Document:

Exhibit 10.1

                               AGREEMENT OF LEASE

                                      LEASE

     THIS LEASE is made as of the 12th day of August, 2011, by and between CORBI
PROPERTIES,  L.L.C, a limited  liability company organized under the laws of the
state of Iowa and CLEAR LAKE SPECIALTY PRODUCTS,  INC., a corporation  organized
under the laws of the state of Iowa  (hereinafter  collectively  referred  to as
"Landlord") and THE SOUTH STREET BAKERY, INC., a corporation organized under the
laws of the state of Delaware (hereinafter referred to as "Tenant").

                                    RECITALS

     WHEREAS,  Landlord is the owner of a 51,950 square foot industrial building
on Lots 9, 10, 11 &12 in the Clear Lake Industrial Park, the improvements  being
know as 2205 6th Avenue, South Clear Lake, IA 50428; and

     WHEREAS,  Tenant  desires  to lease  the  Premises  and  certain  Equipment
described on Exhibit "A" attached hereto (hereinafter defined) for manufacturing
ready baked, processed and packaged wholesale baked products; and

     WHEREAS,  the parties desire to enter into this Lease,  which defines their
respective rights, duties, and liabilities relating to the Premises.

     NOW,  THEREFORE,  WITNESSETH in  consideration  of the mutual  promises and
covenants  contained  herein,  and other good and  valuable  consideration,  the
receipt and  sufficiency of which are hereby  acknowledged,  Landlord and Tenant
hereby agree as follows:

                                 SECTION 1

                                DEFINITIONS

     For  purposes  of this Lease,  Landlord  and Tenant  hereby  agree that the
following terms shall have the indicated meanings:

Additional  Rent:  all sums of money or  charges  required  to be paid by Tenant
under this Lease other than Annual Rent, whether or not such sums or charges are
designated "Additional Rent", including Percentage Rent.

Annual Rent: shall be the consideration set forth in paragraph 5 hereof.

Assignment:  any  assignment,   transfer,  mortgage,  or  encumbrance,   whether
voluntarily, involuntarily, or by operation of law, of Tenant's interest in this
Lease,  any sublease by Tenant,  any license by Tenant of space in the Premises,
or any  concession  agreement  by  Tenant  with  respect  to all or  part of the

                                       1
<PAGE>
Premises,  any  agreement by Tenant giving any other person the right to use all
or part of the  Premises,  or such other  events  determined  to be  Assignments
pursuant to Section 29.

Bonds:  the City of Clear Lake,  Iowa Variable Rate Demand  Development  Revenue
Bonds (Joe Corbi's Pizza Project)  Series 2006 issued in the original  aggregate
amount of $3,600,000 in order to provide  financing for the  acquisition  by the
Landlord of the land and the  acquisition,  construction  and  equipping  by the
Landlord of the Building.

Building: the improvements  containing  approximately 51,950 square feet located
at 2205 6th Avenue, South Clear Lake, IA 50428.

Commencement Date: August 12, 2011.

Common Area Maintenance and Marketing Charge:  N/A

Documents:  all the documents and agreements entered into by Landlord and others
in connection  with the Bonds and the Letter of Credit  issued by  Manufacturers
and Traders Trust Company to provide payment for, and secure the payment of, the
principal and purchase price of, and interest on, the Bonds

Escrow Payments:  any Insurance Escrow Payment,  Tax Escrow Payment,  or similar
monthly payment into escrow

Equipment:  all that equipment  described on Exhibit "D" which is located in the
Building  to be used by Tenant for  manufacturing  ready  baked,  processed  and
packaged wholesale baked products and cookie dough.

Extension Term: a period of one (1) year from the last day of the Original Term.

Hazardous  Material:  any  hazardous  or  toxic  substance,  material,  or waste
including, but not limited to, those substances, materials, and wastes listed in
the United States Department of Transportation Hazardous Materials Table (49 CFR
172.101) or by the Environmental  Protection Agency as hazardous  substances (40
CFR Part 302) and amendments thereto, or such substances,  materials, and wastes
that are or become regulated under any applicable federal,  state, or local law,
ordinance,   or  regulation   including,   but  not  limited  to,  the  Resource
Conservation   and  Recovery  Act,  the  Toxic   Substances   Control  Act,  the
Comprehensive  Environmental Response,  Compensation and Liability Act ("CERCLA"
or "Superfund"), the Clean Air Act, and the Clean Water Act

Insurance Expense: Landlord's annual cost of carrying fire and extended coverage
insurance on the Building and all other  insurance  required by the Documents to
be carried by Landlord

Landlord:  Corbi  Properties,  L.L.C., an Iowa limited  liability  company,  its
successors  and  assigns  and  Clear  Lake  Specialty  Products,  Inc.,  an Iowa
corporation its successors and assigns.

                                       2
<PAGE>
Land:  those parcels of land  containing in the  aggregate  approximately  14.36
acres located at 2205 6th Avenue South, Clear Lake, Iowa. . Landlord's  Address:
1430 Desoto Road Baltimore, Maryland 21230

Landlord's Telecopier Number:

Lease  Year:  in the  case  of the  first  Lease  Year,  that  period  from  the
Commencement Date to the anniversary date of the Commencement Date;  thereafter,
"Lease  Year" shall mean each  successive  twelve  (12)  calendar  month  period
following the  expiration of the first Lease Year.  The last Lease Year shall be
the period from the end of the preceding Lease Year to such date of termination.

Monthly  Installment of Rent: the sum of the Monthly Installment of Annual Rent,
and Insurance Escrow Payment,  Tax Escrow Payment, and any other amount required
to be paid hereunder on a monthly basis.

Mortgage:  any  mortgage,  deed of trust,  or security  agreement  from Landlord
affecting the Premises, or any part thereof, at any time.

Mortgagee:  Manufacturers  and Traders  Trust Company while any of the Bonds are
outstanding and the Letter of Credit Agreement dated as of April __, 2011 by and
between Landlord and Manufacturers  and Traders Trust Company is in effect,  and
thereafter, any other beneficiary of any Mortgage.

Net Income: Earnings after cost of goods sold, sales, administrative and general
expenses, interest, taxes and other miscellaneous income expenses.

Notices: all notices, requests,  demands, or other communications,  which may be
or are required or permitted to be served or given under this Lease.

Original  Term: a period of one (1) year  commencing on the  Commencement  Date,
plus,  unless the  Commencement  Date is the first day of a calendar month,  the
number of days from the  Commencement  Date to the last day of the month  during
which the Commencement  Date falls,  with the right of an automatic one (1) year
extension if the Tenant has complied with the conditions of the Lease.

Permitted Use:  manufacturing of ready baked,  processed and packaged  wholesale
baking and cookie dough.

                                       3
<PAGE>
Premises: the Land, the Building and the Equipment.

Rent: all Annual Rent, Monthly  Installments of Annual Rent, and Additional Rent
payable by Tenant to Landlord under this Lease.

Security  Deposit:  the  sum  set  forth  in  paragraph  7  to  assure  Tenant's
performance of the Tenant's obligations under this Lease.

Taxes: all taxes,  assessments,  and governmental charges of any kind and nature
whatsoever  levied  or  assessed  against  the  Premises.   Notwithstanding  the
foregoing, Taxes shall not include any taxes levied on income of Landlord.

Tax Escrow Payment: the monthly amount equal to one-twelfth (1/12) of Landlord's
estimate of Tenant's proportionate share of the Taxes.

Tenant: The South Street Bakery,  Inc., a Delaware  corporation,  its successors
and assigns.

Tenant's Address: 3400 Mt. Pleasant Street, Burlington, Iowa

Tenant's Mailing Address:

Tenant's Telecopier Number:

Tenant's Trade Name:

Tenant's  Equipment  and Personal  Property:  Any equipment or items of personal
property  installed or located within the Premises by Tenant in connection  with
the operation of the business.

Term: the Original Term and any Extension  Term as to which Tenant  exercises an
option to renew this Lease

     When used herein, the singular shall apply to the plural, the plural to the
singular, and the use of any gender shall apply to all genders.

                                    SECTION 2

                               DEMISE OF PREMISES

     Landlord  leases to Tenant and Tenant leases from Landlord the Premises for
the Term, Rent, and upon the terms, covenants, and conditions set forth herein.

                                       4
<PAGE>
                                    SECTION 3

                                      TERM

     Landlord  and Tenant  hereby  agree that the term of this Lease and for the
demise  of the  Premises  shall  be  for a  period  of one  (1)  year  from  the
Commencement  Date. Tenant shall have the exclusive first right to automatically
renew this Lease for an Extension  Term of one (1) year.  The terms of the Lease
during  any  Extension  Term shall be the same terms  during the  original  term
except that Tenants Option to Purchase shall no longer be available.

                                    SECTION 4

                     CONSTRUCTION AND ACCEPTANCE OF PREMISES

                             [INTENTIONALLY OMITTED]

                                    SECTION 5

                                      RENT

     (a) Tenant shall pay unto  Landlord the Annual Rent of Three  Hundred Sixty
Thousand  Dollars  ($360,000.00).  Tenant  shall  pay the  Annual  Rent in equal
monthly  installments  of Thirty  Thousand  Dollars  ($30,000.00).  The  Monthly
Installments of Annual Rent shall be paid by the 1st day of each and every month
for  the  Term  of  this  Lease,   without   deduction,   set-off,   recoupment,
counterclaim,  or demand, at Landlord's  Address or at such other place as shall
be designated in writing by Landlord. If the Term shall commence or end on a day
other than the first day of a month,  the  Monthly  Installment  of Rent for any
such  partial  month of the Term  shall be  prorated  on a per diem  basis.  The
Monthly  installments  of Annual Rent shall be fully applied  towards (i) paying
down the  principal  and  interest  expense  of the Bonds in  substantially  the
allocation  set forth on Schedule 1,  attached  hereto,  (ii) the payment of the
principal  and interest  related to that certain  mixer  equipment  note between
Clear Lake Specialty  Products,  Inc. and M&T Bank and (iii) any fees related to
the operation of the Premises.

     This  Lease  shall  be  deemed  and  construed  to  be a  "net  lease"  and
accordingly,  anything in this Lease to the contrary  notwithstanding,  Landlord
shall receive any payments  required to be made by Tenant free from any charges,
assessments,  impositions,  expenses, set offs, recoupments or deductions of any
and every kind or nature whatsoever.  Tenant's obligation to pay Rent under this
Lease  shall  not be  affected  by  reason  of any  prohibition,  limitation  or
prevention  of Tenant's use,  occupancy or enjoyment of the Property  other than
the Landlord's breach of the covenant contained in Section 18.

     (b) In  addition  to the Annual  Rent  Tenant  shall pay unto  Landlord  as
Additional  Rent such costs that  Landlord  shall incur in  connection  with the

                                       5
<PAGE>
ownership or operation of the Premises.  Such costs shall include but be limited
to any Taxes,  as set forth in Section 10 of this  Lease.  Tenant  agrees to pay
Insurance Expense related to the Premises.

     (c) In the event that Tenant  shall fail to exercise its Option to purchase
the Premises as identified in paragraph 8 of the Lease,  Tenant shall  beginning
on August 12, 2012 pay as Additional Rent  Percentage  Rent. The Percentage Rent
due shall be equal to Ten Percent  (10%) of the Net Profits  generated by Tenant
from the operation of the Premises in the immediately  proceeding month.  Tenant
shall deliver to Landlord at the end of each month a statement setting forth its
revenue for the prior month.  Tenant shall on the twenty-fifth day of each month
pay the  Percentage  Rent to Landlord  shall credit any payments  made under the
this  provision  towards the Purchase  Price if Tenant  exercises  its Option to
purchase the Premises in  accordance  with the terms of Section 8 of this Lease.
Said  payments are to be applied  directly to the principal  outstanding  on the
Bonds and the portion of the  accelerated  amortization  that results from these
payments  will  increase  the  portion of the  monthly  rental  payment  that is
attributed  to  principal on the Bonds.  Landlord  shall  provide  Tenant with a
monthly statement indicating the principal balance on the Bonds and the value of
the Net Purchase Price.

                                   SECTION 6

                                 LATE PAYMENTS

     In the event that any monthly installment of Annual Rent or Additional Rent
is not paid by the  tenth  (10th)  day  after  it is due,  Tenant  shall  pay to
Landlord as  additional  rent a late charge  equal to five  percent (5%) of such
payment  which  remains due but unpaid.  Notwithstanding  the  foregoing  to the
contrary,  no late charge or interest  thereon  shall be due with respect to the
first late  payment in any twelve (12) month  period until such time as Landlord
has provided five (5) days advance  written  notice to Tenant of such failure to
pay and Tenant fails to make such  payments  within ten (10) days of the date of
such written notice from  Landlord.  Landlord shall not be required to give more
than one (1) such notice in any twelve (12) month calendar period.

                                    SECTION 7

                                SECURITY DEPOSIT

     Tenant has  deposited  with Landlord  simultaneously  with the execution of
this Lease a Security Deposit of Sixty Thousand Dollars ($60,000.00),  which sum
shall be held  without  payment of interest as security for the  performance  by
Tenant of its  obligations  under this Lease.  Landlord is authorized to deposit
those funds in a non-interest-bearing account. Landlord shall not be responsible
for the  solvency  of the  depository  so long as it is insured  by the  Federal
Deposit Insurance  Corporation,  or similar insurer. If Tenant shall perform all

                                       6
<PAGE>
of its obligations  under the Lease,  the Security  Deposit shall be refunded to
Tenant,  without  interest,  within thirty (30) days after  termination  of this
Lease. If Tenant shall default in any obligation,  Landlord shall be entitled to
apply  any  or all  of  the  Security  Deposit  toward  Landlord's  damages,  as
substantiated by Landlord,  and Tenant shall,  within five (5) days after notice
thereof,  deposit  with  Landlord an amount  sufficient  to restore the Security
Deposit to its original amount,  which amount shall  constitute  Additional Rent
under the Lease.

                                    SECTION 8

                               OPTION TO PURCHASE

     Landlord  does hereby grant unto Tenant the Option to purchase the Premises
and  Equipment  from the  Landlord.  Tenant  shall have until August 11, 2012 to
exercise the Option. Should the Tenant fail to exercise the Option by August 11,
2012  date  then in that  event  this  Option  shall  be null and void and of no
further effect.  Tenant shall exercise this Option by delivering to Landlord two
copies of a  Contract  of Sale  attached  hereto as  Exhibit  B.  Closing on the
purchase  shall occur no later than ninety (90) days after Tenant  exercises the
Option.  Tenant shall pay all costs associated with the sale and purchase of the
Premises and Equipment  including but not limited to any sales tax,  recordation
and/or transfer  taxes.  Landlord agrees to credit towards the Purchase Price an
amount  equivalent  to any principal  payments  made on the Bonds,  Mortgage and
loans on the Equipment.

                                    SECTION 9

                                    UTILITIES

      Tenant shall promptly pay all charges for  electricity,  water, gas (where
available),  telephone service,  sewerage service, and other utilities furnished
to the Premises and shall promptly pay any maintenance charges therefor.  Tenant
shall place any accounts for such utilities in its own name.

                                   SECTION 10

                                      TAXES

     (a) Tenant shall be liable for all taxes levied against personal  property,
trade fixtures, and tenant improvements placed by Tenant in the Premises. If any
such taxes based on the personal  property or trade fixtures placed by Tenant in
the Premises are levied against Landlord or Landlord's  property and if Landlord
elects  to pay the same or if the  assessed  value  of  Landlord's  property  is

                                       7
<PAGE>
increased by inclusion of personal  property and trade fixtures placed by Tenant
in the  Premises and  Landlord  elects to pay the taxes based on such  increase,
Tenant  shall pay to  Landlord  upon  demand  that part of such  taxes for which
Tenant is primarily liable hereunder. Tenant shall pay any personal property tax
assessed against the Equipment,  with such tax payments in year one of the Lease
to be on a pro rata basis for the period of occupancy.

     (b) Tenant  agrees to pay as  Additional  Rent all Taxes levied or assessed
against the Premises. Tenant shall pay such Taxes within thirty (30) days of the
delivery of the invoice  for such taxes,  with such tax  payments in year one of
the Lease to be on a pro rata basis for the period of occupancy.

     (c) If  Tenant  should  fail to pay any  Taxes  required  to be paid out by
Tenant hereunder,  in addition to any other remedies  provided herein,  Landlord
may,  if it so elects,  pay such  Taxes.  Any sum so paid by  Landlord  shall be
deemed  to be due and owing by Tenant to  Landlord  and due as  Additional  Rent
within five (5) days after written demand.

     (d) If at any time  during the Term of this Lease,  the  present  method of
taxation shall be changed so that in lieu of the whole or any part of any taxes,
assessments,  levies, or charges levied, assessed, or imposed on real estate and
the  improvements  thereon,  there  shall be  levied,  assessed,  or  imposed on
Landlord a capital levy, or other tax directly on the rents  received  therefrom
and/or a franchise  tax  assessment,  levy, or charge  measured by or based,  in
whole or in part,  upon such rents,  then such taxes,  assessments,  levies,  or
charges that are in lieu of the present method of taxation shall be deemed to be
included within the term "Taxes" for the purposes hereof.

     (e) Any payment to be made  pursuant to this  Section  with  respect to the
real estate tax year in which this Lease commences or terminates  shall bear the
same ratio to the payment that would be required to be made for the full year as
that part of such tax year covered by the Term of this Lease bears to a full tax
year.

     (f) Tenant shall have the right to employ a tax consulting  firm to attempt
to  assure a fair Tax  burden  on the  Premises.  Tenant  shall  bear the  costs
associated with the employment of any such consultant.

     (g) In addition to the other payments under this Section,  Tenant shall pay
upon  written  demand any  reasonable  fees,  expenses,  and costs  incurred  by
Landlord  in  contesting  any Tax,  or any  assessments,  levies,  or tax  rate,
applicable to the Premises or portions  thereof.  Landlord  shall provide Tenant
all notices of any Tax, or any assessments,  levies, or tax rate,  applicable to
the Premises or portions thereof and in the event Landlord files for bankruptcy,
insolvency or shall no longer be in business,  shall in a timely and  reasonable
manner  provide  Tenant,  and advise the Tax  authorities  of  Tenant's  mailing
address for all future Tax notices.

                                       8
<PAGE>
                                   SECTION 11

                            USE AND CARE OF PREMISES

     (a) The  Premises may be used only for the  Permitted  Use and for no other
purpose or purposes without the prior written consent of Landlord.

     (b) Tenant,  at Tenant's expense,  shall comply with all laws,  ordinances,
and regulations of federal,  state, and local authorities pertaining to Tenant's
use  of  the  Premises  and  with  the  recorded  covenants,   conditions,   and
restrictions,  regardless  of when they  become  effective,  including,  without
limitation,  the  Americans  with  Disabilities  Act of 1990 and all  applicable
federal, state, and local laws, ordinances, or regulations pertaining to air and
water quality,  Hazardous  Material,  waste disposal,  air emissions,  and other
environmental   matters,  all  zoning  and  other  land  use  matters,   utility
availability, and with any direction of any public officer or officers, pursuant
to law,  which shall impose any duty upon Landlord or Tenant with respect to the
use or occupation of the Premises.

     (c)  Tenant  shall (i) not cause or permit  any  Hazardous  Material  to be
brought  upon,  kept,  or  used  in or  about  the  Premises  by  Tenant  or its
contractors or subcontractors, or its or their agents, or employees, without the
prior  written  consent  of  Landlord,  which  Landlord  shall not  unreasonably
withhold as long as Tenant  demonstrates to Landlord's  reasonable  satisfaction
that such  Hazardous  Material is necessary  or useful to Tenant's  business and
will be  used,  kept,  and  stored  in a  manner  that  complies  with  all laws
regulating any such  Hazardous  Material so brought upon, or used, or kept in or
about the Premises.  If Tenant breaches the obligations  stated in the preceding
sentence,  or if the  presence of Hazardous  Material on the Premises  caused or
permitted  by  Tenant  results  in   contamination   of  the  Premises,   or  if
contamination of the Premises by Hazardous  Material  otherwise occurs for which
Tenant is legally liable to Landlord for damage resulting therefrom, then Tenant
shall  indemnity,  defend,  and hold Landlord  harmless from any and all claims,
judgments,  damages, penalties, fines, costs, liabilities, or losses (including,
without limitation, diminution in value of the Premises, damages for the loss or
restriction  on use of  rentable  or  usable  space  or of  any  amenity  of the
Premises,  damages  arising from any adverse impact on marketing of space,  sums
paid in settlement of claims, attorneys' fees, consultant fees, and expert fees)
which arise during or after the lease term as a result of such contamination.

     This  indemnification of Landlord by Tenant includes,  without  limitation,
costs incurred in connection  with any  investigation  of site conditions or any
clean-up, remedial, removal, or restoration work required by any federal, state,
or local  governmental  agency or  political  subdivision  because of  Hazardous
Material  present in the soil or ground water on or under the Premises.  Without
limiting  the  foregoing,  if the  presence  of any  Hazardous  Material  on the
Premises  caused or  permitted  by Tenant  results in any  contamination  of the
Premises,  Tenant  shall  promptly  take all actions at its sole  expense as are
necessary  to  return  the  Premises  to the  condition  existing  prior  to the

                                       9
<PAGE>
introduction  of any such  Hazardous  Material to the  Premises;  provided  that
Landlord's  approval of such  actions  shall first be obtained,  which  approval
shall not be unreasonably withheld so long as such actions would not potentially
have any material adverse  long-term or short-term  effect on the Premises.  The
foregoing  indemnity shall survive the expiration or earlier termination of this
Lease

     Landlord  hereby  warrants  to the  best  of its  knowledge  that as of the
Commencement  Date of the Lease no contamination of the Premises has occurred as
the result of the use,  storage or  presence  of any  Hazardous  Material on the
Premises. In the event that contamination is determined to have existed prior to
the  Commencement  Date of this Lease then in that event Landlord shall, for all
contamination  that  arose or  existed  on or prior  to the  Commencement  Date,
indemnify,  defend, and hold Tenant harmless from any and all claims, judgments,
damages, penalties, fines, costs, liabilities, or for the loss or restriction on
use of rentable or usable  space or of any amenity of the  Premises,  as well as
any sums paid in settlement of claims,  attorneys'  fees,  consultant  fees, and
expert   fees)  which  arise   during  the  lease  term  as  a  result  of  such
contamination.

     (d) At the  commencement  of this  Lease,  and on  January  1 of each  year
thereafter, including January 1 of the year after the termination of this Lease,
Tenant  shall  disclose  to  Landlord  the names and  amounts  of all  Hazardous
Materials,  or any combination thereof,  which were stored, used, or disposed of
on the  Premises,  or which Tenant  intends to store,  use, or dispose of on the
Premises.

     (e) Tenant  shall not,  without  Landlord's  prior  written  consent,  keep
anything  within the  Premises for any purpose  which  increases  the  insurance
premium cost or invalidates any insurance policy carried on the Premises. Tenant
shall pay as  Additional  Rent,  upon  demand by  Landlord,  any such  increased
premium cost due to Tenant's use or occupation  of the  Premises.  Except to the
extent  prohibited by law, all property kept,  stored,  or maintained within the
Premises by Tenant shall be at Tenant's sole risk.

     (f) Tenant shall take good care of the Premises and keep the same free from
waste at all times. Tenant shall keep the Premises and sidewalks,  service-ways,
and loading  areas  adjacent to the Premises  neat,  clean,  and free from dirt,
rubbish,  insects, and pests at all times, and shall store all trash and garbage
within  appropriate  containers,  arranging for the regular pickup of such trash
and garbage at Tenant's expense.

     (g) Tenant shall  procure,  at its sole  expense,  any permits and licenses
required for the  transaction  of business in the Premises and otherwise  comply
with all applicable laws, ordinances,  and governmental  regulations that affect
the  Premises  either  now  or in the  future.  Notwithstanding  the  foregoing,
Landlord  agrees to provide any consents for any permits and licenses  necessary
to operate the business on the  Premises,  and shall not  unreasonably  withhold
said consent.

                                       10
<PAGE>
     (h) Tenant shall procure, at its sole expense,  any permits and/or licenses
required  for  the use  and  operation  of the  Equipment.  Notwithstanding  the
foregoing,  Landlord  agrees to provide any consent for any permits and licenses
necessary to operate the Equipment on the Premises,  and shall not  unreasonably
withhold said consent.

                                   SECTION 12

                        REPAIRS AND MAINTENANCE BY TENANT

     (a) Tenant shall keep the Premises in good clean  condition  and shall,  at
its sole cost and  expense,  make all needed  repairs and  replacements.  Tenant
shall keep all plumbing units,  pipes, and connections free from obstruction and
protected against ice and freezing. If any repairs required to be made by Tenant
hereunder  are not made within ten (10) days after written  notice  delivered to
Tenant by Landlord (except that in an emergency no notice shall be required), at
Landlord's  option,  and in addition to  Landlord's  other  remedies  under this
Lease,  at law or in equity,  Landlord may (but shall not be obligated  to) make
such repairs without  liability to Tenant for any loss or damage that may result
to its stock or  business  by reason of such  repairs.  Within  sixty (60) days,
Tenant  shall pay to  Landlord as  Additional  Rent  hereunder  the cost of such
completed or ongoing repairs plus ten percent (10%) of the amount  thereof,  and
failure  to do so shall  constitute  an event of default  hereunder  for any non
insurance related damages.

     (b)  Maintenance  and  replacement  of the  air  conditioning  and  heating
equipment  shall be Tenant's sole  responsibility  throughout the entire Term of
this  Lease.  Tenant  shall  provide  Landlord  with  proof  of  a  service  and
maintenance  agreement upon occupancy.  Landlord represents and warrants that as
of the Commencement  Date the air  conditioning  and heating  equipment has been
inspected, maintained and is in proper working order.

     (c) Tenant  shall,  at its sole cost and expense  maintain,  and repair the
Equipment.  Tenant shall keep in place during the Lease,  service or maintenance
contract(s)   or  plan(s)  for  the  Equipment   which  shall  comply  with  the
specifications  or  requirements  established  by  the  manufacturer(s)  of  the
Equipment.  Tenant shall provide  Landlord  with evidence of the existence  such
plans  annually.  Landlord  represents and warrants that as of the  Commencement
Date the  Equipment  has been  inspected,  maintained  and is in proper  working
order.

     (d)  Tenant  will  repair  promptly  at its own  expense  by or  under  the
direction of Landlord any damage (whether  structural or  nonstructural)  to the
Premises  caused by any  construction  or  alteration  performed by Tenant or by
bringing into the Premises any property for Tenant's use, or by the installation
or removal of such property, regardless of fault or by whom such damage shall be
caused,  unless  solely by the  negligence  of  Landlord or its  contractors  or
subcontractors or its or their agents or employees.

                                       11
<PAGE>
     (e) Tenant  shall  have no right to direct or  instruct  any of  Landlord's
contractors  or  subcontractors  or their agents or  employees,  except with the
prior written agreement of Landlord.

     (f)  Tenant  shall be  responsible  for  maintaining  the  exterior  of the
Premises  including  and parking areas or loading  docks.  Tenant shall bear the
cost of any snow removal for such areas.

                                   SECTION 13

                               REPAIRS BY LANDLORD

     Landlord  shall  have  no  obligation  to  make  repairs  to the  Premises.
Notwithstanding  the  foregoing,  for a period  of one (1) year from the date of
this Lease,  Landlord agrees that it shall, at its sole and absolute expense and
immediately upon notification, make all necessary repairs and/or replacements of
the broken gear in the Sigma mixer with tilting gear as  identified by Kofab and
confirmed by Marvin Miller and James Eagen with serial number ______________.

                                   SECTION 14

                          PLACEMENT OF HEAVY EQUIPMENT

     Tenant shall not place a load upon any floor of the Premises  exceeding the
floor load per square foot area which such floor was  designed to carry or which
may be allowed by law.  Landlord  reserves the right to prescribe the weight and
position  of all  safes,  telephone  switchboards,  computers,  or  other  heavy
equipment,  and to prescribe the  reinforcing  necessary,  if any,  which in the
opinion of Landlord may be required under the circumstances, such reinforcing to
be at Tenant's expense.  Business machines and mechanical equipment, if approved
by Landlord in a separate written agreement  between Landlord and Tenant,  shall
be placed  and  maintained  by  Tenant,  or at  Tenant's  expense,  in  settings
sufficient in Landlord's  judgment to absorb and prevent  vibration,  noise,  or
annoyance,  and Tenant  shall,  at its expense,  take such steps as Landlord may
direct to remedy any such condition.

                                   SECTION 15

                                  FORCE MAJEURE

     This Lease and the  obligation of Tenant to pay Rent  hereunder and perform
all of the other covenants and agreements  hereunder on the part of Tenant to be
performed shall not be affected, impaired, or excused because Landlord is unable
to fulfill any of its obligations under this Lease or is unable to supply, or is
delayed in  supplying,  any service to be supplied by it under the terms of this

                                       12
<PAGE>
Lease or is unable to make,  or is delayed in making,  any  repairs,  additions,
alterations,  or decorations or is unable to supply, or is delayed in supplying,
any  equipment  or  fixtures,  if Landlord is  prevented or delayed or otherwise
hindered  from doing so by reason of any outside  cause  whatsoever,  including,
without limitation,  acts of God; fire; earthquake;  flood; explosion; action of
the elements;  declared or undeclared war; riots; civil disturbances;  inability
to procure or a general  shortage of labor,  equipment,  energy,  materials,  or
supplies in the open  market;  breakage or  accident  to  machinery;  partial or
entire  failure of  utilities;  failure of  transportation;  strikes;  lockouts;
action  of labor  unions;  condemnation;  injunction;  court  order  or  decree;
governmental  preemption;  any rule,  order,  or regulation of any department or
subdivision  of any  government  agency;  or the conditions of supply and demand
which have been or are affected by war or other emergency.  Similarly,  Landlord
shall not be liable for any interference with any services supplied to Tenant by
others  if such  interference  is caused  by any of the  reasons  listed in this
Section.  Nothing  contained  in this  Section  shall be deemed  to  impose  any
obligation on Landlord not expressly imposed by other provisions of this Lease.

                                   SECTION 16

                              SURRENDER OF PREMISES

     (a) At the expiration or earlier  termination  of the Term of this,  Lease,
Tenant shall peaceably  surrender the Premises in broom clean condition and good
order and  repair and  otherwise  in  substantially  the same  condition  as the
Premises was upon the commencement of this Lease,  except for: (i) ordinary wear
and tear,  (ii)  needed  repairs or  maintenance  to the  Premises  that are not
required to be repaired and/or maintained by Tenant, and (iii) damage by fire or
other  casualty to the extent there is actually paid to Landlord,  to repair any
damage to the Premises,  sufficient  net proceeds from the policies of insurance
which  Tenant is obligated to provide and to maintain  under the  provisions  of
this Lease.

     (b)  If   Landlord   elects  to  require   that   alterations,   additions,
improvements,  changes, affixations of chattels, or other work made or performed
by Tenant to the Premises be removed at the  termination  of this Lease,  Tenant
hereby  agrees to cause the same to be removed at its sole cost and expense.  If
Tenant  fails to remove  the same,  Landlord  may cause  them to be  removed  at
Tenant's expense, and Tenant hereby agrees to reimburse Landlord for the cost of
such  removal  together  with all and any damages  that  Landlord may suffer and
sustain  by reason of  failure  of Tenant  to  remove  the same.  At  Landlord's
election,  any  or all of the  alterations,  additions,  improvements,  changes,
affixations  of  chattels,  or other work made or  performed  by Tenant upon the
Premises  shall  remain at the  termination  of this  Lease and not be  removed.
Tenant's  obligation  to observe  and perform  the  covenants  set forth in this
Section  shall  survive the  expiration  or earlier  termination  of this Lease.
Tenant shall be permitted to remove any equipment which installs on the Premises
at the expiration of the Lease. Provided,  however, that Tenant shall return the
Premises  to   substantially   the  same  condition  as  existed  prior  to  the

                                       13
<PAGE>
installation of such  Equipment.  Should Tenant cause any damage to the Premises
as the result of the  removal of its  Equipment  Tenant  shall be liable for the
cost of any repairs occasioned by such damage. In the event that Tenant fails to
repair such damage prior to the  expiration  of the Lease and Landlord  shall be
forced to make such repairs Tenant shall reimburse Landlord for the actual costs
of such repair plus Ten Percent (10%) of the costs of such repairs.

     (c) At the  expiration  or earlier  termination  of the Term of this Lease,
Tenant shall  promptly  remove all property that it owns from the Premises under
the provisions of this Lease,  and, failing to do so, Landlord at its option may
either (i) cause that  property  to be removed at the risk and expense of Tenant
(both as to loss and damage),  and Tenant  hereby  agrees to pay all  reasonable
costs and expenses incurred  thereby,  including sums paid to store the property
elsewhere  and the cost of any repairs to the Premises  caused by the removal of
the property,  or (ii) upon five (5) days' written  notice to Tenant,  which the
parties agree is commercially reasonable,  sell at public or private sale any or
all of such  property,  whether  exempt  or not from  sale  under  execution  or
attachment  (such property being deemed charged with a lien in favor of Landlord
for all sums due  hereunder),  with the  proceeds  to be applied as set forth in
this Lease.  Landlord is entitled by Tenant to treat the  property as  abandoned
and title shall pass to Landlord.

                                   SECTION 17

                    ABANDONING PREMISES OR PERSONAL PROPERTY

     Tenant shall not vacate or abandon the Premises at any time during the Term
of this  Lease,  but if  Tenant  does  vacate  or  abandon  the  Premises  or is
dispossessed  by process of law, any personal  property  belonging to Tenant and
left on the Premises may, at the option of the Landlord,  be deemed to have been
abandoned by Tenant.

                                   SECTION 18

                      QUIET ENJOYMENT/LANDLORD'S WARRANTIES

     Landlord  warrants  that  Tenant  shall  be  granted  peaceable  and  quiet
enjoyment of the Premises free from any eviction or  interference by Landlord or
anyone claiming through Landlord or Landlord's  successors or assigns,  provided
Tenant pays the Annual Rent and  Additional  Rent provided  herein and otherwise
fully performs the terms, covenants, and conditions imposed herein.

     (a) Landlord specially warrants that Landlord shall be seized of fee simple
title to the Premises, that Landlord's title thereto shall be good of record and
in fact,  and that  Landlord's  title shall be marketable and free of any liens,
encumbrances,  or  restrictions of any kind,  except for those title  exceptions
agreed to by Tenant  which are listed on Exhibit C which is attached  hereto and
incorporated herewith.

                                       14
<PAGE>
     (b) Landlord warrants that if and so long as Tenant shall not be in default
hereunder,  Tenant shall  quietly hold,  occupy,  and enjoy the Premises and all
rights  relating  thereto  during  the Term,  without  hindrance,  ejection,  or
molestation by Landlord or any party claiming by,  through,  or under  Landlord,
subject to the terms of this Lease.

                                   SECTION 19

                       INDEMNIFICATION AND WAIVER OF CLAIM

     Except when caused by the  negligence  or willful  misconduct  of Landlord,
Tenant shall  indemnify and save Landlord  harmless  against and from, and shall
reimburse Landlord for, all liabilities, obligations, damages, fines, penalties,
claims  demands,  costs,  charges,  judgments,  and expenses,  including but not
limited to, reasonable  attorney's fees which may be imposed upon or incurred or
paid by or asserted  against Landlord or Landlord's fee or reversionary or other
interest  in the  Premises  by  reason of or in  connection  with any one of the
following:

     (a) Tenant's use and occupancy of the Premises; (b) the conduct of Tenant's
business or any work or activity or other things  allowed or permitted by Tenant
to be done in or on the Premises;  (c) any breach or default in the  performance
of any of Tenant's  obligations under this Lease; (d) any  misrepresentation  or
breach of  warranty  by Tenant  under this  Lease;  and/or (e) any other acts or
omissions or Tenant, its agents, employees, invitees or contractors.

     In case any action or proceeding is brought  against  Landlord by reason of
any claims  described in this Section,  Tenant,  if Landlord gives Tenant prompt
written notice thereof, shall, at Tenant's expense, resist or defend such action
or proceeding.

                                   SECTION 20

                                    INSURANCE

                             20.1 Tenant's Insurance

     Liability  Insurance.  Tenant,  at Tenant's  sole cost and  expense,  shall
obtain and maintain in effect throughout the Term a policy of Commercial General
Liability  Insurance (ISO form or equivalent) naming Landlord and (at Landlord's
request)  the  Mortgagee  as  additional  insureds,  protecting  Tenant  against
liability for bodily injury,  death and property damage occurring upon or in the
Leased Premises,  with such policy to afford protection to the limit of not less
than

                                       15
<PAGE>
One  Million  Dollars  ($1,000,000)  with  respect to bodily  injury or death or
damage to property  arising from any one  occurrence  and Three Million  Dollars
($3,000,000) from the aggregate of all occurrences within each policy year.

     (b) [Intentionally omitted.]

     (c) Property Damage  Insurance.  Tenant, at Tenant's sole cost and expense,
shall  obtain  and  maintain  throughout  the Term a policy of  property  damage
insurance  on  the  Tenant's  Equipment  and  Personal  Property  in  an  amount
sufficient to prevent Tenant from becoming a co insurer.

     (d) Workers'  Compensation  Insurance.  Tenant,  at Tenant's  sole cost and
expense,  shall  obtain and  maintain  throughout  the Term a policy of workers'
compensation  insurance covering all persons  (regardless of number) employed on
the Premises,  which insurance shall include all coverage required by applicable
State law.

     (e) Business  Interruption  Insurance.  Tenant,  at Tenant's  sole cost and
expense,  shall  obtain and  maintain  throughout  the Term a policy of business
interruption  insurance sufficient to satisfy Tenant's obligations  hereunder in
the event the  Buildings,  fixtures or  Equipment on the Premises are damaged or
destroyed by fire or other casualty event.

     (f) Policy Requirements.  The insurance policies required to be obtained by
Tenant under this Section 20.1 and by Landlord  under Section 20.2: (i) shall be
issued by an  insurance  company of  recognized  responsibility  qualified to do
business in the  jurisdiction in which the Building is located which is rated A-
or better  (and is in a  Financial  Size  Category  of Class  VIII or higher) by
Best's Key  Rating  Guide or which has an  equivalent  financial  rating  from a
comparable  insurance  rating  organization,  and (ii) shall  provide  (and each
certificate  evidencing  the existence of such  insurance  policy shall certify)
that the  insurer  shall  provide  thirty  (30)  days  prior  written  notice of
cancellation or amendment  (other than to increase the amount of coverage).  All
such policies shall be written as primary  policies,  not contributing  with, or
relating  simply to any excess not  covered  by,  any  policy  the  Landlord  or
Landlord  may  carry.  Tenant  shall,  within  thirty  (30)  days  prior  to the
expiration  of such  policies,  furnish  Landlord  with  renewals  or binders or
Landlord may order such  insurance and charge the cost to Tenant,  which amounts
shall be payable  by Tenant on  demand.  All  limits of  liability  required  by
subsection (a) may be satisfied by maintaining a policy of primary insurance and
a policy or policies of excess liability insurance.  Neither the issuance of any
insurance  policy  required  under this Lease nor the minimum  limits  specified
herein with respect to Tenant's  insurance  coverage shall be deemed to limit or
restrict in any way Tenant's liability arising under or out of this Lease. It is
understood and agreed that said policies may be blanket and/or umbrella policies
covering  other  locations  operated by Tenant or Landlord,  its  affiliates  or
subsidiaries,  provided that such blanket  and/or  umbrella  policies  otherwise
comply with the provisions of this subsection.

                                       16
<PAGE>
     (g) Evidence of Insurance.  On or before the Commencement  Date, and thirty
(30)  days  before  the  expiration  of  the  expiring  certificate   previously
furnished,   Tenant  shall  deliver  to  Landlord  a  certificate  of  insurance
evidencing  the  issuance of each  insurance  policy.  Tenant  shall  deliver to
Landlord  certificates of insurance evidencing the existence and amounts of such
insurance required to be obtained by Tenant under this section with loss payable
clauses  satisfactory to Landlord;  provided that in the event that Tenant fails
to procure and maintain such insurance,  Landlord may (but shall not be required
to) procure  same at Tenant's  expense and any sum so paid by Landlord  shall be
deemed to be owing by Tenant to Landlord and due and payable as Additional  Rent
within  five (5) days  after  Landlord's  written  notice  to  Tenant  regarding
Landlord's payment of such sum. No such policy shall be cancelable or subject to
reduction of coverage or other modification  except after thirty (30) days prior
written notice to Landlord by the insurer.

     (h)  Indemnification of Landlord.  Except for the willful or negligent acts
or  omissions  (where  applicable  law imposes a duty to act) of Landlord or its
agents,  employees or  contractors,  Tenant  hereby agrees to indemnify and hold
harmless Landlord, the Additional Insureds and the officers,  directors,  agents
and employees  of, and the partners in,  Landlord and the  Additional  Insureds,
from and against any and all claims, losses, actions,  damages,  liabilities and
expenses (including reasonable attorneys' fees and disbursements) that (i) arise
from or are in connection  with Tenant's  possession,  use,  occupancy,  repair,
maintenance or control of all or any part of the Premises or the Equipment,  the
making  or  removal  of any  Tenant  Equipment  or  Personal  Property  and  the
performance of all related construction work, or that relate in any other manner
to the business  conducted by Tenant in the Premises,  or (ii) arise from or are
in  connection  with any willful or  negligent  act or omission of Tenant or its
agents, contractors,  subcontractors, invitees and/or licensees, or (iii) result
from any  default,  breach,  violation  or  nonperformance  of this Lease or any
provision  therein by Tenant,  or (iv) arise from injury or death to individuals
or damage to property  sustained on or about the Premises.  Tenant shall, at its
own cost and  expense,  upon notice  thereof from  Landlord,  defend any and all
actions,  suits and  proceedings  which may be  brought  against  Landlord,  the
Additional  Insureds and the officers,  directors,  agents and employees of, and
the partners in,  Landlord and the  Additional  Insureds,  or any of them,  with
respect to the foregoing or in which Landlord,  the Additional  Insureds and the
officers,  directors, agents and employees of, and the partners in, Landlord and
the Additional  Insureds,  or any of them,  may be impleaded.  Tenant shall pay,
satisfy and discharge any and all final money  judgments  which may be recovered
against Landlord,  the Additional Insureds and the officers,  directors,  agents
and employees of, and the partners in, Landlord and the Additional Insureds,  or
any of them,  in  connection  with the  foregoing.  For so long as  Tenant is in
compliance  with the insurance  requirements of this Section 20.1, the indemnity
provided  above  shall  be  limited  to the  policy  limits  of such  insurance,
excluding only such deductibles as Tenant  maintains (such deductible  amount to
be determined by Tenant in its sole discretion),  provided, however, that Tenant
is still  liable if the act is not covered by Tenant's  insurance  or  insurance
coverage is not in place.

                                       17
<PAGE>
     (i) (Contractual  Liability  Insurance.  Tenant agrees to keep and maintain
throughout  the Term as part of the  coverage of its  policy(ies)  of  liability
insurance  contractual liability coverage or a contractual liability endorsement
covering Tenant's  liability to Landlord for bodily injury or damage to property
of others under subsection (h), in the same limits required by subsection (a).

     (j) Prohibition Against Concurrent Insurance. All property damage insurance
shall be  written  as  primary  insurance.  Tenant  shall not take out  separate
insurance  concurrent  in form or  contributing  in the  event of loss  with any
property damage insurance carried by Landlord for the Premises,  unless Landlord
is included  therein as an insured.  (k)Revision  of Insurance  Coverage.  As of
January 1, 2012 and January 1 of each year thereafter,  the parties shall review
whether the insurance  minimums  stated in this Section 20.1 and in Section 20.2
provide for sound and prudent coverage in relation to liability risks as of each
such date. As of each date, the parties shall discuss the appropriate  liability
insurance  minimums.  Within  thirty (30) days  following  establishment  of any
required adjustment, Tenant or Tenant, as applicable, shall forward to the other
certificates of insurance indicating that insurance is no less than the required
amounts and is in full force and effect.

     (l) Waiver.  Landlord,  on one hand, and Tenant, on the other,  shall waive
any and all  rights of  recovery  against  the other or  against  the  officers,
employees, agents and representatives of the other, on account of loss or damage
occasioned to such waiving party or its property or the property of others under
its control caused by fire or any of the extended coverage risks described above
to the extent that such loss or damage is insured.  Tenant  shall give notice to
the insurance  carrier or carriers  involved that the foregoing mutual waiver of
subrogation option is contained in this Agreement.

                            20.2 Landlord's Insurance

     (a) Property  Damage  Insurance.  Landlord,  at its cost and  expense,  but
subject to Section 5, shall obtain and maintain  throughout the Term a policy of
property  damage  insurance  covering the Facility  and the  Equipment,  but not
Tenant's Work,  Alterations or Tenant's Personal  Property,  providing  all-risk
coverage in such amount as any first  Mortgagee of the Facility may from time to
time  require  or in such  greater  amount  as  Landlord  may from  time to time
determine,  but in no event less than the replacement  cost (excluding  footings
and  foundations)  of the Facility  and with a  deductible  of not more than one
percent (1%) of the replacement value of the Facility.

     (b) Liability  Insurance.  Landlord,  at Landlord's  cost and expense,  but
subject to Section 5, shall obtain and maintain in effect  throughout the Term a
policy of  Commercial  General  Liability  Insurance  (ISO  form or  equivalent)
insuring  Landlord and naming Tenant as an additional  insured against liability
for bodily injury,  death and property  damage  occurring  upon, in or about the
Land and the Facility, with such policy to afford protection to the limit of not
less than Three  Million  Dollars  ($3,000,000)  combined  single  limit  annual

                                       18
<PAGE>
aggregate  for  bodily  injury,  death and  property  damage and  provide  for a
deductible  of not more than one percent  (1%) of the  replacement  value of the
Building.

     (c)  Blanket  Policy.  Landlord  shall have the right to comply with and to
satisfy its obligations  under subsections (a) and (b) by means of any so-called
blanket  policy or policies of insurance  covering this and other  liability and
locations  of  Landlord,  provided  that such  policy or  policies  by the terms
thereof shall  allocate to the Facility and the  liabilities to be insured under
this  Section  an amount not less than the amount of  insurance  required  to be
carried pursuant to this Section, so that the proceeds from such insurance shall
not be less than the amount of proceeds that would be available if Landlord were
insured under a unitary policy.

     (d) Mutual Waiver of Subrogation. Landlord and Tenant shall each include in
each of its property damage insurance policies, including Landlord's policies of
rent insurance and Tenant's policies of business interruption insurance, if any,
a waiver of the insurer's  right of subrogation  against the other party and the
officers,  directors,  agents and  employees  of, and the partners in, the other
party (and, in the case of Tenant's  policies,  against the Additional  Insureds
and their respective  officers,  directors,  agents and employees),  or, if such
waiver at any time  becomes  unobtainable  (i) an  express  agreement  that such
policy shall not be  invalidated  if the insured waives or has waived before the
loss the  right  of  recovery  against  any  party  responsible  for an  insured
casualty,  or  (ii)  any  other  form of  permission  for  the  release  of such
responsible party,  provided such waiver,  agreement or permission is obtainable
under  normal  commercial  insurance  practice  at the  time.  If  such  waiver,
agreement or permission is not, or ceases to be,  obtainable at all, the insured
party shall so notify the other party  promptly  after notice  thereof and shall
use its reasonable efforts to name the other as an additional insured.  Landlord
and Tenant hereby  acknowledge  and agree that such waiver is  obtainable  under
normal commercial  insurance practice on the date of this Lease at no additional
charge.

     (e)  Landlord  Released  from  Liability.  As long as Tenant's  policies of
property  damage  insurance  include the waiver of  subrogation  or agreement or
permission to release  liability  referred to in Section 20.2(d),  Tenant hereby
waives (and agrees to cause all other  occupants  of the Premises to execute and
deliver to Landlord instruments waiving) any right of recovery against Landlord,
the Additional Insureds and any of their respective officers, directors, agents,
employees, partners, contractors or invitees, for any loss or damage to Tenant's
Work,  Alterations or Tenant's  Personal  Property caused by fire or other peril
insurable  under the broadest form of "all risk" or "Special Form" policy issued
in Iowa (whether or not Tenant actually maintains such policy and without giving
effect to deductibles or self-insured  amounts).  If at any time any of Tenant's
policies shall not include a waiver of subrogation or agreement or permission or
similar provisions set forth in (d) above, the waiver set forth in the preceding
sentence shall, upon notice given by Tenant to Landlord,  be of no further force
or effect from and after the giving of such notice (or, if the insurer shall not

                                       19
<PAGE>
grant a waiver for all of the required parties,  the waiver shall be of no force
or effect only with respect to the required parties not included in the waiver).
If Tenant fails to obtain and maintain the policy of property  damage  insurance
required  by  Section  20.1,  Tenant  hereby  waives  (and  agrees  to cause all
occupants  of the  Premises  to  execute  and  deliver to  Landlord  instruments
waiving) any right of recovery against Landlord, the Additional Insureds and any
of  their  respective  officers,   directors,   agents,   employees,   partners,
contractors  and  invitees  for any loss or damage  to  Tenant's  Equipment  and
Personal  Property  caused by fire or other  perils of the type that  would have
been  insured  against by a policy of property  damage  insurance  if Tenant had
obtained the policy and the policy had been in effect on the date of the fire or
other insured peril.

                                   SECTION 21

                               EFFECT ON INSURANCE

     Tenant will not do, omit to do, or suffer to be done,  or keep or suffer to
be kept  anything  in,  upon,  or about the  Premises  which  will  violate  the
provisions of Landlord's  policies  insuring the Premises against loss or damage
by fire or other  hazards  (including,  but not limited to,  public  liability),
which will  adversely  affect  Landlord's  fire or liability  insurance  premium
rating or which will prevent  Landlord from procuring such policies in companies
acceptable to Landlord.  If anything done, omitted to be done, or suffered to be
done by Tenant,  or kept or suffered by Tenant to be kept in, upon, or about the
Premises shall cause the premium rate of fire or other insurance on the Premises
in companies  acceptable to Landlord to be increased beyond the established rate
from time to time fixed by the appropriate  underwriters  with regard to the use
of the Premises for the purposes permitted under this Lease. Tenant will pay the
amount of such  increase  as  Additional  Rent upon  Landlord's  demand and will
thereafter  pay the amount of such  increase,  as the same may vary from time to
time, with respect to every premium  relating to coverage of the Premises during
a  period  falling  within  the  Term of  this  Lease  until  such  increase  is
eliminated.  If for any reason including, but not limited to, the abandonment of
the Premises, Tenant's failure to pay any insurance premium, or Tenant's failure
to occupy the Premises as herein permitted,  Tenant fails to provide and keep in
force any or all of the insurance  policies set forth in Section  20.1,  then in
such event Tenant shall  indemnity and hold Landlord and the Mortgagee  harmless
against any loss that would have been covered by such insurance.

                                   SECTION 22

                    TOTAL OR PARTIAL DESTRUCTION OF PREMISES

     (a) If the Premises is damaged by fire or other casualty but is not thereby
rendered untenable in whole or in part, Landlord, at its own expense, subject to
the  limitations  and  restrictions  set forth in this Lease and the  Documents,
shall cause such damage to be repaired,  and the Annual Rent and Additional Rent
shall  abate  until such  damage has been  repaired  and Tenant can  operate the
business  in whole or in part on the  Premises.  If by reason  of any  damage or
destruction  to the Premises the Premises  shall be rendered  untenable in part,

                                       20
<PAGE>
Landlord,  at its own expense,  subject to the limitations and  restrictions set
forth in this Lease and the  Documents,  shall cause the damage to be  repaired,
and the Annual Rent and Additional Rent shall not be abated. If by reason of any
damage or  destruction to the Premises,  the Premises  shall be rendered  wholly
untenable  Landlord,  at  its  option,  at  its  own  expense,  subject  to  the
limitations  and  restrictions  set forth in this Lease and the  Documents,  may
cause the damage to be repaired,  and the Annual Rent and Additional  Rent shall
not abate.  Should  Landlord not elect to repair or rebuild the Premises then in
that event this Lease shall terminate upon Landlord's  election not to repair or
rebuild the  Premises  and  Tenant's  obligations  for the payment of Rent shall
terminate  upon the date of Landlord's  election.  Landlord  shall make any such
election within ninety (90) days of the date of the casualty  causing the damage
or destruction of the Premises.

     (b) In no event shall  Landlord be  obligated  to expend for any repairs or
reconstruction  pursuant  to this  Section an amount in excess of the  insurance
proceeds,  if any,  recovered by it and  allocable to the damage to the Premises
after  deducting  therefrom  Landlord's  reasonable  expenses in obtaining  such
proceeds and any amounts  required to be paid to the  Mortgagee.  Tenant  agrees
that promptly after completion of any such work by Landlord it will proceed with
reasonable  diligence and at its sole cost and expense to rebuild,  repair,  and
restore its signs, fixtures, equipment, and other items of Tenant's Work.

     (c) Notwithstanding anything set forth herein to the contrary, Tenant shall
be responsible for all repairs and replacements of damage and/or  destruction of
the  Premises  resulting  from a burglary or  attempted  burglary,  or any other
illegal or forcible entry into the Premises.

     (d) Tenant  covenants  that it will give written  notice to Landlord of any
accident  or damage,  whether  such  accident  or damage is caused by insured or
uninsured casualty,  occurring in, on, or about the Premises within a reasonable
time after  Tenant has or should have had  knowledge of the  occurrence  of such
accident  or  damage.  If Tenant  breaches  its  covenant  set forth  hereunder,
Landlord,  in addition to all other rights and remedies under this Lease, at law
or in equity shall, at its option,  be relieved of any of its obligations  under
this Section.

     (e) Tenant agrees that during any period of reconstruction or repair of the
Premises it will continue the  operation of its business  within the Premises to
the extent reasonably practicable.

                                   SECTION 23

                                   ALTERATIONS

     Tenant agrees that it will not make any alterations  (whether structural or
otherwise), additions, improvements,  changes, affixations of chattels, repairs,
or other work to the  interior or exterior  of the  Premises  during the Term of

                                       21
<PAGE>
this Lease except for the  installation  of  unattached,  movable trade fixtures
that may be installed  without  drilling,  cutting,  or  otherwise  defacing the
Premises,  without in each instance  obtaining  Landlord's  and the  Mortgagee's
prior  written  consent  which will not be  unreasonably  withheld  or  delayed.
Together  with each request for such  consent,  Tenant shall present to Landlord
and the Mortgagee reasonably detailed plans and specifications for such proposed
alterations, additions, improvements, changes, affixations of chattels, repairs,
or other work; provided,  however,  approval of such plans and specifications by
Landlord  and  the  Mortgagee   shall  not  constitute  any  assumption  of  any
responsibility  by Landlord or the Mortgagee for their accuracy or  sufficiency,
and Tenant shall be solely responsible  therefor.  All construction work done by
Tenant within the Premises shall be performed in a good and workmanlike  manner,
in compliance with all  governmental  requirements,  and the requirements of any
contract or  mortgage to which the  Landlord  may be a party.  Tenant  agrees to
indemnify  Landlord and the Mortgagee  and hold them harmless  against any loss,
liability, or damage resulting from such work, and Tenant shall, if requested by
Landlord  or the  Mortgagee,  furnish  bond or other  security  satisfactory  to
Landlord  against  any such  loss,  liability,  or damage.  Notwithstanding  the
foregoing,  Tenant shall have no obligation to obtain Landlord's written consent
for the  installation  of  additional  equipment  necessary  for  operating  the
business on the Premises and in the event the Option to purchase the Premises is
not exercised by the Tenant,  any additional  equipment  installed by the Tenant
shall remain the property of the Tenant and shall be  reasonably  removed at the
expiration  of the  Lease and  Tenant  shall  ensure  that the  Premises  are in
substantially  the same condition as the Premises was upon the  commencement  of
this Lease.

     All alterations, additions, improvements, changes, affixations of chattels,
repairs,  or other work made or performed by Tenant shall, unless Landlord gives
written  notice to Tenant to remove the same,  remain  upon the  Premises at the
expiration or earlier termination of the Term of this Lease and shall become the
property of  Landlord  immediately  upon  installation  thereof.  The same shall
remain the  property  of Landlord  (without  any  obligation  of Landlord to pay
compensation therefor) unless Landlord gives Tenant written notice to remove any
or all of the aforesaid,  in which event Tenant shall remove at Tenant's expense
such of the same as may be specified in Landlord's notice to Tenant,  and Tenant
shall  promptly  restore the Premises to the same good order and condition as it
was at the  commencement  of the Term of this Lease except (i) to the extent the
Premises is not  required to be repaired  and/or  maintained  by Tenant and (ii)
damage  by fire or  other  casualty  to the  extent  there is  actually  paid to
Landlord,  to repair any damage to the  Premises,  sufficient  net  proceeds for
policies of insurance which Tenant is obligated to provide and to maintain under
the provisions of this Lease.  Should Tenant fail to do so,  Landlord may do so,
collecting,  at Landlord's  option, the cost and expense thereof from Tenant, as
Additional Rent, upon demand. Notwithstanding the foregoing and in the event the
Option to purchase the Premises is not exercised by the Tenant,  any  additional
equipment  installed  by the Tenant  shall remain the property of the Tenant and
shall be  reasonably  removed at the  expiration  of the Lease and Tenant  shall
ensure that the Premises are in substantially the same condition as the Premises
was upon the commencement of this Lease.

                                       22
<PAGE>
                                   SECTION 25

                                 MECHANICS LIENS

     Tenant shall not do or suffer to be done any act, matter,  or thing whereby
Landlord's  or Tenant's  interest in the Premises,  or any part thereof,  may be
encumbered  by  any  mechanics'  lien.   Tenant  shall  discharge  or  stay  the
enforcement by bond or otherwise, within ten (10) days after the date of filing,
any mechanics'  liens filed against  Tenant's  interest in the Premises,  or any
part  thereof,  purporting  to be  for  labor  or  material  furnished  or to be
furnished to Tenant. Landlord may, at its option,  discharge any such mechanics'
lien not discharged by Tenant within such ten (10) day period, and Tenant,  upon
demand,  shall reimburse  Landlord for any such reasonable  expense  incurred by
Landlord.  Any monies  expended by  Landlord  shall be deemed  Additional  Rent,
collectible  as such by Landlord.  Landlord shall not be liable for any labor or
materials  furnished or to be furnished to Tenant upon credit, and no mechanics'
or other lien for labor or materials shall attach to or affect the  reversionary
or other estate or interest of Landlord in and to the Premises.

                                   SECTION 26

                                BREACH OR DEFAULT

     Tenant shall have  breached  this Lease and shall be  considered in default
hereunder  if (a) Tenant files a petition in  bankruptcy  or  insolvency  or for
reorganization  under  any  bankruptcy  or  insolvency  law or act,  or makes an
assignment  for the  benefit  of  creditors;  (b)  involuntary  proceedings  are
instituted  against  Tenant under any  bankruptcy or insolvency  law or act; (c)
Tenant fails to pay any Monthly  Installment  of Annual Rent or Additional  Rent
when due and after the expiration of any cure period provided herein; (d) Tenant
fails to perform or comply in all  material  respects  with any of the  material
terms, covenants or conditions of this Lease or the rules and regulations now or
hereinafter  established  for the  Premises or the  Building,  provided  however
"material  terms"  shall be limited to Rent,  Taxes,  Insurance  and Repairs and
Maintenance; or (e) the Premises shall be deserted or vacated.

                                   SECTION 27

                                EFFECT OF BREACH

     (a) If Tenant shall fail to pay any installment of rent or other monies due
pursuant  to this  Lease  promptly  on the day when they  shall  become  due and
payable and shall  continue  in default for a period of fifteen  (15) days after
written Notice of Default by Landlord  (provided Tenant shall not be entitled to
such notice if Tenant has been given  notice one (1) time within any twelve (12)
month  period),  or if Tenant  shall fail to  promptly  keep and  perform in all

                                       23
<PAGE>
material  respects  any  other  material  affirmative  covenants  of this  Lease
strictly  in  accordance  with the terms of this  Lease and  shall  continue  in
default  for a period of thirty  (30) days  after  written  Notice of Default by
Landlord of default and demand for performance, then, as often as any such event
shall  occur,  Landlord  may:  (i)  re-enter  the  Premises,  in a  commercially
reasonable  manner,  to  dispossess  Tenant  and all  other  occupants  from the
Premises and to remove any or all of Tenant's property at the Premises; and (ii)
to store Tenant's property in a public warehouse or elsewhere at the cost, risk,
and expense of Tenant,  without  Landlord's  being deemed  guilty of trespass or
becoming liable for any loss or damage that may occur on Tenant's property (iii)
upon  thirty (30) days'  written  notice to Tenant,  which the parties  agree is
commercially  reasonable,  to sell at public or private  sale any or all of said
property,  whether exempt or not from sale under  execution or attachment  (such
property  being deemed charged with a lien in favor of Landlord for all sums due
hereunder),  with the  proceeds of sale to be applied:  first,  to the costs and
expenses of retaking,  removal,  storage,  preparing  for sale,  and sale of the
property (including  reasonable  attorney's fees); and second, to the payment of
any sum due hereunder to Landlord  (including Rent, charges,  and damages,  both
theretofore and thereafter accruing); and, third, any surplus to Tenant.

     (b)  Further,  upon  the  occurrence  of any such  breach  and  after  such
opportunity  to cure as set forth  above,  Landlord,  in  addition  to any other
remedies it may have at law, in equity, by statute, or under any other provision
of this Lease,  shall have the right to  terminate  this  Lease,  as well as all
right,  title,  and interest of Tenant  hereunder,  by giving to Tenant not less
than sixty (60) days' advance  written  notice of Landlord's  election to cancel
and to terminate this Lease. Upon the expiration of the time fixed in the notice
of termination,  this Lease and the balance of the Term then remaining, as, well
as all of the right,  title,  and  interest of Tenant  under this  Lease,  shall
expire in the same  manner and with the same force and  effect  (except  for the
Tenant's  liability as  hereinafter  set forth) as if the expiration of the time
fixed in the  notice  of  termination  was the date upon  which  the Term  would
normally  have  expired.  Tenant shall then  immediately  quit and surrender the
Premises  and each and every part  thereof to  Landlord,  and Landlord may enter
upon the Premises, by force, summary proceedings,  or otherwise.  In any of such
events,  Landlord  shall be  entitled to the  benefit of all  provisions  of the
ordinances  and public  local laws of the city or county  where the  Premises is
located and of the Laws of Iowa  dealing  with the speedy  recovery of lands and
tenements  held over by tenants or  proceedings  in forcible entry and detainer.
Upon any entry or re-entry by Landlord, with or without legal process,  Landlord
shall also have the right (but not the  obligation)  to relet all or any part of
the Premises,  from time to time, at the risk and expense of Tenant. No re-entry
by Landlord with or without a declaration of  termination  shall be deemed to be
an  acceptance  or a  surrender  of this Lease or as a release  of the  Tenant's
liability for damages under the provisions of this Section.

     (c) Tenant further agrees (i) notwithstanding  re-entry by Landlord with or
without  termination  pursuant  to the  provisions  of  Subsection  (a) of  this
Section,  or (ii) if this Lease is  otherwise  terminated  by reason of Tenant's
default,  or (iii) if Landlord retakes possession with or without process of law
and/or  re-enters  with or  without a  declaration  of  termination,  or (iv) if

                                       24
<PAGE>
Landlord,  following  any of the  foregoing  events,  elects to let or relet the
Premises  (whether once or more than once during the remainder of the Term,  and
upon such  conditioning  as are  satisfactory  to Landlord)  that Tenant  shall,
nevertheless,  in  each  instance,  remain  liable  for the  performance  of any
covenant  of this Lease then in default  and for all Rent and all other  charges
and damages  which may be due or sustained  before and after the date of default
less mitigated  amounts,  together with the cost of seizure and  repossession of
the Premises and reasonable  attorney's fees incurred by Landlord as a result of
the breach of this Lease.

     (d) In any of the events  described  in the  preceding  subsection,  Tenant
agrees  that it will  remain  liable to Landlord  for  liquidated  damages to be
calculated and paid, at Landlord's option, in either of the following ways:

          (i) the Rent that, but for the  termination of this Lease,  would have
become due during the remainder of the Term, less the amount or amounts of Rent,
if any, that Landlord  shall receive  during such period from others to whom the
Premises  may be rented net of all  reasonable  costs and  expenses  incurred by
Landlord in connection with Tenant's default, including, but not limited to, the
cost to repair,  restore,  renovate,  or decorate the Premises for a new tenant,
reasonable  attorney's  fees,  real  estate  commissions,  the cost of any legal
actions,  in which case  liquidated  damages  shall be  computed  and payable in
monthly  installments,  in  advance,  on the  first day of each  calendar  month
following the  termination  of this Lease and shall  continue  until the date on
which the Term would have expired but for such termination; or

          (ii) the Rent that, but for the termination of this Lease,  would have
become due during the  remainder of the Term,  less the fair rental value of the
Premises,  as determined by an  independent  real estate  appraiser  selected by
Landlord,  in which case such liquidated damages shall be payable to Landlord in
one lump sum on demand  and shall  bear  interest  at the  interest  rate of ten
percent  per annum,  until  paid.  . In no event  shall  Landlord be required to
account to Tenant  for any  amounts by which the fair  rental  value  shall have
exceeded the stipulated Rent at the time of such termination.

     (e) Suit or suits for the recovery of such  deficiency  or damages or for a
sum  equal  to any  Monthly  Installment  or  Installments  of  Annual  Rent and
Additional Rent and other charges  payable  hereunder may be brought by Landlord
from time to time, at Landlord's  election.  Nothing herein  contained  shall be
deemed to require  Landlord  to await the date when this Lease or the Term would
have  normally  expired  had  there  been no such  default  by Tenant or no such
termination by Landlord.

     (f) In connection  with any  reletting(s)  of the Premises,  Landlord shall
have the absolute  right,  without such  action's  being or being deemed to be a
surrender of its rights or as a termination of this Lease or as a release of the
Tenant's  liability  hereunder for the balance of the Term or Extension Term, to
let or relet the Premises for a longer or shorter term than that remaining after
Tenant's  default,  to  lease  more or less  area  than  that  contained  in the
Premises,  to lease the Premises  together with other premises or property owned
or controlled by Landlord, and to change the character or use of the Premises.

                                       25
<PAGE>
     (g) No entry or re-entry by  Landlord,  whether had or taken under  summary
proceedings  or  otherwise,  nor any  letting  or  reletting  shall  absolve  or
discharge Tenant from liability hereunder. Tenant's liability hereunder, even if
there be no letting or reletting,  shall survive the issuance of any  dispossess
warrant,  order of court  terminating this Lease, or any other termination based
upon Tenant's default.  The words "enter," "re-enter," and "re-entry" as used in
this Section and elsewhere in this Lease are not  restricted to their  technical
legal meanings.

     (h) No payment  received by  Landlord  from  Tenant  after  re-entry or the
termination  of this Lease in any lawful manner shall  reinstate,  continue,  or
extend the Term of this Lease or affect any notice  theretofore  given to Tenant
by  Landlord  or  operate  as a waiver  of the  right  of  Landlord  to  recover
possession of the Premises by proper suit, action, proceedings, or other remedy.

     (i) In the event  Tenant  fails to vacate  the  Premises  at any time after
termination  of this Lease as provided  above,  Tenant  shall pay double Rent as
Additional Rent for such holdover period.

     (j) Nothing in this Section  shall limit or prejudice the right of Landlord
to prove and to obtain, as liquidated damages by reason of a termination arising
out of the provisions of this Section, an amount equal to the maximum allowed by
any  statute or rule of law in effect as of the time  when,  and  governing  the
proceedings in which, such damages are to be proved,  whether or not such amount
be greater,  equal to, or less than the amount of  liquidated  damages  computed
under this Section.

                                   SECTION 28

                               ACCESS BY LANDLORD

     (a)  Landlord,   the  Mortgagee,   and  their  respective  contractors  and
subcontractors  and its and their  agents and  employees  may at all  reasonable
times  during the Term of this Lease enter to inspect the  Premises to determine
whether  Tenant is  complying  with the  provisions  of this Lease upon 48 hours
notice and so long as said access does not  interfere  with  production or other
business  activities  of the Tenant,  and whether  Landlord  is  complying  with
provisions of the  Documents,  and/or may show the Premises to others,  provided
that such  entrance is with the prior notice  (provided an emergency is present)
to Tenant and consistent  with Tenant's  security  obligations.  In the event of
notice of  termination  of this  Lease or during  the last six (6) months of the
Term, Landlord shall have the right from the date of such notice to display (but
not so as to  unreasonably  obstruct  the view  thereof or access  thereto)  the
customary  "For Rent" sign,  and  Landlord  may show the  Premises and all parts
thereof to prospective tenants when the Premises is open for business.

                                       26
<PAGE>
     (b) Landlord  and the  Mortgagee  also  reserve the right,  after notice of
intention to so enter (except that in the event of an emergency, no notice shall
be  required),  to enter the  Premises at any time and from time to time to make
such repairs,  additions,  or alterations or remedy any  contamination as it may
deem necessary for the safety, improvements, preservation, or condition thereof,
but neither  Landlord or the Mortgagee  assumes any obligation to do so, and the
performance  thereof by Landlord or the Mortgagee  shall not constitute a waiver
of Tenant's default in failing to perform the same. . Landlord and the Mortgagee
shall  in no  event  be  liable  for  any  inconvenience,  disturbance,  loss of
business,  or other damage to Tenant by reason of the performance by Landlord or
the  Mortgagee of any work in, upon,  above,  under,  or outside the Premises If
Tenant  shall have  vacated or  abandoned  the  Premises,  or in the event of an
emergency, or if in any other instance after Landlord or the Mortgagee has given
written notice of Landlord's or the  Mortgagee's  intention to enter,  Tenant or
Tenant's agents and employees shall not be personally present to permit an entry
into the Premises,  then in any such event, Landlord and the Mortgagee and their
contractors and  subcontractors  and its or their agents and employees may enter
the same by the use of force or  otherwise  without  rendering  Landlord  or the
Mortgagee  liable  therefor,  and  without  in  any  manner  affecting  Tenant's
obligations under this Lease.

     (c) If during the last month of the Term Tenant has  vacated  the  Premises
and removed all or  substantially  all of its  personal  property,  Landlord may
immediately enter and alter, renovate, and redecorate the Premises. The exercise
of any such reserved  right by Landlord or the Mortgagee  shall not be deemed an
eviction or disturbance of Tenant's use and possession of the Premises and shall
not render  Landlord or the  Mortgagee  liable in any manner to Tenant or to any
other person, nor shall the same constitute any grounds for an abatement of Rent
hereunder.

                                   SECTION 29

                            ASSIGNMENT AND SUBLETTING

     (a)  Tenant  shall not make or permit an  Assignment  of this  Lease or any
interest  of  Tenant  herein,  in  whole  or in  part,  by  operation  of law or
otherwise,  without first obtaining in each and every instance the prior written
consent of Landlord and the  Mortgagee,  which  consent.  may be withheld in the
sole  and  absolute  subjective   discretion  of  Landlord  and  the  Mortgagee.
Notwithstanding  the foregoing,  Tenant may assign this Lease to any subsidiary,
parent, or affiliated entity of Tenant, with the written consent of Landlord and
Mortgagee. Landlord agrees that such consent will not be unreasonably withheld.

     (b) Any consent by Landlord  and the  Mortgagee to an  Assignment  shall be
held to apply only to the specific  transaction thereby authorized and shall not
constitute  a  waiver  of the  necessity  for  such  consent  to any  subsequent
Assignment,  including,  but  not  limited  to a  subsequent  Assignment  by any
trustee,  receiver,  liquidator,  or personal  representative  of Tenant. In the
event Tenant executes an agreement to effect an Assignment, such agreement shall

                                       27
<PAGE>
provide (i) that the subtenant or other  occupier of space shall take subject to
this Lease, (ii) the occupier shall also fulfill all obligations of Tenant under
this Lease as they  pertain  to the  portion  of the  Premises  set forth in the
Assignment,  and (iii) that with  respect to such  portion of the  Premises  the
occupier shall be deemed to be Tenant under this Lease.

     (c) If this Lease or any interest  herein is assigned or if the Premises or
any part  thereof is sublet,  used,  or  occupied  by anyone  other than  Tenant
without Landlord's or the Mortgagee's prior written consent having been obtained
thereto, Landlord may nevertheless collect Rent (including Additional Rent) from
the assignee, sublessee, user, or occupant and apply the net amount collected to
the Rents herein  reserved.  Furthermore,  in any such event Tenant shall pay to
Landlord monthly,  as Additional Rent, the excess of the consideration  received
or to be received during such month for such Assignment  (whether or not denoted
as rent) over the Annual Rent  reserved for such month in this Lease  applicable
to such portion of the Premises so assigned,  sublet, used, or occupied. No such
Assignment or correction shall be deemed a waiver of the covenant herein against
Assignment  by others or the  acceptance of the  assignee,  subtenant,  user, or
occupant as Tenant hereunder, or constitute a release of Tenant from the further
performance by Tenant of the terms and  provisions of this Lease.  If this Lease
or any interest of Tenant  herein is assigned or if the whole or any part of the
Premises  is  sublet  or used or  occupied  by  others,  after  having  obtained
Landlord's  and the  Mortgagee's  prior written  consent  thereto,  Tenant shall
nevertheless  remain fully liable for the full  performance  of all  obligations
under this Lease to be  performed  by Tenant,  and Tenant  shall not be released
therefrom in any manner.

     (d) If Tenant is a  partnership  and if at any time during the Term of this
Lease any person or entity which at the time of the execution of this Lease owns
a general partner's interest ceases to own such general partner's interest, such
cessation of  ownership  shall  constitute  an  Assignment  of this Lease for an
purposes of this Section,  and Tenant shall promptly  notify Landlord in writing
of such change.

                                   SECTION 30

                                  CONDEMNATION

     (a) If  the  whole  of the  Premises  shall  be  taken  by  any  public  or
quasi-public  authority  under the power of  eminent  domain,  condemnation,  or
expropriation  or in the event of a conveyance in lieu thereof,  then this Lease
shall  terminate as of the date on which  possession of the Premises is required
to be surrendered to the  condemning  authority,  and Tenant shall have no claim
against Landlord or the condemning authority for the value of the unexpired Term
of this Lease.

     (b) If any part of the Premises shall be so taken or conveyed,  and if such
partial  taking or  conveyance  shall  render the  Premises  unsuitable  for the
business of Tenant in the reasonable opinion of Landlord,  then the Term of this
Lease shall cease and  terminate as of the date on which  possession of the part

                                       28
<PAGE>
of the  Premises  so taken or conveyed  is  required  to be  surrendered  to the
condemning  authority,  and Tenant shall have no claim  against  Landlord or the
condemning  authority for the value of any unexpired Term of this Lease.  In the
event such partial  taking or conveyance  is not extensive  enough to render the
Premises  unsuitable  for the business of Tenant,  this Lease shall  continue in
full force and effect  except  that the Annual Rent shall be reduced in the same
proportion  that the floor area of the  Premises so taken or  conveyed  bears to
such floor area immediately  prior to such taking or conveyance,  such reduction
commencing  as of the date Tenant is required to  surrender  possession  of such
part of the Premises so taken or conveyed.  Subject to the terms and  provisions
of the Documents, Landlord shall promptly restore the Premises, to the extent of
condemnation  proceeds available for such purpose, as nearly as practicable to a
condition  comparable to its condition at the time of such condemnation less the
part lost in the taking or conveyance, and thereafter Tenant shall promptly make
all  necessary  repairs,  restoration,  and  alterations  of Tenant's  fixtures,
equipment,  and  furnishings  and shall  promptly  re-enter  the  Premises.  For
purposes of  determining  the amount of funds  available for  restoration of the
Premises from the condemnation award, said amount will be deemed to be that part
of the award which  remains  after  payment of  Landlord's  reasonable  expenses
incurred  in  recovering  the  condemnation  award and of any amounts due to the
Mortgagee and which  represents a portion of the total sum so available  that is
equitably allocatable to the Premises.

     (c) In the event of any  condemnation or taking as herein before  provided,
whether whole or partial,  Tenant shall not be entitled to any part of the award
as damages or otherwise  for such  condemnation,  and Landlord and the Mortgagee
are to receive the full amount of such award as their  respective  interests may
appear.  Tenant hereby  expressly  waives any right or claim to any part thereof
and assigns to Landlord  any such right or claim to which  Tenant  might  become
entitled.

     (d) Although all damages in the event of any  condemnation are to belong to
the Landlord and the Mortgagee as aforesaid, whether such damages are awarded as
full  compensation for diminution in value of the leasehold or to the fee of the
Premises,  Tenant  shall  have the  right,  to the  extent  that same  shall not
diminish the Landlord's or the Mortgagee's  award, to claim and recover from the
condemning authority, but not from Landlord or the Mortgagee,  such compensation
as may be separately  awarded or recoverable by Tenant under law in Tenant's own
right for or on account of, and limited solely to moving expenses,  loss of good
will,  profit,  any  cost to which  Tenant  might  be put in  removing  Tenant's
furniture, fixtures, leasehold improvements, and equipment.

                                   SECTION 31

                        EXECUTION OF ESTOPPEL CERTIFICATE

     At any time, and from time to time, upon the written request of Landlord or
the Mortgagee,  so long as Landlord has complied with all material terms of this

                                       29
<PAGE>
Lease, Tenant, within ten (10) days of the date of such written request,  agrees
to execute and deliver to Landlord and/or the Mortgagee, without charge and in a
form  satisfactory to Landlord and/or the Mortgagee,  a written  statement:  (a)
ratifying this Lease;  (b) confirming the  commencement  and expiration dates of
the Term of this  Lease;  (c)  certifying  that  Tenant is in  occupancy  of the
Premises  and  that the  Lease  is in full  force  and  effect  and has not been
modified, assigned, subleased,  supplemented, or amended except by such writings
as shall be stated;  (d) certifying that an conditions and agreements under this
Lease to be satisfied or performed by Landlord have been satisfied and performed
except as shall be stated;  (e)  certifying  that Tenant is not in default under
the Lease and there are no defenses,  set-offs,  recoupments,  or counter claims
against the  enforcement  of this Lease by  Landlord,  or stating the  defaults,
defenses,  set-offs,  recoupments  and/or counter claims claimed by Tenant;  (f)
certifying  that  Landlord  is not in  default  under the Lease and there are no
defenses,  set-offs,  recoupments,  or counter claims against the enforcement of
this Lease by Landlord, or stating the defaults, defenses, set-offs, recoupments
and/or  counter  claims  claimed by Tenant;  (g)  reciting the amount of Advance
Rent, if any, paid by Tenant and the date to which such Rent has been paid;  (h)
reciting  the amount of the Security  Deposit held by Landlord,  if any; and (i)
containing any other information which Landlord or the Mortgagee shall require.

                                   SECTION 32

                          SUBORDINATION AND ATTORNMENT

     (a) Tenant agrees: (i) that, except as hereinafter provided, this Lease is,
and any of  Tenant's  rights  hereunder  are and shall  always be,  subject  and
subordinate  to the  Mortgage  dated  as of  April  1,  2006  from  Landlord  to
Manufacturers  and Traders Trust Company and any other Mortgage  hereafter given
by  Landlord  and to any  advances  made  or to be  made  thereunder  and to the
interest thereon, and all renewals, replacements, modifications, consolidations,
or  extensions  thereof;  (ii) that if the  Mortgagee or if the purchaser at any
foreclosure  sale or at any  sale  under a power  of sale or  assent  to  decree
contained in any such Mortgage shall at its sole option so request,  Tenant will
attorn to, and  recognize  the  Mortgagee or  purchaser,  as the case may be, as
landlord  under this Lease for the balance  then  remaining  of the Term of this
Lease,  subject to all terms of this Lease  provided the  Mortgagee or purchaser
recognizes  Tenant's rights as and (iii) that the aforesaid  provisions shall be
self-operative,  and no further instrument or document shall be necessary unless
required by the Mortgagee or purchaser.  In the event of any foreclosure sale or
at any sale  under a power of sale or  assent to  decree  contained  in any such
Mortgage,  Landlord shall provide Tenant with reasonable notice of any such sale
and  Tenant  shall  have  the  right,  but not the  obligation,  to  enter  into
agreements directly with the Mortgagee.

     (b) Notwithstanding anything to the contrary set forth above, the Mortgagee
may at any  time  subordinate  its  Mortgage  to this  Lease,  without  Tenant's
consent, by execution of a written document  subordinating such Mortgage to this
Lease to the extent set forth therein,  and thereupon this Lease shall be deemed

                                       30
<PAGE>
prior to such Mortgage to the extent set forth in such written  document without
regard to their respective  dates of execution,  delivery and/or  recording.  In
that event,  to the extent set forth in such  written  document,  the  Mortgagee
shall have the same rights  with  respect to this Lease as though this Lease had
been  executed  and  this  Lease or  memorandum  thereof  recorded  prior to the
execution,  delivery,  and  recording of the  Mortgage.  Should  Landlord or the
Mortgagee or purchaser desire  confirmation of either such subordination or such
attornment,  as the case may be, Tenant upon written  request,  and from time to
time,  will  execute  and deliver  without  charge and in form  satisfactory  to
Landlord, the Mortgagee,  or the purchaser all instruments and/or documents that
may be requested to acknowledge such  subordination  and/or agreement to attorn,
in recordable form, within fifteen (15) days of such request.

     (c)   Tenant    agrees    that    neither    the    Mortgagee,    nor   any
Mortgagee-in-possession  or purchaser shall be bound by any payment of Rent made
more than thirty (30) days prior to its due date,  and any such sum shall be due
and payable on the due date. Tenant further agrees that neither  Mortgagee,  nor
Mortgagee  in-possession  or  purchaser  shall be  responsible  for the Security
Deposit,  Escrow  Payments,  Option Payment or other similar funds in respect of
this Lease not  actually  paid to it;  liable for any action or  omission of any
prior  landlord  under the Lease;  or subject to any  offsets or  defenses  that
Tenant might have against Landlord.

                                   SECTION 33

                                      SIGNS

Tenant shall not without  Landlord's  prior  approval  erect any signage for the
Premises, which approval shall not be unreasonably withheld. Notwithstanding the
foregoing, Tenant shall have the right to resign the Premises upon the execution
of the Lease, so long as Tenant complies with local zoning laws.

                                   SECTION 34

     Landlord  does not,  in any way or for any  purpose,  become a  partner  of
Tenant in the  conduct of its  business,  or  otherwise  or joint  venturer or a
member of a joint  enterprise  with Tenant,  and nothing herein  contained shall
create a principal  and agent  relationship  between  Landlord and Tenant.  This
Lease establishes a relationship solely of landlord and tenant.

                                       31
<PAGE>
                                   SECTION 35

                             ACCORD AND SATISFACTION

     No payment by Tenant or receipt by  Landlord  of a lesser  amount  than any
payment of Annual Rent or Additional Rent herein  stipulated  shall be deemed to
be other than on account of the earliest  stipulated  Annual Rent or  Additional
Rent due and payable, nor shall any endorsement or statement on any check or any
letter  accompanying  any check or  payment  as,  Rent be  deemed an accord  and
satisfaction.  Landlord  may accept such check or payment  without  prejudice to
Landlord's  right to recover the balance of such Rent or pursue any other remedy
provided in this Lease, at law or in equity.

                                   SECTION 36

                                  HOLDING OVER

Should Tenant hold over in possession  of the Premises  after the  expiration of
this Lease,  Tenant shall be deemed to be occupying  the Premises  from month to
month,  subject to such  occupancy's  being  terminated  by either party upon at
least thirty (30) days' written  notice,  at double the Annual Rent in effect at
the expiration of this Lease,  all  calculated  from time to time as though this
Lease had continued, and otherwise subject to all of the other terms, covenants,
and  conditions  of this  Lease  insofar  as the  same  may be  applicable  to a
month-to-month  tenancy.  Nothing in this Section excludes  Landlord's rights of
re-entry or any other right hereunder.

                                   SECTION 37

                                   RECORDATION

     This Lease  shall be recorded  in the Land  Records of Cerro Gordo  County,
Iowa. The parties may execute a short form of this Lease if permitted by law for
recording  purposes  containing such terms as Landlord  believes  appropriate or
desirable. Upon the termination of this Lease Tenant shall execute, acknowledge,
and deliver to Landlord an instrument in writing releasing and quite claiming to
Landlord an right,  title, and interest of Tenant in and to the Premises arising
from this Lease or otherwise, all without cost or expense to Landlord.

                                   SECTION 38

                                     WAIVERS

     The failure of Landlord to insist on strict  performance of any one or more
of the terms,  covenants,  or conditions  hereof shall not be deemed a waiver of
the rights or remedies that Landlord may have,  and shall not be deemed a waiver

                                       32
<PAGE>
of any subsequent breach or default of any term, covenant,  or condition hereof.
No waiver by Landlord of any provision  hereof shall be deemed to have been made
unless expressed in writing and signed by Landlord.

                                   SECTION 39

                              REMEDIES FOR LANDLORD

     Any and all  remedies  available  to Landlord  for the  enforcement  of the
provisions of this Lease are cumulative and not exclusive, and Landlord shall be
entitled  to pursue  either the  rights  enumerated  in this  Lease or  remedies
authorized  by law,  or both.  Tenant  shall be liable for any costs or expenses
incurred by Landlord in  enforcing  any terms of this Lease,  or in pursuing and
legal action for the enforcement of Landlord's rights, including court costs and
reasonable attorney's fees.

                                   SECTION 40

                           TABLE OF CONTENTS; CAPTIONS

     The Table of Contents and the captions appearing in this Lease are inserted
only as a matter of convenience and do not define, limit,  construe, or describe
the scope or intent of the  Sections  of this  Lease or in any way  affect  this
Lease.

                                   SECTION 41

                                     NOTICES

     Any and all Notices permitted or required to be given hereunder shall be in
writing and shall be deemed duly given the business day  following  the day such
Notice shall be deposited into the United States mail, if delivery is by postage
prepaid,  registered or certified  mail,  return  receipted mail or the day when
sent by telecopier.

     Any  Notice  in any  other  manner  shall be  deemed  given  when  actually
received.  Such Notice shall be sent to the  respective  party at the address or
telecopier  number  given in this Lease or to any other  address  or  telecopier
number that the  respective  party may  designate by Notice  delivered  pursuant
hereto.  All Notices sent by  telecopier  shall be sent  promptly by first class
mail as well.  Nothing herein contained shall be construed to preclude  personal
service of any Notice in the manner prescribed for personal service of a summons
or other legal process.

                                       33
<PAGE>
                                   SECTION 42

                                 APPLICABLE LAW

     This Lease shall be governed by and construed in  accordance  with the laws
of the State of Iowa, without regards to conflicts of laws principles thereof.

                                   SECTION 43

                         SUCCESSORS AND INCLUDED PERSONS

     All rights, obligations,  and liabilities herein given to, or imposed upon,
the respective  parties  hereto shall extend to and bind the several  respective
personal representatives,  successors, and assigns of the parties; and if Tenant
shall consist of more than one person or entity, they shall all be bound jointly
and  severally  by the  terms,  covenants,  and  conditions  herein.  No rights,
however, shall inure to the benefit of any personal  representative,  successor,
or assign of Tenant  unless the  Assignment  to such party has been  approved by
Landlord and the Mortgagee in writing as provided in Section 29.

     In any  provision of this Lease  involving  Landlord's  or the  Mortgagee's
being defended,  released from  liability,  indemnified,  held harmless,  or not
being deemed to be liable for any action,  omission,  or circumstance,  the term
"Landlord" shall include Landlord and Landlord's  contractors and subcontractors
and its or their present and future controlling  persons,  directors,  officers,
employees,  and  agents,  and the term  "Mortgagee"  shall  include  Mortgagee's
contractors and subcontractors,  and its present and future controlling persons,
directors, officers, employees, and agents.

                                   SECTION 44

                             WAIVER OF TRIAL BY JURY

     LANDLORD AND TENANT  HEREBY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING
OR  COUNTERCLAIM  BROUGHT BY EITHER PARTY HERETO  AGAINST THE OTHER PARTY ON ANY
AND EVERY MATTER, DIRECTLY OR INDIRECTLY, ARISING OUT OF OR WITH RESPECT TO THIS
LEASE.

                                   SECTION 45

                      RIGHTS OF AND CLAIMS AGAINST LANDLORD

     (a) Tenant waives all rights to bring a counterclaim  in any action brought
by Landlord for the non-payment of Rent or any other summary proceeding thereon.

     (b) All obligations of Landlord  hereunder shall be construed as covenants,
not conditions.

                                       34
<PAGE>
     (c) Upon  ninety  (90) days  written  notice,  Landlord  may  transfer  its
interest  in the  Premises  and this  Lease,  at any time and from time to time,
provided  however,  in the event of such  transfer of interest,  Tenant shall be
entitled to receive the  $275,000  Option  Payment,  provided  that the Tenant's
Option has not expired and any assignee of the Landlord has not acknowledged and
confirmed  Tenant's rights under Section 8 of the Lease.  If Landlord  transfers
its estate in the Premises,  or if Landlord  further leases the Premises subject
to this Lease,  then Landlord  shall be relieved of all  obligations of Landlord
thereafter  arising  expressed in this Lease or implied by law. Landlord and its
successors shall be relieved of their obligation to refund the Security Deposit,
Escrow Payments, and other similar funds to Tenant which they have received from
Tenant or a  predecessor  Landlord to the extent they  transfer  such amounts to
their respective transferees,  and such transferees acknowledge their obligation
under this Lease to return said deposit to Tenant.

     (d) In the absence of evidence satisfactory to Landlord of an Assignment of
this Lease to which  Landlord and the Mortgagee  consented and which included an
assignment  of the right to receive  any  deposit  made by Tenant or any balance
thereof,  Landlord  may return the Security  Deposit,  Escrow  Payments,  or any
balance  thereof to Tenant  originally  named herein,  regardless of one or more
Assignments of this Lease.

     (e) If Tenant obtains a money judgment  against  Landlord or its successors
or assigns under any  provisions of, or with respect to this Lease or on account
of any matter, condition, or circumstance arising out of the relationship of the
parties  under this Lease,  Tenant's  occupancy of the  Premises,  or Landlord's
ownership of the Premises,  Tenant shall be entitled to have execution upon such
judgment on any assets of Landlord.  provided, however, that this sentence shall
be inapplicable to the extent that the judgment  against  Landlord is covered by
insurance.

     (f) At any time when there is an outstanding  Mortgage covering  Landlord's
interest in the  Premises,  Tenant may not  exercise any remedies for default by
Landlord  hereunder  unless and until the Mortgagee shall have received  written
notice of such  default  and a  reasonable  time for curing such  default  after
Landlord's period to cure shall have elapsed.

                                   SECTION 46

                               CALCULATION OF TIME

     In computing  any period of time  prescribed or allowed by any provision of
this Lease,  the day of the act,  event,  or default  from which the  designated
period of time begins to run shall not be  included.  The last day of the period
so  computed  shall be  included,  unless it is a Saturday,  Sunday,  or a legal
holiday,  in which  event the period runs until the end of the next day which is
not a Saturday,  Sunday, or legal holiday.  Unless otherwise  provided herein, a
notice and other periods expire as of 5:00 p.m. (local time in Iowa) on the last
day of the notice or other period.

                                       35
<PAGE>
                                   SECTION 47

                       SEVERABILITY; REDUCTION OF CHARGES

     If the application of any term or provision of this Lease, whether in whole
or in part, be held invalid or unenforceable in general or in any instance,  the
remainder of this Lease shall not be affected by such holding and shall be fully
valid and enforceable.

     In the event that any late charge, interest rate, or other payment provided
herein exceeds the maximum applicable charge legally allowed,  such late charge,
interest  rate,  or other  payment shall be reduced to the maximum legal charge,
rate, or amount.

                                   SECTION 48

                                  C0UNTERPARTS

     This  Lease  may be  executed  in  multiple  counterparts  or in  duplicate
including  by facsimile  or PDF  signature,  and when so executed by all parties
shall constitute one agreement and shall not affect the validity, enforceability
or binding effect of this Lease.

                                   SECTION 49

                                 TOTAL AGREEMENT

     This Lease contains the entire agreement  between the parties and cannot be
changed or modified except by a written instrument  subsequently executed by the
parties hereto.

                                   SECTION 50

                                    NO MERGER

     There shall be no merger of this Lease or of the  leasehold  estate  hereby
created with the fee estate in the Premises or any part thereof by reason of the
fact that the same person, firm, corporation,  or other legal entity may acquire
or hold, directly or indirectly,  this Lease or the leasehold estate and the fee
estate in the  Premises or any  interest  in such fee estate,  without the prior
written consent of the Mortgagee.

                                   SECTION 51

                               TIME OF THE ESSENCE

     Time is of the essence in all  provisions  of this Lease to be performed by
or on behalf of Tenant.

                                       36
<PAGE>
                                   SECTION 52

                               COMMERCIAL PURPOSE

     The parties  stipulate  that the Premises is being leased  exclusively  for
business, commercial, manufacturing, mercantile, or industrial purposes.

     IN WITNESS  WHEREOF,  Landlord  and  Tenant  have  caused  this Lease to be
executed, under seal, as of the date and year first above written.

ATTEST/WITNESS:                            CORBI PROPERTIES, L.L.C., LANDLORD

                                           /s/ Rocco Violi
---------------------------------          -----------------------------------
                                           BY: Rocco Violi, Managing Member

                                           CLEAR LAKE SPECIALTY PRODUCTS, INC.,
                                           LANDLORD

                                           By: /s/ Rocco Violi
---------------------------------          -----------------------------------
                                           Rocco Violi, President

                                           THE SOUTH STREET BAKERY, INC.

                                           By: /s/ Robert P. Brookhart
---------------------------------          -----------------------------------
                                           Robert P. Brookhart, President

                                       37
<PAGE>
                                    EXHIBIT A

                           DESCRIPTION OF THE PREMISES

                          DESCRIPTION OF THE EQUIPMENT

                                       38
<PAGE>
                                   Schedule 1

               Monthly Allocation of Annual Rent towards payments

                                       39
<PAGE>
                                    EXHIBIT B

                      See attached Copy of Option Agreement

                                       40Exhibit 10.2

                                OPTION AGREEMENT

                          ----------------------------

                          THE SOUTH STREET BAKERY, INC.

                                       and

                       CLEAR LAKE SPECIALTY PRODUCTS, INC.

                          ----------------------------

                           Dated as of August 12, 2011

                                      -1-
<PAGE>
                                    SCHEDULES

Schedule 2.1(a)        The Assets

Schedule 2.2(b)        Exercise Price Allocation

Schedule 2.4           Assumed Obligations

Schedule 4.3           No Conflict; Required Filings and Consents

Schedule 4.4           Absence of Certain Changes

Schedule 4.5           Litigation

Schedule 4.6           Liens on Assets

Schedule 4.7           Licenses, Permits, Consents

Schedule 4.9           Environmental Matters

Schedule 4.11          Finder's Fee

Schedule 4.13          Real Property

Schedule 4.14          Taxes

                                      -2-
<PAGE>
                                OPTION AGREEMENT

     OPTION AGREEMENT (THE "AGREEMENT"),  dated this 12th day of August, 2011 by
and among THE SOUTH STREET BAKERY, INC., a Delaware  corporation ("SSB"),  CLEAR
LAKE SPECIALTY  PRODUCTS,  INC., an Iowa corporation (THE "COMPANY"),  and CORBI
PROPERTIES, LLC, an Iowa limited liability company, (THE "STOCKHOLDER").

                                    RECITALS

     WHEREAS,  the Company  desires to grant to SSB,  and SSB desires to receive
from the  Company,  an option to purchase  the Assets (as  hereinafter  defined)
owned  by the  Company  and used in  connection  with the  business  of  baking,
packaging and distributing baked cookies and other related baked products; and

     WHEREAS,  The parties  desire to enter into this Agreement to specify their
respective rights, duties,  covenants and agreements relating to the exercise of
the option on the terms provided herein.

     NOW, THEREFORE, in consideration of the foregoing and the mutual covenants,
representations,  warranties and agreements  hereinafter set forth,  the parties
hereto agree as follows:

                                    ARTICLE I

                                   DEFINITIONS

     When used  herein,  the  following  terms shall have the meanings set forth
below:

     (a)  "AFFILIATE"  of a party means any entity which  directly or indirectly
controls,  is controlled by or is under common control with such party. The term
"control"  means the power to direct  the  affairs  of such  entity by reason of
ownership of equity securities, by contract or otherwise.

     (b) "ASSETS" means the property,  plant, equipment and assets, tangible and
intangible, of the Company described in Section 2.1 to be conveyed to SSB.

     (c) "CONTRACTS" means any contract, agreement, lease, license, arrangement,
commitment,  sales order, purchase order or any claim or right or any benefit or
obligation  arising  thereunder or resulting  therefrom and currently in effect,
whether oral or written.

     (d)  "KNOW-HOW"  means any and all baking  knowledge,  proprietary  rights,
patented  or  unpatented  inventions,  trade  secrets,  analytical  methodology,

                                      -3-
<PAGE>
processes,  data  and all  other  information  or  experience  possessed  by the
Company, or which the Company has the right to use.

     (e)  "LIABILITIES"  means any direct or indirect  liability,  indebtedness,
claim, loss, damage, deficiency, obligation or responsibility, fixed or unfixed,
choate or inchoate,  liquidated or unliquidated,  secured or unsecured, accrued,
absolute, known or unknown, contingent or otherwise.

     (f) "LIEN" means any mortgage,  lien,  pledge,  charge,  security interest,
license, lease, claim, restriction, option or encumbrance of any kind.

     (g) "INTELLECTUAL  PROPERTY" means (i) all registered or unregistered trade
names and trade and service marks and applications and licenses  therefor,  (ii)
all writings for which  copyright is claimed,  has been  recorded or is pending,
(iii) all recipes,  ingredients for all products and (iv) all other trade rights
and all  agreements  relating  to  Know-how  which the  Company is  licensed  or
authorized to use by others or which the Company  licenses or authorizes  others
to use.

     (h) "REAL  PROPERTY  PERMITTED  LIENS"  those  restrictions,  reservations,
covenants, limitations and conditions described on SCHEDULE 1.1 hereto.

     (i)   "REGULATED   SUBSTANCES"   means  any   substance   regulated   under
Environmental  Laws,  including but not limited to hazardous  waste,  as defined
pursuant to Resource Conservation  Recovery Act ("RCRA"),  hazardous substances,
as defined pursuant to Comprehensive  Environmental  Response,  Compensation and
Liability Act  ("CERCLA"),  toxic  substances as defined under Toxic  Substances
Control  Act  ("TSCA"),  hazardous  materials,  as defined  under the  Hazardous
Materials  Transportation Act, petroleum and its fractions,  asbestos containing
materials ("ACM") and polychlorinated biphenyl's ("PCB").

     (j) "TAX" or "TAXES" mean any tax,  charge,  deficiency,  duty,  fee, levy,
toll or other  amount  (including,  without  limitation,  any net income,  gross
income,  profits,  gross  receipts,   excise,   property,   sales,  ad  valorem,
withholding,  social security,  retirement,  excise,  employment,  unemployment,
minimum, alternative,  add-on minimum, estimated,  severance, stamp, occupation,
environmental,  premium,  capital  stock,  disability,  windfall  profits,  use,
service, net worth,  payroll,  franchise,  license,  gains,  customs,  transfer,
recording,  registration  or other tax)  assessed  or  otherwise  imposed by any
governmental  entity  or under  applicable  law,  together  with  any  interest,
penalties or any other additions or increases.

     (k) "TAX  RETURN"  means any return or  report,  including  any  related or
supporting information, with respect to Taxes.

                                      -4-
<PAGE>
                                   ARTICLE II

                            OPTION TO PURCHASE ASSETS
                          AND ASSUMPTION OF OBLIGATIONS

     2.1 GRANT OF OPTION TO PURCHASE THE COMPANY'S ASSETS.

     (a) Upon the terms and subject to the  conditions  of this  Agreement,  the
Company hereby grants to SSB an irrevocable  option (the "OPTION") to enable SSB
to acquire from the Company,  on terms and in an amount  determined  pursuant to
this  Agreement  and on the basis of an  aggregate  price equal to the  Exercise
Price (as defined in Section 2.2), in accordance  with the terms and  conditions
set forth herein,  all of the Company's right,  title and interest in and to all
of the  property,  plant and assets,  as set forth  herein or listed in Schedule
2.1(a) (THE "ASSETS"), including, without limitation:

          (i) the Company's  property and plant located at Lots 9, 10, 11 &12 in
     the Clear Lake Industrial  Park, the  improvements  being known as 2205 6th
     Avenue, South Clear Lake, IA 50428 (the "PROPERTY");

          (ii) all goodwill relating to the Assets;

          The Assets  shall be conveyed  free and clear of all  Liabilities  and
     Liens,  except those  Liabilities  which are expressly to be assumed by SSB
     hereunder.

     (b)  Provided  that SSB is not in  default  under the Lease  Agreement  (as
defined  herein),  the Option may be exercised at any time beginning on the date
hereof  and  ending at 5:30 p.m.  New York  City  time on August  11,  2012 (the
"OPTION  PERIOD")  by  delivery  by SSB of written  notice to the  Company  (the
"EXERCISE NOTICE"). If the Company does not receive the Exercise Notice prior to
the  expiration  of the  Exercise  Period,  the  Option  shall  expire  and this
Agreement shall be terminated.

     2.2 EXERCISE PRICE; ALLOCATIONS.

     (a) The Exercise  Price for the Option and the purchase of the Assets shall
be  $3,607,000  less any  payments  made by SSB to the Company  pursuant to this
Section 2.2 which shall be credited  towards the Exercise  Price (THE  "EXERCISE
PRICE"):

          (i) in consideration of the grant of the Option,  SSB is paying to the
     Company  $275,000 in cash upon the execution of this Agreement (the "OPTION
     PAYMENT");

          (ii) any principal and interest  payments made by SSB pursuant to that
     certain  Lease  Agreement,  dated  August 12,  2011 by and among  SSB,  the
     Company and the  Stockholder  (the "LEASE  AGREEMENT"),  a copy of which is
     attached  hereto as  Exhibit  A, with such  lease  payments  to be  applied

                                      -5-
<PAGE>
     towards  the  remaining  debt  payments  due on those  certain  Series 2006
     Variable Rate Demand  Development  Revenue Bonds (the "2006 REVENUE Bonds")
     and provided  that SSB is approved for such  assumption of the 2006 Revenue
     Bonds debt payments by Manufacturers and Traders Trust Company ("M&T"), any
     agreement  authorizing  said  assumption  of the 2006  Revenue  Bonds shall
     include a release of Corbi's  Wholesale  Pizza,  Inc. from any guarantee or
     liability for the 2006 Revenue Bonds; provided,  however if such release is
     not reasonably  practicable,  the parties hereto agree in good faith to use
     commercially reasonable efforts to fulfill the terms of this Agreement;

          (iii) any profit  participation  payments  made by SSB pursuant to the
     Lease  Agreement  ("PROFIT  PAYMENTS"),  with such  Profit  Payments  to be
     applied to the  principal  portion of the 2006  Revenue  Bonds in the month
     received  and to be reflected  on the next  monthly  statement  provided by
     Company;

          (iv) any  additional  payments made at the discretion of SSB, with the
     consent of the Company,  which consent shall not be unreasonably  withheld,
     shall be applied  towards the  principal  balance  outstanding  on the 2006
     Revenue Bonds.

     By way of example:

          Exercise Price                             $3,607,000
          Option Payment                             $ (275,000) at Closing
          Balance at Closing                         $3,332,000

          2011  5 Monthly Principal Payments         $  (37,500)*
          2012  7 Monthly Principal Payments         $  (64,166)*
                                                     ----------
     BALANCE DUE ON AUGUST 11, 2012                  $3,218,333

*    Assumes $7,500 of monthly Lease Payment in 2011 goes towards  principal and
     $9,166.57 of montly Lease Payment in 2012 goes towards principal.

     (b) SSB and the Company agree that the Exercise Price shall be allocated in
the manner set forth on Schedule 2.2(b). The Company and SSB shall each file any
required reports in accordance with Section 1060 of the Internal Revenue Code of
1986, as amended (THE "CODE"),  and the regulations  promulgated  thereunder and
shall prepare their respective Federal,  state and local tax returns in a manner
consistent with such allocation.

     2.3  INSTRUMENTS  OF  CONVEYANCE  AND TRANSFER.  On the Closing  Date,  the
Company shall deliver to SSB (i) the  instruments of transfer  listed in Article
VII and such other good and  sufficient  instruments of conveyance and transfer,
in form reasonably  satisfactory to all parties hereto, as shall be effective to
vest in SSB all right,  title and  interest in the Assets,  subject to no Liens,
(ii) all of the Contracts,  books, records and other data relating to the Assets

                                      -6-
<PAGE>
and,  simultaneously with such delivery,  shall deliver to SSB actual possession
and control of the Assets and (iii) SSB shall pay any sales or recordation  fees
or taxes related to the purchase of the Assets.

     2.4 ASSUMPTION OF CERTAIN  OBLIGATIONS.  In addition to the purchase of the
Assets,  on the Closing Date, SSB shall assume,  pay,  perform and discharge the
Company's  Liabilities  set forth on Schedule 2.4 (THE  "ASSUMED  OBLIGATIONS").
Except for the Assumed Obligations,  SSB shall not assume or be or become liable
for any Liabilities of the Company not specifically agreed to be assumed herein,
and the Company shall remain liable to perform and discharge such Liabilities.

     2.5  ASSIGNMENT  OF CONTRACTS.  Anything in this  Agreement to the contrary
notwithstanding,  this Agreement shall not constitute an agreement to assign any
Contracts,  or any benefit  arising  thereunder  or resulting  therefrom,  if an
attempted  assignment  thereof,  without the  consent of a third party  thereto,
would  constitute a material breach thereof or in any way materially  affect the
rights of SSB or the Company thereunder.  If such consent is not obtained, or if
an attempted  assignment thereof would be ineffective or would materially affect
the rights of SSB or the Company,  the Company shall  cooperate  with SSB in any
reasonable  arrangement  designed to provide for SSB to enjoy the benefits under
any such Contracts,  including, without limitation,  enforcement for the benefit
of SSB of any and all rights of the Company under such Contracts.

     2.6 FURTHER  ASSURANCES.  From time to time after the Closing,  the Company
shall  execute and deliver  such other  instruments  of transfer  and  documents
related  thereto  and take such other  action as SSB may  reasonably  request in
order to more  effectively  transfer to SSB, and to place SSB in possession  and
control  of, the Assets,  or to enable SSB to exercise  and enjoy all rights and
benefits of the Company with respect thereto. SSB shall take such actions as the
Company  may  reasonably  request  in order to assure  SSB's  assumption  of the
Assumed Obligations.

     2.7 FUTURE DISCOVERY OF ASSETS. If, at any time following the Closing Date,
the  Company  locates or  discovers  any Assets set forth or  required to be set
forth in Schedule  2.1(a) that were not  transferred to SSB on the Closing Date,
the Company  agrees to promptly  notify SSB of such location or discovery and to
take all such action necessary to deliver actual  possession and control of such
Assets.

     2.8 SUPPLEMENTS TO SCHEDULES. The Company and the Stockholder shall deliver
to SSB, as soon as  possible,  but not later than at the  Closing,  supplemental
information  updating the information  set forth in the Schedules,  so that such
Schedules  supplemented  by such  information  will be true and  correct  at the
Closing as if then made.

                                      -7-
<PAGE>
                                   ARTICLE III

                          SETTLEMENT OF OPTION: CLOSING

     Subject to the satisfaction of the conditions set forth in Article VII, the
closing (THE "CLOSING") of the transactions contemplated hereby shall take place
of the 30th day after the delivery of the Exercise Notice.  The time and date of
the Closing is referred to herein as the  "CLOSING  DATE".  At the  Closing,  in
addition to the sale and transfer of the Assets, there shall be delivered by the
parties hereto such certificates,  opinions and other documents as are specified
in Article VII hereof.  The Closing Date shall be extended  until the deliveries
set forth in Article VII have been made.  The parties  agree,  in good faith (i)
not to take any action (or fail to take any action) that unreasonably delays the
Closing Date and (ii) to use commercially reasonable efforts hold the Closing on
the Closing Date or as soon as practicable thereafter.

                                   ARTICLE IV

            REPRESENTATIONS AND WARRANTIES OF COMPANY AND STOCKHOLDER

     The Company and the Stockholder jointly and severally represent and warrant
to, and agree with, SSB as follows:

     4.1 ORGANIZATION. (a) The Company is a corporation and the Stockholder is a
limited liability  company,  both of which are duly organized,  validly existing
and in  good  standing  under  the  laws of the  State  of its  jurisdiction  of
incorporation  or formation and has all requisite  corporate power and authority
to own,  lease and operate its  properties  and to carry on its  business as now
being conducted.  The Company and the Stockholder  have heretofore  delivered to
SSB true,  accurate and complete copies of the Certificate of  Incorporation  or
Formation,  By-Laws and Limited  Liability  Company Agreement of the Company and
the  Stockholder  as in effect on the date  hereof.  Neither the Company nor the
Stockholder is not in violation of any of the  provisions of its  Certificate of
Incorporation,  By-Laws,  Certificate of Formation or Limited  Liability Company
Agreement.

     (b) The Company has no  subsidiaries  or affiliated  companies and does not
otherwise  own any shares of stock or any  interest  in, or  control,  any other
corporation, partnership or business entity.

     4.2  AUTHORITY  RELATIVE  TO THIS  AGREEMENT.  Each of the  Company and the
Stockholder  has full power and authority to execute and deliver this  Agreement
and to  consummate  the  transactions  contemplated  hereby.  The  execution and
delivery of this Agreement and the consummation of the transactions contemplated
hereby have been duly and validly  authorized  by the Board of Directors and the
stockholder  of the  Company  and  the  members  and/or  governing  body  of the
Stockholder.  No other proceedings,  corporate or otherwise,  on the part of the
Company or the  Stockholder  are  necessary  to authorize  this  Agreement or to
consummate the transactions  contemplated  hereby.  This Agreement has been duly

                                      -8-
<PAGE>
and validly  executed  and  delivered  by the Company  and the  Stockholder  and
constitutes the valid and binding agreement of each of them, enforceable against
each of them in accordance with its terms.

     4.3 NO CONFLICT;  REQUIRED FILINGS AND CONSENTS. (a) Except as set forth in
Schedule 4.3, the  execution  and delivery of this  Agreement by the Company and
the Stockholder do not, and the  consummation of the  transactions  contemplated
hereby will not, (i) conflict with or violate any law, regulation,  court order,
judgment or decree  applicable to the Company or the Stockholder or by which the
Assets are bound or affected,  (ii) violate or conflict with the  Certificate of
Incorporation  or By-Laws of the  Company or the  Certificate  of  Formation  or
Limited Liability  Company Agreement of the Stockholder,  or (iii) result in any
breach of or  constitute  a default  (or an event  which with notice or lapse of
time or both  would  become a  default)  under,  or give to others any rights of
termination  or  cancellation  of, or result in the creation of a Lien on any of
the Assets pursuant to any Contract,  permit,  license or franchise to which the
Company  or any of the  Assets  is  bound or  affected,  except  for  conflicts,
violations,  breaches  or defaults  which,  in the  aggregate,  would not have a
material  adverse  effect on the business,  operations,  Assets,  Liabilities or
condition  (financial or otherwise) (A "MATERIAL ADVERSE EFFECT") on the Company
or the ability of the Company or the  Stockholder  to complete the  transactions
contemplated hereby.

(v) Except as set forth in Schedule 4.3, neither the Stockholder nor the Company
is required to submit any notice,  report or other filing with any  governmental
authority,  domestic or foreign,  in connection with the execution,  delivery or
performance of this Agreement. No waiver, consent,  approval or authorization of
any person or any governmental or regulatory authority,  domestic or foreign, is
required to be obtained or made by the Company or the  Stockholder in connection
with its  execution,  delivery  of this  Agreement  or the  consummation  of the
transactions contemplated hereby.

     4.4 ABSENCE OF CERTAIN  CHANGES.  Except as set forth in Schedule  4.4, the
Company has not:

          (A) mortgaged,  pledged or subjected to Liens, or agreed to do so, any
     of the Assets or the Property;

          (B) sold or  transferred,  or agreed to sell or  transfer,  any of the
     Assets or the Property.

     4.5 LITIGATION.  Except as set forth in Schedule 4.5, no  investigation  or
review by any governmental entity or regulatory body, foreign or domestic,  with
respect to the  Assets is pending  or, to the  knowledge  of the  Company or the
Stockholder,  threatened  against  the  Company  and no  governmental  entity or
regulatory  body has advised the Company of an intention to conduct the same and
no service of process has been  provided to the Company.  Except as set forth in
Schedule  4.5,  there is no claim,  action,  suit,  investigation  or proceeding
pending  or, to the  knowledge  of the  Company or the  Stockholder,  threatened
against or  affecting  the  Company  at law or in equity or before any  Federal,

                                      -9-
<PAGE>
state,  municipal or other  governmental  entity or  regulatory  body,  or which
challenges  the validity of this Agreement or any action taken or to be taken by
the  Company  pursuant  to this  Agreement  and no service  of process  has been
provided to the Company.  As of the date hereof,  the Company is not subject to,
nor is there  in  existence,  any  outstanding  judgment,  award,  order,  writ,
injunction  or decree of any  court,  governmental  entity  or  regulatory  body
relating  to the  Company  and no service of process  has been  provided  to the
Company.

     4.6  ASSETS.  The  Company  has  good and  marketable  title  to,  or valid
leasehold  interests  in, the  Assets,  free and clear of any Liens,  other than
Liens listed in Schedule 4.6 and Liens for taxes not yet due and payable. All of
the Assets  and  Property  owned or leased by the  Company  are in all  material
respects in good condition and repair, ordinary wear and tear excepted, and well
maintained.

     4.7 LICENSES, PERMITS AND CONSENTS; COMPLIANCE WITH APPLICABLE LAW. (a) The
licenses and permits set forth in Schedule 4.7 are the only licenses and permits
which  individually  or in the  aggregate  are  material  to the  conduct of the
business  of the  Company  or any  employee  of the  Company  by  reason of such
employee's  activities on behalf of the Company under  applicable  law or by any
Federal,  state, local or foreign governmental entity or regulatory body for the
operation of the business of the  Company,  and all of such listed  licenses and
permits are in full force and effect as of the date hereof.  The Company has not
received notice and, to the knowledge of the Company and the Stockholder,  there
is no reason to believe,  that any  appropriate  authority  intends to cancel or
terminate  any of such  licenses  or  permits  or that  valid  grounds  for such
cancellation or termination currently exist.

     (b) The Company shall use all reasonable  best efforts and fully  cooperate
with SSB in transferring  and/or assigning the licenses and permits set forth on
Schedule 4.7 into the name of SSB.

     4.8 [INTENTIONALLY OMITTED]

     4.9  ENVIRONMENTAL  MATTERS.  Except  as set  forth in  Schedule  4.9,  the
business of the Company is and has been being  conducted in compliance  with all
applicable  Federal,  state, local and foreign laws and regulations  relating to
the protection of the environment. The Company has not released, emitted, buried
or otherwise disposed of Regulated  Substances on the Company's  properties.  To
Company's  knowledge,  no one else has  released,  emitted,  buried or otherwise
disposed of Regulated Substances on any of Company's  Properties.  Except as set
forth on Schedule 4.9, no storage tanks,  underground or otherwise,  are or have
been located on any of the Company's  Properties.  The Company has complied with
all environmental  laws relating to its operations or the Company's  properties.
Except as set forth on Schedule 4.9,  there are no ACM's,  PCB's or  radioactive
substances located on Company's Properties. Except as set forth on Schedule 4.9,
the Company has not received any notice,  demand,  claim or information  request
pursuant to CERCLA or any comparable  state law. Except as set forth on Schedule
4.9,  neither the Company nor the Stockholder has knowledge of any other party's

                                      -10-
<PAGE>
receipt of any notice,  demand,  claim or information request pursuant to CERCLA
or any  comparable  state law  relating to any of  Company's  Properties  or any
property where Company's wastes were sent.  Except as set forth on Schedule 4.9,
none of Company's  properties is listed on any regulatory  list of  contaminated
properties,   including  but  not  limited  to  the  National   Priorities  List
promulgated pursuant to CERCLA, or any federal, state or local counterpart.  The
Company has no existing or potential  Liability under any Environmental Laws. No
environmental  approvals,  clearances or consents are required under  applicable
law  from any  governmental  authority  or  authority  in order  for SSB and the
Company to consummate  this  acquisition  or for SSB to continue the business of
Company after the Closing.  To the Company's  and the  Stockholder's  knowledge,
there are no conditions on any properties adjacent to Company's properties which
threaten  property  leased by the Company.  Except as set forth on Schedule 4.9,
the Company is not required to have,  nor does it have, any permits issued under
any  environmental  laws. The Company has  disclosed,  prior to the date of this
Agreement,  its  waste  practices,  its  use of  Regulated  Substances  and  all
potentially  material  environmental  matters,  and has  disclosed  all reports,
assessments,  remedial action plans or other similar  documents  relating to any
environmental  condition,  whether or not material,  of Company's  properties or
operations.  Nothwithstanding  the foregoing,  the Company and Stockholder shall
not be liable for any Environmental Matters or other acts not caused by Landlord
(as defined in the Lease Agreement) reasonably determined to have occurred after
the commencement of the Lease Agreement.

     4.10 [INTENTIONALLY OMITTED]

     4.11  FINDER'S  FEE.  Except as set  forth on  Schedule  4.11,  there is no
investment banker,  broker, finder or other intermediary which has been retained
by, or is authorized to act on behalf of, the Company,  the any  Stockholder  or
their respective  Affiliates who might be entitled to any fee or commission from
SSB or its Affiliates in connection with the  consummation  of the  transactions
contemplated hereby.

     4.12 [INTENTIONALLY OMITTED]

     4.13 REAL  PROPERTY.  (a)  Schedule  4.13  contains a complete and accurate
description in all material respects of the Property. The Company does not lease
any other real property. The Property comprises all real property interests used
in the conduct of the business and  operations of the Company as now  conducted.
The  Company  has good and  indefeasible  fee simple  title to, and the right to
quiet  enjoyment  of, the  Property,  free and clear of all Liens,  except  Real
Property  Permitted  Liens.  Except as set forth on Schedule 4.13,  there are no
leases, subleases,  licenses or other agreements for the use or occupancy of any
portion of the  Property  by any Person  other  than the  Company.  There are no
delinquent  Taxes relating to the Property.  There are no  outstanding  purchase
options or rights of first  refusal/offer  for, or other  contractual  rights to
purchase,  acquire,  sell or dispose  of, any  portion of the  Property,  or any
interest in the  Property,  in favor of any third party other than the  Company.
Neither the  Stockholder  nor the Company have received  written  notice of, and
neither the  Stockholder  nor the Company has any  knowledge  of, any pending or
proposed  condemnation  or eminent  domain  proceedings  affecting the Property.
There are no capital  improvements  or capital repairs pending or in progress at

                                      -11-
<PAGE>
the Property,  including to any buildings and other  improvements and facilities
located thereon,  all structural and non-structural  components thereof, and all
related heating, cooling, ventilation, plumbing, sprinkler, electrical and other
building systems, all of which are in good working order and repair, and, to the
Stockholder's or the Company's  knowledge,  there are no capital improvements or
capital repairs necessary to any of the foregoing.

     (b) The  Property  is  assessed  for real  estate tax  purposes as a wholly
independent  tax lot,  separate  from any  adjoining  land or  improvements  not
constituting  a part of such parcel.  Schedule 4.13 attached  hereto  includes a
copy of the most recent tax bill of each taxing  authority for the Property.  No
tax  certiorari or other tax  reduction  proceedings  are pending  regarding the
Property. There is no pending or contemplated reassessment of the Property.

     (c) No  money  is  owed  to any  architect,  contractor,  subcontractor  or
materialman  for labor or  materials  performed,  rendered  or supplied to or in
connection with the Property.  There is no work being done at or materials being
supplied  to the  Property  at the date hereof  other than  routine  maintenance
projects having an aggregate cost through completion of not more than $10,000.

     4.14 TAXES. Except as set forth on Schedule 4.14:

     (A) The Company has filed all Tax Returns  that it was required to file and
has paid or withheld all Taxes due and owing.  All such Tax Returns were correct
and complete in all material respects..

     (B) The Company has not agreed to any extension or waiver of the statute of
limitations  applicable  to any Tax Return,  or agreed to any  extension of time
with respect to a Tax  assessment  or  deficiency,  which period  (after  giving
effect to such extension or waiver) has not yet expired.

     (C) The Company is not a party to any Tax allocation or sharing agreement.

     (D) There  are no Liens  for  unpaid  Taxes on the  assets  of the  Company
payable.

     (E) To the best of their respective knowledge,  there is no action, suit or
proceeding  currently  pending  or,  to  the  Stockholder's  or  the  Company's,
threatened with respect to the Company in respect of any Tax.

     (F) The  Company  (i) has not  been a  member  of an  affiliated  group  of
corporations  within the meaning of Section 1504 of the Code (other than a group
the common parent of which is the Company) or (ii) has no liability for Taxes of
any Person (other than the Company) under Treasury  Regulation  Section 1.1502-6
(or any similar  provision of state,  local or foreign  Law), as a transferee or
successor or by Contract.

                                      -12-
<PAGE>
     (G)  The  Company  has  not  received   notice  of  any  claim  by  or  any
questionnaire from any taxing authority in a jurisdiction where the Company does
not file Tax Returns indicating that it is or may be subject to taxation by that
jurisdiction.

     (H) The  Company  will not be required to include any item of income in, or
exclude any item of deduction  from,  taxable  income for any taxable period (or
portion thereof) ending after the Closing Date as a result of any: (i) change in
method of  accounting  for a taxable  period  ending on or prior to the  Closing
Date,  (ii)  "closing  agreement"  described in Section 7121 of the Code (or any
corresponding or similar provision of state,  local or foreign Tax law) executed
prior to the  Closing  Date,  (iii)  installment  sale made prior to the Closing
Date, (iv) prepaid amount received prior to the Closing Date, or (v) pursuant to
an election under Section 108(i) of the Code made prior to the Closing Date.

     (I) The  Company  has not  engaged  in any  listed  transaction  within the
meaning of Section  6706A(c)(2)  of the Code, or  participated  in or cooperated
with an international boycott within the meaning of Section 999 of the Code.

     4.15 [INTENTIONALLY OMITTED]

     4.16 ACCURACY OF  REPRESENTATIONS.  The representations and warranties made
by the Company and the Stockholder in this Agreement,  and in any certificate or
schedule  referenced  hereby or attached  hereto,  do not contain,  and will not
contain, any statement which is false or misleading with respect to any material
fact and do not and will not omit to state a material fact required to be stated
herein or therein or necessary in order to make the statements  contained herein
or therein not materially false or misleading.

                                    ARTICLE V
                               REPRESENTATIONS AND
                                WARRANTIES OF SSB

     SSB represents and warrants to, and agrees with, the Company as follows:

     5.1 ORGANIZATION. SSB is a corporation duly organized, validly existing and
in good  standing  under the laws of the State of Delaware and has all requisite
corporate  power and authority to own,  lease and operate its  properties and to
carry on its business as now being conducted.

     5.2 AUTHORITY RELATIVE TO THIS AGREEMENT.  SSB has full corporate power and
authority  to  execute  and  deliver  this   Agreement  and  to  consummate  the
transactions  contemplated  hereby. The execution and delivery of this Agreement
and the consummation of the transactions  contemplated hereby have been duly and
validly  authorized  by the  Board of  Directors  of SSB and no other  corporate
proceedings  on the part of SSB are necessary to authorize  this Agreement or to
consummate the transactions  contemplated  hereby.  This Agreement has been duly
and validly  executed and  delivered by SSB and  constitutes a valid and binding
agreement, enforceable against it in accordance with its terms.

                                      -13-
<PAGE>
     5.3 NO CONFLICT;  REQUIRED  FILINGS AND  CONSENTS.  (a) The  execution  and
delivery  of  this  Agreement  by  SSB  do  not,  and  the  consummation  of the
transactions contemplated hereby will not, (i) conflict with or violate any law,
regulation,  court order,  judgment or decree  applicable to SSB or by which its
properties  are bound or  affected,  (ii)  violate or  conflict  with either the
Certificate of  Incorporation or By-Laws of SSB or (iii) result in any breach of
or  constitute a default (or an event which with notice or lapse of time or both
would become a default)  under,  or give to others any right of  termination  or
cancellation of, or result in the creation of a Lien on any of the properties of
SSB  pursuant to any  Contract to which SSB is a party or by which SSB or any of
its properties is bound or affected.

     (b) SSB is not  required to submit any notice,  report or other filing with
any governmental  entity or regulating body,  domestic or foreign, in connection
with  the   execution,   delivery  or  performance  of  this  Agreement  or  the
consummation  of the  transactions  contemplated  hereby.  No  waiver,  consent,
approval  or  authorization  of any  governmental  entity  or  regulatory  body,
domestic  or foreign,  is  required to be obtained or made by SSB in  connection
with  its   execution,   delivery  or  performance  of  this  Agreement  or  the
consummation of the transactions contemplated hereby.

     5.4 FINDER'S FEE. There is no investment  banker,  broker,  finder or other
intermediary  which has been  retained by, or is authorized to act on behalf of,
SSB or its  Affiliates  who might be entitled to any fee or commission  from the
Company, the Stockholder or their respective Affiliates upon the consummation of
the transactions contemplated hereby or thereafter.

     5.5 ACCURACY OF REPRESENTATIONS. The representations and warranties made by
SSB in this Agreement,  and in any certificate or schedule  referenced hereby or
attached hereto,  do not contain,  and will not contain,  any statement which is
false or  misleading  with respect to any material  fact and do not and will not
omit to state a  material  fact  required  to be  stated  herein or  therein  or
necessary  in order to make the  statements  contained  herein  or  therein  not
materially false or misleading.  The representations and warranties made in this
Agreement  shall  survive for a period of eighteen  (18) months from the date of
the Lease Agreement;  provided,  however the representation set forth in Section
4.6-The  Assets shall  survive for the  applicable  statute of  limitations  for
contracts.

                                      -14-
<PAGE>
                                   ARTICLE VI

                                    COVENANTS

     6.1 CONDUCT OF BUSINESS OF THE COMPANY. From the date hereof to the Closing
Date, the Company shall, and the Stockholder shall use its best efforts to cause
the Company to, except to the extent  compliance with this Section 6.1 is waived
in writing by SSB:

     (a) not  conduct  any  business  except for its rights and  obligations  as
lessor under the Lease Agreement;

     (b) use its  best  efforts  to keep in  full  force  and  effect  insurance
comparable in amount and scope of coverage to that now maintained by it;

     (c) use its best efforts to comply with all laws and regulations applicable
to it and to the conduct of its business;

     (d) not merge or  consolidate  with, or purchase  substantially  all of the
assets of, or otherwise acquire, any person or entity;

     (e) comply with all of its  obligations  with  respect to the 2006  Revenue
Bonds and all agreements related thereto;

     (f) not  incur  any  indebtedness  for  borrowed  money or  issue  any debt
securities or create or cause to be created any Lien on the Assets;

     (g) not enter into any leases other than the Lease Agreement;

     (h) promptly  advise SSB in writing of any material  adverse change and any
event (other than events  generally known to the public) which would  reasonably
be expected to result in such a change,  including  any default or event  which,
with the giving of notice,  lapse of time, or both,  would result in an event of
default with respect to the 2006 Revenue Bonds;

     (i) not sell,  transfer or otherwise dispose of, or agree to sell, transfer
or otherwise dispose of, any of the Assets,  without the express written consent
of SSB;

     (j) not enter into any other Contracts affecting in any way the Assets;

     (k) not enter  into or  modify  any  Contract  with  respect  to any of the
foregoing;

     (l) not enter  into any  agreement  to do any of the things  prohibited  in
clauses (a) - (l) above;

                                      -15-
<PAGE>
     (m)  not be in  violation  or  breach  of any  material  provision  of this
Agreement,  and the business and  operations  of the Company shall comply in all
material  respects and are being  conducted in  accordance  with,  all governing
laws,  regulations and ordinances  applicable  thereto and the Company is not in
violation of or in default under, any judgment,  award, order, writ,  injunction
or decree of any court, arbitration tribunal,  governmental entity or regulatory
body.

     6.2 NO SOLICITATION.  The Company and the Stockholder  shall not, and shall
direct and otherwise use their respective best efforts to cause their respective
officers,   directors,   partners,   financial  advisors,  counsel,  agents  and
Affiliates not to, (i) directly or indirectly  solicit,  encourage or facilitate
(including  by way of  furnishing  any  non-public  information  concerning  the
Company) the submission of proposals or offers from any person other than SSB or
its  Affiliates  thereof  relating  to any  acquisition  or purchase of all or a
material  part of the  stock or  assets  of,  or any  merger,  consolidation  or
business  combination  with, the Company (AN  "ACQUISITION  PROPOSAL"),  or (ii)
participate  in any  discussions  or  negotiations  regarding,  or  furnish  any
non-public  information to any person other than SSB and its  representatives in
connection  with, any  Acquisition  Proposal by any person other than SSB or its
Affiliates.  The Company shall  immediately cease and cause to be terminated any
existing  discussions or negotiations with any parties conducted heretofore with
respect to the foregoing.  The Company shall immediately  notify SSB of any such
Acquisition  Proposal or any inquiry or contact with respect thereto,  including
the terms of such Acquisition Proposal.

     6.3  ACCESS TO  INFORMATION.  (a) For a period of sixty (60) days after the
Closing Date, the Company shall, and the Stockholder shall cause the Company to,
give SSB and its  officers,  directors,  financial  advisors,  counsel and other
agents access to all offices of the Company and to all of its books and records,
permit  them to make such  inspections  as they may  require and shall cause the
Company's  officers,  directors  and  employees to furnish SSB and its officers,
directors,  financial advisors, counsel and other agents with such financial and
operating data and other information with respect to the business and properties
of the Company as SSB and its officers,  directors,  financial advisors, counsel
and  other  agents  may  from  time to time  reasonably  request,  and as may be
necessary to establish the  performance  by the Company of its  covenants  under
this Agreement and the accuracy of its  representations  and warranties  herein,
and in  connection  with its  preparation  of any  filing or  submission  to any
governmental entity or regulatory body.

     (b) As per that certain Confidentiality and Non-Disclosure  Agreement, SSB,
the Company and the Stockholder  shall hold, and shall use their best efforts to
cause  their  respective  officers,  directors,  partners,  financial  advisors,
counsel and other  agents to hold,  in strict  confidence,  unless  compelled to
disclose  by  judicial or  administrative  process,  or, in the opinion of their
counsel, by other requirements of law, all documents and information  concerning
the Company and SSB, as the case may be,  furnished  to the other in  connection
with the transactions contemplated by this Agreement.

                                      -16-
<PAGE>
     6.4 BEST EFFORTS. Subject to the terms and conditions herein provided, each
of the Company,  the Stockholder and SSB agrees to use its best efforts to take,
or cause to be taken,  all  action,  and to do, or cause to be done,  all things
necessary, proper or advisable under applicable laws and regulations,  including
making all  required  submissions  or filings  with  governmental  entities  and
regulatory   bodies,   to  consummate  and  make   effective  the   transactions
contemplated  by this  Agreement.  If, at any time after the Closing  Date,  any
further  action is  necessary  or  desirable  to carry out the  purposes of this
Agreement,  the parties hereto or their officers,  directors or  representatives
shall take all such necessary action. The Company,  the Stockholder and SSB will
execute any  additional  instruments  necessary to consummate  the  transactions
contemplated hereby.

     6.5 CONSENTS. The Company shall obtain, and the Stockholder shall use their
best  efforts to cause the  Company to obtain,  at its  expense,  all  consents,
approvals  and waivers of third parties or  governmental  entities or regulatory
bodies required to transfer the Assets to SSB.

     6.6 PUBLIC ANNOUNCEMENTS. SSB, the Company and the Stockholder will consult
with each other before issuing any press release or otherwise  making any public
statement with respect to the  transactions  contemplated  hereby and shall not,
except as may be  required by law or any listing  agreements  with any  national
securities  exchange,  issue  any such  press  release  or make any such  public
statement without the approval of SSB and the Company.

     6.7 LITIGATION.  From the date hereof through the Closing,  the Company and
the  Stockholder  shall promptly notify SSB of any actions or proceedings of the
type  referred  to in Section 4.9 that from the date  hereof are  threatened  or
commenced against the Company or the Assets,  and of any requests for additional
information or documentary  materials by any  governmental  entity or regulatory
body in connection with the transactions contemplated hereby.

     6.8  CONTINUED  EFFECTIVENESS  OF  REPRESENTATIONS  AND  WARRANTIES  OF THE
COMPANY AND THE STOCKHOLDER.  The  representations  and warranties  contained in
Article IV shall  continue to be true and correct on and as of the Closing  Date
as if  made on the  Closing  Date  and the  Company  and the  Stockholder  shall
promptly notify SSB of any event,  condition or circumstance  occurring from the
date hereof through the Closing Date that would constitute a material  violation
or breach by the Company or the Stockholder of any of such  representations  and
warranties.

     6.10  EXPENSES.  Except as otherwise  provided  herein,  whether or not the
transactions  contemplated  hereby are  consummated,  all  expenses  incurred in
connection with this Agreement and the transactions contemplated hereby shall be
the obligation of the party incurring such expenses.

     6.11 DISCHARGE OF LIABILITIES. From and after the Closing Date, the Company
shall  promptly and fully pay and discharge all  Liabilities  all as they become
due and payable with respect to the  activities  of the Company,  except for the
Assumed  Obligations.   All  Liabilities  shall  be  promptly  paid  other  than
Liabilities contested by the Company in good faith.

                                      -17-
<PAGE>
     6.12 BOOKS AND RECORDS.  Until the later of (i) the  expiration of four (4)
years  from  the  Closing  (and,  if at  the  expiration  thereof  any  judicial
proceeding is in progress, for such longer period as such judicial proceeding is
in progress)  with  respect to books and records of the Company  relating to the
Assets,  other than books and records of the Company  relating to  Asset-related
taxes,  or  (ii)  the  expiration  of the  applicable  statutes  of  limitation,
including any extension or waiver thereof,  with respect to books and records of
the Company  relating  to  Asset-related  taxes,  SSB will  retain,  and, as the
Company may reasonably request,  permit the Company at its expense during normal
business hours and upon reasonable prior written notice to inspect and copy, all
books and records of the Company  that relate to the period prior to the Closing
Date.  No  access  to books  and  records  shall  be  required  if SSB  shall be
prejudiced thereby,  including,  without limitation,  if such access would cause
the  compromise  of a  claim  or  defense,  breach  of an  agreement  respecting
confidentiality or loss of a legal privilege. At any time after the fourth (4th)
anniversary of the Closing Date or, with respect to  Asset-related  tax matters,
the expiration of all applicable statutes of limitation, including any extension
or waiver  thereof,  SSB shall be  permitted  to destroy the books and  records;
provided,  however,  that before  destroying  any of the books and records,  SSB
shall give thirty  (30) days notice  thereof to the Company and give the Company
reasonable opportunity to copy such books and records to be destroyed.

                                   ARTICLE VII

                  CONDITIONS TO CONSUMMATION OF THE ACQUISITION

     7.1 CONDITIONS TO OBLIGATIONS OF EACH PARTY. The respective  obligations of
each party to effect the  transactions  contemplated  hereby are  subject to the
satisfaction,  at or  prior  to the  Closing,  of the  following  condition:  No
statute, rule, regulation, executive order, decree, judgment or injunction shall
have  been  enacted,  entered,  promulgated  or be in  force  by  any  court  or
governmental  authority  which  prohibits or restricts the  consummation  of the
transactions  contemplated hereby;  provided,  however,  that the parties hereto
shall  use their  best  efforts  to have any such  order,  decree or  injunction
vacated.

     7.2 ADDITIONAL  CONDITIONS TO OBLIGATIONS OF THE COMPANY. The obligation of
the Company to effect the  transactions  contemplated  hereby is also subject to
the fulfillment of the following conditions:

     (a) The  representations  and warranties of SSB set forth in this Agreement
shall be true and correct in all material  respects on the date hereof and shall
also be true and correct in all  material  respects on the Closing Date with the
same force and effect as if made on and as of the  Closing  Date,  and SSB shall
have  performed  or  complied  in all  material  respects  with all  agreements,
conditions and covenants  required by this Agreement to be performed or complied
with by them on or before the Closing Date.

                                      -18-
<PAGE>
     (b) There shall be no effective injunction, writ or preliminary restraining
order of any  nature  issued  by a court or  governmental  agency  of  competent
jurisdiction   directing  that  the  transaction  provided  for  herein  not  be
consummated as herein provided.

     7.3 ADDITIONAL  CONDITIONS TO OBLIGATIONS OF SSB. The obligations of SSB to
effect the  transactions  contemplated  hereby are also subject to the following
conditions:

     (A) The  representations  and warranties of the Company and the Stockholder
contained in this Agreement  shall be true and correct in all material  respects
on the date hereof and shall also be true and correct in all  material  respects
on and as at the  Closing  Date with the same force and effect as if made on and
as of the Closing Date, and the Company and the Stockholder shall have performed
or  complied  in all  material  respects  with all  agreements,  conditions  and
covenants required by this Agreement to be performed or complied with by them on
or before the  Closing  Date.  SSB shall  have  received  a  certificate  of the
President  of the  Company and the  Stockholder  in the form of Exhibit B to the
foregoing effect.

     (B) The Company shall have  delivered to SSB a certificate of the Secretary
of the Company,  in the form of Exhibit C,  certifying to the resolutions of the
Board  of  Directors  and  the  Stockholder  of  the  Company   authorizing  the
transactions  contemplated  hereby and certifying that such resolutions have not
been revoked, suspended or amended and remain in full force and effect.

     (C) SSB shall have received, at SSB's expense, the following:

          (I) An owner's extended  coverage policy of title insurance on an ALTA
     form  designated by the Company with respect to the Property,  in each case
     issued on the date of Closing by Chicago Title Insurance Company or another
     title  insurance  company   acceptable  to  counsel  for  SSB  (the  "TITLE
     COMPANY"), a copy of such policy is attached hereto as Exhibit D. Each such
     title insurance policy shall be in an amount  designated by the Company and
     shall insure the Company's  ownership of fee title to the Property  without
     any of the Schedule B standard pre-printed exceptions (other than taxes not
     yet due and payable) and free and clear of Liens and other exceptions to or
     exclusions from coverage other than Real Property Permitted Liens.  Without
     limiting  the  foregoing,  no such title  insurance  policy shall create an
     exception  for or  exclusion  from the  coverage of such policy or from the
     liability  of the Title  Company  on account  of acts or  omissions  of the
     insured  or  facts  known  to the  insured  (or to its  current  or  former
     directors,  stockholders,  partners,  officers,  agents or employees) where
     such acts or omissions occurred,  or where such knowledge was gained, prior
     to the  effective  date of such  title  insurance  policy.  Each such title
     insurance policy shall contain such endorsements, and shall otherwise be in
     form and substance, satisfactory to SSB.

          (II) A  current  survey of the  Property,  in each  case  prepared  in
     accordance  with  current  "Minimum   Standard  Detail   Requirements"  for
     ALTA/ASCM  surveys and in  accordance  with the further  provisions of this

                                      -19-
<PAGE>
     Section.  Each such survey shall be certified to SSB and the Title  Company
     pursuant to a certification in form and substance satisfactory to SSB. Each
     such survey shall otherwise be in form and substance satisfactory to SSB.

          (III) FIRPTA  Affidavit.  An affidavit from the Stockholder,  sworn to
     under penalty of perjury,  setting forth the name,  address and Federal tax
     identification  number of the Stockholder and stating that each Stockholder
     is not a "foreign person" within the meaning of Section 1445 of the Code.

     (d) SSB shall have received from the Company the following:

          (i) all right, title and interest in and to the Assets;

          (ii) a bill of sale, in the form of Exhibit E; and

          (iii) [INTENTIONALLY OMITTED];

          (iv) such other deeds, bills of sale,  endorsements,  title documents,
     assignments  and other good and  sufficient  instruments  of conveyance and
     assignment,  reasonably  satisfactory  in form and substance to SSB and its
     counsel,  as shall be  necessary  for SSB to  consummate  the  transactions
     contemplated hereby; and

          (v)  all  documents  they  may  reasonably  request  relating  to  the
     existence  of the  Company  and  the  authority  of  the  Company  and  the
     Stockholder to enter into this Agreement and to consummate the transactions
     contemplated hereby.

          (vi) All actions,  proceedings,  instruments and documents required to
     carry out this  Agreement  and the  transactions  contemplated  hereby,  or
     incidental  hereto or thereto,  and all other  related  legal matters shall
     have been approved by Crowell Moring.

          (vii) All  approvals,  authorizations  and  consents  required  by the
     Company to consummate the transactions  contemplated hereby shall have been
     obtained on terms and conditions  reasonably  satisfactory to SSB and shall
     be in full  force and  effect,  and SSB  shall  have  been  furnished  with
     appropriate evidence,  reasonably satisfactory to it and its counsel of the
     granting of such approvals, authorizations and consents.

                                  ARTICLE VIII

                             NATURE AND SURVIVAL OF
                         REPRESENTATIONS AND WARRANTIES

     All statements  contained herein or in any  certificate,  schedule or other
document  delivered  pursuant  hereto  shall  be  deemed   representations   and
warranties by the person delivering the same. The representations and warranties
made in this  Agreement  shall survive for a period of eighteen (18) months from

                                      -20-
<PAGE>
the date of the Lease Agreement;  provided, however the representation set forth
in  Section  4.6-The  Assets  shall  survive  for  the  applicable   statute  of
limitations for contracts.

                                   ARTICLE IX

                                 INDEMNIFICATION

     (a) The Company and the  Stockholder  hereby jointly and severally agree to
indemnify  and  hold  harmless  SSB and its  Affiliates  from  and  against  any
Liabilities,  damages,  losses,  claims,  Liens,  costs or  expenses  (including
reasonable  attorneys'  fees) of any  nature  (ANY OR ALL OF THE  FOREGOING  ARE
HEREIN REFERRED TO AS "LOSS") insofar as a Loss (or actions in respect thereof),
whether existing or accruing prior or subsequent to the Closing Date, arises out
of or is based upon (i) any misrepresentation (or alleged  misrepresentation) or
breach (or alleged  breach) of any of the  warranties,  covenants or  agreements
made by the Company and the Stockholder in this Agreement or in any certificate,
Schedule,  document or Exhibit  referenced  hereby or attached hereto,  (ii) the
Company's  ownership,  use or  operation  of the  Assets or the  conduct  of its
business on or prior to the Closing Date,  (iii) the  Liabilities  not expressly
assumed  by  SSB  pursuant  to  this  Agreement  or  (iv)  any  court  or  other
governmental  order or decree that the transfer of the Assets shall be rescinded
as a result of, or pursuant to, the insolvency,  bankruptcy,  reorganization  or
similar event with respect to the Company or the  Stockholder  arising out of or
relating to any  action,  suit to  proceeding  brought  under the United  States
Bankruptcy  Code, or any tax statute or law or any other  similar  provisions of
Federal, State or Common law.

     (b)  SSB  agrees  to  indemnify  and  hold  harmless  the  Company  and the
Stockholder from and against any Liabilities,  damages,  losses,  claims, Liens,
costs or expenses (including  reasonable  attorneys' fees) of any nature (ANY OR
ALL OF THE  FOREGOING  ARE HEREIN  REFERRED TO AS "LOSS")  insofar as a Loss (or
actions in respect thereof), subsequent to the Closing Date, arises out of or is
based upon (i) any  misrepresentation  (or alleged  misrepresentation) or breach
(or alleged  breach) of any of the  warranties,  covenants or agreements made by
SSB in this  Agreement  or (ii)  SSB's  use or  operation  of the  Assets or the
conduct of the business subsequent to the Closing Date.

     (c) No claim  for  indemnification  under  this  Article  IX shall be valid
unless  notice  of the  matter  which  may give  rise to such  claim is given in
writing by those  seeking  indemnification  (THE  "INDEMNITEES")  to the persons
against  whom  indemnification  may be  sought  (THE  "INDEMNITORS")  as soon as
reasonably  practicable  after  such  Indemnitees  become  aware of such  claim,
provided that the failure to notify the Indemnitors  shall not relieve them from
any Liability under this Article IX unless the Indemnitors  shall be irrevocably
prejudiced  thereby  any  shall in no event  relieve  the  Indemnitors  from any
Liability  which  they may have to the  Indemnitees  otherwise  than  under this
Article IX. Such notice shall, to the extent reasonably possible, state that the
Indemnitors  are  required to  indemnify  the  Indemnitees  for a Loss and shall
specify the amount of Loss and the relevant details thereof.

                                      -21-
<PAGE>
     (d) The Indemnitors  shall have the right to settle and to defend,  through
counsel satisfactory to the Indemnitees,  at their expense, any action which may
be brought in connection with all indemnifiable matters subject to paragraph (a)
of this Article IX (A "THIRD PARTY ACTION").  In such event,  the Indemnitees of
the Loss in question and any  successors  thereto  shall permit the  Indemnitors
access to their books and records and otherwise  cooperate with the  Indemnitors
in connection  with such action,  provided that the  Indemnitees  shall have the
right fully to participate in such defense at their own expense.  The defense by
the  Indemnitors  of any  such  action  shall  not be  deemed  a  waiver  by the
Indemnitors   of  their  right  to  assert  a  dispute   with   respect  to  the
responsibility  of the  Indemnitors  with respect to the Loss in  question.  The
Indemnitors  shall have the right to settle or compromise  any claim against the
Indemnitees  without  the  consent of the  Indemnitees  provided  that the terms
thereof provide for the unconditional release of the Indemnitees and require the
payment of monetary damages only. No Indemnitee shall pay or voluntarily  permit
the determination of any Liability which is subject to any such action while the
Indemnitors  are  negotiating  the settlement  thereof or contesting the matter,
except with the prior written  consent of the  Indemnitors,  which consent shall
not be unreasonably  withheld or delayed.  If the Indemnitors shall fail to take
reasonably  timely action to defend any such action,  the  Indemnitees  involved
shall  have the  right to assume  the  defense  thereof  with  counsel  of their
choosing,  at the Indemnitors'  expense, and defend, settle or otherwise dispose
of such action. With respect to any such action which the Indemnitors shall fail
to promptly defend, the Indemnitors shall not thereafter  question the Liability
of the  Indemnitors  hereunder  to  the  Indemnitees  for  any  Loss  (including
reasonable counsel fees and other reasonable expenses of defense).

                                    ARTICLE X

                         TERMINATION; AMENDMENT; WAIVER

     10.1 TERMINATION.  This Agreement and the transactions  contemplated hereby
may be terminated at any time prior to the Closing:

     (a) by mutual written agreement of the Company and SSB;

     (b) by the Company or SSB upon the expiration of the Option  Period,  or if
the Closing  shall not have  occurred on or before the Closing  Date, so long as
the party terminating this Agreement  pursuant to this Section 10.1 has not made
any material  misrepresentation,  materially  breached a covenant,  agreement or
warranty contained herein or failed to satisfy a closing condition;

     (c) by SSB or the  Company,  if (i) the  transactions  contemplated  hereby
shall violate any non-appealable final order, decree or judgment of any court or
governmental  entity or regulatory  body having  competent  jurisdiction or (ii)
there  shall be a  statute,  rule or  regulation  which  makes the  transactions
contemplated hereby illegal or otherwise prohibited; or

                                      -22-
<PAGE>
     (d) by the  Company or the  Stockholder,  on the one hand,  and SSB, on the
other hand, in the event the other makes a material misrepresentation,  breaches
a  covenant,  agreement  or  warranty  set forth in this  Agreement  or fails to
satisfy a  closing  condition,  but such  non-misrepresenting  or  non-breaching
party's  election to terminate shall not limit,  waive or prejudice such party's
remedies at law or in equity.

     In the event this  Agreement is terminated as provided in Section  10.1(a),
(b) or (c), this Agreement  shall become void and of no further force and effect
and no party hereto shall have any further  liability to any other party hereto,
except that  Sections 6.6 and 6.10 shall  survive and continue in full force and
effect notwithstanding termination.

     10.2  AMENDMENT.  This  Agreement  may be  amended  by action  taken by the
Company,  the  Stockholder  and SSB at any time before or after adoption of this
Agreement by the stockholders of the Company.  This Agreement may not be amended
except by an  instrument in writing  signed by or on behalf of the Company,  the
Stockholder and SSB.

     10.3 EXTENSION; WAIVER. At any time prior to the Closing Date, the Company,
the Stockholder or SSB may (i) extend the time for the performance of any of the
obligations  or other acts of the  other;  (ii)  waive any  inaccuracies  in the
representations and warranties contained herein or in any document,  certificate
or writing delivered pursuant hereto or thereto; and (iii) waive compliance with
any of the agreements or conditions  contained herein. Any agreement on the part
of any party to any such extension or waiver shall be valid only if set forth in
an instrument in writing signed by or on behalf of such party.

                                   ARTICLE XI

                                  MISCELLANEOUS

     11.1  ENTIRE  AGREEMENT;  ASSIGNMENT.  This  Agreement,  together  with all
Schedules and Exhibits,  constitutes the entire agreement among the parties with
respect to the subject matter hereof and  supersedes all other prior  agreements
and  understandings,  both written and oral, among the parties or between any of
them with respect to the subject  matter  hereof.  All  references  to Sections,
Exhibits  and  Schedules  shall  be  deemed  references  to such  parts  of this
Agreement  unless  the text  requires  otherwise.  This  Agreement  shall not be
assigned by  operation  of law or  otherwise,  provided  that SSB may assign its
rights and obligations to any  wholly-owned,  direct or indirect,  subsidiary of
SSB, but no such assignment shall relieve the assigning party of its obligations
hereunder if such assignee does not perform such obligations.

     11.2  VALIDITY;  SEVERABILITY.  The invalidity or  unenforceability  of any
provision of this Agreement shall not affect the validity or  enforceability  of
any other  provision  of this  Agreement,  which shall  remain in full force and
effect unless such enforceability causes this Agreement to fail in its essential
purpose.

                                      -23-
<PAGE>
     11.3   NOTICES.   All  notices,   requests,   claims,   demands  and  other
communications  hereunder  shall be in writing  and shall be given or made as of
the date delivered or mailed if delivered in person,  by telecopy,  email, or by
registered or certified mail (postage prepaid,  return receipt requested) to the
respective parties as follows:

      if to SSB:

          Baker's Pride, Inc.
          3400 Mount Pleasant Street
          Burlington, IA
          Attention: Ron Danko
          Fax: 319-753-6485
          email: rdanko@bakersprideco.com

      with a copy to:

          Crowell Moring
          590 Madison Avenue
          New York, New York 10022
          Attention: Paul Pollock, Esq.
          Fax: 212- 223-4134
          email: ppollock@crowell.com

      if to the Company:

          Clear Lake Specialty Products, Inc.

      with a copy to:

          Covahey, Boozer, Devan & Dore P.A.
          11350 McCormick Road
          EP III Suite 400
          Hunt Valley MD  21031
          Attention:  Tom Dore, Esq.
          Fax: 410-296-2131
          email: tdore@mdmtglaw.com

or to such  other  address  as the  person  to whom  notices  is given  may have
previously furnished to the others in writing in the manner set forth above.

                                      -24-
<PAGE>
     11.4 GOVERNING  LAW. This  Agreement  shall be governed by and construed in
accordance  with the laws of the State of Delaware,  regardless of the laws that
might otherwise govern under applicable principles of conflicts of laws thereof.

     11.5  DESCRIPTIVE  HEADINGS;  TABLE OF CONTENTS.  The descriptive  headings
herein are inserted for convenience of reference only and are not intended to be
part of or to affect the meaning or interpretation of this Agreement.  The Table
of Contents preceding this Agreement is not a part hereof.

     11.6 PARTIES IN INTEREST.  This  Agreement  shall be binding upon and inure
solely to the benefit of each party hereto, its successors and assigns.

     11.7  COUNTERPARTS.   This  Agreement  may  be  executed  in  two  or  more
counterparts,  including by facsimile or PDF  signature,  each of which shall be
deemed to be an  original,  but all of which shall  constitute  one and the same
agreement.

     11.8  SPECIFIC  PERFORMANCE.  Irreparable  damage would occur if any of the
provisions of this  Agreement  were not  performed in accordance  with the terms
hereof,  and the parties shall be entitled to specific  performance of the terms
hereof, in addition to any other remedy at law or equity.

                                      -25-
<PAGE>
     IN WITNESS  WHEREOF,  each of the parties has caused this  Agreement  to be
executed  on  its  behalf  by  its  officers   thereunto  duly  authorized,   or
individually,  as the  case  may  be,  all as of the day and  year  first  above
written.

                           THE SOUTH STREET BAKERY, INC.

                           By: /s/ Robert P Brookhart
                              -----------------------------------
                           Name:  Robert P. Brookhart
                           Title: President

                           CLEAR LAKE SPECIALTY PRODUCTS, INC.

                           By: /s/ Rocco Violi
                              -----------------------------------
                           Name:  Rocco Violi
                           Title: President

                           CORBI PROPERTIES, LLC

                           By: /s/ Rocco Violi
                              -----------------------------------
                           Name:  Rocco J. Violi
                           Title: Managing Partner

                                      -26-
<PAGE>
List of Exhibits

Exhibit A     Lease Agreement

Exhibit B     Certificate of President of the Company

Exhibit C     Certificate of Secretary of the Company Board Resolutions

Exhibit D     Title Insurance Policy

Exhibit E     Bill of Sale

                                      -27-
<PAGE>
                            EXHIBIT A-LEASE AGREEMENT

                      See attached copy of Lease Agreement

                                      -28-
<PAGE>
                EXHIBIT B-CERTIFICATE OF PRESIDENT OF THE COMPANY

                             PRESIDENT'S CERTIFICATE
                                       OF
                       CLEAR LAKE SPECIALTY PRODUCTS, INC.

                                   dated as of

                                 August __, 2012

     This  certificate  is delivered  pursuant to Section 7.3(a) of that certain
Option  Agreement (the "Option  Agreement"),  dated August _, 2011, by and among
THE  SOUTH  STREET  BAKERY,  INC,  CLEAR  LAKE  SPECIALTY  PRODUCTS,  INC.  (the
"Company") and CORBI PROPERTIES, LLC. (the "Stockholder").

     I, Rocco Violi, solely in my capacity as President of the Company,  and not
individually,  do hereby  certify on behalf of the Company  and the  Stockholder
that:

     1.   The  representations and warranties of the Company and the Stockholder
          contained in the Option Agreement are true and correct in all material
          respects as of the date  hereof,  and the Company and the  Stockholder
          have  performed  or  complied  in  all  material   respects  with  all
          agreements,  conditions and covenants required by the Option Agreement
          to be performed or complied by them as of the date hereof.

     IN  WITNESS   WHEREOF,   the  undersigned  has  executed  this  President's
Certificate on the date hereof.

                  /s/ Rocco Violi
                  --------------------------------
                  Rocco Violi
                  President

                                      -29-
<PAGE>
      EXHIBIT C - CERTIFICATE OF SECRETARY OF THE COMPANY BOARD RESOLUTIONS

                             SECRETARY'S CERTIFICATE
                                       OF
                       CLEAR LAKE SPECIALTY PRODUCTS, INC.

                                   dated as of

                                 August __, 2012

     This  certificate  is delivered  pursuant to Section 7.3(b) of that certain
Option  Agreement (the "Option  Agreement"),  dated August _, 2011, by and among
THE  SOUTH  STREET  BAKERY,  INC,  CLEAR  LAKE  SPECIALTY  PRODUCTS,  INC.  (the
"Company") and CORBI PROPERTIES, LLC. (the "Stockholder").

     I, Joseph Violi, solely in my capacity as Secretary of the Company, and not
individually,  do hereby  certify on behalf of the Company  and the  Stockholder
that:

     1.   Attached  hereto  as  Exhibit  A is a true  and  correct  copy  of the
          resolutions  of the  Board of  Directors  and the  Stockholder  of the
          Company  authorizing  the  transactions  contemplated  by  the  Option
          Agreement and such  resolutions  have not in any way been rescinded or
          modified and have been in full force and effect  since their  adoption
          to and including the date hereof and are now in full force and effect,
          and such resolutions are the only corporate proceedings of the Company
          to date now in force relating to or affecting the matters  referred to
          herein.

     IN  WITNESS   WHEREOF,   the  undersigned  has  executed  this  Secretary's
Certificate on the date hereof.

                  /s/ Joseph Violi
                  --------------------------------
                  Joseph Violi
                  Secretary

                                      -30-
<PAGE>
                       EXHIBIT D - TITLE INSURANCE POLICY

                   See attached copy of Title Insurance Policy

                                      -31-
<PAGE>
                             EXHIBIT E- BILL OF SALE

     This BILL OF SALE,  dated  August __, 2012,  is executed  and  delivered by
CLEAR LAKE SPECIALTY  PRODUCTS,  INC., an Iowa corporation (THE "COMPANY"),  and
CORBI PROPERTIES, LLC, an Iowa limited liability company, (THE "STOCKHOLDER") in
favor of THE SOUTH STREET BAKERY, INC, a Delaware corporation ("SSB")

                               W I T N E S S E T H

     WHEREAS,  the  Company,  the  Stockholder  and SSB have  entered  into that
certain  Option  Purchase   Agreement,   dated  August  __,  2011  (the  "OPTION
AGREEMENT"),  pursuant to which the Company and the Stockholder are obligated to
sell, convey,  transfer,  assign and deliver to SSB the Assets and Property each
defined therein; and

     WHEREAS,  capitalized  terms not  defined  herein  shall have the  meanings
ascribed to them in the Option Agreement.

     NOW  THEREFORE,  for good  and  valuable  consideration,  the  receipt  and
sufficiency  of  which  is  hereby  acknowledged,  and  pursuant  to the  Option
Agreement, the parties hereto hereby agree as follows:

     1.   The  Company  and  the   Stockholder   have   received  a  payment  of
          $____________.

     2.   The Company and the Stockholder hereby sell, convey, transfer,  assign
          and deliver to SSB, free and clear of all Liens and liabilities  other
          than Real Property  Permitted Liens all of the Company's right,  title
          and interest in and to the Assets and Property.

     3.   The Company and the Stockholder  hereby constitute and appoint SSB and
          its  successors and assigns as the attorney in fact of the Company and
          Stockholder,   with  full  power  of  substitution  to  institute  and
          prosecute,  in the name of the  Company  and the  Stockholder,  but on
          behalf of and for the benefit of SSB,  all  proceedings  which SSB may
          deem desirable to collect, assert or enforce any claim, right or title
          of any  kind  in or to the  Assets  and  Property  and to  defend  and
          compromise  any and all actions,  suits or  proceedings  in connection
          with the Assets and Property.  The Company and the  Stockholder  agree
          that the  foregoing  powers are coupled  with an interest  and are and
          shall be irrevocable  by the Company and  Stockholder in any manner or
          for  any  reason   (including   dissolution  of  the  Company  or  the
          Stockholder).

     4.   The Company and the Stockholder  shall execute and deliver to SSB such
          other  instruments  of  sale,  transfer,  conveyance,  assignment  and
          confirmation,  provide such  materials and  information  and take such
          other  actions as SSB may  reasonably  deem  necessary or desirable in
          order to more  effectively  transfer,  convey and assign to SSB and to
          confirm SSB's title to the Assets and the Property,  and , to the full
          extent  permitted by law, to put SSB in actual  possession and control

                                      -32-
<PAGE>
          of the Assets and Property and to assist SSB in exercising  all rights
          with  respect  thereto,  and  otherwise  to cause the  Company and the
          Stockholder to fulfill their  obligations  under this Bill of Sale and
          the Option Agreement.

     5.   This  Bill of Sale is the  Bill  of  Sale  referred  to in the  Option
          Agreement and is subject to the terms and conditions  thereof,  all of
          which are incorporated herein by reference.

     6.   This Bill of Sale  shall be binding  upon and inure to the  benefit of
          the parties hereto and their respective  successors and assigns.  This
          Bill of Sale shall be governed by and construed in accordance with the
          laws of the  State of  Delaware,  regardless  of the laws  that  might
          otherwise  govern  under  applicable  principles  of conflicts of laws
          thereof.

     7.   This  Bill  of  Sale  may be  executed  in two or  more  counterparts,
          including by facsimile or PDF signature, each of which shall be deemed
          to be an original,  but all of which shall constitute one and the same
          instrument.

     IN WITNESS WHEREOF,  each of the parties has caused this Bill of Sale to be
executed  on  its  behalf  by  its  officers   thereunto  duly  authorized,   or
individually,  as the  case  may  be,  all as of the day and  year  first  above
written.

                           THE SOUTH STREET BAKERY, INC.

                           By:
                              -----------------------------------
                           Name:
                           Title:

                           CLEAR LAKE SPECIALTY PRODUCTS, INC.

                           By:
                              -----------------------------------
                           Name:
                           Title:

                           CORBI PROPERTIES, LLC

                           By:
                              -----------------------------------
                           Name:
                           Title:

                                      -33-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00193-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00193-of-00352.parquet"}]]