon any such demand, and no further
instrument shall be required to give effect to said provisions.

                  (c)      Lessee hereby agrees to execute, from time to time,
any instruments reasonably requested by the Mortgagee in confirmation of the
foregoing provisions (a) and (b) hereof.

                            ARTICLE 15 - HOLDING OVER

         Should the Lessee hold over in possession at the expiration of the
Term, such holding over shall not be deemed to extend the Term or renew this
Lease, but the tenancy thereafter shall

                                       8
<PAGE>

continue on a month to month term upon the covenants and conditions herein set
forth at Basic Rent equal to two (2) times the monthly rate of Rent in effect
for the last month of the Term until terminated by either party, which notice
shall be given thirty (30) days or more before such date.

                   ARTICLE 16 - DEFAULT BY LESSEE AND REMEDIES

                  (a)      In the event of any failure of Lessee to pay any Rent
or other amount due hereunder within ten (10) days after receipt of notice by
certified mail, or any failure to perform any other of the terms, conditions or
covenants of this Lease to be observed or performed by Lessee for more than
thirty (30) days after receipt of written notice of such default shall have been
given to Lessee, or if Lessee shall become bankrupt, or file any debtor
proceedings or take or have taken against Lessee in any court pursuant to any
statute either of the United States or of any State, a petition in bankruptcy or
insolvency or for reorganization or for the appointment of a receiver or trustee
of all or a portion of Lessee's property, or if Lessee makes an assignment for
the benefit of creditors, or petitions for or enters into an arrangement, or if
Lessee shall abandon said premises, or suffer this Lease to be taken under any
writ of execution, then Lessor, besides other rights or remedies it may have,
shall have the immediate right to re-entry and may remove all persons and
property from the Demised Premises and such property may be removed and stored
in a public warehouse or elsewhere at the cost of, and for the account of,
Lessee, all without service of notice or resort to legal process and without
being deemed guilty of trespass, or becoming liable for any loss or damage which
may be occasioned thereby. Should Lessor elect to re-enter, as herein provided,
or should it take possession pursuant to legal proceedings or pursuant to any
notice provided for by law, it may either terminate this Lease or it may from
time to time, without terminating this Lease, make such alterations and repairs
as may be necessary in Lessor's reasonable judgment in order to relet the
Demised Premises, and relet said premises or any part thereof for such term or
terms (which may be for a term extending beyond the term of this Lease) and such
rental or rentals and upon such other terms and conditions as Lessor in its sole
discretion may deem advisable; upon each such reletting all rentals received by
the Lessor from such reletting shall be applied first to the payment of any
costs and expenses of such reletting, including brokerage fees and attorney's
fees and of costs of such alterations and repairs; second, to the payment of
rent due and unpaid hereunder; and the residue, if any, shall be held by Lessor
and applied in payment of future rent as the same may become due and payable
hereunder. If such rentals received from such reletting during any month be less
than that to be paid during that month by Lessee hereunder, Lessee shall pay any
such deficiency to Lessor. Such deficiency shall be calculated and paid monthly.
No such re-entry or taking possession of said premises by Lessor shall be
construed as an election on its part to terminate this Lease unless a written
notice of such intention be given to Lessee or unless the termination thereof be
decreed by a court of competent jurisdiction. Notwithstanding any such reletting
without termination, Lessor may at any time thereafter elect to terminate this
Lease for such previous breach. Should Lessor at any time terminate this Lease
for any breach, in addition to any other remedies it may have it may recover
from Lessee all damages it may incur by reason of such breach, including the
cost of recovering the Demised Premises, reasonable attorney's fees, and
including the worth at the time of such termination of the excess, if any, of
the amount of Rent and other charges reserved in this Lease for the remainder of
the stated term over the then reasonable rental value of the Demised Premises
for the remainder of the stated term, all of which amounts shall be immediately
due and payable from Lessee to Lessor.

                                       9
<PAGE>

                  (b)      No receipt of moneys by Lessor from Lessee after a
termination of this Lease by Lessor shall reinstate, continue or extend the Term
of this Lease or affect any notice theretofore given to Lessee, or operate as a
waiver of the right of Lessor to enforce the payment Rent, it being agreed that
after the commencement of suit for possession of the Demised Premises, or after
final order or judgment for the possession of the Demised Premises, Lessor may
demand, receive and collect any moneys due or thereafter falling due without in
any manner affecting such suit, order or judgment, all such moneys collected
being deemed payments on account of the use and occupation of the Demised
Premises or, at the election of Lessor, on account of Lessee's liability
hereunder. Lessee hereby waives any and all rights of redemption provided by any
law, statute or ordinance now in effect or which may hereafter be enacted.

                  (c)      The word "re-enter," as used in this Lease, shall not
be restricted to its technical legal meaning, but is used in the broadest sense.
No such taking of possession of the Demised Premises by Lessor shall constitute
an election to terminate the Term unless written notice of such intention be
given to Lessee by Lessor or unless such termination be decreed by a court.

                  (d)      If an action shall be brought for the enforcement of
any provision of this Lease, Lessee shall pay to Lessor all costs and other
expenses which may become payable as a result thereof, including reasonable
attorneys' fees and expenses.

                  (e)      In addition to the foregoing rights and remedies,
Lessor shall have all those rights and remedies available to Lessor at law or in
equity. No right or remedy herein conferred upon or reserved to Lessor is
intended to be exclusive of any other right or remedy, and every right and
remedy shall be cumulative and in addition to any other legal or equitable right
or remedy given hereunder, or at any time existing. The failure of Lessor to
insist upon the strict performance of any provision or to exercise any option,
right, power or remedy contained in this Lease shall not be construed as a
waiver or a relinquishment thereof for the future. Receipt by Lessor of any Rent
or any other sum payable hereunder with knowledge of the breach of any provision
contained in this Lease shall not constitute a waiver of such breach, and no
waiver by Lessor of any provision of this Lease shall be deemed to have been
made unless made under signature of an authorized representative of Lessor.

            ARTICLE 17 - LIMITATION OF LANDLORD'S PERSONAL LIABILITY

         Lessee shall look solely to Lessor's interest in the Demised Premises
for the recovery of any judgment against Lessor, and no other property or assets
of Lessor or Lessor's partners, officers, directors, shareholders or principals,
direct or indirect, disclosed or undisclosed, shall be subject to levy,
execution or other enforcement procedure for the satisfaction of Lessee's
remedies under or with respect to this Lease.

                                       10
<PAGE>

                           ARTICLE 18 - RIGHT OF ENTRY

         Lessor shall have the right to enter, at any reasonable time and place,
to inspect the condition of the Demised Premises or for any other purpose in
connection with this Lease.

             ARTICLE 19 - LESSOR RELEASED FROM LIABILITY FOR DAMAGES

         Lessor shall not be responsible at any time or in any event for any
latent defect, deterioration or change in the condition of the Demised Premises
or for damage to the same. Lessor shall not be liable for any damages to
property of Lessee caused by damage to the Demised Premises. Lessor shall not be
liable for any injury or damage to persons or property whether caused by or
resulting from falling plaster, dampness, any overflow or leaking upon or into
the Demised Premises of water, rain, snow, steam, gas or electricity or any
breakage of pipes, appliances or plumbing or breakage, leaking or obstruction of
soil pipes nor for damage from any such source nor for interferences with light
or other incorporeal hereditament.

                           ARTICLE 20 - HOLD HARMLESS

         Lessee shall pay, and shall protect, defend and indemnify Lessor, the
Mortgagee, the successors and assigns of either and the trustees, beneficiaries,
partners, shareholders, officers, directors, agents or employees of Lessor, the
Mortgagee or any such successor or assign (each, an "Indemnified Party" and
collectively, the "Indemnified Parties"), against and hold the Indemnified
Parties harmless from all liabilities, losses, damages, costs, expenses
(including reasonable attorneys' fees and expenses), claims, demands or
judgments of any nature (a) arising or alleged to arise from or in connection
with the condition, use, operation, maintenance, subletting and management of
the Demised Premises, (b) relating to the Demised Premises and the appurtenances
thereto and the use and occupancy thereof by Lessee or anyone claiming by,
through or under Lessee or (c) arising or alleged to arise from or in connection
with any of the following events: (i) any injury to, or death of, any person or
any damage to or loss of property on the Demised Premises or growing out of or
directly or indirectly connected with, ownership, use, nonuse, occupancy,
operation, possession, condition, construction, repair or rebuilding of the
Demised Premises or resulting from the condition of any thereof, (ii) any claims
by third parties resulting from any violation or alleged violation by Lessee of
(A) any provision of this Lease, or (B) any Legal Requirement or the REA, or (C)
any other lease or agreement relating to the Demised Premises, or (D) any
contract or agreement to which Lessee is a party or any restriction, law,
ordinance or regulation, affecting the Demised Premises or the ownership, use,
nonuse, occupancy, condition, operation, possession, construction, repair or
rebuilding thereof, (iii) any contest permitted by Article 11; or (iv) Lessee's
failure to pay in accordance with the terms and provisions hereof any item of
Additional Rent, ground rent, if any, or other sums payable by Lessee hereunder.
If Lessor, the Mortgagee, or any agent of Lessor or the Mortgagee, or any other
Indemnified Party, shall be made a party to any such litigation commenced
against Lessee, and if Lessee, at Lessee's expense, shall fail to provide Lessor
or the Mortgagee or its agent or other Indemnified Party with counsel reasonably
approved by such party within thirty (30) days written notice of such failure,
Lessee shall pay all costs and reasonable attorney's fees and expenses incurred
or paid by Lessor or the Mortgagee or its agent or other Indemnified Party in
connection with such litigation.

                                       11
<PAGE>

                             ARTICLE 21 - SURRENDER

         At the expiration of the Term Lessee shall surrender the Demised
Premises in as good a condition as it was at the beginning of the Term,
reasonable use, wear and tear, and damages by the elements excepted. Lessee
agrees that removal of any trade fixtures, trade machinery, trade equipment, or
any of Lessee's personal property shall be done in a good and workmanlike manner
in conformity with all laws, ordinances and regulations of all public
authorities having jurisdiction, and that the Demised Premises will not be
diminished in value thereby. No act or thing done by the Lessor or its agents
during the term of this Lease shall be deemed an acceptance of the surrender to
the Demised Premises and no agreement to accept such surrender shall be valid
unless in writing signed by the Lessor. No employee or agent of the Lessor shall
have any power to accept the keys of the Demised Premises prior to the
termination of this Lease and the delivery of the keys to any employee or agent
of the Lessor shall not operate as a termination of this Lease or a surrender of
the Demised Premises.

                           ARTICLE 22 - FULL NET RENT

         It is the purpose and intent of Lessor and Lessee that the Basic Rent
shall be absolutely net to the Lessor, so that this Lease shall yield net to
Lessor, the Basic Rent specified in Article 3 above in each year during the
Term, and that all Additional Rent including without limitation all costs,
impositions, insurance premiums, carrying charges, expenses, levies,
assessments, taxes and obligations of every kind and nature whatsoever relating
to the Demised Premises, or any improvements thereon or additions thereto, shall
be paid by Lessee, excepting only principal and interest on any fee, mortgages,
or other lien placed upon the premises by Lessor or income taxes, franchise
taxes, or estate or transfer taxes of the Lessor, provided, however, that if at
any time the present method of taxation or assessment shall be changed so that
the whole or any part of the taxes, assessments, levies, impositions or charges
now levied, assessed or imposed on real estate or the improvements thereon shall
be levied, assessed or imposed wholly or partially as a capital levy or
otherwise on the rents received therefrom or if any tax, franchise tax,
assessment, imposition, levy or charge, or any part thereof, shall be measured
by or based, in whole or in part, upon the present or any future building or
buildings on or constituting a portion of the Demised Premises, and shall be
imposed upon Lessor, then all such taxes, assessments, levies, impositions or
charges, or the part thereof so measured and based, shall be deemed to be
included within the term "Taxes" for the purpose hereof, and Lessee will pay and
discharge the same as herein provided.

                                       12
<PAGE>
                            ARTICLE 26 - AMENDMENTS

         No waivers, alterations, or modifications of this Lease or any
agreements in connection therewith shall be valid unless in writing duly
executed by both Lessor and Lessee and consented to by the Mortgage.

                         ARTICLE 23 - SERVICE OF NOTICE

         Every notice, approval, consent or other communication authorized or
required by this Lease shall not be effective unless the same shall be in
writing and sent postage prepaid by United States registered or certified mail,
return receipt requested, and

         (a) if intended for Lessor shall be addressed to:

                  Rec LC, LLC
                  2575 Vista Del Mar Drive
                  Ventura, CA  93001
                  Attn:  Stephen Adams

         (b) if intended for Lessee shall be addressed to:

                  Holiday RV Superstores, Inc.
                  200 E. Broward Street, Suite 920
                  Ft. Lauderdale, FL  33301
                  Attn:  Marcus A. Lemonis

or to such other address as either party may designate by notice given from time
to time in accordance with this Article. Any notice given in accordance with the
provisions of this Article shall be deemed to have been given as of the date
such notice shall have been placed in the United States Postal Service. Rent
shall be paid to Lessor at the same place where a notice to Lessor is herein
required to be directed.

                       ARTICLE 24 - SUCCESSORS AND ASSIGNS

         The terms, conditions and covenants of this Lease shall be binding upon
and shall inure to the benefit of each of the parties hereto, their respective
successors or assigns and shall run with the land.

                             ARTICLE 25 - RECORDING

         This Lease shall not be recorded. However, if either of the parties
hereto desire to record a memorandum of this Lease, Lessor and Lessee agree to
execute and deliver to the other a memorandum of this Lease containing only
minimum requirements, which memorandum may then be recorded in the appropriate
office of the County within which the Demised Premises is located.

                             ARTICLE 26 - AMENDMENTS

         No waivers, alterations, or modifications of this Lease or any
agreements in connection therewith shall be valid unless in writing duly
executed by both Lessor and Lessee and consented to by the Mortgagee.

                                       13
<PAGE>

                        ARTICLE 27 - ESTOPPEL CERTIFICATE

         Each party hereto agrees that at any time and from time to time during
the term of this Lease, it will promptly, but in no event later than ten (10)
days after request by the other party hereto, execute, acknowledge and deliver
to such other party a certificate stating, to the best of such party's
knowledge, (a) whether or not this Lease is unmodified and in force and effect
(or if there have been modifications, that this Lease is in force and effect as
modified, and setting forth any modifications); (b) the date to which Basic
Rent, Additional Rent and other sums payable hereunder have been paid; (c)
whether or not there is an existing default by Lessee in the payment of Basic
Rent or any other sum required to be paid hereunder, and whether or not there is
any other existing default by Lessee with respect to which a notice of default
has been served or of which the signer has Actual Knowledge, and, if there is
any such default, specifying the nature and extent thereof, (d) whether or not
there are any existing setoffs, defenses or counterclaims against enforcement of
the obligations to be performed hereunder existing in favor of the party
executing such certificate; (e) stating that Lessee is in possession of the
Demised Premises or setting forth the parties in possession and identifying the
instruments pursuant to which they took possession; and (f) stating such other
information with respect to the Demised Premises and/or this Lease as may be
reasonably requested. Any such certificate may be relied upon by Lessor and the
Mortgagee and by any potential purchaser from the Lessor or the Mortgagee.

                      ARTICLE 28 - INVALIDITY OF PROVISIONS

         If any term, covenant, condition or provisions of this Lease or the
application thereof to any person or circumstance shall, at any time, or to any
extent, be invalid or unenforceable, the remainder of this Lease or the
application of such term or provision to persons or circumstances other than
those as to which it is held invalid or unenforceable, shall not be affected
thereby, and each term, covenant, condition and provisions of this Lease shall
be valid and enforceable to the fullest extent permitted by law.

                              ARTICLE 29 - CAPTIONS

         The captions appearing in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe or describe the scope or
intent of such articles of this Lease or in any way affect this Lease.

                          ARTICLE 30 - ENTIRE AGREEMENT

         This Lease supersedes any and all other agreements, either oral or in
writing, between the parties hereto with respect to the Demised Premises and
contains all of the covenants, agreements and other obligations between the said
parties in respect to said premises.

                          ARTICLE 31 - MECHANIC'S LIENS

         Lessee shall promptly pay and discharge all costs and expenses of any
work done in or on the Demised Premises by Lessee or its subtenants, and its and
their agents, employees or

                                       14
<PAGE>

contractors, and shall not do or fail to do any act which shall or may render
the Demises Premises or any part thereof subject to any mechanic's lien or other
lien or security agreement or charge or chattel mortgage or conditional bill of
sale or title retention agreement (hereinafter collectively called "Lien"), and
if any Lien be filed against the Demised Premises, any Alterations, or any
portion of any of the foregoing, Lessee shall, at Lessee's own cost and expense,
within twenty (20) days after the filing of any such Lien, promptly take and
prosecute all necessary proceedings to cause the same to be removed of record by
bonding or otherwise; and, in default thereof, Lessor may, in addition to any
other rights and remedies it may have by reason of Lessee's default, cause any
such Lien to be removed or record by payment or bond or otherwise, as Lessor may
elect, and Lessee shall reimburse Lessor as Additional Rent for all costs and
expenses incidental to the removal of any such Lien incurred by Lessor, together
with an administrative charge of ten percent (10%) thereof.

                      ARTICLE 32 - WAIVER OF TRIAL BY JURY

         LESSOR AND LESSEE HEREBY WAIVE TRIAL BY JURY IN ANY LITIGATION BROUGHT
BY EITHER AGAINST THE OTHER ON ANY MATTER ARISING OUT OF OR IN CONNECTED WITH
THIS LEASE OR THE DEMISED PREMISES.

                       ARTICLE 33 - ENVIRONMENTAL MATTERS

                  (a)      Promptly, upon receipt by Lessee of written notice of
any violation of any Environmental Laws with respect to the Demised Premises or
of the presence of Hazardous Substances in any portion of the Demised Premises
in concentrations and conditions that constitute a violation of Environmental
Laws, Lessee shall notify Lessor in writing of such condition. In the event of
such violation, Lessee shall, not later than thirty (30) days after Lessee has
Actual Knowledge of such violation, deliver to Lessor and the Mortgagee a
certificate signed by an Executive Officer advising Lessor of such violation and
at Lessee's sole cost and expense, promptly and diligently undertake any
response, clean up, remedial or other action necessary to remove, cleanup or
remediate the violation in accordance with all Legal Requirements. As soon as
practicable, Lessee shall notify Lessor of Lessee's proposed remedial actions
and, upon completion of remedial action by Lessee, cause to be prepared by an
environmental consultant reasonably acceptable to Lessor a written report
describing the violation and the actions taken by Lessee (or its agents) in
response to such violation in reasonable detail, and a written statement by the
consultant that the violation has been remedied in full compliance with all
applicable Environmental Laws.

                  (b)      Promptly, but in any event within ten (10) days from
the date Lessor or Lessee has Actual Knowledge thereof, Lessor or Lessee, as the
case may be, shall provide to the other written notice of any pending or
threatened claim, action or proceeding involving any Environmental Laws or any
release of Hazardous Substances on or in connection with the Demised Premises.
All such notices shall describe in reasonable detail the nature of the claim,
action or proceeding. In addition, Lessor or Lessee, as the case may be, shall
provide to the other, within ten (10) days of receipt, copies of all written
communications with any governmental authority relating to any actual or
asserted violation of Environmental Laws in connection with the Demised
Premises. Lessor and Lessee shall also promptly provide such

                                       15
<PAGE>

detailed reports of any such environmental claims as may reasonably be requested
by the other or by the Mortgagee. Failure by the Lessor to provide any such
notices to Lessee shall not affect any of Lessee's obligations under this Lease,
including its obligation hereunder, if any, to remediate any violation of
Environmental Laws.

                  (c)      Lessor or the Mortgagee, or their agents, employees,
contractors, or representatives, shall have the right, but not the duty, at
Lessee's sole cost and expense, to enter upon the Demised Premises to monitor
and inspect any release of Hazardous Substances thereon or any violation, if
any, of any applicable Environmental Laws relating thereto, if after being
required to do so, Lessee fails to contest the allegations surrounding such
violation or commence such remediation promptly thereafter and to continue
diligently to effect such remediation or contest. In exercising its rights
herein, each such party shall use reasonable efforts to minimize interference
with Lessee's business but any such entry shall not constitute an eviction of
Lessee, in whole or in part. If any governmental authority shall ever require
testing to ascertain whether there has been a release or violation of
Environmental Laws, then all of the costs thereof shall be paid by Lessee.

                  (d)      Lessee will not cause or permit the use, release,
generation, treatment, storage, recycling or disposal of any Hazardous
Substances on the Demised Premises or the transportation of Hazardous Substances
to or from the Demised Premises by the Lessee, its sublessees and/or its or
their respective agents, employees, contractors or invitees other than (i) in
compliance with all applicable Environmental Laws and (ii) as necessary to use,
operate and maintain the Demised Premises as is currently or may in the future
be used in the operation of the Lessee's business, in compliance with applicable
Environmental Laws.

                  (e)      Lessee shall comply with all applicable Environmental
Laws now or hereafter applicable to the use, modification, operation,
construction or maintenance of the Demised Premises and Lessee shall have sole
responsibility for all expenses. Lessee covenants that from and after the date
of this Lease it shall not install or permit the installation by the Lessee, its
sublessees, and/or its and their respective agents, employees, contractors and
invitees, of any asbestos-containing materials in or on the Demised Premises and
Lessee shall not construct or permit the construction or installation of any
underground storage tanks or surface impoundments on the Demised Premises other
than in compliance with Environmental Laws and shall cause any Alterations of
the Demised Premises undertaken by, through or under Lessee to be done in a way
so as to prevent exposure of persons working on or visiting the Demised Premises
to Hazardous Substances in excess of safety levels established by any applicable
Environmental Laws and so as not to result in liability under any applicable
Environmental Laws. Lessee agrees that it will not store combustible or
flammable materials on the Property in violation of Environmental Laws.

                  (f)      Lessee shall obtain, at or prior to the time required
by applicable Environmental Laws, all approvals and/or permits necessary for the
full use, operation and maintenance of the Demised Premises and maintain such
approvals and/or permits in full force and effect at all times.

                                       16
<PAGE>

                  (g)      Lessee shall and hereby does agree to defend,
indemnify and hold the Mortgagee and Lessor, their officers, directors,
shareholders, partners, beneficial owners, trustees, members and employees,
harmless from and against any and all causes of actions, suits, demands or
judgments of any nature whatsoever, losses, damages, penalties, expenses, fees,
claims, costs (including response and remedial costs), and liabilities,
including, but not limited to, reasonable attorneys' fees and costs of
litigation, arising out of or in any manner connected with (i) any violation of
Environmental Laws, (ii) release or threatened release of or failure to remove
as required by paragraph (a) above, any Hazardous Substances at or from the
Demised Premises or any portion or portions thereof, including any past or
current release and any release or threatened release during the Term, whether
or not arising out of or in any manner connected with Lessee's occupancy of the
Demised Premises during the Term; provided the indemnifications contained herein
shall not apply to the extent the foregoing matters arise out of the willful
misconduct or gross negligence of Lessor or the Mortgagee and are not covered by
the insurance required to be carried by Lessee hereunder.

                        ARTICLE 34 - FINANCIAL STATEMENTS

         Lessee will cause to be delivered to Lessor and the Mortgagee the
following financial statements of Lessee:

                  (i)      for any period that Lessee is a public company, as
soon as practicable, copies of all regular, current or periodic reports
(including reports on Form 10-K, Form 8-K and Form 10-Q) which Lessee is or may
be required to file with the Securities and Exchange Commission or any
governmental body or agency succeeding to the functions of the Securities and
Exchange Commission;

                  (ii)     if Lessee shall not be a public company required to
file such reports with the Securities and Exchange Commission, then within one
hundred twenty (120) days after the end of each fiscal year, and within sixty
(60) days after the end of any other fiscal quarter, a consolidated statement of
earnings, and a consolidated statement of changes in financial position, a
consolidated statement of stockholders' equity, and a consolidated balance sheet
of Lessee as at the end of each such year or fiscal quarter, in the form
previously accepted by the Mortgagee; and

                  (iii)    annually, and from time to time upon request, a
report of Lessee's sales at the Demised Premises for the prior 12-month period,
on a monthly basis.

                          ARTICLE 35 - QUIET ENJOYMENT

         So long as Lessee is not in default under this Lease, Lessor covenants
that Lessee shall and may at all times peaceably and quietly have, hold and
enjoy the Demised Premises during the Term of this Lease.

                     ARTICLE 36 - ASSIGNMENT AND SUBLETTING

                  (a)      Lessee may not Transfer its interest in this Lease
and may not sublet the Demised Premises in whole or in part without the prior
written consent of Lessor and Mortgagee,

                                       17
<PAGE>

and any attempt to do any of the foregoing without such consents shall be null
and void and shall in no event operate to release Lessee from any of its
obligations hereunder. For purposes of this provision, an "assignment" shall
include the transfer of any direct or indirect interests in Lessee.

                  (b)      Notwithstanding the foregoing, upon the occurrence of
a default under this Lease by Lessee, Lessor shall have the right to collect and
enjoy all rents and other sums of money payable under any sublease of any of the
Demised Premises, and Lessee hereby irrevocably and unconditionally assigns such
rents and money to Lessor, which assignment may be exercised upon and after said
default.

                         ARTICLE 37 - ADVANCES BY LESSOR

         If Lessee shall fail to make or perform any payment (other than the
payment of Basic Rent) or act required by this Lease, then, upon ten (10) days'
notice to Lessee (or upon shorter notice or no notice, to the extent necessary
to meet an emergency or a governmental limitation), Lessor may at its option
make such payment or perform such act for the account of Lessee, and Lessor
shall not thereby be deemed to have waived any default or released Lessee from
any obligation hereunder. Amounts so paid by Lessor and all incidental costs and
expenses (including reasonable attorneys' fees and expenses) incurred in
connection with such payment or performance shall constitute Additional Rent and
shall be paid by Lessee to Lessor on demand together with interest thereon at
the rate of interest set forth in Article 3 hereof from the date of demand until
the date of payment.

                             ARTICLE 38 - NO MERGER

         Lessee agrees that there shall be no merger of this Lease or of any
sublease under this Lease or of any leasehold or subleasehold estate hereby or
thereby created with the fee or any other estate or ownership interest in the
Demised Premises or any part thereof by reason of the fact that the same entity
may acquire or own or hold, directly or indirectly, (a) this Lease or any
sublease or any leasehold or subleasehold estate created hereby or thereby or
any interest in this Lease or any such sublease or in any such leasehold or
subleasehold estate, and (b) the fee estate or other estate or ownership
interest in the Demised Premises or any part thereof.

                           ARTICLE 39 - MISCELLANEOUS

         No failure, delay, forbearance or indulgence on the part of any party
in exercising any right, power or privilege hereunder shall operate as a waiver
thereof, or as an acquiescence in any breach, nor shall any single or partial
exercise of any right, power or remedy hereunder preclude any other or further
exercise thereof or the exercise of any other right, power or privilege. This
Lease and the rights and obligations in respect hereof shall be governed by, and
construed and interpreted in accordance with, the laws of the state within which
the Demised Premises is located. This Lease may be executed in any number of
counterparts, each of which shall be an original, and such counterparts together
shall constitute but one and the same instrument.

                                       18
<PAGE>

                          ARTICLE 40 - SECURITY DEPOSIT

         Lessee has paid an amount equal to Basic Rent for two full calendar
months (the "Security Deposit") to Lessor upon the delivery of this Lease as
security for the full and faithful performance by Lessee of each and every term,
provision, covenant and condition of this Lease on the part of Lessee to be
performed ("Lessee's obligations hereunder"). Lessee acknowledges that the
Security Deposit has been delivered by Lessor to Mortgagee as additional
security for Lessor's obligations secured by the Mortgage. If Lessee defaults in
respect of any of Lessee's obligations hereunder, including but not limited to
payment of Basic Rent or Additional Rent, Lessor may, but shall not be required
to, use, apply or retain the whole or any part of the security for the payment
of any Basic Rent and Additional Rent in default or to Lessor's damages arising
from such default, whether such damages or deficiency accrue before or after
summary proceedings or other reentry by Lessor. If Lessee shall fully and
faithfully comply with all of Lessee's obligations hereunder the security, or
any balance thereof, shall be returned to Lessee after the time fixed as the
expiration of the Term including any extension thereof) and after the removal of
Lessee and surrender of possession of the Demised Premises to Lessor. Whenever
and as often as the amount of the security held by Lessor shall be diminished by
Lessor's application thereof, Lessee shall, within ten (10) days after Lessor's
request therefor, deposit additional money with Lessor sufficient to restore the
security to the aforesaid original amount. In the absence of evidence
satisfactory to Lessor of an assignment by Lessee of the right to receive the
security, or the remaining balance thereof, Lessor may return the security to
the original Lessee, regardless of one or more assignments of this Lease. In
case of a sale or transfer of Lessor's interest, in the Demised Premises or any
other cessation of Lessor's interest therein, whether in whole or in part,
Lessor (or any successor to Lessor's interest) may pay over any unapplied part
of said security to any successor lessor hereunder and from and after such
payment Lessor (or such successor) shall be relieved of all liability with
respect thereto. The Lessor shall not be required to segregate the Security
Deposit or to pay interest thereon.

            [The remainder of this page is intentionally left blank]

                                       19
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have set their hands to this
instrument the day and year first above written.

LESSOR:                                    LESSEE:

REC LC, LLC                                HOLIDAY RV SUPERSTORES, INC.

By:                                        By:
    --------------------------                   ---------------------------
Name:  Paul E. Schedler                    Name:
                                                 ---------------------------
Title: Chief Financial Officer             Title:
       and Treasurer                             ---------------------------

                                       20
<PAGE>

                                   APPENDIX I

                                   DEFINITIONS

         Actual Knowledge by the Lessee with respect to any matter means
knowledge of such matter by an Executive Officer after due inquiry. Actual
Knowledge shall be presumed conclusively as to the content of any notice to
Lessee made in accordance with the provisions of this Lease.

         Additional Rent. All amounts which Lessee is required to pay or
discharge pursuant to this Lease in addition to Basic Rent (including, without
limitation, amounts payable on account of Taxes pursuant to Article 11 and on
account of insurance premiums pursuant to Article 13 and any amounts payable as
liquidated damages pursuant to Article 16) together with every penalty, overdue
interest and cost which may be added for nonpayment or late payment thereof

         Alteration is defined in Article 7.

         Basic Rent is defined in Article 3.

         Change of Control means

         (a)      The acquisition by an individual, entity or group (within the
meaning of Section 13(d)(3) or 14(d)(2) of the Securities Exchange Act of 1934,
as amended (the "Exchange Act")) of beneficial ownership (within the meaning of
Rule 13d-3 promulgated under the Exchange Act) of 30% or more of either (i) the
then outstanding shares of common stock of the Lessee (the "Outstanding Common
Stock") or (ii) the combined voting power of the then outstanding voting
securities of the Lessee entitled to vote generally in the election of directors
(the "Outstanding Voting Securities"); provided, however, that the following
acquisitions shall not constitute a Change of Control: (x) any acquisition by
any employee benefit plan (or related trust) sponsored or maintained by Lessee
or any of its subsidiaries, (y) any acquisition by any corporation with respect
to which, following such acquisition, more than 85% of, respectively, the then
outstanding shares of common stock of such corporation and the combined voting
power of the then outstanding voting securities of such corporation entitled to
vote generally in the election of directors, is then beneficially owned,
directly or indirectly, by all or substantially all of the individuals and
entities who were beneficial owners, respectively of the Outstanding Common
Stock and Outstanding Voting Securities in substantially the same proportions as
their ownership, immediately prior to such acquisition, of the Outstanding
Common Stock and Outstanding Voting Securities, as the case may be or (z) any
acquisition by an individual, entity or group that, pursuant to Rule 13d-1
promulgated under the Exchange Act, is permitted to, and actually does, report
its beneficial ownership of Outstanding Common Stock and Outstanding Voting
Securities on Schedule 13G (or any successor Schedule); provided further, that
if any such individual, entity or group subsequently becomes required to or does
report its ownership of Outstanding Common Stock and Outstanding Voting
Securities on Schedule 13D (or any successor Schedule) then, for purposes of
this Section 2(a), such individual, entity or group shall be deemed to have
first acquired, on the first date on which such

                                       21
<PAGE>

individual, entity or group becomes required to or does so file, beneficial
ownership of all of the Outstanding Common Stock and Outstanding Voting
Securities beneficially owned by it on such date; or

         (b)      Individuals who, as of the date hereof, constitute Lessee's
Board of Directors (the "Incumbent Board") cease for any reason to constitute at
least a majority of the Lessee's Board of Directors; provided, however, that any
individual becoming a director subsequent to the date hereof whose election, or
nomination for election by Lessee's shareholders, was approved by a vote of at
least a majority of the directors then comprising the Incumbent Board shall be
considered as though such individual were a member of the Incumbent Board, but
excluding, for this purpose, any such individual whose initial assumption of
office occurs as a result of either an actual or threatened election contest (as
such terms are used in Rule 14a-11 of Regulation 14A promulgated under the
Exchange Act) or other actual or threatened solicitation of proxies or consents;
or

         (c)      There is consummated a reorganization, merger or
consolidation, in each case, with respect to which all or substantially all of
the individuals and entities who were the beneficial owners, respectively, of
the Outstanding Common Stock and Outstanding Voting Securities immediately prior
to such reorganization, merger or consolidation, beneficially own, directly or
indirectly, less than 85% of, respectively, the then outstanding shares of
common stock and the combined voting power of the then outstanding voting
securities entitled to vote generally in the election of directors, as the case
may be, of the corporation (or any parent thereof) resulting from such
reorganization, merger or consolidation in substantially the same proportions as
their ownership, immediately prior to such reorganization, merger or
consolidation of the Outstanding Common Stock and the Outstanding Voting
Securities, as the case may be; or

         (d)      Approval by the shareholders of Lessee of a complete
liquidation or dissolution of Lessee or the consummation of the sale or other
disposition of all or substantially all of the assets of Lessee, other than to a
corporation with respect to which, following such sale or other disposition,
more than 85% of, respectively, the then outstanding shares of common stock of
such corporation and the combined voting power of the then outstanding voting
securities of such corporation entitled to vote generally in the election of
directors is then beneficially owned, directly or indirectly, by all or
substantially all of the individuals and entities who were the beneficial
owners, respectively, of the Outstanding Common Stock and Outstanding Voting
Securities immediately prior to such sale or other disposition in substantially
the same proportion as their ownership, immediately prior to such sale or other
disposition, of the Outstanding Common Stock and Outstanding Voting Securities,
as the case may be.

         Demised Premises is defined in Article 1.

         Destruction is defined in Article 9.

         Environmental Laws means and includes but shall not be limited to the
Resource Conservation and Recovery Act (42 U.S.C. ss. 6901 et seq.), as amended
by the Hazardous and Solid Waste Amendments of 1984, the Comprehensive
Environmental Response, Compensation and Liability Act (42 U.S.C. ss. 9601 et
seq.), as amended by the Superfund Amendments and Reauthorization Act of 1986,
the Hazardous Materials Transportation Act (49 U.S.C. ss. 1801 et.

                                       22
<PAGE>

seq.), the Toxic Substances Control Act (15 U.S.C. ss. 2601, et seq.) Clean Air
Act (42 U.S.C. ss. 7401 et seq.), the Clean Water Act (33 U.S.C. ss. 1251 et
seq.) the Federal Insecticide, Fungicide and Rodenticide Act (7 U.S.C. ss. 136
et seq.), the Occupational Safety and Health Act (29 U.S.C. ss. 651 et seq.) and
all applicable federal, state and local environmental laws, including
obligations under the common law, ordinances, rules, regulations and
publications, as any of the foregoing may have been or may be from time to time
amended, supplemented or supplanted, and any other federal, state or local laws,
including obligations under the common law, ordinances, rules, regulations and
publications, now or hereafter existing relating to regulation or control of
Hazardous Substances or environmental protection, health and safety.

         Executive Officer means the President, Executive Vice President, Chief
Financial Officer, Treasurer, Vice President or Director of Real Estate or if
such office does not exist, its closest equivalent.

         Hazardous Substances means (i) those substances included within the
definitions of identified as "hazardous substances," "hazardous materials," or
"toxic substances" in or pursuant to, without limitation, the Comprehensive
Environmental Response Compensation and Liability Act of 1980 (42 U.S.C. ss.
9601 et seq.) (CERCLA), as amended by Superfund Amendments and Reauthorization
Act of 1986 (Pub. L. 99-499, 100 Stat. 1613) (SARA), the Resource Conservation
and Recovery Act of 1976 (42 U.S.C., ss. 6901 et seq.) (RCRA), the Occupational
Safety and Health Act of 1970 (29 U.S.C. ss. 651 et seq.) (OSHA), and the
Hazardous Materials Transportation Act, 49 U.S.C. ss. 1801 et seq., and in the
regulations promulgated pursuant to said laws, all as amended; (ii) those
substances listed in the United States Department of Transportation Table (40
CFR 172.101 and amendments thereto) or by the Environmental Protection Agency
(or any successor agency) as hazardous substances (40 CFR Part 302 and
amendments thereto); (iii) any material, waste or substance which is or contains
(A) petroleum, including crude oil or any fraction thereof, natural gas, or
synthetic gas usable for fuel or any mixture thereof, (B) asbestos, (C)
polychlorinated biphenyls, (D) designated as "hazardous substance" pursuant to
Section 311 of the Clean Water Act, 33 U.S.C. ss. 1251 et seq., (33 U.S.C.
ss. 1321) or listed pursuant to Section 307 of the Clean Water Act (33 U.S.C.
ss. 1317); (E) flammable explosives; (F) radioactive materials; and (iv) such
other substances, materials and wastes which are or become regulated as
hazardous, toxic or "special wastes" under applicable local, state or federal
law, or the United States government, or which are classified as hazardous,
toxic or as "special wastes" under federal, state or local laws or regulations.

         Improvements is defined in Article 1.

         Indemnified Parties is defined in Article 20.

         Late Charge is defined in Article 3.

         Legal Requirements is defined in Article 11.

         Lessee's Loss is defined in Article 9.

         Lien is defined in Article 31

                                       23
<PAGE>

         Mortgage means a mortgage/deed of trust and/or security agreement dated
on or about the date hereof made by Lessor for the purchase of the Property, as
such mortgage/deed of trust and/or security agreement may be modified,
supplemented, split, consolidated, severed and/or restated from time to time and
any first mortgage loan replacing or refinancing the Mortgage, regardless of the
amount thereof.

         Mortgagee means the holder of the Mortgage.

         Permitted Encumbrances means, with respect to the Demised Premises: (a)
rights reserved to or vested in any municipality or public authority to condemn,
appropriate, recapture or designate a purchaser of the Demised Premises; (b) any
liens thereon for taxes, assessments and other governmental charges and any
liens of mechanics, materialmen and laborers for work or services performed or
material furnished in connection with the Demised Premises, which are not due
and payable, or the amount or validity of which are being contested as permitted
by Article 11 hereof and do not arise as a result of acts of Lessor, (c)
easements, rights-of-way, servitudes, zoning laws, use regulations, and other
similar reservations, rights and restrictions and other minor defects and
irregularities in the title to the Demised Premises existing on the date of this
Lease, (d) the lien of the Mortgage and any assignment of this Lease as further
security for the note or notes secured by the Mortgage; (e) all other matters
affecting title existing on the date of this Lease as set forth in Exhibit A.

         Person means any individual, corporation, partnership, limited
liability company, joint venture, joint stock company, trust, trustee of a
trust, unincorporated organization or government or governmental authority,
agency or political subdivision thereof.

         Taxes is defined in Article 11.

         Term is defined in Article 2 and includes any renewal options that are
exercised.

         Transfer means an assignment, mortgage, pledge, transfer, sublease,
license or other encumbrance or conveyance (voluntarily, by operation of law or
otherwise) of this Lease or the Demised Premises or any right, title or interest
in or created by this Lease or the Demised Premises.

                                       24
<PAGE>

                                   EXHIBIT A

                             Permitted Encumbrances

         1.       Utility easements as shown on plat number 2486, filed of
record February 1, 1994, recorded in Book 18, Pages 7-8, Miscellaneous Records.

         2.       Easement to the City of Las Cruces, filed of record on
December 28, 1966, recorded in Book 73, Page 89, Miscellaneous Records.

         3.       Easement to El Paso Electric Company and Mountain States
Telephone and Telegraph Company, filed of record on January 5, 1971, recorded in
Book 92, Pages 51-55, Miscellaneous Records.

         4.       Easement to El Paso Electric Company and Mountain States
Telephone and Telegraph Company, filed of record on July 25, 1988, recorded in
Book 230, Pages 669-670, Miscellaneous Records.

         5.       Easement to El Paso Electric Company and Mountain States
Telephone and Telegraph Company, filed of record on November 10, 1988, recorded
in Book 233, Pages 716-721, Miscellaneous Records.

         6.       Easement to El Paso Electric Company and Mountain States
Telephone and Telegraph Company, filed of record on November 2, 1964, recorded
in Book 63, Pages 320, Miscellaneous Records.

         7.       Easement to El Paso Electric Company and Mountain States
Telephone and Telegraph Company, filed of record on November 14, 1994, recorded
in Book 311, Pages 138-139, Miscellaneous Records.

                                       1

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