Document:

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Exhibit 10.15

                                SWAP TRANSACTION

Date:  15 September 1999

         The purpose of this letter agreement is to confirm the terms and
conditions of the Swap Transaction entered into between:

                    MORGAN GUARANTY TRUST COMPANY OF NEW YORK

                                       and

                        SUMMIT PROPERTIES PARTNERSHIP LP

         On the Trade Date and identified by the Morgan Deal Number specified
below (the "Swap Transaction"). This letter agreement constitutes a Confirmation
as referred to in the agreement specified below.

         The definitions and provisions contained in the 1991 IDA Definitions as
supplemented by the 1998 IDA Supplement (as published by the International Swaps
and Derivates Association, Inc.) are incorporated into this Confirmation. In the
event of any inconsistency between those definitions and provisions and this
Confirmation, this Confirmation will govern.

         This Confirmation represents an amendment and restatement of any prior
documents or other confirming communications between the parties with respect to
the Swap Transaction.

         Morgan Guaranty Trust Company of New York is, together with other
United Kingdom listed institutions, subject to the Bank of England's Code of
Conduct. In connection therewith, this and certain future wholesale money market
transactions will be outside the Financial Services Act, but you will have the
benefit of the Code of Conduct.

1. If MORGAN GUARANTY TRUST COMPANY OF NEW YORK ("Morgan") and SUMMIT PROPERTIES
PARTNERSHIP LP (the "Counterparty") are parties to a Master Agreement, Interest
Rate and Currency Exchange Agreement or other similar Agreement (a "Swap
Agreement"), this Confirmation supplements, forms a part of, and is subject to
such Swap Agreement, this Confirmation supplements, forms a part of, and is
subject to the Swap Agreement most recently executed between the parties.

         If Morgan and the Counterpart are not yet parties to a Swap Agreement,
the parties agree that this Transaction will be documented under a master
agreement to be entered into on the basis of the printed form of Master
Agreement (Multicurrency-Cross Border) published by the International Swaps and
Derivatives Association, Inc., together with such changes as shall be agreed
between the parties (the "Master Agreement"). Upon execution and delivery by the
parties of the Master Agreement, this Confirmation shall supplement, form a part
of, and be subject to such Master Agreement. Until the parties execute and
deliver the Master Agreement,

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this Confirmation shall supplement, form a part of, and be subject to the
printed form of Master Agreement published by IDA, as if the parties had
executed that agreement (but without any Schedule thereto) on the Trade Date of
this Transaction.

The parties hereby agree that if they have not executed a Master Agreement,
together with a Credit Support Annex, within 60 Calendar days from the Trade
Date, Morgan shall have the right (in its sole discretion) to terminate this
transaction on any Business Day (such day being referred to herein as an
"Elective Termination Date"). Any such termination shall be referred to as an
"Effective termination" and the Counterpart will be deemed the Affected Party.

2. The terms of the particular Swap Transaction to which this Confirmation
relates are as follows:

Morgan Deal Number                  406306

Trade Date:                         14 September 1999

Effective Date:                     16 September 1999, subject to adjustment in
                                    accordance with the Modified Following
                                    Business Day convention

Termination Date:                   15 December 2003, subject to adjustment in
                                    accordance with the Modified Following
                                    Business Day Convention

FIXED AMOUNTS:

Fixed Rate Payer:                   Morgan

Notional Amount:                    30,000,000.00 USD

Fixed Rate Payer Payment Dates:     Each 15 December, 15 June starting with 15
                                    December 1999 up to, and including, the
                                    Termination Date, subject to adjustment in
                                    accordance with the Following Business Day
                                    Convention and there will be no adjustment
                                    to the Calculation Period.

Fixed Rate:                         6.625000 percent

Fixed Rate Day Count Fraction:      30/360

Initial Calculation Period:         From 16 September 1999 to 15 December 1999,
                                    subject to adjustment in accordance with the
                                    Following Business Day Convention.

FLOATING AMOUNT:

                                       2
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Floating Rate Payer:                Counterparty

Notional Amount:                    30,000,000.00 USD

Floating Rate Payer Payment Dates:  Each 15 December, 15 March, 15 June, 15
                                    September starting with 15 December 1999 up
                                    to, and including, the Termination Date,
                                    subject to adjustment in accordance with the
                                    Modified Following Business Day Convention
                                    and there will be an adjustment to the
                                    Calculation Period.

Floating Rate Option:               USD-LIBOR-BBA

Designated Maturity:                3 Month

Spread:                             Plus 0.110000 percent

Floating Rate Day Count Fraction:   Actual/360

Reset Dates:                        The first day of each Calculation Period.

Compounding:                        Inapplicable

Initial Calculation Period:         From 16 September 1999 to 15 December 1999,
                                    subject to adjustment in accordance with the
                                    Modified Following Business Day Convention.

Floating Rate for Initial
calculation Period:                 5.510000 percent (Excluding Spread where
                                    applicable)

Payment Business Day Locations for
Counterpart:                        London, New York

Payment Business Day Locations
for Morgan:                         London, New York

Payments will be:                   Net

ADDITIONAL COMMENTS:

         CREDIT ENHANCEMENT. This Confirmation is supplemented by the standard
form of IDA Credit Support Annex which is hereby incorporated by reference
together with the following additional provisions pursuant to which the
Counterpart is required to deliver Eligible Collateral to Morgan. This Section
will be superceded by any Credit Support Annex executed between Morgan and the
counterparty after the Trade Date hereof. The provisions contained in this
Section of this Confirmation are deemed to be Paragraph 13 - "Elections and
Variables" for the

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purposes of the Credit Support Annex and together with the Credit Support Annex
shall constitute a Credit Support Document with respect to the counterparty.
Capitalized terms used herein and not otherwise defined shall have the meanings
given terms in the Credit Support Annex.

Eligible Collateral:                Cash, Treasury Bills, Treasury Notes,
                                    Treasury Bonds and Agency Securities (as
                                    defined below) in accordance with the
                                    valuation percentages set forth in Exhibit
                                    A.

Custodian:                          Any mutually agreed upon Bank (as defined in
                                    the Federal Deposit Insurance Act) having a
                                    Long-Term Debt Rating of BBB+/Baa1 or
                                    higher.

                                    "Long Term Debt Rating" means, with respect
                                    to a party, the rating assigned by either
                                    S&P or Moody's to the long term, unsecured
                                    and unsubordinated indebtedness of such
                                    party. "Moody's" means Moody's Investors
                                    Service, Inc. "S&P" means Standard & Poor's
                                    Ratings Group.

Use of Posted Collateral:           The provisions of Paragraph 6(c) shall
                                    apply.

Substitution of Collateral:         Consent required.

Valuation Date:                     Any Local Business Day.

Minimum Transfer Amount:            $100,000, provided, however, that if any
                                    Event of Default has occurred and is
                                    containing with respect to the Counterpart,
                                    the Minimum Transfer Amount shall be $0.

Delivery Amount:                    Shall have the meaning specified in
                                    Paragraph 3(a).

Return Amount:                      Shall have meaning specified in Paragraph
                                    3(b).

Credit Support Amount:              Shall have the meaning specified in
                                    Paragraph 3(c).

                                       4
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Rounding:                           Delivery and Return Amounts will be rounded
                                    to the nearest $10,000.

         "THRESHOLD" means, with respect to the Counterpart the amounts
determined on the basis of the lower of the Long Term Debt Ratings by Moody's or
S&P as set forth in the following table, provided, however, that if (i) the
Counterpart has not Long Term Debt Rating, or (ii) an Event of Default has
occurred and is continuing with respect to the Counterparty, the Threshold shall
be U.S. $0:

               LONG TERM DEBT RATING                 THRESHOLD
                   (S&P/MOODY'S)                   COUNTERPARTY
                   -------------                   ------------
                      AAA/Aaa                           $25
                      AA+/Aa1                           $25
                      AA/Aa2                            $25
                      AA-/Aa3                           $25
                       A+/A1                            $25
                       A/A2                             $25
                       A-/A3                            $25
                     BBB+/Baa1                          $10
                     BBB/Baa2                           $7
                     BBB/Baa3                           $5
                  Below BB-/Baa3                        $0

                  i.       The cross default provision of section 5(a)(vi) of
                           the Agreement shall apply to both parties with
                           regarding to any obligation in respect of borrowed
                           money and commitments to lend in an aggregate amount
                           of not less than the threshold amount which for
                           Morgan shall be 3 percent of the total stockholders
                           equity of Morgan and which for the counterparty shall
                           be an amount reflective of its credit as agreed to by
                           the parties.

                  ii.      The credit event upon a merger provisions of section
                           5(b)(iv) of the Agreement shall not apply to Morgan.

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3. Account Details

PAYMENTS TO MORGAN:

Account for payments in USD         Morgan Guaranty Trust Co. of New York
                                    ABA 021 000 238

Favour:                             Morgan Guaranty Trust Co. of New York
                                    London Branch

Account No.:                        670 07 054

Reference:                          Swaps Group

PAYMENTS TO COUNTERPARTY:

Account for payments in USD:

Favour:                             SUMMIT PROPERTIES PARTNERSHIP LP

ABA/Bank No.:

Account No.:

Reference:

4. Offices

         (a)      The Office of Morgan for the Swap transaction is LONDON: and

         (b)      The Office of the Counterparty for the Swap Transaction is
                  CHARLOTTE

         All enquiries regarding payments and/or rate resettings only should be
         sent to:

         Morgan Guaranty Trust Company of New York
         60 Victoria Embankment
         London, EC4Y OJP

         Attention:        Derivatives Processing Center
         Telephone:        011 44 171 325 3783
         Facsimile:        011 44 171 325 7400
         Telex    :        896631 MGT G
         Cable:            Morgan Bank

         Please quote the Morgan Deal Number indicated above.

         All enquiries regarding confirmations should be sent to:

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         Morgan Guaranty Trust Company of New York
         60 Wall Street
         New York, New York  10260

         Attention:        Vola Grilli

         Telephone:        1-212-648-6712
         Facsimile:        1-212-648-5117

         Please quote the Morgan Deal Number indicated above.

         JP MORGAN SECURITIES INCORPORATED is acting solely as agent for Morgan
and will have no obligations under this Swap Transaction.

         Each party represents that (i) it is entering into the transaction
evidenced hereby as principal (and not as agent or in any other capacity); (ii)
the other party is not acting as a fiduciary for it; (iii) it is not relying
upon any representations except hose expressly set forth in the Agreement or t
his confirmation; (iv) it has consulted with its own legal, regulatory, tax,
business, investment, financial, and accounting advisors to the extent is has
deemed necessary, and it has made its own investment, hedging, and trading
decisions based upon its own judgment and upon any advice from such advisors as
it has deemed necessary and not upon any view expressed by the other party; and
(v) it is entering into this transaction with a full understanding of the terms,
conditions and risks thereof and it is capable of and willing to assume those
risks.

         Please confirm that the foregoing correctly sets forth the terms of our
agreement by executing a copy of this Confirmation and returning it to us or by
sending to us a letter, telex or facsimile substantially similar to this letter,
which letter, telex or facsimile sets forth the material terms of the Swap
Transaction to which this Confirmation relates and indicates agreement to those
terms. When referring to this Confirmation, please indicate: Morgan Deal Number:
406306.

                                       Yours sincerely,

                                       JP MORGAN SECURITIES
                                       INCORPORATED, as Agent for and
                                       signing on behalf of:

                                       MORGAN GUARANTY TRUST
                                       COMPANY OF NEW YORK

                                       By: /s/ Jason P. Manske
                                           -------------------------------------
                                           Name: Jason P. Manske
                                           Title: Vice President

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Confirmed as of the
date first above written:

SUMMIT PROPERTIES PARTNERSHIP LP

By: /s/ Gregg Adzema
    ------------------------------------
    Name: Gregg Adzema
    Title: Vice President - Finance

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                                                                       EXHIBIT A

                        COLLATERAL VALUATION PERCENTAGES

<TABLE>
<CAPTION>
                                                                               "VALUATION
                                                                               PERCENTAGE"
<S>                                                                                <C>

       (A)   Cash                                                                  100%

       (B)   negotiable debt obligations issued by the U.S. Treasury               98%
             Department having an original maturity at issuance of not more
             than one year ("Treasury Bills")

       (C)   negotiable debt obligations issued by the U.S. Treasury               95%
             Department having an original maturity at issuance of more
             than one year but not more than ten years ("Treasury Notes")

       (D)   negotiable debt obligations issued by the U.S. Treasury               95%
             Department having an original maturity at issuance of more
             than ten years ("Treasury Bonds")

       (E)   Other:  Agency Securities                                             95%
</TABLE>

         As used herein, "Agency Securities" means negotiable debt obligations
which are fully guaranteed as to both principal and interest by the Federal
National Mortgage Association, the Government National Mortgage Corporation or
the Federal Home Loan Mortgage Corporation, but excluding (i) interest only and
principal only securities and (ii) Collateralized Mortgage Obligations, Real
Estate Mortgage Investment Conduits and similar derivative securities.

                                       9Exhibit 10.1

                  INDEPENDENT CONTRACTOR/ CONSULTING AGREEMENT

This  Agreement  is made and entered this 12th day of  February,  2001,  between
American Commerce Solutions, Inc. (Client), having its primary place of business
at  1400  Chamber  Drive,  Bartow,  Florida,  33830  and  Allen  L.  Burditt  II
(Consultant)  having its primary  place of business  at 4771  Sweetwater  Blvd.,
Suite 125, Sugarland, TX 77479.

                                    RECITALS

WHEREAS,  Client is a holding company having subsidiaries engaged in a number of
diverse business activities, and;

WHEREAS,  Consultant  is  in  the  business  of  providing  general  consulting,
strategic business planning, and assisting with mergers and acquisitions', and;

WHEREAS,  in the  operation  of  Client's  business,  Client  is in  need of the
services  which,  Consultant  provides  and  wishes  to  enter  into a  business
arrangement with Allen L. Burditt II to provide such services, and;

WHEREAS, the Consultant works for its Clients on a non-exclusive basis.

NOW THEREFORE, in consideration of the premises,  mutual promises,  obligations,
representations, and warranties, the parties agree as follows:

TERM OF AGREEMENT:

This Agreement  will become  effective on February 12, 2001 and will continue in
effect for a period of twelve (12) months unless terminated  earlier pursuant to
the terms of this Agreement.

SERVICES OF THE INDEPENDENT CONTRACTOR/ CONSULTANT
Consultant agrees to provide strategic  planning to Client.  The Consultant will
provide such consulting  services and advice pertaining to the Client's business
affairs as the Client may from time to time reasonably request. Without limiting
the  generality  of  the  foregoing,   Consultant  will  assist  the  Client  in
developing, studying and evaluating merger and acquisitions,  prepare analytical
reports and studies  thereon  when  advisable,  and assist in  negotiations  and
discussions pertaining thereto.  Consultant may, from time to time provide other
services such as  introduction  to companies  interested in potential  merger or
acquisition.  The Consultant will be entitled to additional  compensation  under
such terms as may be agreed to by the parties.

Page 1 of 5                                                      Initials _____
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RELATIONSHIP OF THE PARTIES:

It is the express intention that the Consultant be an independent contractor and
not an employee,  agent,  joint  venture,  or partner of the Client.  Consultant
shall not have the right to commit Client to any binding agreement.

RIGHT TO ACCEPT:

The right to accept any merger or acquisition, or any other such transaction the
Consultant may introduce the Client to, is solely that of the Client.

CONFIDENTIALITY:

The Parties hereto agree that any and all individuals and/or information,  trade
secrets, know-how or other proprietary rights revealed or divulged by any of the
parties  hereto to any other  parties  hereto,  is privileged  and  confidential
information which may not be used or communicated by the receiving party without
the prior written consent of the communicating party. Information not previously
known to the receiving party, relating to the identification of clients,  and/or
potential  clients and/or names of individuals are to be considered stock in the
trade of the disclosing  party.  The receiving party shall notify the disclosing
party of any such  previously  known  contacts  within five (5) business days of
such  disclosure.  Evidence of such previously  known contact must be available.
Disclosure of such information protected herein shall constitute a breach of the
Agreement.  This does not apply to  information  that was learned  outside  this
Agreement or is generally known by the public.

COMPENSATION:

Compensation  of the  Consultant by the client shall be 500,000 shares of freely
tradable  stock.  Compensation  is  earned on a ratable  basis  when  Consultant
provides any services listed above or when Consultant completes additional tasks
that Client may request from time to time.  Payment by the Consultant to outside
contractors for assistance in the completions of tasks defined in this Agreement
shall be deemed  earned when paid.  Consultant  will provide to Client the name,
address,  telephone  numbers and all other contact  information where the shares
have been placed.

TERMINATION:

Notwithstanding  any  other  provision  of  this  Agreement,  either  party  may
terminate  this  Agreement at any time by giving  thirty (30) days notice to the
other  party.  Upon  termination,  Client shall be  responsible  for any and all
payment of out of pocket  expenses  previously  approved Client for services due
under  the scope of this  Agreement.  Shares  not used for  payment  of  outside
services  to the  Consultant  or not  earned by the  Consultant  for  failure to
perform will be returned to the Client  immediately upon the receipt or issuance
of the termination notice.

Termination  on Occurrence of Stated  Events.  This  Agreement  shall  terminate
automatically upon the condition of bankruptcy or insolvency of either party and
or  for  non-payment  under  the  terms  of  this  Agreement.  In the  event  of
non-payment,  notice  shall be given in writing  as  described  herein,  and the
Client shall have 20 business days to correct such default.

Page 2 of 5                                                      Initials _____
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<PAGE>
                               GENERAL PROVISIONS

FURTHER ACTS:

Each party  agrees to perform  any  further  acts and  execute  and  deliver any
further  documents that may be reasonably  necessary to carry out the provisions
and intent of this Agreement.

ENTIRE AGREEMENT:

This  Agreement  contains the entire  understanding  of the parties  hereto with
respect to the  subject  matter  contained  herein and may be amended  only by a
written  instrument signed by the parties affected thereby,  or their respective
successors  or  assigns.   This  Agreement   cancels  or  supercedes  all  prior
agreements, if any, oral or written between the Consultant and Client.

SEVERABILITY:

If any portion of this Agreement shall be held invalid,  such  invalidity  shall
not affect the other provisions  hereof,  and to this extent,  the provisions of
this Agreement are intended to be and shall be deemed severable.

NOTICES:

Any notice or other  communication  required or permitted  under this  Agreement
shall be  sufficiently  given if sent by registered  mail,  postage  prepaid and
return receipt  requested,  to the address of the parties set forth in the first
paragraph of this  Agreement or such addresses as may have been provided in like
manner to both parties to this Agreement.  Any notice that is sent by mail under
this Agreement shall be considered  received on the date on which it is actually
delivered  to the premises of the party to whom it is properly  addressed,  such
date to be conclusively evidenced by the date of the return receipt.

GOVERNING LAW:

This Agreement shall be construed in accordance with and governed by the laws of
the state of Florida.

ASSIGNMENT:

No  party  to  this  Agreement  may  assign  this  Agreement  or its  rights  or
obligations hereunder without written consent of the other.

ARBITRATION:

Any controversy, claim, misunderstanding,  course of action, matter in question,
breach,  disagreement,  dispute,  or other  related  matter  arising  out of, or
related to this Agreement,  or the  relationship  between the parties,  shall be
decided  by  mandatory  binding  arbitration  before  the  American  Arbitration
Association,  of Florida. In such arbitration,  the parties shall be entitled to
the full discovery  rights accorded to litigants under the laws of Florida.  The
prevailing  party shall be entitled to recover all costs and expenses  incurred,
including   reasonable   attorney's  fees,   related  costs,  and  any  advanced
arbitration expenses.

Page 3 of 5                                                      Initials _____
                                                                 Initials _____
<PAGE>
INDEMNIFICATION:

Consultant will indemnify and hold harmless Client and its officers,  directors,
agents and employees against any expenses which may be incurred by the Client as
a result of statements made by Consultant  which are inaccurate or misleading or
failure by Consultant to state facts,  which are necessary to be stated in order
to make statements made not misleading.

USE OF EMPLOYEES OF CONTRACTOR.

Consultant may, at its own expense,  use any employee or  subcontractors as they
deem necessary to perform the services required of Consultant by this Agreement.
Client  may  not  control,   direct  or  supervise   Consultant's  employees  or
subcontractors in the performance of those services.

INTRODUCTIONS.

Should  Consultant  introduce  Client to heretofore  unknown  merger/acquisition
candidates  and Client closes on an  introduced  transaction,  Consultant  shall
receive at closing a fee to be determined on a case by case basis.

COOPERATION.

Client shall comply with all reasonable  requirements  of Consultant and provide
access to all documents reasonably necessary for the performance of Consultant's
duties under this Agreement.

COUNTERPARTS.

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

HEADINGS.

The  headings of this  Agreement  are  inserted  solely for the  convenience  of
reference and are not part of, nor are they intended to govern,  limit or aid in
the construction of any term or provision hereof.

PRONOUNS.

All  pronouns  and any  variations  thereof  shall  be  deemed  to  refer to the
masculine,  feminine  or neuter,  singular  or plural,  as the  identity  of the
person, persons, entity or entities may require.

WAIVER.

No waiver of any of the provisions of this Agreement  shall be deemed,  or shall
constitute a waiver of any other  provision,  nor shall any waiver  constitute a
continuing  waiver. No waiver shall be binding unless executed in writing by the
party making the waiver.

ACKOWLEDGEMENT CONCERNING COUNSEL.

Each party  acknowledges  that it had the  opportunity  to employ  separate  and
independent counsel of its own choosing in connection with this Agreement.

Page 4 of 5                                                      Initials _____
                                                                 Initials _____
<PAGE>
IN WITNESS  WHEREOF,  the parties  have caused this  Agreement to be executed by
their duly authorized representatives.

By: /s/ Allen L. Burditt II
    -----------------------
    Allen L. Burditt, II

Date: February 12, 2001

American Commerce Solutions, Inc.

By:  /s/ Steven D. Smith
    -----------------------
    Steven D. Smith

Title: President
Date: February 12, 2001

Page 5 of 5                                                      Initials _____
                                                                 Initials _____

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