Document:

Exhibit 10.17

  Purchase and Sale Agreement executed between Golden Flake Snack Foods, Inc.
as Seller, and Alternative Communications, Inc., as Purchaser, with an effective
date of September 10, 2008, for the sale of real property and improvements being
      located at 4771 Phyllis Street, Jacksonville, Duval County, Florida

                                       20
<PAGE>

EXHIBIT LIST
EXHIBIT A LEGAL DESCRIPTION/DEPICTION

                           PURCHASE AND SALE AGREEMENT

         This PURCHASE AND SALE AGREEMENT ("Agreement") dated as of the 10th day
of September 2008 (the "Effective Date"), by and between Alternative
Communications, Inc. or assigns, a Florida corporation having an address of 5215
Highway Ave, Jacksonville, Florida 32254 (hereinafter called "Buyer"), and
Golden Flake Snack Foods, Inc., a Delaware corporation duly qualified to conduct
business in the state of Florida, having an address of P.O. Box 2447,
Birmingham, AL 35205 (hereinafter called "Seller").

                              W I T N E S S E T H:

         WHEREAS, Seller is the record owner of fee simple title to certain real
property and improvements located thereon at 4771 Phyllis Street, Jacksonville,
Duval County, Florida, which property is currently improved with a warehouse
building containing approximately 4,784 square feet of under roof space; and

         WHEREAS, Seller is desirous of selling and conveying the real property
and improvements more particularly described below to Buyer, and Buyer is
desirous of purchasing same from Seller, on the terms and subject to the
conditions hereinafter set forth.

         NOW, THEREFORE, for and in consideration of the mutual covenants and
agreements herein contained, the sums of money paid and to be paid hereunder,
and for other good and valuable considerations, the receipt and sufficiency all
of which are hereby acknowledged, the parties hereto do covenant, stipulate and
agree as follows:

1. SALE AND PURCHASE. Seller agrees to sell, assign, transfer and convey to
Buyer, and Buyer agrees to purchase from Seller, the following:

         1.1. The real property described on Exhibit A attached hereto and by
this reference made a part hereof, together with the improvements situated
thereon, said land and improvements being located at 4771 Phyllis Street,
Jacksonville, Duval County, Florida;

         1.2. All improvements, appurtenances, rights, easements, rights-of-way,
tenements and hereditaments incident thereto and all title and interest, if any,
of Seller in and to all strips and gores and any land lying in the bed of any
street; and

         1.3. All equipment, plumbing, heating, air conditioning systems
presently incorporated in or located on the property.

(The real property improvements and personal property described in paragraphs
1.1, 1.2 and 1.3 are collectively referred to as the "Property".)

                                       21
<PAGE>

2. PURCHASE PRICE AND PAYMENT. In consideration of the conveyance of the
Property to Buyer, Buyer shall pay to Seller the sum of TWO HUNDRED THOUSAND
DOLLARS ($200,000.00) payable as follows:

         2.1. A deposit in the sum of TEN THOUSAND DOLLARS ($10,000.00) to be
held by C. Holt Smith 111, 233 Bay Street, Suite 930, Jacksonville, Florida
32202 as escrow agent (in such capacity, "Escrow Agent") in a Florida Bar IOTA
trust account, with the principal credited against the purchase price ("Earnest
Money Deposit"); and

         2.2. The balance of the purchase price shall be due in the form of
cash, cashier's check or certified funds at closing and shall be subject to
prorations and adjustments.

The Earnest Money Deposit and the balance due at Closing are collectively
referred to as the "Purchase Price".

3. INVESTIGATION PERIOD.

         3.1. Buyer shall have, at reasonable times, a period of THIRTY (30)
days after the Effective Date (the effective date is the date the last party
signs this Agreement) to perform such due diligence as Buyer deems necessary or
appropriate to make a determination as to the desirousness of obtaining the
Property, its suitability for Buyer's purposes and to determine whether or not
the Property is satisfactory to Buyer ("Investigation Period"). At any time
during the Investigation Period, and notwithstanding anything to the contrary as
hereinafter set forth, Buyer may terminate this Agreement at its sole discretion
for any reason by giving notice thereof to Seller and receive a return of the
Earnest Money Deposit, in which case neither party shall have any further
obligation hereunder.

         3.2. During such Investigation Period, Buyer will, during normal
business hours, be provided access to the Property to inspect the Property,
verify zoning, conduct engineering and environmental studies and feasibility
tests, determine available uses under zoning and the Comprehensive Land Use
Plan, test for hazardous materials, and determine the availability of water,
sewer, and other utilities.

         3.3. During the Investigation Period, Seller will make available, upon
Buyer's request for inspection by Buyer, all building permits, plats, plans,
governmental approvals relating to the construction and use of the Property,
service agreements and/or management contracts, engineering data, drawings,
plans, specifications, architectural drawings, studies, surveys, soil tests,
audits, site assessments, reports and other information dealing with
jurisdictional wetlands and environmental, soil and subsurface conditions of the
Property affecting the Property that are in Seller's possession or control.
Except as otherwise set forth herein, all such investigations, tests,
verifications, copies and examinations shall be made by Buyer at Buyer's sole
expense. If Buyer refuses or fails to close for any reason, all materials
provided by Seller to Buyer and all materials relating to the Property obtained
by Buyer, and all copies of any such materials, will be immediately delivered to
Seller.

                                       22
<PAGE>

         3.4. Seller has delivered or will deliver to Buyer within ten (10) days
of the Effective Date copies of all plans, drawings, studies, tests, development
orders and other reports and information in its possession concerning the
Property, including without limitation environmental reports, soil test reports,
zoning and wetlands information, development orders and other regulatory
requirements concerning land use affecting the Property or the development of
which it is a part, surveys, title reports, covenants and restrictions,
easements and plats. During the Investigation Period Buyer may, at its sole cost
and expense, obtain such additional environmental reports as it deems necessary
to fully evaluate the condition of the Property.

         3.5. If during the investigation Period, Buyer determines in its
judgment that it has been unable to obtain such studies, reports, authorizations
or tests in order for Buyer to make a determination to acquire the Property, and
it is continuing to attempt to secure same, then upon written notice to Seller,
prior to the expiration of such period, it may extend the Investigation Period
by an additional thirty (30) days.

         3.6. Buyer hereby agrees to defend, indemnify and hold Seller harmless
against any claims, costs, damages, or liability arising out of Buyer's
inspection of the Property, including costs and reasonable attorney's fees at
both trial and appellate levels. Buyer hereby agrees to defend, indemnify and
hold Seller harmless from and against all liens on the Property filed by
contractors, materialmen, or laborers performing work and tests for Buyer. If
this sale does not close, Buyer shall restore the Property to its original
condition, and Buyer's obligation under this paragraph 3.6 shall survive Closing
or the expiration or termination of this Agreement.

4.       SURVEY.

         4.1 On or before twenty-five (25) days from the Effective Date, Buyer,
at its option and expense, shall obtain an ALTA survey of the Property (the
"Survey") prepared by Florida registered land surveyors and dated no more than
twenty-five (25) days prior to the Effective Date. The Survey shall be completed
in accordance with the minimum standard detail requirements for an ALTA survey;
will, prior to Closing, be certified by such surveyor to: (i) Buyer, (ii) the
Title Insurer, (iii) Seller; (iv) Buyer's counsel; and (v) any lenders
designated by Buyer; have one perimeter description of the Property; show all
improvements, easements, rights-of-way, set-back lines, encroachments and other
matters affecting the use or development of the Property; show all title
exceptions shown on the title insurance commitment which are capable of being
located on the Property; and certify that the Property is located within the
applicable flood zone according to the HUD Flood Insurance Rate Map, all of
which shall be in form and substance satisfactory to Buyer.

         4.2 If the Survey shows (i) any encroachments on the Property or that
improvements, if any, on the Property encroach on other lands; (ii) that the
Property is not contiguous to a publicly dedicated right-of-way; or (iii) any
other title matters other than Permitted Exceptions, Buyer shall notify Seller
in writing within ten (10) days after Buyer's receipt of the Survey specifying
such defects. Survey defects shall be treated in the same manner as Title
Defects under paragraph 5 below.

                                       23
<PAGE>

5. QUALITY OF TITLE.

         5.1. Buyer shall not be obligated hereunder unless title to the
Property shall be marketable of record as will enable an ALTA member title
insurance underwriter acceptable to Buyer, and authorized to do business in
Florida to issue to Buyer, at regular rates, its full Purchase Price coverage,
standard marketability revised ALTA Owner's Title Insurance Policy, in the
amount of the Purchase Price hereunder, without exceptions, and free and clear
of all defects, liens and encumbrances and subject only to the following
permitted exceptions:

         (a)      Ad valorem taxes for the year of Closing (as such term is
                  hereinafter defined) and subsequent years;

         (b)      Such other Permitted Exceptions as defined herein.

         5.2. A title commitment ("Title  Commitment"),  together with copies of
all exceptions,  shall be obtained,  by Buyer's attorney, at Seller's expense on
or before fifteen (15) days after the Effective Date.

         (a)      Within twenty-five (25) days after the Effective Date, Buyer
                  shall notify Seller in writing of any title exceptions ("Title
                  Defects") identified in the Title Commitment, which Buyer
                  disapproves. Any title exception not disapproved in writing by
                  such date shall be deemed approved by Buyer, and shall
                  constitute a "Permitted Exception" hereunder.
         (b)      Seller shall have ten (10) days after receipt of Buyer's
                  written notification of Title Defects to provide Buyer with a
                  written notice of which Title Defects Seller is willing or
                  able to cause to be removed or insured against prior to
                  Closing. If Seller fails to provide such written notice to
                  Buyer it will be presumed that Seller is unwilling to cause
                  any of the Title Defects to be removed or insured against.

         (c)      In the event Seller is unable or unwilling to cure all Title
                  Defects (except Permitted Exceptions) within the time period
                  permitted under paragraph (a), Buyer shall have the option to
                  waive any Title Defect and proceed to Closing with such Title
                  Defect being included as a Permitted Exception, or terminate
                  this Agreement and receive back the Earnest Money Deposit, in
                  which case neither party shall have any further obligation
                  hereunder; except that Buyer may be entitled to damages if
                  Seller has failed to remove any Monetary Encumbrances in
                  accordance with the requirements of this Agreement.

                  If Buyer does not make its election in writing within the time
                  permitted, the Buyer will be deemed to elect to terminate this
                  Agreement and Seller hereby consents to the release of Buyer's
                  deposit to Buyer. Notwithstanding anything herein to the
                  contrary, Seller shall be obligated to cure any monetary liens
                  against the Property arising by, through or under Seller.

         (d)      In addition to the foregoing, Buyer and Seller agree that (i)
                  all non-delinquent property taxes and assessments, (ii) all
                  matters created by or on behalf of Buyer, including, without
                  limitation, any documents or instruments to be recorded as
                  part of any financing for the acquisition of the Property by
                  Buyer, and (iii) all matters agreed to by the parties hereto,
                  shall constitute "Permitted Exceptions".

                                       24
<PAGE>

         (e)      Notwithstanding anything contained herein to the contrary,
                  except as hereinafter limited, Seller shall be obligated to
                  expend whatever sums are required to remove or obtain
                  affirmative coverage for the following Title Defects
                  ("Monetary Encumbrances") prior to, or at, the Closing:

                  (i)      all mortgages, security deeds or other security
                           instruments encumbering the Real Property;

                  (ii)     all past due ad valorem taxes and assessments of any
                           kind, whether or not of record, which constitute, or
                           may constitute, a lien against the Real Property (to
                           the extent that such assessments can be cured by the
                           payment of money);

                  (iii)    judgments against Seller (which do not result from
                           acts or omissions on the part of Buyer) which have
                           attached to and become a Lien against the Real
                           Property; and

                  (iv)     any other monetary encumbrances or liens (which do
                           not result from acts or omissions on the part of
                           Buyer) attaching to the Property.

6. REPRESENTATIONS, WARRANTIES AND COVENANTS OF SELLER.

         6.1. Prior to Closing Seller agrees to remove all debris and trash
located on the Property, if any.

         6.2. Seller's Representations. To induce Buyer to enter into this
agreement and to close the transactions contemplated hereby, Seller makes the
following representations to Buyer (the "Representations"):

                  (a)      Seller is a corporation duly organized, validly
                           existing and in good standing under the laws of the
                           State of Delaware and is qualified to do business in
                           Florida. The individual executing this Agreement has
                           full and lawful authority to bind and obligate Seller
                           to perform its obligations as herein provided and
                           upon execution hereof, this Agreement shall be the
                           binding and legal obligation of Seller and is
                           enforceable against Seller under the laws of the
                           State of Florida;

                  (b)      There are no leases;

                                       25
<PAGE>

                  (c)      Seller has no knowledge of any violation of any
                           Environmental Laws pertaining to the use, storage or
                           location of Hazardous Materials on the Property, as
                           hereinafter defined and affirmatively represents to
                           Buyer:

                           (i)      That   the    property   had   an   existing
                                    underground  tank that was  removed.  Seller
                                    shall provide the  Underground  Storage Tank
                                    Removal Closure Report  describing the data,
                                    findings  and  conclusions.   If  Seller  is
                                    unable to provide  the Closure  Report,  the
                                    Seller shall generate a Clean Phase Il Audit
                                    for Buyer's review. The Seller hereby agrees
                                    to indemnify and hold harmless the Buyer and
                                    pay all fees,  costs and damages  associated
                                    with  any  environmental  contamination  and
                                    clean-up which pertains to said  underground
                                    tank  or any  other  existing  environmental
                                    contamination of the property existing as of
                                    the  Effective  Date which may be discovered
                                    after closing for a period of 25 years; and

                           (ii)     That, to the best of Seller's knowledge, no
                                    Hazardous Materials are located, buried or
                                    hidden on the Property.

         As used herein, the term "Hazardous Material" shall mean any hazardous,
toxic, radioactive or dangerous waste, substance or material defined as such in
or for the purposes of the Comprehensive Environmental Response Compensation and
Liability Act of 1980 ("CERCLA"), The Resource Conservation Recovery Act
("RCRA"), the Superfund Amendment Reauthorization Act ("SARA"), any so-called
superfund or superlien law, Chapter 403, Florida Statutes (1993), or any other
federal, state or local statute law, ordinance, code, rule, regulation, order,
decree, regulating, relating to or imposing liability or standards of conduct
concerning any hazardous, toxic or dangerous waste, substance or material, as
now or any time hereafter in effect (the "Environmental Laws"), and any
petroleum products.

                  (d)      The Property is owned by the Seller and is free and
                           clear of all liens and encumbrances except the
                           "Permitted Exceptions";

                  (e)      Seller is not the subject of a receivership, nor is
                           it insolvent. There are no unsatisfied liens,
                           judgments or decrees of any kind against the Seller
                           or the Property, or any actions or proceedings,
                           pending or threatened, before any court or
                           administrative agency which would affect the Seller
                           or the Property;

                  (f)      Seller has not and, to the best of Seller's
                           knowledge, no other person has generated, placed,
                           disposed or stored in, on, upon, over or under the
                           Property (i) asbestos in any form; (ii) urea
                           formaldehyde form insulation; (iii) poly-chlorinated
                           biphenyls; (iv) underground storage tanks (other than
                           as referenced in subparagraph "c" above); or (v) any
                           other chemical, material or substance exposure to
                           which is prohibited, limited or regulated by any
                           federal, state, county, regional or local authority
                           and there is no existing or transferred claim or
                           demand against Seller with report thereof from any
                           principle party or governmental entity or agency
                           thereof;

                                       26
<PAGE>

                  (g)      There are no special assessments, condemnation or
                           eminent domain proceedings pending, or, to the best
                           of Seller's knowledge, threatened, which would affect
                           the Property;

                  (h)      There are no management, real estate, leasing or
                           rental commissions in existence affecting the
                           Property which are or could be the obligation of
                           Buyer;

                  (i)      The Property is not subject to any DRI development
                           order under Chapter 380, Florida Statutes, nor is it
                           subject to aggregation with any other property of
                           Seller or with property which heretofore was subject
                           to a DRI development order;

                  (j)      Seller has received no notice of violation, and to
                           the best of Seller's knowledge, there exists no
                           violations of any law, ordinance, order, rule,
                           regulation, covenant or other restriction (local,
                           state or Federal) affecting the Property;

                  (k)      Seller has made no commitments to or agreements with
                           any governmental authority or other person, which are
                           binding upon Buyer of the Property which have not
                           been disclosed to the Buyer and made part of this
                           agreement;

                  (l)      There is no person which is required to approve or
                           consent to this conveyance or contemplated use of the
                           Property by Buyer, as is herein contemplated, or if
                           required, such approval or consent will be obtained
                           by Closing;

                  (m)      Seller is not a "foreign person" within the meaning
                           of Section 1445 of the Internal Revenue Code of 1986,
                           and has furnished Buyer with its Federal Employer
                           Identification Number. At Closing, Seller will
                           execute and deliver to Buyer a Non-Foreign
                           Certification of Individual Transferor, in form and
                           substance satisfactory to Buyer's counsel;

                  (n)      No notice of commencement has been filed with respect
                           to the Property and no work has been done or
                           materials furnished to the Property within the
                           preceding ninety (90) days for which a lien could
                           arise;

                  (o)      There are no persons in possession of the Property
                           (or any portion thereof) or having rights to
                           possession of the Property (or any portion thereof)
                           except Seller; and

                  (p)      The Property is properly zoned for Seller's present
                           business purposes.

                                       27
<PAGE>

         6.3 All representations, warranties and covenants of Seller shall
survive closing for a period of six (6) months, except for such representation
set forth in Section 6.2(c)(i) hereof, which shall survive for the term set
forth therein.

7. LEASES. There are no Leases affecting the Property, oral or written.

8. CONDITIONS PRECEDENT.

         8.1. Conditions Precedent to Buyer's Obligations. The obligations of
Buyer under this Agreement are subject to satisfaction (or written waiver by
Buyer) of each of the following conditions or requirements on or before the
Closing Date:

                 (a)       Seller's warranties and representations under this
                           Agreement shall be true and correct, and Seller shall
                           not be in default hereunder;

                 (b)       All obligations of Seller contained in this
                           Agreement, shall have been fully performed in all
                           material respects and Seller shall not be in default
                           under any covenant, restriction, right-of-way or
                           easement affecting the Property;

                 (c)       A Title Insurance Commitment in the full amount of
                           the Purchase Price shall have been issued to the
                           Buyer, subject only to Permitted Exceptions;

                 (d)       The physical and environmental condition of the
                           Property shall be clean and unchanged from the date
                           of this Agreement, ordinary wear and tear excepted;
                           and

                 (e)       Seller shall have delivered to Buyer the following in
                           form reasonably satisfactory to Buyer:

                           (i)      General Corporate Warranty Deed in proper
                                    form for recording, duly executed and
                                    acknowledged so as to convey to Buyer the
                                    fee simple title to the Property, subject
                                    only to the Permitted Exceptions (the
                                    "Deed");

                           (ii)     A title certificate, properly endorsed by
                                    Seller, as to any items of Property for
                                    which title certificates exist;

                           (iii)    A general assignment of all assignable
                                    existing warranties relating to the
                                    Property, to the extent said existing
                                    warranties relating to the Property are in
                                    Seller's possession;

                           (iv)     An owner's affidavit, non-foreign affidavit
                                    and such further instruments of conveyance,
                                    transfer and assignment and other documents
                                    as may reasonably be required by Buyer or
                                    its counsel in order to effectuate the
                                    provisions of this Agreement and the
                                    transactions contemplated herein;

                                       28
<PAGE>

                           (v)      The originals or copies of any real property
                                    tax bills for the Real Property and
                                    Improvements for the then current fiscal
                                    year and the previous year, and, if
                                    requested, the originals or copies of any
                                    current water, sewer and utility bills which
                                    are in Seller's custody or control;

                           (vi)     Certificate of Resolution and Incumbency
                                    Certificate for Seller and/or its principals
                                    authorizing the transaction described
                                    herein;

                           (vii)    All keys and other means of access to the
                                    Improvements in the possession of Seller or
                                    its agents; and

                           (viii)   Closing Statement executed by Seller.

         In the event that all of the foregoing provisions of this paragraph 8.1
are not satisfied and Buyer elects in writing to terminate this Agreement, then
the Earnest Money Deposit shall be promptly delivered to Buyer by Escrow Agent
and, upon the making of such delivery, neither party shall have any further
claim against the other by reasons of this Agreement, except as provided in
paragraph 3.6.

         8.2. Conditions Precedent to Seller's Obligations. The obligations of
Seller under this Agreement are subject to satisfaction (or written waiver by
Seller) of each of the following conditions or requirements on or before the
Closing date:

                  (a)      All of the obligations of Buyer contained in this
                           Agreement shall have been fully performed by or on
                           the data of Closing in compliance with the terms and
                           provisions of this Agreement; and

                  (b)      Buyer shall have delivered to Seller at or prior to
                           the Closing the following, which shall be reasonably
                           satisfactory to Seller:

                           (i)      Delivery  and/or  payment of the  balance of
                                    the  Purchase   Price  in  accordance   with
                                    paragraph 2 at Closing; and

                           (ii)     Closing Statement executed by Buyer.

         In the event that all conditions precedent to Buyer's obligation to
purchase shall have been satisfied but the foregoing provisions of this Section
8.2 have not, and Seller elects in writing to terminate this Agreement, then the
Earnest Money Deposit shall be promptly delivered to Seller by Escrow Agent and,
upon the making of such delivery, neither party shall have any further claim
against the other by reasons of this Agreement, except as provided in paragraph
3.6.

                                       29
<PAGE>

         8.3. Best Efforts. Each of the parties hereto agrees to use reasonable
best efforts to take or cause to be taken all actions necessary, proper or
advisable to consummate the transactions contemplated by this Agreement.

9. CLOSING AND CLOSING DATE.

         9.1. Closing Date. The consummation of this sale by Seller and the
purchase by Buyer of the Property (the "Closing" or "Closing Date") shall be
held on or before thirty (30) days following the expiration of the Investigation
Period, at the office of Seller's closing agent in Jacksonville, Florida or at
such other location as jointly determined by Buyer and Seller.

         9.2. In the event Buyer shall have notified Seller pursuant to
Paragraph 3.5 above and extended the Investigation Period, then Buyer shall have
the right to a thirty (30) day extension within which to close this transaction.
In the event Buyer exercises its right to extend, then the extended date shall
be deemed the Closing Date for purposes of this transaction.

         9.3. Waiver of Attendance at Closing. Either party may waive its
appearance at Closing by providing to Escrow Agent on or before the date
established for Closing all documents, funds and things required to be delivered
by said party pursuant to this Agreement along with written instruction as to
the conditions (if any) for release thereof as well as instructions for the
delivery of documents, funds and things to be delivered to said party.

10. APPORTIONMENTS. All ad valorem taxes, assessments, rents and other expenses
and revenues of the Property, related to periods extending beyond the Closing
Date, shall be prorated between Seller and Buyer as of midnight on the day
immediately preceding the Closing Date. The ad valorem tax proration shall be
based upon the fully documented amount reflected on the current year's
assessment. If the current year's assessment is not available, taxes will be
prorated on the prior year's assessment and either party shall have the right to
request and obtain a re-proration on receipt of the appropriate tax bill.

11. CLOSING COSTS.

         11.1. Seller shall pay the following closing costs:

                  (a)      Documentary stamps on the Deed;

                  (b)      Recording releases of all liens and encumbrances;

                  (c)      The premium and search fees for issuance of an
                           Owner's Fee Title Insurance Policy insuring Buyer in
                           the full amount of the Purchase Price;

                  (d)      Seller's attorney's fees;

                                       30
<PAGE>

                  (e)      The real estate commission set forth in paragraph 12
                           below;

                  (f)      All curative title documents for title and survey
                           defects elected to be cured by Seller; and

                  (g)      All recording fees other than for the Warranty Deed
                           and documents relating to Buyer's financing.

         11.2. Buyer shall pay the following closing costs:

                  (a)      Recording of the Deed;

                  (b)      Buyer's attorney's fees;

                  (c)      Any and all expenses incurred by Buyer for financing,
                           permitting, environmental, investigations and
                           inspections (except as otherwise provided herein);
                           and

                  (d)      Costs associated with Buyer's financing, if any.

12. BROKERAGE. The Seller agrees to pay Pine Street/RPS, LLC (Sellers Agent) a
total commission of Six percent (6%) of the total sales price at the Closing of
this transaction.

13.      CASUALTY/CONDEMNATION.

         13.1. Seller assumes all risk and liability, damage to or injury
occurring to the Property and/or Personal Property by fire, storm, accident or
any other casualty or cause until the Closing has been consummated. If the
Property or Personal Property, or any part thereof, suffers any damages prior to
the Closing from fire or other casualty, Buyer may either (i) terminate this
Agreement and the Earnest Money Deposit and all interest thereon shall be
returned to Buyer, in which event the parties shall have no further rights and
liabilities hereunder except with respect to those matters specifically
surviving termination or Closing; or (ii) without repairing such damage,
consummate the Closing, in which latter event the proceeds of any insurance
covering such damage shall be assigned to Buyer at Closing.

         13.2. If, prior to Closing, action is initiated or threatened to take a
material part of the Property by eminent domain proceedings or by deed in lieu
under threat thereof, Buyer may either (i) terminate this Agreement and receive
a refund of the Earnest Money Deposit, in which event the parties shall have no
further rights or obligations hereunder except those matters specifically
surviving termination or Closing; or (ii) consummate the Closing in which latter
event any award received or to be received by Seller from the condemning
authority shall be assigned to Buyer at the Closing. For purposes hereof, a
"material part" shall be deemed to mean a taking which (i) prohibits or impedes
Buyer's intended use of the Property; (ii) affects any means of ingress or
egress to the Property; or (iii) physically affects more than ten percent (10%)
of the available square footage of the Property.

                                       31
<PAGE>

14.      DEFAULT.

         14.1. In the event Buyer fails to perform any of the covenants and
agreements set forth in this Agreement on its part to be performed within the
time or times specified herein, the Earnest Money Deposit deposited by Buyer
with Buyer's counsel hereunder, shall be paid to Seller as consideration for its
execution of this Agreement and in full settlement of, and as liquidated damages
for, any and all claims for damage occasioned by Buyer's default, the exact
measure of damages being impossible to ascertain, and upon such payment this
Agreement shall terminate, expire, cease and become null and void and,
thereafter, all parties hereto shall be relieved of any and all further
obligations and liabilities to each other under this Agreement, save and except
those which by the terms of this Agreement are intended to survive any such
termination.

         14.2. In the event the Seller fails to perform any of the covenants and
agreements set forth in this Agreement on its part to be performed, the Earnest
Money Deposit and shall be returned to Buyer on demand, and upon such demand and
the return of said Earnest Money Deposit to Buyer, this Agreement shall
terminate, expire, cease and become null and void and, thereafter, all parties
hereto shall be relieved and absolved of all further obligations and liabilities
to each other under this Agreement, save and except those which by the terms of
this Agreement are intended to survive any such termination. The Buyer, however,
at its option and in lieu of the return of the Earnest Money Deposit and
interest, as aforesaid, may proceed to enforce its rights of specific
performance, against Seller under this Agreement.

15. NOTICES. All notices, requests, demands, and other communications which are
required or permitted to be given under this Agreement shall be in writing and
shall be given to the party at its address or facsimile number set forth below.
Each notice shall be deemed to have been duly given and received(1): (a) as of
the date and time the same are personally delivered with a receipted copy, (b)
if given by facsimile, when the facsimile is transmitted to the party's
facsimile number specified below and confirmation of complete receipt is
received by that transmitting party during normal business hours or the next
Business Day if not confirmed during normal business hours; (c) if delivered by
U. S. Mail, within three (3) days after depositing with the United States Postal
Service, postage prepaid by certified mail, return receipt requested, or (d) if
given by a nationally recognized or reputable overnight delivery service within
one (1) day after deposit with such delivery service:

         If to Seller:              Golden Flake Snack Foods, Inc.
                                    P.O. Box 2447
                                    Birmingham, AL 35201
                                    Facsimile: 205-458-7335
                                    Attn:  Patty Townsend

(1) Provided that such notice shall not be deemed tardy because it is mailed on
or before the date due hereunder but not the requisite number of days prior,
only that delivery by such method shall extend the period of any required
response from the recipient.

                                       32
<PAGE>

         With a copy to:            John P. McKleroy, Jr.
                                    Spain & Gillon, LLC
                                    2117 Second Avenue North
                                    Birmingham, AL  35203
                                    Facsimile:  205-324-8866

         If to Buyer                Alternative Communications, Inc.
                                    5215 Highway Ave
                                    Jacksonville, Florida 32254
                                    Facsimile ___________

         With a copy to:            C. Holt Smith III
                                    233 Bay Street, Suite 930
                                    Jacksonville, Florida 32202
                                    Facsimile: 904-358-0060

or at such other address as the parties may specify from time to time by written
notice to the other party. Notwithstanding the provisions hereof to the
contrary, legal counsel for either party may provide any notice required or
permitted hereunder solely by direct communication from said party's legal
counsel to legal counsel for the other party pursuant to the methods of notice
permitted under this paragraph.

16. SUCCESSORS AND ASSIGNS. All terms of this Agreement shall be binding upon,
shall inure to the benefit of, and be enforceable by the parties hereto and its
respective legal representatives, heirs, successors and assigns. This Agreement
may not be assigned without the written consent of Seller, which consent will
not be unreasonably withheld or delayed.

17. GOVERNING LAW. This Agreement is intended to be performed in the State of
Florida and shall be governed and construed in all respects in accordance with
the laws of the State of Florida, without regard to concepts of choice of laws.
Venue in any action arising under this Agreement shall lie exclusively in the
County and Circuit Courts of the Florida county in which the property is
located.

18. CAPTIONS. The captions of this Agreement are inserted for convenience or
reference only and not to define, describe or limit the scope or the intent of
this Agreement or any term hereof.

19. COUNTERPARTS. This Agreement may be executed in any number of counterparts,
each of which shall be deemed to be an original but all of which together shall
constitute one and the same instrument.

                                       33
<PAGE>

20. CHANGES AND MODIFICATIONS; CHANGES AND INCORPORATION OF PRIOR AGREEMENTS.
This Agreement may not be orally changed, modified or terminated. This Agreement
supersedes any and all prior understandings, letters of intent and/or letter
agreements. Other matters of similar nature shall be deemed to be of no force or
effect in the interpretation of this Agreement, it being intended that this
Agreement represents the entire understanding of the parties. No modification or
waiver of any provision hereof shall be valid unless in writing and signed by
the party against whom it is to be enforced.

21. WAIVER. No failure of either party to exercise any power given hereunder or
to insist upon strict compliance with any obligations specified herein, and no
custom or practice at variance with the terms hereof, shall constitute a waiver
of any party's right to demand strict compliance with the terms hereof;
provided, however, that any party may, at its sole option, waive any
requirement, covenant or condition herein established for the benefit of such
party without affecting any of the other provisions of this Agreement.

22. FURTHER ASSURANCES. Seller and Buyer each agree to execute and deliver to
the other such further documents and instruments as may be reasonable and
necessary in furtherance of and to effectuate the intent of the parties as
expressed by the terms and conditions hereof.

23. ATTORNEY'S FEES. If either party commences an action against the other to
enforce any of the terms hereof or because of the breach by either party of any
of the covenants, terms or conditions hereof, the prevailing party shall be
entitled to costs, expenses, and reasonable attorney's fees at both trial and
appellate levels incurred in connection with the bringing and/or defense of any
such action.

24. TIME OF ESSENCE. TIME IS OF THE ESSENCE TO THIS AGREEMENT.

25. RADON. Radon is a naturally occurring radioactive gas that, when it has
accumulated in a building in sufficient quantities, may present health risks to
persons who are exposed to it over time. Levels of radon that exceed federal and
state guidelines have been found in buildings in Florida. Additional information
regarding radon and radon testing may be obtained from your county public health
unit. This disclosure is required by Florida law to be contained in all
contracts for sale or lease of buildings.

26. ESCROW AGENT; EARNEST MONEY DEPOSIT

         26.1. Duties. By signing a copy of this Agreement, Escrow Agent agrees
to comply with the terms hereof insofar as they apply to Escrow Agent. Upon its
receipt, Escrow Agent shall receive and hold the Earnest Money Deposit in trust,
to be held and disbursed in accordance with the provisions of this Agreement.

                                       34
<PAGE>

         26.2. Indemnity. Escrow Agent shall not be liable to either party
except for claims resulting from the gross negligence or willful misconduct of
Escrow Agent. If the escrow is involved in any controversy or litigation, the
parties hereto shall jointly and severally indemnify and hold Escrow Agent free
and harmless from and against any and all loss, cost, damage, liability or
expense, including costs of reasonable attorneys' fees to which Escrow Agent may
be put or which may incur by reason of or in connection with such controversy or
litigation, except to the extent it is finally determined that such controversy
or litigation resulted from Escrow Agent's gross negligence or willful
misconduct. If the indemnity amounts payable hereunder result from the fault of
Buyer or Seller (or their respective agents), the party at fault shall pay, and
hold the other party harmless against, such amounts.

         26.3. Continuing Counsel. The parties hereby acknowledges that Escrow
Agent is counsel to Buyer herein and the other party hereby agrees that in the
event of a dispute hereunder or otherwise between Seller and Buyer, Escrow Agent
may continue to represent Buyer notwithstanding that it is acting and will
continue to act as Escrow Agent hereunder, it being acknowledged by all parties
that Escrow Agent's duties hereunder are ministerial in nature.

         26.4. Withdrawal. No party shall have the right to withdraw any monies
or documents deposited by it with Escrow Agent prior to the Closing or
termination of this Agreement except in accordance with the terms of this
Agreement.

         26.5. Written Objection. If a written objection is filed within the
time allowed or if the Escrow Agent is in doubt as to its duties, the Escrow
Agent may continue to hold the funds in escrow until the matter is resolved
either by joint written direction from the parties or by any County or Circuit
court having jurisdiction of the dispute or the Escrow Agent may interplead the
same in the applicable County or Circuit court and be relieved of any and all
liability therefor. In any action or proceeding regarding the Earnest Money
Deposit brought by Escrow Agent or to which Escrow Agent is made a party the
Escrow Agent shall be entitled to recover its reasonable costs and attorney's
fees (through appeal).

27. DUE NEGOTIATION. This Agreement has been drafted following due negotiation
by both parties and their respective representatives and fairly and accurately
reflects the intent of the parties with regard to the terms and conditions of
this Agreement. Accordingly, all parties agree that this Agreement shall not be
construed for or against any party, but rather solely on the plain meaning of
the contents hereof. None of the parties hereto shall be considered to be the
drafter of this Agreement or any provision hereof for the purpose of any
statute, case law or rule of interpretation or construction that would or might
cause any provision to be construed against the drafter thereof. Each party has
had or has been advised to seek legal advice by an attorney of their own choice
prior to the execution of this Agreement. Each party fully understands the facts
and has been informed fully as to their legal rights and obligations. Each party
is signing or has signed this Agreement freely and voluntarily and with full
knowledge of the possible implications hereof.

28. Intentionally Omitted.

                                       35
<PAGE>

29. RECORDING. Neither this Agreement, any portion thereof, nor any memorandum
relating hereto, shall be placed of record by any party to this Agreement.

30. NO ASSUMPTION OF SELLER'S LIABILITIES. Buyer is acquiring only the Property
from Seller. Buyer does not assume or agree to pay, or indemnify the Seller or
any other person or entity against, any liability, obligation, or expense of the
Seller or relating to the Property in any way except only to the extent, if any,
herein expressly and specifically provided.

31. WAIVER OF JURY TRIAL. SELLER AND BUYER HEREBY KNOWINGLY, VOLUNTARILY AND
INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO A TRIAL BY JURY IN RESPECT OF
ANY LITIGATION BASED HEREON OR ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS
AGREEMENT AND ANY AGREEMENT CONTEMPLATED TO BE EXECUTED IN CONJUNCTION HEREWITH,
OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER VERBAL OR
WRITTEN) OR ACTION OF EITHER PARTY. THIS PROVISION IS A MATERIAL INDUCEMENT FOR
THE SELLER AND BUYER ENTERING INTO THIS AGREEMENT.

         IN WITNESS WHEREOF, Buyer and Seller have executed this Agreement as of
the Effective Date,

Signed, sealed and delivered in the presence of:

______________________________              Golden Flake Snack Foods, Inc., a
                                            Delaware Corporation
[_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _]   Date:    ________________________
Print Name
                                            By:
                                                     ------------------------
______________________________                    [_ _ _ _ _ _ _ _ _ ]Print Name
[_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _]          Its President
Print Name

______________________________              Alternative Communications, Inc., a
                                            Florida Corporation
[_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _]   Date:    ________________________
Print Name
                                            By:
                                                     ------------------------
______________________________                   [_ _ _ _ _ _ _ _ _ _]Print Name
[_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _]          Its President
Print Name

                                       36
<PAGE>

                                 ACKNOWLEDGMENT

         C. HOLT SMITH III, Attorney as Law, 233 E. Bay Street, Suite 930,
Jacksonville, Florida 32202 acknowledges receipt of the Earnest Money Deposit
(if paid by check, subject to clearance) and agrees to act as Escrow Agent in
accordance with the terms of the foregoing Agreement.

         ACKNOWLEDGED this ___ day of August, 2008.

                                            Name

                                            By:
                                                --------------------------------

                                       37
<PAGE>

                                    EXHIBIT A
                                    ---------

Lots Eight (8), Nine (9) and West Twenty-seven (27) feet of Lot Ten (10), Block
Five (5), Riverside Gardens, according to plat recorded in Flat Book 3, page 67,
of the current public records of Duval County, Florida, also known as 4771
Phyllis Street, Jacksonville, Florida 32254.

                                       38Exhibit 10.18

     Purchase  and Sale  Agreement  executed by and between  Golden  Flake Snack
 Foods, Inc. as Seller, and Michael L. Rankin, as Purchaser, with an effective
  date of August 20, 2008, for the sale of real property located at 2926 Kraft
 Drive, Nashville, County of Davidson, State of Tennessee and undeveloped real
            property located across the road from 2926 Kraft Drive.

                                       39
<PAGE>

            PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS

                                       by

                                       and

                                      among

                         GOLDEN FLAKE SNACK FOODS, INC.,
                             a Delaware corporation

                                  the "Seller"

                                       and

                               MICHAEL L. RANKIN,

                                 the "Purchaser"

                                   Dated as of
                                 August 20, 2008

        PROPERTY: 2926 Kraft Drive, Nashville, Davidson County, Tennessee
                and vacant land across road from 2926 Kraft Drive

                                       40
<PAGE>

                                TABLE OF CONTENTS
<TABLE>
<CAPTION>
<S>                                                                                                             <C>
1.       IDENTIFICATION OF PARTIES...............................................................................1

2.       DESCRIPTION OF THE PROPERTY.............................................................................1

3.       THE PURCHASE PRICE......................................................................................1

4.       TITLE...................................................................................................2

5.       DUE DILIGENCE INSPECTIONS...............................................................................3

6.       REPRESENTATIONS AND WARRANTIES OF SELLER................................................................4

7.       REPRESENTATIONS, WARRANTIES AND COVENANTS OF PURCHASER..................................................6

8.       CONDITIONS PRECEDENT TO CLOSING.........................................................................6

9.       COVENANTS OF SELLER.....................................................................................7

10.      SELLER'S CLOSING DELIVERIES.............................................................................8

11.      PURCHASER'S CLOSING DELIVERIES..........................................................................9

12.      PRORATIONS AND ADJUSTMENTS.............................................................................10

13.      CLOSING................................................................................................11

14.      CLOSING COSTS..........................................................................................11

15.      RISK OF LOSS...........................................................................................12

16.      DEFAULT................................................................................................13

17.      BROKER'S COMMISSION....................................................................................14

18.      ESCROW.................................................................................................14

19.      TAX-DEFERRED EXCHANGE COOPERATION......................................................................15

20.      CONDITION OF PROPERTY..................................................................................16

21.      LEASE TO SELLER........................................................................................16

22.      MISCELLANEOUS..........................................................................................17

EXHIBIT A  LEGAL DESCRIPTION OF THE LAND........................................................................23

EXHIBIT B  INTENTIONALLY OMITTED................................................................................25

EXHIBIT C  DUE DILIGENCE MATERIALS..............................................................................26

EXHIBIT D  SPECIAL WARRANTY DEED................................................................................27

EXHIBIT E  BILL OF SALE.........................................................................................32

EXHIBIT F  CERTIFICATE OF NONFOREIGN STATUS.....................................................................35

EXHIBIT G  ASSIGNMENT...........................................................................................37
</TABLE>

                                       41
<PAGE>

            PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS

                  1.       IDENTIFICATION OF PARTIES

THIS PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (this
"Agreement") is entered into as of August 20, 2008 (the "Effective Date") by and
between GOLDEN FLAKE SNACK FOODS, INC., a Delaware corporation ("Seller"), and
MICHAEL L. RANKIN, or his assigns ("Purchaser").

                  2.       DESCRIPTION OF THE PROPERTY

In consideration of the mutual undertakings of the parties set forth herein, and
for other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, Seller hereby agrees to sell and convey to Purchaser,
subject to the terms and conditions hereof, and Purchaser hereby agrees to
purchase from Seller, subject to the terms and conditions hereof, all of
Seller's right, title and interest in and to the following:
                           (a) That certain (i) improved real property located
         at 2926 Kraft Drive, Nashville, County of Davidson, State of Tennessee
         and (ii) undeveloped real property located across the road from 2926
         Kraft Drive, and being more particularly described as Tract I and Tract
         II, respectively, on Exhibit A attached hereto (the "Land"), together
         with one building (approximately 65,967 square feet) located thereon,
         and all other improvements located on Tract I (collectively the
         "Improvements");

                           (b) All rights, privileges, easements and
         appurtenances to the Land and the Improvements, if any, including,
         without limitation, all of Seller's right, title and interest, if any,
         in and to all easements, rights-of-way and other appurtenances used or
         connected with the beneficial use or enjoyment of the Land and the
         Improvements (the Land, the Improvements and all such easements and
         appurtenances are sometimes collectively hereinafter referred to as the
         "Real Property");

                           (c) All personal property and fixtures (if any) owned
         by Seller and identified in Schedule A of Exhibit E (the "Personal
         Property"); and

                           (d) All of Seller's interest in and to any service
         contracts, guarantees, licenses, approvals, certificates, permits and
         warranties, if any, relating to the Property, to the extent assignable
         (collectively, the "Intangible Property"). (The Real Property, the
         Personal Property and the Intangible Property are sometimes
         collectively hereinafter referred to as the "Property").

                  3.       THE PURCHASE PRICE.

                           The purchase price for the Property shall be the
         greater of (i) $2,100,000.00 or (ii) $_____N/A___________ (the
         "Purchase Price") and shall be paid to Seller by Purchaser as follows:

                                       1
<PAGE>

         (a) Within five (5) business days after the Effective Date, Purchaser
         will deposit into escrow with Chicago Title Insurance Company, 725 Cool
         Springs Blvd., Suite 160, Franklin, Tennessee 37067 ("Title Company")
         an earnest money deposit in immediately available funds in the amount
         of $20,000 (said deposit, and all interest earned thereon, collectively
         referred to as the "Deposit").

                           (b) The Deposit paid by Purchaser pursuant to the
         terms hereof shall be held by Title Company in escrow (pursuant to the
         Escrow Instructions set forth in Section 18 hereof) in an interest
         bearing account insured by the federal government in an institution as
         directed by Purchaser and reasonably acceptable to Seller. The Deposit
         is fully refundable to Purchaser upon written notice of termination of
         this transaction on or before the expiration of the Due Diligence
         Period subject to the prior delivery to Seller or his designated
         representative, of all of the Due Diligence Materials Seller has
         furnished Purchaser as set forth in Exhibit C prior to, and subsequent
         to, the Effective Date of this Agreement and all third party studies,
         appraisal and reports that Purchaser has ordered or obtained. Seller
         will immediately notify Title Company upon receipt of these materials,
         so that the Deposit can be disbursed to Purchaser, it being expressly
         agreed that the delivery of these materials is a condition precedent to
         the release of the Deposit to Purchaser. If the purchase and sale of
         the Property is consummated as contemplated hereunder, the Deposit
         shall either be (i) paid to Seller at the direction of Purchaser and
         credited against the Purchase Price, or (ii) as otherwise directed by
         Purchaser so long as the entire Purchase Price is paid. Provided
         Purchaser does not terminate this Agreement in accordance with this
         paragraph, upon the expiration of the Due Diligence Period, the Deposit
         shall be non-refundable to Purchaser except in the event of a default
         by Seller or as otherwise expressly set forth herein.

                           (c) The balance of the Purchase Price over and above
         the amounts paid by or credited to Purchaser pursuant to Sections 3(a)
         and 3(b) above shall be paid to Seller by wire transfer of immediately
         available funds at the Closing (as that term is defined in Section 13
         below), net of all prorations as provided herein.

                  4.       TITLE.

                           (a) Within ten (10) days after the Effective Date,
         Seller shall deliver a title commitment for an extended coverage ALTA
         type Owner's Policy of title insurance for the Real Property issued by
         Title Company (the "Title Report"), together with legible copies of all
         documents relating to the title exceptions referred to in such Title
         Report.

                                       2
<PAGE>

                           (b) Within twenty (20) days after the Effective Date,
         Purchaser shall notify Seller in writing of any initial title
         exceptions identified in the Title Report, which Purchaser disapproves.
         Any disclosed exception not disapproved in writing by such date shall
         be deemed approved by Purchaser, and shall constitute a "Permitted
         Exception" hereunder. Purchaser and Seller agree that (i) all
         non-delinquent property taxes and assessments, (ii) all matters created
         by or on behalf of Purchaser, including, without limitation, any
         documents or instruments to be recorded as part of any financing for
         the acquisition of the Property by Purchaser, and (iii) all matters
         agreed to by the parties hereto, shall constitute "Permitted
         Exceptions". Seller shall have ten (10) days after receipt of
         Purchaser's notification of disapproved title exceptions to provide
         Purchaser with a written notice of which disapproved exceptions Seller
         is willing or able to cause to be removed or insured against prior to
         Closing. If Seller fails to provide such written notice to Purchaser it
         will be presumed that Seller is unwilling to cause any of the
         disapproved title exceptions to be removed or insured against, and
         Purchaser then shall elect, by giving written notice to Seller and
         Title Company within five (5) days thereafter, (x) to terminate this
         Agreement, or (y) to waive its disapproval of such exceptions, in which
         case such exceptions shall then be deemed to be Permitted Exceptions
         and proceed to Closing. Purchaser's failure to give such notice shall
         be deemed an election to waive the disapproval of any such exception
         and proceed to Closing. If Purchaser elects to terminate this Agreement
         in accordance with clause (x) above, the Deposit shall be immediately
         refunded to Purchaser, and neither party shall have any further rights
         or obligations under this Agreement, except for those obligations that
         are to survive the termination of this Agreement as expressly set forth
         elsewhere in this Agreement.

                           (c) Purchaser shall obtain a current ALTA/ACSM Land
         Title Survey to be prepared by Timothy Mark Donlon, Tenn. Registered
         Surveyor, No. 2297, of Donlon Land Surveying, LLC, 8120 Sawyer Brown
         Road, Suite 110A, Nashville, Tennessee 37221 ("Survey"), for
         Purchaser's review and approval and Purchaser shall deliver any
         objections to the Survey, along with a copy of the Survey, to Seller
         within the time frame set forth in Section 4(b) above. Seller's
         response to Purchaser's Survey comments will be addressed in a similar
         manner as Seller is to address Purchaser's title objections as set
         forth in Section 4(b) above. The cost of the Survey shall be paid by
         Purchaser.

                  5.       DUE DILIGENCE INSPECTIONS.

                           (a) As used in this Agreement, the term "Due
         Diligence Period" means the period from the Effective Date until 5:00
         p.m. Central Standard Time on the sixtieth (60th) day following the
         Effective Date. Not later than five (5) business days after the
         Effective Date, Seller shall deliver to Purchaser the documents,
         reports, plans and materials set forth on Exhibit C attached hereto and
         incorporated herein ("Due Diligence Materials that are in Seller's
         possession or under its control. During the Due Diligence Period, and
         with reasonable advance notice (which may be telephonic) to Seller,
         Purchaser, its agents, representatives and consultants may enter onto
         the Real Property during reasonable business hours to perform
         inspections and tests of the Property and the structural, mechanical
         and other systems within any Improvements including, without
         limitation, soils tests and "Phase 1" environmental testing, and, if
         necessary, "Phase II" environmental testing; provided, however, that in
         no event shall such inspections or tests unreasonably disrupt or
         disturb the on-going operation of the Property. After making such tests
         and inspections, Purchaser shall promptly restore the Property to the
         condition that existed prior to making such tests and inspections
         (which obligation shall survive the Closing or any termination of this
         Agreement). All such tests and inspections shall be at Purchaser's
         expense.

               (b)  Purchaser  shall keep the Property free from all liens,  and
                    shall indemnify,  defend,  and hold harmless Seller from and
                    against all claims, actions, losses,

                                       3
<PAGE>

         liabilities, damages, costs and expenses (including, but not limited
         to, attorneys' fees and costs) incurred, suffered by, or claimed
         against the Seller by reason of any damage to the Property or injury to
         persons caused by Purchaser and/or its agents, representatives or
         consultants in exercising its rights under this Section 5. If any
         mechanic's liens encumber the Property as a result of Purchaser's
         activities or investigation, Purchaser shall cause the mechanic's liens
         to be removed, bonded or insured over within ten (10) days after
         receiving written notice from Seller. The foregoing provisions shall
         survive the Closing or any termination of this Agreement.

                           (c) The Due Diligence Materials summarized in Exhibit
         C, to the extent in Seller's possession or under its control, are made
         by Seller to accommodate and facilitate Purchaser's investigations
         relating to the Property, and except as expressly set forth herein,
         Seller makes no representations or warranties of any kind regarding the
         accuracy or thoroughness of the information contained in the materials
         delivered to Purchaser, but Seller does warrant, to the best of its
         knowledge, that the Due Diligence Materials are true and correct copies
         of such Due Diligence Materials maintained in Seller's files. Seller
         agrees to continue to immediately furnish to Purchaser any additional
         Due Diligence Materials and any other items relevant to the property
         that may be discovered subsequent to the execution of this Agreement.

                           (d) At any time during the Due Diligence Period,
         Purchaser may terminate this Agreement in its sole and absolute
         discretion for any reason or no reason by sending to Seller written
         notice of such termination. If Purchaser terminates this Agreement
         during the Due Diligence Period, the Deposit shall be immediately
         refunded to Purchaser, and neither party shall have any further rights
         or obligations under this Agreement, except for those obligations that
         are to survive the termination of this Agreement, as expressly set
         forth elsewhere in this Agreement. If Purchaser does not terminate this
         Agreement within the Due Diligence Period, the Deposit shall be
         retained by Title Company and applied or paid as herein provided.

                           (e) Prior to Closing, all information derived from
         Purchaser's tests, test results, and other Due Diligence investigation
         completed by Purchaser shall, to the extent permissible under existing
         law, remain confidential and not be disclosed to any party other than
         as is necessary to consummate the transaction contemplated hereby or to
         exercise Purchaser's rights hereunder, including without limitation,
         Purchaser's affiliates, counsel, and its consultants and lenders.
         Purchaser shall bear all of the costs and expenses with respect to its
         feasibility studies, including, but not limited to, all environmental
         matters and investigations, surveys and other studies. In the event
         Seller obtains any copies of the third party tests and/or test results
         prepared for Purchaser during its Due Diligence Period, Purchaser shall
         incur no liability in Seller's use of the reports or for Seller's
         distribution of the reports to third parties. Any distribution of the
         reports by Seller shall be conditioned upon Seller's advising such
         third party that they are not to rely on the any of the reports.
         Seller's rights and obligations under this subsection (e) shall survive
         the termination of this Agreement.

                  6.       REPRESENTATIONS AND WARRANTIES OF SELLER.

                                       4
<PAGE>

         Seller represents and warrants to Purchaser that the following matters
are true and correct as of the Effective Date and will also be true and correct
as of the Closing:

                           (a) Seller is validly incorporated and in good
         standing in the State of Delaware and is qualified to do business and
         in good standing in the State of Tennessee.

                           (b) This Agreement is, and all the documents executed
         by Seller which are to be delivered to Purchaser at the Closing will
         be, duly authorized, executed, and delivered by Seller. The obligations
         contained in this Agreement, are and will be legal, valid, and binding
         obligations of Seller enforceable against Seller in accordance with
         their respective terms (except to the extent that such enforcement may
         be limited by applicable bankruptcy, insolvency, moratorium and other
         principles relating to or limiting the right of contracting parties
         generally). This Agreement does not, and will not, violate any
         provisions of any agreement to which Seller is a party or to which it
         is subject.

                           (c) To Seller's actual knowledge, there are no
         pending legal proceedings or administrative actions of any kind or
         character adversely affecting the Property or Seller's interest therein
         including any condemnation or eminent domain proceedings.

                           (d) Except with respect to Environmental Laws (as
         defined below), which are covered by Section 6(e) below, Seller has
         received no written notice from any city, county, state or other
         government authority of any violation of any statute, ordinance,
         regulation, or administrative or judicial order or holding, whether or
         not appearing in public records, with respect to the Property, which
         violation has not been corrected.

                           (e) Except as expressly set forth in any
         environmental reports delivered to Purchaser under Section 5(a), Seller
         has received no written notice and has no actual knowledge that (i) the
         Property is in violation of any federal, state and local laws,
         ordinances and regulations applicable to the Property with respect to
         hazardous or toxic substances or industrial hygiene (collectively,
         "Environmental Laws"), which violation has not been corrected, or (ii)
         past or current owners, tenants or occupants of all or any portion of
         the Property have used, generated, manufactured, stored, handled,
         released or disposed of any hazardous or toxic substances on the
         Property in violation of applicable Environmental Laws.

                           (f) There are no leases, licenses or other occupancy
         agreements in effect in which Seller has granted any party rights to
         possession or use of the Real Property or any portion thereof, nor has
         Seller given any party an option or right of first refusal to purchase
         any portion of the Property.

                           (g) Intentionally Deleted.

                           (h) To Seller's actual knowledge, there are no
         service contracts or maintenance agreements with respect to the
         Property to which Seller is a party other than those delivered to
         Purchaser pursuant to Section 5 hereof.

                                       5
<PAGE>

                           (i) Seller has not filed or been the subject of any
         filing of a petition under the Federal Bankruptcy Law or any federal or
         state insolvency laws or laws for composition of indebtedness or for
         the reorganization of debtors.

                           (j) Seller has disclosed to Purchaser and Purchaser
         acknowledges that the roof on the building on Tract I of the Property
         is in substantial disrepair and is in need of replacement. Seller shall
         not have any obligation or liability in regard to the roof or any other
         condition of the Property.

                    As used in this Agreement, the phrase "to Seller's actual
knowledge" or words of similar import means the actual (and not constructive or
imputed) knowledge, without independent investigation or inquiry, of Joe
Elliott, and Seller represents that said individual has the primary
responsibility for overseeing the Property. Notwithstanding anything herein to
the contrary, the individual listed in this Section shall have no personal
liability to Purchaser with respect to any representations or warranties made
herein "to the best of Seller's knowledge" and Purchaser has no legal recourse
against the individual listed herein. Purchaser's only recourse for any breach
of a representation or warranty set forth in this Agreement is limited by this
Section and to the remedies set forth in Section 16, and only against the
Seller. The express representations and warranties made in this Agreement shall
not merge into any instrument or conveyance delivered at the Closing and shall
survive Closing for a period of nine (9) months.

                  Seller shall indemnify, defend, and hold Purchaser harmless
from and against any losses, damages, costs or expenses (including, but not
limited to, attorneys' fees and costs) incurred by Purchaser by reason of any
breach or inaccuracy of the Seller's representations or warranties contained in
this Section 6. Purchaser's only recourse for any breach or inaccuracy of the
Seller's representations or warranties contained in this Section 6 is limited to
the remedies set forth in Section 16. This provision shall survive Closing for a
period of nine (9) months.

                 7.      REPRESENTATIONS, WARRANTIES AND COVENANTS OF PURCHASER.

                  Purchaser represents and warrants to Seller that the following
matters are true and correct as of the Effective  Date and will also be true and
correct as of the Closing:

              (a) Intentionally omitted.

              (b) This Agreement is, and all the documents executed by Purchaser
         which are to be delivered to Seller at the Closing will be, duly
         executed and delivered by Purchaser. The obligations contained in this
         Agreement are, and will be, legal, valid, and binding obligations of
         Purchaser enforceable against Purchaser in accordance with their
         respective terms (except to the extent that such enforcement may be
         limited by applicable bankruptcy, insolvency, moratorium and other
         principles relating to or limiting the right of contracting parties
         generally). This Agreement does not, and will not, violate any
         provisions of any agreement to which Purchaser is a party or to which
         it is subject.

                  8.       CONDITIONS PRECEDENT TO CLOSING.

                                       6
<PAGE>

                           The following shall be conditions precedent to
         Purchaser's obligation to consummate the purchase and sale transaction
         contemplated herein (the "Purchaser's Conditions Precedent"):

                                    (i) Purchaser shall not have terminated this
                  Agreement in accordance with the terms of this Agreement
                  within the time periods described in this Agreement.

                                    (ii) Title Company shall stand ready to
                  issue, at the Closing, a Standard ALTA Owner's Policy of title
                  insurance, with extended coverage over the standard
                  exceptions, insuring Purchaser's fee simple interest in the
                  Real Property, dated the day of the Closing, with liability in
                  the amount of the Purchase Price, subject only to the
                  Permitted Exceptions, together with such endorsements as
                  Purchaser may reasonably require (the "Title Policy").

                                    (iii) Intentionally Deleted.

                                    (iv) There shall be no material breach of
                  any of Seller's representations, warranties or covenants set
                  forth in Section 6 and Section 9 of this Agreement as of the
                  Closing.

                                    (v) Seller shall have delivered to the Title
                  Company the items described in Section 10.

The conditions set forth in this Section 8(a) are solely for the benefit of
Purchaser and may be waived only by Purchaser. Purchaser shall, at all times
prior to the termination of this Agreement, have the right to waive any of these
conditions. If any of the Purchaser's Conditions Precedent are not satisfied by
Closing, Purchaser at its option may terminate this Contract. In such event, the
Deposit shall be immediately returned to Purchaser and neither party shall have
any further rights or obligations under this Agreement, except for those
obligations that are to survive the termination of this Agreement, as expressly
set forth elsewhere in this Agreement, provided, that if such failure of
condition is caused by a Seller default, Purchaser may pursue its remedies under
Section 16 below.

                  9.       COVENANTS OF SELLER.

                  Seller covenants with Purchaser, as follows:

                           (a) Prior to the Closing, Seller shall not enter into
         any lease, license or occupancy agreement affecting the Property or any
         portion thereof, nor shall Seller enter into any Service Contracts that
         will be binding on the Property or the Seller after the Closing,
         without the prior written consent of Purchaser.

                           (b) Intentionally Deleted.

                           (c) Until the Closing, Seller shall keep the Property
         insured against fire, vandalism and other loss, damage and destruction
         in commercially reasonable amounts, provided, however, Seller's
         insurance policies shall not be assigned to Purchaser at the Closing,
         and Purchaser shall be obligated to obtain its own insurance coverage
         from and after the Closing.

                                       7
<PAGE>

                           (d) The building on Tract I of the Property is vacant
         except for a portion of the building which is occupied by Seller (the
         "Tract I Space") and no other operations are being conducted from the
         building. With this disclosure, until the Closing, Seller shall operate
         and maintain the Property in substantially the manner being operated
         and maintained on the date of this Agreement.

                           (e) Prior to the Closing, Seller shall not, without
         the prior written consent of Purchaser, enter into any contract with
         respect to the Property which will survive the Closing or will
         otherwise affect the use, operation or enjoyment of the Property after
         the Closing.

                           (f) Seller shall pay in full prior to the Closing (to
         the extent that such amounts have not already been paid), all bills and
         invoices for labor, goods, material and services of any kind relating
         to the Property, utility charges, and employee salary and other accrued
         benefits relating to the period prior to the Closing. Except with
         regard to the Tract I Space, Seller represents that it employs no
         employees at the Property.

                           (g) Intentionally Deleted.

                           (h) Seller shall promptly notify Purchaser of any
         change in any condition with respect to the Property or of any event or
         circumstance, which makes any representation, or warranty of Seller to
         Purchaser under this Agreement materially untrue or misleading, or any
         covenant of Seller under this Agreement incapable of being performed.

                  10.      SELLER'S CLOSING DELIVERIES.

                  At Closing, Seller shall deliver or cause to be delivered to
Title Company the following:

                           (a) A Special Warranty Deed executed by Seller (one
         for each separate parcel if necessary), in the form of Exhibit D
         attached hereto, conveying the Real Property to Purchaser free and
         clear of all claims, liens and encumbrances except the Permitted
         Exceptions and matters arising by or through Purchaser (the "Special
         Warranty Deed").

                           (b) A Bill of Sale executed by Seller, in the form of
         Exhibit E attached hereto, conveying to the Purchaser title to the
         Personal Property, if any (the "Bill of Sale").

                           (c) An affidavit in the form of Exhibit F attached
         hereto, certifying that Seller is not a "foreign person" within the
         meaning of Section 1445 of the U.S. Internal Revenue Code (the
         "Certificate of Non-Foreign Status") and an affidavit that Seller is a
         resident of Tennessee for state withholding tax purposes.

                           (d) An Assignment executed by Seller, in the form of
         Exhibit G attached hereto, assigning to Purchaser the particular
         Service Contracts that Purchaser chooses to assume and any warranties,
         guaranties and indemnities relating to the Property, to the extent that
         such items exist and are assignable (the "Assignment"). Seller prior to
         the Closing shall terminate all Service Contracts that Purchaser does
         not choose to assume.

                                       8
<PAGE>

                           (e) An executed counterpart of a Settlement Statement
         as approved by the Title Company reflecting the receipt and
         disbursement of the Purchase Price as provided herein.

                           (f) Any keys in the possession or control of Seller
         to all locks located in the Property.

                           (g) A reaffirmation of Seller's representations and
         warranties as of Closing.

                           (h) Originals, to the extent in Seller's possession,
         of all plans, permits, licenses, and other of the Due Diligence
         Materials, to the extent in Seller's possession, shall be delivered to
         Purchaser outside of escrow within five (5) business days after
         Closing. Purchaser acknowledges receipt of all items set forth on
         Exhibit C that were in the Seller's possession.

                           (i) Evidence of Seller's authority to close this
         transaction.

                           (j) State, county and local transfer declarations, as
         applicable.

                           (k) Any other documents, instruments or agreements
         reasonably necessary to effectuate the transaction contemplated by this
         Agreement.

                  11.      PURCHASER'S CLOSING DELIVERIES.

                  Except as otherwise set forth below, at Closing Purchaser
shall deliver to Title Company:

                           (a) The balance of the Purchase Price, together with
         such other sums as Title Company shall require to pay Purchaser's share
         of the Closing costs, prorations, reimbursements and adjustments as set
         forth in Sections 12 and 14, herein, in immediately available funds.

                           (b) An executed counterpart of the Assignment,
         whereby Purchaser shall assume the obligations relating to the matters
         set forth in such document.

                           (c) An executed counterpart of a Settlement Statement
         as approved by the Title Company reflecting the receipt and
         disbursement of the Purchase Price as provided herein.

                                       9
<PAGE>

                           (d) Any other documents, instruments or agreements
         reasonably necessary to effectuate the transaction contemplated by this
         Agreement.

                  12.      PRORATIONS AND ADJUSTMENTS.

                           (a) The following shall be prorated and adjusted
         between Seller and Purchaser as of the day of the Closing, except as
         otherwise specified:

                                    (i) General real estate, personal property
                  and ad valorem taxes and assessments, common area maintenance
                  payments, if any, and similar payments under any declaration
                  affecting the Property and any improvement or other bonds
                  encumbering the Property, if any, for the current tax year for
                  the Property.

                                    (ii) Utility charges, if any, and such other
                  items that are customarily prorated in transactions of this
                  nature shall be ratably prorated.

                           (b) For purposes of calculating prorations, Purchaser
         shall be deemed to be in title to the Property, and, therefore,
         entitled to the income therefrom and responsible for the expenses
         thereof for the entire day upon which the Closing occurs. All such
         prorations shall be made on the basis of the actual number of days of
         the month which shall have elapsed as of the day of the Closing and
         based upon the actual number of days in the month and a
         three-hundred-sixty-five (365) day year. The amount of such prorations
         shall be initially performed by Seller and Purchaser at Closing but
         shall be subject to adjustment in cash after the Closing outside of
         escrow as and when complete and accurate information becomes available,
         if such information is not available at the Closing. Seller and
         Purchaser shall cooperate and use their best efforts to make such
         adjustments no later than sixty (60) days after the Closing (except
         with respect to property taxes, which shall be adjusted within sixty
         (60) days after the tax bills for the applicable period are received).
         Without limiting the generality of the foregoing, Seller and Purchaser
         agree that:

                                    (i) With respect to any property tax appeals
                  or reassessments filed by Seller for tax years prior to the
                  year in which the Closing occurs, Seller shall be entitled to
                  the full amount of any refund or rebate resulting therefrom,
                  and with respect to any property tax appeals or reassessments
                  filed by Seller for the tax year in which the Closing occurs,
                  Seller and Purchaser shall share the amount of any rebate or
                  refund resulting therefrom (after first paying to Seller all
                  costs and expenses incurred by Seller in pursuing such appeal
                  or reassessment) in proportion to their respective periods of
                  ownership of the Property for such tax year (with Seller and
                  Purchaser each obligated for any amount of such refund or
                  rebate required to be paid to any tenant for its respective
                  period of ownership of the Property for such tax year, with
                  Seller being responsible only for any amount owed to the
                  tenant in excess of that credited to Purchaser at Closing
                  pursuant to Section 12(a)(iv) above ); and

                                       10
<PAGE>

                                    (ii) in no event will there be any proration
                  of insurance premiums under Seller's existing policies of
                  insurance relating to the Property, and none of Seller's
                  insurance policies (or any proceeds payable thereunder, except
                  as expressly provided for in Section 15 below) will be
                  assigned to Purchaser at the Closing, and Purchaser shall be
                  solely obligated to obtain any and all insurance that it deems
                  necessary or desirable.

                  Except as set forth in this Section 12, all items of income
and expense which accrue for the period prior to the Closing will be for the
account of Seller and all items of income and expense which accrue for the
period on and after the Closing will be for the account of Purchaser. The
provisions of this Section 12 shall survive the Closing.

                  13.      CLOSING.

                  The purchase and sale contemplated herein shall close (the
"Closing") twenty (20) days following the expiration of the Due Diligence
Period. As used herein, the term "Closing" means the date and time that Seller's
Closing Deliveries and Purchaser's Closing Deliveries are delivered to the Title
Company and the Title Company has been authorized to record the Deed and
disburse the proceeds.

                  14.      CLOSING COSTS.

                  Purchaser shall pay all other costs of closing, including
without limitation, all costs and expenses incurred in connection with obtaining
any financing for the purchase of the Property, including title, escrow,
documentation and appraisal costs relating thereto, the fee for recording the
Special Warranty Deed and any documentary transfer tax due in connection with
the consummation of the transaction contemplated herein, any sales commission,
the premium for the Owner's and Mortgagee's title insurance policies, prorations
of taxes and other matters as set forth herein. Each party shall bear the
expense of its own counsel. Unless otherwise specified herein, if the sale of
the Property contemplated hereunder does not occur because of a default by
Purchaser, all escrow cancellation and title fees shall be paid by Purchaser; if
the sale of the Property does not occur because of a default by Seller, all
escrow cancellation and title fees shall be paid by Seller; if the sale of the
Property contemplated hereunder does not occur because of the failure of a
Purchaser's Condition Precedent, in each case other than due to default, Seller
and Purchaser shall each pay one-half of the escrow cancellation and title fees.
Notwithstanding anything to the contrary herein, in the event Purchaser finances
any portion of the Purchase Price by placing a loan on the Property and provides
the lender with a lender and/or mortgagee title insurance policy, then the cost
of the premium of the owner's title insurance policy and the lender and/or
mortgagee title insurance policy shall be paid by Purchaser.

                  15.      RISK OF LOSS.

                           (a) If prior to the Closing, the Improvements, or any
         part thereof, are materially damaged (as set forth in Section 15(d)),
         Purchaser shall have the right, exercisable by giving written notice to
         Seller within five (5) days after receiving written notice from Seller
         of such damage or destruction (but in any event prior to the Closing),
         either (i) to terminate this Agreement, in which case any money
         (including, without limitation, the Deposit and all interest accrued
         thereon) or documents in escrow shall be returned to the party
         depositing the same, and neither party shall have any further rights or
         obligations under this Agreement, except for those obligations that are
         to survive the termination of this Agreement, as expressly set forth
         elsewhere in this Agreement, or (ii) to accept the Property in its then
         condition and to proceed with the Closing with a credit for any
         insurance deductibles, but otherwise without any abatement or reduction
         in the Purchase Price and receive an assignment of all of Seller's
         right to any insurance proceeds payable by reason of such damage or
         destruction. A failure by Purchaser to notify Seller in writing within
         such five (5) day period shall be deemed an election to proceed under
         clause (ii) above. If Purchaser elects (or is deemed to have elected)
         to proceed under clause (ii) above, Seller shall not compromise, settle
         or adjust any claims to such proceeds without Purchaser's prior written
         consent.

                                       11
<PAGE>

                           (b) If prior to the Closing, all or any material
         portion (as set forth in Section 15(d)) of the Property is subject to a
         taking by public authority, Purchaser shall have the right, exercisable
         by giving written notice to Seller within five (5) days after receiving
         written notice from Seller of such taking (but in any event prior to
         the Closing), either (i) to terminate this Agreement, in which case any
         money (including, without limitation, the Deposit and all interest
         accrued thereon) or documents in escrow shall be returned to the party
         depositing the same, and neither party shall have any further rights or
         obligations under this Agreement, except for those obligations that are
         to survive the termination of this Agreement, as expressly set forth
         elsewhere in this Agreement, or (ii) to accept the Property in its then
         condition, without any abatement or reduction in the Purchase Price,
         and receive an assignment of all of Seller's rights to any condemnation
         award payable by reason of such taking. A failure by Purchaser to
         notify Seller in writing within such five (5) day period shall be
         deemed an election to proceed under clause (ii) above. If Purchaser
         elects (or is deemed to have elected) to proceed under clause (ii)
         above, Seller shall not compromise, settle or adjust any claims to such
         award without Purchaser's prior written consent. As used in this
         Section 15, "taking" means any transfer of the Property or any portion
         thereof to a governmental entity or other party with appropriate
         authority by exercise of the power of eminent domain.

                           (c) If prior to the Closing, any non-material portion
         of the Property is damaged or subject to a taking, Purchaser shall
         accept the Property in its then condition (with a credit for any
         insurance deductibles but otherwise without any abatement or reduction
         in the Purchase Price) and proceed with the Closing, in which case
         Purchaser shall be entitled to an assignment of all of Seller's rights
         to any insurance proceeds or any award in connection with such taking,
         as the case may be. If any such non-material damage or taking occurs,
         Seller shall not compromise, settle or adjust any claims to such
         insurance proceeds or such award, as the case may be, without
         Purchaser's prior written consent.

                           (d) For the purpose of this Section 15, damage to the
         Property, or a taking of a portion thereof, shall be deemed to involve
         a material portion thereof if the reasonably estimated cost of
         restoration or repair of such damage or the amount of the condemnation
         award with respect to such taking shall exceed $150,000.00, or affects
         any access to the Property, or affects the ability to occupy more than
         five percent (5%) of the leaseable space in the Improvements.

                                       12
<PAGE>

                           (e) Seller agrees to give Purchaser notice of any
         taking, damage or destruction of the Property promptly after Seller
         obtains knowledge thereof. The provisions of this Section 15 will
         survive the Closing.

                  16.      DEFAULT.

                           (a) If Seller defaults in its obligations under this
         Agreement after the end of the Due Diligence Period and on or before
         the Closing, or if any of Seller's representations or covenants set
         forth in this Agreement are not true and correct in all material
         aspects as of the Closing, then except as set forth in the next
         sentence, Purchaser's sole remedy shall be to (i) terminate this
         Agreement, whereupon the Title Company shall return the Deposit to
         Purchaser, and (ii) recover from Seller the reasonable and verifiable
         third-party out-of-pocket costs and expenses, up to the maximum amount
         of $20,000 incurred by Purchaser in connection with the review of the
         Property, including, without limitation, title and survey expenses,
         third-party report expenses, and reasonable attorney's fees, and upon
         receipt of said costs and expenses, both Seller and Purchaser shall be
         relieved of any further liability under this Agreement. Notwithstanding
         the foregoing, if Purchaser shall have the right to terminate this
         Agreement by reason of Seller's default in tendering settlement to
         Purchaser, Purchaser may elect to terminate the Agreement as set forth
         in this Section or pursue a remedy of specific performance of Seller's
         obligation to convey the Property to Purchaser within ninety (90) days
         of the Closing. If Purchaser fails to file such action for specific
         performance within such ninety (90) day period, the remedy will be
         considered waived and no longer enforceable.

                           (b) If Purchaser defaults in its obligation to close
         the purchase of the property, the deposit, plus any interest accrued
         thereon, shall be paid to and retained by Seller as liquidated damages.
         The amount paid to and retained by Seller as liquidated damages shall
         be Seller's sole remedy if Purchaser fails to close the purchase of the
         Property. The parties hereto expressly agree and acknowledge that
         Seller's actual damages in the event of a default by Purchaser would be
         extremely difficult or impracticable to ascertain and that the amount
         of the deposit represents the parties' reasonable estimate of such
         damages. The payment of such amount as liquidated damages is not
         intended as a forfeiture or penalty, but is intended to constitute
         liquidated damages to Seller. Seller shall have no other remedy whether
         at law or equity for any default by Purchaser. Notwithstanding the
         foregoing, in no event shall seller's ability to recover from Purchaser
         any loss, cost, damage or expense pursuant to any indemnification or
         other provisions of this agreement that survive Closing hereunder be
         deemed limited in any respect by Seller's receipt of the Deposit,
         including, but not limited to Section 5(a) and Section 5(b).

                  17.      BROKER'S COMMISSION.

                           (a) Except for a 3% real estate commission payable by
         Purchaser to Southeast Venture/Oncor, Purchaser represents and warrants
         to Seller that no brokerage commission, finder's fee or other
         compensation is due or payable with respect to the transaction
         contemplated herein arising out of any action or representation by
         Purchaser. Purchaser shall indemnify, defend, and hold the Seller
         harmless from and against any losses, damages, costs and expenses
         (including, but not limited to, attorneys' fees and costs) incurred by
         the Seller by reason of any breach or inaccuracy of the Purchaser's
         representations and warranties contained in this Section 17(a).

                                       13
<PAGE>

                           (b) Seller represents and warrants to Purchaser that
         no brokerage commission, finder's fee or other compensation is due or
         payable with respect to the transaction contemplated herein arising out
         of any action or representation by Seller. Seller shall indemnify,
         defend, and hold Purchaser harmless from and against any losses,
         damages, costs and expenses (including, but not limited to, attorneys'
         fees and costs) incurred by Purchaser by reason of any breach or
         inaccuracy of Seller's representations and warranties contained in this
         Section 17(b) .

                           (c) The provisions of this Section 17 shall survive
         the Closing.

                  18.      ESCROW.

                           (a) Purchaser and Seller each shall promptly deposit
         a copy of this Agreement executed by such party (or either of them
         shall deposit a copy executed by both Purchaser and Seller) with Escrow
         Agent, and, upon receipt of the Deposit from Purchaser, Escrow Agent
         shall immediately execute this Agreement where provided below. This
         Agreement, together with such further instructions, if any, as the
         parties shall provide to Escrow Agent by written agreement, shall
         constitute the escrow instructions. If any requirements relating to the
         duties or obligations of Escrow Agent hereunder are not acceptable to
         Escrow Agent, or if Escrow Agent requires additional instructions, the
         parties hereto agree to make such deletions, substitutions and
         additions hereto as counsel for Purchaser and Seller shall mutually
         approve, which additional instructions shall not substantially alter
         the terms of this Agreement unless otherwise expressly agreed to by
         Seller and Purchaser.

                           (b) Escrow Agent is hereby designated the "real
         estate reporting person" for purposes of Section 6045 of Title 26 of
         the United States Code and Treasury Regulation 1.6045-4 and any
         instructions or settlement statement prepared by Escrow Agent shall so
         provide. Upon the consummation of the transaction contemplated by this
         Agreement, Escrow Agent shall file Form 1099 information return and
         send the statement to Seller as required under the aforementioned
         statute and regulation. Seller and Purchaser shall promptly furnish
         their federal tax identification numbers to Escrow Agent and shall
         otherwise reasonably cooperate with Escrow Agent in connection with
         Escrow Agent's duties as real estate reporting person.

                                       14
<PAGE>

                           (c) The parties acknowledge that the Escrow Agent
         shall be conclusively entitled to rely, except as hereinafter set
         forth, upon a certificate from Purchaser or Seller as to how the
         Deposit (which, for purposes of this Section shall be deemed to also
         include any other escrowed funds held by the Escrow Agent pursuant to
         this Agreement) should be disbursed. Any notice sent by Seller or
         Purchaser (the "Notifying Party") to the Escrow Agent shall be sent
         simultaneously to the other noticed parties pursuant to Section 20(f)
         herein (the "Notice Parties"). If the Notice Parties do not object to
         the Notifying Party's notice to the Escrow Agent within ten (10) days
         after the Notice Parties' receipt of the Notifying Party's certificate
         to the Escrow Agent, the Escrow Agent shall be able to rely on the
         same. If the Notice Parties send, within such ten (10) days, written
         notice to the Escrow Agent disputing the Notifying Party's certificate,
         a dispute shall exist and the Escrow Agent shall hold the Deposit as
         hereinafter provided. The parties hereto hereby acknowledge that Escrow
         Agent shall have no liability to any party on account of Escrow Agent's
         failure to disburse the Deposit if a dispute shall have arisen with
         respect to the propriety of such disbursement and, in the event of any
         dispute as to who is entitled to receive the Deposit, disburse them in
         accordance with the final order of a court of competent jurisdiction,
         or to deposit or interplead such funds into a court of competent
         jurisdiction pending a final decision of such controversy. The parties
         hereto further agree that Escrow Agent shall not be liable for failure
         to any depository and shall not be otherwise liable except in the event
         of Escrow Agent's gross negligence or willful misconduct. The Escrow
         Agent shall be reimbursed on an equal basis by Purchaser and Seller for
         any reasonable expenses incurred by the Escrow Agent arising from a
         dispute with respect to the Deposit. The obligations of Seller with
         respect to the Escrow Agent are intended to be binding only on Seller
         and Seller's assets and shall not be personally binding upon, nor shall
         any resort be had to, the private properties of any of the partners,
         officers, directors, shareholders or beneficiaries of Seller, or of any
         partners, officers, directors, shareholders or beneficiaries of any
         partners of Seller, or of any of Seller's employees or agents.

                  19.      TAX-DEFERRED EXCHANGE COOPERATION.

                           (a) Seller Exchange. Seller may exchange the Property
         for other property in a transaction qualifying under Internal Revenue
         Code section 1031. Purchaser and Seller agree that Seller has a right
         to effectuate a tax-deferred exchange within the meaning of section
         1031 of all or any portion of the Property and that Purchaser will
         cooperate with Seller to effectuate such exchange. If Seller
         effectuates an exchange under section 1031, title to the Property will
         be transferred to Purchaser by an accommodation party as if title had
         been transferred to Purchaser directly from Seller. Upon designation of
         an accommodation party, and upon the accommodation party's written
         assumption of Seller's obligation, the accommodation party shall be
         substituted for Seller in the escrow as Seller of the Property and all
         other required performance under this Agreement, provided the foregoing
         shall not relieve Seller from its obligations and liabilities under
         this Agreement. Seller agrees to indemnify, defend, and hold Purchaser
         harmless for any loss, damage, claim, or liability to the extent
         arising out of Purchaser's agreement to permit performance by the
         accommodation party (excepting any attorney's fees incurred to review
         documents provided for signature to effect the tax-deferred 1031
         exchange). Upon designation of an accommodation party, Purchaser shall
         render performance of all of its obligations to the accommodation
         party. Purchaser agrees to execute any and all documents, which are
         reasonably necessary to carry out the tax-deferred exchange.

                                       15
<PAGE>

                           (b) Purchaser Exchange. Purchaser may exchange the
         Property for other property in a transaction qualifying under Internal
         Revenue Code section 1031. Purchaser and Seller agree that Purchaser
         has a right to effectuate a tax-deferred exchange within the meaning of
         section 1031 of all or any portion of the Property and that Seller will
         cooperate with Purchaser to effectuate such exchange. If Purchaser
         effectuates an exchange under section 1031, title to the Property will
         be transferred by Seller to an accommodation party as if title had been
         transferred by Seller directly to Purchaser. Upon designation of an
         accommodation party, and upon the accommodation party's written
         assumption of Purchaser's obligation, the accommodation party shall be
         substituted for Purchaser in the escrow as Purchaser of the Property
         and all other required performance under this Agreement, provided the
         foregoing shall not relieve Purchaser from its obligations and
         liabilities under this Agreement. Purchaser agrees to indemnify,
         defend, and hold Seller harmless for any loss, damage, claim, or
         liability to the extent arising out of Seller's agreement to permit
         performance by the accommodation party (excepting any attorney's fees
         incurred to review documents provided for signature to effect the
         tax-deferred 1031 exchange). Upon designation of an accommodation
         party, Seller shall render performance of all of its obligations to the
         accommodation party. Seller agrees to execute any and all documents,
         which are reasonably necessary to carry out the tax-deferred exchange.

                  20. Condition of Property. Notwithstanding anything to the
         contrary herein, Seller makes no representations or warranties
         regarding the condition of the Property except to the extent expressly
         and specifically set forth herein. Purchaser has and shall have the
         opportunity to determine any and all conditions of the Property
         material to Purchaser's decision to buy the Property. Except as
         otherwise stated in this Agreement, Purchaser accepts the Property in
         their present "AS IS" condition.

                  21. Lease to Seller. During the Due Diligence Period,
         Purchaser and Seller shall negotiate a lease for the Tract I Space;
         however, the execution of or failure to execute such lease shall not be
         a condition precedent to Closing and shall not constitute a breach of
         the terms of this Agreement by either party. In the event Purchaser and
         Seller, during the Due Diligence Period, fail to execute, for whatever
         reason, a lease for the Tract I Space, then Seller shall have a period
         of 60 days following Closing to vacate the Tract I Space and remove all
         of its personal property therefrom at no rent or charge to Seller.

                  22.      MISCELLANEOUS.

                           (a) Authority. Each individual and entity executing
         this Agreement represents and warrants that he, she or it has the
         capacity set forth on the signature pages hereof with full power and
         authority to bind the party on whose behalf he, she or it is executing
         this Agreement to the terms hereof.

                                       16
<PAGE>

                           (b) Integration. This Agreement is the entire
         Agreement between the parties hereto with respect to the subject matter
         hereof and supersedes all prior agreements and understandings, whether
         oral or written, between the parties with respect to the matters
         contained in this Agreement. Except as provided in this Agreement,
         neither of the parties has relied upon any oral or written
         representation or oral or written information given by any
         representative of the other party.

                           (c) Modification; Waiver. Any waiver, modification,
         consent or acquiescence with respect to any provision of this Agreement
         shall be set forth in writing and duly executed by or on behalf of the
         party to be bound thereby. No waiver by any party of any breach
         hereunder shall be deemed a waiver of any other or subsequent breach.

                           (d) Counterparts. This Agreement may be executed in
         any number of counterparts, each of which shall be deemed an original,
         but all of which when taken together shall constitute one and the same
         instrument. The signature page of any counterpart may be detached
         therefrom without impairing the legal effect of the signature(s)
         thereon provided such signature page is attached to any other
         counterpart identical thereto except having additional signature pages
         executed by other parties to this Agreement attached thereto.

                           (e) Time of Essence. Time is of the essence in the
         performance of and compliance with each of the provisions and
         conditions of this Agreement.

                           (f) Notice. Any communication, notice or demand of
         any kind whatsoever which either party may be required or may desire to
         give to or serve upon the other shall be in writing and delivered by
         personal service (including express or courier service), by electronic
         communication, whether by telex, telegram or facsimile (if confirmed in
         writing sent by a nationally recognized overnight delivery service or
         by registered or certified mail, postage prepaid, return receipt
         requested), or by registered or certified mail, postage prepaid, return
         receipt requested, addressed as follows:

                  Purchaser:                Michael L. Rankin
                                            ----------------------
                                            Nashville, Tennessee  _____
                                            Attn:  ______________
                                            Telephone:  (615) _______
                                            Fax:  (615) ______

                  with a copy to:           ___________________
                                            Attn:  _______________
                                            Telephone:  (___) ________
                                            Fax:  (___) ________

                                       17
<PAGE>

                  Seller:                   Golden Flake Snack Foods, Inc.
                                            One Golden Flake Drive
                                            Birmingham, Alabama  35205
                                            Attn:  Patty Townsend
                  Telephone:                (205) 323-6161
                                            Fax:   (205) 458-7335
                                            Email:  ptownsend@goldenflake.com

                  With a copy to:           Spain & Gillon, LLC
                                            2117 Second Avenue North
                                            Birmingham, Alabama  35203
                                            Attn:  John P. McKleroy, Jr.
                  Telephone:                (205) 328-4100
                                            Fax:   (205) 324-8866
                                            Email:  jpm@spain-gillon.com

                  Title Company:            Chicago Title Insurance Company
                                            725 Cool Springs Blvd.
                                            Suite 160
                                            Franklin, Tennessee  37067
                  Attn:                     Stephanie Carter
                                            Telephone:  (615) 435-1128
                                            Fax:   (615) 435-1129
                                            Email:  stephanie.carter@ctt.com

         Any party may change its address for notice by written notice given to
         the other in the manner provided in this Section. Any such
         communication, notice or demand shall be deemed to have been duly given
         or served on the date personally served, if by personal service, on the
         date of confirmed dispatch, if by electronic communication, or three
         (3) days after being placed in the U.S. Mail, if mailed.

                           (g) Execution of Documents. The parties agree to
         execute such instructions to Title Company and such other instruments
         and to do such further acts as may be reasonably necessary to carry out
         the provisions of this Agreement.

                           (h) Inducement. The making, execution and delivery of
         this Agreement by the parties hereto have been induced by no
         representations, statements, warranties or agreements other than those
         expressly set forth herein.

                           (i) Severability. Wherever possible, each provision
         of this Agreement shall be interpreted in such a manner as to be valid
         under applicable law, but, if any provision of this Agreement shall be
         invalid or prohibited thereunder, such invalidity or prohibition shall
         be construed as if such invalid or prohibited provision had not been
         inserted herein and shall not affect the remainder of such provision or
         the remaining provisions of this Agreement.

                                       18
<PAGE>

                           (j) Construction; Interpretation. The language in all
         parts of this Agreement shall be in all cases construed simply
         according to its fair meaning and not strictly for or against any of
         the parties hereto. Section headings of this Agreement are solely for
         convenience of reference and shall not govern the interpretation of any
         of the provisions of this Agreement. References to "Sections" are to
         Sections of this Agreement, unless otherwise specifically provided.

                           (k) Governing Law. This Agreement shall be governed
         by and construed in accordance with the laws of the State of Tennessee

                           (l) Omitted.

                           (m) Assignment. This Agreement will be binding upon
         and inure to the benefit of each of the parties hereto and to their
         respective transferees, successors, and assigns. Purchaser may assign
         all of its right, title and interest under this Agreement at any time
         prior to the Closing, whereupon such assignee will succeed to all of
         the rights and obligations of Purchaser hereunder; provided, however,
         Purchaser shall not be released from such obligations.

                           (n) Incorporation of Exhibits. The exhibits attached
         hereto are incorporated herein by reference.

                           (o) Relationship of Parties. Notwithstanding anything
         to the contrary contained herein, this Agreement shall not be deemed or
         construed to make the parties hereto partners or joint venturers, or to
         render either party liable for any of the debts or obligations of the
         other, it being the intention of the parties to merely create the
         relationship of Seller and Purchaser with respect to the Property to be
         conveyed as contemplated hereby.

                           (p) No Recordation. This Agreement shall not be
         recorded or filed in the public land or other public records of any
         jurisdiction by either party and any attempt to do so may be treated by
         the other party as a breach of this Agreement.

                           (q) Confidentiality. Each party agrees that, except
         as otherwise set forth in this Agreement or provided by law or unless
         compelled by an order of a court, it shall keep the contents of this
         Agreement and any information related to the transaction contemplated
         hereby confidential and further agrees to refrain from generating or
         participating in any publicity statement, press release, or other
         public notice regarding this transaction without the prior written
         consent of the other party unless required under applicable law or by a
         court order. Notwithstanding the foregoing, Purchaser may provide such
         confidential information to its lenders, consultants, attorneys and
         prospective investors in connection with Purchaser's acquisition of the
         Property (provided that Purchaser shall instruct the aforesaid parties
         to maintain the confidentiality of such information). The provisions of
         this Section 22(q) shall survive the Closing or any termination of this
         Agreement and shall not be merged into any instrument or conveyance
         delivered at the Closing. This Section 22(q) shall cease to apply to
         Purchaser upon the Closing of the purchase and sale contemplated by
         this Agreement.

                                       19
<PAGE>

                           (r) Broker Not Third-Party Beneficiary. Seller and
         Purchaser agree that it is their specific intent that no broker shall
         be a party to or a third-party beneficiary of this Agreement or the
         escrow; and further that the consent of a broker shall not be necessary
         to any agreement, amendment, or document with respect to the
         transaction contemplated by this Agreement.

                           (s) Non-Business Days. If any of the dates specified
         in this Agreement shall fall on a Saturday, a Sunday, or a holiday,
         then the date of such action shall be deemed to be extended to the next
         business day.

                            [SIGNATURES ON NEXT PAGE]

                                       20
<PAGE>

IN WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed by their duly authorized representatives as of the date
first above written.

PURCHASER:                          MICHAEL L. RANKIN

                                    By:     ________________________
                                            Michael L. Rankin

SELLER:                             GOLDEN FLAKE SNACK FOODS, INC.,
                                    a Delaware corporation

                                    By:     _________________________
                                    Name:   _________________________
                                    Title:  _________________________

                                       21
<PAGE>

                     TITLE COMPANY AND ESCROW AGENT JOINDER
                     --------------------------------------

         Title Company and Escrow Agent hereby executes this Agreement for the
sole purpose of acknowledging its responsibilities hereunder and to evidence its
consent to serve as Title Company and Escrow Agent in accordance with the terms
of this Agreement.

                         TITLE COMPANY AND ESCROW AGENT:

                         CHICAGO TITLE INSURANCE COMPANY

                          By: _________________________
                         Name: _________________________
                        Title: _________________________

                         Date: ___________________, 2008

                               725 Cool Springs Blvd.
                               Suite 160
                               Franklin, Tennessee 37067

                                       22
<PAGE>

                                    EXHIBIT A

                          LEGAL DESCRIPTION OF THE LAND
                          -----------------------------

      TRACT I

      Parcel I:

                  Land in Davidson County, Tennessee, being Lot No. 21 and the
                  northerly one-half (1/2) of Lot 20 on the Map of Sidco
                  Subdivision, of record in Book 2133, page 115, Register's
                  Office for said County.

                  Said Lot No. 21 and the northerly one-half (1/2) of Lot No. 20
                  adjoin and front together 150 feet on the easterly boundary of
                  Kraft Drive and run back between parallel lines, 315 feet to a
                  dead line.

      Parcel II:

                  Land in Davidson County, Tennessee, being Lot No. 22 and the
                  southerly one-half of Lot 23 on the Map of Sidco Subdivision,
                  of record in Book 2133, page 115, Register's Office for said
                  County.

                  Said Lots No. 22 and part of 23 front 150 feet on the
                  easterly  side of Kraft Drive and extend back between parallel
                  lines 315 feet to the center line of the L. & N. lead track.

                  Being the same property conveyed to Ronald B. Buchanan,
                  Trustee, with full power to sell, mortgage or convey without
                  joinder of beneficiary by Quitclaim Deed from Tennessee Chips,
                  LLC, of record in Instrument No. 20070125-0010088, Register's
                  Office for Davidson County, Tennessee.

      TRACT II

                  Land in the 6th Civil District of Davidson County, Tennessee,
                  being Lot No. 1 on the Plan of Hailey Subdivision, Sidco,
                  Section 1, as of record in Book 5200, Page 364, said
                  Register's Office.

                  Beginning at a point in the westerly margin Kraft Drive, being
                  the southeast corner of the S. Norfleet Allen, III, and Gaiser
                  Property; thence along the said margin, South 2(0) 40' West
                  663 feet; thence North 87(0) 20' West 204.92 feet; thence
                  North 4(0) 01' East 663.18 feet to a point in the south line
                  of said property of Allen and Gaiser; thence along said line
                  South 87(0) 20' east 189.30 feet to the beginning.

                                       23
<PAGE>

                  Less and except:

                  Land in Davidson County, Tennessee, being Lot No. 2 on the
                  plan of Hailey Subdivision, Revision 1, Sidco Section 1, as
                  recorded August 17, 1992, at Book 7900, page 422, Register's
                  Office for said County, to which plan reference is hereby made
                  and the same incorporated herein for a complete description of
                  said lot.

                  Being part of the same property conveyed to Golden Flack Snack
                  Foods, Inc., a Delaware Corporation, by deed from W. L. Hailey
                  & Company, Inc., dated September 30, 1981, as of record at
                  Book 5806, page 545, said Register's Office for Davidson
                  County, Tennessee.

                                       24
<PAGE>

                                    EXHIBIT B

                              INTENTIONALLY OMITTED
                              ---------------------

                                       25
<PAGE>

                                    EXHIBIT C

                             DUE DILIGENCE MATERIALS
                             -----------------------

A.   Any existing Environmental Reports.

B.   Any existing drawings, as-builts, building plans and specifications.

C.   Any existing surveys.

D.   Any existing title commitment and/or title policy.

E.   Any geotech/subsurface studies.

F.   Real estate tax bills.

G.   Any current management, maintenance and service agreements and contracts.

H.   Any letters verifying zoning and utilities.

I.   Any documentation  concerning any actual,  pending or threatened litigation
     against the Property.

J.   Copy of any covenants, restrictions, easements on the Property.

                                       26
<PAGE>

                                    EXHIBIT D

After recording, return to:

                              SPECIAL WARRANTY DEED

         THIS INDENTURE, made this _____ day of __________, 2008, between
____________________, a __________________________, hereinafter called
"Grantor", and ____________________________________, a __________ limited
liability company, hereinafter called "Grantee" (the words "Grantor" and
"Grantee" to include their respective heirs, successors and assigns where the
context requires or permits).

                              W I T N E S S E T H :

         That Grantor, for and in consideration of the sum of Ten Dollars
($10.00) and other valuable consideration in hand paid at and before the sealing
and delivery of these presents, the receipt and sufficiency whereof are hereby
acknowledged, has granted, bargained, sold, aliened, conveyed and confirmed, and
by these presents does grant, bargain, sell, alien, convey and confirm unto the
said Grantee, fee simple interest in and to all that tract or parcel of land
described as follows:

         See Exhibit "A" attached hereto and incorporated by reference herein.

         This conveyance is made subject to the Permitted Encumbrances set forth
on Exhibit "B" attached hereto and made a part hereof by this reference.

         TO HAVE AND TO HOLD said tract or parcel of land, with all and singular
the rights, members and appurtenances thereof, to the same being, belonging, or
in anywise appertaining, to the only proper use, benefit and behalf of the said
Grantee forever in FEE SIMPLE.

         And, except as to the Permitted Encumbrances, the said Grantor will
warrant and forever defend the right and title to the above described property
unto the said Grantee against the lawful claims of Grantor and all persons
claiming through or under Grantor, but not otherwise.

                                       27
<PAGE>

         IN WITNESS WHEREOF, the Grantor has signed and sealed this Deed, the
day and year above written.

                                            -------------------------------,
                                            a ______________________________

                                            By:      _________________________
                                            Name:    _________________________
                                            Title:   _________________________

STATE OF
COUNTY OF

         Before me, a Notary Public within and for said State and County, duly
commissioned and qualified, personally appeared __________________________, with
whom I am personally acquainted, and who upon oath acknowledged himself to be
the ________________________ of ________________________, a ____________, the
within named bargainor, and that he as such officer being authorized so to do,
executed the foregoing instrument for the purposes therein contained by signing
the name of the company by himself as said officer.

         WITNESS my hand and Notarial Seal at office this _______ day of
_________, 2008.

                ------------------------------------------------
                                  Notary Public

        My Commission Expires: __________________________________________

                                       28
<PAGE>

                            (FOR RECORDING DATA ONLY)

Tax Parcel ID Numbers:                       I, or we, hereby swear or affirm
Property address: ________________________   that, to  the best of affiant's
Nashville, Tennessee                         knowledge, information, and belief,
                                             the actual consideration for this
                                             transfer or value of the property
                                             transferred, whichever is greater,
                                             is $___________ which amount is
                                             equal to or greater than the amount
                                             which the property transferred
                                             would command at a fair and
                                              voluntary sale.

Mail tax bills to:  (Person or Agency                   AFFIANT:
responsible for payment of taxes)
c/o Michael L. Rankin                       __________________________________
8775 Folsom Boulevard
Sacramento, CA 95826

State tax      $                            Subscribed and sworn to before me
Register's fee $    3.00                    this ___day of ________, 2008.
Recording fee  $   25.00
               ---------
Total          $
                                            Notary Public

T.C. # ___________ (______________)         My commission
                                            expires:  _________________________

                                       29
<PAGE>

                                   Exhibit "A"
                                   -----------
                                     To Deed
                                     -------

                                Legal Description
                                -----------------

                                       30
<PAGE>

                                   Exhibit "B"
                                   -----------
                                     To Deed
                                     -------

                             Permitted Encumbrances
                             ----------------------

                                       31
<PAGE>

                                    EXHIBIT E

                                  BILL OF SALE
                                  ------------

                  FOR GOOD AND VALUABLE CONSIDERATION, receipt of which is
hereby acknowledged, the undersigned, ___________________________________,
("Seller"), does hereby give, grant, bargain, sell, transfer, assign, convey and
deliver to ____________________________________, a ________ limited liability
company, ("Purchaser"), all personal property (if any) described on Schedule A
attached hereto and incorporated herein by this reference owned by Seller and
located on or in that certain real property located in the County of Davidson,
State of Tennessee and more particularly described in Schedule B attached hereto
and incorporated herein by this reference.

                  Seller warrants to Purchaser that Seller owns all right, title
and interest in said Personal Property, free and clear of any lien, security
interest or adverse claim.

                  EXCEPT AS SET FORTH IN THE PRECEDING SENTENCE, SAID PERSONAL
PROPERTY IS BEING TRANSFERRED ON AN "AS IS" BASIS, WITHOUT ANY REPRESENTATIONS
OR WARRANTIES, EXPRESS, IMPLIED OR STATUTORY, OF ANY KIND WHATSOEVER BY SELLER.
WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, PURCHASER ACKNOWLEDGES THAT
SELLER EXPRESSLY DISCLAIMS AND NEGATES, AS TO ALL PERSONAL PROPERTY TRANSFERRED
HEREBY: (A) ANY IMPLIED OR EXPRESS WARRANTY OF MERCHANTABILITY; (B) ANY IMPLIED
OR EXPRESS WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE; AND (C) ANY IMPLIED OR
EXPRESS WARRANTY OF CONFORMITY TO MODELS OR MATERIALS.

                  Seller covenants that it will, at any time and from time to
time upon written request therefor, at Purchaser's sole expense and without the
assumption of any additional liability thereby, execute and deliver to
Purchaser, its nominees, successors and/or assigns, any new or confirmatory
instruments and do and perform any other acts which Purchaser, its nominees,
successors and/or assigns, may reasonably request in order to fully assign and
transfer to and vest in Purchaser, its nominees, successors and/or assigns, and
protect its or their rights, title and interest in and enjoyment of, all of the
assets of Seller intended to be transferred and assigned hereby, or to enable
Purchaser, its nominees, successors and/or assigns, to realize upon or otherwise
enjoy any such assets.

                  All references to "Seller" and "Purchaser" herein shall be
deemed to include their respective nominees, successors and/or assigns, where
the context permits.

                  Notwithstanding the foregoing, it is understood and agreed
that Seller is not transferring to Purchaser the personal property located in
the Tract I Space owned by Seller, including, but not limited to, Golden Flake
Snack Products, office equipment, furniture and supplies, computer equipment,
business records and files, etc. [The Tract I Space is defined in the Purchase
and Sale Agreement and Joint Escrow Instructions executed by and between
Purchaser and Seller dated May ___, 2008.]

                                       32
<PAGE>

Dated: ________________, 2008.

SELLER:                                       _______________________________,
                                            a ______________________________

                                            By:      _________________________
                                            Name:    _________________________
                                            Title:   _________________________

                                       33
<PAGE>

                                   SCHEDULE A
                            List of Personal Property

                                      None

                                       34
<PAGE>

                                   SCHEDULE B
                     Legal Description of the Real Property
                     --------------------------------------

                                       35
<PAGE>

                                    EXHIBIT F

                        CERTIFICATE OF NONFOREIGN STATUS
                        --------------------------------

____________________________ is ("Seller"), the transferor of that certain real
property located in the County of Davidson, State of Tennessee and more
particularly described on Exhibit A attached hereto (the "Property").

         Section 1445 of the Internal Revenue Code of 1986 (the "Code") provides
that a transferee of a U.S. real property interest must withhold tax if the
transferor is a foreign person. To inform the transferee that withholding of tax
will not be required in connection with the disposition of the Property pursuant
to that certain Purchase and Sale Agreement and Joint Escrow Instructions dated
as of _________, 2008, by and between Seller and Panattoni Development Company,
LLC, a California limited liability company, the undersigned certifies the
following on behalf of Seller:

                  1. Seller is not a foreign corporation, foreign partnership,
foreign trust or foreign estate, as those terms are defined in the code and the
regulations promulgated thereunder;

                  2.  Seller's U.S. Taxpayer" Identification Number is
                      ____________; and

                  3.  Seller's address is _____________________________________.

                  It is understood that this certificate may be disclosed to the
Internal Revenue Service, and that any false statement contained herein could be
punished by fine, imprisonment, or both.

                  Under penalties of perjury I declare that I have examined the
foregoing certification and, to the best of my knowledge and belief, it is true,
correct and complete, and I further declare that I have authority to sign this
document on behalf of Seller.

Date:    _______________, 2008      Signature:        _________________________
                                                         Authorized Signatory

                                       36
<PAGE>

                                    EXHIBIT A
                       Legal Description of Real Property
                       ----------------------------------

                                       37
<PAGE>

                                    EXHIBIT G

                                   ASSIGNMENT
                                   ----------

                  THIS ASSIGNMENT (this  "Assignment") is made as of __________,
2008,  by and between the  __________________________,  a  _____________________
("Assignor"), and __________________________,  a _____________ limited liability
company, ("Assignee").

                  FOR GOOD AND VALUABLE CONSIDERATION, the receipt and
sufficiency of which are hereby acknowledged, Assignor grants, sells, conveys,
transfers and assigns unto Assignee all of Assignor's right, title and interest
in, to and under the following items, if any, relating to that certain real
property located in the County of Davidson, State of Tennessee and more
particularly described in Exhibit A attached hereto and incorporated herein by
this reference (the "Real Property"):

                  (a) the contracts or agreements described in Exhibit B
                  attached hereto and incorporated herein by this reference;

                  (b) warranties, guarantees, indemnities, rights and claims
                  (including, without limitation, those for workmanship,
                  materials and performance) which may exist from, by or against
                  any contractor, subcontractor, architect, manufacturer,
                  laborer or supplier of labor, materials or other services
                  relating to the Real Property or any improvements located
                  thereon;

                  (c) plans, drawings, and specifications for the improvements
                  located on the Real Property; and

                  (d) any licenses, approvals, certificates, trade names,
                  permits and claims.

                  Assignor shall indemnify, protect, defend and hold Assignee
harmless from and against any and all claims, demands, damages, losses,
liabilities, costs and expenses (including reasonable attorneys' fees) arising
in connection with the contracts and agreements described in paragraph (a) above
and relating to the period prior to the date hereof. Assignee accepts the
foregoing assignment and assumes any executory obligations of Assignor arising
after the date hereof in connection with the contracts and agreements described
in paragraph (a) above and shall indemnify, protect, defend and hold Assignor
harmless from and against any and all claims, demands, damages, losses,
liabilities, costs and expenses (including reasonable attorneys' fees) arising
in connection with the contracts and agreements described in paragraph (a) above
and relating to the period on or after the date hereof.

                  Assignor covenants that it will, at any time and from time to
time upon written request therefor, at Assignee's sole expense and without the
assumption of any additional liability therefor, execute and deliver to
Assignee, and its successors and assigns, any new or confirmatory instruments
and take such further acts as Assignee may reasonably request to fully evidence
the assignment contained herein and to enable Assignee, and its successors and
assigns, to fully realize and enjoy the rights and interests assigned hereby.

                                       38
<PAGE>

                  The provisions of this Assignment shall be binding upon, and
shall inure to the benefit of, the successors and assigns of Assignor and
Assignee, respectively.

                  This Assignment may be executed in any number of counterparts,
each of which shall be deemed an original, but all of which when taken together
shall constitute one and the same instrument. The signature page of any
counterpart may be detached therefrom without impairing the legal effect of the
signature(s) thereon, provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed
by other parties to this Assignment attached thereto.

                           [SIGNATURE PAGE TO FOLLOW]

                                       39
<PAGE>

                  IN WITNESS WHEREOF, Assignor and Assignee have caused their
duly authorized representatives to execute this Assignment as of the date first
above written.

ASSIGNOR:                                     _______________________________,
                                            a ______________________________

                                            By:      _________________________
                                            Name:    _________________________
                                            Title:   _________________________

ASSIGNEE:                                   _______________________________,
                                            a ______________________________

                                            By:      _________________________
                                            Name:    _________________________
                                            Title:   _________________________

                                       40
<PAGE>

                                    EXHIBIT A

                                  To ASSIGNMENT

                       Legal Description of Real Property
                       ----------------------------------

                                       41
<PAGE>

                                    EXHIBIT B

                                  To ASSIGNMENT

                              Schedule of Contracts
                              ---------------------

                                      None
                                      ----

                                       42

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00148-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00148-of-00352.parquet"}]]