Document:

Exhibit 10.35

                                     RETIREMENT AGREEMENT

     THIS RETIREMENT AGREEMENT ("AGREEMENT") entered into as of this 29th day
of December, 2000, by and between CARNIVAL CORPORATION, a corporation organized
under the laws of the Republic of Panama (hereinafter called the
"Corporation"), and MESHULAM ZONIS, residing in the County of Dade, State of
Florida (hereinafter called the "Employee").
                                     W I T N E S S E T H :
     WHEREAS, the Corporation has derived substantial profits and benefits as
a result of the Employee's employment; and
     WHEREAS, the Corporation wishes to reward Employee for his full-time
employment with the Corporation; and
     WHEREAS, the Employee, has previously entered into an "Amended
Agreement" with Carnival Cruise Lines, Inc. on July 21, 1987; and
     WHEREAS, the Corporation and the Employee desire, by entering into this
Agreement to supplement that Amended Agreement as it relates to certain
benefits to be provided to Employee on account of his retirement from the
Company;
     NOW, THEREFORE, in consideration of the premises and the mutual covenants
hereinafter set forth, the parties hereto agree as follows:
     1.    RESIGNATION.  As of December 29, 2000, Employee hereby resigns from
his position with the Corporation.
    2.    STOCK OPTION PLAN.  Any options granted to Executive pursuant to the
Amended and Restated Carnival Corporation 1992 Stock Option Plan shall become
exercisable, in whole or in part, at the time or times provided when originally
granted, notwithstanding Employee's termination of employment with the
Corporation.  Any provision of the 1992 Stock Option Plan providing for a
change in the exercisability of options granted to Executive due to termination
of employment shall be null and void with respect to such options.
     3.     MEDICAL INSURANCE.  Employee and his spouse shall be eligible for
the Corporation's health care program for executive employees as is currently
provided, for the remainder of Employee and his spouse's life.
     4.     AIRLINE AND CRUISE PRIVILEGES.   Employee shall have airline and
cruise privileges in accordance with the policies and procedures, including
appropriate tax treatment, as is currently available to senior executives of
the Corporation.
     5.     CONSULTING SERVICES.  Employee shall receive $54,000 per year for
five (5) years after his Resignation for consulting services rendered to the
Corporation in his capacity as an independent contractor.
     6.     DEATH BENEFITS.  If the Employee should die, his spouse may
exercise any remaining options in accordance with the terms of the 1992 Stock
Option Plan.  In addition, Employee's spouse will continue to receive health
benefits under the Corporation's executive health plan for the remainder of her
life.
     7.     FORFEITURES OF BENEFITS. Notwithstanding anything herein contained
to the contrary, all rights under the Agreement of the Employee, his designated
beneficiary, personal representatives or any other person to receive payment
thereof shall be forfeited if any of the following events shall occur:
          A)     the Employee shall engage in any conduct or activity which,
in the sole opinion of the Corporation, is inimical to the best interests of
the Corporation;
          B)     the Employee shall engage in competition, as more particularly
described in paragraph 8 hereof; or
          C)     after the Employee ceases to be employed by the Corporation,
he shall fail or refuse to provide advice and counsel to the Corporation as and
when reasonably requested to do so.
     8.     In consideration of the benefits payable hereunder, the Employee
shall not engage in competition with the Corporation, whether as an employee,
independent contractor, more than Five Percent (5%) shareholder, partner or
joint venturer, whether directly or indirectly, during the period beginning
with the Employee's termination of employment and continuing until a date five
(5) years after the last date at which Deferred Compensation Benefits are
payable under the Amended Agreement, in the cruise line, commercial shipping
or other business engaged in at that time by the Corporation, to the extent
such competition does or may affect the markets or areas where the Corporation
conducts business.  The Employee acknowledges that, due to the highly
competitive nature of the Corporation's business, even though the Employee
should expend substantial time and possess a high degree of skill, the
impartation of substantial knowledge from the Corporation to the Employee would
render serious and irreparable injury to the Corporation in the event of
competition by the Employee in the leisure vacation industry, particularly with
regard to the cruise, hotel, resort and gambling areas of said industry.
Accordingly, the Employee also acknowledges that cessation of these benefits
may not be a sufficient remedy of the Corporation and that the Corporation
shall be additionally entitled to immediate injunctive relief to prevent the
further competition of the Employee.
     9.     If the Corporation shall find that the Employee or any other person
to whom any benefit is due under this Agreement is unable to care for his
affairs because of illness or accident, any benefit due (unless a prior claim
therefore shall have been made by a duly appointed guardian, committee or other
legal representative) may be provided to the spouse, a child, a parent or a
brother or sister, or to any person deemed by the Corporation to have incurred
expenses for the Employee, or such other person otherwise entitled to payment,
in such manner and proportions as the Corporation may determine.  Any such
payment shall be a complete discharge of the liabilities of the Corporation
under this Agreement.
     10.     The Corporation shall have the full power and authority to
interpret, construe and administer this Agreement; and the Corporation's
interpretations and constructions thereof and actions thereunder, shall be
binding and conclusive on all persons for all purposes.  No officer or director
of the Corporation shall be liable to any person for any action taken or
omitted in connection with the interpretation and administration of this
Agreement unless such action or omission is attributable to his own willful
misconduct or lack of good faith.
     11.     Nothing contained herein shall in any way affect or interfere with
the right of the Employee to share or participate in any retirement plan of the
Corporation or any profit-sharing, bonus or similar plan or benefit described
in the Amended Agreement, in which he may be entitled to share or participate
as an officer or employee of the Corporation.
     12.     RELEASE OF CLAIMS.  In exchange for the benefits described herein,
Employee does hereby waive and does hereby release, knowingly and willingly,
the Corporation, its subsidiaries, successors and predecessors, its employees,
agents, directors and officers, past and present, from any and all claims of
any nature whatsoever Employee has arising out of Employee's employment and/or
the termination of Employee's employment, known or unknown, including but not
limited to any claims Employee may have under federal, state or local
employment, labor, contract, tort or anti-discrimination laws, statutes and
case law and specifically claims arising under the federal Age Discrimination
in Employment Act, the Civil Rights Acts of 1866 and 1964, as amended, the
Americans with Disabilities Act, Executive Order 11246, the Employee Retirement
Income Security Act, the Family and Medical Leave Act, the Rehabilitation Act
of 1973, the Fair Labor Standards Act, the Labor-Management Relations Act, the
Equal Pay Act, the Worker Adjustment Retraining and Notification Act, Smokers'
Right Law, and any and all other state, local or county ordinances, statutes
or regulations including claims for attorneys' fees, provided, however, that
this release does not apply to claims for benefits arising out of obligations
expressly undertaken in this Agreement and does not apply to claims arising out
of any act or omission occurring after the date Employee signs this Agreement.
 Employee acknowledges and understands that this paragraph is intended to
prevent Employee from making any claims against the Corporation regarding any
matter or incident up to the date Employee executes this Agreement.  Employee
agrees and covenants not to sue and not to bring an action against the
Corporation or its future parent corporations, its past, present and future
divisions, subsidiaries, affiliates and related companies and their successors
and assigns and all past, present and future directors, officers, employees and
agents of these entities, personally and as directors, officers, employees and
agents, before any court or other forum.
     13.     This Agreement will cause any prior written or oral commitment or
understanding between the Corporation and the Employee pertaining to the
benefits described herein to be and become null and void.
     14.     This Agreement and all interpretations, determinations and
administrations shall be made on behalf of the Corporation by its Compensation
Committee.
     15.     This Agreement shall be binding upon and inure to the benefit of
the Corporation, its successors and assigns, and the Employee, his heirs,
designated beneficiaries and personal representatives.
     16.     This Agreement shall be construed in accordance with and governed
by the laws of the State of Florida.
     17.     The restrictive covenant contained herein, which prohibits the
Employee from engaging in any business in competition with the Corporation,
shall survive (a) this Agreement, (b) any Termination of the employment of the
Employee, and (c) the dates on which benefits are to be paid to the Employee
for a period of five (5) years from and after the later of either the date of
Termination or the last payment of benefits hereunder.
     18.     ACKNOWLEDGEMENTS AND CERTIFICATIONS
             Employee, acknowledges and certifies that Employee:
            (a)     has read and understands all of the terms of this Agreement
                    and does not rely on any representation or statement,
                    written or oral, not set forth in this Agreement;
            (b)     recognizes that certain of the benefits described herein
                    may be taxable to him;
            (c)     has had a reasonable period of time to consider this
                    Agreement;
            (d)     is signing this Agreement knowingly and voluntarily;
            (e)     has been advised to consult with an attorney before signing
                    this Agreement;
            (f)     has the right to consider the terms of this Agreement for
                    21 days and if Employee takes fewer than 21 days to
                    review this Agreement, Employee hereby waives any and all
                    rights to the balance of the 21-day review period; and
            (g)     has the right to revoke this Agreement within seven days
                    after signing it.  If Employee revokes this Agreement
                    during this seven-day period, it becomes null and void in
                    its entirety.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
day and year set forth above.
      CARNIVAL CORPORATION
By:/s/ Howard S. Frank
   Howard S. Frank

Its:Vice Chairman of the Board of Directors and Chief Operating Officer
Attest: /s/ Irma M. Tharp
         (CORPORATE SEAL)

Signed, sealed & delivered
in the presence of:
/s/  Dorothy A. Best
/s/  Carolyn Piper
                                               /s/  Meshulam Zonis
                                          MESHULAM ZONIS ("Employee")CONSULTING SERVICES AGREEMENT
                          -----------------------------

Agreement  made  as  of  the  7th day of June, 2000 by and between the following
parties:

GREAT  LAND  DEVELOPMENT CO., INC., "CLIENT", being a corporate entity, which is
duly  organized  pursuant to the laws of the State of North Carolina maintaining
its  principal  offices  at:  10712  Old  Wayside  Road  -  Charlotte,  NC 28277

And  GREEN TREE FINANCIAL SERVICES, INC., "PROVIDER", a validly existing Florida
corporation  having  its  principal  offices  at:

1000  West  McNab  Road,  Suite  #107
Pompano  Beach,  Florida  33069

WHEREAS,  the  parties  mutually  desire  to  enter  into  a  formal  business
relationship,  do  hereby  agree  that  the  following accurately reflects their
entire  understanding.

IN  CONSIDERATION  of  the  covenants,  terms  and conditions herein stated, the
undersigned  parties  agree  as  follows:

  1.   PROVIDER'S  OBLIGATIONS.
     1.1  At all times for the duration of this Agreement the PROVIDER shall use
its  best  efforts to take CLIENT public pursuant to the regulations promulgated
under the Securities Act of 1933, as amended. This will entail applying with the
appropriate authorities such as the SEC, NASD/OTCBB and appropriate states in an
initial  or  direct  public  offering,  pursuant  to the terms and conditions as
negotiated  in  good  faith  directly  with  CLIENT.

 2.  CLIENT'S  OBLIGATIONS.  At all times for the duration of this Agreement and
on  a  timely  basis,  CLIENT  shall:
     i)  provide  all  non-confidential documentation and information, which may
be  required  for  the  PROVIDER  to  perform  the  requisite  services;
           ii) arrange to participate in meetings and discussions with qualified
securities  attorneys  and  or  other  professionals  introduced  by  PROVIDER;
          iii)  negotiate  in  good  faith  with  all  third  party  potential
professionals,  and  aforementioned  authorities  used  by  PROVIDER;
          iv)  provide all documentation to the PROVIDER that may be required to
prepare the necessary federal registration statement and appropriate state "blue
sky"  filings  so  as  to  effectuate  a  proposed  offering.
           v)  pay  all of the costs, filing fees, transfer agent fees, auditing
fees, blue sky fees, and legal fees associated with the process.

3.  PROVIDER'S  FEES.  For  its  aforementioned  services  to  CLIENT which were
brought  about  through the efforts of the PROVIDER, the following fees shall be
due  and  payable  according  to  the  following  terms:
     3.1  PROVIDER'S  FEES.  Upon the commencing of the public offering process,
which  was  initiated  by  and through the efforts of the PROVIDER, the PROVIDER
shall  be  entitled  to,  and  shall  be  paid  the  following  compensation:
          3.1-1  FEES  FOR  INITIAL  EXPENSES.  An  initial  payment  equal  to
THIRTY-SIX  THOUSAND-FOUR  HUNDRED AND SEVENTY-FIVE ($36,475) DOLLARS payable by
bank  or  certified  check  in  U.S.  funds  to  cover initial, partial expenses
associated  with  CLIENT'S  offering  and CLIENT'S registration (See Exhibit A).
3.1-2     EQUITY  TRANSFER.  CLIENT'S  common  stock.  To retain the services of
PROVIDER,  CLIENT  agrees  to  issue  FIVE  HUNDRED AND TWELVE THOUSAND FIVE
HUNDRED (512,500) common  shares  to  PROVIDER.

4.  MISCELLANEOUS.
     4.1    The  parties  specifically  acknowledge  that:
                a)  PROVIDER  makes no representation that it is a duly licensed
securities               broker/dealer,  investment  banking  firm  or attorney.
               b)   PROVIDER  is  not  required to provide any services that are
exclusive  to licensed  securities  broker/dealers, investment bankers or
attorneys.

     4.2    NON  CIRCUMVENT  AGREEMENT.  CLIENT  agrees  that  all third parties
introduced  to  it  by  the  PROVIDER  represent significant efforts and working
relationships that are unique to, and part of, the work product of the PROVIDER.
Therefore,  without  the  prior specific written consent of the PROVIDER, CLIENT
agrees  to  refrain  from conducting direct or indirect business dealings of any
kind,  with any third party so introduced by PROVIDER, for a period of two years
from  the  initial  introductions  made.  In  the  event  of a violation of this
provision,  PROVIDER  shall  be  entitled to obtain, on an Ex Parte application,
appropriate  injunctive  relief,  from  any  court  of  competent  jurisdiction,
together with and including all remedies available at law.  This provision shall
survive  the  remaining  obligations  and  performance  due  hereunder.

     4.3   EXCLUSIVE  AGREEMENT.   This  Agreement  supersedes any and all prior
oral  or written agreements, which provided for PROVIDER'S performance on behalf
of  CLIENT.

     4.4  GUARANTEE  OF  PERFORMANCE.  Great  Land  Development  Co.,  Inc.,  by
authorization  of  its board of directors, does hereby execute this Agreement in
the  capacity  of  joint  and several guarantor of the performance by Great Land
Development  Co., Inc. of all of its duties, obligations and responsibilities as
herein  above  stated.

     4.5   ASSIGNABILITY  AND  UNENFORCEABILITY.   This Agreement or the rights,
duties  and or obligations hereunder may not be assigned by either party without
the  express  written  consent of the other.  The unenforceability of any one or
more  provisions  hereof shall not invalidate any of the other provisions.  This
Agreement shall remain valid until written notice to the contrary is provided by
one  party  to  the  other.

     4.6   COUNTERPARTS  AND  FACSIMILE  SIGNATURES.   This  Agreement  may  be
executed  in  one  or more counterparts, each of which shall represent a binding
obligation  upon  the  executing  party respectively. The facsimile signature of
either  or both parties shall constitute original signatures for the purposes of
this  Agreement  and  shall  be  as  binding  upon  the  parties  as  such.

     4.7   CAPTIONS.  The  paragraph  captions are for descriptive purposes only
and  shall  have  no  effect  with  regard to the content or the validity of the
content  thereof.

     4.8   CONTROLLING  LAW.  This  Agreement  shall  be construed in accordance
with  the  laws  of  the  State  of  North  Carolina.

IN  WITNESS  WHEREOF, the parties have executed this Agreement on the date first
above  written.

ATTEST:                              __________________________

__________________________      BY:     DUANE  BENNETT,  PRESIDENT
                                        --------------------------
                                     GREAT  LAND  DEVELOPMENT  CO.,  INC.

ATTEST:                              __________________________

__________________________      BY:      R.  CHRIS  COTTONE,  VICE  PRESIDENT
                                         ------------------------------------
                                      GREEN  TREE  FINANCIAL  SERVICES,  INC.
                                       --------------------------------------

                                    EXHIBIT A

Offering  cost  included in 3.1-1 of the 'Consulting Services Agreement' consist
of  the  following  items:

1.     Corporate  due  diligence  proceedings.
2.     Prepare and file applicable registration statement(s) with the Securities
       and  Exchange  Commission  (SEC).
3.     Registration  filing  fees.
4.     Register  Company and applicable securities with U.S. state boards (S & P
      'Blue  Sky'  registration).
5.     Open  independent  transfer  agent  account  with  Florida Atlantic Stock
       Transfer.
6.     Legal  work  and  review  of  all  documents  by  in-house  SEC attorney.
7.     EDGAR-ize  all public documents as required by the SEC for viewing by the
       general  public.
8.     Assist  market-maker  in  preparation  of  the  15c-2(11)  document  and
       application  for  ticker  symbol.
9.     Miscellaneous  items  surrounding  registration  would also include CUSIP
       application and incidental filings to bring the Company to active
       trading status on  the  OTC  BB.
-----------------

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