Document:

EXHIBIT 10.3

December 31, 2001

Rampart Services Corporation, L.L.C., et al.
                                      ------
700 Louisiana, Suite 2510
Houston, Texas  77002

Re:  TWELFTH AMENDMENT TO LOAN AGREEMENT (Twelfth Amendment) dated as of
     December  31,  2001,  by  and between Southwest Bank of Texas N.A. and
     Rampart  Services  Corporation,  L.L.C.,  et. al.
                                               -------

Gentlemen:

     This Twelfth Amendment is made and entered into as of the date above
between SOUTHWEST BANK OF TEXAS N.A. ("Bank") and Borrower (hereinafter defined)
                                       ----
to evidence the parties' agreement to modify and amend the existing Loan
Agreement, as last amended by the

     Eleventh Amendment to Loan Agreement dated effective as of June 30, 2001
(all capitalized terms which are defined in the Loan Agreement, as amended,
shall have the same meaning herein, unless expressly modified hereby).

     Borrower has requested that the Loan Agreement be modified and the Bank has
agreed to such modifications upon the terms set forth herein. For sufficient
consideration, the parties hereby agree that the Loan Agreement is modified to
the extent required to accomplish the intent of the specific modifications of
this Twelfth Amendment.

     The term "borrower" is hereby defined to include the following entities,
jointly and severally, RAMPART SERVICES CORPORATION, L.L.C., a Texas limited
liability company ("RSC"); RAMPART CAPITAL CORPORATION, a Texas corporation;
                    ---
RAMPART VENTURES CORPORATION, L.L.C., a Texas limited liability company; RAMPART
ACQUISITION CORPORATION, L.L.C., a Texas limited liability company; RAMPART
PROPERTIES, L.L.C., a Nevada limited liability company; IGBAF, L.L.C., a Texas
limited liability company; IGBF, L.L.C., a Texas limited liability company;
NEWPORT FUND, , L.L.C., an Oklahoma limited liability company; LEISSNER'S, INC.,
a Texas corporation; RAMPART NEWPORT CORPORATION, L.L.C., a Texas limited
liability company; SOURCEONE CAPITAL GROUP, L.L.C., a Nevada limited liability
company; and RAMPART ALLIANCE CORPORATION, a Texas corporation; provided,
however, as to filings with the Bank and compliance issues under the Loan
Agreement, RSC shall be the entity primarily responsible for confirming to the
Bank all compliance matters under the Loan Agreement unless otherwise agreed to
in writing by the Bank.

     This Twelfth Amendment modifies the Loan Agreement to accomplish the
following:

<PAGE>
     1.   To extend the term of the Note to allow Borrower to supply additional
          information to the Bank; and

     2.   The term "Note" shall be that certain promissory note of even date
          herewith from Borrower to the Bank in the face amount of $3,000,000.00
          due and payable on or before March 31, 2002.

     To the extent that the terms and provisions of the  Loan Agreement require
modification to accomplish the specific terms set forth above, the parties agree
that they shall cooperate to permit advances upon the terms set forth above.

     The representations and warranties of Borrower contained in the Loan
Agreement and the other Security Instruments and otherwise made in writing by or
on behalf of the Borrower pursuant to the Loan Agreement and the other Security
Instruments were true and correct when made, and are true and correct in all
material respects at and as of the time of delivery of this Twelfth Amendment.

     Borrower has performed and complied with all Loan Agreements and conditions
contained in the Loan Agreement and the Security Instruments required to be
performed or complied with by Borrower prior to or at the time of delivery of
this Twelfth Amendment.

     There exists, and after giving effect to this Twelfth Amendment will exist,
no default or Event of Default, or any condition, or act which constitutes, or
with notice or lapse of time (or both) would constitute an Event of Default
under any loan agreement, note agreement, or trust indenture to which the
Borrower is a party, including without limitation, the Loan Agreement, the Note
and the Security Instruments, to the knowledge of the parties hereto.

     Nothing in this Twelfth Amendment is intended to amend any of the
representations or warranties contained in the Loan Agreement.

     Borrower represents that this is a commercial, business and/or investment
transaction and that the proceeds of the Note have not and will not be used for
personal, family, household or residential purposes; that all disclosures, if
any, required by law have been received by Borrower prior to the execution
hereof; and requests that Bank rely upon this representation, and the Bank has
relied upon the representations and warranties contained in this Twelfth
Amendment in agreeing to the amendments and supplements to the Loan Agreement
set forth herein.

     Except as otherwise expressly provided herein, the Loan Agreement, the
Security Instruments, the Note and the other instruments and agreements referred
to therein are not amended, modified or affected by this Twelfth Amendment.
Except as expressly set forth herein, all of the terms, conditions, covenants,
representations, warranties and all other provisions of the Loan Agreement are
herein ratified and confirmed and shall remain in full force and effect.

     On and after the date on which this Twelfth Amendment becomes effective,
the terms, "this Loan Agreement," "hereof," "herein," "hereunder" and terms of
like import, when used herein or in the Loan Agreement shall, except where the
context otherwise requires, refer to the Loan Agreement, as amended by this
Twelfth Amendment.

     This Twelfth Amendment may be executed in two or more counterparts, and it
shall not be necessary that the signatures of all parties hereto be contained on
any one counterpart hereof; each counterpart shall be deemed an original, but
all of which together shall constitute one and the same instrument.

     It is understood between the parties hereto that Borrower shall provide
Bank, at Borrower's expense, all other reports, further agreements and
instruments, title policies, surveys, and other documentation as reasonably
requested during the term of the Note, so as to preserve, protect and perfect,
or maintain the perfection, of all liens

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 3

created by the instruments securing payment of the Note or other required
documentation so that Bank shall have all documentation necessary to comply with
Bank's internal lending policies and that documentation required by any
applicable regulatory agency/authority.

     All notices to Borrower shall be sent to the address set forth above.

     All the parties executing this Twelfth Amendment on behalf of Borrower
represent that the representations and statements in the respective Officer's
Certificates furnished to the Bank for the Eleventh Amendment are in full force
and effect through the date hereof and are by this reference restated and
confirmed in full as though set forth in full herein by the undersigned
officers.

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 4

     NOTICE TO OBLIGORS: THIS DOCUMENT AND ALL OTHER DOCUMENTS RELATING TO THIS
     ------------------
LOAN CONSTITUTE A WRITTEN LOAN AGREEMENT WHICH REPRESENTS THE FINAL AGREEMENT
BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR,
CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS BETWEEN THE PARTIES. THERE ARE NO
UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES TO THIS LOAN. THE TERM "PARTIES"
INCLUDES THE UNDERSIGNED PERSONS AND ENTITIES. THE TERM "LOAN" INCLUDES THIS
AGREEMENT AND THE DOCUMENTS REFERENCED HEREIN.

     IN WITNESS WHEREOF, the parties hereto have caused this Twelfth Amendment
to be executed on the date first set forth above but in all respects effective
as of December 31, 2001.

     BORROWER:              RAMPART SERVICES CORPORATION, L.L.C.,
     ---------
                                 a Texas limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                    RAMPART CAPITAL CORPORATION,
                                    a Texas corporation

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 5

                                RAMPART VENTURES CORPORATION, L.L.C.,
                                a Texas limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                RAMPART ACQUISITION CORPORATION, L.L.C.,
                                a Texas limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                RAMPART PROPERTIES,  L.L.C.,
                                a Nevada limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 6

                                IGBAF, L.L.C.,
                                a Texas limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                IGBF, L.L.C.,
                                a Texas limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                NEWPORT FUND, L.L.C.
                                an Oklahoma limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 7

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 8

                                LEISSNER'S INC.,
                                a Texas corporation

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                RAMPART NEWPORT CORPORATION, L.L.C.,
                                a Texas limited liability company

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                SOURCEONE CAPITAL GROUP, L.L.C.,
                                a Nevada limited liability company

                                By:  Rampart Properties, L.L.C.,
                                         its Manager

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

                                RAMPART ALLIANCE CORPORATION,
                                a Texas corporation

                                    By:
                                        ---------------------------------------
                                    J. H. Carpenter, President

<PAGE>
Rampart Services Corporation, L.L.C., et el.
                                      ------
December 31, 2001
Page 9

     BANK:                      SOUTHWEST BANK OF TEXAS N.A.
     -----

                                    By:
                                       ----------------------------------------
                                               Michael R. Adams
                                                Vice President

<PAGE>EXHIBIT 10.16

                             MODIFICATION AGREEMENT
                            -----------------------

     This  MODIFICATION  AGREEMENT ("Agreement") is entered into effective as of
the 15th  day of December, 2001, by and between SOUTHWEST BANK OF TEXAS, N.A., a
national  banking  association  ("Lender"),  and  GREATER HOUSTON GULF PARTNERS,
LTD.,  a  Texas  limited  partnership  ("Borrower").

                              W I T N E S S E T H
                              - - - - - - - - - -

     WHEREAS,  Lender made a loan (the "Loan") to Borrower on December 15, 1999,
in  the maximum principal amount of TWO MILLION NINE HUNDRED FIFTY-FIVE THOUSAND
AND  NO/100  DOLLARS  ($2,955,000.00);  and

     WHEREAS,  Lender  and  Borrower  executed  that  certain  Construction Loan
Agreement  ("Loan  Agreement")  dated December 15, 1999, pertaining to the Loan;
and

     WHEREAS,  the  Borrower  executed  and  delivered  to  Lender  that certain
Promissory  Note  (as  same may have been heretofore amended, the "Note"), dated
December  15,  1999,  payable  to  the  order  of  Lender  in  the amount of and
evidencing  the  Loan;  and

     WHEREAS,  the  Borrower  executed  and delivered to Lender (i) that certain
Deed of Trust, Security Agreement and Assignment of Rents (as same may have been
heretofore  amended,  the  "Deed  of Trust") dated of even date with the Note to
George  M.  Marshall,  as  trustee  ("Trustee"),  for the benefit of the Lender,
recorded in the Official Public Records of Real Property of Harris County, Texas
under Clerk's File No. U168686, covering certain real property located in Harris
County,  Texas,  and  more particularly described in the Deed of Trust, together
with  all  improvements,  appurtenances,  other  properties  (whether  real  or
personal), rights and interests described in and encumbered by the Deed of Trust
(the  "Property"), to secure the payment of the Note and performance by Borrower
of  the  other  obligations  set  forth  in  the  Security  Documents (as herein
defined), and (ii) that certain Deed of Trust, Security Agreement and Assignment
of  Rents (as same may have been heretofore amended, the "Second Deed of Trust,"
and  together  with the Deed of Trust, sometimes referred to collectively herein
as  the  "Deed  of  Trust"),  dated  March  10,  2000, to George M. Marshall, as
trustee,  for the benefit of the Lender, recorded in the Official Public Records
of  Real  Property  of  Harris  County,  Texas  under  Clerk's File No. U303929,
covering  certain  additional real property located in Harris County, Texas, and
more  particularly  described  in  the  Second  Deed of Trust, together with all
improvements, appurtenances, other properties (whether real or personal), rights
and  interests  described  in  and  encumbered  by the Second Deed of Trust (the
"Additional  Property,"  and  together  with the Property, sometimes referred to
herein  collectively  as  the  "Property"), to further secure the payment of the
Note  and  performance  by  Borrower  of  the other obligations set forth in the
Security  Documents  (as  herein  defined);  and

MODIFICATION AGREEMENT - PAGE 1

<PAGE>
     WHEREAS,  the  Borrower  executed  and  delivered  to  Lender  that certain
Assignment  of  Rents  and Leases (as same may have been heretofore amended, the
"Assignment"), dated of even date with the Note, recorded in the Official Public
Records of Real Property of Harris County, Texas under Clerk's File No. U168687,
assigning  to  Lender  all  rents,  leases, income, revenues, issues and profits
which  may  arise from the operation or ownership of the Property, to secure the
payment  of  the  Note  and performance by Borrower of the other obligations set
forth  in  the  Security  Documents;  and

     WHEREAS, the Borrower caused to be issued by First American Title Insurance
Company  of  Texas  (the "Title Company") that certain Mortgagee Policy of Title
Insurance  (the "Policy") No.  M963099, dated January 10, 2000, in the amount of
the Note, insuring the dignity and priority of the lien created and evidenced by
the  Deed  of  Trust;  and

     WHEREAS,  the  Borrower  caused James Emerson and Schuyler Pulford (whether
one  or  more,  the  "Guarantor")  to execute and deliver to Lender that certain
Guaranty  Agreement  ("Guaranty")  dated of even date with the Note guaranteeing
payment  of  the  Note  and  all the other monetary obligations contained in the
Security  Documents  and performance by Borrower of the other obligations as set
forth  in  the  Security  Documents;  and

     WHEREAS,  in  connection with a partial casualty of the Property, a portion
of  the  indebtedness under the Note has been repaid, and Borrower has requested
that Lender readvance a portion of such funds to Borrower in connection with the
continued  renovation  of  the  Property  by  Borrower;  and

     WHEREAS, the Lender and Borrower now propose to modify certain of the terms
and  provisions  of  the  Loan  Agreement, the Assignment, the Note, the Deed of
Trust  and  the  other  related  documents executed by Borrower or third parties
pertaining  to,  evidencing  or  securing  the Loan (collectively, the "Security
Documents").

     NOW,  THEREFORE,  for  and  in consideration of the premises and the mutual
covenants  and  agreements  contained  herein,  and  for other good and valuable
consideration,  the  receipt  and  sufficiency of which are hereby acknowledged,
Lender  and  Borrower  hereby  agree  as  follows:

     1.     Current  Note  Balance.  As  of  the  effective  date  hereof, after
            ----------------------
crediting  the amount of any insurance proceeds received by Lender in connection
with  the Property, the current outstanding principal balance of the Note is ONE
MILLION  TWO  HUNDRED  THIRTY-SEVEN  THOUSAND FOUR HUNDRED EIGHTY-ONE AND 40/100
DOLLARS  ($1,237,481.40).

MODIFICATION AGREEMENT - PAGE 2

<PAGE>
     2.     Extension  of  Maturity.  The  maturity  date  of the Note is hereby
            -----------------------
extended until December 15, 2002, when the unpaid principal balance of the Note,
together with all accrued but unpaid interest thereon, shall be due and payable.
The  Borrower  hereby  renews,  but does not extinguish, the Note and the liens,
security  interests  and  assignments created and evidenced by the Deed of Trust
and  other  Security Documents, and in this regard all of the Security Documents
are  hereby  renewed  and modified by extending the maturity date thereof as set
forth above.  Borrower covenants to observe, comply with and perform each of the
terms  and  provisions  of  the  Security  Documents,  as  modified  hereby.

     3.     Payment  of  Extension  and Renewal Fee.  Contemporaneously with the
            ---------------------------------------
execution  and  delivery  of this Agreement, Borrower shall remit to Lender cash
funds  in  the amount of NINE THOUSAND AND NO/100 DOLLARS ($9,000.00), which sum
shall be in payment of an extension  and renewal fee due to Lender as additional
consideration  for  the  extension of the maturity date of the Note as set forth
herein.

     4.     Interest  Rate.  Commencing  on  December  15,  2001, and continuing
            --------------
until  the  Maturity  Date,  interest  on  the principal balance of the Note, as
modified  hereby,  from  time  to  time remaining unpaid prior to maturity shall
accrue  and be payable at a rate equal to the lesser of (a) the Maximum Rate (as
                                              ------
defined  in the Note), or (b) the greater of (x) seven percent (7.0%) or (y) the
                                  -------
Prime  Rate  (as  defined in the Note) plus two percent (2.0%).  Interest on the
Note  shall  be calculated at a daily rate based on a 360-day year, but never in
excess  of  the  Maximum  Rate.

     5.     Modification  of  Terms  of Payment of the Note.  From and after the
            -----------------------------------------------
date  hereof,  the  Note  shall  due  and  payable  as  follows:

          Interest  shall  be  calculated  on a daily basis and shall be payable
     monthly  on  each  Interest Payment Date (as defined in the Note) until and
     including  November  15, 2002. On the Maturity Date, all accrued and unpaid
     interest hereon and the entire unpaid principal balance hereof shall be due
     and  payable  in  full.

     6.     Acknowledgment  By  Borrower.  Except as otherwise specified herein,
            ----------------------------
the  terms  and  provisions hereof shall in no manner impair, limit, restrict or
otherwise  affect  the  obligations of Borrower or any third party to Lender, as
evidenced  by  the Security Documents.  Borrower hereby acknowledges, agrees and
represents  that (i) Borrower is indebted to Lender pursuant to the terms of the
Note  as  modified  hereby;  (ii)  the liens, security interests and assignments
created  and  evidenced  by  the Security Documents are, respectively, valid and
subsisting  liens,  security interests and assignments of the respective dignity
and  priority  recited  in  the Security Documents; (iii) there are no claims or
offsets against, or defenses or counterclaims to, the terms or provisions of the
Security  Documents,  and  the  other  obligations  created  or evidenced by the
Security  Documents;  (iv)  Borrower  has  no  claims,  offsets,  defenses  or
counterclaims arising from any of Lender's acts or omissions with respect to the
Property,  the  Security  Documents  or  Lender's performance under the Security
Documents  or  with  respect  to  the  Property;  (v)  the  representations  and

MODIFICATION AGREEMENT - PAGE 3

<PAGE>
warranties  contained  in  the  Security  Documents  are  true  and  correct
representations  and  warranties  of  Borrower and third parties, as of the date
hereof;  and (vi) Lender is not in default and no event has occurred which, with
the  passage  of  time, giving of notice, or both, would constitute a default by
Lender  of  Lender's  obligations under the terms and provisions of the Security
Documents.  To  the  extent  Borrower  now  has, or in the future possesses, any
claims,  offsets,  defenses  or counterclaims against Lender or the repayment of
all  or  a  portion  of the Loan, whether known or unknown, fixed or contingent,
relating  to  matters  occurring  prior  to the date hereof, the same are hereby
forever  irrevocably  waived  and  released  in  their  entirety.

     7.     Joinder  of  Guarantors.  Each  of  the  Guarantors  joins  in  the
            -----------------------
execution  hereof  for  the  purpose  of (i) acknowledging and consenting to the
terms  and  provisions  hereof, (ii) ratifying, confirming and agreeing that the
Guaranty  is and shall remain in full force and effect, (iii) acknowledging that
there  are  no  claims  or offsets against, or defenses or counterclaims to, the
terms  and  provisions  of  and  the  obligations  created  and evidenced by the
Guaranty,  as  amended,  and  (iv)  certifying  that  the  representations  and
warranties contained in the Guaranty remain true and correct representations and
warranties  of  Guarantor  as  of  the  date  hereof.

     8.     Joinder  of  Subordinate Lienholder.  Lender previously consented to
            -----------------------------------
the creation of a lien on all or a portion of the Property, which lien, in favor
of  RAMPART  PROPERTIES  CORPORATION,  a  Nevada  corporation  ("Rampart"),  is
expressly  subordinate  and  inferior  in all respects to the liens and security
interests  of  the  Deed  of  Trust,  the  Second Deed of Trust and the Security
Documents.  RAMPART  PROPERTIES,  LLC,  a  Nevada  limited  liability  company
("Subordinate  Lienholder"), is the successor by merger to Rampart.  Subordinate
Lienholder  joins herein for the purpose of  (i) acknowledging and consenting to
the  modification  of the Loan and the Security Documents in accordance with the
terms  hereof, and (ii) agreeing that, notwithstanding anything contained herein
or  in  any  of  the  Security Documents to the contrary, the liens and security
interests  of  the  Deed  of  Trust,  the  Second Deed of Trust and the Security
Documents  as  modified hereby are and shall remain in all respects superior and
prior  to  the  liens and security interests held by the Subordinate Lienholder.

     9.     No Waiver of Remedies.  Except as may be expressly set forth herein,
            ---------------------
nothing  contained in this Agreement shall prejudice, act as, or be deemed to be
a  waiver of any right or remedy available to Lender by reason of the occurrence
or  existence  of  any  fact, circumstance or event constituting a default under
either  of  the  Note  or  any  of  the  other  Security  Documents.

     10.     Costs  and  Expenses.  Contemporaneously  with  the  execution  and
             --------------------
delivery  hereof,  Borrower shall pay, or cause to be paid, all reasonable costs
and  expenses  incident to the preparation, execution and recordation hereof and
the  consummation  of  the  transaction  contemplated hereby, including, but not
limited  to,  recording  fees, title insurance policy or endorsement premiums or
other  charges  of  the Title Company, and reasonable fees and expenses of legal
counsel  to  Lender.

MODIFICATION AGREEMENT - PAGE 4

<PAGE>
     11.     Additional  Documentation.  From  time  to  time,  Borrower  shall
             -------------------------
execute  or  procure  and deliver to Lender such other and further documents and
instruments  evidencing,  securing  or  pertaining  to  the Loan or the Security
Documents as shall be reasonably requested by Lender so as to evidence or effect
the  terms  and  provisions  hereof.

     12.     Effectiveness  of  the  Security  Documents.  Except  as  expressly
             -------------------------------------------
modified by the terms and provisions hereof, each of the terms and provisions of
the  Security  Documents  are hereby ratified and shall remain in full force and
effect;  provided,  however, that any reference in any of the Security Documents
to  the  Loan, the amount constituting the Loan, any defined terms, or to any of
the other Security Documents shall be deemed, from and after the date hereof, to
refer  to  the Loan, the amount constituting the Loan, defined terms and to such
other  Security  Documents,  as  modified  hereby.

     13.     GOVERNING  LAW.  THE  TERMS AND PROVISIONS HEREOF SHALL BE GOVERNED
             --------------
BY  AND  CONSTRUED  IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS, EXCEPT AS
OTHERWISE  EXPRESSLY  PROVIDED  HEREIN.

     14.     Time.  Time  is  of the essence in the performance of the covenants
             ----
contained  herein  and  in  the  Security  Documents.

     15.     Binding  Agreement.  This  Agreement  shall  be  binding  upon  the
             ------------------
successors  and  assigns of the parties hereto; provided, however, the foregoing
shall  not  be deemed or construed to (i) permit, sanction, authorize or condone
the  assignment  of all or any part of the Property or any of Borrower's rights,
titles  or  interests  in and to the Property, except as expressly authorized in
the  Security  Documents,  or  (ii)  confer  any right, title, benefit, cause of
action  or remedy upon any person or entity not a party hereto, which such party
would  not  or  did  not  otherwise  possess.

     16.     Headings.  The section headings hereof are inserted for convenience
             --------
of  reference  only  and  shall in no way alter, amend, define or be used in the
construction  or  interpretation  of  the  text  of  such  section.

     17.     Construction.  Whenever  the  context hereof so requires, reference
             ------------
to  the singular shall include the plural and likewise, the plural shall include
the  singular;  words  denoting gender shall be construed to mean the masculine,
feminine  or  neuter, as appropriate; and specific enumeration shall not exclude
the  general,  but  shall  be construed as cumulative of the general recitation.

     18.     Severability.  If  any  clause or provision of this Agreement is or
             ------------
should ever be held to be illegal, invalid or unenforceable under any present or
future  law  applicable  to  the terms hereof, then and in that event, it is the
intention  of  the parties hereto that the remainder of this Agreement shall not
be  affected  thereby, and that in lieu of each such clause or provision of this
Agreement  that  is  illegal, invalid or unenforceable, such clause or provision
shall  be judicially construed and interpreted to be as similar in substance and
content  to  such  illegal, invalid or unenforceable clause or provision, as the

MODIFICATION AGREEMENT - PAGE 5

<PAGE>
context  thereof  would  reasonably suggest, so as to thereafter be legal, valid
and  enforceable.

     19.     Counterparts.  To  facilitate  execution,  this  Agreement  may  be
             ------------
executed in as many counterparts as may be convenient or required.  It shall not
be  necessary  that  the  signature and acknowledgment of, or on behalf of, each
party,  or that the signature and acknowledgment of all persons required to bind
any  party,  appear  on  each  counterpart.  All counterparts shall collectively
constitute  a  single  instrument.  It shall not be necessary in making proof of
this  Agreement  to  produce  or  account  for  more  than  a single counterpart
containing  the  respective  signatures  and acknowledgment of, or on behalf of,
each  of  the  parties  hereto.  Any  signature  and  acknowledgment page to any
counterpart  may  be  detached from such counterpart without impairing the legal
effect  of the signatures and acknowledgments thereon and thereafter attached to
another  counterpart  identical  thereto except having attached to it additional
signature  and  acknowledgment  pages.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
                         [SIGNATURES ON FOLLOWING PAGES]

MODIFICATION AGREEMENT - PAGE 6

<PAGE>
EXECUTED effective as of the date first above written.

                               LENDER:
                               -------

                               SOUTHWEST BANK OF TEXAS, N.A., a national
                               banking association

                               By:
                                  ----------------------------------------------
                                      Noel M. Byrne
                                      Senior Vice President

                               BORROWER:
                               --------

                               GREATER HOUSTON GULF PARTNERS, LTD., a Texas
                               limited partnership

                               By:  Greater Houston Gulf Partners, G.P., Inc., a
                                    Texas corporation

                               By:
                                  ----------------------------------------------
                                    James  Emerson,  Vice  President

                               GUARANTORS:
                               ----------

                               -----------------------------------------------
                               JAMES  EMERSON

                               -----------------------------------------------
                               SCHUYLER  PULFORD

MODIFICATION AGREEMENT - PAGE 7

<PAGE>
                                SUBORDINATE LIEN HOLDER:
                                -----------------------

                                RAMPART PROPERTIES, LLC, a Nevada limited
                                liability company

                                By:
                                   ---------------------------------------------
                                   Charles W. Janke, Chief Executive Officer

THE STATE OF TEXAS     Sec.
                       Sec.
COUNTY OF HARRIS       Sec.

     This instrument was acknowledged before me on this the ___ day of December,
2001,  by Noel M. Byrne, Senior Vice President of SOUTHWEST BANK OF TEXAS, N.A.,
a  national  banking  association,  on  its  behalf.

                                  ----------------------------------------------
                                  Notary Public in and for
                                  The State of T E X A S

THE STATE OF TEXAS     Sec.
                       Sec.
COUNTY OF HARRIS       Sec.

     This  instrument  was  acknowledged  before  me  on  this  the  ____ day of
December,  2001,  by  James  Emerson,  Vice  President  of  Greater Houston Gulf
Partners,  G.P.,  Inc.,  a Texas corporation, general partner of GREATER HOUSTON
GULF PARTNERS, LTD., a Texas limited partnership, on behalf of said corporation,
as  general  partner  of  said  limited  partnership.

                                  ----------------------------------------------
                                  Notary Public in and for
                                  The State of T E X A S

MODIFICATION AGREEMENT - PAGE 8

<PAGE>
THE STATE OF TEXAS     Sec.
                       Sec.
COUNTY OF HARRIS       Sec.

     This instrument was acknowledged before me on this the ___ day of December,
2001,  by  JAMES  EMERSON.

                                  ----------------------------------------------
                                  Notary Public in and for
                                  The State of T E X A S

THE STATE OF TEXAS   Sec.
                     Sec.
COUNTY OF HARRIS     Sec.

     This instrument was acknowledged before me on this the ___ day of December,
2001,  by  SCHUYLER  PULFORD.

                                  ----------------------------------------------
                                  Notary Public in and for
                                  The State of T E X A S

THE STATE OF TEXAS   Sec.
                     Sec.
COUNTY OF HARRIS     Sec.

     This  instrument  was  acknowledged  before  me  on  this  the  ____ day of
December,  2001,  by  Charles  W.  Janke,  Chief  Executive  Officer  of RAMPART
PROPERTIES,  LLC,  a Nevada limited liability company, on behalf of said limited
liability  company.

                              --------------------------------------------------
                              Notary Public in and for
                              The State of T E X A S

MODIFICATION AGREEMENT - PAGE 9

<PAGE>

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