1 EXHIBIT 10.20 ACRE HPC, LLC c/o iStar Financial, Inc. 1114 Avenue of the Americas New York, NY 10036 Ph: (212)930-9407 Fx: (212)930-9494 December 21, 2000 VIA OVERNIGHT MAIL The Holmes Group, Inc. 233 Fortune Boulevard Milford, MA 01757 Attn: Ira B....

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