SPECIAL WARRANTY DEED

SPECIAL WARRANTY DEED THIS INDENTURE, made this -S day of rItt , 2007 by and between MOF VI LIMITED PARTNERSHIP, a United States Virgin-island limited partnership, whose mailing address is 4801 Spring Valley Road, Suite 80, Dallas, Texas 75244 ("Grantor") and IGY-AYH ST. THOMAS HOLDINGS, LLC, a U.S. Virgin Islands limited liability company whose mailing address is do Island Capital Group LLC, 717 Fifth Avenue, 18th Floor, New York, New York 10022 (the "Grantee"). WITNESSETH: THE GRANTOR, in consideration of the sum of SIX MILLION ONE HUNDRED EIGHTY SIX THOUSAND NINE HUNDRED THIRTY NINE AND 00/100 DOLLARS ($6,186,939.00) and other valuable consideration given by the Grantee, receipt of which is hereby acknowledged by the Grantor, does hereby grant and convey to the Grantee, and to its successors and assigns, the real property described as follows: Parcel No. 18A-1 Remainder Estate Smith Bay Nos. 1, 2 and 3 East End Quarter St. Thomas, U.S. Virgin Islands as shown on O.L.G. Drawing No. D9-5196-T91 dated February 19, 1991, consisting of 0.22 acre, more or less, Parcel No. 188-1 Remainder Estate Smith Bay Nos. 1, 2 and 3 East End Quarter St. Thomas, U.S. Virgin Islands as shown on O.L.G. Drawing No. D9-5196-T91 dated February 19, I 991, consisting of 0.48 acre, more or less, Parcel No. I8B Remainder Estate Smith Bay Nos. 1, 2 and 3 East End Quarter St. Thomas, U.S. Virgin Islands as shown on O.L.G. Drawing No. D9-5196-T91 dated February 19, 1991, consisting of 1.42 acres, more or less, the foregoing parcels of land all being subdivided portions of Parcel Nos. 18A-1,18B-1 and I 8B Estate Smith Bay, Nos. 1, 2 and 3 East End Quarter, St. Thomas, U.S. Virgin Islands as shown on P.W.D. Drawing Nos. D9-2946-T85, D9-1058-T72 and D9-3011- T85. TOGETHER WITH all the tenements, hereditaments, easements and appurtenances thereunto belonging or in anywise appertaining (together with the real property described above, the "Property"). EFTA01098936 THIS CONVEYANCE is subject to: (a) taxes and assessments for the year 2007 and subsequent years; (b) all laws, ordinances, regulations, restrictions, prohibitions and other requirements imposed by governmental authority, including, but not limited to, all applicable building, zoning, land use and environmental ordinances and regulations; and (c) easements, restrictions and other matters, limitations and reservations of record, if any, but this reference shall not operate to reimpose same. TO HAVE AND TO HOLD unto Grantee and Grantee's successors and assigns in fee simple forever. GRANTOR does hereby specially warrant the title to the Property, and will defend the same against the lawful claims of all persons claiming by, through or under the Grantor, but against none other. IN WITNESS WHEREOF, Grantor has hereunto set its hand and seal as of the day and year first above written. Signed in the presence of: GRANTOR: Witness: Print N Witness: Print Name: STATE OF TEXAS SS: COUNTY OF DALLAS MOF VI LIMITED PARTNERSHIP, a United States Virgin Islands limited partnership By: AMERICAN YACHT HARBOR CORPOTON General Partner By / Ronald W. Rhoades, President +to The foregoing instrument was acknowledged before me this 5 day of r , 2007, by Ronald W. Rhodes as President of American Yacht Harbor Corporation, a Delaware co lion, as General Partner of MOF VI Limited Partnership, a U.S. Virgin Islands limited partnership on behalf of said corporation and said limited partnership ildath9AiSa-lfla 2 EFTA01098937 NOTED IN THE CADASTRAL RECORDS -- FOR GOUNTI"f 1 :ROPERTY, BOON FON ESTATE SMITH BAY Nos. 1,263 EAST END QUARTER, ST. THOMAS, U. S. VIRGIN ISLANDS Survey I Tax Assessor Offices 10 2'0 OEM arr e of the Lieutenant Gover r AITESTI it Is hereby certified that the a.bwe mentioned property/s with, according to. SPECIAL WARRANTY DEED dated January 5,2007 belongs to: TGY-AYH ST,THOMAS HOLDING, LLC (GRANTEES) has not, acecrdIng to the ,:ecoeris of this office, undergone any changes 3S td boundaries and area. Cadastral Survey / Tax Assessor Offices h ,-„ V; I. Da salgatu10,2007 a gfart ---1 eya eST2trIll fot Su As .e of the Lieutenant Gov nor EFTA01098938 GOVERNMENT OF THE VIRGIN ISLANDS OF THE UNITED STATES CHARLOTTE AMALIE, ST. THOMAS, V.I. 00801 DEPARTMENT OF FINANCE TREASURY DIVISION TO: THE RECORDER OF DEEDS FROM: THE TREASURY DIVISION IN ACCORDANCE WITH Title 28, SECTION 121 AS AMEMDED, THIS IS CERTIFICATION THAT THERE ARE NO REAL PROPERTY TAXES OUTSTANDING FOR MOF VI LIMITED PARTNERSHIP #18A Estate Smith Bay East End Qtr. 1-07702-0135-00 PARCEL NO TAXES RESEARCHED UP TO AND INCLUDING 2004. hiatiik A. RESEARCHED BY: Marie) D. Hedrington TITLE: Chief Enforcement DATE: January 11, 2007 VERIFIED BY: 14"Vricomoi TITLE: Chief Revenue Collection DATE: January 11.2007 COLLECTOR NO. 8501 EFTA01098939 GOVERNMENT OF THE VIRGIN ISLANDS OF THE UNITED STATES CHARLOTTE AMALIE, ST. THOMAS, V.I. 00801 0 DEPARTMENT OF FINANCE TREASURY DIVISION TO: THE RECORDER OF DEEDS FROM: THE TREASURY DIVISION IN ACCORDANCE WITH Title 28, SECTION 121 AS AMEMDED, THIS IS CERTIFICATION THAT THERE ARE NO REAL PROPERTY TAXES OUTSTANDING FOR MOF VI LIMITED PARTNERSHIP #18B-1 Estate Smith Bay East End Qtr. 1-07702-0134-00 PARCEL NO TAXES RESEARCHED UP TO AND INCLUDING 2004. RESEARCHED BY: TITLE: DATE: VERIFIED BY: TITLE: DATE: COLLECTOR NO. Marin hielaringto4 Chief Enforcement January 11, 2007 8501 EFTA01098940 GOVERNMENT OF THE VIRGIN ISLANDS OF THE UNITED STATES CHARLOTTE AMALIE, ST. THOMAS, V.I. 00801 DEPARTMENT OF FINANCE TREASURY DIVISION TO: THE RECORDER OF DEEDS FROM: THE TREASURY DIVISION IN ACCORDANCE WITH Tide 28, SECTION 121 AS AMEMDED, THIS IS CERTIFICATION THAT THERE ARE NO REAL PROPERTY TAXES OUTSTANDING FOR MOF VI LIMITED PARTNERSHIP #18B Estate Smith Bay East End Qtr. 1-07702-0133-00 PARCEL NO TAXES RESEARCHED UP TO AND INCLUDING 2004. RESEARCHED BY: TITLE: DATE: Janu ry 11, 200 VERIFIED BY: TITLE: t Chief Revenue Collection DATE: January 11.2007 COLLECTOR NO. 8501 Narie D. ahtele. Hedrb..4114 on vjai„ M ingt Chief Enforcement EFTA01098941