Document:

EXHIBIT 10.11
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                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT, entered into effective the 8th day of September,
2003, by and between 1607 COMMERCE LIMITED PARTNERSHIP, a Texas limited
partnership ("Landlord"), and PLASTIC PALLET PRODUCTION, INC., a Texas
corporation ("Tenant").

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

         In consideration of the mutual covenants and agreements contained
herein, and other good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, the parties agree as follows:

         1. LEASED PREMISES. Landlord does hereby lease, demise and let unto
Tenant and Tenant does hereby lease from Landlord, the real property described
on Exhibit "A" attached hereto and made a part hereof, located at 1607 West
Commerce Street, Dallas, Texas, together with all buildings and leasehold
improvements being hereinafter collectively referred to as the "Leased
Premises").

         2. LEASE TERM. This Lease shall be for a term of three (3) years,
commencing on the 8th day of September, 2003, and terminating on the 7th day of
September, 2006 (the "Term").

         3. RENTAL. During the Term, Tenant hereby covenants and agrees to pay
Landlord as rent for the Leased Premises, the sum of Two Hundred Twelve Thousand
Six Hundred Forty and no/100 Dollars ($212,640.00) per year, in equal monthly
installments of Seventeen Thousand Seven Hundred Twenty and no/100 Dollars
($17,720.00), each without demand, payable in advance on the first day of each
and every calendar month during the term of this Lease. All rent and other
amounts to be paid to the Landlord hereunder shall be payable and mailed to
Landlord at Landlord's address set forth in the notice paragraph below, unless
Landlord designates in writing a different mailing address or a different payee
for said rent. Rent for any partial month shall be pro-rated based upon the
number of days during such month that this Lease is in effect.

         4. LATE CHARGE. If Tenant fails to make any installment of Rent, or any
other sum due Landlord hereunder, within ten (10) days after such amount is due,
then the Landlord may make or assess a late charge of five percent (5%) of the
amount of each delinquent payment. Any assessment of late charges by Landlord
shall be considered for all purposes as additional rent under the terms of this
Lease, and shall be added to and payable with the next maturing monthly rental
installment following such assessment. Assessment by Landlord of a late charge
as herein provided shall be without prejudice to any remedies provided by law or
under the provisions hereof. No assessment, payment or acceptance of a late
charge shall operate as a waiver or estoppel of the right of Landlord to declare
a default hereunder, or to pursue any default remedies provided by this Lease or
by law.
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         5. TRIPLE NET LEASE. This Lease shall be considered a "triple net
lease" in all respects and Landlord shall have no obligation or liability with
respect to the Leased Premises, it being the intent of the parties that Landlord
shall receive the rent reserved hereunder free from any charges, taxes,
assessments, fees, impositions, expenses, deductions or offsets of every kind or
nature.

         6. PAYMENT OF REAL ESTATE TAXES AND ASSESSMENTS. Tenant shall pay all
taxes and assessments against the Leased Premises during the Term of this Lease.
The taxes and assessments shall be adjusted and prorated so that the Landlord
shall pay its prorated share for the periods preceding and following the term of
this Lease and the Tenant shall pay its prorated share for such term. The Tenant
shall furnish to the Landlord for its inspection, within fifteen (15) days after
the date any amount is payable by the Tenant, official receipts from the
appropriate taxing authority or other proof satisfactory to the Landlord
evidencing payment.

         7. INSURANCE. Landlord shall keep the Leased Premises insured at all
times during the Term of this Lease against loss or damage by fire and such
other extended hazards as are embraced by the standard extended coverage
endorsement approved for use in the State in which the Leased Premises are
located covering the full insurable value of the improvements located on the
Leased Premises in an amount and on terms consistent with the insurance coverage
previously maintained on the Leased Premises, but no less than $1,500,000.00.
During the Term of this Lease, Tenant shall reimburse Landlord for the cost of
such insurance within fifteen (15) days after receipt of written notice from the
Landlord setting forth the premium therefor. Landlord shall have no obligation
to provide insurance covering the Tenant's contents, personal property,
equipment, fixtures or alterations to the Leased Premises; however, Tenant shall
have such an obligation pursuant to an Equipment Lease of even date herewith.

         Tenant shall, at its sole cost and expense, carry on its personal
property including, without limitation, fixtures, equipment and inventory in the
Lease Premises, fire and such other extended hazards as are embraced by the
standard extended coverage policy approved for use in the State in which the
Leased Premises are located in an amount and on terms consistent with the
insurance coverage previously maintained on the Leased Premises. Tenant shall,
at Tenant's sole cost and expense, obtain and keep in force during the term
hereof comprehensive general public liability insurance and property damage
insurance in an amount and on terms consistent with the insurance coverage
previously maintained on the Leased Premises.

         All policies of insurance provided for under this paragraph shall name
Landlord, such mortgage lenders as Landlord shall designate, and Tenant as named
insureds to the extent of their respective interests. All such policies of
insurance shall provide that any loss shall be payable as therein provided
notwithstanding any act or negligence of Landlord, Tenant or any other occupant
of the Leased Premises which might otherwise result in a forfeiture of said
insurance.

         All such insurance carried by Tenant shall further contain a clause
that the insurer thereof will not cancel or amend the policy without first
giving Landlord thirty (30) days advance written notice. All insurance required
to be obtained and maintained hereunder shall be with an insurance company
approved by Landlord and a copy of the policy and/or certificate of insurance
shall be delivered to Landlord. If Tenant refuses or neglects to secure and
maintain insurance policies in compliance with the provisions of this Section,
Landlord may, but shall not be required to, secure and maintain such insurance
and Tenant shall immediately pay the cost thereof to Landlord as additional
rent.

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         8. MUTUAL WAIVER OF SUBROGATION. Notwithstanding anything to the
contrary contained in this Lease, Landlord and Tenant do each hereby release the
other from any and all liability or responsibility (to the other or to anyone
claiming through or under the other by way of subrogation or otherwise) for any
loss or damage to property caused by fire, any of the extended coverage perils,
or any other insured peril, even if such fire or other casualty shall have been
caused by the negligence of the other party or of anyone for whom such party may
be responsible. Such waiver of subrogation shall be effective with respect to
such loss or damage and each policy hereunder shall contain a clause of
endorsement to the effect that any release shall not adversely affect or impair
said policies or prejudice the right of the releasing party to recover
thereunder. Landlord and Tenant each agree that their policies shall include
such a clause or endorsement.

         9. LIMIT TO LANDLORD'S LIABILITY. The Landlord shall not be liable for
any damage to property of Tenant or of others located on the Leased Premises,
nor for the loss of or damages to any property of Tenant or of others by theft,
and Landlord shall not be liable for any injury or damage to persons or property
resulting from fire, explosion, falling plaster, steam, gas, electricity, water,
smoke, rain, or snow, bursting of or leaks from any part of the Leased Premises
or from the pipes, appliances, or plumbing works, or from the roof, street or
subsurface, or from any other place or by dampness, stoppage or leakage from
sewer pipes or from any other cause whatsoever, provided, that nothing herein
shall exempt the Landlord from liability as a result of injury to persons or
property resulting from latent defects in the construction of the improvements
on the Leased Premises by Landlord or breach by Landlord of any of Landlord's
obligations under this Lease or unless the foregoing shall be caused by the
willful, intentional or negligent act or omission of Landlord. All property of
Tenant kept or stored on the Leased Premises shall be so kept and stored at the
risk of Tenant only and unless herein otherwise provided, Tenant shall hold
Landlord harmless from any claim arising out of damage to the same except for
any willful, intentional or negligent act or omission of Landlord in connection
with or arising out of said property.

         10. REPAIRS AND MAINTENANCE. Tenant represents and warrants to Landlord
that it has had the opportunity to inspect the Leased Premises prior to the
execution of this Lease and that the same are clean and in good repair. Tenant
shall keep and maintain the interior and exterior of the Leased Premises in good
order, condition and repair including, without limitation, (a) the roof, down
spouts, gutters, sidewalks, walls, plate glass of windows and doors; (b) all
mechanical, electrical and heating and air conditioning systems (including but
not limited to all duct work and transmission conduits), and all plumbing pipes,
fixtures and connections both in and under the Leased Premises; (c) all interior
and exterior repairs of a structural nature or arising out of structural defect,
of which plastered surfaces shall be considered a part; (d) the parking area
(which shall include without limitation, keeping such area repaired, clear and
free of debris, lighted and striped); (e) the landscaping on the Leased
Premises; (f) all tubes and bulbs used in lighting in the Leased Premises; and

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(g) all of Tenant's trade fixtures, equipment, furniture and other personal
property placed in or about the Leased Premises, regardless of whether or not
permanently affixed to the Leased Premises. Tenant shall make all repairs to
said improvements when necessary. Tenant shall keep and maintain all portions of
the Leased Premises and other improvements in a clean and orderly condition.

         If Tenant fails to make the repairs required of Tenant herein, or in
the event of an emergency, Landlord may, at its option, make the repairs in
which event Tenant shall reimburse Landlord for the cost thereof, together with
twenty percent (20%) of said cost for administrative fees, as additional rent
hereunder within five (5) days of demand therefor.

         11. USE OF LEASED PREMISES. Tenant shall at all times during the Term,
occupy the Leased Premises and use the same solely for the design, development
and manufacture of plastic pallets and related machinery and for no other use.
Tenant shall not use the Leased Premises for any purpose that would constitute a
nuisance or in any manner violate any ordinance, law, regulation or statute of
any governmental authority.

         12. EQUIPMENT, FIXTURES AND SIGNS. Tenant shall have the right, at
Tenant's sole cost and expense to place, erect, install, maintain and operate on
the Leased Premises, such equipment, fixtures, signs, awnings, advertising
matter or other thing of any kind which Tenant may reasonably require for the
purposes of its business so long as the same are not in violation of any
existing laws, ordinances or governmental regulations. Upon termination or
expiration of the Lease, any equipment, fixtures, signs, awnings advertising
matter or other thing placed upon the Leased Premises by Tenant may be removed
by Tenant at its sole cost and expense. In such event, Tenant shall repair any
damage caused by such removal and shall restore the site to the same condition
existing at the commencement of this Lease.

         13. HAZARDOUS SUBSTANCES. Tenant shall not use or allow the Leased
Premises to be used for the Release, storage, use, treatment, disposal or other
handling of any Hazardous Substance, without the prior consent of Landlord. The
term "Release" shall have the same meaning as is ascribed to it in the
Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C.
ss.9601, et seq., as amended ("CERCLA"). The term "Hazardous Substance" means
(i) any substance defined as a "hazardous substance" under CERCLA, (ii)
petroleum, petroleum products, natural gas, natural gas liquids, liquefied
natural gas, and synthetic gas, and (iii) any other substance of material deemed
to be hazardous, dangerous, toxic, or a pollutant under any federal, state or
local law, code, ordinance or regulation.

         Tenant shall: (a) give prior notice to Landlord of any activity or
operation to be conducted by Tenant at the Leased Premises which involves the
Release, use, handling, generation, treatment, storage or disposal of any
Hazardous Substance ("Tenant's Hazardous Substance Activity"), (b) at its
expense comply with all federal, state and local laws, codes, ordinances,
regulations, permits and licensing conditions governing the use, storage,
Release, discharge, emission or disposal of any Hazardous Substances, (c) at its
own expense, promptly contain and remediate any Release of Hazardous Substances
arising from or related to Tenant's Hazardous Substance Activity in the
Premises, or the environment and remediate and pay for any resultant damage to

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property, persons or environment, (d) give prompt notice to Landlord and all
appropriate regulatory authorities of any Release of any Hazardous Substances in
the Leased Premises or the environment arising from or related to Tenant's
Hazardous Substance Activities, which Release is not made pursuant to and in
conformance with the terms of any permit or license duly issued by appropriate
governmental authorities, and such notice to include a description of measures
taken or proposed to be taken by Tenant to contain and remediate the Release and
any resultant damage to property, persons, or the environment, (e) at Landlord's
request retain an independent engineer or other qualified consultant or expert
acceptable to Landlord, to conduct an environmental audit of the Leased Premises
and immediate surrounding areas, with the scope of work to be performed by such
engineer, consultant or expert to be approved in advance by Landlord, and all of
the engineer's, consultant's or expert's work product shall be made available to
Landlord; provided that there is no more than one audit per calendar year, the
cost of such audit shall be paid by Tenant; (f) at Landlord's request from time
to time, execute affidavits, representations and the like concerning Tenant's
best knowledge and belief regarding the presence of Hazardous Substances in the
Leased Premises, (g) reimburse to Landlord, upon demand, the reasonable cost of
any testing for the purpose of ascertaining if there has been any Release of
Hazardous Substances in the Leased Premises, if such testing is required by any
governmental agency or any Mortgagee of the Leased Premises, and (h) upon
expiration or termination of this lease, surrender the Leased Premises to
Landlord free from the presence and contamination of any Hazardous Substance.

         14. TENANT ORGANIZATION; COMPLIANCE WITH LAWS, ORDERS, ORDINANCES.
Tenant represents and warrants that Tenant is a Corporation duly organized,
validly existing and in good standing under the laws of the State of Texas and
has all requisite corporate power and authority to execute and fulfill the
obligations of this Lease. Tenant shall observe and comply with the requirements
of all policies of public liability, fire and all other policies of insurance at
any time in force with respect to the Leased Premises or improvements or to the
use or manner of use of the same.

         15. ASSIGNMENT AND SUBLETTING. Tenant may not assign or sublet the
Leased Premises, in whole or in part, or mortgage or otherwise encumber the
Leased Premises, unless the prior written consent of Landlord is first obtained,
which consent may be withheld in Landlord's sole and absolute discretion. Any
such attempted assignment, sublease, mortgage, or other encumbrance without such
consent shall be void and shall constitute a default under this Lease. Consent
by Landlord to any assignment or sublease shall not be deemed to be consent to
any further or other assignment or sublease. Landlord shall not sell or transfer
the Leased Premises except to a buyer which agrees to be bound by the terms of
this Lease Agreement.

         16. INSPECTION OF LEASED PREMISES. Landlord shall have the right to
enter upon the Leased Premises or any portion thereof during the regular
business hours of Tenant upon giving reasonable notice for the purpose of
inspecting the same or correcting any condition which may exist thereon which is
or may be in violation of this Lease, but such rights shall be exercised in a
manner so as not to interfere with the business of the Tenant. Nothing herein
contained shall prevent Landlord from entering upon the Leased Premises at any
time and under any condition for the purpose of correcting any emergency or the
violation of any ordinance, statute or law by Tenant.

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         17. DAMAGE OR DESTRUCTION. In the event the Leased Premises should be
partially destroyed (meaning less than twenty-five percent [25%]) as a result of
fire or other casualty, regardless of the cause, then Landlord shall, at its
sole cost and expense promptly, but only to the extent of insurance proceeds
actually received, commence to build or place the same in as good condition as
prior to such casualty, which rebuilding or replacement shall be completed
within nine (9) months following such casualty. In the event the Leased Premises
should be substantially (meaning twenty-five percent [25%] or more) destroyed as
a result of fire or other casualty, or it should be untenable and unfit for
occupancy, then, Landlord may at Landlord's sole option, expressed to Tenant in
writing within thirty (30) days of such occurrence, (a) promptly commence to
build or replace the same as aforesaid, which rebuilding and replacement shall
be completed within twelve (12) months following such substantial destruction,
or (b) terminate this Lease, effective on the date of such casualty. Monthly
rent, but not taxes and insurance, shall equitably abate during such period any
such portion of the Leased Premises are untenable or unfit for occupancy, based
upon the area of such portion of the buildings rendered untenable or unfit for
occupancy in the event of partial destruction, or substantial destruction
subsequent to which this Lease is not terminated by Tenant pursuant to the terms
of this Lease, divided by the total area of the buildings on the Leased
Premises.

         18. UTILITIES. The Leased Premises are presently served by gas, water,
electric, sewer and other utilities commonly used by commercial buildings
similar to the Leased Premises. Tenant shall be responsible for the repair,
reconnection or replacement of any of the lines, conduits, connectors or
plumbing which connect the Leased Premises to any such utilities and their
common source of supply. At all times during the term of this Lease, Tenant
shall pay all deposits and charges for water, sewer, electricity, gas, trash or
refuse hauling and any other public or private utility service used or consumed
by Tenant on the Leased Premises.

         19. ADDITIONS, ALTERATIONS OR REMODELING. Tenant shall have the right,
at Tenant's sole cost and expense and with the prior written consent of Landlord
obtained in each instance, such consent to not be unreasonably withheld, to make
any alterations, improvements or additions to the Leased Premises. Any such
alterations, improvements or additions shall be made in compliance with all
local ordinances and public authorities having jurisdiction thereof. All
alterations, improvements or additions made by Tenant shall become the property
of the Landlord.

         20. CONDITION OF PROPERTY. Tenant has inspected the Leased Premises
prior to the commencement of this Lease and accepts the same in its present
condition. The Leased Premises are being leased to Tenant in an "AS IS, WHERE
IS, WITH ALL FAULTS" condition as of the date first above written. Tenant's
taking possession shall be conclusive evidence against Tenant that the Leased
Premises were in good order, repair, and satisfactory condition on the effective
date of this Lease. Landlord has made no promise to Tenant to alter, remodel, or
improve the Leased Premises or any adjacent area, nor made any representation
regarding the condition of the Leased Premises.

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         21. BROKERAGE FEES. The parties covenant, warrant, and represent to
each other that no broker was instrumental in consummating this Lease and
neither party had any conversation or prior negotiations with any broker
concerning the renting of the Leased Premises. Each party shall protect,
indemnify, save, and keep harmless the other against any brokerage commission
allegedly due or attorney's fees, arising out of or from any claims for
brokerage commissions and/or finders' fees resulting from any conversation or
negotiations by such party with any broker or any other person.

         22. EVENTS OF DEFAULT. The following events shall be deemed to be
events of default by Tenant hereunder: (a) Failure by Tenant to pay any portion
of the rent required to be paid hereunder or failure to pay any other financial
obligation imposed upon Tenant by the terms hereof within ten (10) days of when
due; (b) Failure by Tenant to comply with any term, covenant or provision of
this Lease, other than as referred to in subparagraph (a) above and failure to
correct such failure within ten (10) days after written notice thereof to Tenant
from Landlord specifying such failure and requesting that it be remedied, or if
such failure cannot with due diligence be corrected within ten (10) days,
failure to commence to correct the same and/or, having so commenced to correct
such failure, neglecting to prosecute such correction with due diligence to
completion; (c) If an order, judgment or decree shall be entered by any court
adjudicating the Tenant a bankrupt or insolvent, or approving a petition seeking
reorganization of the Tenant or any Guarantor of Tenant's obligations pursuant
to this Lease (the "Guarantor") or appointing a receiver, trustee or liquidator
of the Tenant or any Guarantor, or of all or a substantial part of its assets;
(d) Tenant shall file an answer admitting the material allegations of a petition
filed against the Tenant or any Guarantor in any bankruptcy, reorganization or
insolvency proceeding or under any laws relating to the relief of debtors,
readjustment or indebtedness, reorganization, arrangements, composition or
extension; (e) Tenant or any Guarantor shall make any assignment for the benefit
of creditors or shall apply for or consent to the appointment of a receiver,
trustee or liquidator of Tenant or any Guarantor, or any of the assets of Tenant
or any Guarantor; (f) Tenant or any Guarantor shall file a voluntary petition in
bankruptcy, or shall admit in writing its inability to pay its debts as they
come due or shall file a petition or an answer seeking reorganization or
arrangement with creditors or take advantage of any insolvency laws; (g) Tenant
materially defaults under its Equipment Lease with Landlord of even date
herewith; or (h) A decree or order appointing a receiver to the property of
Tenant or any Guarantor shall be made and such decree or order shall not have
been vacated within sixty (60) days from the date of entry or granting thereof.

         Upon the occurrence of any of the aforesaid events of default Landlord
shall have the option to pursue any one or more of the following remedies
without any demand or notice whatsoever: (a) terminate this Lease, in which
event Tenant shall immediately surrender the Leased Premises to Landlord; (b)
without terminating this Lease, enter upon the Leased Premises and perform
whatever Tenant is obligated to do under the terms of this Lease and Tenant
shall reimburse Landlord upon demand for any expenses which Landlord may incur
in effecting compliance with Tenant's obligations under this Lease; (c) whether
or not Landlord terminates this Lease, recover the present value of all rent for
a period equal to the remaining Term of this Lease without any obligation to
re-let the Leased Premises; or (d) take any other action allowed by law.

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         Pursuit of any of the foregoing remedies shall not preclude pursuit of
any of the other remedies herein provided or any other remedies provided by law.
Nothing provided by law or contained herein shall be deemed to obligate Landlord
to expend any funds.

         Failure or delay by Landlord to enforce any one or more of the remedies
herein provided or provided by law upon any event of default shall not be deemed
or construed to constitute a waiver thereof or preclude the exercise thereof
during the continuation of any default hereunder or be deemed or construed to
constitute a waiver of any other violation or breach of any of the terms,
provisions and covenants herein contained.

         In the event of default by Tenant of any of the terms and conditions of
this Lease, and upon such default, interest at the highest rate allowed by law
in the State in which the Leased Premises are situated shall accrue on all
amounts due or which will become due, including costs and attorney's fees.

         23. REDELIVERY OF LEASED PREMISES. Tenant shall, upon termination or
expiration of this Lease, peacefully quit, surrender and deliver the Leased
Premises unto Landlord empty, broom clean and in as good a condition as when
received, normal wear and tear excepted. If Tenant shall leave any personal
property in or on the Leased Premises for more than three (3) days after
termination, Tenant shall be conclusively deemed to have abandoned such personal
property and Landlord may dispose of such property as it sees fit, with no
obligation to account to Tenant.

         24. INDEMNIFICATION. During the term hereof, Tenant covenants and
agrees to hold Landlord harmless from any claims, demands, judgments, losses,
costs, expenses or damages of any character or nature regardless of by whom
imposed including but not limited to claims for loss or damage to any property
or injury to or death of any person asserted by or on behalf of any person,
arising out of, resulting from or in any way connected with Tenant's occupancy
and/or use of the Leased Premises or the condition, occupancy, use, possession,
conduct or management or any work done in or about the Leased Premises or any
portion thereof attributable to Tenant or its assignees or subtenant. Tenant
further covenants and agrees, at Tenant's expense, to pay, indemnify and save
Landlord harmless of, from and against all costs, counsel fees, expenses and
liabilities incurred in any action or proceeding brought by reason of any such
claim or demand.

         25. CONDEMNATION. In the event the entire Leased Premises shall be
taken in condemnation proceedings or by exercise of any right of eminent domain
for public or quasi public use, this Lease shall terminate as of the date of
said taking and all unearned rent and other charges paid in advance shall be
refunded to Tenant after deducting any charges owed by Tenant to Landlord, and
Tenant shall surrender possession of the Leased Premises to Landlord. In the
event a portion of the Leased Premises shall be taken by such proceedings,
either party may terminate this Lease within thirty (30) days after the taking,
in which event Landlord and Tenant shall be relieved of all further liability
hereunder, or Tenant may elect to continue this Lease in effect with an
appropriate reduction of rent during the remainder of the lease term. The award
for any such taking shall belong entirely to Landlord. The Tenant shall be

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entitled to make a claim in its own name to the condemning authority for the
value of any furniture, trade fixtures, trade equipment, merchandise or personal
property of any kind belonging to the Tenant, and not forming a part of the
Leased Premises, or for the cost of moving all of the same or for moving such
business as is necessary or for lost profits; provided that such claim shall not
reduce the award to the Landlord.

         26. LIENS. Tenant shall at all times keep the Leased Premises free and
clear of any liens, charges or claims arising from any act or omission to act on
the part of Tenant in connection with the maintenance and repair of the Leased
Premises or the installation therein of any fixtures and equipment. In the event
any such liens, charges or claims are made or filed against the Leased Premises,
Tenant agrees to promptly discharge the same and deliver to Landlord evidence
thereof.

         27. QUIET ENJOYMENT. So long as Tenant is not in default of the terms
hereunder, Tenant shall peacefully hold and quietly enjoy the Leased Premises
without interruption by Landlord, any mortgagee, or any other person claiming
under Landlord or any mortgagee, except as otherwise provided herein.

         28. SUBORDINATION. This Lease is subject and subordinate at all times
to any present or future mortgage or deed of trust constituting a lien on the
Leased Premises, and to all renewals, modifications, consolidations,
replacements and extensions thereof, to the full extent of the indebtedness
secured thereby, with the same force and effect as if the mortgage had been
executed, delivered and duly recorded prior to the execution of the Lease.
Tenant shall execute and deliver any instrument reasonably requested by Landlord
in confirmation of such subordination within ten (10) days of Landlord's
request.

         29. ESTOPPEL CERTIFICATE. Within ten (10) days after request by the
Landlord, Tenant shall, without charge, deliver a duly executed and acknowledged
estoppel certificate to the Landlord or any mortgagee, purchaser, assignee of
mortgagee or purchaser, or any other person, firm or corporation reasonably
requested by Landlord. It is intended that any such statement delivered pursuant
to this paragraph may be relied upon by Landlord or any mortgagee, purchaser,
assignee of mortgagee or purchaser, or any other person, firm or corporation
relying upon such statement.

         30. ATTORNMENT. In the event that, by reason of the foreclosure of the
mortgage for any reason or due to any exercise of a power of sale or as a result
of the taking of a deed in lieu of foreclosure, mortgagee or any successor or
assignee of mortgagee succeeds to the interest of the Landlord under this Lease,
then upon receipt of notice from the mortgagee or such successor or assignee
that it has succeeded to the rights of the Landlord under this Lease, Tenant
hereby agrees to recognize mortgagee or such successor or assignee as Tenant's
landlord under this Lease and hereby agrees to attorn to mortgagee or such
successor or assignee. Said attornment is to be effective and self-operative
without the execution of any other instrument immediately upon mortgagee or any
successor or assignee of mortgagee succeeding to the rights of the Landlord
under the Lease, and this Lease shall continue in accordance with its terms
between Tenant and mortgagee or any successor assignee of mortgagee, as

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Landlord; provided, however, that mortgagee or any successor or assignee of
mortgagee shall not: (a) be bound by any prepayment of rent more than 60 days in
advance; (b) be bound by any amendment or modification of this Lease made after
the succession or assignment without the consent of mortgagee or its successor
or assignee; (c) be personally liable under this Lease, and mortgagee's or its
successor's or assignee's liability under the Lease shall be limited to the
interest of mortgagee or its successor or assignee in the Leased Premises; (d)
be liable, except by way of set-off, for any act, omission, neglect, or default
of any prior landlord under this Lease including, without limitation, the
Landlord; and (e) be subject to any claims, credits, offsets, or defenses which
Tenant might have against any prior landlord under this Lease including, without
limitation, the Landlord. Tenant agrees to execute and deliver within ten (10)
days of Landlord's request or such successor's request an attornment agreement
certifying as to the matters set forth in this paragraph.

         31. Intentionally left blank.

         32. TIME OF ESSENCE. Tenant agrees that time is of the essence in the
performance of each and every term, covenant and condition of this Lease.

         33. ENTIRE AGREEMENT. This instrument constitutes the entire agreement
of the parties. It supersedes any and all other agreements, either oral or in
writing, between the parties hereto. Each party to this Agreement acknowledges
that no representations, inducements, promises or agreements, oral or otherwise,
have been made by any party or anyone acting on behalf of any party, which are
not embodied herein, and that no other agreement, statement or promise not
contained in this Agreement shall be valid or binding. This Agreement may not be
modified or amended by oral agreement, but only by an agreement in writing,
signed by the parties hereto.

         34. SEVERABILITY. If any provision of this Lease is held invalid or
unenforceable by any court of competent jurisdiction, the other provisions of
this Lease will remain in full force and effect. Any provision of this Lease
held invalid or unenforceable only in part or degree will remain in full force
and effect to the extent not held invalid or unenforceable.

         35. BINDING EFFECT. It is agreed that the provisions, covenants and
conditions of this Lease shall be binding upon each of the parties hereto, their
heirs, successors and permitted assigns.

         36. NOTICES AND COMMUNICATIONS. All notices consents, waivers and other
communications under this Lease shall be deemed to be properly given and served
if sent by registered or certified mail, postage prepaid, with return receipt
requested, hand delivery (with confirmation of receipt), prepaid overnight
delivery service, or facsimile with confirmation sheet if sent to the following:

                                      -10-
<PAGE>
                If to Landlord:           1607 Commerce Limited Partnership
                                          2500 McGee Drive, Suite 147
                                          Norman, Oklahoma 73072
                                          Attention: Paul A. Kruger

                If to Tenant:             Plastic Pallet Production, Inc.
                                          1613 E. 15th St.
                                          Tulsa, Oklahoma 74120
                                          Attention: Warren Kruger

Unless otherwise stated, the effective date of any such notice or communication
shall be the date on which the same is received. Either party hereto may change
the address to which notice is to be sent by prior written notice to the other
party.

         37. APPLICABLE LAW. This Lease is to be interpreted, construed and
enforced in accordance with the laws of the State in which the Leased Premises
is located, without regard to its conflict of laws principles.

         38. DUPLICATE ORIGINALS. Any fully executed copy of this Lease shall be
deemed for all purposes as a duplicate original hereof.

         39. AGENCY. Nothing herein contained shall be deemed or construed by
the parties hereto nor by any third party as creating the relationship of
principal and agent or of partnership or of joint venture between the parties
hereto, nor shall any act of the parties hereto be deemed to create any
relationship between the parties hereto other than the relationship of landlord
and tenant.

         40. ATTORNEY FEES AND COSTS. In the event either party hereto shall
file an action to enforce any agreement contained in this Lease or for breach of
any covenant or condition hereof, then the prevailing party in any such action
shall be entitled to recover from the other party or parties attorney's fee for
the services of the prevailing parties' attorney, together with any and all
costs of such action, said fees to be fixed by a court having competent
jurisdiction over the subject matter in dispute.

         41. EXECUTION IN COUNTERPARTS. This Lease may be executed in one or
more counterparts, each of which will be deemed an original copy of the Lease
and all of which, when taken together will be deemed to constitute one and the
same agreement.

                                      -11-
<PAGE>
         IN WITNESS WHEREOF, Landlord and Tenant have executed and delivered
this Lease the day and year first above written.

"LANDLORD"                       1607 COMMERCE LIMITED PARTNERSHIP
                                 A Texas Limited Partnership

                            By:  COMMERCE, L.L.C.,
                                 An Oklahoma Limited Liability Company,
                                 General Partner

                            By:  /s/ Paul A. Kruger
                                 Paul A. Kruger, Manager

"TENANT"                         PLASTIC PALLET PRODUCTION, INC.,
                                 a Texas corporation

                            By:  /s/ Warren F. Kruger
                                 Warren F. Kruger, President

                                      -12-

All annexes to this agreement are omitted from this Exhibit. The registrant will
furnish supplementally a copy of any omitted annex to the Commission upon
request.EXHIBIT 10.12
                                                                   -------------
                               SECURITY AGREEMENT
                               ------------------

            THIS SECURITY AGREEMENT is made and entered into effective as of the
8th day of September, 2003, between PALWEB CORPORATION, an Oklahoma corporation
("PalWeb"); PLASTIC PALLET PRODUCTION, INC., a Texas corporation ("PPP"); and
GREYSTONE MANUFACTURING, L.L.C., an Oklahoma limited liability company
("Greystone") (PalWeb, PPP and Greystone, collectively, the "Debtors"), and 1607
COMMERCE LIMITED PARTNERSHIP, a Texas limited partnership (the "Secured Party").

                                    RECITALS:

            A. The Debtors have requested that the Secured Party enter into
leases (the "Leases") with PPP covering real estate and equipment located at
1607 Commerce Street, Dallas, Texas, and PalWeb and Greystone have guaranteed
the obligations of PPP pursuant to the Leases (the "Guarantees").

            B. The Secured Party has agreed to enter into the Leases and agreed
to accept the Guarantees on the strength of the security provided the Secured
Party in this Security Agreement and in a Stock Pledge Agreement executed by
PalWeb on this date.

            NOW, THEREFORE, to induce the Secured Party to enter into the Lease
and accept the Guarantees, and for other valuable considerations, the receipt of
which is hereby acknowledged, the Secured Party and the Debtors agree as
follows:

            1. Definitions.

            1.1. Terms Defined in the UCC. Each term used herein which is
defined in the UCC and not otherwise defined herein, shall have the respective
meaning given such term in the UCC.

            1.2. Definitions of Certain Terms Used Herein. As used in this
Security Agreement, the following terms shall have the following meanings:

            "Account" shall have the meaning given such term in Article 9 of the
UCC.

            "Collateral" is defined in Section 2 of this Security Agreement.

            "Chattel Paper" shall have the meaning given such term in Article 9
of the UCC.

            "Equipment" shall have the meaning given such term in Article 9 of
the UCC.

            "General Intangible" shall have the meaning given such term in
Article 9 of the UCC.

            "Instruments" shall have the meaning given such term in Article 9 of
the UCC.
<PAGE>

            "Inventory" shall have the meaning given such term in Article 9 of
the UCC.

            "Indebtedness" means and includes all liabilities, obligations and
indebtedness of the Debtors to the Secured Party, of every kind and description,
now existing or hereafter incurred, direct or indirect, absolute or contingent,
due or to become due, matured or unmatured, and whether or not of the same or a
similar class or character as the Leases and whether or not currently
contemplated by the Secured Party or the Debtors, including (i) the Leases; (ii)
the Guarantees; (iii) all other liabilities, obligations and indebtedness of the
Debtors to the Secured Party arising out of or related to the Leases or the
Guarantees, including costs and expenses of collection and other amounts
reimbursable under the Lease or the Guarantees; and (iv) any and all extensions
of any of the foregoing.

            "Letter of Credit Rights" shall have the meaning given such term in
Article 9 of the UCC.

            "Lien" shall mean any lien (statutory or other), security interest,
mortgage, pledge, hypothecation, assignment, deposit arrangement, encumbrance or
preference, priority or other security agreement or preferential arrangement of
any kind or nature whatsoever (including, without limitation, the interest of a
vendor or lessor under any conditional sale, capitalized lease or other title
retention agreement).

            "Payment Intangible" shall have the meaning given such term in
Article 9 of the UCC.

            "Permitted Liens" means (i) Liens in favor of F&M Bank, (ii) Liens
for taxes, assessments or other governmental charges not delinquent or being
contested in good faith and by appropriate proceedings and with respect to which
proper reserves have been taken by the Company, (iii) judgment Liens that have
been stayed or bonded and mechanics', workers', materialmen's or other like
Liens arising in the ordinary course of the Company's business with respect to
obligations which are not due or which are being contested in good faith by the
Company, (iv) Liens placed upon fixed assets hereafter acquired to secure a
portion of the purchase price thereof provided that any such Lien shall not
encumber any other property of the Company, and (v) Liens arising in connection
with the Leases and the transactions contemplated thereby.

            "Proceeds" shall have the broadest and most extensive meaning now or
hereafter given or assigned to such term in Article 9 of the UCC and, in any
event, shall include, but not be limited to, (i) any and all proceeds of any
insurance, indemnity, warranty or guaranty payable to the Debtors from time to
time with respect to the Collateral, and (ii) any and all payments (in any form
whatsoever) made or due and payable to the Debtors from time to time in
connection with any requisition, confiscation, condemnation, seizure or
forfeiture of all or any part of the Collateral by any governmental authority.

            "UCC" means the Uniform Commercial Code as in effect on the date
hereof in the State of Oklahoma as hereinafter amended, modified or re-enacted
from time to time.

            2. Grant of Security Interest. As security for the payment of all
Indebtedness, the Debtors hereby assign and grant to the Secured Party, a first
and prior, continuous and

                                       2
<PAGE>

continuing security interest in, and assignment of, all of the following,
whether now or hereafter existing or acquired (the "Collateral"):

                     (a) All Accounts of the Debtors;

                     (b) All Equipment of the Debtors;

                     (c) All Inventory of the Debtors;

                     (d) All General Intangibles of the Debtors, including all
            intellectual property more particularly described on Exhibit B
            attached hereto;

                     (e) All Payment Intangibles of the Debtors;

                     (f) All Instruments (including promissory notes), Letter of
            Credit Rights, Supporting Obligations, Documents, Chattel Paper of
            the Debtors;

                     (g) All books, records, ledger cards, electronic data
            processing materials and other general intangibles relating to the
            foregoing subsections (a) through (f); and

                     (h) all proceeds of and all replacements, additions,
            substitutions, accessories, appurtenances, and parts for, the items
            or types of collateral described above in subsections (a) through
            (g), whether now owned or hereafter acquired including, without
            limitation insurance proceeds.

            3. Warranties. The Debtors warrant that: (i) no financing statement
(other than any which may have been filed on behalf of the Secured Party)
covering any of the Collateral is on file in any public office; (ii) except for
Permitted Liens, the Debtors are and will be the lawful owners of all of the
Collateral, free of all Liens and claims whatsoever, with full power and
authority to execute this Security Agreement and to perform the Debtors'
obligations hereunder, and to subject the Collateral to the security interest
hereunder; (iii) all information with respect to the Collateral and the Account
Debtors set forth on any schedule, certificate or other writing at any time
heretofore or hereafter furnished by the Debtors to the Secured Party, is and
will be true and correct in all material respects as of the date furnished, and
(iv) the Debtors are duly authorized to execute, deliver and perform this
Security Agreement.

            4. Use and Possession. As long as there exists no event of default
on either the Leases or the Guarantees (the "Event of Default"), the Debtors may
have possession of the Collateral and use the same in any lawful manner not
inconsistent with this Security Agreement, with any applicable law or regulation
or with any policy of insurance on any of such Collateral.

            5. Sales in the Ordinary Course of Business; Collections by Debtors.
Until such time as the Secured Party shall notify the Debtors of the revocation
of such power and authority because of the occurrence of an Event of Default
(whether or not the Secured Party takes any other action or accelerates the
Indebtedness), the Debtors (i) may, in the ordinary course of their business, at
their own expense, sell, lease or furnish under contracts of service any of the

                                       3
<PAGE>

Collateral held by the Debtors for such purpose, and use and consume, in the
ordinary course of its business, any raw materials, work in process or materials
normally held by the Debtors for such purpose, and (ii) will, at their own
expense, endeavor to collect, as and when due, all amounts due with respect to
Accounts, lease and/or notes receivable, leases, lease agreements, chattel
paper, contracts, General Intangibles and Payment Intangibles pertaining to any
of the Collateral, including the taking of such action with respect to such
collection as the Secured Party may reasonably request or, in the absence of
such request, as the Debtors may deem advisable.

            6. Collections by the Secured Party. Upon the occurrence of an Event
of Default (whether or not the Secured Party takes any other action or
accelerates the Indebtedness), the Secured Party may at any time, whether before
or after any revocation of such power and authority or the maturity of any of
the Indebtedness, notify any parties obligated on any of the Accounts, leases
and/or notes receivable, leases, lease agreements, Chattel Paper, contracts,
General Intangibles or Payment Intangibles to make payment to the Secured Party
of any amounts due or to become due thereunder and enforce collection of any
such Accounts, leases and/or notes receivable, leases, lease agreements, Chattel
Paper, contracts, General Intangibles or Payment Intangibles by suit or
otherwise and surrender, release or exchange all or any part thereof, or
compromise or extend or renew for any period (whether or not longer than the
original period) any obligations thereunder or evidenced thereby. The Debtors
will, at their own expense, notify any parties obligated on any of the Accounts,
leases and/or notes receivable, leases, lease agreements, Chattel Paper,
contracts, General Intangibles or Payment Intangibles pertaining to the
Collateral to make payment to the Secured Party of any amounts due or to become
due thereunder. The Secured Party is authorized to endorse, in the name of the
Debtors, any item howsoever received by the Secured Party, representing any
payment on or other proceeds of any of the Collateral. In each instance in which
the Secured Party may elect hereunder to effect direct collection of any one or
more Accounts, leases and/or notes receivable, leases, lease agreements, Chattel
Paper, contracts, General Intangibles or Payment Intangibles pertaining to the
Collateral, the Secured Party is also entitled to take possession of all books
and records of the Debtors relating to the Debtors' Accounts, leases and/or
notes receivable, leases, lease agreements, Chattel Paper, contracts, General
Intangibles or Payment Intangibles, and the Debtors will not in any manner take
or suffer any action to be taken to hinder, delay or interfere with the Secured
Party's attempts to effect collection.

            7. Inventory Location. The Debtors hereby represent and warrant to
the Secured Party that the Inventory is located only in the location set forth
on Exhibit A hereto. The Debtors will not open or establish any warehouse not
owned or established as of the date of this Security Agreement or locate any
Inventory at any location except as set forth above without obtaining the
Secured Party's prior written consent and executing such financing statements as
the Secured Party and its counsel deem necessary to perfect its security
interest therein. The Debtors shall immediately notify the Secured Party of the
occurrence of any event causing loss or depreciation in value (except for
ordinary wear and tear and loss or depreciation in value) of Collateral and the
amount of such loss or depreciation.

            8. Covenants of the Debtors. The Debtors will (i) upon demand,
provide to the Secured Party any information the Secured Party deems necessary
in order to protect, preserve,

                                       4
<PAGE>

continue, perfect, extend or maintain a valid security interest in the
Collateral (free of all other Liens, claims and rights of third parties
whatsoever) to secure payment of the Indebtedness, and Debtors hereby authorize
the filing of any financing statement, continuation statement, inventory list,
lien entry forms or other similar documents and will pay any expenses and fees
incurred from time to time by Secured Party in connection therewith; (ii) keep
all Inventory only at the locations set forth in Section 7 hereof or at such
other addresses as shall be provided to the Secured Party at least fifteen days
prior to the location of any Inventory thereat, and which address shall be
acceptable to the Secured Party; (iii) keep only at the locations set forth in
Section 7 hereof all records concerning Accounts, notes receivable, contracts,
General Intangibles and Payment Intangibles, which records will be of such
character as will enable the Secured Party or its agents or designees to
determine at any time the status thereof; (iv) furnish the Secured Party such
information concerning the Debtors, the Collateral and the Account Debtors as
the Secured Party may from time to time reasonably request; (v) permit the
Secured Party and its agents and designees from time to time to inspect the
Inventory and to inspect, audit and make copies of and extracts from all records
and all other papers in the possession of the Debtors, and will, upon reasonable
request of the Secured Party, deliver to the Secured Party all of such records
and papers which pertain to the Collateral and the Account Debtors; (vi) upon
request of the Secured Party, stamp on the Debtors' records concerning the
Collateral, a notation, in form satisfactory to the Secured Party, of the
security interest of the Secured Party hereunder; (vii) except for the sale or
lease of Inventory in the ordinary course of its business, not sell, lease,
transfer or otherwise dispose of, assign or create or permit to exist any Lien
on or security interest in any Collateral to or in favor of anyone other than
the Secured Party, except with the prior written consent of the Secured Party;
(viii) at all times keep all Collateral insured against loss, damage, theft and
other risks, in such amounts, with such companies, under such policies and in
such form, all as shall be reasonably satisfactory to the Secured Party, which
policies shall provide that loss thereunder shall be payable to the Debtors and
the Secured Party as their interests may appear, and such policies or
certificates thereof shall, if the Secured Party so requests, be deposited with
the Secured Party; (ix) if the Collateral is of a type normally used in more
than one state, whether or not actually so used, the Debtors will immediately
give written notice to the Secured Party of any change in the location of the
chief executive office or the chief place of business of the Debtors, and of any
transfer of any such Collateral in any jurisdiction other than the locations set
forth in paragraph 7 hereof; and (x) reimburse the Secured Party for all
reasonable expenses, including attorneys' fees and legal expenses, incurred by
the Secured Party in seeking to collect or enforce any rights in the Collateral
and to collect the Leases and all other Indebtedness and to enforce its rights
hereunder.

            9. Remedies. Whenever an Event of Default shall exist, the
Indebtedness shall be immediately due and payable, or not, as provided in the
Leases and Guarantees, and the Secured Party may from time to time exercise any
rights and remedies available to it hereunder, under the Leases, Guarantees or
applicable law. The Debtors agree, in case of an Event of Default and upon the
request of the Secured Party, to assemble the Collateral, at the Debtors'
expense, at a convenient place acceptable to the Secured Party. Without limiting
the foregoing, upon the existence of an Event of Default, the Secured Party may,
to the fullest extent permitted by applicable law, without notice (except as
required by the Leases and Guarantees), advertisement, hearing or process of law
of any kind, (i) enter upon any premises where any of the Collateral may be
located and take possession of and remove all or any such items, (ii) sell any
or all of the

                                       5
<PAGE>

Collateral free of all rights and claims of the Debtors therein and thereto at
any public or private sale, and (iii) bid for and purchase any of the Collateral
at any such sale. If any notification of intended disposition of any of the
Collateral is required by law, such notification, if mailed, shall be deemed
reasonably and properly given if mailed at least ten days before disposition,
postage prepaid, addressed to the Debtors, at the address shown on the signature
page or at any other address of the Debtors appearing on the records of the
Secured Party. Any proceeds of any of the Collateral (including proceeds of
collections by the Secured Party described in Section 6) may be applied by the
Secured Party to the payment of expenses incurred in connection with enforcing
its rights or remedies with respect to the Collateral, including reasonable
attorneys' fees and legal expenses, and any balance of such proceeds may be
applied by the Secured Party toward the payment of such of the Indebtedness, and
in such order of application as the Secured Party may from time to time elect,
but only if allowed by applicable law.

            10. Reimbursement of Secured Party. The Secured Party may from time
to time, at its option, perform any agreement, obligation or covenant of the
Debtors hereunder which the Debtors shall fail to perform, and take any other
action which the Secured Party reasonably deems necessary for the maintenance or
preservation of any of the Collateral or its interest therein, and the Debtors
agree to forthwith reimburse the Secured Party for all reasonable expenses of
the Secured Party in connection with the foregoing, together with interest
thereon at the Default Rate from the date of notice thereof to the Debtors until
reimbursed by the Debtors.

            11. Reasonable Care. The Secured Party shall be deemed to have
exercised reasonable care in the custody and preservation of any Collateral in
its possession if it takes such action for that purpose as the Debtors may
request in writing, but failure of the Secured Party to comply with any such
request shall not of itself be deemed a failure to exercise reasonable care.

            12. Notices. Any notice from the Secured Party to the Debtors, if
mailed, shall be deemed given when mailed, postage prepaid, or delivered by
commercial delivery service, addressed to the Debtors, at the Debtors' address
shown on the signature page hereto or at any other address of the Debtors
appearing on the records of the Secured Party. Any notice from the Debtors to
the Secured Party, if mailed, shall be deemed given when mailed, postage
prepaid, or by commercial delivery service, addressed to the Secured Party at
the address shown on the signature page hereto or at such other address as the
Secured Party shall have provided to the Debtors for such purpose.

            13. No Waiver. No delay on the part of the Secured Party in the
exercise of any right or remedy shall operate as a waiver thereof, and no single
or partial exercise by the Secured Party of any right or remedy shall preclude
other or further exercise thereof or the exercise of any other right or remedy.

            14. Amendments and Modifications. No amendment to, modification or
waiver of, or consent with respect to any provision of this Security Agreement,
shall in any event be effective unless the same shall be in writing and signed
and delivered by the Secured Party, and then any such amendment, modification,
waiver or consent shall be effective only in the specific instance and for the
specific purpose for which given.

                                       6
<PAGE>

            15. Choice of Law. This Security Agreement has been delivered to the
Secured Party at Tulsa, Oklahoma, and shall be construed in accordance with and
governed by the laws of the State of Oklahoma.

            16. Severability. Whenever possible each provision of this Security
Agreement shall be interpreted in such a manner as to be effective and valid
under applicable law, but if any provision of this Security Agreement shall be
prohibited by or invalid under applicable law, such provision shall be
ineffective to the extent of such prohibition or invalidity without invalidating
the remainder of such provision or the remaining provisions of this Security
Agreement.

            17. Binding Effect. This Security Agreement shall be binding upon
the Debtors and their successors and assigns, and shall inure to the benefit of
the Secured Party and its successors and assigns.

            18. Financing Statement. A carbon or photographic copy, or other
reproduction, of this Security Agreement or of any financing statement prepared
or filed with respect hereto is sufficient as a financing statement for all
purposes.

            IN WITNESS WHEREOF, this Security Agreement has been duly executed
and delivered in Tulsa, Oklahoma, effective as of the day and year first above
written.

Address for Debtors:                          PALWEB CORPORATION,
                                              an Oklahoma corporation

1607 West Commerce                            By: /s/ Warren F. Kruger
Dallas, Texas 75208                               ------------------------------
                                                  Warren F. Kruger, President

                                              PLASTIC PALLET PRODUCTION, INC., a
                                              Texas corporation

1607 West Commerce                            By: /s/ Warren F. Kruger
Dallas, Texas 75208                               ------------------------------
                                                  Warren F. Kruger, President

                                              GREYSTONE MANUFACTURING, L.L.C.,
                                              an Oklahoma limited liability
                                              company

1613 E. 15th St.                              By: /s/ Warren F. Kruger
Tulsa, Oklahoma 74120                             ------------------------------
                                                  Warren F. Kruger, President

                                                         "Debtors"

                                       7
<PAGE>

                                              1607 COMMERCE LIMITED PARTNERSHIP,
                                              a Texas limited partnership

                                              By: 1607 Commerce, L.L.C., an
                                              Oklahoma limited liability
                                              company, General Partner

Address for Secured Party                     By: /s/ Paul A. Kruger
                                                  ------------------------------
                                              :   Paul A. Kruger, Manager

                                                     "Secured Party"

                                       8

All annexes to this agreement are omitted from this Exhibit. The registrant will
furnish supplementally a copy of any omitted annex to the Commission upon
request.

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