Document:

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EXHIBIT 10.2

[CHASE LETTERHEAD]
                                                                CREDIT AGREEMENT

This agreement dated as of December 23, 2008 is between JPMorgan Chase Bank,
N.A. (together with its successors and assigns, the "BANK"), whose address is
201 St. Charles Avenue, New Orleans, LA 70170, and Blackwater New Orleans,
L.L.C. (individually, the "BORROWER" and if more than one, collectively, the
"BORROWERS"), whose address is 4006 Highway 44, Garyville, LA 70051.

1.    CREDIT FACILITIES.

      1.1   SCOPE. This agreement, unless otherwise agreed to in writing by the
            Bank and the Borrower or prohibited by any Legal Requirement (as
            hereafter defined), governs the Credit Facilities as defined below.
            Advances under any Credit Facilities shall be subject to the
            procedures established from time to time by the Bank. Any procedures
            agreed to by the Bank with respect to obtaining advances, including
            automatic loan sweeps, shall not vary the terms or conditions of
            this agreement or the other Related Documents regarding the Credit
            Facilities.

2.    DEFINITIONS AND INTERPRETATIONS.

      2.1   DEFINITIONS. As used in this agreement, the following terms have the
            following respective meanings:

            A. "AFFILIATE" means any Person which, directly or indirectly
            Controls or is Controlled by or under common Control with, another
            Person, and any director or officer thereof. The Bank is under no
            circumstances to be deemed an Affiliate of the Borrower or any of
            its Subsidiaries.

            B. "AUTHORIZING DOCUMENTS" means certificates of authority to
            transact business, certificates of good standing, borrowing
            resolutions, appointments, officer's certificates, certificates of
            incumbency, and other documents which empower and authorize or
            evidence the power and authority of all Persons (other than the
            Bank) executing any Related Document or their representatives to
            execute and deliver the Related Documents and perform the Person's
            obligations thereunder.

            C. "COLLATERAL" means all Property, now or in the future subject to
            any Lien in favor of the Bank, securing or intending to secure, any
            of the Liabilities.

            D. "CONTROL" as used with respect to any Person, means the power to
            direct or cause the direction of, the management and policies of
            that Person, directly or indirectly, whether through the ownership
            of Equity Interests, by contract, or otherwise. "Controlling" and
            "Controlled" have meanings correlative thereto.

            E. "CREDIT FACILITIES" means all extensions of credit from the Bank
            to the Borrower, whether now existing or hereafter arising,
            including but not limited to those described in Section 1, if any,
            and those extended contemporaneously with this agreement.

            F. "DISTRIBUTIONS" means all dividends and other distributions made
            to any Equity Owners, other than salary, bonuses, and other
            compensation for services expended in the current accounting period.

            G. "EQUITY INTERESTS" means shares of capital stock, partnership
            interests, membership interests in a limited liability company,
            beneficial interests in a trust or other equity ownership interests
            in a Person, and any warrants, options or other rights entitling the
            holder thereof to purchase or acquire any such equity interest.

            H. "EQUITY OWNER" means a shareholder, partner, member, holder of a
            beneficial interest in a trust or other owner of any Equity
            Interests.

            I. "GAAP" means generally accepted accounting principles in effect
            from time to time in the United States of America, consistently
            applied.

            J. "LEGAL REQUIREMENT" means any law, ordinance, decree,
            requirement, order, judgment, rule, regulation (or interpretation of
            any of the foregoing) of any foreign governmental authority, the
            United States of America, any state thereof, any political
            subdivision of any of the foregoing or any agency, department,
            commission, board, bureau, court or other tribunal having
            jurisdiction over the Bank, any Pledgor or any Obligor or any of its
            Subsidiaries or their respective Properties or any agreement by
            which any of them is bound.

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            K. "LIABILITIES" means all indebtedness, liabilities and obligations
            of every kind and character of the Borrower to the Bank, whether the
            obligations, indebtedness and liabilities are individual, joint and
            several (solidary), contingent or otherwise, now or hereafter
            existing, including, without limitation, all liabilities, interest,
            costs and fees, arising under or from any note, open account,
            overdraft, credit card, lease, Rate Management Transaction, letter
            of credit application, endorsement, surety agreement, guaranty,
            acceptance, foreign exchange contract or depository service
            contract, whether payable to the Bank or to a third party and
            subsequently acquired by the Bank, any monetary obligations
            (including interest) incurred or accrued during the pendency of any
            bankruptcy, insolvency, receivership or other similar proceedings,
            regardless of whether allowed or allowable in such proceeding, and
            all renewals, extensions, modifications, consolidations,
            rearrangements, restatements, replacements or substitutions of any
            of the foregoing.

            L. "LIEN" means any mortgage, deed of trust, pledge, charge,
            encumbrance, security interest, collateral assignment or other lien
            or restriction of any kind.

            M. "NOTES" means all promissory notes, instruments and/or contracts
            now or hereafter evidencing the Credit Facilities.

            N. "OBLIGOR" means any Borrower, guarantor, surety, co-signer,
            endorser, general partner or other Person who may now or in the
            future be obligated to pay any of the Liabilities.

            O. "ORGANIZATIONAL DOCUMENTS" means, with respect to any Person,
            certificates of existence or formation, documents establishing or
            governing the Person or evidencing or certifying that the Person is
            duly organized and validly existing in accordance with all
            applicable Legal Requirements, including all amendments,
            restatements, supplements or modifications to such certificates and
            documents as of the date of the Related Document referring to the
            Organizational Document and any and all future modifications thereto
            approved by the Bank.

            P. "PERMITTED INVESTMENTS" means (1) readily marketable direct
            obligations of the United States of America or any agency thereof
            with maturities of one year or less from the date of acquisition;
            (2) fully insured (if issued by a bank other than the Bank)
            certificates of deposit with maturities of one year or less from the
            date of acquisition issued by any commercial bank operating in the
            United States of America having capital and surplus in excess of
            $500,000,000.00; and (3) commercial paper of a domestic issuer if at
            the time of purchase such paper is rated in one of the two highest
            rating categories of Standard and Poor's Corporation or Moody's
            Investors Service.

            Q. "PERSON" means any individual, corporation, partnership, limited
            liability company, joint venture, joint stock association,
            association, bank, business trust, trust, unincorporated
            organization, any foreign governmental authority, the United States
            of America, any state of the United States and any political
            subdivision of any of the foregoing or any other form of entity.

            R. "PLEDGOR" means any Person providing Collateral.

            S. "PROPERTY" means any interest in any kind of property or asset,
            whether real, personal or mixed, tangible or intangible.

            T. "RATE MANAGEMENT TRANSACTION" means any transaction (including an
            agreement with respect thereto) that is a rate swap, basis swap,
            forward rate transaction, commodity swap, commodity option, equity
            or equity index swap, equity or equity index option, bond option,
            interest rate option, foreign exchange transaction, cap transaction,
            floor transaction, collar transaction, forward transaction, currency
            swap transaction, cross-currency rate swap transaction, currency
            option, derivative transaction or any other similar transaction
            (including any option with respect to any of these transactions) or
            any combination thereof, whether linked to one or more interest
            rates, foreign currencies, commodity prices, equity prices or other
            financial measures.

            U. "RELATED DOCUMENTS" means this agreement, the Notes, applications
            for letters of credit, all loan agreements, credit agreements,
            reimbursement agreements, security agreements, mortgages, deeds of
            trust, pledge agreements, assignments, guaranties, and any other
            instrument or document executed in connection with this agreement or
            with any of the Liabilities.

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            V. "SUBSIDIARY" means, as to any particular Person (the "parent"), a
            Person the accounts of which would be consolidated with those of the
            parent in the parent's consolidated financial statements if such
            financial statements were prepared in accordance with GAAP as of the
            date of determination, as well as any other Person of which fifty
            percent (50%) or more of the Equity Interests is at the time of
            determination directly or indirectly owned, Controlled or held, by
            the parent or by any Person or Persons Controlled by the parent,
            either alone or together with the parent.

      2.2   INTERPRETATIONS. Whenever possible, each provision of the Related
            Documents shall be interpreted in such manner as to be effective and
            valid under applicable Legal Requirements. If any provision of this
            agreement cannot be enforced, the remaining portions of this
            agreement shall continue in effect. In the event of any conflict or
            inconsistency between this agreement and the provisions of any other
            Related Documents, the provisions of this agreement shall control.
            Use of the term "including" does not imply any limitation on (but
            may expand) the antecedent reference. Any reference to a particular
            document includes all modifications, supplements, replacements,
            renewals or extensions of that document, but this rule of
            construction does not authorize amendment of any document without
            the Bank's consent. Section headings are for convenience of
            reference only and do not affect the interpretation of this
            agreement. Except as otherwise expressly provided herein, all terms
            of an accounting or financial nature shall be construed in
            accordance with GAAP. Whenever the Bank's determination, consent,
            approval or satisfaction is required under this agreement or the
            other Related Documents or whenever the Bank may at its option take
            or refrain from taking any action under this agreement or the other
            Related Documents, the decision as to whether or not the Bank makes
            the determination, consents, approves, is satisfied or takes or
            refrains from taking any action, shall be in the sole and exclusive
            discretion of the Bank, and the Bank's decision shall be final and
            conclusive.

3.    CONDITIONS PRECEDENT TO EXTENSIONS OF CREDIT.

      3.1   CONDITIONS PRECEDENT TO INITIAL EXTENSION OF CREDIT UNDER EACH OF
            THE CREDIT FACILITIES. Before the first extension of credit governed
            by this agreement and any initial advance under any of the Credit
            Facilities, whether by disbursement of a loan, issuance of a letter
            of credit, or otherwise, the Borrower shall deliver to the Bank, in
            form and substance satisfactory to the Bank:

            A. LOAN DOCUMENTS. The Notes, and as applicable, the letter of
            credit applications, reimbursement agreements, the security
            agreements, the pledge agreements, financing statements, mortgages
            or deeds of trust, the guaranties, the subordination agreements, and
            any other documents which the Bank may reasonably require to give
            effect to the transactions described in this agreement or the other
            Related Documents;

            B. ORGANIZATIONAL AND AUTHORIZING DOCUMENTS. The Organizational
            Documents and Authorizing Documents of the Borrower and any other
            Persons (other than the Bank) executing the Related Documents in
            form and substance satisfactory to the Bank that at a minimum: (i)
            document the due organization, valid existence and good standing of
            the Borrower and every other Person (other than the Bank) that is a
            party to this agreement or any other Related Document; (ii) evidence
            that each Person (other than the Bank) which is a party to this
            agreement or any other Related Document has the power and authority
            to enter into the transactions described therein; and (iii) evidence
            that the Person signing on behalf of each Person that is a party to
            the Related Documents (other than the Bank) is duly authorized to do
            so; and

            C. LIENS. The termination, assignment or subordination, as
            determined by the Bank, of all Liens on the Collateral in favor of
            any secured party (other than the Bank).

            D. PLEDGE. An Assignment of Deposit Account evidencing a pledge of
            an amount equal to at least twelve (12) months of principal due and
            payable under the $2,500,000.00 term loan being extended by the Bank
            to the Borrower to secure the Borrower's Liabilities to the Bank.
            The pledge evidenced by such Assignment of Deposit Account shall
            remain in effect until the Borrower achieves a Fixed Charge Coverage
            Ratio (as defined in Section 5.2.M of this agreement) of at least
            1.20 to 1.00 on or after March 31, 2010.

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      3.2   CONDITIONS PRECEDENT TO EACH EXTENSION OF CREDIT. Before any
            extension of credit governed by this agreement, whether by
            disbursement of a loan, issuance of a letter of credit or otherwise,
            the following conditions must be satisfied:

            A. REPRESENTATIONS. The representations of the Borrower and any
            other parties, other than the Bank, in the Related Documents are
            true on and as of the date of the request for and funding of the
            extension of credit;

            B. NO EVENT OF DEFAULT. No default, event of default or event that
            would constitute a default or event of default but for the giving of
            notice, the lapse of time or both, has occurred in any provision of
            this agreement, the Notes or any other Related Documents and is
            continuing or would result from the extension of credit;

            C. ADDITIONAL APPROVALS, OPINIONS, AND DOCUMENTS. The Bank has
            received any other approvals, opinions and documents as it may
            reasonably request; and

            D. NO PROHIBITION OR ONEROUS CONDITIONS. The making of the extension
            of credit is not prohibited by and does not subject the Bank, any
            Obligor, or any Subsidiary of the Borrower to any penalty or onerous
            condition under, any Legal Requirement.

4.    AFFIRMATIVE COVENANTS. The Borrower agrees to do, and cause each of its
      Subsidiaries to do, each of the following:

      4.1   INSURANCE. Maintain insurance with financially sound and reputable
            insurers, with such insurance and insurers to be satisfactory to the
            Bank, covering its Property and business against those casualties
            and contingencies and in the types and amounts as are in accordance
            with sound business and industry practices, and furnish to the Bank,
            upon request of the Bank, reports on each existing insurance policy
            showing such information as the Bank may reasonably request.

      4.2   EXISTENCE. Maintain its existence and business operations as
            presently in effect in accordance with all applicable Legal
            Requirements, pay its debts and obligations when due under normal
            terms, and pay on or before their due date, all taxes, assessments,
            fees and other governmental monetary obligations, except as they may
            be contested in good faith if they have been properly reflected on
            its books and, at the Bank's request, adequate funds or security has
            been pledged or reserved to insure payment.

      4.3   FINANCIAL RECORDS. Maintain proper books and records of account, in
            accordance with GAAP, and consistent with financial statements
            previously submitted to the Bank.

      4.4   INSPECTION. Permit the Bank, its agents and designees to: (a)
            inspect and photograph its Property, to examine and copy files,
            books and records, and to discuss its business, operations,
            prospects, assets, affairs and financial condition with the
            Borrower's or its Subsidiaries' officers and accountants, at times
            and intervals as the Bank reasonably determines; (b) perform audits
            or other inspections of the Collateral, including the records and
            documents related to the Collateral; and (c) confirm with any Person
            any obligations and liabilities of the Person to the Borrower or its
            Subsidiaries. The Borrower will, and will cause its Subsidiaries to
            cooperate with any inspection or audit. The Borrower will pay the
            Bank the reasonable costs and expenses of any audit or inspection of
            the Collateral (including fees and expenses charged internally by
            the Bank for asset reviews) promptly after receiving the invoice.

      4.5   FINANCIAL REPORTS. Furnish to the Bank whatever information,
            statements, books and records the Bank may from time to time
            reasonably request, including at a minimum:

            A. Within forty-five (45) days after each quarterly period, the
            consolidated financial statements of the Borrower and its
            Subsidiaries prepared and presented in accordance with GAAP,
            including a balance sheet as of the end of that period, and income
            statement for that period, and, if requested at any time by the
            Bank, statements of cash flow and retained earnings for that period,
            all certified as correct by one of its authorized agents.

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            B. Within one hundred and twenty (120) days after and as of the end
            of each of its fiscal years, the consolidated financial statements
            of the Borrower and its Subsidiaries prepared and presented in
            accordance with GAAP, including a balance sheet and statements of
            income, cash flow and retained earnings, such financial statements
            to be compiled by an independent certified public accountant of
            recognized standing satisfactory to the Bank.

      4.6   NOTICES OF CLAIMS, LITIGATION, DEFAULTS, ETC. Promptly inform the
            Bank in writing of: (1) all existing and all threatened litigation,
            claims, investigations, administrative proceedings and similar
            actions or changes in Legal Requirements affecting it which could
            materially affect its business, assets, affairs, prospects or
            financial condition; (2) the occurrence of any event which gives
            rise to the Bank's option to terminate the Credit Facilities; (3)
            the institution of steps by it to withdraw from, or the institution
            of any steps to terminate, any employee benefit plan as to which it
            may have liability; (4) any reportable event or any prohibited
            transaction in connection with any employee benefit plan; (5) any
            additions to or changes in the locations of its businesses; and (6)
            any alleged breach by the Bank of any provision of this agreement or
            of any other Related Document.

      4.7   OTHER AGREEMENTS. Comply with all terms and conditions of all other
            agreements, whether now or hereafter existing, between it and any
            other Person.

      4.8   TITLE TO ASSETS AND PROPERTY. Maintain good and marketable title to
            all of its Properties, and defend them against all claims and
            demands of all Persons at any time claiming any interest in them.

      4.9   ADDITIONAL ASSURANCES. Promptly make, execute and deliver any and
            all agreements, documents, instruments and other records that the
            Bank may request to evidence any of the Credit Facilities, cure any
            defect in the execution and delivery of any of the Related
            Documents, perfect any Lien, comply with any Legal Requirement
            applicable to the Bank or the Credit Facilities or describe more
            fully particular aspects of the agreements set forth or intended to
            be set forth in any of the Related Documents.

      4.10  EMPLOYEE BENEFIT PLANS. Maintain each employee benefit plan as to
            which it may have any liability, in compliance with all Legal
            Requirements.

      4.11  BANKING RELATIONSHIP. Establish and maintain its primary banking
            depository and disbursement relationship with the Bank.

      4.12  COMPLIANCE CERTIFICATES. Provide the Bank, within one hundred and
            twenty (120) days after the end of each fiscal year, with a
            certificate executed by its chief financial officer, or other
            officer or an individual satisfactory to the Bank, certifying that,
            as of the date of the certificate, no default exists under any
            provision of this agreement or the other Related Documents.

5.    NEGATIVE COVENANTS.

      5.1   Unless otherwise noted, the financial requirements set forth in this
            section will be computed in accordance with GAAP applied on a basis
            consistent with financial statements previously submitted by the
            Borrower to the Bank.

      5.2   Without the written consent of the Bank, the Borrower will not and
            no Subsidiary of the Borrower will:

            A. DISTRIBUTIONS. Redeem, retire, purchase or otherwise acquire,
            directly or indirectly, any of its Equity Interests, return any
            contribution to an Equity Owner or, other than stock dividends and
            dividends paid to the Borrower, declare or pay any Distributions;
            provided, however, that if there is no existing default under this
            agreement or any other Related Document and to do so will not cause
            a default under any of such agreements the Borrower may pay
            Distributions to its Equity Owners sufficient in amount to pay their
            income tax obligations attributable to the Borrower's taxable income
            if the Borrower is a sub S corporation, limited liability company or
            partnership.

            B. SALE OF EQUITY INTERESTS. Issue, sell or otherwise dispose of its
            Equity Interests.

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            C. DEBT. Incur, contract for, assume, or permit to remain
            outstanding, indebtedness for borrowed money, installment
            obligations, or obligations under capital leases or operating
            leases, other than (1) unsecured trade debt incurred in the ordinary
            course of business, (2) indebtedness owing to the Bank, (3)
            indebtedness reflected in its latest financial statement furnished
            to the Bank prior to execution of this agreement and that is not to
            be paid with proceeds of borrowings under the Credit Facilities, and
            (4) indebtedness outstanding as of the date hereof that has been
            disclosed to the Bank in writing and that is not to be paid with
            proceeds of borrowings under the Credit Facilities.

            D. GUARANTIES. Guarantee or otherwise become or remain secondarily
            liable on the undertaking of another, except for endorsement of
            drafts for deposit and collection in the ordinary course of
            business.

            E. LIENS. Create or permit to exist any Lien on any of its Property
            except: existing Liens known to and approved by the Bank; Liens to
            the Bank; Liens incurred in the ordinary course of business securing
            current nondelinquent liabilities for taxes, worker's compensation,
            unemployment insurance, social security and pension liabilities.

            F. USE OF PROCEEDS. Use, or permit any proceeds of the Credit
            Facilities to be used, directly or indirectly, for the purpose of
            "purchasing or carrying any margin stock" within the meaning of
            Federal Reserve Board Regulation U. At the Bank's request, it will
            furnish a completed Federal Reserve Board Form U-1.

            G. CONTINUITY OF OPERATIONS. (1) Engage in any business activities
            substantially different from those in which it is presently engaged;
            (2) cease operations, liquidate, merge, transfer, acquire or
            consolidate with any other Person, change its name, dissolve, or
            sell any assets out of the ordinary course of business; or (3) enter
            into any arrangement with any Person providing for the leasing by it
            of Property which has been sold or transferred by it to such Person.

            H. LIMITATION ON NEGATIVE PLEDGE CLAUSES. Enter into any agreement
            with any Person other than the Bank which prohibits or limits its
            ability to create or permit to exist any Lien on any of its
            Property, whether now owned or hereafter acquired.

            I. CONFLICTING AGREEMENTS. Enter into any agreement containing any
            provision which would be violated or breached by the performance of
            its obligations under this agreement or any of the other Related
            Documents.

            J. TRANSFER OF OWNERSHIP. Permit any pledge of any Equity Interest
            in it or any sale or other transfer of any Equity Interest in it.

            K. LIMITATION ON LOANS, ADVANCES TO AND INVESTMENTS IN OTHERS AND
            RECEIVABLES FROM OTHERS. Purchase, hold or acquire any Equity
            Interest or evidence of indebtedness of, make or permit to exist any
            loans or advances to, permit to exist any receivable from, or make
            or permit to exist any investment or acquire any interest whatsoever
            in, any Person, except: (1) extensions of trade credit to customers
            in the ordinary course of business on ordinary terms; (2) Permitted
            Investments; and (3) loans, advances, investments and receivables
            existing as of the date of this agreement that have been disclosed
            to and approved by the Bank in writing and that are not to be paid
            with proceeds of borrowings under the Credit Facilities.

            L. ORGANIZATIONAL DOCUMENTS. Alter, amend or modify any of its
            Organizational Documents.

            M. FIXED CHARGE COVERAGE RATIO. Beginning March 31, 2010, permit its
            "Fixed Charge Coverage Ratio" (hereinafter defined in this
            subsection) for any "Test Period" (hereinafter defined in this
            subsection) to be less than 1.20 to 1.00. As used in this subsection
            the term "FIXED CHARGE COVERAGE RATIO" means the ratio of (i) net
            income before income tax expense, plus amortization expense,
            depreciation expense, interest expense, rent and operating lease
            payments made, minus any Distributions made, all computed for the
            Test Period, to (ii) prior period current maturities of long term
            debt and capital leases (i.e., current maturities of long term debt
            and capital leases computed as of the beginning of the Test Period),
            plus interest expense, income tax expense, rent and operating lease
            payments made, all computed for the Test Period, except as expressly
            noted otherwise. As used in this subsection, the term "TEST PERIOD"
            means each period of twelve consecutive months.

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            N. GOVERNMENT REGULATION. (1) Be or become subject at any time to
            any Legal Requirement or list of any government agency (including,
            without limitation, the U.S. Office of Foreign Asset Control list)
            that prohibits or limits the Bank from making any advance or
            extension of credit to it or from otherwise conducting business with
            it, or (2) fail to provide documentary and other evidence of its
            identity as may be requested by the Bank at any time to enable the
            Bank to verify its identity or to comply with any applicable Legal
            Requirement, including, without limitation, Section 326 of the USA
            Patriot Act of 2001, 31 U.S.C. Section 5318.

            O. SUBSIDIARIES. Form, create or acquire any Subsidiary.

      5.3   FINANCIAL STATEMENT CALCULATIONS. The financial covenant(s) set
            forth in the Section entitled "Negative Covenants" or in any
            subsection thereof shall, except as may be otherwise expressly
            provided with respect to any particular financial covenant, be
            calculated on the basis of the Borrower's financial statements
            prepared on a consolidated basis with its Subsidiaries in accordance
            with GAAP. Except as may be otherwise expressly provided with
            respect to any particular financial covenant, if any financial
            covenant states that it is to be tested with respect to any
            particular period of time (which may be referred to therein as a
            "Test Period") ending on any test date (e.g., a fiscal month end,
            fiscal quarter end, or fiscal year end), then compliance with that
            covenant shall be required commencing with the period of time ending
            on the first test date that occurs after the date of this agreement
            (or, if applicable, of the amendment to this agreement which added
            or amended such financial covenant).

6.    REPRESENTATIONS AND WARRANTIES BY THE BORROWER. To induce the Bank to
      enter into this agreement and to extend credit or other financial
      accommodations under the Credit Facilities, the Borrower represents and
      warrants as of the date of this agreement and as of the date of each
      request for credit under the Credit Facilities that each of the following
      statements is and shall remain true and correct throughout the term of
      this agreement and until all Credit Facilities and all Liabilities under
      the Notes and other Related Documents are paid in full: (a) the execution
      and delivery of this agreement and the other Related Documents to which it
      is a party, and the performance of the obligations they impose, do not
      violate any Legal Requirement, conflict with any agreement by which it is
      bound, or require the consent or approval of any other Person, (b) this
      agreement and the other Related Documents have been duly authorized,
      executed and delivered by all parties thereto (other than the Bank) and
      are valid and binding agreements of those Persons, enforceable according
      to their terms, except as may be limited by bankruptcy, insolvency or
      other laws affecting the enforcement of creditors' rights generally and by
      general principles of equity, (c) all balance sheets, profit and loss
      statements, and other financial statements and other information furnished
      to the Bank in connection with the Liabilities are accurate and fairly
      reflect the financial condition of the Persons to which they apply on
      their effective dates, including contingent liabilities of every type,
      which financial condition has not changed materially and adversely since
      those dates, (d) no litigation, claim, investigation, administrative
      proceeding or similar action (including those for unpaid taxes) is pending
      or threatened against it, and no other event has occurred which may in any
      one case or in the aggregate materially adversely affect it or any of its
      Subsidiaries' financial condition, properties, business, affairs or
      operations other than litigation, claims, or other events, if any, that
      have been disclosed to and acknowledged by the Bank in writing, (e) all of
      its tax returns and reports that are or were required to be filed, have
      been filed, and all taxes, assessments and other governmental charges have
      been paid in full, except those presently being contested by it in good
      faith and for which adequate reserves have been provided, (f) it is not an
      "investment company" or a company "controlled" by an "investment company",
      within the meaning of the Investment Company Act of 1940, as amended, (g)
      it is not a "holding company", or a "subsidiary company" of a "holding
      company" or an "affiliate" of a "holding company" or of a "subsidiary
      company" of a "holding company" within the meaning of the Public Utility
      Holding Company Act of 1935, as amended, (h) there are no defenses or
      counterclaims, offsets or adverse claims, demands or actions of any kind,
      personal or otherwise, that it could assert with respect to this agreement
      or the Credit Facilities, (i) it owns, or is licensed to use, all
      trademarks, trade names, copyrights, technology, know-how and processes
      necessary for the conduct of its business as currently conducted, and (j)
      no part of the proceeds of the Credit Facilities will be used for
      "purchasing" or "carrying" any "margin stock" within the respective
      meanings of each of the quoted terms under Regulation U of the Board of
      Governors of the Federal Reserve System of the United States (the "BOARD")
      as now and from time to time hereafter in effect or for any purpose which
      violates the provisions of any regulations of the Board or any other Legal
      Requirement. The Borrower, other than a natural Person, further represents
      that: (a) it is duly organized and validly existing under the laws of the

                                       7

<PAGE>

      state where it is organized and is in good standing in its state of
      organization and each state where it is doing business, and (b) the
      execution and delivery of this agreement and the other Related Documents
      to which it is a party and the performance of the obligations they impose
      (i) are within its powers, (ii) have been duly authorized by all necessary
      action of its governing body, and (iii) do not contravene the terms of its
      Organizational Documents or other agreement or document governing its
      affairs.

7.    DEFAULT/REMEDIES. If any of the Credit Facilities is not paid at maturity,
      whether by acceleration or otherwise, or if a default by anyone occurs
      under the terms of this agreement, the Notes or any other Related
      Documents, then the Bank shall have all of the rights and remedies
      provided by any law, equity or agreement.

8.    MISCELLANEOUS.

      8.1   NOTICE. Any notices and demands under or related to this agreement
            shall be in writing and delivered to the intended party at its
            address stated in this agreement, and if to the Bank, at its main
            office if no other address of the Bank is specified in this
            agreement, by one of the following means: (a) by hand; (b) by a
            nationally recognized overnight courier service; or (c) by certified
            mail, postage prepaid, with return receipt requested. Notice shall
            be deemed given: (a) upon receipt if delivered by hand; (b) on the
            Delivery Day after the day of deposit with a nationally recognized
            courier service; or (c) on the third Delivery Day after the notice
            is deposited in the mail. "DELIVERY DAY" means a day other than a
            Saturday, a Sunday or any other day on which national banking
            associations are authorized to be closed. Any party may change its
            address for purposes of the receipt of notices and demands by giving
            notice of the change in the manner provided in this provision.

      8.2   NO WAIVER. No delay on the part of the Bank in the exercise of any
            right or remedy waives that right or remedy. No single or partial
            exercise by the Bank of any right or remedy precludes any other
            future exercise of it or the exercise of any other right or remedy.
            The making of an advance during the existence of any default or
            subsequent to the occurrence of a default or when all conditions
            precedent have not been met shall not constitute a waiver of the
            default or condition precedent. No waiver or indulgence by the Bank
            of any default is effective unless it is in writing and signed by
            the Bank, nor shall a waiver on one occasion bar or waive that right
            on any future occasion.

      8.3   INTEGRATION. This agreement, the Notes, and the other Related
            Documents embody the entire agreement and understanding between the
            Borrower and the Bank and supersede all prior agreements and
            understandings relating to their subject matter. If any one or more
            of the obligations of the Borrower under this agreement or the Notes
            is invalid, illegal or unenforceable in any jurisdiction, the
            validity, legality and enforceability of the remaining obligations
            of the Borrower shall not in any way be affected or impaired, and
            the invalidity, illegality or unenforceability in one jurisdiction
            shall not affect the validity, legality or enforceability of the
            obligations of the Borrower under this agreement, the Notes and the
            other Related Documents in any other jurisdiction.

      8.4   JOINT AND SEVERAL LIABILITY. Each party executing this agreement as
            the Borrower is individually, jointly and severally (solidarily)
            liable under this agreement.

      8.5   GOVERNING LAW AND VENUE. This agreement shall be governed by and
            construed in accordance with the laws of the State of Louisiana
            (without giving effect to its laws of conflicts). The Borrower
            agrees that any legal action or proceeding with respect to any of
            its obligations under this agreement may be brought by the Bank in
            any state or federal court located in the State of Louisiana, as the
            Bank in its sole discretion may elect. By the execution and delivery
            of this agreement, the Borrower submits to and accepts, for itself
            and in respect of its property, generally and unconditionally, the
            non-exclusive jurisdiction of those courts. The Borrower waives any
            claim that the State of Louisiana is not a convenient forum or the
            proper venue for any such suit, action or proceeding.

                                       8

<PAGE>

      8.6   SURVIVAL OF REPRESENTATIONS AND WARRANTIES. The Borrower understands
            and agrees that in extending the Credit Facilities, the Bank is
            relying on all representations, warranties, and covenants made by
            the Borrower in this agreement or in any certificate or other
            instrument delivered by the Borrower to the Bank under this
            agreement or in any of the other Related Documents. The Borrower
            further agrees that regardless of any investigation made by the
            Bank, all such representations, warranties and covenants will
            survive the making of the Credit Facilities and delivery to the Bank
            of this agreement, shall be continuing in nature, and shall remain
            in full force and effect until such time as the Liabilities shall be
            paid in full.

      8.7   NON-LIABILITY OF THE BANK. The relationship between the Borrower and
            the Bank created by this agreement is strictly a debtor and creditor
            relationship and not fiduciary in nature, nor is the relationship to
            be construed as creating any partnership or joint venture between
            the Bank and the Borrower. The Borrower is exercising its own
            judgment with respect to its business. All information supplied to
            the Bank is for the Bank's protection only and no other party is
            entitled to rely on such information. There is no duty for Bank to
            review, inspect, supervise or inform the Borrower of any matter with
            respect to the Borrower's business. The Bank and the Borrower intend
            that the Bank may reasonably rely on all information supplied by the
            Borrower to the Bank, together with all representations and
            warranties given by the Borrower to the Bank, without investigation
            or confirmation by the Bank and that any investigation or failure to
            investigate will not diminish the Bank's right to so rely.

      8.8   INDEMNIFICATION OF THE BANK. The Borrower agrees to indemnify,
            defend and hold the Bank, its parent companies, Subsidiaries,
            Affiliates, their respective successors and assigns and each of
            their respective shareholders, directors, officers, employees and
            agents (collectively, the "INDEMNIFIED PERSONS") harmless from any
            and against any and all loss, liability, obligation, damage,
            penalty, judgment, claim, deficiency, expense, interest, penalties,
            attorneys' fees (including the fees and expenses of any attorneys
            engaged by the Indemnified Person) and amounts paid in settlement
            ("CLAIMS") to which any Indemnified Person may become subject
            arising out of or relating to the Credit Facilities, the Liabilities
            under this agreement or any other Related Documents or the
            Collateral, except to the limited extent that the Claims are
            proximately caused by the Indemnified Person's gross negligence or
            willful misconduct. The indemnification provided for in this
            paragraph shall survive the termination of this agreement and shall
            not be affected by the presence, absence or amount of or the payment
            or nonpayment of any claim under, any insurance.

      8.9   COUNTERPARTS. This agreement may be executed in multiple
            counterparts, each of which, when so executed, shall be deemed an
            original, but all such counterparts, taken together, shall
            constitute one and the same agreement.

      8.10  ADVICE OF COUNSEL. The Borrower acknowledges that it has been
            advised by counsel, or had the opportunity to be advised by counsel,
            in the negotiation, execution and delivery of this agreement and any
            other Related Documents.

      8.11  RECOVERY OF ADDITIONAL COSTS. If the imposition of or any change in
            any Legal Requirement, or the interpretation or application of any
            thereof by any court or administrative or governmental authority
            (including any request or policy not having the force of law) shall
            impose, modify, or make applicable any taxes (except federal, state,
            or local income or franchise taxes imposed on the Bank), reserve
            requirements, capital adequacy requirements, Federal Deposit
            Insurance Corporation (FDIC) deposit insurance premiums or
            assessments, or other obligations which would (A) increase the cost
            to the Bank for extending, maintaining or funding the Credit
            Facilities, (B) reduce the amounts payable to the Bank under the
            Credit Facilities, or (C) reduce the rate of return on the Bank's
            capital as a consequence of the Bank's obligations with respect to
            the Credit Facilities, then the Borrower agrees to pay the Bank such
            additional amounts as will compensate the Bank therefor, within five
            (5) days after the Bank's written demand for such payment. The
            Bank's demand shall be accompanied by an explanation of such
            imposition or charge and a calculation in reasonable detail of the
            additional amounts payable by the Borrower, which explanation and
            calculations shall be conclusive in the absence of manifest error.

                                       9

<PAGE>

      8.12  EXPENSES. The Borrower agrees to pay or reimburse the Bank for all
            its out-of-pocket costs and expenses and reasonable attorneys' fees
            (including the fees of in-house counsel) incurred in connection with
            the development, preparation and execution of, and in connection
            with the enforcement or preservation of any rights under, this
            agreement, any amendment, supplement, or modification thereto, and
            any other Related Documents. These costs and expenses include
            without limitation any costs or expenses incurred by the Bank in any
            bankruptcy, reorganization, insolvency or other similar proceeding.

9.    USA PATRIOT ACT NOTIFICATION. The following notification is provided to
      the Borrower pursuant to Section 326 of the USA Patriot Act of 2001, 31
      U.S.C. Section 5318:

      IMPORTANT INFORMATION ABOUT PROCEDURES FOR OPENING A NEW ACCOUNT. To help
      the government fight the funding of terrorism and money laundering
      activities, Federal law requires all financial institutions to obtain,
      verify, and record information that identifies each Person that opens an
      account, including any deposit account, treasury management account, loan,
      other extension of credit, or other financial services product. What this
      means for the Borrower: When the Borrower opens an account, if it is an
      individual the Bank will ask for its name, taxpayer identification number,
      residential address, date of birth, and other information that will allow
      the Bank to identify it, and, if it is not an individual the Bank will ask
      for its name, taxpayer identification number, business address, and other
      information that will allow the Bank to identify it. The Bank may also
      ask, if the Borrower is an individual, to see its driver's license or
      other identifying documents, and if it is not an individual, to see its
      Organizational Documents or other identifying documents.

10.   WAIVER OF SPECIAL DAMAGES. THE BORROWER WAIVES, TO THE MAXIMUM EXTENT NOT
      PROHIBITED BY LAW, ANY RIGHT THE UNDERSIGNED MAY HAVE TO CLAIM OR RECOVER
      FROM THE BANK IN ANY LEGAL ACTION OR PROCEEDING ANY SPECIAL, EXEMPLARY,
      PUNITIVE OR CONSEQUENTIAL DAMAGES.

11.   JURY WAIVER. THE BORROWER AND THE BANK HEREBY VOLUNTARILY, KNOWINGLY,
      IRREVOCABLY AND UNCONDITIONALLY WAIVE ANY RIGHT TO HAVE A JURY PARTICIPATE
      IN RESOLVING ANY DISPUTE (WHETHER BASED ON CONTRACT, TORT, OR OTHERWISE)
      BETWEEN THE BORROWER AND THE BANK ARISING OUT OF OR IN ANY WAY RELATED TO
      THIS AGREEMENT. THIS PROVISION IS A MATERIAL INDUCEMENT TO THE BANK TO
      PROVIDE THE FINANCING DESCRIBED HEREIN.

ADDRESS(ES) FOR NOTICES:                 BORROWER:

4006 Highway 44                          Blackwater New Orleans, L.L.C.
Garyville, LA 70051

                                         By: Blackwater Midstream Corp., Manager

Attn:                                    By:
      ------------------------------         -----------------------------------

                                             -----------------------------------
                                             Printed Name                  Title

                                         Date Signed:
                                                      --------------------------

ADDRESS FOR NOTICES:                     BANK:

201 St. Charles Avenue                   JPMorgan Chase Bank, N.A.
New Orleans, LA 70170

Attn:                                    By:
      ------------------------------         -----------------------------------

                                             -----------------------------------
                                             Printed Name                  Title

                                         Date Signed:
                                                      --------------------------

                                       10<PAGE>
EXHIBIT 10.3

WHEN RECORDED RETURN TO:
Commercial Loan Services
KY1-4340
P.O. Box 33035
Louisville, KY 40232-3035

[CHASE LOGO]
                                                            COLLATERAL MORTGAGE,
                           ASSIGNMENT OF LEASES AND RENTS AND SECURITY AGREEMENT

UNITED STATES OF AMERICA
STATE OF LOUISIANA
PARISH OF ORLEANS

      BE IT KNOWN, that on this ___________ day of ____________________, 20____,
before me, a Notary Public for this Parish and State, and in the presence of the
undersigned competent witnesses, personally came and appeared:

Blackwater New Orleans, L.L.C., whose address is 4006 Highway 44, Garyville, LA
70051, and whose Tax Identification Number is XX-XXXX3617 (the "Mortgagor"), who
declared to me, Notary, that the Mortgagor has executed a Collateral Mortgage
Note dated December 23, 2008 in the principal amount of $7,000,000.00 payable to
the order of BEARER, on demand, and bearing interest at the rate of 12.00% per
annum from date until paid, which Collateral Mortgage Note is paraphed "Ne
Varietur" for identification with this Mortgage by the Notary Public before whom
this Mortgage is passed. A copy of the Collateral Mortgage Note is attached as
an exhibit and is expressly made a part of this Mortgage by reference, and the
original Collateral Mortgage Note has been delivered to the Mortgagee, who
acknowledges its receipt.

The Mortgagor declared that the Collateral Mortgage Note has been or will be
pledged to JPMorgan Chase Bank, N.A., whose mailing address is 201 St. Charles
Avenue, New Orleans, LA 70170, and whose Tax Identification Number is 13-4994650
(the "Mortgagee") for the purpose of securing any and all present and future
indebtedness that the Borrower may obtain or incur, from time to time and one or
more times, from the Mortgagee and any future holder(s) of the Collateral
Mortgage Note.

And now, in order to secure the prompt and punctual payment and satisfaction of
the Collateral Mortgage Note and the Liabilities, the Mortgagor MORTGAGES AND
WARRANTS to the Mortgagee all of the Mortgagor's right, title and interest, now
owned or hereafter acquired, in the "Premises." The Premises includes the
following:

      (1) The immovable property, and all the existing or subsequently affixed
      or erected buildings, structures and improvements on it, situated in
      Jefferson Parish, Louisiana, described as:

            See Exhibit "A" Attached Hereto and Made a Part Hereof for All
            Purposes Intended;

      Commonly known as 660 Labauve Drive, Westwego, Louisiana 70094;

      (2) All easements, rights-of-way, licenses, privileges and hereditaments
      appurtenant to or used in connection with the Premises;

      (3) All land lying in the bed of any road, street, alley or the like,
      opened, proposed or vacated, public or private, or any strip or gore,
      adjoining the Premises;

      (4) All machinery, apparatus, equipment, fittings, fixtures and articles
      of personal property of every kind and nature whatsoever located now or in
      the future in or upon the Premises and used or useable in connection with
      any present or future operation of the Premises (the "Equipment"). It is
      agreed that all Equipment is part of the Premises and appropriated to the
      use of the real estate and, whether affixed or annexed or not, shall for
      the purposes of this Mortgage, unless the Mortgagee shall otherwise elect,
      be deemed conclusively to be real estate and mortgaged and warranted to
      the Mortgagee;

      (5) All mineral, coal, oil, gas and water rights, royalties, water
      courses, ditch rights, water and water stock, timber and timber rights, if
      any;

                                       1

<PAGE>

      (6) All insurance, condemnation and other awards or payments, including
      interest, made as a result of: (a) the exercise of the right of eminent
      domain, (b) the alteration of the grade of any street, (c) any loss of or
      damage to any building or other improvement on the Premises, (d) any other
      injury to or decrease in the value of the Premises, (e) any refund due on
      account of the payment of real estate taxes, assessments or other charges
      levied against or imposed upon the Premises and (f) the reasonable
      attorneys' and fees and court costs;

      (7) All present and future (a) leases, subleases, licenses and other
      agreements for the use and/or occupancy of the Premises, oral or written,
      including, without limitation, all extensions, renewals, replacements and
      holdovers (collectively, the "Leases") and (b) rents, revenues, income,
      issues, royalties, profits, bonuses, accounts, cash, security deposits,
      advance rents and other payments and/or benefits, of every kind or nature,
      derived from the Leases and/or the Premises, including, without
      limitation, the Mortgagor's right to enforce Leases and to receive and
      collect all payments and proceeds under the Leases (collectively, the
      "Rents");

      (8) All rights to make divisions of the real estate comprising the
      Premises that are exempt from the platting requirements of all applicable
      land division or platting acts, as amended from time to time; and

      (9) All licenses, contracts, permits and agreements required or used in
      connection with the ownership, maintenance or operation of the Premises.

The Premises are unencumbered except for liens for taxes and assessments not yet
due and payable, building and use restrictions of record, zoning ordinances, and
any other encumbrances disclosed to the Mortgagee in writing as of the date of
this Mortgage ("Permitted Encumbrances"). If the Premises are encumbered by
Permitted Encumbrances, the Mortgagor shall perform all obligations and make all
payments as required by the Permitted Encumbrances. The Mortgagor shall provide
the Mortgagee copies of all writings pertaining to Permitted Encumbrances and
the Mortgagee is authorized to request and receive that information from any
other person without the consent or knowledge of the Mortgagor.

The Mortgagor expressly confesses judgment for purposes of executory process in
favor of the Mortgagee for the full amount of the Liabilities in conformity with
La. R. S. 9:3590. The Mortgagor hereby expressly waives the benefit of
appraisement, as provided in Articles 2332, 2336, 2723, and 2724 of the
Louisiana Code of Civil Procedure, and all other laws conferring the same. The
Mortgagor further expressly waives demand, putting in default, citation and all
notices and delays, including the three-day notice provided by Articles 2639 and
2721, and the notice of seizure provided by Articles 2293 and 2721 of the
Louisiana Code of Civil Procedure. The Mortgagor further expressly consents to
the use of executory process to enforce the Liabilities and this Mortgage. The
Premises shall remain mortgaged and subject to the security interests granted in
this Mortgage even though the Liabilities may be reduced to zero, until the
cancellation of this Mortgage by written instrument executed by the Mortgagee or
its assignee. THIS MORTGAGE SECURES FUTURE ADVANCES.

The term "Borrower" means the Mortgagor or any other person or entity liable to
the Mortgagee under any instrument or agreement described in the definition of
"Liabilities" herein, whether under any promissory note, guaranty, letter of
credit application, this Mortgage, any other Related Documents or otherwise.

This Mortgage secures the Liabilities.

The term "Liabilities" means all indebtedness, liabilities and obligations of
every kind and character of each Borrower to the Mortgagee, whether the
indebtedness, liabilities and obligations are individual, joint or several
(solidary), contingent or otherwise, now or hereafter existing, including,
without limitation, all liabilities, interest, costs and fees, arising under or
from any note, open account, overdraft, credit card, lease, Rate Management
Transaction, letter of credit application, endorsement, surety agreement,
guaranty, acceptance, foreign exchange contract or depository service contract,
whether payable to the Mortgagee or to a third party and subsequently acquired
by the Mortgagee, any monetary obligations (including interest) incurred or
accrued during the pendency of any bankruptcy, insolvency, receivership or other
similar proceedings, regardless of whether allowed or allowable in such
proceeding, and all renewals, extensions, modifications, consolidations,
rearrangements, restatements, replacements or substitutions of any of the
foregoing. The Mortgagor and the Mortgagee specifically contemplate that
Liabilities include indebtedness hereafter incurred by the Borrower to the
Mortgagee. The term "Liabilities" includes, without limitation, the following:

      (1) That certain Term Note, dated December 23, 2008 in the original
      principal amount of Two Million Five Hundred Thousand and 00/100 Dollars
      ($2,500,000.00), executed and delivered by Blackwater New Orleans, L.L.C.
      to the Mortgagee; and

      (2) The performance of all of the promises and agreements contained in
      this Mortgage.

                                       2

<PAGE>

The maximum principal sum secured by this Mortgage shall not exceed
$50,000,000.00 at any one time outstanding. This Mortgage shall not apply to any
obligation or debt incurred for personal, household or family purposes unless
the note or guaranty evidencing such personal, household or family debt
expressly states that it is secured by this Mortgage.

The term "Rate Management Transaction" in this Mortgage means any transaction
(including an agreement with respect thereto) now existing or hereafter entered
into by any Borrower and the Mortgagee, which is a rate swap, basis swap,
forward rate transaction, commodity swap, commodity option, equity or equity
index swap, equity or equity index option, bond option, interest rate option,
foreign exchange transaction, cap transaction, floor transaction, collar
transaction, forward transaction, currency swap transaction, cross-currency rate
swap transaction, currency option, derivative transaction or any other similar
transaction (including any option with respect to any of these transactions) or
any combination thereof, whether linked to one or more interest rates, foreign
currencies, commodity prices, equity prices or other financial measures.

The term "Related Documents" in this Mortgage means all loan agreements, credit
agreements, reimbursement agreements, security agreements, mortgages, deeds of
trust, pledge agreements, assignments, guaranties, or any other instrument or
document executed in connection with any of the Liabilities.

The Mortgagor promises and agrees with the Mortgagee that each of the following
is true and will remain until termination of this Mortgage and full and final
payment of all Liabilities:

1. PAYMENT OF LIABILITIES; PERFORMANCE OF OBLIGATIONS. The Mortgagor shall
promptly pay when due, whether by acceleration or otherwise, the Liabilities for
which the Mortgagor is liable, and shall promptly perform all obligations to
which the Mortgagor has agreed under the terms of this Mortgage and any of the
other Related Documents.

2. TAXES AND LIENS. The Mortgagor shall pay, when due, before any interest,
collection fees or penalties shall accrue, all taxes, assessments, fines,
impositions, and other charges which may become a lien prior to this Mortgage.
Should the Mortgagor fail to make those payments, the Mortgagee may at its
option and at the expense of the Mortgagor, pay the amounts due for the account
of the Mortgagor. Upon the request of the Mortgagee, the Mortgagor shall
immediately furnish to the Mortgagee all notices of amounts due and receipts
evidencing payment. The Mortgagor shall promptly notify the Mortgagee of any
lien on all or any part of the Premises and shall promptly discharge any
unpermitted lien or encumbrance.

3. CHANGE IN TAXES. In the event of the passage of any law or regulation, state,
federal or municipal, subsequent to the date of this Mortgage, which changes or
modifies the laws now in force governing the taxation of mortgages or debts
secured by mortgages, or the manner of collecting those taxes, the Liabilities
shall become due and payable immediately at the option of the Mortgagee. 4.

4. INSURANCE. The Mortgagor shall keep the Premises and the present and future
buildings and other improvements (the "Improvements") on the Premises
continuously insured for the benefit of the Mortgagee, at replacement cost for
the full insurable value, without any reduction based upon the Mortgagor's acts,
against fire and such other hazards and risks customarily covered by the
standard form of extended coverage endorsement available in the state where the
Premises are located, including risks of vandalism and malicious mischief. The
Mortgagor shall further at all times provide flood insurance covering all
Improvements and tangible personal property, if any, located on the Premises, if
the Premises are at any time determined by the Mortgagee to be situated in an
area designated as a Special Flood Hazard Area under the Flood Disaster
Protection Act of 1973, as amended by the National Flood Insurance Reform Act of
1994 and regulations issued under it (the "Flood Insurance Act"). Such flood
insurance policy shall be in the amount required by the Mortgagee (which may
exceed the amount required under the Flood Insurance Act) and include a
non-contributing mortgagee clause naming the Mortgagee as mortgagee. The
Mortgagor shall additionally provide such other appropriate insurance as the
Mortgagee may require from time to time. All insurance policies and renewals
must be in form and substance acceptable to the Mortgagee, must provide for
payment to the Mortgagee in the event of loss, regardless of any act or omission
by the Mortgagor, must require thirty (30) days notice to the Mortgagee in the
event of nonrenewal or cancellation and must be delivered to the Mortgagee
within thirty (30) days prior to their respective effective dates. Should the
Mortgagor fail to insure or fail to pay the premiums on any insurance or fail to
deliver the policies or certificates or renewals to the Mortgagee, then the
Mortgagee, at its option, may have the insurance written or renewed, and may pay
the premiums, for the account of the Mortgagor. In the event of loss or damage,
the proceeds of the insurance shall be paid to the Mortgagee alone. No loss or
damage shall itself reduce the Liabilities. The Mortgagee is authorized to
adjust and compromise a loss without the consent of the Mortgagor, to collect,
receive and receipt for any proceeds in the name of the Mortgagee and the
Mortgagor and to endorse the Mortgagor's name upon any check in payment of
proceeds. The proceeds shall be applied first toward reimbursement of all costs
and expenses of the Mortgagee in collecting the proceeds and then toward payment
of the Liabilities or any portion of it, whether or not then due or payable, or
the Mortgagee, at its option, may apply the proceeds, or any part of the

                                       3

<PAGE>

proceeds, to the repair or rebuilding of the Premises provided that the
Mortgagor (a) is not then or at any time during the course of restoration of the
Premises in default under this Mortgage and (b) has complied with all
requirements for application of the proceeds to restoration of the Premises as
the Mortgagee, in its sole discretion may establish. The Mortgagor shall also
provide and maintain comprehensive general liability insurance in such coverage
amounts as the Mortgagee may request, with the Mortgagee being named as an
additional insured on such policies. Evidence of the renewal of such liability
insurance shall be delivered to the Mortgagee at the same time as evidence of
the renewal of the property insurance required above must be delivered to the
Mortgagee. If the Mortgagor fails to provide such liability insurance, and/or
the renewals thereof, or fails to pay the premiums on such liability insurance
when such premiums are due, then the Mortgagee may have such liability insurance
written or renewed, and may pay the premiums, for the account of the Mortgagor.

5. RESERVES FOR TAXES AND INSURANCE. The Mortgagor shall, if requested by the
Mortgagee, pay to the Mortgagee, at the time of and in addition to the scheduled
installments of principal and/or interest due under the Liabilities, a sum equal
to (a) the amount estimated by the Mortgagee to be sufficient to enable the
Mortgagee to pay, at least thirty (30) days before they become due and payable,
all taxes, assessments and other similar charges levied against the Premises,
plus (b) the amount of the annual premiums on any policies of insurance required
to be carried by the Mortgagor, divided by (c) the number of installments due
each year ((a) and (b) are collectively referred to as the "Charges"). Upon
notice at any time, the Mortgagor will, within ten (10) days, deposit such
additional sum as may be required for the payment of increased Charges. These
sums may be commingled with the general funds of the Mortgagee and no interest
shall be payable on them, nor shall these sums be deemed to be held in trust for
the benefit of the Mortgagor. Notwithstanding payment of any sums by the
Mortgagor to the Mortgagee under the terms of this Section, the Mortgagee shall
have no obligation to pay any Charges. The obligation of the Mortgagor to pay
the Charges is not affected or modified by the arrangements set out in this
Section. Payment by the Mortgagee on any one or more occasions of all or any
part of the Charges shall not be construed as obligating it to pay any Charges
on any other occasion. If the Mortgagee elects to pay any Charge, it shall not
be required to do so at any time prior to the date on which penalties, interest
or collection fees begin to accrue. If the Mortgagee elects to pay any premium
on any policy of insurance required to be carried by the Mortgagor, it may do so
at any time prior to the cancellation of the policy.

In the event of foreclosure of this Mortgage, any of the moneys then remaining
on deposit with the Mortgagee or its agent shall be applied against the
Liabilities prior to the commencement of foreclosure proceedings. Any default by
the Mortgagor in the performance of the provisions of this Section shall
constitute a default under this Mortgage.

6. WASTE/ABANDONMENT. The Mortgagor shall not abandon the Premises, commit or
permit waste on the Premises, or do any other act causing the Premises to become
less valuable. The Mortgagor will keep the Premises in good order and repair and
in compliance in all material respects with any law, regulation, ordinance or
contract affecting the Premises and, from time to time, will make all needful
and proper replacements so that all fixtures, improvements and Equipment will at
all times be in good condition, fit and proper for their respective purposes.
Without limitation of the foregoing, nonpayment of the Charges shall constitute
waste. Should the Mortgagor fail to effect any necessary repairs, the Mortgagee
may, at its option and at the expense of the Mortgagor, make the repairs for the
account of the Mortgagor. The Mortgagor shall use and maintain the Premises in
conformance with all applicable laws, ordinances and regulations. The Mortgagee
or its authorized agent shall have the right to enter upon and inspect the
Premises at all reasonable times. The Mortgagor unconditionally agrees to timely
pay all fees with respect to inspections of the Premises.

7. ALTERATIONS, REMOVAL. No building, structure, improvement, fixture, personal
property or Equipment constituting any part of the Premises shall be removed,
demolished or substantially altered without the prior written consent of the
Mortgagee.

8. PAYMENT OF OTHER OBLIGATIONS. The Mortgagor shall also pay all other
obligations which may become liens or charges against the Premises for any
present or future repairs or improvements made on the Premises, or for any other
goods, services, or utilities furnished to the Premises and shall not permit any
lien or charge of any kind securing the repayment of borrowed funds (including
the deferred purchase price for any property) to accrue and remain outstanding
against the Premises.

9. ASSIGNMENT OF LEASES AND RENTS. As additional security for the Liabilities,
the Mortgagor, by executing and delivering this Mortgage, absolutely,
unconditionally, irrevocably and immediately assigns, grants, conveys and sets
over unto the Mortgagee all of the Mortgagor's right, title and interest in and
to all Leases and Rents. Copies of existing Leases and Lease amendments have
been delivered to the Mortgagee. The Mortgagor will provide copies of any future
Leases and Lease amendments to the Mortgagee.

                                       4

<PAGE>

Subject to the license granted to the Mortgagor below, the Mortgagee shall have
the complete right and authority, at any time from and after the occurrence of
any default in the payment or performance of any of the Liabilities or the
occurrence of any default under this Mortgage, to collect and receive the Rents.
For this purpose, the Mortgagee is hereby given and granted the following
rights, powers and authority: (a) the Mortgagee may send notices to any and all
tenants of the Premises advising them of this assignment and directing all the
Rents to be paid directly to the Mortgagee or the Mortgagee's agent; (b) the
Mortgagee may (i) enter upon and take possession of the Premises, (ii) demand,
collect and receive from the tenants (or from any other persons liable therefor)
all of the Rents, (iii) institute and carry on all legal proceedings necessary
for the protection of the Premises, including such proceedings as may be
necessary to recover possession of the Premises and collect the Rents, (iv)
remove any tenant or other persons from the Premises, (v) enter upon the
Premises to maintain the Premises and keep the same in repair, and pay the costs
thereof and of all services of all employees, including their equipment, and of
all continuing costs and expenses of maintaining the Premises in proper repair
and condition and (vi) pay all taxes, assessments and water utilities and the
premiums on fire and other insurance effected by the Mortgagee on the Premises;
(c) the Mortgagee may do any and all things necessary or advisable to execute
and comply with all applicable laws, rules, orders, ordinances and requirements
of all governmental agencies; (d) the Mortgagee may (i) rent or lease the whole
or any part of the Premises for such term or terms and on such conditions as the
Mortgagee may deem appropriate, (ii) modify, terminate or accept the surrender
of any Leases and/or (iii) waive, release, discharge or compromise any Rents or
any obligations of any of the tenants under any Leases; (e) the Mortgagee may
make any payment, including necessary costs, expenses and reasonable attorneys'
fees and court costs, or perform any action, required of the Mortgagor under any
Lease, without releasing the Mortgagor from the obligation to do so and without
notice to or demand on the Mortgagor; (f) the Mortgagee may engage such agent or
agents as the Mortgagee may deem appropriate, either in the Mortgagee's name or
in the Mortgagor's name, to rent and manage the Premises, including the
collection and application of the Rents; and (g) the Mortgagee may do all such
other things and acts with respect to the Premises, the Leases and the Rents as
the Mortgagee may deem appropriate and may act exclusively and solely in the
place and stead of the Mortgagor. The Mortgagee has all of the powers of the
Mortgagor for the purposes stated above. The Mortgagee shall not be required to
do any of the foregoing acts or things and the fact that the Mortgagee shall
have performed one or more of the foregoing acts or things shall not require the
Mortgagee to do any other specific act or thing. The foregoing rights and
remedies of the Mortgagee are in addition to and not in limitation of the rights
and remedies of the Mortgagee at law, in equity, under this Mortgage or under
any of the other Related Documents. The exercise by the Mortgagee of any of the
foregoing rights and remedies shall not constitute a cure or waiver of any
default in the payment or performance of any of the Liabilities or of any
default under this Mortgage.

Any Rents received by the Mortgagee shall be applied against the Liabilities in
such order or manner as the Mortgagee shall elect in its sole discretion.

The Mortgagor hereby irrevocably authorizes and directs the tenants under the
Leases to pay the Rents to the Mortgagee upon written demand by the Mortgagee,
without further consent of the Mortgagor. The tenants may rely upon any written
statement delivered by the Mortgagee to the tenants. Any such payment to the
Mortgagee shall constitute payment to the Mortgagor under the Leases. The
provisions of this paragraph are intended solely for the benefit of the tenants
and shall never inure to the benefit of the Mortgagor or any person claiming
through or under the Mortgagor, other than a tenant who has not received such
notice. This assignment is not contingent upon any notice or demand by the
Mortgagee to the tenants.

This assignment shall not, prior to entry upon and taking possession of the
Premises by the Mortgagee, be deemed to constitute the Mortgagee a "mortgagee in
possession", nor obligate the Mortgagee to: (a) appear in or defend any
proceedings relating to any of the Leases, the Rents or to the Premises; (b)
take any action hereunder; (c) expend any money, incur any expense or perform
any obligation or liability under the Leases; or (d) assume any obligation for
any deposits delivered to the Mortgagor by any tenant and not delivered to the
Mortgagee.

The Mortgagor consents to the appointment of a receiver for the Premises,
without notice, if this is believed necessary or desirable by the Mortgagee.

The Rents constitute cash collateral as defined under federal bankruptcy law.

This assignment shall continue to be operative during any foreclosure or other
proceeding taken to enforce this Mortgage and during any redemption period.

                                       5

<PAGE>

Until the occurrence of any default in the payment or performance of any of the
Liabilities or the occurrence of a default under this Mortgage or under any loan
papers related to the Liabilities the Mortgagor shall have a license, subject to
the other covenants of the Mortgagor set forth in this assignment, to (a) remain
in possession and control of the Premises, (b) operate and manage the Premises
and (c) collect the Rents; provided that the granting of such license shall not
constitute the Mortgagee's consent to the use of cash collateral in any
bankruptcy proceedings. The foregoing license shall automatically and
immediately terminate, without notice to the Mortgagor, upon the occurrence of
any default in the payment or performance of any of the Liabilities or upon the
occurrence of any default under this Mortgage or under any loan papers related
to the Liabilities. Thereafter, the Mortgagor shall promptly pay or otherwise
deliver to the Mortgagee all Rents that the Mortgagor may receive, and the
Mortgagor shall hold such Rents in trust for the benefit of the Mortgagee until
so paid or delivered to the Mortgagee.

The Mortgagor covenants, represents and warrants to the Mortgagee that the
following statements are true and will remain true until the Mortgage is
terminated and the Liabilities are paid in full:

      (i) The Mortgagor will fulfill and perform its obligations under all the
Leases and give the Mortgagee prompt notice of any default in the performance of
the terms and conditions of the Leases by either the Mortgagor or the tenant,
together with copies of notices sent or received by the Mortgagor in connection
with any Lease;

      (ii) Without the prior written consent of the Mortgagee, the Mortgagor
shall not in any way (a) enter into any new Lease, (b) amend, modify, assign its
interest under, cancel or terminate any Lease, (c) accept a surrender of any
Lease, (d) accept any payment of Rent under any Lease more than thirty (30) days
in advance or (e) waive, release, discharge or compromise any Rent or any of the
tenant's obligations under any Lease, except that the Mortgagor may increase
Lease rentals without the Mortgagee's consent;

      (iii) The Mortgagor will appear and defend or prosecute any action growing
out of any Lease at the Mortgagor's cost and expense;

      (iv) The Mortgagee may, but shall not be required to, make any payment
including necessary costs, expenses and reasonable attorneys' fees and court
costs, or perform any action required of the Mortgagor under any Lease, without
releasing the Mortgagor from the obligation to do so and without notice to or
demand on the Mortgagor. The Mortgagor will, immediately upon demand, reimburse
the Mortgagee for all such costs, expenses and fees, together with interest at
the highest rate permitted by any instrument evidencing any of the Liabilities,
all of which shall be added to the Liabilities;

      (v) The Mortgagor has not previously assigned any of its rights under any
Lease. The Mortgagor has not accepted Rent more than thirty (30) days in advance
of accrual. There is no present default under any Lease by either the Mortgagor
or any tenant. All existing Leases are in full force and effect and unmodified.
To the best of the Mortgagor's knowledge, no person or entity is in possession
of the Premises, except pursuant to a valid and fully executed Lease that has
been assigned to the Mortgagee pursuant to this assignment. The Mortgagor owns
the Leases, is entitled to receive the Rents and has authority to assign the
Leases and the Rents to the Mortgagee as set forth in this assignment. The
Mortgagor will enforce the tenant's obligations under their respective Leases;

      (vi) The Mortgagee shall not be obligated by this assignment to perform or
discharge any obligation under any Lease; and

      (vii) The Mortgagor covenants not to execute any other assignment of the
Leases or the Rents as security for any debt without the prior written consent
of the Mortgagee.

10. ASSIGNMENT OF INTEREST AS TENANT OR PURCHASER. If the Mortgagor's interest
in the Premises is that of a tenant or a purchaser, the Mortgagor also assigns,
mortgages and warrants to the Mortgagee, as additional security for the
Liabilities, all of the Mortgagor's right, title and interest in and to any
Leases, land contracts or other agreements by which the Mortgagor is leasing or
purchasing all or any part of the Premises, including all modifications,
renewals and extensions, and all of the Mortgagor's right, title and interest in
and to any purchase options contained in any such Leases or other agreements.
The Mortgagor agrees to pay each installment of rent, principal and interest
required to be paid by it under any such Lease, land contract or other agreement
when each installment becomes due and payable, whether by acceleration or
otherwise. The Mortgagor further agrees to pay and perform all of its other
obligations under any such Lease, land contract or other agreement.

If the Mortgagor defaults in the payment of any installment of rent, principal
or interest, or in the payment or performance of any other obligation, under any
such Lease, land contract or other agreement, the Mortgagee shall have the
right, but not the obligation, to pay the installment or installments and to pay
or perform the other obligations on behalf of and at the expense of the
Mortgagor. If the Mortgagee receives a written notice of the Mortgagor's default
under any such Lease, land contract or other agreement, the Mortgagee may rely
on that notice as cause to take any action it deems necessary or reasonable to
cure the default, even if the Mortgagor questions or denies the existence or
nature of the default.

                                       6

<PAGE>

11. SECURITY AGREEMENT. This Mortgage also constitutes a security agreement
within the meaning of the Louisiana Commercial Laws as in effect from time to
time in the state in which the Premises is located (the "UCC") and the Mortgagor
grants to the Mortgagee a security interest in any Equipment or other personal
property included within the definition of the Premises, and all proceeds,
products and supporting obligations of any of the foregoing (the "Collateral").
Accordingly, the Mortgagee shall have all of the rights and remedies available
to a secured party under the UCC. Upon the occurrence of any default under this
Mortgage, the Mortgagee shall have, in addition to the remedies provided by this
Mortgage, the right to use any method of disposition of collateral authorized by
the UCC with respect to any portion of the Premises subject to the UCC. The
Mortgagee shall have the right to require the Mortgagor to assemble the
Collateral and make it available to the Mortgagee at a place designated by the
Mortgagee which is reasonably convenient to both parties, the right to take
possession of the Collateral with or without demand and with or without process
of law, and the right to sell and dispose of the Collateral and distribute the
proceeds according to law. Should a default occur, the Mortgagor will pay to the
Mortgagee all costs reasonably incurred by the Mortgagee for the purpose of
enforcing its rights hereunder, to the extent not prohibited by law, including,
without limitation: costs of foreclosure; costs of obtaining money damages; and
a reasonable fee for the services of internal and outside attorneys employed or
engaged by the Mortgagee for any purpose related to this security agreement,
including, without limitation, consultation, drafting documents, sending notices
or instituting, prosecuting or defending litigation or any proceeding. The
Mortgagor agrees that upon default the Mortgagee may dispose of any of the
Collateral in its then present condition, that the Mortgagee has no duty to
repair or clean the Collateral prior to sale, and that the disposal of the
Collateral in its present condition or without repair or clean-up shall not
affect the commercial reasonableness of such sale or disposition. The
Mortgagee's compliance with any applicable state or federal law requirements in
connection with the disposition of the Collateral will not adversely affect the
commercial reasonableness of any sale of the Collateral. In connection with the
right of the Mortgagee to take possession of the Collateral, the Mortgagee may,
without liability on the part of the Mortgagee, take possession of any other
items of property in or on the Collateral at the time of taking possession and
hold them for the Mortgagor. If there is any statutory requirement for notice,
that requirement shall be met if the Mortgagee sends notice to the Mortgagor at
least ten (10) days prior to the date of the sale, disposition, or other event
giving rise to the required notice. Upon the request of the Mortgagee, the
Mortgagor shall execute and file such financing statements and shall take any
other action requested by the Mortgagee to perfect and continue as perfected the
Mortgagee's security interests in the Equipment and other personal property
included in the definition of the Premises. The Mortgagor shall pay (and shall
reimburse the Mortgagee for) all costs, including attorneys' fees and court
costs, of the preparation and filing of any financing statements and the taking
of any such other actions. A carbon, photographic or other reproduction of this
Mortgage is sufficient as, and can be filed as, a financing statement. The
Mortgagee is irrevocably appointed the Mortgagor's attorney-in-fact to execute
any financing statement on the Mortgagor's behalf covering the Equipment and
other personal property, tangible or intangible, that is included within the
definition of Premises. Additionally, if permitted by applicable law, the
Mortgagor authorizes the Mortgagee to file one or more financing statements
related to the security interests created by this Mortgage and further
authorizes the Mortgagee, instead of the Mortgagor, to sign such financing
statements. The Mortgagor shall execute and deliver, or cause to be executed and
delivered, such other documents as the Mortgagee may from time to time request
to perfect or to further evidence the security interest created in the
Collateral by this Mortgage. The Mortgagor further represents and warrants to
the Mortgagee that (a) its principal residence or chief executive office is at
the address shown above and (b) the Mortgagor's name as it appears in this
Mortgage is identical to the name of the Mortgagor appearing in the Mortgagor's
organizational documents, as amended, including trust documents. The Mortgagor
will not, without the Mortgagee's prior written consent, change (a) the
Mortgagor's name, (b) the Mortgagor's business organization, (c) the
jurisdiction under which the Mortgagor's business organization is formed or
organized, or (d) the address of the Mortgagor's chief executive office or
principal residence or of any additional places of the Mortgagor's business.

12. REIMBURSEMENT OF ADVANCES. If the Mortgagor fails to perform any of its
obligations under this Mortgage, or if any action or proceeding is commenced
which materially affects the Mortgagee's interest in the Premises (including but
not limited to a lien priority dispute, eminent domain, code enforcement,
insolvency, bankruptcy or probate proceedings), then the Mortgagee at its sole
option may make appearances, disburse sums and take any action it deems
necessary to protect its interest (including but not limited to disbursement of
reasonable attorneys' fees and court costs and entry upon the Premises to make
repairs). Any amounts disbursed shall become additional Liabilities, shall be
immediately due and payable upon notice from the Mortgagee to the Mortgagor, and
shall bear interest at the highest rate permitted under any of the instruments
evidencing any of the Liabilities. The Mortgagee's rights under this Section
shall be in addition to all other rights and remedies of the Mortgagee under
this Mortgage and the other Related Documents. Any action taken by the Mortgagee
under this Section shall not be construed as curing any default that gave rise
to such action by the Mortgagee.

                                       7

<PAGE>

13. DUE ON TRANSFER. If all or any part of the Premises or any interest in the
Premises is transferred without the Mortgagee's prior written consent, the
Mortgagee may, at its sole option, declare the Liabilities to be immediately due
and payable.

14. NO ADDITIONAL LIEN. The Mortgagor covenants not to execute any mortgage,
security agreement, assignment of leases and rentals or other agreement granting
a lien against the interest of the Mortgagor in the Premises without the prior
written consent of the Mortgagee, and then only when the document granting that
lien expressly provides that it shall be subject to the lien of this Mortgage
for the full amount secured by this Mortgage and shall also be subject and
subordinate to all present and future leases affecting the Premises.

15. EMINENT DOMAIN. Notwithstanding any taking under the power of eminent
domain, alteration of the grade of any road, alley, or the like, or other injury
or damage to or decrease in value of the Premises by any public or quasi-public
authority or corporation, the Mortgagor shall continue to pay the Liabilities in
accordance with the terms of the Related Documents. By executing this Mortgage,
the Mortgagor assigns the entire proceeds of any award or payment and any
interest to the Mortgagee. The Mortgagor will notify the Mortgagee of any action
or proceeding related to any taking of all or any part of the Premises, shall
defend that action or proceeding in consultation with the Mortgagee and shall,
if requested by the Mortgagee, deliver to the Mortgagee all documents and
instruments that may be required to allow the Mortgagee to directly participate
in or control such action or proceeding. The proceeds of any taking or grant in
lieu of any taking shall be applied first toward reimbursement of all costs and
expenses of the Mortgagee in collecting the proceeds, including reasonable
attorneys' fees and court costs, and then toward payment of the Liabilities,
whether or not then due or payable, or the Mortgagee, at its option, may apply
the proceeds, or any part, to the alteration, restoration or rebuilding of the
Premises.

16. ENVIRONMENTAL PROVISIONS. As used herein: the term "Hazardous Substance"
shall mean any substance, material, or waste that is (a) included within the
definitions of "hazardous substances," "hazardous materials," "hazardous waste,"
"toxic substances," "toxic materials," "toxic waste," or words of similar import
in any Environmental Law, (b) listed as hazardous substances by the United
States Department of Transportation or by the Environmental Protection Agency,
or (c) petroleum, petroleum-related, or a petroleum by-product, asbestos or
asbestos-containing material, polychlorinated biphenyls, flammable, explosive,
radioactive, freon gas, radon, or a pesticide, herbicide, or any other
agricultural chemical. The term "Environmental Law" shall mean any federal,
state or local law, rule, regulation, decision, policy or guideline, pertaining
to Hazardous Substances, or protection of the environment, and all present and
future amendments thereto. Except as disclosed in writing by the Mortgagor to
the Mortgagee, the Mortgagor represents and warrants to the Mortgagee that (i)
neither the Premises nor the Mortgagor are in violation of any Environmental Law
applicable to the Premises, or are subject to any existing, pending or
threatened governmental investigation pertaining to the Premises, or are subject
to any remedial obligation or lien under or in connection with any Environmental
Law, (ii) the Mortgagor has no actual knowledge or notice of the presence or
release of Hazardous Substances in, on or around any part of the Premises or the
soil, groundwater or soil vapor on or under the Premises, or the migration of
any Hazardous Substance, from or to any other property in the vicinity of the
Premises; and (iii) the Mortgagor's intended future use of the Premises will not
result in the release of any Hazardous Substance in, on or around any part of
the Premises or in the soil, groundwater or soil vapor on or under the Premises,
or the migration of any Hazardous Substance from or to any other property in the
vicinity of the Premises.

The Mortgagor shall neither use nor permit any third party to use, generate,
manufacture, produce, store, or release, on, under or about the Premises, or
transfer to or from the Premises, any Hazardous Substance, except in compliance
with all Environmental Laws, and shall otherwise comply, at the Mortgagor's sole
expense and responsibility, with all Environmental Laws, provided that if any
such occurrence shall nevertheless happen, the Mortgagor shall promptly remedy
such condition, at its sole expense and responsibility. The Mortgagor shall not
permit any environmental liens to be placed on any portion of the Premises. The
Mortgagor shall promptly notify the Mortgagee in writing if (a) any of the
representations and warranties herein are no longer accurate, (b) there may be
any Hazardous Substance in, on or around the Premises or the soil, groundwater
or soil vapor on or under the Premises, or (c) any violation of any
Environmental Law on or affecting or otherwise in respect of the Premises has
occurred. The Mortgagee and its agents shall have the right, and are hereby
authorized, at any reasonable time to enter upon the Premises for the purposes
of observing the Premises, taking and removing soil or groundwater samples, and
conducting tests and/or site assessments on the Premises, or taking such other
actions as the Mortgagee deems necessary or advisable to clean up, remove,
resolve, or minimize the impact of, or otherwise deal with, any Hazardous
Substances on or affecting the Premises following receipt of any notice from any
person or entity asserting the existence or possible existence of any Hazardous
Substances pertaining to the Premises, that, if true, could jeopardize the
Mortgagee's security for the Liabilities. All reasonable costs and expenses paid
or incurred by the Mortgagee in the exercise of any such rights shall be secured
hereby and shall be payable by the Mortgagor upon demand.

                                       8

<PAGE>

The Mortgagor shall indemnify and hold the Mortgagee harmless from, for and
against any and all actions, causes of action, claims, liabilities, damages
(including foreseeable and unforeseeable consequential damages), losses, fines,
penalties, judgments, awards, settlements, and costs and expenses (including,
without limitation, reasonable attorneys' fees, experts', engineers' and
consultants' fees, and costs and expenses of investigation, testing, remediation
and dispute resolution) (collectively referred to as "Environmental Costs") that
directly or indirectly arise out of or relate in any way to: (a) Any
investigation, cleanup, removal, remediation, or restoration work of site
conditions of the Premises relating to Hazardous Substances; (b) Any resulting
damages, harm, or injuries to the person or property of any third parties or to
any natural resources involving Hazardous Substances relating to the Premises;
(c) Any actual or alleged past or present disposal, generation, manufacture,
presence, processing, production, release, storage, transportation, treatment,
or use of any Hazardous Substance on, under, or about the Premises; (d) Any
actual or alleged past or present violation of any Environmental Law relating to
the Premises; (e) Any lien on any part of the Premises under any Environmental
Law; or (f) Breach of any representation or warranty by or covenant of the
Mortgagor herein. Notwithstanding anything contained herein to the contrary, the
foregoing indemnity shall not apply to (i) matters resulting from the gross
negligence or willful misconduct of the Mortgagee, or (ii) matters resulting
solely from the actions of the Mortgagee taken after the Mortgagee has taken
title to, or exclusive possession of the Premises, provided that, in both cases,
such matters shall not arise from or be accumulated with any condition of the
Premises, which condition was not caused by the Mortgagee. THE FOREGOING
INDEMNITY IS EXPRESSLY INTENDED TO INCLUDE, AND DOES INCLUDE, ANY ENVIRONMENTAL
COSTS ARISING AS A RESULT OF ANY STRICT LIABILITY IMPOSED OR THREATENED TO BE
IMPOSED ON THE MORTGAGEE IN CONNECTION WITH ANY OF THE INDEMNIFIED MATTERS
DESCRIBED IN THIS SECTION OR ARISING AS A RESULT OF THE NEGLIGENCE OF THE
MORTGAGEE IN CONNECTION WITH SUCH MATTERS. This indemnity shall continue in full
force and effect and shall survive the payment and performance of the
Liabilities, the release of record of the lien, or any foreclosure (or action in
lieu thereof), of this Mortgage, the exercise by the Mortgagee of any other
remedy under this Mortgage or any other document or instrument evidencing or
securing the Liabilities, and any suit, proceeding or judgment against the
Mortgagor by the Mortgagee hereon.

17. EVENTS OF DEFAULT/REMEDIES. If any of the Liabilities are not paid at
maturity, whether by acceleration or otherwise, or if a default occurs by anyone
under the terms of this Mortgage or any Related Document, then the Mortgagee may
exercise all of the rights, powers and remedies expressly or impliedly conferred
on or reserved to it under this Mortgage or any other Related Document, or now
or later existing at law or in equity, including without limitation the
following: (i) the Mortgagee may declare the Liabilities to be immediately due,
(ii) the Mortgagee may proceed at law or in equity to collect the Liabilities,
foreclose this Mortgage or otherwise pursue any of its rights or remedies
available at law, in equity, pursuant to this Mortgage or pursuant to any of the
other Related Documents and (iii) the Mortgagee may exercise any of its rights,
powers or remedies pursuant to the UCC. The Mortgagee shall be entitled to the
appointment of a receiver for the Premises as a matter of right and without
notice (without regard to the value of the Premises) and the Mortgagor
specifically consents to that appointment without notice. Without limitation,
the receiver shall have the power to protect and preserve the Premises, operate
the Premises prior to and during any foreclosure proceedings, to collect the
Rents and apply the proceeds, over and above the costs of the receivership, to
the Liabilities. The receiver shall serve without bond, if permitted by law.

The Premises may be sold in one parcel as an entirety or in such parcels, manner
and order as the Mortgagee may elect. The proceeds of any sale of the Premises
in foreclosure shall be retained by the Mortgagee, up to the amount due on the
Liabilities, including costs of sale and any environmental remediation or other
costs and expenses incurred by the Mortgagee in connection with the Liabilities
and/or the Premises, including without limitation, attorneys' fees and court
costs. By executing this Mortgage, the Mortgagor waives, in the event of a
foreclosure of this Mortgage or the enforcement by the Mortgagee of any other
rights and remedies in this Mortgage, any right otherwise available in respect
to marshalling of assets which secure the Liabilities or to require the
Mortgagee to pursue its remedies against any other such assets. The Mortgagor
waives all errors and imperfections in any proceedings instituted by the
Mortgagee to enforce any of its rights and remedies. The exercise of any one
right or remedy by the Mortgagee under this Mortgage or any of the other Related
Documents shall not impair or waive the Mortgagee's right to exercise any other
rights or remedies available to it at law, in equity, under this Mortgage or
under any of the other Related Documents, all such rights and remedies being
cumulative. All fees, costs and expenses incurred by the Mortgagee in pursuing
or enforcing its rights and remedies at law, in equity, under this Mortgage or
under any of the other Related Documents, whether or not a lawsuit or legal
action is filed, including attorneys' fees and court costs, shall be payable by
the Mortgagor to the Mortgagee on demand and shall be secured by this Mortgage.

                                       9

<PAGE>

18. PLEDGE. If the Mortgagor is not liable for all or any part of the
Liabilities, then the Mortgagor agrees that:

1.    If any moneys become available from any source other than the Premises
      that the Mortgagee can apply to the Liabilities, the Mortgagee may apply
      them in any manner it chooses, including but not limited to applying them
      against obligations, indebtedness or liabilities which are not secured by
      this Mortgage.
2.    The Mortgagee may take any action against the Borrower, the Premises or
      any other collateral for the Liabilities, or any other person or entity
      liable for any of the Liabilities.
3.    The Mortgagee may release the Borrower or anyone else from the
      Liabilities, either in whole or in part, or release the Premises in whole
      or in part or any other collateral for the Liabilities, and need not
      perfect a security interest in the Premises or any other collateral for
      the Liabilities.
4.    The Mortgagee does not have to exercise any rights that it has against the
      Borrower or anyone else, or make any effort to realize on the Premises or
      any other collateral for the Liabilities, or exercise any right of setoff.
5.    Without notice or demand and without affecting the Mortgagor's obligations
      hereunder, from time to time, the Mortgagee is authorized to: (a) renew,
      modify, compromise, rearrange, restate, consolidate, extend, accelerate or
      otherwise change the time for payment of, or otherwise change the terms of
      the Liabilities or any part thereof, including increasing or decreasing
      the rate of interest thereon; (b) release, substitute or add any one or
      more sureties, endorsers, or guarantors; (c) take and hold other
      collateral for the payment of the Liabilities, and enforce, exchange,
      substitute, subordinate, impair, waive or release any such collateral; (d)
      proceed against the Premises or any other collateral for the Liabilities
      and direct the order or manner of sale as the Mortgagee in its discretion
      may determine; and (e) apply any and all payments received by the
      Mortgagee in connection with the Liabilities, or recoveries from the
      Premises or any other collateral for the Liabilities, in such order or
      manner as the Mortgagee in its discretion may determine.
6.    The Mortgagor's obligations hereunder shall not be released, diminished or
      affected by (a) any act or omission of the Mortgagee, (b) the voluntary or
      involuntary liquidation, sale or other disposition of all or substantially
      all of the assets of the Borrower, or any receivership, insolvency,
      bankruptcy, reorganization, or other similar proceedings affecting the
      Borrower or any of its assets or any other obligor on the Liabilities or
      that obligor's assets, (c) any change in the composition or structure of
      the Borrower or any other obligor on the Liabilities, including a merger
      or consolidation with any other person or entity, or (d) any payments made
      upon the Liabilities.
7.    The Mortgagor expressly consents to any impairment of any other collateral
      for the Liabilities, including, but not limited to, failure to perfect a
      security interest and release of any other collateral for the Liabilities
      and any such impairment or release shall not affect the Mortgagor's
      obligations hereunder.
8.    The Mortgagor waives and agrees not to enforce any rights of subrogation,
      contribution or indemnification that it may have against the Borrower, any
      person or entity liable on the Liabilities, or the Premises, until the
      Borrower and the Mortgagor have fully performed all their obligations to
      the Mortgagee, even if those obligations are not covered by this Mortgage.
9.    The Mortgagor waives (a) to the extent not prohibited by applicable law,
      all rights and benefits under any laws or statutes regarding sureties, as
      may be amended, (b) any right the Mortgagor may have to receive notice of
      the following matters before the Mortgagee enforces any of its rights: (i)
      the Mortgagee's acceptance of this Mortgage, (ii) incurrence or
      acquisition of any Liabilities, any credit that the Mortgagee extends to
      the Borrower, (iii) the Borrower's default, (iv) any demand, diligence,
      presentment, dishonor and protest, or (v) any action that the Mortgagee
      takes regarding the Borrower, anyone else, any other collateral for the
      Liabilities, or any of the Liabilities, which it might be entitled to by
      law or under any other agreement, (c) any right it may have to require the
      Mortgagee to proceed against the Borrower, any guarantor or other obligor
      on the Liabilities, the Premises or any other collateral for the
      Liabilities, or pursue any remedy in the Mortgagee's power to pursue, (d)
      any defense based on any claim that the Mortgagor's obligations exceed or
      are more burdensome than those of the Borrower, (e) the benefit of any
      statute of limitations affecting the Mortgagor's obligations hereunder or
      the enforcement hereof, (f) any defense arising by reason of any
      disability or other defense of the Borrower or by reason of the cessation
      from any cause whatsoever (other than payment in full) of the obligation
      of the Borrower for the Liabilities, and (g) any defense based on or
      arising out of any defense that the Borrower may have to the payment or
      performance of the Liabilities or any portion thereof. The Mortgagee may
      waive or delay enforcing any of its rights without losing them. Any waiver
      affects only the specific terms and time period stated in the waiver.

                                       10

<PAGE>

10.   The Mortgagor agrees that to the extent any payment or transfer is
      received by the Mortgagee in connection with the Liabilities, and all or
      any part of such payment or transfer is subsequently invalidated, declared
      to be fraudulent or preferential, set aside or required to be transferred
      or repaid by the Mortgagee or paid over to a trustee, receiver or any
      other person or entity, whether under any bankruptcy act or otherwise (any
      of those payments or transfers is hereinafter referred to as a
      "Preferential Payment"), then this Mortgage shall continue to be effective
      or shall be reinstated, as the case may be, even if all Liabilities have
      been paid in full, and whether or not the Mortgagee is in possession of
      this Mortgage or whether this Mortgage has been marked paid, cancelled,
      released or returned to the Mortgagor, and, to the extent of the payment
      or repayment or other transfer by the Mortgagee, the Liabilities or part
      intended to be satisfied by the Preferential Payment shall be revived and
      continued in full force and effect as if the Preferential Payment had not
      been made. If this Mortgage must be reinstated, the Mortgagor agrees to
      execute and deliver to the Mortgagee any new mortgages and agreements, if
      necessary or if requested by the Mortgagee, in form and substance
      acceptable to the Mortgagee, covering the Premises.
11.   The Mortgagor agrees to fully cooperate with the Mortgagee and not to
      delay, impede or otherwise interfere with the efforts of the Mortgagee to
      secure payment from the assets which secure the Liabilities including
      actions, proceedings, motions, orders, agreements or other matters
      relating to relief from automatic stay, abandonment of property, use of
      cash collateral and sale of the Mortgagee's collateral free and clear of
      all liens.
12.   The Mortgagor has (a) without reliance on the Mortgagee or any information
      received from the Mortgagor and based upon the records and information the
      Mortgagor deems appropriate, made an independent investigation of the
      Borrower, the Borrower's business, assets, operations, prospects and
      condition, financial or otherwise, and any circumstances that may bear
      upon those transactions, the Borrower or the obligations, liabilities and
      risks undertaken pursuant to this agreement; (b) adequate means to obtain
      from the Borrower on a continuing basis information concerning the
      Borrower and the Mortgagee has no duty to provide any information
      concerning the Borrower or other obligor on the Liabilities to the
      Mortgagor; (c) full and complete access to the Borrower and any and all
      records relating to any Liabilities now or in the future owing by the
      Borrower; (d) not relied and will not rely upon any representations or
      warranties of the Mortgagor not embodied in this agreement or any acts
      taken by the Mortgagor prior to or after the execution or other
      authentication and delivery of this agreement (including but not limited
      to any review by the Mortgagor of the business, assets, operations,
      prospects and condition, financial or otherwise, of the Borrower); and (e)
      determined that the Mortgagor will receive benefit, directly or
      indirectly, and has or will receive fair and reasonably equivalent value,
      for the execution and delivery of this agreement and the rights provided
      to the Mortgagee. By entering into this agreement, the Mortgagor does not
      intend: (i) to incur or believe that the Mortgagor will incur debts that
      would be beyond the Mortgagor's ability to pay as those debts mature; or
      (ii) to hinder, delay or defraud any creditor of the Mortgagor. The
      Mortgagor is neither engaged in nor about to engage in any business or
      transaction for which the remaining assets of the Mortgagor are
      unreasonably small in relation to the business or transaction, and any
      property remaining with the Mortgagor after the execution or other
      authentication of this agreement is not unreasonably small capital.

19. REPRESENTATIONS BY THE MORTGAGOR. Each Mortgagor represents that: (a) it is
well and truly seized of good and marketable fee simple title to the real
property comprising the Premises and it is the lawful owner of the personal
property comprising the Premises, subject only to Permitted Encumbrances; (b)
the execution and delivery of this Mortgage and the performance of the
obligations it imposes do not violate any law, conflict with any agreement by
which it is bound or require the consent or approval of any governmental
authority or any third party; (c) this Mortgage is a valid and binding agreement
enforceable according to its terms; (d) any balance sheets, profit and loss
statements, and other financial statements furnished to the Mortgagee in
connection with the Liabilities are accurate and fairly reflect the financial
condition of the organizations and persons to which they apply on their
effective dates, including contingent liabilities of every type, which financial
condition has not changed materially and adversely since those dates; and (e) it
shall not permit any proceedings in foreclosure or otherwise that would affect
the Premises. Each Mortgagor, other than a natural person, further represents
that: (i) it is duly organized, validly existing and in good standing under the
laws of the state where it is organized and in good standing in each state where
it is doing business; and (ii) the execution and delivery of this Mortgage and
the performance of the obligations it imposes (A) are within its powers and have
been duly authorized by all necessary action of its governing body and (B) do
not contravene the terms of its articles of incorporation or organization, its
by-laws, or any partnership, operating or other agreement governing its affairs.

                                       11

<PAGE>

20. NOTICE. Any notices and demands under or related to this Mortgage shall be
in writing and delivered to the intended party at its address stated herein, and
if to the Mortgagee, at its main office if no other address of the Mortgagee is
specified herein, by one of the following means: (a) by hand; (b) by a
nationally recognized overnight courier service; or (c) by certified mail,
postage prepaid, with return receipt requested. Notice shall be deemed given:
(a) upon receipt if delivered by hand; (b) on the Delivery Day after the day of
deposit with a nationally recognized courier service; or (c) on the third
Delivery Day after the notice is deposited in the mail. "Delivery Day" means a
day other than a Saturday, a Sunday or any other day on which national banking
associations are authorized to be closed. Any party may change its address for
purposes of the receipt of notices and demands by giving notice of such change
in the manner provided in this provision. This notice provision shall be
inapplicable to any judicial or non-judicial proceeding where state law governs
the manner and timing of notices in foreclosure or receivership proceedings.

21. MISCELLANEOUS. If any provision of this Mortgage is in conflict with any
statute or rule of law or is otherwise unenforceable for any reason whatsoever,
then that provision is null and void to the extent of the conflict or
unenforceability and shall be severed from but shall not invalidate any other
provision of this Mortgage. No waiver by the Mortgagee of any right or remedy
granted or failure to insist on strict performance by the Mortgagor waives any
other right or remedy of the Mortgagee or waives or bars the subsequent exercise
of the same right or remedy by the Mortgagee for any subsequent default by the
Mortgagor. All rights and remedies of the Mortgagee are cumulative.

These promises and agreements bind and these rights benefit the parties and
their respective successors and assigns. If there is more than one Mortgagor,
the obligations under this Mortgage are joint and several (solidary). The
Mortgagor agrees that the Mortgagee may at any time sell or transfer one or more
participation interests in all or any part of the Liabilities to one or more
purchasers whether or not related to the Mortgagee.

This Mortgage and the Related Documents constitute the entire understanding of
the parties hereto and may not be amended or altered except by a written
instrument that has been signed by the party(ies) against which enforcement of
the amendment or alteration is sought.

Captions in this Mortgage are for convenience of reference only and do not limit
the provisions of this Mortgage.

Time is of the essence in this Mortgage.

22. GOVERNING LAW AND VENUE. This Mortgage shall be governed by and construed in
accordance with the laws of the State of Louisiana (without giving effect to its
laws of conflicts); provided, however, that if the real estate that is the
subject of this Mortgage is located in another state, the laws of such other
state shall govern the validity, enforceability, perfection, priority,
construction, effect, enforcement and remedies with respect to this Mortgage,
but nothing herein shall be construed to provide that the laws of any state
other than the State of Louisiana shall apply to the obligations and
indebtedness secured by this Mortgage. The Mortgagor agrees that any legal
action or proceeding with respect to any of its obligations under this Mortgage
may be brought by the Mortgagee in any state or federal court located in the
State of Louisiana, as the Mortgagee in its sole discretion may elect. By the
execution and delivery of this Mortgage, the Mortgagor submits to and accepts,
for itself and in respect of its property, generally and unconditionally, the
non-exclusive jurisdiction of those courts. The Mortgagor waives any claim that
the State of Louisiana is not a convenient forum or the proper venue for any
such suit, action or proceeding.

23. INDEMNIFICATION. In addition to the indemnification provisions described in
the Section captioned "Environmental Provisions" of this Mortgage, the Mortgagor
agrees to indemnify, defend and hold the Mortgagee, its parent companies,
subsidiaries, affiliates, their respective successors and assigns and each of
their respective shareholders, directors, officers, employees and agents
(collectively the "Indemnified Persons") harmless from and against any and all
loss, liability, obligation, damage, penalty, judgment, claim, deficiency,
expense, interest, penalties, attorneys' fees (including the fees and expenses
of attorneys engaged by the Indemnified Person at the Indemnified Person's
reasonable discretion) and amounts paid in settlement ("Claims") to which any
Indemnified Person may become subject arising out of or relating to this
agreement or the Collateral, except to the limited extent that the Claims are
proximately caused by the Indemnified Person's gross negligence or willful
misconduct. The indemnification provided for in this Section shall survive the
termination of this agreement and shall not be affected by the presence, absence
or amount of or the payment or nonpayment of any claim under, any insurance.

                                       12

<PAGE>

The Mortgagor's indemnity obligations under this Section shall not in any way be
affected by the presence or absence of covering insurance, or by the amount of
such insurance or by the failure or refusal of any insurance carrier to perform
any obligation on its part under any insurance policy or policies affecting the
Mortgagor's assets or the Mortgagor's business activities. Should any Claim be
made or brought against any Indemnified Person by reason of any event as to
which the Mortgagor's indemnification obligations apply, then, upon any
Indemnified Person's demand, the Mortgagor, at its sole cost and expense, shall
defend such Claim in the Mortgagor's name, if necessary, by the attorneys for
the Mortgagor's insurance carrier (if such Claim is covered by insurance), or
otherwise by such attorneys as any Indemnified Person shall approve. Any
Indemnified Person may also engage its own attorneys at its reasonable
discretion to defend the Indemnified Person and to assist in its defense and the
Mortgagor agrees to pay the fees and disbursements of such attorneys.

24. INFORMATION WAIVER. The Mortgagor agrees that the Mortgagee may provide any
information or knowledge the Mortgagee may have about the Mortgagor or about any
matter relating to this Mortgage or the Related Documents to JPMorgan Chase &
Co., or any of its subsidiaries or affiliates or their successors, or to any one
or more purchasers or potential purchasers of all or any part of the Liabilities
and/or the Related Documents.

25. HOMESTEAD EXEMPTION WAIVER. If the Mortgagor is an individual, the Mortgagor
and the Mortgagor's spouse declare that he/she/they waive and renounce in favor
of the Mortgagee any homestead exemption and other exemptions from seizure
arising under the laws of Louisiana.

26. WAIVER OF SPECIAL DAMAGES. THE MORTGAGOR WAIVES, TO THE MAXIMUM EXTENT NOT
PROHIBITED BY LAW, ANY RIGHT THE UNDERSIGNED MAY HAVE TO CLAIM OR RECOVER FROM
THE MORTGAGEE IN ANY LEGAL ACTION OR PROCEEDING ANY SPECIAL, EXEMPLARY, PUNITIVE
OR CONSEQUENTIAL DAMAGES.

26. JURY WAIVER. THE MORTGAGOR AND THE MORTGAGEE (BY ITS ACCEPTANCE HEREOF)
HEREBY VOLUNTARILY, KNOWINGLY, IRREVOCABLY AND UNCONDITIONALLY WAIVE ANY RIGHT
TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE (WHETHER BASED ON CONTRACT,
TORT, OR OTHERWISE) BETWEEN THE MORTGAGOR AND THE MORTGAGEE ARISING OUT OF OR IN
ANY WAY RELATED TO THIS DOCUMENT. THIS PROVISION IS A MATERIAL INDUCEMENT TO THE
MORTGAGEE TO PROVIDE THE FINANCING DESCRIBED HEREIN.

THUS DONE AND PASSED, in my office in ___________________, Louisiana, in the
presence of the undersigned competent witnesses who have signed this Act with
the Mortgagor and me, Notary, after reading of the whole.

WITNESSES:                              MORTGAGOR:

                                        Blackwater New Orleans, L.L.C.

                                        By: Blackwater Midstream Corp., Manager

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

---------------------------                     --------------------------------
                                                Printed Name               Title

                                            ------------------------------------
                                                       Notary Public
                                            No.
                                                --------------------------------
                                            (Check One):
                                            [_] Notary Identification Number
                                            [_] Attorney Bar Roll Number

                                       13

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