Document:

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                                                                  EXHIBIT 10.39

                            LIMITED RECOURSE GUARANTY

                  THIS LIMITED RECOURSE GUARANTY ("Guaranty"), dated as of
January 24, 2002, is made by Leonard Black, an individual with an office c/o
Commercial Consolidators Corp. at 5255 Yonge Street, Suite 1010, Toronto, ON M2N
6P4, Canada (the "Guarantor") in favor of Alpha Capital Aktiengesellschaft
(together with its permitted assigns and successors, the "Holder").

                  Reference is made to that $1,000,000 secured convertible
promissory note, dated of even date herewith, (the "Note") issued by Commercial
Consolidators Corp., an Alberta, Canada corporation (the "Obligor") to the
Holder. Reference is also made to the Stock Pledge Agreement, dated of even date
herewith (the "Pledge Agreement"), pursuant to which the undersigned Guarantor
has pledged to the Holder an aggregate of 500,000 shares of Common Stock of the
Obligor owned of record and beneficially by Guarantor (the "Pledged Stock"), as
partial collateral to secure payment and performance of the "Guaranteed
Obligations" described below. This Guaranty shall terminate when the Obligor
substitutes collateral in accordance with Section 8 of the Pledge Agreement.

                  Unless otherwise defined herein, all capitalized terms, when
used herein shall have the same meaning as is defined in the Note. In order to
induce the Holder to provide a $1,000,000 loan to the Obligor, as evidenced by
the Note, the undersigned Guarantor has agreed to execute and deliver this
Guaranty to the Holder. The Guarantor is a senior executive officer and director
of the Obligor.

                  The Guarantor does hereby irrevocably and unconditionally
guaranty to the Holder of the Note, to the extent hereinafter set forth, the
full and timely payment by the Obligor of all principal, accrued interest and
other amounts payable under the Note, including, without limitation, the
payments contemplated by Section 4.8 of the Note (the obligation to pay all such
amounts, when due, is hereafter referred to as the "Guaranteed Obligations").
Notwithstanding anything to the contrary, express or implied, contained in this
Guaranty, the maximum amount of the Guaranteed Obligations hereunder and the
personal liability of the Guarantor pursuant to this Guaranty shall be limited
to the sum of the sum of (U.S.) One Hundred Thousand Dollars ($100,000) in
excess of the amounts released by the Holder from the sale of the Pledged Stock,
and as further limited by the Guaranteed Return set forth in Section 4.8 of the
Note. Except for the foregoing assets and property of Guarantor, no other
personal assets of the Guarantor shall be subject to the claims of the Holder or
any other person, firm or corporation under this Guaranty.

                  This is an absolute, irrevocable and unconditional guaranty of
payment and performance and not merely of collection and that Guarantor shall be
jointly and severally liable with the Obligor; provided, that the Holder shall
first enforce its rights and remedies against the Obligor under the Note and
against the Pledged Stock under the Pledge Agreement, prior to enforcing this
Guaranty against the Guarantor for any deficiency in payment of the Guaranteed
Obligations up to a maximum of One Hundred Thousand Dollars ($100,000) in the
aggregate. Subject to the foregoing, in the event that there shall at any time
occur and be continuing any default by the Obligor in the payment of the
Guaranteed Obligations, the Guarantor shall forthwith pay to the Holder, on
demand, all Guaranteed Obligations which shall then be due and payable (whether
by acceleration or otherwise), up to the maximum amount set forth herein. In
furtherance hereof, the Guarantor does hereby acknowledge and confirm that the
Guaranteed Obligations are intended to and will confer significant benefit upon
the Guarantor.

<PAGE>

                  1. Notwithstanding any payment(s) made by the Guarantor
hereunder, but without prejudice to the Guarantor's rights as a creditor of the
Obligor, the Guarantor shall in no event be entitled to be subrogated to any of
the rights of the Holder against the Obligor unless and until all Guaranteed
Obligations shall have been paid in full; and the Guarantor shall in no event
seek any contribution or reimbursement from the Obligor in respect of any
payment(s) made by or received in respect of the Guarantor hereunder, unless and
until all of the Guaranteed Obligations shall have been paid in full.

                  2. The Guarantor hereby acknowledges and agrees that the
validity of this Guaranty and the Guarantor' obligations hereunder shall in no
way be terminated, modified, affected, impaired or diminished by reason of any
of (i) any failure by the Holder to insist in any one or more instances upon
strict performance or observance by the Obligor of any of the terms, provisions
or conditions of the Note, (ii) any assertion or non-assertion by the Holder
against the Obligor of any of the rights or remedies reserved to the Holder in
the Note, (iii) any forbearance by the Holder from exercising any of its rights
or remedies as aforesaid, (iv) any bankruptcy, insolvency, receivership,
reorganization, liquidation or other similar proceeding relating to the Obligor,
(v) any relief of the Obligor and/or the Guarantor from any of its obligations
under the Note, by operation of law, in equity or otherwise, (vi) any amendment,
modification, extension, renewal, termination, compromise or waiver under or in
respect of the Note, or (vii) any transfer, assignment or negotiation of the
Note or this Guaranty. Except for any required demand in respect of payment
hereunder, the Guarantor hereby waives any and all notice, demand, presentment,
protest and other such privilege or formality, and all notice in respect of the
creation, renewal, extension or accrual of any Guaranteed Obligations. The
Guarantor represents and warrants to the Holder that this Guaranty has been duly
executed and delivered by the Guarantor and constitutes the legal, valid and
binding obligation of the Guarantor and is enforceable against the Guarantor in
accordance with its terms; the Guarantor has full capacity and power to execute
and deliver this Guaranty; and the execution and delivery by the Guarantor of
this Guaranty and the performance by the Guarantor of his obligations hereunder,
do not violate, or conflict with, any agreement, instrument, note, judgment,
order or decree binding on the Guarantor or under any law, rule or regulation
applicable to the Guarantor, which violation or conflict would have a material
and adverse effect on the Guarantor's ability to perform his obligations under
this Guaranty.

                  3. In the event of the death of the Guarantor, this Guaranty
shall automatically terminate and shall be of no further force or effect, and
shall not be binding upon the heirs, executors, administrators, representatives,
successors and assigns of the Guarantor; provided, that the death of the
Guarantor shall not adversely affect the rights of the Holder to enforce all of
its rights and remedies under the Pledge Agreement with respect to the Pledged
Stock. Except as aforesaid, this Guaranty shall inure to the benefit of the
Holder and its successors and assigns.

                  4. Subject to applicable statutes of limitations, no delay on
the part of the Holder in exercising any rights hereunder, or any failure by the
Holder to exercise any such rights, shall operate as a waiver of any such rights
for any purposes, it being understood that, subject to applicable statutes of
limitations, the Holder may exercise any and all of his rights hereunder at any
time and from time to time pursuant to the terms hereof.

                  5. Except as otherwise provided herein, this Guaranty may not
be terminated, modified or amended except by a writing duly executed by the
Holder and the Guarantor.

                                                                              2

<PAGE>

                  6. This Guaranty shall be governed by and construed in
accordance with the laws of the State of New York, United States of America,
without giving effect to principles of conflicts of laws. The Guarantor does
hereby consent to the jurisdiction of all courts sitting in the State of New
York, United States of America in connection with any action or proceeding under
or in respect of this Guaranty, and waives trial by jury in any such action or
proceeding.

                  7. In the event that the Holder shall, after default by the
Guarantor of any of his obligations hereunder, place this Guaranty in the hands
of any attorney for enforcement and/or collection, the Guarantor shall pay to
the Holder reasonable attorneys' fees together with all other reasonable costs
and expenses of enforcement and collection.

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

                  IN WITNESS WHEREOF, the undersigned Guarantor, intending to be
legally bound hereby, has executed this Guaranty as of the date set forth above.

                                By:________________________________________
                                            LEONARD S. BLACK

ACCEPTED AND AGREED TO:

ALPHA CAPITAL AKTIENGESELLSCHAFT

By:________________________________________

                                                                              3<PAGE>

                                                                  EXHIBIT 10.40

                             FUNDS ESCROW AGREEMENT

         This Agreement is dated as of the 24th day of January, 2002 among
Commercial Consolidators Corp., an Alberta, Canada corporation (the "Company"),
Alpha Capital Aktiengesellschaft ("Subscriber"), and Grushko & Mittman, P.C.
(the "Escrow Agent"):

                              W I T N E S S E T H:
                               - - - - - - - - - -

         WHEREAS, the Company and Subscriber have entered into a Subscription
Agreement ("Subscription Agreement") calling for the sale by the Company to the
Subscriber of secured Convertible Notes ("Notes") in the aggregate principal
amount of $1,000,000 and common stock purchase warrants ("Warrants"); and

         WHEREAS, the parties hereto require the Company to deliver the Notes
and Warrants against payment therefor, with such Notes and Warrants and payment
to be delivered to the Escrow Agent to be held in escrow and released by the
Escrow Agent in accordance with the terms and conditions of this Agreement; and

         WHEREAS, the Escrow Agent is willing to serve as escrow agent pursuant
to the terms and conditions of this Agreement;

         NOW THEREFORE, the parties agree as follows:

                                    ARTICLE I

                                 INTERPRETATION

         1.1. Definitions. Whenever used in this Agreement, the following terms
shall have the following respective meanings:

                  (a) "Agreement" means this Agreement and all amendments made
hereto and thereto by written agreement between the parties;

                  (b) "Escrowed Payment" means the sum of $1,000,000 which is
the Purchase Price, as defined in the Subscription Agreement.

                  (c) "Finder's Fees" means the Finder's Fees to be paid to the
Finder as described in Section 6 of the Subscription Agreement.

                  (d) "Legal Opinion" means the original signed legal opinion
referred to in Section 3 of the Subscription Agreement.

                  (e) "Notes" shall mean the 8% Secured Convertible Notes of the
Company as defined in the Subscription Agreement.

                  (f) "General Security Agreement" means the General Security
Agreement referred to in Section 12 of the Subscription Agreement.

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                  (g) "Stock Pledge Agreement" means the Stock Pledge Agreement
referred to in Section 12 of the Subscription Agreement, together with the
500,000 security shares and medallion signature guaranteed stock powers.

                  (h) "Subscription Agreement" means the Subscription Agreement
to be entered into by the parties in reference to the Notes and Warrants and the
exhibits thereto.

                  (i) Collectively, the executed Subscription Agreement,
Finder's Fee, Legal Opinion, Notes, Warrants, General Security Agreement and
Stock Pledge Agreement signed by the Company and Shareholder (as set forth in
the Stock Pledge Agreement) are referred to as "Company Documents."

                  (j) Collectively, the Escrowed Payment, Subscription
Agreement, General Security Agreement and Stock Pledge Agreement signed by the
Subscriber are referred to as "Subscriber Documents."

         1.2. Entire Agreement. This Agreement constitutes the entire agreement
between the parties hereto pertaining to the Company Documents and Subscriber
Documents and supersedes all prior agreements, understandings, negotiations and
discussions, whether oral or written, of the parties. There are no warranties,
representations and other agreements made by the parties in connection with the
subject matter hereof except as specifically set forth in this Agreement.

         1.3. Extended Meanings. In this Agreement words importing the singular
number include the plural and vice versa; words importing the masculine gender
include the feminine and neuter genders. The word "person" includes an
individual, body corporate, partnership, trustee or trust or unincorporated
association, executor, administrator or legal representative.

         1.4. Waivers and Amendments. This Agreement may be amended, modified,
superseded, cancelled, renewed or extended, and the terms and conditions hereof
may be waived, only by a written instrument signed by all parties, or, in the
case of a waiver, by the party waiving compliance. Except as expressly stated
herein, no delay on the part of any party in exercising any right, power or
privilege hereunder shall operate as a waiver thereof, nor shall any waiver on
the part of any party of any right, power or privilege hereunder preclude any
other or future exercise of any other right, power or privilege hereunder.

         1.5. Headings. The division of this Agreement into articles, sections,
subsections and paragraphs and the insertion of headings are for convenience of
reference only and shall not affect the construction or interpretation of this
Agreement.

         1.6. Law Governing this Agreement. This Agreement shall be governed by
and construed in accordance with the laws of the State of New York without
regard to principles of conflicts of laws. Any action brought by either party
against the other concerning the transactions contemplated by this Agreement
shall be brought only in the state courts of New York or in the federal courts
located in the state of New York. Both parties and the individuals executing
this Agreement and other agreements on behalf of the Company agree to submit to
the jurisdiction of such courts and waive trial by jury. The prevailing party
(which shall be the party which receives an award most closely resembling the
remedy or action sought) shall be entitled to recover from the other party its
reasonable attorney's fees and costs. In the event that any provision of this
Agreement or any other agreement delivered in connection herewith is invalid or
unenforceable under any applicable statute or rule of law, then such provision
shall be deemed inoperative to the extent that it may conflict therewith and
shall be deemed modified to conform with such statute or rule of law. Any such
provision which may prove invalid or unenforceable under any law shall not
affect the validity or enforceability of any other provision of any agreement.

                                       2

<PAGE>

         1.7. Specific Enforcement, Consent to Jurisdiction. The Company and
Subscriber acknowledge and agree that irreparable damage would occur in the
event that any of the provisions of this Agreement were not performed in
accordance with their specific terms or were otherwise breached. It is
accordingly agreed that the parties shall be entitled to an injuction or
injunctions to prevent or cure breaches of the provisions of this Agreement and
to enforce specifically the terms and provisions hereof or thereof, this being
in addition to any other remedy to which any of them may be entitled by law or
equity. Subject to Section 1.6 hereof, each of the Company and Subscriber hereby
waives, and agrees not to assert in any such suit, action or proceeding, any
claim that it is not personally subject to the jurisdiction of such court, that
the suit, action or proceeding is brought in an inconvenient forum or that the
venue of the suit, action or proceeding is improper. Nothing in this Section
shall affect or limit any right to serve process in any other manner permitted
by law.

         1.8. Fees. The Company shall pay the Subscriber's attorney the fees
described in Section 6 of the Subscription Agreement. These fees shall be
payable by deduction from the cash portion of the Escrowed Payment, but only if
the corresponding balance of the cash portion of the Escrowed Payment is to be
released to or on behalf of the Company pursuant to this Agreement.

                                   ARTICLE II

                         DELIVERIES TO THE ESCROW AGENT

         2.1. Delivery of Company Documents to Escrow Agent. On or about the
date hereof, the Company shall deliver to the Escrow Agent the Company
Documents.

         2.2 Delivery of Subscriber Documents to Escrow Agent. On or about the
date hereof, the Subscriber shall deliver to the Escrow Agent the Subscriber
Documents. The Escrowed Payment will be delivered pursuant to the following wire
transfer instructions:

                                 Citibank, N.A.
                             ABA Number: 0210-00089
              For Credit to: Grushko & Mittman, IOLA Trust Account
                            Account Number: 45208884

         2.3. Intention to Create Escrow Over Company Documents and Subscriber
Documents. The Subscriber and Company intend that the Company Documents and
Subscriber Documents shall be held in escrow by the Escrow Agent pursuant to
this Agreement for their benefit as set forth herein.

         2.4. Escrow Agent to Deliver Company Documents and Subscriber
Documents. The Escrow Agent shall hold and release the Company Documents and
Subscriber Documents only in accordance with the terms and conditions of this
Agreement.

                                   ARTICLE III

              RELEASE OF COMPANY DOCUMENTS AND SUBSCRIBER DOCUMENTS

         3.1. Release of Escrow. Subject to the provisions of Section 4.2, the
Escrow Agent shall release the Company Documents and Subscriber Documents as
follows:

                                       3

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                  (a) Upon receipt by the Escrow Agent of the Company Documents
and the corresponding Subscriber Documents, the Escrow Agent will simultaneously
release the Company Documents to the Subscriber and release the corresponding
Subscriber Documents to the Company except that (i) the Finder's Fees will be
delivered to the Finder, and (ii) the fee described in Section 1.8 above will be
released to the Subscriber's attorneys. At the request of the Escrow Agent, the
Company will provide written facsimile or original instructions to the Escrow
Agent as to the disposition of all funds releasable to the Company.

                  (b) In the event the Escrow Agent does not receive Company
Documents and the corresponding Subscriber Documents prior to January 31, 2002,
then the Escrow Agent will promptly return the Company Documents to the Company,
and promptly return the Subscriber Documents to the Subscriber.

                  (c) Upon receipt by the Escrow Agent of joint written
instructions ("Joint Instructions") signed by the Company and the Subscriber, it
shall deliver the Company Documents and Subscriber Documents in accordance with
the terms of the Joint Instructions.

                  (d) Upon receipt by the Escrow Agent of a final and
non-appealable judgment, order, decree or award of a court of competent
jurisdiction (a "Court Order"), the Escrow Agent shall deliver the Company
Documents and Subscriber Documents in accordance with the Court Order. Any Court
Order shall be accompanied by an opinion of counsel for the party presenting the
Court Order to the Escrow Agent (which opinion shall be satisfactory to the
Escrow Agent) to the effect that the court issuing the Court Order has competent
jurisdiction and that the Court Order is final and non-appealable.

         3.2. Acknowledgement of Company and Subscriber; Disputes. The Company
and the Subscriber acknowledge that the only terms and conditions upon which the
Company Documents and Subscriber Documents are to be released are set forth in
Sections 3 and 4 of this Agreement. The Company and the Subscriber reaffirm
their agreement to abide by the terms and conditions of this Agreement with
respect to the release of the Company Documents and Subscriber Documents. Any
dispute with respect to the release of the Company Documents and Subscriber
Documents shall be resolved pursuant to Section 4.2 or by agreement between the
Company and Subscriber.

                                   ARTICLE IV

                           CONCERNING THE ESCROW AGENT

         4.1. Duties and Responsibilities of the Escrow Agent. The Escrow
Agent's duties and responsibilities shall be subject to the following terms and
conditions:

                  (a) The Subscriber and Company acknowledge and agree that the
Escrow Agent (i) shall not be responsible for or bound by, and shall not be
required to inquire into whether either the Subscriber or Company is entitled to
receipt of the Company Documents and Subscriber Documents pursuant to, any other
agreement or otherwise; (ii) shall be obligated only for the performance of such
duties as are specifically assumed by the Escrow Agent pursuant to this
Agreement; (iii) may rely on and shall be protected in acting or refraining from
acting upon any written notice, instruction, instrument, statement, request or
document furnished to it hereunder and believed by the Escrow Agent in good
faith to be genuine and to have been signed or presented by the proper person or
party, without being required to determine the authenticity or correctness of
any fact stated therein or the propriety or validity or the service thereof;
(iv) may assume that any person purporting to give notice or make any statement
or execute any document in connection with the provisions hereof has been duly
authorized to do so; (v) shall not be under any duty to give the property held
by Escrow Agent hereunder any greater degree of care than Escrow Agent gives its
own similar property; and (vi) may consult counsel satisfactory to Escrow Agent,
the opinion of such counsel to be full and complete authorization and protection
in respect of any action taken, suffered or omitted by Escrow Agent hereunder in
good faith and in accordance with the opinion of such counsel.

                                       4

<PAGE>

                  (b) The Subscriber and Company acknowledge that the Escrow
Agent is acting solely as a stakeholder at their request and that the Escrow
Agent shall not be liable for any action taken by Escrow Agent in good faith and
believed by Escrow Agent to be authorized or within the rights or powers
conferred upon Escrow Agent by this Agreement. The Subscriber and Company,
jointly and severally, agree to indemnify and hold harmless the Escrow Agent and
any of Escrow Agent's partners, employees, agents and representatives for any
action taken or omitted to be taken by Escrow Agent or any of them hereunder,
including the fees of outside counsel and other costs and expenses of defending
itself against any claim or liability under this Agreement, except in the case
of gross negligence or willful misconduct on Escrow Agent's part committed in
its capacity as Escrow Agent under this Agreement. The Escrow Agent shall owe a
duty only to the Subscriber and Company under this Agreement and to no other
person.

                  (c) The Subscriber and Company jointly and severally agree to
reimburse the Escrow Agent for its reasonable out-of-pocket expenses (including
outside counsel fees, to the extent authorized hereunder) incurred in connection
with the performance of its duties and responsibilities hereunder.

                  (d) The Escrow Agent may at any time resign as Escrow Agent
hereunder by giving five (5) days prior written notice of resignation to the
Subscriber and the Company. Prior to the effective date of the resignation as
specified in such notice, the Subscriber and Company will issue to the Escrow
Agent a Joint Instruction authorizing delivery of the Company Documents and
Subscriber Documents to a substitute Escrow Agent selected by the Subscriber and
Company. If no successor Escrow Agent is named by the Subscriber and Company,
the Escrow Agent may apply to a court of competent jurisdiction in the State of
New York for appointment of a successor Escrow Agent, and to deposit the Company
Documents and Subscriber Documents with the clerk of any such court.

                  (e) The Escrow Agent does not have and will not have any
interest in the Company Documents and Subscriber Documents, but is serving only
as escrow agent, having only possession thereof. The Escrow Agent shall not be
liable for any loss resulting from the making or retention of any investment in
accordance with this Escrow Agreement.

                  (f) This Agreement sets forth exclusively the duties of the
Escrow Agent with respect to any and all matters pertinent thereto and no
implied duties or obligations shall be read into this Agreement.

                  (g) The Escrow Agent shall be permitted to act as counsel for
the Subscriber or the Company, as the case may be, in any dispute as to the
disposition of the Company Documents and Subscriber Documents, in any other
dispute between the Subscriber and Company, whether or not the Escrow Agent is
then holding the Company Documents and Subscriber Documents and continues to act
as the Escrow Agent hereunder.

                  (h) The provisions of this Section 4.1 shall survive the
resignation of the Escrow Agent or the termination of this Agreement.

                                       5

<PAGE>

         4.2. Dispute Resolution: Judgments. Resolution of disputes arising
under this Agreement shall be subject to the following terms and conditions:

                  (a) If any dispute shall arise with respect to the delivery,
ownership, right of possession or disposition of the Company Documents and
Subscriber Documents, or if the Escrow Agent shall in good faith be uncertain as
to its duties or rights hereunder, the Escrow Agent shall be authorized, without
liability to anyone, to (i) refrain from taking any action other than to
continue to hold the Company Documents and Subscriber Documents pending receipt
of a Joint Instruction from the Subscriber and Company, or (ii) deposit the
Company Documents and Subscriber Documents with any court of competent
jurisdiction in the State of New York, in which event the Escrow Agent shall
give written notice thereof to the Subscriber and the Company and shall
thereupon be relieved and discharged from all further obligations pursuant to
this Agreement. The Escrow Agent may, but shall be under no duty to, institute
or defend any legal proceedings which relate to the Company Documents and
Subscriber Documents. The Escrow Agent shall have the right to retain counsel if
it becomes involved in any disagreement, dispute or litigation on account of
this Agreement or otherwise determines that it is necessary to consult counsel.

                  (b) The Escrow Agent is hereby expressly authorized to comply
with and obey any Court Order. In case the Escrow Agent obeys or complies with a
Court Order, the Escrow Agent shall not be liable to the Subscriber and Company
or to any other person, firm, corporation or entity by reason of such
compliance.

                                    ARTICLE V

                                 GENERAL MATTERS

         5.1. Termination. This escrow shall terminate upon the release of all
of the Company Documents and Subscriber Documents or at any time upon the
agreement in writing of the Subscriber and Company.

         5.2. Notices. All notices, request, demands and other communications
required or permitted hereunder shall be in writing and shall be deemed to have
been duly given one (1) day after being sent by telecopy (with copy delivered by
overnight courier, regular or certified mail):

(a)      If to the Company, to:

                           Commercial Consolidators Corp.
                           5255 Yonge Street, Suite 1010
                           Toronto, Ontario M2N 6P4, Canada
                           Attn: Michael Weingarten, Chairman
                           Telecopier: (416) 512-8348

         With a copy by to:

                           Greenberg Traurig, LLP
                           200 Park Avenue
                           New York, NY 10166
                           Attn: Stephen A. Weiss, Esq.
                           Telecopier: 212-801-6400

                                       6

<PAGE>

(b)      If to the Subscriber, to:

                           Alpha Capital Aktiengesellschaft
                           a Lichtenstein corporation
                           Pradafant 7
                           9490 Furstentums
                           Vaduz, Lichtenstein
                           Telecopier: 011-423-232-3196

(c)      If to the Escrow Agent, to:

                           Grushko & Mittman, P.C.
                           551 Fifth Avenue, Suite 1601
                           New York, New York 10176
                           Telecopier: (212) 697-3575

or to such other address as any of them shall give to the others by notice made
pursuant to this Section 5.2.

         5.3. Interest. The Escrowed Payment shall not be held in an interest
bearing account nor will interest be payable in connection therewith.

         5.4. Assignment; Binding Agreement. Neither this Agreement nor any
right or obligation hereunder shall be assignable by any party without the prior
written consent of the other parties hereto. This Agreement shall enure to the
benefit of and be binding upon the parties hereto and their respective legal
representatives, successors and assigns.

         5.5. Invalidity. In the event that any one or more of the provisions
contained herein, or the application thereof in any circumstance, is held
invalid, illegal, or unenforceable in any respect for any reason, the validity,
legality and enforceability of any such provision in every other respect and of
the remaining provisions contained herein shall not be in any way impaired
thereby, it being intended that all of the rights and privileges of the parties
hereto shall be enforceable to the fullest extent permitted by law.

         5.6. Counterparts/Execution. This Agreement may be executed in any
number of counterparts and by different signatories hereto on separate
counterparts, each of which, when so executed, shall be deemed an original, but
all such counterparts shall constitute but one and the same instrument. This
Agreement may be executed by facsimile transmission.

         5.7. Agreement. Each of the undersigned states that he has read the
foregoing Funds Escrow Agreement and understands and agrees to it.

                                  COMMERCIAL CONSOLIDATORS CORP.
                                  the "Company"

                                  By:___________________________________

                                  --------------------------------------
                                  ALPHA CAPITAL AKTIENGESELLSCHAFT
                                  - "Subscriber"

                                  ESCROW AGENT:

                                  -----------------------------------
                                  GRUSHKO & MITTMAN, P.C.

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