9 1/2 Ninjas!.

When corrupt real estate mogul Arnold Gruber evicts Joe and Lisa from their dwellings to make way for new buildings, martial arts-trained Joe turns sexy Lisa into his ninja disciple, and the two team up to fight back in this erotic action comedy. Gruber sends his own ninjas to eliminate Joe and Lisa, who may have trouble focusing on the enemy as they're consumed by their lust for each other.