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                                                                   EXHIBIT 10.22

                          BUSINESS CONSULTING AGREEMENT

         This Agreement (the "Agreement") is dated October 9, 2000 and is
entered into by and between CORPAS INVESTMENTS, INC. (hereinafter "CPIM" or
"CLIENT") and WINDSOR PARTNERS, INC. (hereinafter "WPI").

1.       Conditions. This Agreement will not take effect, and WPI will have no
         obligation to provide any service whatsoever, unless and until CLIENT
         returns a signed copy of this Agreement to WPI (either by mail or
         facsimile copy). In addition, CLIENT shall be truthful with WPI in
         regard to any relevant or material information provided by CLIENT,
         verbally or otherwise which refers, relates, or otherwise pertains to
         the CLIENT's business, this Agreement or any other relevant
         transaction. Breach of either of these conditions shall be considered a
         material breach and will automatically grant WPI the right to terminate
         this Agreement and all moneys, and other forms of compensation, paid or
         owing as of the date of termination by WPI shall be forfeited without
         further notice.

         Upon execution of this Agreement, CLIENT agrees to fully cooperate
         with WPI in carrying out the purposes of this Agreement, keep WPI
         informed of any developments of importance pertaining to CLIENT's
         business and abide by this Agreement in its entirety.

         2.       Scope and Duties. During the term of this Agreement, WPI will
         perform the following services for CLIENT:

         2.1      Advice and Counsel. WPI will provide advice and counsel
         regarding CLIENT's strategic business plans, strategy and negotiations
         with potential business strategic partnering, corporate planning and or
         other general business consulting needs as expressed by CLIENT.

         2.2      Mergers and Acquisitions. WPI will provide assistance to
         CLIENT, as mutually agreed, in identifying merger and/or acquisition
         candidates, assisting in any due diligence process, recommending
         transaction terms and providing advice and assistance during
         negotiations, as needed.

         2.3      CLIENT and/or CLIENT's Affiliate Transaction Due Diligence.
         WPI will participate and assist CLIENT in the due diligence process,
         where possible, on all proposed financial transactions affecting CLIENT
         of which WPI is notified in writing in advance, including conducting
         investigation of and providing advice on the financial, valuation and
         stock price implications of the proposed transaction(s).

         2.4      Ancillary Document Services. If necessary, WPI will assist and
         cooperate with CLIENT in the development, editing and production of
         such documents as are reasonably necessary to assist in any transaction
         covered by this Agreement. However, this Agreement will not include the
         preparation or procuring of legal documents or those documents normally
         prepared by an attorney.

         2.5      Additional Duties. CLIENT and WPI shall mutually agree, in
         writing, for any additional duties that WPI may provide to CLIENT for
         compensation paid or payable by CLIENT under this Agreement. Although
         there is no requirement to do so, such additional agreement(s) may be
         attached hereto and made a part hereof by written amendments to be
         listed as "Exhibits" beginning with "Exhibit A" and initialed by both
         parties.

         2.6      Standard of Performance. WPI shall devote such time and
         efforts to the affairs of the CLIENT as is reasonably necessary to
         render the services contemplated by this Agreement. Any work or task of
         WPI provided for herein which requires CLIENT to provide certain
         information to assist WPI in completion of the work shall be excused
         (without effect upon any obligation of CLIENT) until such time as
         CLIENT has fully provided all information and cooperation necessary for
         WPI to complete the work. The services of WPI shall not include the
         rendering of any legal opinions or the performance of any work that is
         in the ordinary purview of a certified public accountant, or other
         licensed professional. WPI cannot guarantee results on behalf of
         CLIENT, but shall use commercially reasonable efforts in providing the
         services listed above. If an interest is communicated to WPI regarding
         satisfying all or part of CLIENT's business and corporate strategic
         planning needs, WPI shall notify CLIENT and advise it as to the source
         of such interest and any terms and conditions of such interest.

         2.7      Non-Guarantee. WPI MAKES NO GUARANTEE THAT WPI WILL BE ABLE TO
         SUCCESSFULLY LOCATE A MERGER OR ACQUISITION TARGET AND IN TURN
         CONSUMMATE A MERGER OR ACQUISITION TRANSACTION FOR CLIENT, OR TO
         SUCCESSFULLY COMPLETE


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         SUCH A TRANSACTION WITHIN CLIENT'S DESIRED TIME FRAME. NEITHER ANYTHING
         IN THIS AGREEMENT TO THE CONTRARY NOR THE PAYMENT OF DEPOSITS TO WPI BY
         CLIENT PURSUANT TO FEE AGREEMENTS FOR SERVICES NOT CONTEMPLATED HEREIN
         SHALL BE CONSTRUED AS ANY SUCH GUARANTEE. ANY COMMENTS MADE REGARDING
         POTENTIAL TIME FRAMES OR ANYTHING THAT PERTAINS TO THE OUTCOME OF
         CLIENT'S NEEDS ARE EXPRESSIONS OF OPINION ONLY, AND FOR PURPOSES OF
         THIS AGREEMENT ARE SPECIFICALLY DISAVOWED.

3.       Compensation to WPI.

         3.1      CLIENT will pay for services described herein. The fees shown
         below (which summarize those outlined in 3.2, and 3.3 below) shall be
         payable as follows:

         INITIAL PAYMENT DUE UPON ACCEPTANCE OF THIS AGREEMENT:

         32,500 RESTRICTED SHARES OF COMMON STOCK OF CPIM, SUBJECT TO THE
         CLIENT'S OBLIGATION TO REGISTER THE SHARES PURSUANT TO FORM S-8 OF THE
         SECURITIES EXCHANGE ACT OF 1934;

         NOTE: WPI SHALL HAVE NO OBLIGATION TO PERFORM ANY DUTIES PROVIDED FOR
         HEREIN IF PAYMENT [CASH AND/OR STOCK] IS NOT RECEIVED BY WPI WITHIN 7
         DAYS OF MUTUAL EXECUTION OF THIS AGREEMENT BY THE PARTIES. IN ADDITION,
         WPI'S OBLIGATIONS UNDER THIS AGREEMENT SHALL BE SUSPENDED IF ANY
         PAYMENT OWING HEREUNDER IS MORE THAN FIFTEEN (15) DAYS DELINQUENT.
         FURTHERMORE, THE RECEIPT OF ANY FEES DUE TO WPI UPON EXECUTION OF THIS
         AGREEMENT ARE NOT CONTINGENT UPON ANY PRIOR PERFORMANCE OF ANY DUTIES
         WHATSOEVER DESCRIBED WITHIN THIS AGREEMENT.

         3.2      Fees for Merger/Acquisition. In the event that WPI, assists
         CLIENT and/or introduces CLIENT (or a CLIENT affiliate) to any third
         party, merger partner(s) or joint venture(s) who then enters into a
         merger, joint venture or similar agreement with CLIENT or CLIENT's
         affiliate, CLIENT hereby agrees to pay WPI advisory fees pursuant to
         the following schedule which are based on the aggregate amount of such
         merger, joint venture or similar agreement with CLIENT or CLIENT's
         affiliate. Advisory fees are deemed earned and shall be due and payable
         at the first close of the transaction, however, in certain
         circumstances when payment of advisory fees at closing is not possible,
         within 24 hours after CLIENT has received the proceeds of such
         investment. This provision shall survive this Agreement for a period of
         one year after termination or expiration of this Agreement. In other
         words, the advisory fee shall be deemed earned and due and payable for
         any funding, underwriting, merger, joint venture or similar transaction
         which first closes within a year of the termination or expiration of
         this Agreement as a result of an introduction as set forth above.

         Merger/Acquisition. For a merger/acquisition entered into by CLIENT as
         a result of the efforts of, or an introduction by WPI during the term
         of this Agreement, Client shall pay WPI, five (5) percent of the total
         value of the transaction. Such percentage shall be paid to WPI in the
         same ratio of cash and/or stock as the transaction.

         3.3      Expenses. CLIENT shall reimburse WPI for reasonable expenses
         incurred in performing its duties pursuant to this Agreement (including
         printing, postage, express mail, photo reproduction, travel, lodging,
         and long distance telephone and facsimile charges); provided, however,
         that WPI must receive prior written approval from CLIENT for any
         expenses over $250. Such reimbursement shall be payable within 7 seven
         days after CLIENT's receipt of WPI invoice for same.

         3.4      Additional Fees. CLIENT and WPI shall mutually agree upon any
         additional fees that CLIENT may pay in the future for services rendered
         by WPI under this Agreement. Such additional agreement(s) may, although
         there is no requirement to do so, be attached hereto and made a part
         hereof as Exhibits beginning with Exhibit A.

4.       Indemnification. The CLIENT agrees to indemnify and hold harmless WPI,
         each of its officers, directors, employees and shareholders against any
         and all liability, loss and costs, expenses or damages, including but
         not limited to, any and all expenses whatsoever reasonably incurred in
         investigating, preparing or defending against any litigation, commenced
         or threatened, or any claim whatsoever or howsoever caused by reason of
         any injury (whether to body, property, personal or business character
         or reputation) sustained by any person or to any person or property,
         arising out of any act, failure to act, neglect, any untrue or alleged
         untrue statement of a material fact or failure to state a material fact
         which thereby makes a


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         statement false or misleading, or any breach of any material
         representation, warranty or covenant by CLIENT or any of its agents,
         employees, or other representatives. Nothing herein is intended to nor
         shall it relieve either party from liability for its own willful act,
         omission or negligence. All remedies provided by law, or in equity
         shall be cumulative and not in the alternative.

5.       Confidentiality.

         5.1      WPI and CLIENT each agree to keep confidential and provide
         reasonable security measures to keep confidential information where
         release may be detrimental to their respective business interests. WPI
         and CLIENT shall each require their employees, agents, affiliates,
         other licensees, and others who will have access to the information
         through WPI and CLIENT respectively, to first enter appropriate
         non-disclosure Agreements requiring the confidentiality contemplated by
         this Agreement in perpetuity.

         5.2      WPI will not, either during its engagement by the CLIENT
         pursuant to this Agreement or at any time thereafter, disclose, use or
         make known for its or another's benefit any confidential information,
         knowledge, or data of the CLIENT or any of its affiliates in any way
         acquired or used by WPI during its engagement by the CLIENT.
         Confidential information, knowledge or data of the CLIENT and its
         affiliates shall not include any information that is, or becomes
         generally available to the public other than as a result of a
         disclosure by WPI or its representatives.

6.       Miscellaneous Provisions.

         6.1      Amendment and Modification. This Agreement may be amended,
         modified and supplemented only by written agreement of WPI and CLIENT.

         6.2      Assignment. This Agreement and all of the provisions hereof
         shall be binding upon and inure to the benefit of the parties hereto
         and their respective successors and permitted assigns. The obligations
         of either party hereunder cannot be assigned without the express
         written consent of the other party.

         6.3      Governing Law; Venue. This Agreement and the legal relations
         among the parties hereto shall be governed by and construed in
         accordance with the laws of the State of California, without regard to
         its conflict of law doctrine. CLIENT and WPI agree that if any action
         is instituted to enforce or interpret any provision of this Agreement,
         the jurisdiction and venue shall be Orange County, California.

         6.4      Attorneys' Fees and Costs. If any action is necessary to
         enforce and collect upon the terms of this Agreement, the prevailing
         party shall be entitled to reasonable attorneys' fees and costs, in
         addition to any other relief to which that party may be entitled. This
         provision shall be construed as applicable to the entire Agreement.

         6.5      Survivability. If any part of this Agreement is found, or
         deemed by a court of competent jurisdiction, to be invalid or
         unenforceable, that part shall be severable from the remainder of the
         Agreement.

7.       Arbitration. ALL DISPUTES, CONTROVERSIES, OR DIFFERENCES BETWEEN
         CLIENT, WPI OR ANY OF THEIR OFFICERS, DIRECTORS, LEGAL REPRESENTATIVES,
         ATTORNEYS, ACCOUNTANTS, AGENTS OR EMPLOYEES, OR ANY CUSTOMER OR OTHER
         PERSON OR ENTITY, ARISING OUT OF, IN CONNECTION WITH OR AS A RESULT OF
         THIS AGREEMENT, SHALL BE RESOLVED THROUGH ARBITRATION RATHER THAN
         THROUGH LITIGATION. WITH RESPECT TO THE ARBITRATION OF ANY DISPUTE, THE
         UNDERSIGNED HEREBY ACKNOWLEDGE AND AGREE THAT:

         A.       ARBITRATION IS FINAL AND BINDING ON THE PARTIES;

         B.       THE PARTIES ARE WAIVING THEIR RIGHT TO SEEK REMEDY IN COURT,
         INCLUDING THEIR RIGHT TO JURY TRIAL;

         C.       PRE-ARBITRATION DISCOVERY IS GENERALLY MORE LIMITED AND
         DIFFERENT FROM COURT PROCEEDING;

         D.       THE ARBITRATOR'S AWARD IS NOT REQUIRED TO INCLUDE FACTUAL
         FINDINGS OR LEGAL REASONING AND ANY PARTY'S RIGHT OF APPEAL OR TO SEEK
         MODIFICATION OF RULING BY THE ARBITRATORS IS STRICTLY LIMITED;

         E.       THIS ARBITRATION PROVISION IS SPECIFICALLY INTENDED TO INCLUDE
         ANY AND ALL STATUTORY CLAIMS WHICH MIGHT BE ASSERTED BY ANY PARTY;

         F.       EACH PARTY HEREBY AGREES TO SUBMIT THE DISPUTE FOR RESOLUTION
         TO THE AMERICAN ARBITRATION ASSOCIATION, IN ORANGE COUNTY, CALIFORNIA
         WITHIN FIVE (5) DAYS AFTER RECEIVING A WRITTEN REQUEST TO DO SO FROM
         THE OTHER PARTY;

         G.       IF EITHER PARTY FAILS TO SUBMIT THE DISPUTE TO ARBITRATION ON
         REQUEST, THEN THE REQUESTING PARTY MAY COMMENCE AN ARBITRATION
         PROCEEDING, BUT IS UNDER NO OBLIGATION TO DO SO;


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         H.       ANY HEARING SCHEDULED AFTER AN ARBITRATION IS INITIATED SHALL
         TAKE PLACE IN ORANGE COUNTY, CALIFORNIA;

         I.       IF EITHER PARTY SHALL INSTITUTE ANY COURT PROCEEDING IN AN
         EFFORT TO RESIST ARBITRATION AND BE UNSUCCESSFUL IN RESISTING
         ARBITRATION OR SHALL UNSUCCESSFULLY CONTEST THE JURISDICTION OF ANY
         ARBITRATION FORUM LOCATED IN ORANGE COUNTY, CALIFORNIA, OVER ANY MATTER
         WHICH IS THE SUBJECT OF THIS AGREEMENT, THE PREVAILING PARTY SHALL BE
         ENTITLED TO RECOVER FROM THE LOSING PARTY ITS LEGAL FEES AND ANY
         OUT-OF-POCKET EXPENSES INCURRED IN CONNECTION WITH THE DEFENSE OF SUCH
         LEGAL PROCEEDING OR ITS EFFORTS TO ENFORCE ITS RIGHTS TO ARBITRATION AS
         PROVIDED FOR HEREIN;

         J.       THE PARTIES SHALL ACCEPT THE DECISION OF ANY AWARD AS BEING
         FINAL AND CONCLUSIVE AND AGREE TO ABIDE THEREBY;

         K.       ANY DECISION MAY BE FILED WITH ANY COURT AS A BASIS FOR
         JUDGMENT AND EXECUTION FOR COLLECTION.

8.       Term/Termination. This Agreement is an agreement for the term of
         approximately twelve (12) months ending October 8, 2001.

9.       Registration Of Shares. WPI shall have standard piggyback registration
         rights (as described in Section 3.2 herein) of all shares issued in
         accordance with this Agreement, which are not subject to registration
         per Section 3.0 et seq. herein.

10.      Non Circumvention. In and for valuable consideration, CLIENT hereby
         agrees that WPI may introduce (whether by written, oral, data, or other
         form of communication) CLIENT to one or more opportunities, including,
         without limitation, natural persons, corporations, limited liability
         companies, partnerships, unincorporated businesses, sole
         proprietorships and similar entities (hereinafter an "Opportunity" or
         ""Opportunities""). CLIENT further acknowledges and agrees that the
         identity of the subject Opportunities, and all other information
         concerning an Opportunity (including without limitation, all mailing
         information, phone and fax numbers, email addresses and other contact
         information) introduced hereunder are the property of WPI, and shall be
         treated as confidential and proprietary information by CLIENT, it
         affiliates, officers, directors, shareholders, employees, agents,
         representatives, successors and assigns. CLIENT shall not use such
         information, except in the context of any arrangement with WPI in which
         WPI is directly and actively involved, and never without WPI's prior
         written approval. CLIENT further agrees that neither it nor its
         employees, affiliates or assigns, shall enter into, or otherwise
         arrange (either for it/him/herself, or any other person or entity) any
         business relationship, contact any person regarding such Opportunity,
         either directly or indirectly, or any of its affiliates, or accept any
         compensation or advantage in relation to such Opportunity except as
         directly though WPI, without the prior written approval of WPI. WPI is
         relying on CLIENT's assent to these terms and their intent to be bound
         by the terms by evidence of their signature. Without CLIENT's signed
         assent to these terms, WPI would not introduce any Opportunity or
         disclose any confidential information to CLIENT as herein described.

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly
executed, all as of the day and year first above written.

CORPAS INVESTMENTS, INC. (CPIM)

Print Name: Molly A. Miles
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Sign Name: /s/ Molly A. Miles
          --------------------------------
Title:     CEO
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Date:             10/11/00
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Address:          1640 Fifth Street
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                  Santa Monica, CA 90401
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WINDSOR PARTNERS, INC. (WPI)

Print Name: Richard H. Walker    Address: 30100 Crown Valley Parkway - Suite 11C
Sign Name: /s/ Richard H. Walker          Laguna Niguel, CA 92677
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Title:    President
Date:             10/11/00
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