WATERWAY PLAZA ONE OFFICE – SUBLEASE

Exhibit 10.5

WATERWAY PLAZA ONE

OFFICE – SUBLEASE

FOR GOOD AND VALUABLE CONSIDERATION, the receipt and sufficiency of which are acknowledged, the Tenant named below leases to the Sub-Lessor named below, and Sub-Lessor leases from the Tenant, the Premises described below pursuant to this Office Lease (this “Lease”) entered into effective as of the Date of Sub-Lease specified below:

BUSINESS POINTS:  The key business terms used in this Lease are defined as follows:

1.   “Date of Lease” (for reference purposes only):  March 1, 2007.

2.   “Landlord”:  NNN Waterway Plaza, LLC (Number 1 through 32), each one a Delaware limited liability company (collectively, “Landlord”) acting by and through Triple Net Properties Realty, Inc. (“Agent” for Landlord)

3.   “Tenant”:  Collectively, Texoga Technologies Corporation, a Texas Corporation.

4.   “Sub-Lessor”:  Collectively, Biofuels Power Corporation, a Texas Corporation.

5.    “Building”:  Office building commonly known as “Waterway Plaza One”’ Street Address: ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇▇; Rentable Square Feet of the Building:  223,516 square feet.

6.   “Premises”:  Suite 915, on the 9^th floor of the building, as shown on the attached floor plan.  Rentable Square Footage of the Premises:  3,579 square feet.

7.   “Term”:  Ten (10) years

8.   “Commencement Date”:  March 1, 2007

9.   “Base Rent”:  $9,387.88 per month.

10.   “Contract”: As applicable, all terms and conditions of the Lease Agreement between Triple Net Properties Realty, Inc. and the “Tenant” executed January 16, 2006 apply to this Sub-Lease.

11.    “NOTICE”:

 ▇▇▇▇▇▇▇▇’S ADDRESS FOR NOTICE

 NNN Waterway Plaza, LLC

 c/o Triple Net Properties

 ▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇

 Santa Ana, California 92705

 Attn: Legal Department

 TENANT’S ADDRESS FOR NOTICE

 Texoga Technologies Corporation

 ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇

 The Woodlands, Texas  77380

 Attn: ▇▇▇▇▇▇ ▇▇▇▇▇

 SUB-LESSOR’S ADDRESS FOR NOTICE

 Biofuels Power Corporation

 ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇

 The Woodlands, Texas  77380

 Attn: ▇▇▇▇ ▇’▇▇▇▇▇▇

Special Notice:  This Lease contains Waivers and Indemnities which may materially Affect Tenant and Sub-Lessor’s rights and remedies under Applicable Law regarding this Lease, including “Express Negligence” provisions.

SUB-LESSOR:

Biofuels Power Corporation, a Texas Corporation

By:	/s/ ▇▇▇▇ ▇’▇▇▇▇▇▇
Name	▇▇▇▇ ▇’▇▇▇▇▇▇
Title	Chief Executive Officer
Date	March 1, 2007

TENANT:

Texoga Technologies Corporation, a Texas Corporation

By:	/s/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇
Name	▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇
Title	C.E.O.
Date	March 1, 2007