Loan No. 6518226



Exhibit 10.69

DEED OF TRUST NOTE



$3,850,000.00

Tempe, Arizona

November 25, 2003



FOR VALUE RECEIVED, BEDFORD RIO SALADO SPE, INC., an Arizona corporation, having its principal place of business at 270 Lafayette Circle, Lafayette, California  94549 (hereinafter referred to as Maker), promises to pay to the order of JOHN HANCOCK LIFE INSURANCE COMPANY, a Massachusetts corporation (John Hancock), its successors and assigns, at its principal place of business at John Hancock Tower, T-56, 200 Clarendon Street, Boston, Massachusetts 02116, and each successor or assign being hereinafter referred to as Payee), or at such place as the holder hereof may from time to time designate in writing, the principal sum of Three Million Eight Hundred Fifty Thousand and NO/100 DOLLARS ($3,850,000.00) in lawful money of the United States of America with interest thereon to be computed from the date of disbursement of the loan proceeds at the Applicable Interest Rate (hereinafter defined).



1.

Payment of Principal and Interest.  Principal and interest shall be paid as follows:



a.

If the loan proceeds are not disbursed on the first day of a month, then interest only at the Applicable Interest Rate from and including the date of disbursement of the loan proceeds to the first day of the month following such disbursement shall be due and payable in advance on the date of such disbursement;



b.

Interest only to be paid in installments as follows:  $14,758.33 on the first day of January, 2004 and on the first day of each calendar month thereafter up to and including the first day of December, 2006.



c.

Principal and interest is to be paid in installments as follows:  $19,736.81 on the first day of January, 2007 and on the first day of each calendar month thereafter up to and including the first day of November, 2008; and



e.

The outstanding principal balance and all accrued and unpaid interest thereon and all other sums and fees due under this Note shall be due and payable on the first day of December, 2008 (the Maturity Date).



Interest on the principal balance of this Note shall be calculated on a monthly basis using, as the agreed method of calculation, a three hundred sixty (360) day year consisting of twelve (12) months of thirty (30) days each; provided, however, that interest for a period of less than a full month shall be calculated by multiplying the actual number of days elapsed during such partial month by a daily rate based upon a three hundred sixty-five (365) day year and the interest rate then due under this Note.



The term Applicable Interest Rate as used in this Note shall mean from the date of disbursement of the loan proceeds through and including the Maturity Date, a rate of four and sixty hundredths percent (4.60%) per annum.



If at any time Payee receives, from Maker or otherwise, any amount applicable to the Debt (hereinafter defined) which is less than all amounts due and payable at such time, Payee may apply that payment to amounts then due and payable in any manner and in any order determined by Payee, in Payees sole discretion.  Payee shall, however, be under no obligation to accept any amount less than all amounts then due and payable.  Maker agrees that neither Payees acceptance of a payment from Maker in an amount that is less than all amounts then due and payable nor Payees application of such payment shall constitute or be deemed to constitute either a waiver of the unpaid amounts or an accord and satisfaction.  This provision shall control notwithstanding any inconsistent direction by Maker or any other obligor hereunder.



The whole of the principal sum of this Note, together with all interest accrued and unpaid thereon and all other sums due under this Note and any other instrument now or hereafter evidencing, securing, guaranteeing or executed in connection with the indebtedness evidenced hereby (the Loan Documents) (all such sums hereinafter collectively referred to as the Debt) shall without notice become immediately due and payable at the option of Payee on the happening of an Event of Default as the same is defined in the Deed of Trust (hereinafter defined).  All of the terms, covenants and conditions contained in the Deed of Trust and the other Loan Documents are hereby made part of this Note to the same extent and with the same force as if they were fully set forth herein.



2.

Prepayment.  Except as provided below, Maker may not prepay the loan in whole or in part.



On or after the end of the 2nd Loan Year (as hereinafter defined), on any scheduled payment date and subject to giving Payee not less than thirty (30) nor more than ninety (90) days prior written notice specifying the scheduled payment date on which prepayment is to be made (the Prepayment Date), Maker may prepay the entire principal amount together with any and all accrued interest and other sums due under the Loan Documents, and subject to payment of a prepayment premium equal to the greater of:



(a)

the positive amount, if any, equal to (i) the sum of the present values of all scheduled payments due under this Note from the Prepayment Date to and including the first date the Loan is open to prepayment without premium, minus (ii) the principal balance of this Note immediately prior to such prepayment; or



(b)

1.00% of the principal balance of this Note immediately prior to such prepayment.



All present values shall be calculated as of the Prepayment Date, using a discount rate, compounded monthly, equal to the yield rate, converted to its monthly equivalent, of the United States Treasury Security having the closest maturity date to the Maturity Date of this Note as established in the Wall Street Journal or other business publication of general circulation five (5) business days before the Prepayment Date.



In addition, if this Note is prepaid, Maker shall simultaneously prepay the entire principal amount all accrued interest, the prepayment premium and all other amounts due under the Crossed Loan Documents (as defined in the Deed of Trust).  Maker shall have no right to prepay this Note without prepaying all amounts evidenced or secured by the Crossed Loan Documents, except as otherwise provided in Section 76 of the Deed of Trust.



In the event that the yield rate on publicly traded United States Treasury Securities is not obtainable, then the nearest equivalent issue or index shall be selected, at Payees reasonable determination, and used to calculate the prepayment premium.



The loan will be open to prepayment without premium on any scheduled payment date during the last ninety (90) days of the term of the loan.



If any notice of prepayment is given, the principal balance of the loan and the other sums required pursuant to this Section 2 shall be due and payable on the Prepayment Date, unless Maker provides written notice to Payee that it is revoking said prepayment notice no later than five (5) business days prior to the Prepayment Date.



Provided no Event of Default exists, the above premium shall not be applicable to a prepayment resulting from Payees election to require insurance loss proceeds or condemnation awards to be applied to a payment of principal.



No partial prepayment shall be allowed.



The Loan Year is defined as any twelve month period commencing with the date on which the first monthly installment is due or any anniversary thereof.



3.

Acceleration/Default.  Maker acknowledges that the loan was made on the basis and assumption that Payee would receive the payments of principal and interest set forth herein for the full term of this loan.  Therefore, whenever the Maturity Date of the loan has been accelerated by reason of an Event of Default under the Loan Documents, which Event of Default occurs prior to the time period, if any, in which prepayment is allowed and prior to the date on which the full amount of the balance of principal and interest then remaining unpaid shall be due, including an acceleration by reason of sale, conveyance, further encumbrance or other Event of Default (which acceleration shall be at Payees sole option), there shall be due, in addition to the outstanding principal balance, accrued interest and other sums due under the Loan Documents, a premium equal to the greater of:



(a)

The sum obtained by adding:



(i)

the positive amount, if any, equal to (aa) the sum of the present values of all scheduled payments due under this Note from the date of said payment to and including the Maturity Date of this Note, minus (bb) the then outstanding principal balance of this Note, and



(ii)

3.00% of the then outstanding principal balance of this Note; or



(b)

An amount equal to 5.00% of the then outstanding principal balance of this Note.



All present values shall be calculated as of the date of said payment, using a discount rate, compounded monthly, equal to the yield rate, converted to its monthly equivalent, of the United States Treasury Security having the closest maturity date to the Maturity Date of this Note as established in the Wall Street Journal or other business publication of general circulation five (5) business days before the date of said payment.  In the event that the yield rate on publicly traded United States Treasury Securities is not obtainable, then the nearest equivalent issue or index shall be selected, at Payees reasonable determination, and used to calculate the prepayment premium.



If an Event of Default occurs on or after the date on which prepayment is permitted, then in lieu of the above premium, payment of a premium calculated in the manner set forth in Section 2 hereof shall be required.



A tender of the amount necessary to satisfy the entire indebtedness, paid at any time following such Event of Default or acceleration, including at a foreclosure sale or during any subsequent redemption period, if any, shall be deemed a voluntary prepayment, and, at Payees option, such payment shall include a premium as described above.



4.

Default Rate.  Maker does hereby agree that upon the occurrence of an Event of Default and for so long as any Event of Default exists, including, without limitation, the failure of Maker to pay the Debt in full on the Maturity Date, Payee shall be entitled to receive and Maker shall pay interest on the entire unpaid principal sum, effective from the date of Maker's initial default with respect to such Event of Default without allowance for any applicable notice and/or grace period, at a rate (the Default Rate) equal to seven percent (7%) above the Applicable Interest Rate, but in no event to exceed the highest rate permitted under the laws of the jurisdiction where the property secured by the Deed of Trust is situated.  This charge shall be added to the Debt, and shall be deemed secured by the Deed of Trust.  This clause, however, shall not be construed as an agreement or privilege to extend the date of the payment of the Debt, nor as a waiver of any other right or remedy available to Payee by reason of the occurrence of any Event of Default.



5.

Late Charge.  If any monthly principal and interest payment payable under this Note is not paid in full within five (5) days of the date on which it is due, Maker shall pay to Payee an amount equal to the lesser of five percent (5%) of such unpaid sum or the maximum amount permitted by applicable law to defray the expenses incurred by Payee in handling and processing such delinquent payment and to compensate Payee for the loss of the use of such delinquent payment and such amount shall be secured by the Loan Documents.



6.

Security for Loan.  This Note is secured by the Deed of Trust and certain other Loan Documents.  The term Deed of Trust as used in this Note shall mean the Deed of Trust, Assignment of Leases and Rents and Security Agreement (With Fixture Filing) dated the date hereof in the principal sum of $3,850,000.00 given by Maker for the use and benefit of Payee covering certain premises located at 1415 West 3rd Street, Tempe, in the County of Maricopa, State of Arizona, as more particularly described therein.  In addition, this Note is secured by the Crossed Deed of Trust, as defined in the Deed of Trust.



7.

Compliance with Law.  It is expressly stipulated and agreed to be the intent of Maker and Payee at all times to comply with applicable state law or applicable United States federal law (to the extent that it permits Payee to contract for, charge, take, reserve or receive a greater amount of interest than under state law) and that this paragraph shall control every other covenant and agreement in this Note and the other Loan Documents.  If the applicable law (state or federal) is ever judicially interpreted so as to render usurious any amount called for under this Note or any of the other Loan Documents, or contracted for, charged, taken, reserved or received with respect to the Debt, or if Payees exercise of the option to accelerate the Maturity Date, or if any prepayment by Maker results in Makers having paid any interest in excess of that permitted by applicable law, then it is Payees express intent that all excess amounts theretofore collected by Payee shall be credited on the principal balance of this Note and all other Debt and the provisions of this Note, and the other Loan Documents immediately be deemed reformed and the amounts thereafter collectible hereunder and thereunder reduced, without the necessity of the execution of any new documents, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder or thereunder.  All sums paid or agreed to be paid to Payee for the use or forbearance of the Debt shall, to the extent permitted by applicable law, be amortized, prorated, allocated and spread throughout the full stated term of the Debt until payment in full so that the rate or amount of interest on account of the Debt does not exceed the maximum lawful rate from time to time in effect and applicable to the Debt for so long as the Debt is outstanding.  Notwithstanding anything to the contrary contained herein, in the Deed of Trust or in any of the other Loan Documents, it is not the intention of Payee to accelerate the maturity of any interest that has not accrued at the time of such acceleration or to collect unearned interest at the time of such acceleration.  For the purpose of any law of the State of Arizona limiting the maximum rate of interest to be charged with respect to the lending transaction evidenced by this Note, Maker agrees to an effective rate of interest that is the rate stated above in this Note plus any additional rate of interest resulting from any other charges in the nature of interest paid or to be paid by Maker in connection with this Note, any other Loan Documents, or any loan application or commitment related to the indebtedness evidenced by this Note.



8.

Amendments.  This Note may not be modified, amended, waived, extended, changed, discharged or terminated orally or by any act or failure to act on the part of Maker or Payee, but only by an agreement in writing signed by the party against whom enforcement of any modification, amendment, waiver, extension, change, discharge or termination is sought.



9.

Joint and Several Liability.  If Maker consists of more than one person or party, the obligations and liabilities of each such person or party shall be joint and several. This Note shall be binding on any community, quasi-community and separate property of any Maker and on any marital community of which any Maker is a part.



10.

Construction.  Whenever used, the singular number shall include the plural, the plural the singular, and the words Payee and Maker shall include their respective successors, assigns, heirs, executors and administrators.



11.

Waivers.  Maker and all others who may become liable for the payment of all or any part of the Debt do hereby severally waive presentment and demand for payment, notice of dishonor, protest, notice of protest and non-payment and notice of intent to accelerate the maturity hereof (and of such acceleration).  No release of any security for the Debt or extension of time for payment of this Note or any installment hereof and no alteration, amendment or waiver of any provision of this Note, the Deed of Trust or any other Loan Documents made by agreement between Payee and any other person or party shall release, modify, amend, waive, extend, change, discharge, terminate or affect the liability of Maker and any other who may become liable for the payment of all or any part of the Debt, under this Note, the Deed of Trust or any other Loan Documents.



12.

Authority.  Maker (and the other undersigned representative of Maker, if any) represents that Maker has full power, authority and legal right to execute, deliver and perform its obligations pursuant to this Note, Deed of Trust and the other Loan Documents and that this Note, the Deed of Trust and the other Loan Documents constitute valid and binding obligations of Maker.



13.

Time.  Time is of the essence of this Note.



14.

Replacement Note.  In the event of the loss, theft or destruction of this Note, upon Makers receipt of an indemnification agreement executed in favor of Maker by Payee or in the event of the mutilation of this Note, upon the surrender of the mutilated Note by Payee to Maker, Maker shall execute and deliver to Payee a new note in form and content identical to this Note in lieu of the lost, stolen, destroyed or mutilated Note.



15.

Notice.  All notices required to be given pursuant hereto shall be given in the manner specified in the Deed of Trust directed to the parties at their respective addresses as provided therein.



16.

Costs and Expenses.  Maker shall pay all expenses and costs, including reasonable fees and out-of-pocket expenses of attorneys and expert witnesses and costs of investigation incurred by Payee as a result of any Event of Default or in connection with efforts to properly collect any amount due under this Note or to enforce the provisions of any of the Loan Documents, including those incurred in post-judgment collection efforts and in any bankruptcy proceeding (including any action for relief from the automatic stay of any bankruptcy proceeding) or judicial or non-judicial foreclosure proceeding.



17.

Forbearance.  Any forbearance by Payee in exercising any right or remedy under this Note, the Deed of Trust or any other Loan Document or otherwise afforded by applicable law shall not be a waiver of or preclude the exercise of that or any other right or remedy.  The acceptance by Payee of any payment after the due date of such payment or in an amount which is less than the required payment shall not be a waiver of Payees right to require prompt payment when due of all other payments or to exercise any right or remedy with respect to any failure to make prompt payment.  Enforcement by Payee of any security for Makers obligations under this Note shall not constitute an election by Payee of remedies so as to preclude the exercise of any other right or remedy available to Payee.



18.

Section Headings.  The Section headings inserted in this Note have been included for convenience only and are not intended and shall not be construed to limit or define in any way the substance of any section contained herein.



19.

Limitation on Liability.  Notwithstanding anything to the contrary contained herein, but subject to the obligations of Paragraph 45 of the Deed of Trust, any claim based on or in respect of any liability of Maker under this Note, the Deed of Trust or any other Loan Document shall be enforced only against the Trust Property (as such term is defined in the Deed of Trust) and any other collateral now or hereafter given to secure this Note and not against any other assets, properties or funds of Maker; provided, however, that the liability of Maker for loss, costs or damage arising out of the matters described in the subsections below (collectively, Non-Recourse Carveout Obligations) shall not be limited solely to the Trust Property and other collateral now or hereafter given to secure this Note but shall include all of the assets, properties and funds of Maker (but not those of any direct or indirect members, partners, shareholders, officers, directors, principals, employees, affiliates, or successors or assigns of Maker and of the shareholders of Maker unless such person or entity is a guarantor of the Non-Recourse Carveout Obligations), and Maker shall be liable for: (i) fraud, misrepresentation and waste by Maker, its shareholder or their agents, (ii) any rents, issues or profits collected more than one (1) month in advance of their due dates, (iii) any misapplication of rents, issues or profits, security deposits and any other payments from tenants or occupants (including, without limitation, lease termination fees), insurance proceeds, condemnation awards or other sums of a similar nature, (iv) liability under environmental covenants, conditions and indemnities contained in the Deed of Trust and in any separate environmental indemnity agreements, (v) personalty or fixtures removed or allowed to be removed by or on behalf of Maker and not replaced by items of equal or greater value or functionality than the personalty or fixtures so removed and subject to Payees lien, (vi) failure to pay taxes or assessments prior to delinquency, or to pay charges for labor, materials or other charges which can create liens on any portion of the Trust Property and any sums expended by Payee in the performance of or compliance with the obligations of Maker under the Loan Documents, including, without limitation, sums expended to pay taxes or assessments or hazard insurance premiums or bills for utilities or other services or products for the benefit of the Trust Property, (vii) the unauthorized sale, conveyance or transfer of title to the Trust Property or encumbrance of the Trust Property, (viii) the failure of Maker to maintain its status as a single purpose, bankruptcy-remote entity pursuant to its organizational documents and the Loan Documents, (ix) all payments made to any junior mortgagee under any secondary financing on the Trust Property permitted pursuant to Paragraph 9(g) of the Deed of Trust, and (x) reasonable attorneys fees, court costs and other expenses incurred by Payee in connection with enforcement of Makers personal liability as set forth herein.  Nothing herein shall be deemed (w) to be a waiver of any right which Payee may have under any bankruptcy law of the United States or the state where the Trust Property is located including, but not limited to, Section 506(a), 506(b), 1111(b) or any other provisions of the U.S. Bankruptcy Code to file a claim for the full amount of the indebtedness secured by the Deed of Trust or to require that all collateral securing the indebtedness secured hereby shall continue to secure all of the indebtedness owing to Payee in accordance with this Note, the Deed of Trust and the other Loan Documents; (x) to impair the validity of the indebtedness secured by the Deed of Trust; (y) to impair the right of Payee as mortgagee or secured party to commence an action to foreclose any lien or security interest; or (z) to modify, diminish or discharge the liability of any guarantor under any guaranty or of any indemnitor under any indemnity agreement.



This Note shall be governed and construed in accordance with the laws of the State of Arizona and the applicable laws of the United States of America.



IN WITNESS WHEREOF, Maker has duly executed and delivered this Note the day and year first above written.



BEDFORD RIO SALADO SPE, INC., an Arizona corporation





By:

/s/ Hanh Kihara

Name:

Hanh Kihara

Title:

Senior Vice President and Chief Financial Officer



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