TRADEMARK LICENSE AGREEMENT

Exhibit 10.66

TRADEMARK LICENSE AGREEMENT

Between

TM ACQUISITION CORP.

COLDWELL BANKER REAL ESTATE CORPORATION

ERA FRANCHISE SYSTEMS, INC.

And

PHH HOME LOANS, LLC

Dated as of January 31, 2005

TABLE OF CONTENTS

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SCHEDULE A (Marks)

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          THIS TRADEMARK LICENSE AGREEMENT (this " Agreement "), effective as of January 31, 2005 (the " Effective Date "), by and between TM ACQUISITION CORP., a Delaware corporation located at 10750 W. Charleston Blvd., Suite 130, Las Vegas, NV 89135 (" TM Corp. ") COLDWELL BANKER REAL ESTATE CORPORATION, (" Coldwell Banker ") and ERA FRANCHISE SYSTEMS, INC. (" ERA ") both located at 1 Campus Drive, Parsippany, New Jersey 07054 (ERA, Coldwell Banker and TM Corp. are collectively the " Licensors "), and PHH HOME LOANS, LLC, a Delaware limited liability company located at 3000 Leadenhall Road, Mt. Laurel, New Jersey 08054 (" Licensee "). Licensors and Licensee are hereinafter referred to collectively as the " Parties " or individually as a " Party ".

WITNESSETH:

           WHEREAS , PHH Member and Cendant Member formed Licensee on November 3, 2004, for the principal purpose of originating and selling mortgage loans sourced through Cendant’s residential real estate brokerage and corporate relocations businesses and from employees of Cendant and its Subsidiaries, in accordance with the terms and provisions of the Operating Agreement and the SRA, as each agreement is amended from time to time;

           WHEREAS , TM Corp. owns the Marks set forth on Schedule A;

           WHEREAS , TM Corp. has previously entered into exclusive licensing arrangements with Coldwell Banker and ERA whereby TM Corp. granted (i) Coldwell Banker exclusive rights to use the Coldwell Banker Marks and (ii) ERA exclusive rights to use the ERA Marks, in connection with the operation of real estate franchisor businesses;

           WHEREAS , Licensee desires a license to use the Marks to conduct the NRT Mortgage Business and Licensors desires to grant such license to Licensee, on the terms and subject to the conditions contained herein.

           NOW, THEREFORE , in consideration of the mutual representations, warranties, covenants, promises, and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows:

ARTICLE I
DEFINITIONS

          1.01 Defined Terms . As used in this Agreement, the following capitalized terms shall have the meanings set forth below:

          " Affiliate " means, when used with reference to a specific Person, any Person that, directly or indirectly, through one or more intermediaries, controls, is controlled by, or is under common control with such specific Person. For the avoidance of doubt, Licensee and its Subsidiaries shall not be deemed to be an Affiliate of Cendant or any of Cendant’s Affiliates.

          " Agreement " has the meaning set forth in the preamble of this Agreement.

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          " Business Day " means any day other than a Saturday, Sunday, or a holiday on which commercial banks in the State of New York are closed.

          " Calendar Quarter " means the three-month quarters from January 1 ^st through March 31 ^st , April 1 ^st through June 30th, July 1 ^st through September 30 ^th , and October 1 ^st through December 31 ^st of each calendar year.

          " Cendant " means Cendant Corporation, a Delaware corporation.

          " Cendant Member " means Cendant Real Estate Services Venture Partner, Inc., a Delaware corporation.

          " Cendant Put " has the meaning set forth in Section 8.2 of the Operating Agreement.

          " Cendant Real Estate " means Cendant Real Estate Services Group, LLC, a Delaware limited liability company.

          " Cendant Real Estate Services Division " means (i) the residential and commercial real estate brokerage business owned and operated by NRT Incorporated and its Subsidiaries; (ii) the relocation business owned and operated by Cendant Mobility Services Corporation and its Subsidiaries; and (iii) the Settlement Services business owned and operated by Cendant Settlement Services Group LLC and its Subsidiaries (it being understood that for all purposes of this Agreement, the Cendant Real Estate Services Division shall not include Century 21 Real Estate LLC, Coldwell Banker, ERA, and Sotheby’s International Realty Affiliates, Inc.).

          " Cendant Termination Event " has the meaning set forth in Section 8.1 of the Operating Agreement.

          " Cessation Date " has the meaning set forth in Section 11.04(b).

          " Coldwell Banker " has the meaning set forth in the preamble of this Agreement.

          " Coldwell Banker Marks " means the marks identified as " Coldwell Banker Marks " on Schedule A.

          " Control " shall mean, with regard to any Person, the power to direct the management and policies of such Person, directly or indirectly, whether through the ownership of voting securities, by contract, or otherwise; and the terms " controlling " and " controlled " have meanings correlative with the foregoing.

          " Covered Books and Records " has the meaning set forth in Section 5.01(a).

          " Customer " means any Person who is referred to Licensee by the Cendant Real Estate Division and contacts Licensee whether in person or by mail, phone, via the Internet (including by electronic mail), or otherwise, or who is so contacted by Licensee, about the possibility of obtaining a Mortgage Loan through Licensee, or who otherwise obtains a Mortgage Loan from or through Licensee.

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          " Damages " shall mean any and all damages, disbursements, suits, claims, liabilities, obligations, judgments, fines, penalties, charges, amounts paid in settlement, costs, and expenses (including reasonable attorneys’ fees and expenses) arising out of or related to this Agreement, and any interest charged by third parties on any of the foregoing.

          " Domain Names " means the Internet domain names identified on Schedule A or such other Internet domain name containing a Mark approved in writing by Licensors from time to time pursuant to this Agreement.

          " Effective Date " has the meaning set forth in the preamble of this Agreement.

          " ERA " has the meaning set forth in the preamble of this Agreement.

          " ERA Marks " means the marks identified as " ERA Marks " on Schedule A.

          " Governmental Entity " means any court, administrative agency or commission, or other governmental authority or instrumentality.

          " Law " means any order, writ, injunction, decree, judgment, ruling, law, decision, opinion, statute, rule, or regulation of any Governmental Entity, including, any federal, state, or local fair lending laws.

          " License " has the meaning set forth in Section 2.01.

          " Licensee " has the meaning set forth in the preamble of this Agreement.

          " Licensor " means (i) TM Corp. with respect to all Marks, (ii) Coldwell Banker with respect to the Coldwell Banker Marks, and (iii) ERA with respect to the ERA Marks.

          " Marks " means the service marks, trademarks, trade names, and real estate brand names (and corresponding applications and registrations) identified on Schedule A.

          " Mortgage Lending Laws " means any Law applicable to the (i) communication with, and marketing directed toward, Customers, (ii) application process for Mortgage Loans, (iii) Mortgage Pre-Approval Decision process described in the Operating Agreement, (iv) processing of Mortgage Loan applications, (v) communication to the Customer of a Mortgage Loan underwriting decision, and (vi) closing and funding of a Mortgage Loan as well as the preparation, execution, and delivery of Mortgage Loan Documents and Mortgage Loan Disclosures (as respectively defined in the Operating Agreement). Mortgage Lending Laws include the following: (i) the record keeping and reporting requirements of the Home Mortgage Disclosure Act (" HMDA "), (ii) the Real Estate Settlement Procedures Act and Regulation X (24 C.F.R. Part 3500), (iii) the Fair Housing Act, (iv) the Fair Credit Reporting Act, (v) the Flood Disaster Protection Act, (vi) the Truth-in-Lending Act and (Regulation Z), (vii) the National Housing Act, (viii) the Servicemen’s Readjustment Act, (ix) the Equal Credit Opportunity Act and (Regulation B), (x) any usury laws or regulations, and (xi) the Homeowner’s Protection Act.

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          " Mortgage Loan " means a mortgage loan (including a home equity line of credit) evidenced by one or more promissory notes and secured by a mortgage or deed of trust on one or more residential real estate properties.

          " Non-Renewal Put " has the meaning set forth in Section 8.4 of the Operating Agreement.

          " Non-Renewal PHH Sale " has the meaning set forth in Section 8.4 of the Operating Agreement.

          " NRT Mortgage Business " means providing mortgage services to the Customer that include counseling, efficient processing, origination, and servicing of Mortgage Loans on homes located in the Territory, which Mortgage Loans are sourced solely through the Cendant Real Estate Services Division.

          " Offices " has the meaning set forth in Section 4.02.

          " Operating Agreement " means the Amended and Restated Limited Liability Company Operating Agreement of Licensee dated as of January 31, 2005, as it may be amended from time to time.

          " Party " or " Parties " has the meaning set forth in the preamble of this Agreement.

          " Person " means any individual, general partnership, limited partnership, corporation, limited liability company, joint venture, trust, business trust, governmental agency, cooperative, association, or other entity, and the heirs, executors, administrators, legal representatives, successors, and assigns of such person, as the context may require.

          " PHH Member " means PHH Broker Partner Corporation, a Maryland corporation.

          " Pipeline Loans " shall mean all potential Mortgage Loans which are in one of various stages of loan origination, approval and processing at Licensee, but which, as of the time of consummation of a Cendant Put or Two Year Put, shall not have closed and funded.

          " PHH Sale " has the meaning set forth in Section 8.2 of the Operating Agreement.

          " PHH Termination Event " has the meaning set forth in Section 8.3 of the Operating Agreement.

          " Prime Rate " means, at any given time, the prime rate most recently reported by J.P. Morgan Chase, New York, New York (or any successor entity).

          " Purchase Right " has the meaning set forth in Section 8.3 of the Operating Agreement.

          " Settlement Services " means the provision of settlement services for residential real estate transactions, including the issuance of title insurance policies (including title search procedures), loan certification, property tax tracking services and closing escrow services, but

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shall not include credit review services, appraisal review services or flood zone determinations for properties.

          " Special Termination Put " has the meaning set forth in Section 8.4 of the Operating Agreement.

          " SRA " means the Strategic Relationship Agreement by and among Cendant Real Estate, PHH Corporation, Licensor, Cendant Mortgage Corporation (now known as "PHH Mortgage Corporation"), the PHH Member, and Licensee, as it may be amended from time to time.

          " Subsidiary " means, when used with respect to any party, any corporation, partnership, limited liability company or other organization, whether incorporated or unincorporated, which is consolidated with such party for financial reporting purposes under generally accepted accounting principles in the United States, and when used with respect to Licensee, shall include the Small Corps (as defined in the Operating Agreement).

          " Term " has the meaning set forth in Section 11.01.

          " Territory " means the United States and its territories and possessions.

          " Transitional Period " has the meaning set forth in Section 11.04(b).

          " Two Year PHH Sale " has the meaning set forth in Section 8.4 of the Operating Agreement.

          " Two Year Put " has the meaning set forth in Section 8.4 of the Operating Agreement.

          1.02 Interpretation. Each definition in this Agreement includes the singular and the plural. The words "include" or "including" when used in this Agreement shall mean "including, without limitation". The word "or" shall not be exclusive. Except as otherwise stated, reference to Articles, Sections, and Schedules means the Articles, Sections, and Schedules of this Agreement. The Schedules are hereby incorporated by reference into and shall be deemed a part of this Agreement.

ARTICLE II
LICENSE TO LICENSEE OF THE MARKS

          2.01 Scope of License to Licensee . During the Term and subject to the terms and conditions of this Agreement, Licensors hereby grants to Licensee a royalty-free, non-exclusive, non-assignable, non-transferable, non-sublicenseable right and license to use in the Territory the:

                         (i) Marks as trademarks and service marks and in its trade or assumed name (but not corporate name), and

                         (ii) Domain Names,

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in connection solely with the offering of products and services (and the advertisement, promotion, and marketing of such products and services) in the NRT Mortgage Business (the " License ").

          2.02 Rights Reserved . Subject to the exclusivity provisions set forth in Article II of the SRA, for the avoidance of doubt, Licensors hereby reserve the right to use and grant others the right to use the Marks alone or in association with any other trademark, service mark, domain name, or name, as trademarks, service marks, domain names, and/or names for any purpose whatsoever.

          2.03 Appearance of the Marks . The Marks may only be used under the License in the same manner, including in the same style, typeface, and graphic appearance, depicted on Schedule A. Notwithstanding any other provision of this Agreement, Licensee may not combine the Marks with any other trademark or service mark (including any logo, design, or symbol), domain name (except for the Domain Names), name, prefix or suffix, or any other modifying word or term or matter without Licensors’ prior written approval.

          2.04 Domain Names . Licensee acknowledges and agrees that any use of the Domain Names, including in connection with any website or other advertising or promotional materials (including electronic mail sent from an electronic mail address associated with the Domain Names) or other content available through the Domain Names, must comply with all restrictions in this Agreement relating to the Marks, to the extent applicable.

ARTICLE III
OWNERSHIP OF THE MARKS

          3.01 Acknowledgments and Covenants of Licensee .

                  (a) Licensee acknowledges that (i) TM Corp. is the owner of the Marks in the Territory, (ii) other than the rights granted to Licensee under this License, (x) Coldwell Banker is the exclusive licensee of the Coldwell Banker Marks in the Territory and (y) ERA is the exclusive licensee of the ERA Marks in the Territory, and (iii) the rights of Licensors in the Marks are valid and enforceable. Licensee covenants and agrees not to challenge Licensors’ ownership of the Marks anywhere, including as part of a Domain Name.

                  (b) Licensee shall not acquire any ownership rights in the Marks or Domain Names or any other right adverse to Licensors’ interests in the Marks or Domain Names. Nothing herein shall be deemed, intended, or implied to constitute a sale or assignment of the Marks or Domain Names to Licensee. Licensee agrees that its use of the Marks or Domain Names under this Agreement shall inure to the benefit of Licensors, and this Agreement does not confer on Licensee any goodwill or ownership interest in the Marks.

                  (c)