Document:

Exhibit 10.5.1

                                 LEASE AGREEMENT

                                                  Prepared by:

                                                  ---------------------
                                                  Anthony Mancuso, Esq.

This Agreement is made on October 1, 2001

     BETWEEN             Moore's Realty Associates, a New Jersey partnership

residing  or  located  at 1862 Oak Tree  Road in the  Township  of Edison in the
County  of  Middlesex  and the State of New  Jersey,  herein  designated  as the
Landlord,

       AND               Chefs International, Inc.

residing or located at 62 Broadway in the Borough of Pt.  Pleasant  Beach in the
County of Ocean and the State of New Jersey, herein designated as the Tenant;

     WITNESSETH  THAT,  the  Landlord  does  hereby  lease to the Tenant and the
Tenant does hereby rent from the Landlord the following described premises:

     That portion of Block 85.11, Lot 21 commonly known as "Building B", located
at 402 West Main Street,  Freehold  Township,  Monmouth  County,  upon which the
tenant  intends to construct a Mexican  theme style  restaurant,  as well as the
non-exclusive  right to utilize  common  areas  existing on and  adjacent to the
property and identified on the attached Schedule A as the parking areas,  plaza,
clocktower, reflecting pool, refuse area and raised planter. This lease shall be
construed  to allow tenant the  non-exclusive  right to utilize  other,  unnamed
common areas existing upon Lot 21.

     The term is for five (5) years commencing on the date that a Certificate of
Occupancy for Building B is issued by the Township.  The premises are to be used
and occupied  only and for no other  purpose than the  operation of a restaurant
and tavern.

     UPON THE FOLLOWING CONDITIONS AND COVENANTS:

     1ST: The Tenant  covenants  and agrees to pay to the  Landlord  rent as set
forth in paragraph 28.

     2ND: The Tenant has entered into this lease without any  representation  on
the part of the Landlord as to the condition of the land.  The Tenant shall take
good care of the premises  when  constructed  and shall at the Tenant's own cost
and expenses,  make all repairs,  including  painting and decorating,  and shall
maintain the premises in good condition

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and state of  repair,  and at the end or other  expiration  of the term  hereof,
shall deliver up the rented premises in good order and condition,  wear and tear
from a reasonable use thereof, and damage by the elements not resulting from the
neglect or fault of the Tenant,  excepted. The Tenant shall neither encumber nor
obstruct the sidewalks,  driveway,  yards,  entrances,  hallways and stairs, but
shall keep and maintain the same in a clean condition,  free from debris, trash,
refuse, snow and ice.

3RD:  The  Tenant  shall  promptly  comply  with all  laws,  ordinances,  rules,
regulations,  requirements  and  directives of the Federal,  State and Municipal
Governments  or Public  Authorities  and of all their  departments,  bureaus and
subdivisions,  applicable  to and  affecting  the said  premises,  their use and
occupancy, for the correction, prevention and abatement of nuisances, violations
or other  grievances in, upon or connected  with the said  premises,  during the
term  hereof;   and  shall  promptly   comply  with  all  orders,   regulations,
requirements  and  directives  of the  Board  of Fire  Underwriters  or  similar
authority and or any insurance companies which have issued or are about to issue
policies of insurance  covering  the said  premises  and its  contents,  for the
prevention of fire or other casualty, damage or injury, at the Tenant's own cost
and expense.

     4TH: The Tenant shall not assign,  mortgage or hypothecate  this lease, nor
sublet or  sublease  the  premises  or any part  thereof;  nor occupy or use the
leased  premises  or any part  thereof,  nor  permit  or  suffer  the same to be
occupied  or used for any  purposes  other than as herein  limited,  nor for any
purpose  deemed  unlawful,  or  extra  hazardous,  on  account  of fire or other
casualty.

     5TH:  No  alterations,  additions  or  improvements  shall be made,  and no
climate  regulation,  air conditioning,  cooling,  heating or sprinkler systems,
television or radio antennas, heavy equipment,  apparatus and fixtures, shall be
installed in or attached to the leased premises,  without the written consent of
the Landlord. Unless otherwise provided herein, all such alterations,  additions
or  improvements  and systems,  when made,  installed in or attached to the said
premises,  shall  belong to and become the property of the Landlord and shall be
surrendered  with the premises and as part thereof upon the expiration or sooner
termination  of this  lease,  without  hindrance,  molestation  or  injury.  The
landlord  consents to the  alterations  and  improvements  to be  constructed by
tenant as set forth in plans and specifications with revisions through September
10, 2001, consisting of 31 sheets and prepared by Barlo & Associates, PA.

     6TH:  Beginning on October 1, 2001 and throughout  the term hereof,  Tenant
shall, at its own cost and expense,  provide and keep in force General Liability
Insurance  insuring both Landlord and Tenant,  as  additional  insured,  against
claims for death and bodily  injury and  property  damage,  fire,  flood,  wind,
hurricane and other hazard and/or casualty  coverage for the building and common
areas, in amounts and of types acceptable to the Landlord. Liability coverage

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shall include  occurrences  occurring in the exterior  common  areas;  including
parking areas, the plaza, the clock tower,  raised planter,  the reflecting pool
and the refuse area.

     All risk of loss to the Premises on and after October 1, 2001 shall be with
Tenant. If any loss to the Premises occurs, the policy proceeds shall be payable
to the Landlord and shall be made  available to rebuild or repair the  building.
If the Premises shall be damaged by fire, the elements, or other casualty,  then
same shall be repaired as speedily as practicable. The policy of insurance shall
be in a company approved by the State of New Jersey,  and Tenant shall, prior to
the start of  construction,  furnish  Landlord with a  Certificate  of Insurance
evidencing such coverage. Tenant shall have the right to provide coverage as set
forth above by providing  separate or multiple policies providing basic coverage
and excess umbrella  coverage,  provided that the total insurance coverage is in
an amount  acceptable  to the  Landlord.  Tenant  shall also  maintain  business
interruption  insurance in an amount including,  but not limited,  to the annual
base rent payable to Landlord.

     If the premises shall be partially damaged by fire, the elements,  or other
casualty,  and in the opinion of the Tenant,  the premises be so extensively and
substantially damaged as to render them untenantable,  then the rent shall cease
until  such  time as the  premises  shall be made  tenantable  by the  Landlord.
However,  if, in the opinion of the Tenant, the premises be totally destroyed or
so extensively and substantially  damaged as to require practically a rebuilding
thereof, then the rent shall be paid up to the time of such destruction and then
and from thenceforth this lease shall come to an end. In no event however, shall
the provisions of this clause become effective or be applicable,  if the fire or
other casualty and damage shall be the result of the  carelessness,  negligence,
or improper  conduct of the Tenant or the  Tenant's  agents,  employee,  guests,
licensees,  invitees,  subtenants,  assignees, or successors.  In such case, the
Tenant's  liability  for the  payment  of rent  and the  performance  of all the
covenants,   conditions  and terms hereof on the  Tenant's  part to be performed
shall continue and the Tenant shall be liable to the Landlord for the damage and
loss suffered by the Landlord.

     7TH:  The  Tenant  agrees  that the  Landlord  and the  Landlord's  agents,
employees or other representatives,  shall have the right to enter into and upon
the said premises or any part thereof,  at all reasonable hours, for the purpose
of examining  the same or making such repairs or  alterations  therein as may be
necessary  for the safety and  preservation  thereof.  This clause  shall not be
deemed to be a covenant by the Landlord nor be construed to create an obligation
on the part of the Landlord to make such inspection or repairs.

     8TH:  The Tenant agrees to permit the Landlord and the  Landlord's  agents,
employees or other  representatives  to show the  premises to person  wishing to
rent or purchase the same. A sale of the premises shall not disturb Tenant's

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right to use and occupy the premises in accordance with this Lease Agreement.

     9TH: In case of the destruction of or any damage to the glass in the leased
premises,  or the  destruction  of or damage of any kind  whatsoever to the said
premises, caused by the carelessness, negligence or improper conduct on the part
of the Tenant or the Tenant's agents, employees,  guests,  licensees,  invitees,
subtenants,  assignee or successors,  the Tenant shall repair the said damage or
replace or restore any destroyed parts of the premises, as speedily as possible,
at the Tenant's own cost and expense.

     10TH: The Landlord  consents to those exterior signs set forth in plans and
specifications  with  revisions  through  September  10, 2001,  consisting of 31
sheets and  prepared by Barlo &  Associates,  P.A.,  (attached to this lease and
labeled  Exhibit A). The tenant shall be  responsible  for obtaining any and all
required  municipal  approvals  for such signs.  The Tenant  shall not place nor
allow to be placed any other signs of any kind  whatsoever,  upon,  in, or about
the said premises or any part  thereof,  except of a design and structure and in
or at such places as may be consented to by the Landlord in writing. In case the
Landlord or the Landlord's agents,  employees or  representatives  shall deem it
necessary  to  remove  any such  signs  in  order to paint or make any  repairs,
alterations,  or improvements in or upon said premises or any part thereof, they
may be so removed, but shall be replaced at the Landlord's expense when the said
repairs,  alterations  or  improvements  shall  have been  completed.  Any signs
permitted  by the  Landlord  shall  at all  times  conform  with  all  municipal
ordinances or other laws and regulations applicable thereto.

     11TH:  The Landlord  shall not be liable for any damage or injury which may
be sustained by the Tenant or any other person, as a consequence of the failure,
breakage,  leakage, or obstruction of the water, plumbing,  steam, sewer, waste,
or soil pipes, roof, drains, leaders, gutters,  valleys,  downspouts or the like
or   the   electrical,   gas,   power,   conveyor,   refrigeration,   sprinkler,
air-conditioning  or heating  systems,  elevators or hoisting  equipment;  or by
reason  of the  element;  or  resulting  from the  carelessness,  negligence  or
improper conduct on the part of any Tenant or of the Tenant's agents, employees,
guests,   licensees,   invitees,   subtenants,   assignees  or  successors;   or
attributable to any interference  with,  interruption of or failure,  beyond the
control of the  Landlord,  of any  services to be  furnished  or supplied by the
Landlord.

     12TH:  This lease shall not be a lien against the said  premises in respect
to any mortgages that may hereafter be placed upon said premises.  The recording
of such  mortgage or  mortgages  shall have  preference  and  precedence  and be
superior and prior in lien to this lease, irrespective of the date of recording.
Tenant  agrees to execute  any  instrument,  without  cost,  which may be deemed
necessary or desirable to further effect the  subordination of this lease to any
such mortgage or mortgages.  A refusal by the Tenant to execute such instruments
shall entitle the Landlord to the option

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of  canceling  this  lease,  and the term  hereof  is hereby  expressly  limited
accordingly.

     13TH:  The Landlord has waived the  submission of a security  deposit based
upon the improvements being made to the property by the Tenant.  However, if the
Tenant  defaults in the payment of rent or additional  rent for more than thirty
(30) days, in addition to satisfying  any rent or  additional  rent due,  Tenant
shall  deposit  with the  Landlord the sum of $7,500.00 as security for Tenant's
performance of its obligations pursuant to this lease agreement.

      14TH:  If for any reason it shall be  impossible  to obtain  fire or other
hazard insurance on the building and improvements on the leased premises,  in an
amount and in the form and with insurance companies  acceptable to the Landlord,
the Landlord  may, if the Landlord so elects at any time  thereafter,  terminate
this  lease and the term  hereof,  upon  giving to the  Tenant  sixty (60) days'
notice in writing of the Landlord's intention to do so.

      15TH:  The Tenant  shall pay when due all the rents and charges for water,
sewer,  or other  utilities used by the Tenant,  which are or may be assessed or
imposed upon the leased  premises or which are or may be charged to the Landlord
by the suppliers thereof during the term hereof,  and if not paid, such rents or
charges  shall  be added to and  become  payable  as  additional  rent  with the
installment  of rent next due or within  30 days of demand  therefor,  whichever
occurs sooner.

     Tenant shall pay the entire cost of  electricity  to electrify the exterior
lights  illuminating  and  servicing  the  parking  area,  plaza,  clock  tower,
reflecting  pool,  refuse  area and other  exterior  common  areas.  If and when
Building C is  occupied,  either the  Landlord or the Tenant of Building C shall
share in paying the cost of water,  electricity and all other utilities used for
the exterior  common area based upon the square  footage of each  building.  The
tenant shall be responsible for payment of the aforesaid common area maintenance
charges and the landlord shall be responsible  for paying to tenant its share of
such charges as defined above, if applicable.

     16TH:  If the land and  premises  leased  herein,  or of which  the  leased
premises are a part, or any portion thereof, shall be taken under eminent domain
or condemnation proceedings,  or if suit or other action shall be instituted for
the taking or  condemnation  thereof,  or if in lieu of any formal  condemnation
proceedings  or actions,  the Landlord  shall grant an option to purchase and or
shall  sell  and  convey  the  said  premises  or any  portion  thereof,  to any
governmental or other public authority,  agency, body or public utility, seeking
to take said land and premises or any portion  thereof,  then this lease, at the
option of the  Landlord,  shall  terminate,  and the term hereof shall end as of
such date as the Landlord  shall fix by notice in writing;  and the Tenant shall
have no claim or right to claim or be  entitled  to any  portion  of any  amount
which may be  awarded  as  damages  or paid as the  result of such  condemnation
proceedings or paid as the purchase price for such option, sale or conveyance in
lieu of formal condemnation proceedings; and all right of the

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Tenant to damages, if any are hereby assigned to the Landlord. The Tenant agrees
to execute and deliver any instruments,  at the expense of the Landlord,  as may
be deemed necessary or required to expedite any  condemnation  proceedings or to
effectuate  a proper  transfer  of title to such  governmental  or other  public
authority,  agency,  body or public utility  seeking to take or acquire the said
lands and premises or any portion  thereof.  The Tenant  covenants and agrees to
vacate the said premises,  remove all the Tenant's personal  property  therefrom
and deliver up  peaceable  possession  thereof to the  Landlord or to such other
partly designated by the Landlord in the aforementioned  notice.  Failure by the
Tenant to comply with any  provisions in this clause shall subject the Tenant to
such costs, expenses,  damages and losses as the Landlord may incur by reason of
the Tenant's breach hereof.

     17TH:  If there  should  occur any default on the part of the Tenant in the
performance of any conditions and covenants herein  contained,  or if during the
term hereof the  premises or any part  thereof  shall be or become  abandoned or
deserted,  vacated  or  vacant,  or should  the  Tenant be  evicted  by  summary
proceedings or otherwise,  the Landlord, in addition to any prosecution therefor
for damages,  may re-enter the said premises and the same have and again possess
and enjoy;  and as agent for the Tenant or  otherwise,  relet the  premises  and
receive  the rents  therefor  and apply the same,  first to the  payment of such
expenses,  reasonable attorney fees and costs, as the Landlord may have been put
to in  reentering  and  repossessing  the same and in making  such  repairs  and
alterations  as may be  necessary;  and  second to the  payment of the rents due
hereunder.  The Tenant shall  remain  liable for such rents as may be in arrears
and also the rents as may accrue  subsequent  to the re-entry by the Landlord to
the extent of the difference between the rents reserved hereunder and the rents,
if any,  received by the Landlord  during the  remainder of the  unexpired  term
hereof, after deducting the aforementioned expenses, fees and costs; the same to
be paid as such deficiencies arise and are ascertained each month.

     18TH:  Upon the  occurrence  of any of the  contingencies  set forth in the
preceding clauses, or should the Tenant be adjudicated a bankrupt,  insolvent or
placed in  receivership,  or should  proceedings be instituted by or against the
Tenant for  bankruptcy,  insolvency,  receivership,  agreement of composition or
assignment  for the benefit of creditors,  or if this lease or the estate of the
Tenant hereunder shall pass to another by virtue of any court proceedings,  writ
of  execution,  levy,  sale,  or by operation  of law, the Landlord  may, if the
Landlord so elects,  at any time  thereafter,  terminate this lease and the term
hereof, upon giving to the Tenant or to any trustee, receiver, assignee or other
person in charge or  operating  as  custodian  of the assets or  property of the
Tenant, five days' notice in writing of the Landlord's  intention so to do. Upon
the giving of such notice,  this lease and the term hereof shall end on the date
fixed in such notice as if the said date was the date  originally  fixed in this
lease for the expiration hereof; and the Landlord shall have

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the right to remove all persons,  goods,  fixtures and  chattels  therefrom,  by
force or otherwise, without liability for damages.

     19TH:  Any  equipment  fixtures,  goods,  furniture,  smallwares  or  other
property of the Tenant,  not removed by the Tenant upon the  termination of this
lease,  or upon any  quitting,  vacating or  abandonment  of the premises by the
Tenant, or upon the Tenant's eviction,  shall be considered as abandoned and the
Landlord  shall have the right,  without  any notice to the  Tenant,  to sell or
otherwise  dispose of the same, at the expense of the Tenant for any part of the
proceeds of such sale, if any.

     20TH:  If the Tenant  shall fail or refuse to comply  with and  perform any
conditions and covenants of the within lease,  the Landlord may, if the Landlord
so elects, carry out and perform such conditions and covenants,  at the cost and
expense of the Tenant, and the said cost and expense shall be payable on demand,
or at the option of the Landlord  shall be added to the  installment of rent due
immediately  thereafter  but in no case later than one month after such  demand,
whichever occurs sooner, and shall be due and payable as such. This remedy shall
be in addition to such other  remedies as the  Landlord  may have  hereunder  by
reason of the breach by the Tenant of any of the  covenants  and  conditions  in
this lease.

     21ST: This lease and the obligation of the Tenant to pay the rent hereunder
and to comply with the covenants and conditions  hereof,  shall not be affected,
curtailed, impaired or excused because of the Landlord's inability to supply any
service or material called for herein, by reason of any rule, order,  regulation
or preemption  by any  governmental  entity,  authority,  department,  agency or
subdivision or for any delay which may arise by reason of  negotiations  for the
adjustment  of any fire or other  casualty  loss or  because of strikes or other
labor trouble or for any cause beyond the control of the Landlord.

     22ND: The terms,  conditions,  covenants and provisions of this lease shall
be deemed to be severable.  If any clause or provision herein contained shall be
adjudged to be invalid or unenforceable by a court of competent  jurisdiction or
by  operation  of any  applicable  law, it shall not affect the  validity of any
other clause or provision  herein,  but such other clauses or  provisions  shall
remain in full force and effect

     23RD: The various rights,  remedies,  options and elections of the Landlord
expressed  herein are  cumulative,  and the  failure of the  Landlord to enforce
strict  performance  by the Tenant of the conditions and covenants of this lease
or to  exercise  any  election  or option or to resort or have  recourse  to any
remedy herein  conferred or the acceptance by the Landlord or any installment of
rent after any breach by the Tenant in any one or more  instances,  shall not be
construed  or  deemed  to be a waiver or  relinquishment  for the  future by the
Landlord of any such conditions and covenants,

<PAGE>

options,  elections or remedies,  but the same shall  continue in full force and
effect.

     24TH: All notices required under the terms of this lease shall be given and
shall be complete by mailing  such  notices by  certified  or  registered  mail,
return receipt requested,  to the address of the parties as shown at the head of
this lease,  or to such other  address as may be  designated  in writing,  which
notice of change of address shall be given in the same manner.

     25TH: The Landlord  covenants and represents that the Landlord is the owner
of the  premises  herein  leased and has the right and  authority to enter into,
execute and deliver  this lease;  and does further  covenant  that the Tenant on
paying the rent and performing the  conditions and covenants  herein  contained,
shall and may peaceably and quietly have,  hold and enjoy the leased premise for
the term aforementioned.

     26TH:  This lease  contains the entire  contract  between the  parties.  No
representative,  agent or employee of the Landlord has been  authorized  to make
any representations or promises with reference to the within letting or to vary,
alter or  modify  the terms  hereof  No  additions,  changes  or  modifications,
renewals or  extensions  hereof shall be binding  unless  reduced to writing and
signed by the Landlord and Tenant.

     27TH: The Landlord  shall have the right to terminate this Lease  Agreement
upon twelve (12) months'  written notice to the Tenant.  Such notice may only be
given if, for the  preceding  lease year,  Landlord  has not received as rent an
amount greater than Ninety Thousand  ($90,000.00) Dollars. The Tenant shall have
the right to terminate this Lease Agreement upon six (6) months' written notice,
however,  such  notice  shall not be given until  eighteen  (18) months from the
commencement  of the initial term of this Lease  Agreement.  Landlord  grants to
Tenant three separate options to renew this Lease Agreement for a period of five
(5) years per option  after the  expiration  of the original  term,  on the same
terms and  conditions  as contained  in this Lease  Agreement  unless  otherwise
amended by this Lease  Agreement.  Tenant  shall be deemed to have  elected each
such option  period  unless Tenant  provides  written  notice to Landlord of its
intent not to exercise  such option at least six (6) months  prior to the end of
the original term or the current option period, whichever is applicable.  "Lease
year" shall be defined in this Lease as the twelve month period beginning on the
commencement   date  of  this  Lease  and  ending  twelve   months   thereafter.
Notwithstanding  any  conflicting  or unclear  provision  to the  contrary,  the
following provisions shall apply during any of the three (3), five year options:

     (a) The annual rent figure,  payment not greater  than which shall  trigger
Landlord's  right to terminate  this lease,  shall  increase  during each of the
three option terms as follows:

          Years 6 thru 10 ......................... $100,000.00 per year
          Years 11 thru 15 ........................ $112,500.00 per year
          Years 16 thru 20 ........................ $125,500.00 per year

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     (b) During the three (3), five (5) year renewal terms the tenant's right to
terminate  the lease can only be  exercised  upon  giving  landlord  twelve (12)
months' advance written notice of termination.

     Superseding all other  termination  provisions  contained within this Lease
Agreement  shall be the  following.  There is  currently  in  existence  a Lease
Agreement between Moore's Realty Associates and Chefs International,  Inc. dated
January  21,  2000 which  pertains to 402 West Main  Street,  Freehold  Township
(Moore's Tavern) herein referred to as "Building A Lease." If "Building A Lease"
is  terminated  in  accordance  with the terms and  conditions  of "Building A's
Lease",  and at the time of the actual  termination  of the  "Building  A Lease"
Chefs  International,  Inc.  has not been able to  obtain a plenary  consumption
liquor  license on terms  acceptable  to it which  allows it to serve  liquor at
Building  B,  this  lease   between   Moore's   Realty   Associates   and  Chefs
International,  Inc.  pertaining to "Building B" shall also  terminate as of the
date that the Building A Lease terminates.  The landlord and tenant may agree to
amend or otherwise alter the date of termination of the Building B Lease.

     28TH:  Tenant agrees to pay Landlord as minimum  annual rental for the term
of this lease,  at such place as Landlord may from time to time  designate,  the
sum of Ninety Thousand  ($90,000.00)  Dollars payable in installments each month
of Seven  Thousand,  Five Hundred  ($7,500.00)  Dollars.  These  payments  shall
constitute  the minimum  annual lease year rental,  and may be  supplemented  by
additional payments as provided below.

     In addition to the minimum  guaranteed  rental  specified above, the Tenant
shall also pay to the Landlord for each lease year during the term of this lease
a percentage  rental determined by (a) multiplying the total gross sales made in
or from the demised  premises during the particular lease year by the percentage
rental rate of six (6%) percent and then (b)  subtracting  from the product thus
obtained  the minimum  guaranteed  rental paid by the Tenant to the Landlord for
such lease year. The percentage rental, if any, shall be paid within ninety (90)
days of the close of the particular lease year. In no event shall the rent to be
paid by the Tenant and  retained by the Landlord for any lease year be less than
the annual lease year minimum guaranteed rental herein specified.  "Gross sales"
shall be defined as the aggregate amount of all sales (whether for cash, credit,
or otherwise),  of food,  beverages,  goods and articles, as well as all charges
for services  performed,  made, or rendered in, about or in connection  with the
demised  premises,  including  off-premises  sales and monies derived at or away
from the demised premises, as long as they are in connection with the restaurant
and tavern  operation  conducted on the demised  premises.  Excluded from "gross
sales" shall be any and all federal,  state,  municipal or other taxes levied or
payable on any of Tenant's  receipts;  receipts from sales to  employees,  tips,
gratuities or employee discounts for food.

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     Notwithstanding  anything to the  contrary,  during the three (3), five (5)
year  renewal  term the  minimum  annual  lease year  rental  shall  increase as
follows:

          Years 6 thru 10 ........................$100,000.00 per year
          Years 11 thru 15 .......................$112,500.00 per year
          Years 16 thru 20 .......................$125,500.00 per year

     29TH:  The  obligations  of the tenant  hereunder are  contingent  upon the
expansion of Plenary Retail  Consumption  Liquor License No.  1316-33-005-003 to
the leased premises.

     30TH:  During the first year of the lease term,  Landlord shall not sell or
lease the pad site for proposed  building "C" located on the demised premises to
any entity other than the Tenant Such restriction shall not impose an obligation
on the Tenant to purchase or lease the pad site for proposed building "C".

     Landlord  may not sell or lease the pad site for  proposed  building "C" to
any entity other than Tenant during the first year of the lease term even if the
Tenant does not enter into an agreement  with  Landlord to purchase or lease the
pad site for proposed building "C".

     Landlord  may seek the  appropriate  approvals  to convert the pad site for
proposed building "C" to additional  parking for Buildings A & B, both currently
located on Lot 21, Block 85.11.  If such  approvals are sought and granted,  the
Tenant and Landlord  shall enter into a Lease  Addendum  governing  the Tenant's
right to utilize such parking area and the cost of  installing  and leasing such
parking area.

     31ST:  The Landlord may pursue the  relief or  remedy sought in any invalid
clause by conforming  the said clause with the provisions of the statutes or the
regulations of any governmental  agency in such case made and provided as if the
particular  provision of the  applicable  statutes or regulation  were set forth
herein at length.

     32ND:  In all  references  herein  to any  parties,  persons,  entities  or
corporations,  the use of any particular gender or the plural or singular number
is  intended  to  include  the  appropriate  gender or number as the text of the
within  instrument may require.  All the terms,  covenants and conditions herein
contained  shall be for and shall  inure to the  benefit  of and shall  bind the
respective parties hereto, and their heirs, executors, administrators,  personal
or legal representatives, successors and assigns.

     33RD: Landlord covenants that it will not operate, lease, rent or permit to
be occupied  as a  restaurant  and/or  tavern any  premises  owned,  leased,  or
occupied by it, its legal  representatives,  members of the  Lombardi  Family or
their  successors or assigns,  not presently  occupied as such,  within ten (10)
miles from the demised premises during the term of this lease.

<PAGE>

     This restrictive covenant shall not prevent Landlord, if the tenant vacates
Building 13, to enter into a lease  agreement  with a third party that permits a
third  party to utilize  Building B as a  restaurant  which may serve  alcoholic
beverages  and which may offer a menu line  significantly  dissimilar to that of
Moore's  Inn/Moore's  Tavern.  Further,  such  third  party may serve  alcoholic
beverages only if it is able to procure its own liquor license.

     Furthermore,  this  covenant  shall not prevent any member of the  Lombardi
family  from  acting  as  a  shareholder,   director  and/or  officer  of  Chefs
International, Inc. or any affiliate thereof.

     34TH: The parties  acknowledge  that tenant shall be occupying  Buildings A
and B of Lot 21,  Block 85.11 and  appurtenances  thereto and tenant  shall also
utilize and enjoy in common with proposed  Building C all exterior common areas
including  parking,  brick paver Plaza,  clock tower,  reflecting  pool,  raised
planter, refuse areas and other exterior common areas and appurtenances.

     Until such time as Building C is constructed,  tenant shall pay 100% of the
real  estate  taxes  levied  by the  Township  of  Freehold  upon  the  land and
improvements of Lot 21.

     Upon  Building C becoming  constructed,  the tenant of Building C shall pay
its  proportionate  share of the real  estate  taxes  levied by the  Township of
Freehold upon the land and improvements on Lot 21.  Proportionate share shall be
defined as the square  footage of Building C divided by the total square footage
of Building A, B and C.

     Tenant  shall pay the said amounts when due to the Township of Freehold and
provide proof of same to the landlord upon request.

     35TH:  Although this lease is intended to be a triple-net  lease,  under no
circumstances  shall it be  construed  that Tenant  shall pay any monies for any
charges,  services,  rents, bills or the like incurred prior to the commencement
of the lease term, except as set forth in paragraph 38 of this lease.

     36TH: Tenant shall pay the entire cost of the following  exterior services:
snow and ice removal in parking lot,  plaza and  walkways;  spreading of salt or
chemical for ice removal/melting;  landscaping including grass cutting, weeding,
mulching; cleaning of parking lot and plaza area; planting of raised flower bed;
cleaning and  maintenance of reflecting  pool and other outside  maintenance and
cleaning.

     Upon  the  occupancy  of  Building  C, the  cost of the  exterior  services
specified  in the  preceding  paragraph  shall  be  shared  by  the  tenants  of
Buildings A, B and C based upon the square footage of each building.

     37TH:  Tenant  shall  pay for its own  garbage  removal  and  shall pay the
lease/rental for any and all the compactors  provided by Freehold Cartage.  Upon
the occupancy of Building C, the cost of garbage  removal shall be shared by the
tenants of Buildings A, B and C based upon the square footage of each building.

<PAGE>

     38TH: For the period beginning on October 1, 2001 and continuing to the day
prior  to the  lease  commencement  date,  the  tenant  shall  pay the  landlord
$3,750.00 per month on the first day of each and every month,  as  reimbursement
to landlord for landlord's  carrying  charges with respect to Building B and the
pad site for Building C.

     The Landlord may pursue the relief or remedy sought in any invalid  clause,
by  conforming  the said  clause  with the  provisions  of the  statutes  or the
regulations of any governmental  agency in such case made and provided as if the
particular  provision of the  applicable  statues or  regulation  were set forth
herein at length.

     In all references herein to any parties,  persons, entitles or corporations
the sue of any particular gender or the plural or singular number is intended to
include the  appropriate  gender or number as the test of the within  instrument
may require.  All the terms,  covenants and conditions herein contained shall be
for and shall  inure to the  benefit  of and shall bind the  respective  parties
hereto,  and  their  heirs,   executors,   administrators,   personal  or  legal
representatives, successors and assigns.

     IN WITNESS  WHEREOF,  the parties  hereto have hereunto set their hands and
seals, or caused these presents to be signed by their proper corporate  officers
ad their  proper  corporate  seal to be hereto  affixed,  the day and year first
above written.

WITNESS:                                MOORE'S REALTY ASSOCIATES, A
                                        NEW JERSEY PARTNERSHIP, LANDLORD

/s/ Claire M. Minnig                    /s/ Michael F. Lombardi
-----------------------------------     ----------------------------------------
Claire M. Minnig                        Michael F. Lombardi, Managing Partner

ATTEST:                                 CHEFS INTERNATIONAL INC.
                                        CORPORATION, TENANT

/s/ Martin W. Fletcher                  /s/ Anthony Papalia
-----------------------------------     ----------------------------------------
Martin W. Fletcher, Secretary           Anthony Papalia, President

<PAGE>

FIRST AMENDMENT TO LEASE AGREEMENT DATED JANUARY 21, 2000 BETWEEN MOORE'S REALTY
      ASSOCIATES, A NEW JERSEY PARTNERSHIP AND CHEFS INTERNATIONAL, INC., A
CORPORATION OF THE STATE OF NEW JERSEY, FOR PREMISES KNOWN AS "MOORE'S TAVERN",
 BUILDING A, LOCATED ON A PORTION OF BLOCK 85.11, LOT 21, 402 WEST MAIN STREET,
                         FREEHOLD TOWNSHIP, NEW JERSEY.

     Moore's   Realty   Associates,    (hereinafter    "Landlord")   and   Chefs
International,  Inc.  (hereinafter  "Tenant"),  have previously  entered in to a
Lease  Agreement  on January  21,  2000 for  premises  known as Moore's  Tavern,
Building A, located on a portion of Block  85.11,  Lot 21, 402 West Main Street,
Freehold Township, New Jersey ("Building A Lease"); and

     WHEREAS,  the Landlord and Tenant have entered into a separate and distinct
Lease Agreement for premises known as "Building B" located on a portion of Block
85.11, Lot 21, 402 West Main Street,  Freehold Township, New Jersey (hereinafter
"Building B Lease"); and

     WHEREAS the terms and  conditions of the Building B Lease are  inexplicably
intertwined  with  certain  terms and  conditions  of the  Building  A Lease and
accordingly,  the parties have agreed to amend certain  terms and  conditions of
the  Building  A Lease  in order  for it to  coincide  with  certain  terms  and
conditions of the Building B Lease,  all as set forth below and agreed to by the
parties;

     NOW,  THEREFORE,  in  consideration  of the mutual covenants and conditions
contained herein and other good and valuable consideration, the parties agree to
amend the Building A Lease as follows:

     1. So that  the  natural  expiration  dates of both  the  Building  A Lease
Agreement and Building B Lease Agreement coincide,  the original term expiration
date of February 22, 2005  pertaining  to the Building A Lease shall be extended
to October 30, 2006. Even though having a duration in excess of five years, this
extended  original  term  beginning  February 23, 2000 and ending on October 30,
2006 shall be considered "the original term" of the Building A Lease  Agreement.
All other terms and conditions of the Building A Lease Agreement  pertaining to,
among other things,  the termination  and extension of the lease  (paragraph 27)
and rent

                                       1
<PAGE>

due during the term of the lease and any extensions thereto (paragraph 28) shall
be measured from the extended original term described in this paragraph.

     2. The tenant,  not the landlord,  shall be responsible  for the payment of
those monies set forth in paragraph 15 of the Building A Lease Agreement (common
area maintenance  charges) and paragraph 34 (real estate tapes). Upon request of
the Landlord, Tenant shall provide proof of such payment.

     IN WITNESS  WHEREOF,  the parties  hereto have hereunto set their hands and
seals, or caused these presents to be signed by their proper corporate  officers
and  their  proper  corporate  seal to be  hereto  affixed,  on this 31st day of
October, 2001.

WITNESS:                                MOORE'S REALTY ASSOCIATES,
                                        A NEW JERSEY PARTNERSHIP, LANDLORD

/s/ Claire M. Minnig                    /s/ Michael F. Lombardi
-----------------------------------     ----------------------------------------
Claire M. Minnig                        Michael F. Lombardi, Managing Partner

ATTEST:                                 CHEFS INTERNATIONAL INC.
                                        CORPORATION, TENANT

/s/ Martin W. Fletcher                  /s/ Anthony Papalia
-----------------------------------     ----------------------------------------
Martin W. Fletcher, Secretary           Anthony Papalia, President

                                       2EXHIBIT 10.10

                            ASSET PURCHASE AGREEMENT

THIS AGREEMENT,  made and entered this 25th day of January, 2002, by and between
CAUSEWAY  FOODS,  INC.,  A  FLORIDA  CORPORATION,  d/b/a MR.  MANATEE'S,  with a
principal place of business located at 30 Royal Palm Pointe Vero Beach, Florida,
32960, and MR. MANATEE'S FRANCHISE  CORPORATION,  A FLORIDA  CORPORATION,  whose
address is      (hereinafter  collectively  referred to as "Seller"),  STEVEN C.
LONG  whose  address  is  P.  O.  Box  3058  Vero  Beach,  Florida,  32964-3058,
(hereinafter  referred to as "Long") and CHEFS  INTERNATIONAL,  INC., A DELAWARE
CORPORATION,  whose address is c/o Post Office Box 1332 Point Pleasant Beach, NJ
08742, (hereinafter referred to as "Buyer").

                                   WITNESSETH:

     WHEREAS,  Seller is an active corporation  organized and existing under the
laws of the State of Florida; and

     WHEREAS,  Buyer is an active  corporation  organized and existing under the
laws of the State of Delaware; and

     WHEREAS,  the parties have agreed that the Seller shall sell, and the Buyer
shall buy the business known as "MR.  MANATEE'S  CASUAL GRILLE",  together with
the name,  trademark,  goodwill,  franchising rights in Mr. Manatee's  Franchise
Corporation,  a  Florida  Corporation,  liquor  license,  and  all  furnishings,
personal  property,  fixtures and equipment located at 30 Royal Palm Pointe Vero
Beach,  Florida 32960,  subject to the terms and  conditions as hereinafter set
forth,   and  subject   further  to  full   performance  of  the  covenants  and
contingencies expressed herein; and

     WHEREAS,  Seller  and Long  have  agreed  to be  bound  by  non-competition
covenants as hereinafter set forth;

     NOW  THEREFORE,  in  consideration  of the mutual  promises  and  covenants
contained herein,  and other good and valuable  considerations,  the receipt and
adequacy of which is hereby acknowledged, the parties hereto covenant, stipulate
and agree as follows:

1.   SALE OF  ASSETS:  The  Seller  agrees  to  sell  to  Buyer  free  from  all
     liabilities,  liens,  encumbrances  and  interests  of  others,  the entire
     business  interests known as "Mr.  Manatee's"  a/k/a Mr.  Manatee's  Casual
     Grille  including  without  limitation,  goodwill,  the  name  (with  legal
     transfer/assignment  of all trademark,  or other Federal/State  protection)
     all  personal  property,  furnishings,   fixtures,  and  equipment,  liquor
     license,  franchising  rights in Mr.  Manatee's  Franchise  Corporation,  a
     Florida Corporation, and the Business telephone number

<PAGE>

     (collectively  the  "Assets").  Buyer  agrees to purchase the same upon the
     terms and conditions of this Asset Purchase Agreement (hereinafter referred
     to as "Agreement").

2.   PURCHASE PRICE:  The Purchase Price shall be EIGHT HUNDRED THOUSAND DOLLARS
     ($800,000.00), payable as follows:

     DEPOSIT             FIVE  THOUSAND  DOLLARS  ($5,000.00)  by earnest  money
                         deposit  in the  form of a check  to be held by  Gould,
                         Cooksey,  Fennell,  O'Neill,  Marine,  Carter & Hafner,
                         P.A. Trust Account at execution of the Agreement.

                         AN ADDITIONAL TWENTY THOUSAND DOLLARS  ($20,000.00) due
                         and payable at the end of the DUE  DILIGENCE  Period as
                         described herein.

     CASH AT CLOSING     SEVEN   HUNDRED    SEVENTY   FIVE   THOUSAND    DOLLARS
                         ($775,000.00)  by  Cashier's  Check  payable to Closing
                         Agent at or before Closing.

3.   ACCEPTANCE:  Buyer's  offer hereby made shall be open for Seller's  written
     acceptance on or before January 17, 2002, and Seller shall deliver to Buyer
     written acceptance of such offer within 24 hours of such acceptance, or the
     deposit shall be returned to Buyer.

4.   EFFECTIVE  DATE:  The Effective Date of this Agreement is the date on which
     the last of the Parties signs the latest  offer.  TIME IS OF THE ESSENCE of
     this  Agreement.  Time periods of 5 days or less shall be computed  without
     including Saturday,  Sunday, or national legal holidays and any time period
     ending on a Saturday,  Sunday or national  legal  holiday shall be extended
     until 5:00 p.m. on the next business day.

5.   CLOSING:

          (A) The  closing  shall take place on or before the April 1, 2002,  at
          the law offices of Gould, Cooksey, Fennell, O'Neill, Marine, Carter, &
          Hafner,  P.A., 979 Beachland Blvd. Vero Beach,  Florida, at which time
          the Commercial  Lease Option shall be executed.  Any extension of this
          closing date must be in writing and signed by Buyer and Seller.

          (B) At the closing,  the parties shall  further  execute the following
          documents and take the actions hereinafter described:

          (i) Seller shall execute and deliver to Buyer an Absolute Bill of Sale
          for all  personal property, including furniture and fixtures, included
          in this sale, as per the Personal Property List attached hereto as per
          SCHEDULE "A,"

<PAGE>

          and by reference  incorporated  herein, for which Seller warrants that
          it has good and  marketable  title,  free and  clear of all  liens and
          encumbrances,  except  any  liens or  encumbrances  disclosed  herein.
          Seller hereby agrees to provide Buyer with a final itemized  inventory
          of the  personal  property  within  twenty (20) days of the  Effective
          Date,  defined  above.   Buyer  specifically   acknowledges  that  any
          outstanding municipal or governmental assessments related to the Royal
          Palm Pointe  project shall be satisfied by Seller upon the  subsequent
          settlement of the real property.

          (ii) Seller shall  execute and deliver to Buyer an Assignment of name,
          franchising  rights, and interests,  and any other intangible personal
          property interests relating to the business.

          (iii) Seller  shall  transfer  the Liquor  License  which he presently
          holds to Buyer. Buyer shall execute all appropriate documents with the
          Alcohol and Beverage  Department of the State of Florida to effectuate
          this transfer.

          (iv) Seller  shall  transfer and assign to Buyer,  effective  with the
          Closing of this sale, all rights held by Seller in the trade name "Mr.
          Manatee's"  and "Mr.  Manatee's  Casual  Grille"  and any  derivations
          thereof,  and hereby  waives any rights  thereto,  and shall not after
          Closing,  make use of such name,  directly or  indirectly.  Seller has
          disclosed to Buyer a limited  license to utilize trade secrets,  trade
          name and logo in  favor  of David Knudsen  ("Knudsen") as set forth in
          that certain Brevard Foods, Inc. General Manager Employment  Agreement
          dated April 17, 1992, a copy of which has been furnished to the Buyer.
          Seller shall procure an executed  modification  to the General Manager
          Employment Agreement from David Knudsen prior to closing, satisfactory
          to Buyer, in Buyer's sole discretion.  The modification  shall provide
          for  limitations   upon   geographic   location,   future   expansion,
          relocation,  name  appropriation  and use of  proprietary  rights  and
          interests.  The  modification  shall  also  provide  that the  limited
          license to utilize  trade  secrets,  the trade name and the logo shall
          terminate  upon  the  death  of  Knudsen,  or any  sale,  transfer  or
          conveyance of Knudsen's  business  interests in the existing Pensacola
          restaurant  location,  whether said sale, transfer or conveyance shall
          be effected by stock transfer, asset sale, gift, devise, lease, or any
          other form or manner whatsoever.

          (v) Seller shall  transfer to Buyer,  any and rights held by Seller in
          the Trademark  Registration  Number  2,088,906  registered  August 19,
          1997, and that Trademark  Registration Number 1,686,932 registered May
          12, 1992, with the United States Patent and Trademark  Office.  Seller
          shall  further  transfer,  any  rights  held by Seller in the class 42
          Service Mark number T14429,  registered April 29, 1991, and as renewed
          February 22, 2001, with the State of Florida.  Buyer shall execute all
          appropriate  documents to effectuate  this transfer,  and Seller shall
          join in, in any application for transfer, as is necessary.

<PAGE>

          (vi)  Seller  and Long shall  execute  and  deliver a Covenant  Not to
          Compete  Agreement in the form set forth in Schedule  "C", and further
          described herein.

          (vii) Each party  shall  execute  and  deliver  Corporate  Resolutions
          authorizing the transactions  contemplated  herein,  and directing the
          appropriate officers to close the same.

          (viii)  Each party shall  provide a  Certificate  of Active  Corporate
          Status from the Division of  Corporations,  State of Florida and State
          of Delaware.

          (C) Seller shall keep all cash  located at the business and  accounted
          for at midnight on March 31, 2002.

          (D) Buyer shall pay the cash required to close.

          (E) Seller shall deliver  possession of the real and personal property
          indicated  in  Schedules  "A"   (Personal   Property)  and  "B"  (Real
          Property).

          (F) To the extent transferrable,  Seller shall transfer any applicable
          business and/or occupational licenses at closing.

6.   REPRESENTATIONS BY SELLER:  The Seller warrants and represents,  both as of
     the date hereof, and as a continuing warranty the following:

          (A) It is the  owner of and has good and  marketable  title to all the
          Assets, free from all encumbrances and interests of others, other than
          those  which  shall be  satisfied  by the  Seller at  closing or those
          described herein.

          (B) It has  complied  with all  laws,  rules  and  regulations  of the
          county, state and federal governments.

          (C) It has  paid or will  pay or make  provision  for  payment  of all
          Social Security, withholding, sales, income and unemployment insurance
          taxes to the county, state and federal governments to date which would
          become a lien on the Assets.

          (D) Seller  has not  entered in to any  contract  or other  agreement,
          whether oral or written, that will survive closing.

          (E) There are no  judgments,  liens,  actions or  proceedings  pending
          against Seller in any court.

          (F) Seller  represents  that all liquor  charges to vendors  have been
          paid  and that the  Liquor  License  is free  from any  violations  or
          encumbrances.

          (G) Seller is a corporation,  duly organized and validly  existing and
          in good  standing  under  the laws of the  State of  Florida,  has all
          requisite   power  and  authority  to  consummate   the   transactions
          contemplated  by  this  Agreement,   and  has,  by  proper   corporate
          proceedings,  duly  authorized  the  execution  and  delivery  of this
          Agreement  and  the  consummation  of  all  transactions  contemplated
          herein.

          (H) Seller shall take such steps as are required by Section  607.1202,
          Florida  Statutes,  in  consideration  of the sale by a corporation of
          all, or substantially all of its property  otherwise than in the usual
          and regular

<PAGE>

          course of business. Seller shall hold appropriate director/stockholder
          meetings,  duly  noticed  as  required  by law,  or  with  appropriate
          waiver(s) of notice, to approve the sale as contemplated  herein. Each
          shareholder/director  shall approve the sale as  contemplated  herein,
          closing  of  this   transaction,   release  any  claims   against  the
          corporation and waive any applicable  dissenter's rights under Section
          607.1301 and 607.1302, Florida Statutes.

          (I) No further  action is necessary  by Seller to make this  Agreement
          valid and binding upon Seller and  enforceable in accordance  with the
          terms hereof,  or to carry out the actions  contemplated  hereby.  The
          execution,  delivery, and performance of this Asset Purchase Agreement
          by the Seller will not (i)  constitute  a breach or a violation of the
          Sellers  Certificate  of  Incorporation,   By-Laws,  or  of  any  law,
          agreement, indenture, deed of trust, mortgage, loan agreement or other
          instrument  to which it  is a party,  or by which  it is  bound;  (ii)
          constitute  a violation of any order,  judgment  or decree to which it
          is a party or by which its Assets or  properties is bound or affected;
          or (iii) result in the creation of any lien,  charge,  or  encumbrance
          upon its Assets or properties, except as stated herein.

          (J) Seller shall  deliver to Buyer copies of the  preceding  three (3)
          years Tax returns and financial  statements  of the  business,  all of
          which are true and complete and have been prepared in accordance  with
          generally  accepted  accounting   principles,   consistently  followed
          throughout the period indicated.

          (K) No representation or warranty by the Seller in this Agreement, nor
          any  statement  or  certificate  furnished  or to be  furnished to the
          Buyer,   pursuant  to  it,  or  in  connection  with  the  transaction
          contemplated by it, contains or will contain any untrue statement of a
          material  fact,  or  omits  or will  omit to  state  a  material  fact
          necessary to make the statements contained in it not misleading.

          (L) Seller Shall deliver to Buyer copies of all  proceedings  to which
          Seller  is or  was a  party  as  they  pertain  to  violations  of the
          Americans With Disabilities Act, 42 U.S.C. Section 12181.

7.   COVENANTS OF SELLER:  Seller covenants and represents,  both as of the date
     hereof, and as a continuing warranty the following:

          (A) Seller shall, by Bill of Sale,  convey all of the Assets set forth
          free and clear of all  encumbrances  and interest of others (except as
          otherwise  herein  provided) and will contain the usual warranties and
          covenants of title.

          (B) Seller hereby agrees, from the date of execution of this Agreement
          to the  date of  Closing,  to  carry on the  business  activities  and
          operations Of the business  diligently and in  substantially  the same
          manner as has been  customary  in the past,  and shall not  remove any
          item with exception of (i)

<PAGE>

          product  inventory  sold in the normal  course of  business;  and (ii)
          equipment and other tangible personal property which is retired in the
          normal course of business provided same is replaced with new equipment
          or  tangible  personal  property.  The  business of the Seller will be
          conducted up to the date of closing in accordance with all laws, rules
          and regulations of the county, state and federal governments.

          (C) All Social Security,  withholding,  sales, income and unemployment
          insurance taxes to the county,  state and federal  governments will be
          paid or provided for up to the date of closing.

          (D) At the time of  closing,  Seller  shall  have no unpaid  creditors
          including federal,  state and local tax liabilities which would create
          a lien on the Assets or a claim  against Buyer for the amount of their
          debt.  Buyer assumes no liability,  responsibility  or  obligations of
          Seller.

          (E) No judgments or liens will be  outstanding  at the time of closing
          against the Seller or against the Assets.

          (F) The Seller,  up to the date of closing,  will operate and maintain
          its  business in the  regular  course,  will not violate any  contract
          connected  with the  business  and will not remove any  stock-in-trade
          (except as it may be consumed in the regular  course of business)  and
          Seller's  equipment  and other fixed  Assets shall be  maintained   in
          their  present  condition,  reasonable  wear  and  tear  excepted.  No
          employee or owner salaries may be increased,  or bonuses taken,  prior
          to closing.

          (G)  The  Seller  will  use  its  best  efforts  (without  making  any
          commitment  on  Buyers  behalf)  to  preserve  the  Seller's  business
          organization  intact;  and to preserve the good will, of its customers
          and others having business relations with the Sellers business.

          (H) The  Seller  shall give to the Buyer and to the  Buyer's  counsel,
          accountants,  or other  representatives  full  access,  during  normal
          business hours,  throughout the period prior to the closing, to all of
          the Seller's  books,  contracts,  commitments  and records,  and shall
          furnish the Buyer during that period all  information  concerning  the
          Seller's business operation as the Buyer may reasonably request.

          (I) Seller  covenants with Buyer it will not divulge any  confidential
          information, or make available to others any documents, files or other
          papers  concerning  the  Seller's  business or financial  affairs,  or
          remove any such  documents,  files,  or other  papers from the Sellers
          premises except with the prior consent and approval of Buyer.

          (J) Seller  warrants to best of its knowledge  there exist: no pending
          or threatened judgment, lien, suit, claim or proceeding against Seller
          not  disclosed  herein;  no  condition,  act, or event which (with the
          giving of notice,  passage of time, or both) would constitute a breach
          or default by the Seller under any  contract  executed by it; no other
          basis for the  assertion  against the Seller of any claim or liability
          not fully reflected or reserved against in its books.  Further,  there
          is no unfulfilled contract,

<PAGE>

          agreement,  or commitment  made by Seller which pertains to the Assets
          or the Real Property and which is not disclosed herein.

          (K) Seller  warrants the business  and premises  meet,  at the time of
          Closing,  all government  regulations as to health,  fire,  zoning and
          other  licensing  laws,  including  all statutes,  ordinances,  rules,
          orders, regulations and requirements of the federal, state, county and
          city  government and of any and all other  agencies,  departments  and
          bureaus  applicable  to the use of the  premises as intended by Buyer.
          This  specifically   includes   compliance  with  the  Americans  With
          Disabilities Act, 42 U.S.C. Section 12181.

          (L) All  representations  and  warranties  made by the Seller shall be
          true at closing and shall  survive the closing and the  execution  and
          delivery of any document or instrument in connection therewith.

8.   INDEMNIFICATION:  Seller  shall  indemnify,  protect and hold  harmless the
     Buyer, without the execution of any further documents, from and against all
     losses,  damages,  injuries,   claims,  demands  and  expenses,   including
     reasonable attorneys' fees, for all proceedings, trials and appeals arising
     out of any breach of the  representations  and  covenants set forth herein;
     including,   without   limitation   any  damage  or  deficiency   from  any
     misrepresentation, breach of warranty or nonfulfillment of any agreement on
     the part of the Seller or either of them under this Agreement,  or from any
     misrepresentation  in or omission from any certificate or other  instrument
     to be furnished to the Buyer.

9.   ITEMIZED  INVENTORY:  The  parties  acknowledge  that  the  list of  Assets
     referred to in Schedule "X" of this Asset Purchase  Agreement is based upon
     the best information available to Buyer at the execution hereof. The Seller
     shall, within twenty (20) days of the execution of this Agreement,  provide
     the Buyer with a  comprehensive  schedule  of the  personal  property to be
     acquired, describing the same as necessary for accurate identification. The
     comprehensive  inventory  shall be attached to the Bill of Sale,  Absolute,
     along with the  merchandise  inventory and  transferred  at closing.  Buyer
     shall purchase the food, liquor, retail goods and paper supplies on hand at
     the time of closing for a price equal to Seller's cost. Buyer has the right
     to reject any unwanted  inventory.  Any payment shall be over and above the
     purchase price as referenced in paragraph 2 of this Agreement.

10.  ALLOCATION:  The  undersigned  agree that the  allocation  of the  Seller's
     interest in this transaction is as follows:

          Covenant Not to Compete                $  60,000.00
          Personal Property                        125,000.00
          Goodwill                                 555,000.00

<PAGE>

          Liquor License                            60,000.00
          TOTAL:                                 $ 800,000.00
                                                 ============

11.  LEASE/OPTION TO PURCHASE:  On the Closing Date, Chefs International,  Inc.,
     or its assignee  (hereinafter "Buyer") will purchase the Assets and execute
     a five (5) year  triple-net  lease  agreement in favor of Steven Craig Long
     (hereinafter  "Owner") to lease the premises for  operation of the Business
     at Royal Palm Pointe  located at 30 Royal Palm  Pointe,  more  particularly
     described in Schedule "B". Rent shall be payable in the amount of $8,000.00
     per month together with all applicable  taxes.  The lease  agreement  shall
     include the use of any easements, boat slips or other appurtenances for the
     entire lease term.  Buyer will be permitted to extend/renew the lease three
     additional five (5) year terms.  Any  renewal/extension  of the lease shall
     result in an increase in rent of ten (10%) percent for the additional  five
     (5) year term.

     Buyer  shall have an option and right to  purchase  the real  property  and
     improvements  at the end of the  initial  five  (5)  year  lease  term  for
     $1,075,000.00.  Terms and conditions of the purchase/sale shall be attached
     to and contained in the Commercial Lease Option  Agreement  attached hereto
     as Schedule "D".  Conveyance   shall be by General  Warranty Deed, free and
     clear of liens,  encumbrances,  or defects in title,  except  taxes for the
     year of closing.

12.  DUE  DILIGENCE/INSPECTION:  Buyer shall have sixty (60) days extending from
     the Effective  Date to effect any and all  inspections,  investigations  or
     examinations of the relevant  documentation,  including without  limitation
     Business financial  statements,  records, tax returns,  Business income and
     expense data,  etc. Said  documentation  is to be provided by Seller within
     seven  (7)  days  of   execution  of  this   Agreement   and  shall  remain
     confidential. Diligence shall also include without limitation, procuring an
     environmental   assessment,   boundary,   improvement  survey,   structural
     engineering analysis and regulatory compliance.  Buyer shall have access to
     the  property for  performing  diligence  activities.  In the event for any
     reason Buyer finds the  Assets/property  not to be satisfactory,  Buyer may
     furnish written notice to Seller of such finding by no later than 5:00 p.m.
     on the sixtieth  (60th) day after the Effective  Date;  in such event,  the
     Deposit shall be  immediately  refunded to Buyer,  and the Agreement deemed
     void. In the event Buyer does not furnish such written  notice to Seller by
     5:00 p.m. on the sixtieth  (60th) day after the Effective Date, it shall be
     conclusively  presumed that Buyer finds the property to be satisfactory for
     inspection  purposes.  Buyer shall  further have a right to conduct a final
     compliance   inspection  and  examination  of  all  documents  and  records
     mentioned herein,  prior to closing. Buyer agrees to defend,  indemnify and
     hold  harmless  Seller  from  and against  any  claims,  actions,  damages,
     expenses,  liabilities or losses arising from Buyer's activities  conducted
     pursuant to this Section.

<PAGE>

13.  DEFAULT:  In the event of a default of this Agreement by Buyer,  the Seller
     shall be  entitled  to retain  all sums paid to it by Buyer as agreed  upon
     liquidated  damages,  consideration for the execution of this Agreement and
     in full  settlement  of any claims;  whereupon  all parties  shall be fully
     released  hereunder.  Seller specifically waives the right to seek specific
     performance of this Asset Purchase  Agreement.  Should Seller fail, neglect
     or  refuse  to  perform  this  Agreement,   the  Buyer  may  seek  specific
     performance or elect to receive the return of the deposit  without  thereby
     waiving any action for damages resulting from Seller's breach.

14.  CONDITION  OF PERSONAL  PROPERTY:  All personal  property  included in this
     sale, as per attached  SCHEDULE "A," is being purchased on an "as is" basis
     without  warranties  of  merchantability  or  fitness  for  any  particular
     purpose.  However,  at the Closing of this sale, all equipment  shall be in
     working condition. Buyer shall be responsible for inspecting said equipment
     in order to determine  that,  as of the date of Closing,  said equipment is
     in working  condition  and  Seller   shall be  responsible  for any cost or
     expense   necessary  to  insure  all  equipment  is  delivered  in  working
     condition.  After the date of closing,  Buyer shall be responsible  for the
     maintenance and repair of all equipment.

15.  LOSS/DAMAGE:  In the  event  there is any  material  loss or  damage to the
     Business premises, or any of the improvements,  systems, equipment or other
     Assets included in this sale at any time prior to the Closing of this sale,
     the risk of loss shall be upon Seller. Immediately from and after the Close
     of this  sale,  all risk of loss or  damages  shall be upon  Buyer.  If the
     destruction,  loss or  damage  is such  that  the  Assets  are  totally  or
     partially  destroyed,   Buyer  shall  have  the  right  to  terminate  this
     Agreement,  and the rights of the Buyer and the Seller under this Agreement
     shall thereupon terminate.

16.  BUSINESS DEPOSITS: Any and all amounts currently on deposit for the benefit
     of the business for utility services,  leases,  insurance,  etc.,  together
     with all cash  located at the  business  and  accounted  for at midnight on
     March 31, 2002,  are and shall  remain the sole  property of Seller and are
     not included as part of this transaction.  Buyer shall,  effective with the
     Closing, deposit such amounts as are necessary to continue the operation of
     the business.

17.  BUSINESS  TELEPHONE:  Seller  agrees to transfer  to Buyer at Closing,  and
     Buyer agrees to accept,  ownership of the Business telephone  number(s) and
     yellow pages or other advertising that refers to said telephone numbers.

18.  BUSINESS  MAIL:  Seller agrees that all mail relating to the Business shall
     be routed to Buyer, and Buyer agrees to promptly forward to Seller any mail
     personalized to Seller.

<PAGE>

19.  BUSINESS RECORDS: At the Closing of the sale, Seller shall deliver to Buyer
     copies of all documents  pertinent to the  operation of the Business  which
     Seller may have.  Such  records  shall  include  copies of those  documents
     necessary to conduct business with suppliers and customers of the Business.

20.  LICENSES AND PERMITS:  Seller agrees to cooperate  with Buyer in obtaining,
     at Buyer's  expense,  any licenses,  permits,  approvals,  or  certificates
     necessary for the continued operation of the Business.

21.  TRANSITION: Seller shall assist Buyer in the transfer by permitting Buyer's
     personnel  to visit the  Business  site  between the time the  Agreement is
     fully  executed  and the  Closing  Date.  Seller  agrees  to  assist in the
     transition by making  himself  available  throughout  weekends and evenings
     through May 30, 2002.

22.  PRORATIONS: All transferrable taxes, insurance, licenses, rents, utilities,
     etc., shall be prorated as of the Closing Date.

23.  FINANCIAL  INFORMATION:  Seller  warrants  that the  financial  information
     supplied to Buyer by Seller is true and correct and is a fair and  accurate
     representation  of the financial  condition and results of the operation of
     the Business.

24.  ACCOUNTS  RECEIVABLE:  It is agreed that Seller's accounts  receivable,  if
     any, are not included in the purchase price.

25.  COVENANT NOT TO COMPETE:  Seller and Steven C. Long shall be prevented from
     competing  for a period  of five (5)  years  from the  Closing  Date,  in a
     geographical  area defined as Indian River,  Brevard,  St. Lucie and Martin
     Counties, and shall further be precluded from soliciting existing customers
     or employees  during said five (5) year term.  Steven C. Long hereby agrees
     to join in this  Agreement  for  purposes  of  indicating  his  assent  and
     agreement  to execute  and be  individually  bound by the  Covenant  Not To
     Compete Agreement referred to herein, and attached hereto as Schedule "C".

26.  CLOSING AGENT: The parties here appoint Christopher H. Marine,  Esquire, of
     Gould, Cooksey, Fennell, O'Neill, Marine, Carter & Hafner, P.A., as Closing
     Agent  to  receive,  deposit  and  distribute  funds  for the  parties  and
     acknowledge that Closing Agent shall prepare and obtain execution of escrow
     instructions,  closing  documents and instruments  evidencing the terms and
     conditions of this  transaction,  as are required for the closing,  conduct
     the closing,  and provide for recording of the documents.  Buyer and Seller
     agree to execute said documents as are reasonably  requested by the Closing
     Agent and Seller  agrees to  pay Closing  Agent's fees and  expenses.  Such
     expenses shall include a judgment and lien search.  Such closing  documents
     shall include Seller(s) and Buyer(s)

<PAGE>

     Affidavits,  Closing  Agreement,  Bill of Sale, and such other documents as
     may be necessary,  in the opinion of  the Closing Agent,  to effectuate the
     transaction. Each party shall be responsible for their own attorneys fees.

27.  PRE-CLOSING  COVENANTS:  Buyer and Seller agree not to divulge any business
     or financial  information  pertaining  to the business or this  transaction
     prior to Closing,  except:  (A) Such  information  may be divulged with the
     prior written consent of the other party; and (B) to the extent  necessary,
     the  parties  may reveal  such  information  to their  attorneys  and other
     professionals retained by them to assist them in this transaction.

28.  ASSIGNMENT: Buyer may assign this Agreement.

29.  BROKERS:  Seller acknowledges  and  affirms  unto Buyer that Seller has not
     contacted or dealt with a real estate broker and/or real estate salesperson
     in  conjunction  with  the sale of the  Property.  Buyer  acknowledges  and
     affirms unto Seller that Buyer has not  contacted  or otherwise  dealt with
     either a real  estate  broker or real estate  salesperson.   In the event a
     broker or salesperson  makes a claim for a brokerage  commission,  finder's
     fee,  or  similar  charge,  the  party  who has  contacted  such  broker or
     salesperson  shall  bear  the  full  cost and  expense  of such   brokerage
     commission,  finder's fee, or similar charge.  Each party does hereby fully
     indemnify  and save  and  hold  harmless  the  other  party of and from any
     liability or  obligation  to pay a brokerage  commission,  finder's fee, or
     similar charge.

30.  PARAGRAPH HEADLINES: Captions and paragraph headlines in this Agreement are
     for convenience and reference only and do not define,  describe,  extend or
     limit the scope or intent of this Agreement or any provision herein.

31.  BINDING  EFFECT:  This Agreement shall bind and inure to the benefit of the
     successors,  assigns, personal  representatives,  heirs and legatees of the
     parties  hereto.  The  parties  hereto  acknowledge  that  this  Agreement,
     including all covenants, representations,  warranties and agreements, shall
     survive the Closing of this transaction.

32.  NOTICE: If any party desires to give notice to the other, such notice shall
     be in writing and be deemed given when deposited in the U.S. mail,  postage
     prepaid, certified mail, addressed to the party intended as follows,

     TO SELLER:                         WITH COPY TO:
     STEVEN CRAIG LONG                  STEVE HENDERSON, ESQ.
     P.O. Box 3058                     Moss, Henderson, et al
     Vero Beach, FL 32964-3058          817 Beachland Blvd.
                                        Vero Beach, FL 32963
<PAGE>

     TO BUYER:                          WITH COPY TO:
     CHEFS INTERNATIONAL INC.,          CHRISTOPHER H. MARINE, ESQ.
     a Delaware corporation,            Gould, Cooksey, et al
     Post Office Box 1332               979 Beachland Blvd.
     Point Pleasant Beach, NJ 08742     Vero Beach, FL 32963

33.  ENTIRE  AGREEMENT:  This  Agreement  constitutes  the entire  agreement and
     understanding  of the  parties  and  cannot be  modified  except in writing
     executed by all parties.  All representations made herein shall survive the
     closing.

34.  SEVERABILITY:  In the event that any of the terms, conditions, or covenants
     of this Agreement are held to be  unenforceable  or invalid by any court of
     competent  jurisdiction,  the validity and  enforceability of the remaining
     provisions,  or portions thereof,  shall not be affected thereby and effect
     shall give rise to the intent  manifested  by the  provisions,  or portions
     thereof, held to be enforceable and valid.

35.  GIFT  CERTIFICATES:  Seller has  disclosed to Buyer that there are and will
     be, at the time of Closing,  outstanding and unredeemed gift  certificates.
     There will be no adjustment for promotional  certificates and coupons. With
     respect to cash sale gift  certificates,  Buyer shall be entitled to setoff
     against the rent due under the commercial lease option,  an amount equal to
     sixty-five  percent (65%) of the face value of any such  certificates  that
     are  redeemed  within one (1) year from the date of  Closing.  Any  reduced
     rental  payments   shall be  accompanied  by  copies  of the  redeemed  and
     cancelled gift certificates and a calculation of the setoff amount.

36.  TYPEWRITTEN   OR   HANDWRITTEN   PROVISIONS:   Typewritten  or  handwritten
     provisions  inserted  in this  form  and  acknowledged  by the  parties  as
     evidenced  by their  initials  shall  control   all printed  provisions  in
     conflict therewith.

37.  MISCELLANEOUS:

     (A) This Agreement shall not become effective until it has been executed by
     all of the parties hereto, but shall be dated for purposes hereof as of the
     date and year first above written.

     (B)  This  Agreement  shall be  construed  under  the laws of the  State of
     Florida.

     (C) Time is of the essence.

     (D) This  Agreement  shall be  binding  upon and  inure to the  benefit of,
     respectively,   the  parties,  their  successors,   legal  representatives,
     grantees and assigns, as applicable and appropriate, of all parties of this
     Agreement.

     (E) This Agreement shall  not be construed more strongly against any party,
     regardless of preparation.

     (F) All rights,  powers and remedies  provided herein may be exercised only
     to the extent that the exercise thereof does not violate any applicable

<PAGE>

     laws and are  intended to be limited to the extent  necessary  so that they
     will not render this  Agreement  invalid or  unenforceable.  If any term of
     this Agreement shall be held to be invalid,  illegal or unenforceable,  the
     validity of the other terms of this  Agreement  shall in no way be affected
     thereby.

     (G) This Agreement may be executed in any number of  counterparts,  each of
     which,  when so executed  and  delivered,  shall be an  original,  but each
     counterpart shall together constitute one and the same instrument.

     (H) In the event it becomes necessary for either party herein to seek legal
     means to enforce the terms of this Agreement,  the prevailing party will be
     eligible for all reasonable  attorneys' fees and attorneys' fees on appeal,
     travel expenses,  depositions costs,  expert witness expenses and fees, and
     any other cost of whatever nature  reasonable and  necessarily  incurred by
     the prevailing party as a necessary  incident to the prosecution or defense
     of such action, plus court costs in all proceedings, trials and appeals.

     (I) No waiver of any breach of this Agreement  shall be held to be a waiver
     of any other or subsequent  breach. All remedies afforded in this Agreement
     shall be taken and construed as  cumulative;  this is, in addition to every
     other  remedy  provided  therein or by law.  The failure of either party to
     enforce at any time of the provisions of this Agreement, or to exercise any
     option which is herein  provided,  or to require at any time performance by
     the  other  party  of any  of the  provisions  hereof,  shall  in no way be
     construed  to be a waiver or create an estoppel  from  enforcement  of such
     provisions,  nor in any way affect the  validity of this  Agreement  or any
     part thereof,  or the right of either party to thereafter  enforce each and
     every such provision, or to seek relief as a result of the prior breach.

     (J) The covenants,  warranties and  representations  herein contained shall
     survive the closing of the transaction contemplated hereby.

     (K) This  Agreement  contains the entire  understanding  of the parties and
     supersedes all previous verbal and written  agreements;  there are no other
     agreements, representations or warranties not set forth herein.

The undersigned Buyer expressly  acknowledges  fully reading,  understanding and
receiving  a true copy of this  document.  THIS IS A LEGALLY  BINDING  AND FULLY
ENFORCEABLE  DOCUMENT. A facsimile copy of this document and any signature shall
be construed as original.

DATED AND RECEIVED this 25th day of January, 2002

Witnesses By:                        BUYER:

                                     CHEFS INTERNATIONAL, INC.

/s/ Martin W. Fletcher               By: /s/ Anthony C. Papalia
--------------------------------         Anthony C. Papalia, President
                                     Address: Post Office Box 1332
                                              Point Pleasant Beach, NJ 08742
                                     Tel:

<PAGE>

                               SELLER'S ACCEPTANCE

     The  undersigned  accepts the foregoing  offer and agrees to sell the above
described  Business  and  Assets on the terms and  conditions  of the  foregoing
Agreement. Seller acknowledges receipt of a true copy of this document.

     DATED AND ACCEPTED on the 25th day of January, 2002.

                                     CAUSEWAY FOODS, INC.

/s/ Melissa A. [ILLEGIBLE]           By: /s/ Steven C. Long
    --WITNESS--                          Steven C. Long, President
               (CORPORATE SEAL)      Address: 30 Royal Palm Pointe
                                              Vero Beach, FL 32966
                                     Tel:

                                     MR. MANATEE'S FRANCHISE CORPORATION
                                     By: /s/ Steven C. Long
                                         Its:
                                     Address: 30 Royal Palm Pointe
                                              Vero Beach, FL 32966
                                     Tel:

                                     JOINDER

     The undersigned, STEVEN C. LONG, hereby joins in this Agreement to indicate
assent and  agreement  to be bound by the  non-competition  covenants  contained
herein, and hereby agrees to individually  execute the attached  Non-Competition
Agreement

/s/ Steven C. Long
----------------------------------------
                                             Steven C. Long
<PAGE>

                                  SCHEDULE "A"

                             ASSETS INCLUDED IN SALE

     All items, equipment,  furniture, and personal property located at 30 Royal
     Palm Pointe,  Vero Beach,  Florida,  as more  particularly set forth on the
     2001 Florida Tangible Personal Property Tax Return,  including, but without
     limitation:

Interior Signs                            Shelving
Miscellaneous Lighting                    Miscellaneous Furniture
Security System                           Cooler Walk-In
6 Paddle Fans                             Restaurant Equipment
Miscellaneous Wall Accents                Air Conditioner
2 two-drawer File Cabinets                Cleveland Steamer
4 Booster Seats                           Sign
Miscellaneous Decorations                 Cash Register
Decor - Frame                             Computer Terminal
Miscellaneous Decor Fixtures              Leasehold Improvements
4 50 lb. Deep Fryers                      Miscellaneous Equipment
2 Stainless Hood Systems                  Computers
Hand Sink with Cabinet                    Telephone System
3 ss. Work Tables                         Furniture & Fixtures
6 Burner Range                            Picture
Fire System                               Kitchen Equipment
Galvanized Hood System                    Restaurant Equipment
Fire Extinguishers                        Stereo
Miscellaneous CL Equipment                Scales
GK Miscellaneous Equipment                Table
SM Decor Equipment                        Equipment 10 Yr Life
Miscellaneous Decor Equipment             Beepers
MC Decor Equipment EDW                    Coffee Machine
Lighting Equipment                        Supplies
SM Decor Fixtures                         Table
Electrical System                         Music Equipment
MC Installation                           Computer Upgrade
MC Installation JW                        Prep Table
Misc Decor                                Prep Station and Shelving
Restaurant  Equipment Supply              Cooler
Miscellaneous Restaurant Equipment
Kitchen Equipment
Copy Machine
Convection Oven

<PAGE>

                                  SCHEDULE "B"

Beginning at the Southwest  corner Of Government  Lot 6,Section 31,  Township 32
South, Range 40 East, Indian River County,  Florida,  run N. 0 degrees 23'43" W.
along the West  boundary  of said  Section  31, a distance  of 485.66 feet to an
intersection  with a non-tangent  curve, said curve being the North right of way
line of State  Road 502,  a radial  bearing  to said  curve  bears S. 19 degrees
25'57" E. thence run N. 76 degrees  06'34" E. 198.05 feet to a point of tangency
along the  chord to said  non-tangent  curve having a radius of  1025.37 feet, a
central angle of 11 degrees  05'02",  an arc of 198.36 feet and being concave to
the South;  then continue N. 81 degrees 39'05" E. along the said right of way of
State  Road 502,  a  distance  of 136.47  feet to a point of  curvature;  thence
continue  to a point on a curve of said  right of way of State  Road 502,  N. 67
degrees 59'26" E. 508.41 feet on the chord of a 1076.28 foot radius curve having
a central angle of 27 degrees  19'25",  an arc distance of 513.26 feet and being
concave  to the  Northwest,  said  point  on a curve  being  the  true  point of
beginning; thence  N. 30 degrees 47/31" W. 127.49 feet to a point on the seawall
of the Yacht basin as the same now exists; thence continue on said seawall N. 59
degrees, 38'49" E. 48.48 feet to an angle point; thence continue on said seawall
N. 44 degrees 27'49" E. 196.65 feet; thence S. 56 degrees 20'46" E. 122.57 feet,
to an intersection  with a non-tangent  curve on the North right of way of State
Road 502;  thence run 300.00  feet  Southwesterly  on the arc of a 1076.28  foot
radius  curve  Concave  to the  Northwest,  with a central  angle of 15  degrees
58'14",  and having a 299.03 foot chord  bearing S. 46 degrees  20'33" W. to the
true point Of beginning.

SUBJECT TO that certain fifteen (15)  foot Easement recorded in Official Records
Book 581, Page 177, public records of Indian River County,  Florida. As modified
by Quit-Claim  Deed recorded in Official  Records Book 1056,  page 2920,  public
records of Indian River County, Florida.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00038-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00038-of-00352.parquet"}]]