Document:

EXHIBIT
      10.25

    

    

    LEASE
      AGREEMENT

    

    THIS
      LEASE AGREEMENT (this "Lease")
      is
      made as of September 19, 2006, by and between JERRY AND VICKIE MOYES, whose
      address is P.O. Box 20683, Phoenix, Arizona 85036 ("Landlord"),
      and
      CENTRAL FREIGHT LINES, INC., a Texas corporation, whose executive office is
      15333 N. Pima Rd., Suite 230, Scottsdale, AZ 85260 ("Tenant").

    

    RECITALS

    

    WHEREAS,
      on the date hereof, Tenant is selling to Landlord that certain property located
      at 2401 East 5th St., Reno, NV 89502, more fully described on Exhibit "A" hereto
      (the "Property");
      and

    

    WHEREAS,
      Landlord now desires to lease the Property to Tenant, and Tenant desires to
      lease the Property from Landlord, in each case on the terms set forth in this
      Lease.

    

    NOW,
      THEREFORE, in consideration of the foregoing Recitals and the mutual promises
      set forth below, and for other good and valuable consideration the receipt
      and
      sufficiency of which hereby are acknowledged, the parties agree as
      follows:

    

    AGREEMENT

    

    ARTICLE
      1

    THE
      LEASE

    

    SECTION
      1.01. Subject to the terms and conditions set forth below, Landlord hereby
      leases to Tenant, and Tenant hereby leases from Landlord, the
      Property.

    

    SECTION
      1.02. The term of this Lease is ten (10) years and shall commence on September
      19, 2006, and shall end on September 18, 2016, unless it is sooner terminated
      as
      hereinafter provided. Landlord or Tenant may extend this Lease an additional
      five (5) years by giving six (6) months written notice of the extension to
      the
      other party. In the event that the term is extended, the terms and conditions
      shall remain the same as during the original term. 

    

    ARTICLE
      2

    RENT

    

    SECTION
      2.01. Tenant agrees to pay to Landlord, during the entire term of this Lease,
      without abatement or set off, base rent in monthly installments, each in the
      amount of Fifteen Thousand Seven Hundred Seventy and No/100 Dollars
      ($15,770.00). Rent shall be paid in advance of each month during the term of
      this Lease, on or before the last business day of each calendar month, for
      the
      next succeeding month. Any portion of a month shall be on a daily prorated
      basis. 

    

    
      
        
           

          

        

        
        

      

      
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    SECTION
      2.02. Tenant shall also pay after thirty (30) days notice, and without
      abatement, deductions, or set off, as additional rent hereunder, all sums,
      costs, and expenses which Tenant in any other provisions of this Lease agrees
      to
      pay. In the event of nonpayment of such sums, Landlord shall have (in addition
      to all other rights and remedies) all the rights and remedies provided herein
      or
      by law for nonpayment of rent.

    

    ARTICLE
      3

    SECURITY
      DEPOSIT

    

    SECTION
      3.01. None.

    

    ARTICLE
      4

    IMPOSITIONS

    

    SECTION
      4.01. Tenant shall pay as and when due the charges for water, sewer, electrical
      power, data lines, telephone service and trash collection.

    

    SECTION
      4.02. Rent shall be paid to Landlord without notice or demand. It is the intent
      of Landlord and Tenant that all rent payable hereunder shall be absolutely
      net
      to Landlord, and shall be paid, without abatement, deduction, or set off by
      Tenant. Tenant shall be responsible for real estate taxes. Tenant shall also
      be
      responsible for the taxes on Tenant's personal property.

    

    SECTION
      4.03. All payments of rent are to be made to Landlord, at such place as Landlord
      shall designate in writing to Tenant. If after initial designation Landlord
      desires that rent shall be paid and directed among other parties, then Landlord
      shall make such designation in writing to Tenant, otherwise such designation
      shall not be effective.

    

    ARTICLE
      5

    SURRENDER
      ON TERMINATION

    

    SECTION
      5.01. Tenant shall, on the last day of the term hereof or upon any earlier
      termination of this Lease, surrender the Property to Landlord in as good
      condition, reasonable wear and tear excepted, as Tenant received the Property
      from Landlord on the first day of the Lease term, free and clear of all
      occupancies unless expressly permitted by Landlord in writing, and free and
      clear of all liens and encumbrances other than those to which this Lease is
      subject.

    

    SECTION
      5.02. Tenant will, at the termination of this Lease by lapse of time or
      otherwise, yield up immediate possession to Landlord, and failing to do so,
      will
      pay as liquidated damages, for the whole time such possession is withheld,
      the
      monthly rent set forth in Article 2 for the month immediately prior to the
      termination; but the provisions of this clause shall not be held as a waiver
      by
      Landlord of any right of re-entry as hereinafter set forth; nor shall the
      receipt of said rent or any part thereof, or any other act in apparent
      affirmance of tenancy, operate as a waiver of the right to forfeit this Lease
      and the term hereby granted for the period still unexpired, for a breach of
      any
      of the covenants herein.

    
      
         

        

        
        

      

      
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    SECTION
      5.03. Upon termination of this Lease, title to all permanent improvements made
      or constructed by Tenant and located on the Property shall vest in Landlord
      under the following terms and conditions. Tenant shall be paid for the cost
      of
      any permanent improvements made or constructed subsequent to the date of this
      Agreement, and Tenant's cost of such improvements shall be disclosed and agreed
      upon by amendment to this Lease.

    

    SECTION
      5.04. All personal property of Tenant which shall remain on the Property after
      the termination of this Lease shall, at the option of Landlord, be deemed to
      have been abandoned and may be retained by Landlord as its property or be
      disposed of, without accountability, in such manner as Landlord may see fit.
      However, Landlord shall also have the right to require Tenant to remove any
      such
      personal property at Tenant's own cost and expense and to repair any damages
      caused by such removal. Upon Tenant's failure to do so upon fifteen (15) days
      notice from Landlord, Landlord may cause such personal property to be removed
      and charge all cost of removal to Tenant.

    

    SECTION
      5.05. The provision of this Article 5 shall survive the expiration or any
      termination of this Lease.

    

    ARTICLE
      6

    INSURANCE

    

    SECTION
      6.01. During the term of the Lease, Tenant shall at its sole cost and expense,
      keep all its personal equipment and furnishings insured. Landlord assumes no
      responsibility for Tenant's personal property and belongings. Tenant shall
      insure the buildings covered under this Lease.

    

    SECTION
      6.02. In addition to the insurance to be provided and maintained by Tenant
      pursuant to Section 6.01 above, Tenant at its sole cost and expense, but for
      the
      mutual benefit of Landlord and Tenant, shall maintain during the term of this
      Lease, personal injury and property damage liability insurance against claims
      for personal injury, death, or property damage, occurring in, on, or about
      the
      Property. Such insurance shall afford minimum single limit protection of not
      less than Two Million Dollars ($2,000,000).

    

    SECTION
      6.03. Any additional insurance carried by Tenant shall not reduce the insurance
      required under this Lease to be carried by Tenant on behalf of Landlord, nor
      cause Landlord to become a co-insurer with any other person or
      entity.

    

    SECTION
      6.04. All insurance provided for in this Article shall be effected under valid
      and enforceable policies in form reasonably satisfactory to Landlord, issued
      by
      insurers of recognized responsibility which are licensed to do business under
      the laws of the United States and the State of Nevada. Upon the execution of
      this Lease, and thereafter not less than thirty (30) days prior to the execution
      dates of the expiring policies theretofore furnished pursuant to this Article,
      one original certificate thereof, bearing notations evidencing the payment
      of
      premiums or accompanied by other evidence satisfactory to Landlord of such
      payment, and further showing Landlord to be listed as an additional named
      insured and loss payee on all insurance policies provided for in this Article,
      shall be delivered by Tenant to Landlord. Copies

    
      
         

        

        
        

      

      
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    of
      all
      said insurance policies provided for in this Article shall also be delivered
      to
      Landlord upon execution of this Lease and thereafter not less than thirty (30)
      days prior to expiration of said policies.

    

    SECTION
      6.05. All policies of insurance provided for in Section 6.01 and 6.02 shall
      name
      Landlord and Tenant as the insureds, as their respective interests may
      appear.

    

    SECTION
      6.06. Each such certificate shall contain an agreement by the insurer that
      such
      policy shall not be canceled or modified without at least thirty (30) days
      prior
      written notice to Landlord.

    

    ARTICLE
      7

    LANDLORD'S
      RIGHT TO CURE

    

          SECTION
      7.01. If Tenant shall at
      any time fail to pay any Imposition in accordance with the provision of this
      Lease, or to take out, pay for, maintain, or deliver any of the insurance
      policies provided for in Article 6, or shall fail to make any other payment
      or
      perform any other act on its part to be made or performed under this Lease,
      including the obligation to maintain and repair the Property, then Landlord,
      after thirty (30) days notice to Tenant (or without notice in case of emergency)
      and without waiving or releasing Tenant from any obligation of Tenant contained
      in this Lease, may (but shall be under no obligation to):

    

            (a)     pay
      any
      Imposition by Tenant, or

    

            (b)     make
      any
      other payment or perform any other act on Tenant's part to be made or performed
      as in this Lease provided, and may enter upon the Property for such purpose
      and
      take all such action thereon as may be necessary therefor.

    

    SECTION
      7.02. All sums so paid by Landlord and all reasonable costs and expenses
      incurred by Landlord in connection with the performance of any such act
      (together with interest thereon at the maximum interest rate then permitted
      by
      Nevada law from the respective dates of Landlord's making of each such payment
      or incurring of each cost and expense) shall constitute additional rent payable
      by Tenant under this Lease and shall be paid by Tenant to Landlord upon written
      demand.

    

    ARTICLE
      8

    TENANT'S
      DUTY TO MAINTAIN

    

    SECTION
      8.01. Throughout the term of this Lease, Tenant, at its own cost and expense,
      will repair, maintain, and take good care of the Property, and appurtenances
      therein and every part of and portion of the Property and any sidewalks, parking
      lots, driveways, roadways, walls, curbs, and vaults adjoining and/or appurtenant
      to the Property and will keep same in good order and condition. Tenant will
      neither do or suffer any waste or injury to the Property or any part thereof,
      nor make any alteration of the Property without Landlord's prior written
      consent.

    
      
         

        

        
        

      

      
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    SECTION
      8.02. Tenant hereby assumes the full and sole responsibility for the condition,
      operation, repair, replacement, maintenance, development, and management of
      the
      Property throughout the entire term of this Lease. Tenant accepts the Property
      in the condition existing as of the date of this Lease and acknowledges that
      Landlord has not made any representation or warranty as to the condition of
      the
      Property and the present suitability for the conduct of Tenant's business on
      the
      Property.

    

    ARTICLE
      9

    COMPLIANCE
      WITH LAWS

    

    Subject
      to the provision of Article 23 below:

    

       
SECTION
      9.01.
      Throughout the term of this Lease, Tenant at its own cost and expense, will
      promptly comply with (a) all present and future laws, ordinances, orders, rules,
      regulations, and requirements of every duly constituted governmental authority
      or agent, and (b) all orders, rules and regulations of the National Board of
      Fire Underwriters, the Texas Fire Insurance Rating Organization or any other
      body exercising similar functions.

    

    SECTION
      9.02. Tenant shall likewise observe and comply with the requirements of all
      policies of insurance at any time in force with respect to the Property and
      of
      the insurance companies issuing them.

    

    ARTICLE
      10

    LIENS
      AND
      MORTGAGES

    

          SECTION
      10.01. Tenant will not
      create or permit to be created or to remain, and will discharge, any lien,
      encumbrance, or charge which might be or become a charge on the interest of
      Landlord under the Lease; provided,
      however,
      nothing
      herein shall require payment by Tenant of any lien or encumbrance created by
      Landlord.

    

    SECTION
      10.02. If any mechanic's, laborer's or materialman's lien shall at any time
      be
      filed against the Property or any part thereof, Tenant, if Landlord shall so
      require, within ninety (90) days after commencement of foreclosure action
      thereon will cause the same to be discharged of record by payment, deposit,
      bond, order of a court of competent jurisdiction or otherwise. If Tenant shall
      fail to cause such lien to be discharged within such period, then, in addition
      to any other right or remedy which Landlord may have under this Lease or
      otherwise, Landlord may, but shall not be obligated to, discharge the same
      either by paying the amount claimed to be due or by procuring the discharge
      of
      such lien by deposit or by bonding proceedings, and in any such event Landlord
      shall be entitled, if Landlord so elects, to compel the prosecution of an action
      for the foreclosure of such lien by the lienor and to pay the amount of the
      judgment in favor of the lienor with interest, costs, and allowances, and
      recover such sums from Tenant including the cost of discharge by deposit or
      bond, plus interest, as herein above provided.

    
      
         

        

        
        

      

      
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    ARTICLE
      11

    SALE
      OF
      LANDLORD'S INTEREST

     

     
      SECTION 11.01. In the event of any sale or exchange of the Property by Landlord
      and assignment by Landlord of this Lease, Landlord shall be relieved of all
      liability under all of its covenants and obligations contained in or derived
      from this Lease arising out of any act, occurrence or omission relating to
      the
      Property of this Lease occurring after the consummation of such sale or
      exchange.

    

    ARTICLE
      12

    RESTRICTED
      LAWFUL USE

    

    SECTION
      12.01. Tenant will not use or allow the Property or any part thereof to be
      used
      or occupied for any unlawful purpose or in violation of any certificate of
      occupancy or certificate of compliance covering or affecting the use of the
      Property or any part thereof, and Tenant will not suffer any act to be done
      or
      any condition to exist on the Property or any part thereof, or any article
      to be
      brought thereon, which may be dangerous, unless safeguarded as required by
      law,
      or which, in law, constitutes a nuisance, public or private, or which may make
      void or voidable any insurance then in force with respect thereto, unless
      consented to by Landlord, in writing.

    

    ARTICLE
      13

    HAZARDOUS
      MATERIALS

     

    SECTION
      13.01. Tenant shall, at its expense, comply with all applicable laws,
      regulations, rules, and orders, regardless of when they become or became
      effective, including without limitation those relating to health, safety, noise,
      environmental protection, waste disposal, and water and air quality, and furnish
      satisfactory evidence of such compliance upon request of Landlord. Should any
      discharge, leakage, spillage, emission, or pollution of any type occur upon
      or
      from the leased Property, due to Tenant's use and occupancy thereof, Tenant,
      at
      its expense, shall be obligated to clean the Property to the satisfaction of
      Landlord and any governmental body having jurisdiction thereover. Tenant agrees
      to indemnify, hold harmless, and defend Landlord against all liability, cost,
      and expense (including without limitation, any fines, penalties, judgments,
      litigation costs, and attorney's fees) incurred by Landlord as a result of
      Tenant's breach of this Section 13. 

    

    ARTICLE
      14

    LANDLORD'S
      RIGHT TO INSPECT AND ENTER

    

    SECTION
      14.01. Tenant will permit Landlord, and its authorized representatives, to
      enter
      the Property at all reasonable times during usual business hours for the purpose
      of (a) inspecting the same, and (b) making any repairs thereto and performing
      any work therein that may be necessary by reason of Tenant's default under
      this
      Lease. Nothing herein shall imply any duty upon the part of Landlord to do
      work
      which Tenant is required to perform, and performance thereof by Landlord shall
      not constitute a waiver of Tenant's default.

    
      
         

        

        
        

      

      
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    SECTION
      14.02. Landlord shall upon twenty four (24) hours oral notice have the right
      to
      enter the Property at all reasonable times during usual business hours for
      the
      purpose of showing the same to prospective purchasers or mortgagors
      thereof.

    

          
      SECTION 14.03. Landlord may, during the progress of any work performed by
      Landlord, keep and store upon the Property all necessary materials, tools,
      supplies, and equipment. Landlord shall not be liable for inconvenience,
      annoyance, disturbance, loss of business, or other damage of Tenant or any
      subtenant reasonably and necessarily required by the making of such repairs
      or
      the performance of any such work, or on account of bringing materials, tools,
      supplies, and equipment into or through the Property during the course thereof,
      and the obligations of Tenant under this Lease shall not be affected
      thereby.

    

    ARTICLE
      15

    TENANT
      TO
      INDEMNIFY

    

          
      SECTION 15.01. Tenant will pay and discharge, and indemnify, defend, and save
      harmless Landlord against and from costs, charges, and expenses, including
      reasonable attorneys' fees, which may be imposed upon or incurred by or asserted
      against Landlord and/or against the Property by reason of any of the following
      occurring during the term of this Lease, except as and to the extent (i) the
      same may arise from the negligence of Landlord or (ii) the same relate to the
      express responsibilities of Landlord hereunder:

    

            (a)     Any
      work
      or thing done or suffered by Tenant in, on, or about the Property, or any part
      thereof;

    

            (b)     Any
      use,
      possession, occupation, condition, operation, maintenance, or management of
      the
      Property;

    

            (c)     Any
      negligence on the part of Tenant or any of its agents, contractors, servants,
      employees, licensees, or invitees;

    

            (d)     Any
      accident,
      injury or damage to any person or property occurring in, on, or about the
      Property or any part thereof;

    

    In
      case
      any action or proceeding is brought against Landlord by reason of any such
      claim, Tenant, upon written notice from Landlord shall, at Tenant's expense,
      resist or defend such action or proceeding by counsel selected by Tenant and
      reasonably satisfactory to Landlord. Tenant may settle any such claim at any
      time on such items as it may find acceptable.

    

    ARTICLE
      16

    DAMAGE
      OR
      DESTRUCTION

    

    SECTION
      16.01. In case of casualty to the Property resulting in damage or destruction,
      Tenant will promptly give written notice thereof to Landlord. Tenant, at its
      sole cost and expense, whether or not such casualty loss is covered by insurance
      and whether or not the insurance proceeds, if any, shall be sufficient for
      the
      purpose, shall restore, repair, replace, or

    
      
         

        

        
        

      

      
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    rebuild
      the same as nearly as possible to its value, condition, and character
      immediately prior to such damage or destruction.

    

    SECTION
      16.02. No destruction of or damage to the Property or any part thereof by fire
      or any other casualty, irrespective of whether such destruction or damage may
      occur before, on, or after the date of the commencement of the term of this
      Lease, shall permit Tenant to surrender this Lease or shall relieve Tenant
      from
      its liability to pay the full net rent and other charges payable under this
      Lease, and Tenant waives any rights now or hereafter conferred upon it, by
      statute or otherwise, to quit or surrender this Lease or the demised Property
      or
      any part thereof, or to any suspension, diminution, abatement, or reduction
      of
      net rent on account of such destruction or damage. Notwithstanding the
      foregoing, in the event that the Property or a significant portion thereof
      (exclusive of buildings and other improvements thereon) are materially damaged
      or destroyed by a natural disaster or other casualty (other than fire) such
      that
      they cannot economically or feasibly be used by Tenant in the conduct or
      operation of its business, irrespective of whether such damage or destruction
      may occur before, on, or after the date of the commencement of the term of
      this
      Lease, Tenant may at its option terminate this Lease upon thirty (30) days
      prior
      written notice to Landlord given with fifteen (15) days of such damage or
      destruction. Upon such termination, neither party shall have any further
      obligation to the other except with respect to accrued but unpaid liabilities
      under the Lease to the date of termination.

    

    ARTICLE
      17

    CONDEMNATION

    

    SECTION
      17.01. Wherever used in this Article 17, the following words shall have the
      definitions and meaning hereinafter set forth:

    

            (a)     "Condemnation":
      any
      action or proceeding brought for the purpose of any taking of the fee of the
      Property or any part thereof or interest therein (including the leasehold estate
      of Tenant in the Property) by competent authority as a result of the exercise
      of
      the power of eminent domain, including a voluntary sale to such authority either
      under threat of condemnation or while such action or proceeding is
      pending.

    

            (b)     "Vesting
      Date":
      the
      event and date of vesting title to the fee of the Property or any part thereof
      or interest therein, in the competent authority pursuant to
      Condemnation.

    

           
      SECTION 17.02. If all of the Property shall be taken in Condemnation, this
      Lease
      shall terminate at the Vesting Date and the net rent under this Lease shall
      be
      apportioned to the date of such termination.

    

          
      SECTION 17.03. If less than all of the Property shall be taken in Condemnation,
      Landlord and Tenant mutually shall determine, within a reasonable time after
      the
      Vesting Date, whether the remaining buildings and improvements thereon (after
      necessary repairs and reconstruction to constitute them a complete architectural
      unit) can economically and feasibly be used by Tenant. If it is determined
      that
      the remaining Property cannot economically and feasibly

    
      
         

        

        
        

      

      
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    by
      used
      by Tenant, taking into account minimum space requirements for the conduct and
      operation of its business, Landlord or Tenant, at their respective election,
      may
      terminate this Lease on thirty (30) days notice after such determination, and
      the net rent and other charges payable by Tenant under this Lease shall be
      apportioned to the date of termination. Thereafter, neither party shall have
      any
      continuing obligation to the other hereunder.

    

    SECTION
      17.04. In the event of Condemnation, the entire Condemnation award shall be
      paid
      to Landlord.

    

    SECTION
      17.05. If this Lease shall not terminate as provided in Section 17.02, the
      base
      rent thereafter required to be paid shall be reduced by a fraction, the
      denominator of which shall be the total square footage of the Property prior
      to
      Condemnation, and the numerator of which shall be the denominator minus the
      total square footage of the Property after Condemnation.

    

    ARTICLE
      18

    ASSIGNMENT

    

          
      SECTION 18.01. Tenant may not sell, transfer, assign, sublease, license, or
      transfer all or any part of its rights under this Lease without the prior
      written consent of Landlord. Landlord's consent to any such assignment shall
      not
      be unreasonably withheld; provided,
      however,
      that it
      shall be a condition to Landlord's consent that the proposed transferee has
      the
      financial ability and business experience to own and operate the business
      located on the Property and has a good business reputation. Upon any such
      permitted assignment or transfer, Tenant (and any previous assignee) shall
      remain fully liable hereunder and shall not be released from the performance
      of
      any remaining obligations of Tenant under his Lease during the remainder. Tenant
      shall deliver to Landlord not later than five (5) days before the effective
      date
      thereof, a duplicate original of such assignment together with the assumption
      agreement by the assignee.

    

          
      SECTION 18.02. Any assignment or sublease which may hereafter be made by Tenant
      with Landlord's approval shall provide that it is expressly made subject to
      the
      terms, covenants, provisions, and conditions of this Lease and is subordinate
      thereto, and shall prohibit prepayment of rent thereunder (including security)
      in an amount exceeding three (3) months rent. Landlord will issue
      non-disturbance agreements to subtenants requesting same in writing, provided
      their respective subleases are commercially reasonable terms.

    

          
      SECTION 18.03. Tenant hereby assigns to Landlord, effective upon the occurrence
      of any Event of Default hereunder, and so long as such Event of Default remains
      uncured, as collateral security for the performance of all obligations of Tenant
      under this Lease, any sublease created by Tenant and each and every amendment,
      modification, or extension thereof. In no event shall such assignment impose
      upon Landlord any duty or obligation to perform any of the obligations of Tenant
      as sub-landlord under any such leases or subleases. After default by Tenant,
      Landlord may collect the rents and subrents from any and all subtenants or
      occupants and apply the net amount collected to the net rent under this Lease,
      but no such collection by Landlord will be deemed to be a waiver of any
      agreement, term, covenant, or condition of this Lease by Landlord, nor the
      acceptance by Landlord of any subtenant or occupant, as Tenant.

    
      
         

        

        
        

      

      
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    SECTION
      18.04. Notwithstanding any provision of this Article 18, Tenant's interest
      in
      this Lease may be assigned with Landlord's written consent; provided,
      however,
      upon
      any such assignment, Tenant (and any previous assignee) shall remain fully
      liable hereunder and shall not be released from the performance of any remaining
      obligations of Tenant under this Lease during the remainder of the
      term.

    

    ARTICLE
      19

    TENANT'S
      DEFAULTS

    

    SECTION
      19.01. The occurrence of any one or more of the following events (herein
      sometimes called "Events
      of Default")
      shall
      constitute a material default and breach of this Lease by Tenant:

    

            (a)     Failure
      to make the due and punctual payment of any rent, or to pay any other sums
      required to be paid by Tenant under this Lease when and as the same shall become
      due and payable; 

    

            (b)     Failure
      by Tenant to perform or comply with any of the covenants, agreements, terms
      or
      conditions contained in this Lease other than those referred to in the foregoing
      subdivision (a), and the continuation of such default for a period of thirty
      (30) days after written notice thereof form Landlord to Tenant (provided, that
      if Tenant proceeds with due diligence during such thirty (30) day period to
      cure
      such default and is unable by reason of the nature of the work involved, to
      cure
      the same within the said thirty (30) days, its time to do so shall be extended
      for such additional period as shall be necessary to cure the same);

    

            (c)     The
      filing by Tenant of a voluntary petition in bankruptcy or the adjudication
      of
      Tenant as a bankrupt or insolvent, or taking by Tenant of the benefit of any
      relevant debtors or the filing by Tenant of any petition or answer seeking
      any
      reorganization, arrangement, composition, readjustment, liquidation, dissolution
      or similar relief for itself under any present or future federal or state
      bankruptcy or insolvency statutes or other consent to or acquiescence in the
      appointment of any trustee, receiver or liquidator of Tenant or of all or any
      substantial part of its properties, or the making by Tenant of any general
      assignment for the benefit of creditors; or

    

            (d)     The
      filing against Tenant of a petition seeking any reorganization, arrangement,
      composition, readjustment, liquidation, dissolution, or similar relief under
      any
      present or future federal, state or other statute, law, or regulation which
      petition shall remain undismissed or unstayed for an aggregate of sixty (60)
      days, or if any trustee, receiver, or liquidator of Tenant, or of all or any
      substantial part of its properties, shall be appointed without the consent
      or
      acquiescence of Landlord and such appointment shall remain unvacated or unstayed
      for an aggregate of sixty (60) days.

    

    In
      the
      event of any such Event of Default, this Lease and the term herein stated and
      all rights of Tenant under this Lease at the option of Landlord shall expire
      and
      terminate.

    
      
         

        

        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    SECTION
      19.02. Upon any such termination of this Lease, Tenant shall quit and peacefully
      surrender the Property to Landlord and the buildings and improvements thereon
      shall automatically be and become the property of Landlord free and clear of
      any
      claims of Tenant. At any time on or after such termination, Landlord may without
      further notice, enter upon the Property by force, summary proceedings,
      ejectment, or otherwise, and dispose and remove Tenant therefrom.

    

    SECTION
      19.03. In such event of termination, Landlord shall be entitled to accelerate
      the rent to recover from Tenant all unpaid installments of rent and other sums
      due and owing under this Lease for the remainder of the term and all other
      damages incurred by Landlord by reason of Tenant's default, including but not
      limited to any or all of the following:

    

            (a)     The
      cost
      of recovering possession of the Property, including attorney's fees and court
      costs;

    

            (b)     Any
      other
      amount necessary to compensate Landlord for all the detriment proximately caused
      by Tenant's failure to perform its obligations under this Lease or which in
      the
      ordinary course of things would be likely to result therefrom; and

    

            (c)     Any
      other
      amounts and remedies permitted by law. 

     

          
      All remedies are cumulative and are not alternate or singular.

    

          
      SECTION 19.04. At any time (a) written fifteen (15) days prior to the expiration
      of the term of this Lease, or (b) after Landlord or Tenant shall have been
      served any notice of termination of this Lease, but prior to the date of
      termination, or (c) after Landlord shall have commenced a proceeding to recover
      possession of the Property, but prior to the termination of this Lease, all
      subleases theretofore executed by or assigned to Tenant and the rents payable
      thereunder, at the option of Landlord (such option to be exercised by notice
      to
      Tenant), shall be deemed assigned and transferred by Tenant to Landlord. Such
      assignment and transfer shall be effected without execution by Tenant of any
      instrument. However, Tenant at Landlord's request, shall execute, acknowledge
      and deliver to Landlord an instrument or instruments, in recordable form,
      confirming such assignment and transfer, and in the event that Tenant shall
      fail
      or refuse to execute, acknowledge, or deliver such instrument, Landlord, in
      addition to any other rights and remedies, may as the attorney-in-fact of
      Tenant, execute, acknowledge and deliver it, and Tenant hereby irrevocably
      nominates, constitutes and appoints Landlord Tenant's proper and legal
      attorney-in-fact for such purpose, coupled with an interest, hereby ratifying
      all that Landlord may do in such capacity.

    

          
      SECTION 19.05. Tenant, for and on behalf of itself and all persons claiming
      through or under Tenant waives any and all right of redemption or reentry or
      repossession or to restore the operation of this Lease in case Tenant shall
      be
      dispossessed by a judgment or by warrant of any court or judge or in case of
      expiration or termination of this Lease. The terms "enter", "reenter", "entry",
      or "reentry", as used in this Lease, are not restricted to their technical
      legal
      meaning.

    
      
         

        

        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    SECTION
      19.06. No failure by Landlord to insist upon the strict performance of any
      covenant, agreement, term, or condition of this Lease or to exercise any right
      or remedy consequent upon a breach thereof, and no acceptance of full or partial
      rent during the continuance of any such breach, shall constitute a wavier of
      any
      such breach or of such covenant, agreement, term or condition. No covenant,
      agreement, term or condition of this Lease to be performed or complied with
      by
      Landlord or Tenant, and no breach thereof, shall be waived, altered, or
      modified, except by a written instrument executed by the party to be charged
      therewith. No waiver of any breach shall affect or alter this Lease, but each
      and every covenant, agreement, term, and condition of this Lease shall continue
      in full force and effect with respect to any other then existing or subsequent
      breach thereof.

    

    SECTION
      19.07. In the event of any breach by Tenant of any of the covenants, agreements,
      terms, or conditions contained in this Lease, Landlord shall be entitled to
      enjoin such breach and shall have the right to invoke any right and remedy
      allowed at law or in equity for such breach as though re-entry, summary
      proceedings, and other remedies were not provided for in this Lease.

    

    ARTICLE
      20

    END
      OF
      TERM, INTEREST ON DEFAULT, AND LATE CHARGES

    

          
      SECTION 20.01. All rent in arrears and all amounts collectible hereunder shall
      bear interest at the lessor of (i) fifteen percent (15%) per annum, or (ii)
      the
      maximum rate then permitted by Nevada law, from their respective due dates
      until
      paid; provided,
      that
      this shall in no way limit, lessen, or affect any claim for damages by Landlord
      for any breach or default by Tenant.

    

          
      SECTION 20.02. Tenant hereby acknowledges that late payment by Tenant to
      Landlord of rent and other sums due hereunder will cause Landlord to incur
      costs
      not contemplated by this Lease, the exact amount of which will be extremely
      difficult to ascertain. Such costs include, but are not limited to, processing
      and accounting charges, and late charges which may be imposed on Landlord by
      the
      terms of any mortgage or trust deed covering the Property.

    

    ARTICLE
      21

    SEVERABILITY

    

          
      SECTION 21.01. If any term of provision of this Lease or the application thereof
      to any person or circumstances shall, to any extent, be invalid or unacceptable,
      the remainder of this Lease, or the application of such term or provision to
      persons or circumstances other than those as to which it is held invalid or
      unenforceable, shall not be affected thereby, and each term and provision of
      this Lease shall be valid and be enforced to the fullest extent permitted by
      law.

    

    
      
         

        

        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    ARTICLE
      22

    NOTICES
      AND CONSENTS

    

    SECTION
      22.01. Any notice, request, demand, statement, or consent herein required or
      permitted to be given by either party to the other hereunder shall be in writing
      and shall be deemed to have been sufficiently and effectually given if signed
      by
      or on behalf of the party giving the notice and mailed by registered or
      certified prepaid post, return receipt requested, addressed to the
      other;

    

    
      	 	
              If
                to Landlord:

            	 
	 	 	 	 
	 	 	
              Jerry
                and Vickie Moyes

            	 
	 	 	
              c/o
                Jeff Shumway, Swift Aviation Group, Inc.

            	 
	 	 	
              (by
                U.S. Mail)

            	
              (by
                Express Courier)

            
	 	 	
              P.O.
                Box 20683

            	
              2710
                E. Old Tower Road

            
	 	 	
              Phoenix,
                AZ 85036

            	
              Phoenix,
                AZ 85034

            
	 	 	 	 
	 	
              And
                if to Tenant:

            	 
	 	 	 	 
	 	 	
              Central
                Freight Lines, Inc.

            	 
	 	 	
              Attn:
                President

            	 
	 	 	
              15333
                N. Pima Rd.

            	 
	 	 	
              Suite
                230

            	 
	 	 	
              Scottsdale,
                AZ 85260

            	 

    

    

    Any
      such
      notice given as aforesaid shall be conclusively deemed to have been given and
      received, if mailed by U.S. mail properly addressed and postage prepaid, three
      (3) business days next following the day on which such notice was mailed. Either
      party may, from time to time, furnish to the other notice of the address or
      change of address to which notices are to be given to it hereunder.

    

    SECTION
      22.02. Wherever any consent is required under this Lease, the same shall not
      be
      unreasonably withheld.

    

    ARTICLE
      23

    CONDITION
      OF LEASED PROPERTY

    

          
      SECTION 23.01. Tenant represents that, except as expressly provided in this
      Article 23, the Property, all surface conditions thereof, and the present uses
      thereof, have been examined by Tenant and that Tenant accepts the same in the
      condition or state in which they or any of them may be upon the date of this
      Lease, without any representation or warranty, express or implied, in fact
      or by
      law, by Landlord and without recourse to Landlord, as to the nature, condition
      or usability thereof or the use or uses to which the Property or any part
      thereof may be put.

    

    
      
         

        

        
        

      

      
        13

        
          

        

      

      
        
        

      

    

    ARTICLE
      24

    COVENANT
      OF QUIET ENJOYMENT

    

          
      SECTION 24.01. Except as provided in Articles 7 and 14, Landlord covenants
      that
      Tenant, upon paying the rent and all other charges herein provided for and
      observing and keeping all covenants, agreements, and conditions of this Lease
      on
      its part to be kept, shall quietly have and enjoy the Property during the term
      of this Lease, without hindrance or molestation by Landlord or anyone claiming
      by or through Landlord.

    

    SECTION
      24.02. In case Landlord or any successor owner shall convey or further lease
      the
      Property, all liabilities and obligations on the part of Landlord, as Landlord,
      under this Lease occurring after such conveyance shall terminate upon such
      conveyance, and thereupon all such liabilities and obligations will be binding
      upon the grantee or lessee as successor Landlord.

    

    ARTICLE
      25

    BROKERS

    

    SECTION
      25.01. Landlord and Tenant each represent and warrant to each other that no
      agent or broker represents them in connection with this Lease.

    

    ARTICLE
      26

    CAPTIONS

    

    SECTION
      26.01. The captions of this Lease are for convenience and reference only and
      in
      no way define, limit, or describe the scope or intent of this Lease nor in
      any
      way affect this Lease.

    

    ARTICLE
      27

    SUCCESSORS

    

    SECTION
      27.01. The covenants and agreements herein contained shall bind and inure to
      the
      benefit of Landlord and Tenant and their respective heirs, legal
      representatives, successors and assigns, except as otherwise provided
      herein.

    

    ARTICLE
      28

    DELAYING
      CAUSES

    

          
      SECTION 28.01. If either party is delayed in the performance of any covenant
      of
      this Lease because of any of the following causes: unusual action of the
      elements, war, riot, strikes, lockouts, labor disputes, inability to procure
      or
      general shortage of labor, materials or merchandise in the normal channels
      of
      trade, delay in transportation, delay in inspections, governmental action or
      inaction where action is required, or any cause beyond the reasonable control
      of
      the party so obligated, whether similar or dissimilar to the foregoing (except
      for any delay on account of financial inability), then such performance shall
      be
      excused for the period of the delay and the period such performance shall be
      extended for a period equivalent to the period

    
      
         

        

        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    of
      such
      delay, except that the foregoing shall in no way affect (i) Tenant's obligation
      to pay rent or other monetary obligations hereunder, or (ii) the length of
      the
      term.

    

    ARTICLE
      29

    NO
      PARTNERSHIP

    

    SECTION
      29.01. Nothing contained in this Lease shall be construed as creating any type
      or manner of partnership, joint venture, or joint enterprise with or between
      Landlord and Tenant.

    

    ARTICLE
      30

    MISCELLANEOUS

    

    SECTION
      30.01. This Lease shall be construed and enforced in accordance with the laws
      of
      the State of Nevada.

    

    SECTION
      30.02. Time is of the essence of this Lease.

    

    ARTICLE
      31

    FURTHER
      INSTRUMENTS

    

    SECTION
      31.01. Upon request of Tenant or Landlord, the parties hereto shall execute
      and
      deliver such further instruments, including without limitation a memorandum
      of
      lease if requested by Tenant, in form for recording as may be necessary to
      effect this Lease and the covenants and obligations of the parties
      hereto.

    

    SECTION
      31.02. This Agreement is the entire agreement and understanding of the parties
      hereto with respect to the subject matter hereof, and supersedes all prior
      and
      contemporaneous representations, negotiations, undertakings and agreements,
      written or oral, among any of the parties. No representation, inducement,
      agreement, promise, understanding, or waiver altering, modifying, taking from
      or
      adding to the terms and conditions hereof, shall have any force or effect unless
      the same is in writing and validly executed by all the parties
      hereto.

    

    ARTICLE
      32

    SUBORDINATION
      OF LEASE TO MORTGAGES

    

          
      SECTION 32.01 This Lease shall be subject and subordinate at all times to the
      lien of existing mortgages and of mortgages which hereafter may be made a lien
      on the Property. Although no instrument or act on the part of Tenant shall
      be
      necessary to effectuate such subordination, Tenant will nevertheless execute
      and
      deliver such further instruments subordinating this Lease to the lien of any
      such mortgages as may be desired by the mortgagee. Tenant hereby irrevocably
      appoints Landlord as its attorney-in-fact to execute and deliver any such
      instrument for Tenant; provided,
      however,
      and
      notwithstanding the foregoing provisions hereof, upon foreclosure of the
      mortgage with the mortgagee succeeding to the rights of Landlord, Tenant shall,
      at the option of said mortgagee, attorn to the mortgagee as
      follows:

    
      
         

        

        
        

      

      
        15

        
          

        

      

      
        
        

      

    

            (a)     Tenant
      shall be bound to the mortgagee under all the terms of the Lease for the balance
      of the term hereof remaining with the same force and effect as if the mortgagee
      were Landlord under the Lease, and Tenant hereby attorns to the mortgagee as
      its
      Landlord, such attornment to be effective and self-operative, without the
      execution of further instrument on the part of either of the parties hereto,
      and
      immediately upon the mortgagee succeeding to the interest of Landlord under
      this
      lease and having given written notice of the same to Tenant. The respective
      rights and obligations of Tenant and of the mortgagee upon such attornment
      shall
      to the extent of the remaining term of the lease be the same as now
      set.

    

            (b)     The
      mortgagee shall be bound to Tenant under all of the terms of this Lease, and
      Tenant shall, from and after such event, have the same remedies against the
      mortgagee for the breach of an agreement contained in this Lease that Tenant
      might have had under this Lease against Landlord hereunder. In no event,
      however, shall the mortgagee be liable for any act or omission of any prior
      Landlord, be subject to any offsets or defenses which Tenant might have against
      any prior Landlord, or be bound by any rent or additional rent which Tenant
      might have paid to any prior Landlord for more than the current
      month.

    

    

    

    [REMAINDER
      OF PAGE INTENTIONALLY LEFT BLANK]

    
      
         

        

        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    IN
      WITNESS WHEREOF, the parties hereto have executed this Lease effective as of
      the
      day and year first above written.

    

    
      	 	
              TENANT:

            
	 	 	 
	 	
              CENTRAL
                FREIGHT LINES, INC.

            
	 	 	 
	 	 	 
	 	
              By:

            	  
              /s/ Robert V. Fasso
	 	
              Name:

            	 Robert
              V. Fassl
	 	
              Title:

            	 President
              and Chief Executive Officer
	 	 	 
	 	 	 
	 	
              LANDLORD:

            
	 	 	 
	 	
              JERRY
                AND VICKIE MOYES

            
	 	 	 
	 	 	 
	 	  
              /s/ Jerry Moyes
	 	
              Jerry
                Moyes

            
	 	 	 
	 	 	 
	 	  
              /s/ Vickie Moyes
	 	
              Vickie
                Moyes

            

    

    

     

    
      
        
        

      

      
        17

        
          
Back
          to Form 10-QExhibit 10.26 (Lease Agreement - SPP)

    
      

    

    EXHIBIT
      10.26

    

    

    LEASE
      AGREEMENT

    

          
      THIS LEASE AGREEMENT (this "Lease")
      is
      made as of September 19, 2006, by and between SOUTHWEST PREMIER PROPERTIES,
      L.L.C., a Texas limited liability company, whose address is P.O. Box 20683,
      Phoenix, Arizona 85036 ("Landlord"),
      and
      CENTRAL FREIGHT LINES, INC., a Texas corporation, whose executive office is
      15333 N. Pima Rd., Suite 230, Scottsdale, AZ 85260 ("Tenant").

    

    RECITALS

    

          
      WHEREAS, on the date hereof, Tenant is selling to Landlord that certain property
      located at 2100 N. Dragoon St., Tucson, AZ 85745, more fully described on
      Exhibit "A" hereto (the "Property");
      and

    

    WHEREAS,
      Landlord now desires to lease the Property to Tenant, and Tenant desires to
      lease the Property from Landlord, in each case on the terms set forth in this
      Lease.

    

    NOW,
      THEREFORE, in consideration of the foregoing Recitals and the mutual promises
      set forth below, and for other good and valuable consideration the receipt
      and
      sufficiency of which hereby are acknowledged, the parties agree as
      follows:

    

    AGREEMENT

    

    ARTICLE
      1

    THE
      LEASE

    

    SECTION
      1.01. Subject to the terms and conditions set forth below, Landlord hereby
      leases to Tenant, and Tenant hereby leases from Landlord, the
      Property.

    

    SECTION
      1.02. The term of this Lease is ten (10) years and shall commence on September
      19, 2006, and shall end on September 18, 2016, unless it is sooner terminated
      as
      hereinafter provided. Landlord or Tenant may extend this Lease an additional
      five (5) years by giving six (6) months written notice of the extension to
      the
      other party. In the event that the term is extended, the terms and conditions
      shall remain the same as during the original term. 

    

    ARTICLE
      2

    RENT

    

    SECTION
      2.01. Tenant agrees to pay to Landlord, during the entire term of this Lease,
      without abatement or set off, base rent in monthly installments, each in the
      amount of Six Thousand Nine Hundred Thirty and No/100 Dollars ($6,930.00).
      Rent
      shall be paid in advance of each month during the term of this Lease, on or
      before the last business day of each calendar month, for the next succeeding
      month. Any portion of a month shall be on a daily prorated basis. 

     

    
 

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    SECTION
      2.02. Tenant shall also pay after thirty (30) days notice, and without
      abatement, deductions, or set off, as additional rent hereunder, all sums,
      costs, and expenses which Tenant in any other provisions of this Lease agrees
      to
      pay. In the event of nonpayment of such sums, Landlord shall have (in addition
      to all other rights and remedies) all the rights and remedies provided herein
      or
      by law for nonpayment of rent.

    

    ARTICLE
      3

    SECURITY
      DEPOSIT

    

    SECTION
      3.01. None.

    

    ARTICLE
      4

    IMPOSITIONS

    

    SECTION
      4.01. Tenant shall pay as and when due the charges for water, sewer, electrical
      power, data lines, telephone service and trash collection.

    

    SECTION
      4.02. Rent shall be paid to Landlord without notice or demand. It is the intent
      of Landlord and Tenant that all rent payable hereunder shall be absolutely
      net
      to Landlord, and shall be paid, without abatement, deduction, or set off by
      Tenant. Tenant shall be responsible for real estate taxes. Tenant shall also
      be
      responsible for the taxes on Tenant's personal property.

    

    SECTION
      4.03. All payments of rent are to be made to Landlord, at such place as Landlord
      shall designate in writing to Tenant. If after initial designation Landlord
      desires that rent shall be paid and directed among other parties, then Landlord
      shall make such designation in writing to Tenant, otherwise such designation
      shall not be effective.

    

    ARTICLE
      5

    SURRENDER
      ON TERMINATION

    

          
      SECTION 5.01. Tenant shall, on the last day of the term hereof or upon any
      earlier termination of this Lease, surrender the Property to Landlord in as
      good
      condition, reasonable wear and tear excepted, as Tenant received the Property
      from Landlord on the first day of the Lease term, free and clear of all
      occupancies unless expressly permitted by Landlord in writing, and free and
      clear of all liens and encumbrances other than those to which this Lease is
      subject.

    

    SECTION
      5.02. Tenant will, at the termination of this Lease by lapse of time or
      otherwise, yield up immediate possession to Landlord, and failing to do so,
      will
      pay as liquidated damages, for the whole time such possession is withheld,
      the
      monthly rent set forth in Article 2 for the month immediately prior to the
      termination; but the provisions of this clause shall not be held as a waiver
      by
      Landlord of any right of re-entry as hereinafter set forth; nor shall the
      receipt of said rent or any part thereof, or any other act in apparent
      affirmance of tenancy, operate as a waiver of the right to forfeit this Lease
      and the term hereby granted for the period still unexpired, for a breach of
      any
      of the covenants herein.

    
      
         

        

        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    SECTION
      5.03. Upon termination of this Lease, title to all permanent improvements made
      or constructed by Tenant and located on the Property shall vest in Landlord
      under the following terms and conditions. Tenant shall be paid for the cost
      of
      any permanent improvements made or constructed subsequent to the date of this
      Agreement, and Tenant's cost of such improvements shall be disclosed and agreed
      upon by amendment to this Lease.

    

    SECTION
      5.04. All personal property of Tenant which shall remain on the Property after
      the termination of this Lease shall, at the option of Landlord, be deemed to
      have been abandoned and may be retained by Landlord as its property or be
      disposed of, without accountability, in such manner as Landlord may see fit.
      However, Landlord shall also have the right to require Tenant to remove any
      such
      personal property at Tenant's own cost and expense and to repair any damages
      caused by such removal. Upon Tenant's failure to do so upon fifteen (15) days
      notice from Landlord, Landlord may cause such personal property to be removed
      and charge all cost of removal to Tenant.

    

    SECTION
      5.05. The provision of this Article 5 shall survive the expiration or any
      termination of this Lease.

    

    ARTICLE
      6

    INSURANCE

    

          
      SECTION 6.01. During the term of the Lease, Tenant shall at its sole cost and
      expense, keep all its personal equipment and furnishings insured. Landlord
      assumes no responsibility for Tenant's personal property and belongings. Tenant
      shall insure the buildings covered under this Lease.

    

    SECTION
      6.02. In addition to the insurance to be provided and maintained by Tenant
      pursuant to Section 6.01 above, Tenant at its sole cost and expense, but for
      the
      mutual benefit of Landlord and Tenant, shall maintain during the term of this
      Lease, personal injury and property damage liability insurance against claims
      for personal injury, death, or property damage, occurring in, on, or about
      the
      Property. Such insurance shall afford minimum single limit protection of not
      less than Two Million Dollars ($2,000,000).

    

    SECTION
      6.03. Any additional insurance carried by Tenant shall not reduce the insurance
      required under this Lease to be carried by Tenant on behalf of Landlord, nor
      cause Landlord to become a co-insurer with any other person or
      entity.

    

    SECTION
      6.04. All insurance provided for in this Article shall be effected under valid
      and enforceable policies in form reasonably satisfactory to Landlord, issued
      by
      insurers of recognized responsibility which are licensed to do business under
      the laws of the United States and the State of Arizona. Upon the execution
      of
      this Lease, and thereafter not less than thirty (30) days prior to the execution
      dates of the expiring policies theretofore furnished pursuant to this Article,
      one original certificate thereof, bearing notations evidencing the payment
      of
      premiums or accompanied by other evidence satisfactory to Landlord of such
      payment, and further showing Landlord to be listed as an additional named
      insured and loss payee on all insurance policies provided for in this Article,
      shall be delivered by Tenant to Landlord. Copies

    
      
         

        

        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    of
      all
      said insurance policies provided for in this Article shall also be delivered
      to
      Landlord upon execution of this Lease and thereafter not less than thirty (30)
      days prior to expiration of said policies.

    

    SECTION
      6.05. All policies of insurance provided for in Section 6.01 and 6.02 shall
      name
      Landlord and Tenant as the insureds, as their respective interests may
      appear.

    

    SECTION
      6.06. Each such certificate shall contain an agreement by the insurer that
      such
      policy shall not be canceled or modified without at least thirty (30) days
      prior
      written notice to Landlord.

    

    ARTICLE
      7

    LANDLORD'S
      RIGHT TO CURE

    

          
      SECTION 7.01. If Tenant shall at any time fail to pay any Imposition in
      accordance with the provision of this Lease, or to take out, pay for, maintain,
      or deliver any of the insurance policies provided for in Article 6, or shall
      fail to make any other payment or perform any other act on its part to be made
      or performed under this Lease, including the obligation to maintain and repair
      the Property, then Landlord, after thirty (30) days notice to Tenant (or without
      notice in case of emergency) and without waiving or releasing Tenant from any
      obligation of Tenant contained in this Lease, may (but shall be under no
      obligation to):

    

            (a)     pay
      any
      Imposition by Tenant, or

    

            (b)     make
      any
      other payment or perform any other act on Tenant's part to be made or performed
      as in this Lease provided, and may enter upon the Property for such purpose
      and
      take all such action thereon as may be necessary therefor.

    

    SECTION
      7.02. All sums so paid by Landlord and all reasonable costs and expenses
      incurred by Landlord in connection with the performance of any such act
      (together with interest thereon at the maximum interest rate then permitted
      by
      Arizona law from the respective dates of Landlord's making of each such payment
      or incurring of each cost and expense) shall constitute additional rent payable
      by Tenant under this Lease and shall be paid by Tenant to Landlord upon written
      demand.

    

    ARTICLE
      8

    TENANT'S
      DUTY TO MAINTAIN

    

    SECTION
      8.01. Throughout the term of this Lease, Tenant, at its own cost and expense,
      will repair, maintain, and take good care of the Property, and appurtenances
      therein and every part of and portion of the Property and any sidewalks, parking
      lots, driveways, roadways, walls, curbs, and vaults adjoining and/or appurtenant
      to the Property and will keep same in good order and condition. Tenant will
      neither do or suffer any waste or injury to the Property or any part thereof,
      nor make any alteration of the Property without Landlord's prior written
      consent.

    
      
         

        

        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    SECTION
      8.02. Tenant hereby assumes the full and sole responsibility for the condition,
      operation, repair, replacement, maintenance, development, and management of
      the
      Property throughout the entire term of this Lease. Tenant accepts the Property
      in the condition existing as of the date of this Lease and acknowledges that
      Landlord has not made any representation or warranty as to the condition of
      the
      Property and the present suitability for the conduct of Tenant's business on
      the
      Property.

    

    ARTICLE
      9

    COMPLIANCE
      WITH LAWS

    

    Subject
      to the provision of Article 23 below:

    

          
      SECTION 9.01. Throughout the term of this Lease, Tenant at its own cost and
      expense, will promptly comply with (a) all present and future laws, ordinances,
      orders, rules, regulations, and requirements of every duly constituted
      governmental authority or agent, and (b) all orders, rules and regulations
      of
      the National Board of Fire Underwriters, the Texas Fire Insurance Rating
      Organization or any other body exercising similar functions.

    

    SECTION
      9.02. Tenant shall likewise observe and comply with the requirements of all
      policies of insurance at any time in force with respect to the Property and
      of
      the insurance companies issuing them.

    

    ARTICLE
      10

    LIENS
      AND
      MORTGAGES

    

          
      SECTION 10.01. Tenant will not create or permit to be created or to remain,
      and
      will discharge, any lien, encumbrance, or charge which might be or become a
      charge on the interest of Landlord under the Lease; provided,
      however,
      nothing
      herein shall require payment by Tenant of any lien or encumbrance created by
      Landlord.

    

    SECTION
      10.02. If any mechanic's, laborer's or materialman's lien shall at any time
      be
      filed against the Property or any part thereof, Tenant, if Landlord shall so
      require, within ninety (90) days after commencement of foreclosure action
      thereon will cause the same to be discharged of record by payment, deposit,
      bond, order of a court of competent jurisdiction or otherwise. If Tenant shall
      fail to cause such lien to be discharged within such period, then, in addition
      to any other right or remedy which Landlord may have under this Lease or
      otherwise, Landlord may, but shall not be obligated to, discharge the same
      either by paying the amount claimed to be due or by procuring the discharge
      of
      such lien by deposit or by bonding proceedings, and in any such event Landlord
      shall be entitled, if Landlord so elects, to compel the prosecution of an action
      for the foreclosure of such lien by the lienor and to pay the amount of the
      judgment in favor of the lienor with interest, costs, and allowances, and
      recover such sums from Tenant including the cost of discharge by deposit or
      bond, plus interest, as herein above provided.

    
      
         

        

        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    ARTICLE
      11

    SALE
      OF
      LANDLORD'S INTEREST

    

          
      SECTION 11.01. In the event of any sale or exchange of the Property by Landlord
      and assignment by Landlord of this Lease, Landlord shall be relieved of all
      liability under all of its covenants and obligations contained in or derived
      from this Lease arising out of any act, occurrence or omission relating to
      the
      Property of this Lease occurring after the consummation of such sale or
      exchange.

    

    ARTICLE
      12

    RESTRICTED
      LAWFUL USE

    

    SECTION
      12.01. Tenant will not use or allow the Property or any part thereof to be
      used
      or occupied for any unlawful purpose or in violation of any certificate of
      occupancy or certificate of compliance covering or affecting the use of the
      Property or any part thereof, and Tenant will not suffer any act to be done
      or
      any condition to exist on the Property or any part thereof, or any article
      to be
      brought thereon, which may be dangerous, unless safeguarded as required by
      law,
      or which, in law, constitutes a nuisance, public or private, or which may make
      void or voidable any insurance then in force with respect thereto, unless
      consented to by Landlord, in writing.

    

    ARTICLE
      13

    HAZARDOUS
      MATERIALS

    

          
      SECTION 13.01. Tenant shall, at its expense, comply with all applicable laws,
      regulations, rules, and orders, regardless of when they become or became
      effective, including without limitation those relating to health, safety, noise,
      environmental protection, waste disposal, and water and air quality, and furnish
      satisfactory evidence of such compliance upon request of Landlord. Should any
      discharge, leakage, spillage, emission, or pollution of any type occur upon
      or
      from the leased Property, due to Tenant's use and occupancy thereof, Tenant,
      at
      its expense, shall be obligated to clean the Property to the satisfaction of
      Landlord and any governmental body having jurisdiction thereover. Tenant agrees
      to indemnify, hold harmless, and defend Landlord against all liability, cost,
      and expense (including without limitation, any fines, penalties, judgments,
      litigation costs, and attorney's fees) incurred by Landlord as a result of
      Tenant's breach of this Section 13. 

    

    ARTICLE
      14

    LANDLORD'S
      RIGHT TO INSPECT AND ENTER

    

    SECTION
      14.01. Tenant will permit Landlord, and its authorized representatives, to
      enter
      the Property at all reasonable times during usual business hours for the purpose
      of (a) inspecting the same, and (b) making any repairs thereto and performing
      any work therein that may be necessary by reason of Tenant's default under
      this
      Lease. Nothing herein shall imply any duty upon the part of Landlord to do
      work
      which Tenant is required to perform, and performance thereof by Landlord shall
      not constitute a waiver of Tenant's default.

    
      
         

        

        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    SECTION
      14.02. Landlord shall upon twenty four (24) hours oral notice have the right
      to
      enter the Property at all reasonable times during usual business hours for
      the
      purpose of showing the same to prospective purchasers or mortgagors
      thereof.

    

          
      SECTION 14.03. Landlord may, during the progress of any work performed by
      Landlord, keep and store upon the Property all necessary materials, tools,
      supplies, and equipment. Landlord shall not be liable for inconvenience,
      annoyance, disturbance, loss of business, or other damage of Tenant or any
      subtenant reasonably and necessarily required by the making of such repairs
      or
      the performance of any such work, or on account of bringing materials, tools,
      supplies, and equipment into or through the Property during the course thereof,
      and the obligations of Tenant under this Lease shall not be affected
      thereby.

    

    ARTICLE
      15

    TENANT
      TO
      INDEMNIFY

    

          
      SECTION 15.01. Tenant will pay and discharge, and indemnify, defend, and save
      harmless Landlord against and from costs, charges, and expenses, including
      reasonable attorneys' fees, which may be imposed upon or incurred by or asserted
      against Landlord and/or against the Property by reason of any of the following
      occurring during the term of this Lease, except as and to the extent (i) the
      same may arise from the negligence of Landlord or (ii) the same relate to the
      express responsibilities of Landlord hereunder:

    

            (a)     Any
      work
      or thing done or suffered by Tenant in, on, or about the Property, or any part
      thereof;

    

            (b)     Any
      use,
      possession, occupation, condition, operation, maintenance, or management of
      the
      Property;

    

            (c)     Any
      negligence on the part of Tenant or any of its agents, contractors, servants,
      employees, licensees, or invitees;

    

            (d)     Any
      accident, injury or damage to any person or property occurring in, on, or about
      the Property or any part thereof;

    

    In
      case
      any action or proceeding is brought against Landlord by reason of any such
      claim, Tenant, upon written notice from Landlord shall, at Tenant's expense,
      resist or defend such action or proceeding by counsel selected by Tenant and
      reasonably satisfactory to Landlord. Tenant may settle any such claim at any
      time on such items as it may find acceptable.

    

    ARTICLE
      16

    DAMAGE
      OR
      DESTRUCTION

    

    SECTION
      16.01. In case of casualty to the Property resulting in damage or destruction,
      Tenant will promptly give written notice thereof to Landlord. Tenant, at its
      sole cost and expense, whether or not such casualty loss is covered by insurance
      and whether or not the insurance proceeds, if any, shall be sufficient for
      the
      purpose, shall restore, repair, replace, or

    
      
         

        

        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    rebuild
      the same as nearly as possible to its value, condition, and character
      immediately prior to such damage or destruction.

    

    SECTION
      16.02. No destruction of or damage to the Property or any part thereof by fire
      or any other casualty, irrespective of whether such destruction or damage may
      occur before, on, or after the date of the commencement of the term of this
      Lease, shall permit Tenant to surrender this Lease or shall relieve Tenant
      from
      its liability to pay the full net rent and other charges payable under this
      Lease, and Tenant waives any rights now or hereafter conferred upon it, by
      statute or otherwise, to quit or surrender this Lease or the demised Property
      or
      any part thereof, or to any suspension, diminution, abatement, or reduction
      of
      net rent on account of such destruction or damage. Notwithstanding the
      foregoing, in the event that the Property or a significant portion thereof
      (exclusive of buildings and other improvements thereon) are materially damaged
      or destroyed by a natural disaster or other casualty (other than fire) such
      that
      they cannot economically or feasibly be used by Tenant in the conduct or
      operation of its business, irrespective of whether such damage or destruction
      may occur before, on, or after the date of the commencement of the term of
      this
      Lease, Tenant may at its option terminate this Lease upon thirty (30) days
      prior
      written notice to Landlord given with fifteen (15) days of such damage or
      destruction. Upon such termination, neither party shall have any further
      obligation to the other except with respect to accrued but unpaid liabilities
      under the Lease to the date of termination.

    

    ARTICLE
      17

    CONDEMNATION

    

    SECTION
      17.01. Wherever used in this Article 17, the following words shall have the
      definitions and meaning hereinafter set forth:

    

            (a)     "Condemnation":
      any
      action or proceeding brought for the purpose of any taking of the fee of the
      Property or any part thereof or interest therein (including the leasehold estate
      of Tenant in the Property) by competent authority as a result of the exercise
      of
      the power of eminent domain, including a voluntary sale to such authority either
      under threat of condemnation or while such action or proceeding is
      pending.

    

            (b)     "Vesting
      Date":
      the
      event and date of vesting title to the fee of the Property or any part thereof
      or interest therein, in the competent authority pursuant to
      Condemnation.

    

          
      SECTION 17.02. If all of the Property shall be taken in Condemnation, this
      Lease
      shall terminate at the Vesting Date and the net rent under this Lease shall
      be
      apportioned to the date of such termination.

    

          
      SECTION 17.03. If less than all of the Property shall be taken in Condemnation,
      Landlord and Tenant mutually shall determine, within a reasonable time after
      the
      Vesting Date, whether the remaining buildings and improvements thereon (after
      necessary repairs and reconstruction to constitute them a complete architectural
      unit) can economically and feasibly be used by Tenant. If it is determined
      that
      the remaining Property cannot economically and feasibly

    
      
         

        

        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    by
      used
      by Tenant, taking into account minimum space requirements for the conduct and
      operation of its business, Landlord or Tenant, at their respective election,
      may
      terminate this Lease on thirty (30) days notice after such determination, and
      the net rent and other charges payable by Tenant under this Lease shall be
      apportioned to the date of termination. Thereafter, neither party shall have
      any
      continuing obligation to the other hereunder.

    

    SECTION
      17.04. In the event of Condemnation, the entire Condemnation award shall be
      paid
      to Landlord.

    

    SECTION
      17.05. If this Lease shall not terminate as provided in Section 17.02, the
      base
      rent thereafter required to be paid shall be reduced by a fraction, the
      denominator of which shall be the total square footage of the Property prior
      to
      Condemnation, and the numerator of which shall be the denominator minus the
      total square footage of the Property after Condemnation.

    

    ARTICLE
      18

    ASSIGNMENT

    

          
      SECTION 18.01. Tenant may not sell, transfer, assign, sublease, license, or
      transfer all or any part of its rights under this Lease without the prior
      written consent of Landlord. Landlord's consent to any such assignment shall
      not
      be unreasonably withheld; provided,
      however,
      that it
      shall be a condition to Landlord's consent that the proposed transferee has
      the
      financial ability and business experience to own and operate the business
      located on the Property and has a good business reputation. Upon any such
      permitted assignment or transfer, Tenant (and any previous assignee) shall
      remain fully liable hereunder and shall not be released from the performance
      of
      any remaining obligations of Tenant under his Lease during the remainder. Tenant
      shall deliver to Landlord not later than five (5) days before the effective
      date
      thereof, a duplicate original of such assignment together with the assumption
      agreement by the assignee.

    

    SECTION
      18.02. Any assignment or sublease which may hereafter be made by Tenant with
      Landlord's approval shall provide that it is expressly made subject to the
      terms, covenants, provisions, and conditions of this Lease and is subordinate
      thereto, and shall prohibit prepayment of rent thereunder (including security)
      in an amount exceeding three (3) months rent. Landlord will issue
      non-disturbance agreements to subtenants requesting same in writing, provided
      their respective subleases are commercially reasonable terms.

    

          
      SECTION 18.03. Tenant hereby assigns to Landlord, effective upon the occurrence
      of any Event of Default hereunder, and so long as such Event of Default remains
      uncured, as collateral security for the performance of all obligations of Tenant
      under this Lease, any sublease created by Tenant and each and every amendment,
      modification, or extension thereof. In no event shall such assignment impose
      upon Landlord any duty or obligation to perform any of the obligations of Tenant
      as sub-landlord under any such leases or subleases. After default by Tenant,
      Landlord may collect the rents and subrents from any and all subtenants or
      occupants and apply the net amount collected to the net rent under this Lease,
      but no such collection by Landlord will be deemed to be a waiver of any
      agreement, term, covenant, or condition of this Lease by Landlord, nor the
      acceptance by Landlord of any subtenant or occupant, as Tenant.

    
      
         

        

        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    SECTION
      18.04. Notwithstanding any provision of this Article 18, Tenant's interest
      in
      this Lease may be assigned with Landlord's written consent; provided,
      however,
      upon
      any such assignment, Tenant (and any previous assignee) shall remain fully
      liable hereunder and shall not be released from the performance of any remaining
      obligations of Tenant under this Lease during the remainder of the
      term.

    

    ARTICLE
      19

    TENANT'S
      DEFAULTS

    

    SECTION
      19.01. The occurrence of any one or more of the following events (herein
      sometimes called "Events
      of Default")
      shall
      constitute a material default and breach of this Lease by Tenant:

    

            (a)     Failure
      to make the due and punctual payment of any rent, or to pay any other sums
      required to be paid by Tenant under this Lease when and as the same shall become
      due and payable; 

    

            (b)     Failure
      by Tenant to perform or comply with any of the covenants, agreements, terms
      or
      conditions contained in this Lease other than those referred to in the foregoing
      subdivision (a), and the continuation of such default for a period of thirty
      (30) days after written notice thereof form Landlord to Tenant (provided, that
      if Tenant proceeds with due diligence during such thirty (30) day period to
      cure
      such default and is unable by reason of the nature of the work involved, to
      cure
      the same within the said thirty (30) days, its time to do so shall be extended
      for such additional period as shall be necessary to cure the same);

    

            (c)     The
      filing by Tenant of a voluntary petition in bankruptcy or the adjudication
      of
      Tenant as a bankrupt or insolvent, or taking by Tenant of the benefit of any
      relevant debtors or the filing by Tenant of any petition or answer seeking
      any
      reorganization, arrangement, composition, readjustment, liquidation, dissolution
      or similar relief for itself under any present or future federal or state
      bankruptcy or insolvency statutes or other consent to or acquiescence in the
      appointment of any trustee, receiver or liquidator of Tenant or of all or any
      substantial part of its properties, or the making by Tenant of any general
      assignment for the benefit of creditors; or

    

            (d)     The
      filing against Tenant of a petition seeking any reorganization, arrangement,
      composition, readjustment, liquidation, dissolution, or similar relief under
      any
      present or future federal, state or other statute, law, or regulation which
      petition shall remain undismissed or unstayed for an aggregate of sixty (60)
      days, or if any trustee, receiver, or liquidator of Tenant, or of all or any
      substantial part of its properties, shall be appointed without the consent
      or
      acquiescence of Landlord and such appointment shall remain unvacated or unstayed
      for an aggregate of sixty (60) days.

    

    In
      the
      event of any such Event of Default, this Lease and the term herein stated and
      all rights of Tenant under this Lease at the option of Landlord shall expire
      and
      terminate.

    
      
         

        

        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    SECTION
      19.02. Upon any such termination of this Lease, Tenant shall quit and peacefully
      surrender the Property to Landlord and the buildings and improvements thereon
      shall automatically be and become the property of Landlord free and clear of
      any
      claims of Tenant. At any time on or after such termination, Landlord may without
      further notice, enter upon the Property by force, summary proceedings,
      ejectment, or otherwise, and dispose and remove Tenant therefrom.

    

    SECTION
      19.03. In such event of termination, Landlord shall be entitled to accelerate
      the rent to recover from Tenant all unpaid installments of rent and other sums
      due and owing under this Lease for the remainder of the term and all other
      damages incurred by Landlord by reason of Tenant's default, including but not
      limited to any or all of the following:

    

            (a)     The
      cost
      of recovering possession of the Property, including attorney's fees and court
      costs;

    

            (b)     Any
      other
      amount necessary to compensate Landlord for all the detriment proximately caused
      by Tenant's failure to perform its obligations under this Lease or which in
      the
      ordinary course of things would be likely to result therefrom; and

    

            (c)     Any
      other
      amounts and remedies permitted by law. 

    

    All
      remedies are cumulative and are not alternate or singular.

    

          
      SECTION 19.04. At any time (a) written fifteen (15) days prior to the expiration
      of the term of this Lease, or (b) after Landlord or Tenant shall have been
      served any notice of termination of this Lease, but prior to the date of
      termination, or (c) after Landlord shall have commenced a proceeding to recover
      possession of the Property, but prior to the termination of this Lease, all
      subleases theretofore executed by or assigned to Tenant and the rents payable
      thereunder, at the option of Landlord (such option to be exercised by notice
      to
      Tenant), shall be deemed assigned and transferred by Tenant to Landlord. Such
      assignment and transfer shall be effected without execution by Tenant of any
      instrument. However, Tenant at Landlord's request, shall execute, acknowledge
      and deliver to Landlord an instrument or instruments, in recordable form,
      confirming such assignment and transfer, and in the event that Tenant shall
      fail
      or refuse to execute, acknowledge, or deliver such instrument, Landlord, in
      addition to any other rights and remedies, may as the attorney-in-fact of
      Tenant, execute, acknowledge and deliver it, and Tenant hereby irrevocably
      nominates, constitutes and appoints Landlord Tenant's proper and legal
      attorney-in-fact for such purpose, coupled with an interest, hereby ratifying
      all that Landlord may do in such capacity.

    

          
      SECTION 19.05. Tenant, for and on behalf of itself and all persons claiming
      through or under Tenant waives any and all right of redemption or reentry or
      repossession or to restore the operation of this Lease in case Tenant shall
      be
      dispossessed by a judgment or by warrant of any court or judge or in case of
      expiration or termination of this Lease. The terms "enter", "reenter", "entry",
      or "reentry", as used in this Lease, are not restricted to their technical
      legal
      meaning.

    
      
         

        

        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    SECTION
      19.06. No failure by Landlord to insist upon the strict performance of any
      covenant, agreement, term, or condition of this Lease or to exercise any right
      or remedy consequent upon a breach thereof, and no acceptance of full or partial
      rent during the continuance of any such breach, shall constitute a wavier of
      any
      such breach or of such covenant, agreement, term or condition. No covenant,
      agreement, term or condition of this Lease to be performed or complied with
      by
      Landlord or Tenant, and no breach thereof, shall be waived, altered, or
      modified, except by a written instrument executed by the party to be charged
      therewith. No waiver of any breach shall affect or alter this Lease, but each
      and every covenant, agreement, term, and condition of this Lease shall continue
      in full force and effect with respect to any other then existing or subsequent
      breach thereof.

    

    SECTION
      19.07. In the event of any breach by Tenant of any of the covenants, agreements,
      terms, or conditions contained in this Lease, Landlord shall be entitled to
      enjoin such breach and shall have the right to invoke any right and remedy
      allowed at law or in equity for such breach as though re-entry, summary
      proceedings, and other remedies were not provided for in this Lease.

    

    ARTICLE
      20

    END
      OF
      TERM, INTEREST ON DEFAULT, AND LATE CHARGES

    

          
      SECTION 20.01. All rent in arrears and all amounts collectible hereunder shall
      bear interest at the lessor of (i) fifteen percent (15%) per annum, or (ii)
      the
      maximum rate then permitted by Arizona law, from their respective due dates
      until paid; provided,
      that
      this shall in no way limit, lessen, or affect any claim for damages by Landlord
      for any breach or default by Tenant.

    

          
      SECTION 20.02. Tenant hereby acknowledges that late payment by Tenant to
      Landlord of rent and other sums due hereunder will cause Landlord to incur
      costs
      not contemplated by this Lease, the exact amount of which will be extremely
      difficult to ascertain. Such costs include, but are not limited to, processing
      and accounting charges, and late charges which may be imposed on Landlord by
      the
      terms of any mortgage or trust deed covering the Property.

    

    ARTICLE
      21

    SEVERABILITY

    

          
      SECTION 21.01. If any term of provision of this Lease or the application thereof
      to any person or circumstances shall, to any extent, be invalid or unacceptable,
      the remainder of this Lease, or the application of such term or provision to
      persons or circumstances other than those as to which it is held invalid or
      unenforceable, shall not be affected thereby, and each term and provision of
      this Lease shall be valid and be enforced to the fullest extent permitted by
      law.

    

    

    
      
         

        

        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    ARTICLE
      22

    NOTICES
      AND CONSENTS

    

    SECTION
      22.01. Any notice, request, demand, statement, or consent herein required or
      permitted to be given by either party to the other hereunder shall be in writing
      and shall be deemed to have been sufficiently and effectually given if signed
      by
      or on behalf of the party giving the notice and mailed by registered or
      certified prepaid post, return receipt requested, addressed to the
      other;

    

    
      	 	
              If
                to Landlord:

            	 
	 	 	 	 
	 	 	
              Southwest
                Premier Properties, L.L.C.

            	 
	 	 	
              c/o
                Jeff Shumway, Swift Aviation Group, Inc.

            	 
	 	 	
              (by
                U.S. Mail)

            	
              (by
                Express Courier)

            
	 	 	
              P.O.
                Box 20683

            	
              2710
                E. Old Tower Road

            
	 	 	
              Phoenix,
                AZ 85036

            	
              Phoenix,
                AZ 85034

            
	 	 	 	 
	 	
              And
                if to Tenant:

            	 
	 	 	 	 
	 	 	
              Central
                Freight Lines, Inc.

            	 
	 	 	
              Attn:
                President

            	 
	 	 	
              15333
                N. Pima Rd.

            	 
	 	 	
              Suite
                230

            	 
	 	 	
              Scottsdale,
                AZ 85260

            	 

    

    

    Any
      such
      notice given as aforesaid shall be conclusively deemed to have been given and
      received, if mailed by U.S. mail properly addressed and postage prepaid, three
      (3) business days next following the day on which such notice was mailed. Either
      party may, from time to time, furnish to the other notice of the address or
      change of address to which notices are to be given to it hereunder.

    

    SECTION
      22.02. Wherever any consent is required under this Lease, the same shall not
      be
      unreasonably withheld.

    

    ARTICLE
      23

    CONDITION
      OF LEASED PROPERTY

    

          
      SECTION 23.01. Tenant represents that, except as expressly provided in this
      Article 23, the Property, all surface conditions thereof, and the present uses
      thereof, have been examined by Tenant and that Tenant accepts the same in the
      condition or state in which they or any of them may be upon the date of this
      Lease, without any representation or warranty, express or implied, in fact
      or by
      law, by Landlord and without recourse to Landlord, as to the nature, condition
      or usability thereof or the use or uses to which the Property or any part
      thereof may be put.

    

    
      
         

        

        
        

      

      
        13

        
          

        

      

      
        
        

      

    

    ARTICLE
      24

    COVENANT
      OF QUIET ENJOYMENT

    

          
      SECTION 24.01. Except as provided in Articles 7 and 14, Landlord covenants
      that
      Tenant, upon paying the rent and all other charges herein provided for and
      observing and keeping all covenants, agreements, and conditions of this Lease
      on
      its part to be kept, shall quietly have and enjoy the Property during the term
      of this Lease, without hindrance or molestation by Landlord or anyone claiming
      by or through Landlord.

    

    SECTION
      24.02. In case Landlord or any successor owner shall convey or further lease
      the
      Property, all liabilities and obligations on the part of Landlord, as Landlord,
      under this Lease occurring after such conveyance shall terminate upon such
      conveyance, and thereupon all such liabilities and obligations will be binding
      upon the grantee or lessee as successor Landlord.

    

    ARTICLE
      25

    BROKERS

    

    SECTION
      25.01. Landlord and Tenant each represent and warrant to each other that no
      agent or broker represents them in connection with this Lease.

    

    ARTICLE
      26

    CAPTIONS

    

          
      SECTION 26.01. The captions of this Lease are for convenience and reference
      only
      and in no way define, limit, or describe the scope or intent of this Lease
      nor
      in any way affect this Lease.

    

    ARTICLE
      27

    SUCCESSORS

    

          
      SECTION 27.01. The covenants and agreements herein contained shall bind and
      inure to the benefit of Landlord and Tenant and their respective heirs, legal
      representatives, successors and assigns, except as otherwise provided
      herein.

    

    ARTICLE
      28

    DELAYING
      CAUSES

    

          
      SECTION 28.01. If either party is delayed in the performance of any covenant
      of
      this Lease because of any of the following causes: unusual action of the
      elements, war, riot, strikes, lockouts, labor disputes, inability to procure
      or
      general shortage of labor, materials or merchandise in the normal channels
      of
      trade, delay in transportation, delay in inspections, governmental action or
      inaction where action is required, or any cause beyond the reasonable control
      of
      the party so obligated, whether similar or dissimilar to the foregoing (except
      for any delay on account of financial inability), then such performance shall
      be
      excused for the period of the delay and the period such performance shall be
      extended for a period equivalent to the period

    
      
         

        

        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    of
      such
      delay, except that the foregoing shall in no way affect (i) Tenant's obligation
      to pay rent or other monetary obligations hereunder, or (ii) the length of
      the
      term.

    

    ARTICLE
      29

    NO
      PARTNERSHIP

    

    SECTION
      29.01. Nothing contained in this Lease shall be construed as creating any type
      or manner of partnership, joint venture, or joint enterprise with or between
      Landlord and Tenant.

    

    ARTICLE
      30

    MISCELLANEOUS

    

    SECTION
      30.01. This Lease shall be construed and enforced in accordance with the laws
      of
      the State of Arizona.

    

    SECTION
      30.02. Time is of the essence of this Lease.

    

    ARTICLE
      31

    FURTHER
      INSTRUMENTS

    

    SECTION
      31.01. Upon request of Tenant or Landlord, the parties hereto shall execute
      and
      deliver such further instruments, including without limitation a memorandum
      of
      lease if requested by Tenant, in form for recording as may be necessary to
      effect this Lease and the covenants and obligations of the parties
      hereto.

    

          
      SECTION 31.02. This Agreement is the entire agreement and understanding of
      the
      parties hereto with respect to the subject matter hereof, and supersedes all
      prior and contemporaneous representations, negotiations, undertakings and
      agreements, written or oral, among any of the parties. No representation,
      inducement, agreement, promise, understanding, or waiver altering, modifying,
      taking from or adding to the terms and conditions hereof, shall have any force
      or effect unless the same is in writing and validly executed by all the parties
      hereto.

    

    ARTICLE
      32

    SUBORDINATION
      OF LEASE TO MORTGAGES

    

          
      SECTION 32.01 This Lease shall be subject and subordinate at all times to the
      lien of existing mortgages and of mortgages which hereafter may be made a lien
      on the Property. Although no instrument or act on the part of Tenant shall
      be
      necessary to effectuate such subordination, Tenant will nevertheless execute
      and
      deliver such further instruments subordinating this Lease to the lien of any
      such mortgages as may be desired by the mortgagee. Tenant hereby irrevocably
      appoints Landlord as its attorney-in-fact to execute and deliver any such
      instrument for Tenant; provided,
      however,
      and
      notwithstanding the foregoing provisions hereof, upon foreclosure of the
      mortgage with the mortgagee succeeding to the rights of Landlord, Tenant shall,
      at the option of said mortgagee, attorn to the mortgagee as
      follows:

    
      
         

        

        
        

      

      
        15

        
          

        

      

      
        
        

      

    

            (a)     Tenant
      shall be bound to the mortgagee under all the terms of the Lease for the balance
      of the term hereof remaining with the same force and effect as if the mortgagee
      were Landlord under the Lease, and Tenant hereby attorns to the mortgagee as
      its
      Landlord, such attornment to be effective and self-operative, without the
      execution of further instrument on the part of either of the parties hereto,
      and
      immediately upon the mortgagee succeeding to the interest of Landlord under
      this
      lease and having given written notice of the same to Tenant. The respective
      rights and obligations of Tenant and of the mortgagee upon such attornment
      shall
      to the extent of the remaining term of the lease be the same as now
      set.

    

            (b)     The
      mortgagee shall be bound to Tenant under all of the terms of this Lease, and
      Tenant shall, from and after such event, have the same remedies against the
      mortgagee for the breach of an agreement contained in this Lease that Tenant
      might have had under this Lease against Landlord hereunder. In no event,
      however, shall the mortgagee be liable for any act or omission of any prior
      Landlord, be subject to any offsets or defenses which Tenant might have against
      any prior Landlord, or be bound by any rent or additional rent which Tenant
      might have paid to any prior Landlord for more than the current
      month.

    

    

    

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      OF PAGE INTENTIONALLY LEFT BLANK]

    
      
         

        

        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    IN
      WITNESS WHEREOF, the parties hereto have executed this Lease effective as of
      the
      day and year first above written.

    

    
      	 	
              TENANT:

            
	 	 	 
	 	
              CENTRAL
                FREIGHT LINES, INC.

            
	 	 	 
	 	 	 
	 	
              By:

            	  
              /s/ Robert V. Fasso
	 	
              Name:

            	 Robert
              V. Fasso
	 	
              Title:

            	 President
              and Chief Executive Officer
	 	 	 
	 	 	 
	 	
              LANDLORD:

            
	 	 	 
	 	
              SOUTHWEST
                PREMIER PROPERTIES, L.L.C.

            
	 	 	 
	 	 	 
	 	
              By:

            	  
              /s/ Jerry Moyes
	 	
              Name:

            	 Jerry
              Moyes
	 	
              Title:

            	 Manager

    

    

    
      
        
        

      

      
        17

        
          
Back
          to Form 10-Q

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00113-of-00352.parquet"}]]