Document:

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                                                                   Exhibit 10.20

                               Terms Annex 2002-B

     This Terms Annex 2002-B forms a part of the Master Repurchase Agreement
dated as of March 20, 2002 (the "Repurchase Agreement") between LIQUID FUNDING,
LTD. ("Buyer") and LNR CMBS HOLDINGS CORP. (the "Seller"). This Terms Annex
2002-B shall apply to Transactions in which Liquid Funding, Ltd. is the Buyer of
certain subordinated commercial mortgage-backed securities ("CMBS") issued by
securitization trusts (each a "Trust") with respect to pools of commercial
mortgage loans, which pools qualify under sections 860A through 860G of the
Internal Revenue Code as real estate mortgage investment conduits ("REMIC"),
from Seller in accordance with the terms described below (each, a "CMBS
Transaction"). For the avoidance of doubt, all CMBS Transactions between Seller
and Buyer will be subject to the Repurchase Agreement, Annex I, Annex I-A, and
if so specified in the confirmation under the Repurchase Agreement, this Terms
Annex 2002-B (collectively, the "Agreement") and each Purchased CMBS shall
constitute a Purchased Security under this Agreement. Each CMBS Transaction
shall constitute a sale by Seller to Buyer of the related CMBS. Capitalized
terms used but not defined in this Terms Annex 2002-B shall have the meanings
ascribed to them in the Repurchase Agreement, Annex I or Annex I-A, as
applicable.

     1. Determination of Pricing Rate and Payment of Price Differential

        (a) The Pricing Rate for each Transaction will be LIBOR plus the
        Relevant Spread and will be reset on each Reset Date.

        (b) All accrued Price Differential incurred in connection with each
        Transaction in each calendar month will be due and payable to Buyer on
        the Reset Date following each month end.

     2. Determination of Purchase Price, Margin Ratio, Margin Excess Amount and
     Margin Deficit Amount

        (a) The Purchase Price shall be determined separately for all Purchased
        Securities within a Ratings Category based on the Purchase Price set
        forth in the Applicable Table which corresponds to the Ratings Category
        for such Purchased Securities.

        (b) The Buyer's Margin Ratio shall be determined separately for each
        Ratings Category based on the "Buyer's Margin Ratio" set forth in the
        Applicable Table corresponding to such Ratings Category.

        (c) If there is no Applicable Table, either because the Purchased
        Securities have been issued by fewer than five Trusts or because the
        Diversity Percentage exceeds

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     25%, then the Purchase Price and Buyer's Margin Ratio will be determined by
     Buyer in its sole discretion.

     (d) Margin Excess Amounts and Margin Deficit Amounts shall each be
     determined separately for each Ratings Category and then aggregated.

3.   Purchase Fee

     In connection with each Transaction, the Seller will pay the Buyer, in lieu
     of a portion of the Pricing Rate, an amount upfront on the date of purchase
     equal to the sum of the following: (a) the product of .39% multiplied by
     that amount of the Purchase Price for the Transaction which is less than or
     equal to PPF, plus (b) the product of .75% multiplied by that amount of the
     Purchase Price for the Transaction which is greater than PPF. For purposes
     of calculating the Purchase Fee, PPF shall be determined as follows:

          PPF = $100,000,000 - APP, provided PPF shall never be less than 0, and
          where APP is the combined aggregate amount of Purchase Prices paid by
          Buyer with respect to all Transactions under both Terms Annex 2002-A
          and Terms Annex 2002-B which have been entered into prior to the
          Transaction for which the Purchase Fee is being calculated. Provided,
          however, that the foregoing fee shall not be payable in connection
          with any repricing pursuant to Section 6 below or any substitution of
          securities permitted under the Agreement.

 4.  Change in Ratings Category of Purchased Securities

     (a) If the rating on a particular Purchased Security is upgraded and such
     upgrade results in a change in the Ratings Category of such Purchased
     Security, then, at Seller's written request, the resulting change in the
     Purchase Price and the Buyer's Margin Ratio of such Purchased Security
     shall be effected on the first Business Day following Buyer's receipt of
     such request.

     (b) If the rating on a particular Purchased Security is downgraded and such
     downgrade results in a change in the Ratings Category of such Purchased
     Security, then the resulting change in the Purchase Price and the Buyer's
     Margin Ratio of such Purchased Security shall be effected automatically on
     the first Business Day after the date on which Buyer becomes aware of such
     downgrade.

     (c) If the rating on a particular Purchased Security is upgraded or
     downgraded and such upgrade or downgrade results in a change in the Ratings
     Category of such Purchased Security, then the resulting change in the
     Pricing Rate of such Purchased Security shall be effected automatically on
     the first Reset Date after the date of such upgrade or downgrade.

                                       -2-

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 5.  Change of Applicable Tables

     If a change in the number of Trusts included in the Purchased Securities or
     an increase or decrease of the Diversity Percentage rating causes a
     different Applicable Table to apply, then the resulting change in the
     Purchase Price and the Buyer's Margin Ratio of the applicable Purchased
     Securities shall be effected automatically on the first Business Day after
     the date on which Buyer becomes aware of such change.

 6.  Repricing

     If the Purchase Price of a Purchased Security is to be changed pursuant to
     the terms hereof, then as of the date on which such Purchase Price is to be
     changed (each, a "Repricing Date"), (i) the Repurchase Date with respect to
     the applicable Purchased Security will be accelerated automatically to the
     Repricing Date, (ii) the Repurchase Price and any other amounts owed by
     Seller with respect to such Transaction (excluding accrued Price
     Differential not yet due) shall be due and payable, (iii) Buyer shall be
     obligated to purchase such Purchased Security as a new Transaction at the
     new Purchase Price, and (iv) the amounts owing pursuant to subparagraphs
     (ii) and (iii) of this Section 6 shall be offset and any net amount shall
     be due and payable by Buyer or Seller, as applicable.

 7.  Early Termination of Transactions

     Seller may elect to terminate any Transaction and repurchase Purchased
     Securities from Buyer on five Business Days' notice by paying a termination
     fee (the "Exit Fee") calculated as follows: the sum of (a) the product of
     (i) the Repurchase Price, multiplied by (ii) 1.25% if the time remaining to
     the scheduled Repurchase Date is greater than 24 months and less than or
     equal to 36 months, 1.00% if the time remaining to the scheduled Repurchase
     Date is greater than 12 months and less than or equal to 24 months, or the
     product of 0.0833% and the number of whole and partial months remaining to
     the Repurchase Date if the time remaining to the scheduled Repurchase Date
     is less than or equal to 12 months plus (b) any costs, losses, damages or
     fees incurred in connection with any hedge entered into or unwound by Buyer
     in contemplation of such termination.

     The Seller shall pay the Exit Fee with respect to all Purchased Securities
     transferred to Seller on any such Repurchase Date that precedes the
     Termination Date with respect to such Purchased Securities. The
     acceleration of such Repurchase Date for any reason shall not excuse Seller
     from paying the Exit Fee, except if such acceleration results from (i) an
     Event of Default where the Buyer is the defaulting party or (ii) the
     occurrence of an Enforcement Event. No Exit Fee shall be payable upon (i) a
     repricing pursuant to Section 6 of this Terms Annex, or (ii) a substitution
     of securities as permitted under the Agreement, provided that

                                       -3-

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     the Exit Fee shall be payable to Buyer upon any termination resulting from
     Buyer's election to not accept a substitution of securities.

 8.  Control

     (a) Seller acknowledges that Buyer will not enter into a Transaction with
     respect to a Purchased Security in a Ratings Category lower than
     Ba3/BB-/BB- unless Seller or an affiliate thereof has Affirmative Control
     or Contiguous Affirmative Control with respect to such Purchased Security
     (each such affiliate, a "Control Affiliate"). Seller shall deliver to Buyer
     no later than the Purchase Date for the relevant Purchased Security such
     documentation as Buyer may reasonably request to effect or confirm Buyer's
     right to exercise Affirmative Control or Contiguous Affirmative Control
     with respect to such Purchased Security. Notwithstanding anything to the
     contrary herein, for so long as no Event of Default has occurred (which has
     not been cured to the satisfaction of the Buyer) with respect to Seller
     under the Agreement, and any other agreement between Seller and Buyer or
     any agreement between a Control Affiliate and Buyer with respect to the
     granting to Buyer of Contiguous Affirmative Control, Buyer grants Seller or
     the applicable Control Affiliate, a license to exercise Affirmative Control
     or Contiguous Affirmative Control with respect to the Purchased Securities
     and pursuant to such license Seller or such Control Affiliate, shall have
     the sole and exclusive right to exercise Affirmative Control or Contiguous
     Affirmative Control. Immediately upon notice by the Buyer to Seller of the
     occurrence of an Event of Default with respect to Seller or such Control
     Affiliate, the foregoing license shall terminate automatically, and all
     rights of Affirmative Control or Contiguous Affirmative Control shall
     automatically re-vest in Buyer until such time, if any, as such Event of
     Default is waived by Buyer in its sole discretion by written notice to
     Seller. Buyer and Seller and if applicable, a Control Affiliate, shall
     enter into such agreements, give such notices and obtain such
     acknowledgements as may be necessary or desirable for Seller or such
     Control Affiliate to have the right to exercise Affirmative Control or
     Contiguous Affirmative Control prior to the occurrence of any Event of
     Default and for Buyer to have the right to exercise Affirmative Control or
     Contiguous Affirmative Control, as applicable, upon the occurrence of such
     Event of Default on a Trust by Trust basis. This Paragraph 8(a) shall
     survive any transfer by Buyer of an interest in (including by way of
     pledge, sale, hypothecation, repurchase agreement or other means) the
     Purchased Securities and shall be binding on any transferee of the
     Purchased Securities and Buyer shall notify any purchaser of the Purchased
     Securities of this provision to the extent such transferee would otherwise
     have such rights. Seller shall indemnify and hold Buyer harmless from and
     against any and all losses, damages, liabilities, obligations, penalties,
     judgments and awards arising from or related to claims, and to pay, on
     demand, all direct and indirect costs, liabilities and damages incurred by
     Buyer (including, without limitation, costs of collection, reasonable
     third-party attorneys' fees, court costs and other expenses arising from or
     related to the foregoing, but excluding any actual or alleged diminution in
     the Market Value of any of the Purchased Securities) in connection with any
     action or

                                       -4-

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         failure to take action by Seller or any Control Affiliate with respect
         to the foregoing license of Affirmative Control or Contiguous
         Affirmative Control ("Control Costs"). In each case, whether or not
         demand has been made therefor, Buyer may, in its sole discretion, treat
         the Control Costs as a Margin Deficit. This indemnity shall survive the
         termination of this Agreement.

         (b) If at at any time during this Agreement, subject only to the
         license described in paragraph 8(a) above, Buyer does not have
         Affirmative Control or Contiguous Affirmative Control with respect to
         any Transaction relating to a Purchased Security in a Ratings Category
         lower than Ba3/BB-/BB-, then (i) Buyer shall have the right to cancel
         such Transaction and (ii) Seller agrees to pay to Buyer within five
         Business Days of notice (which date shall constitute a Repurchase Date)
         any Purchase Price paid by Buyer plus any accrued Price Differential
         plus any costs, losses, damages or fees incurred in connection with any
         hedge entered into or unwound by Buyer as a result of such
         cancellation.

         (c) Seller may not exercise its right to terminate any Transaction and
         repurchase Purchased Securities pursuant to Section 7 of this Terms
         Annex with respect to Purchased Securities that are required by Seller
         for it to exercise Affirmative Control with respect to a Trust unless
         (i) Seller or a Control Affiliate provides to Buyer Affirmative Control
         or Contiguous Affirmative Control with respect to such Trust at the
         time of such repurchase (subject to any license from the Buyer to the
         Seller or a Control Affiliate to exercise Affirmative Control or
         Contiguous Affirmative Control pursuant to Paragraph 8(a))or (ii)
         Seller also so accelerates with respect to all Purchased Securities
         issued by such Trust in a Rating Category lower than Ba3/BB-/BB-.

         (d) Seller shall cause each Control Affiliate which has Contiguous
         Affirmative Control of any Related Purchased Security, with respect to
         a Purchased Security in a Ratings Category lower than Ba3/BB-/BB- which
         are subject to a Transaction hereunder, to enter into an agreement with
         Buyer (subject only to the license described in Paragraph 8(a) above)
         providing to Buyer Contiguous Affirmative Control with respect to such
         Purchased Security and agreeing to provide to Buyer information with
         respect to the Related Purchase Security as required to be provided by
         Seller to Buyer with respect to Purchased Securities pursuant to
         Paragraph 10 of Annex I-A.

 9.      Certain Definitions

         "Affirmative Control" shall mean, with respect to any Purchased
         Security, the ability to exercise the rights of the Controlling Class
         (by whatever name denominated in the documents governing the applicable
         Trust) with respect to the Trust which issued such Purchased Securities
         or otherwise to direct, approve or consent to or vote on specified
         actions to be taken with respect to the underlying commercial mortgage
         loans or the applicable Trusts, or, if such Trust does not

                                       -5-

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     provide for a Controlling Class, to appoint, retain or remove the Trust's
     special servicer, such ability to be exercisable without interruption,
     regardless of any change in the Controlling Class or future reductions in
     the principal balance of the securities issued by the Trust.

     "Applicable Table" shall mean "Table II" during any time period in which
     the Purchased Securities have been issued by more than eight Trusts and the
     Diversity Percentage does not exceed 15% or, if Table II is not applicable,
     then "Table I" during any time period in which the Purchased Securities
     have been issued by five or more Trusts and the Diversity Percentage does
     not exceed 25%.

     "Contiguous Affirmative Control" shall mean, with respect to any Purchased
     Securities, the ability of the holder of Related Purchased Securities to
     exercise Affirmative Control, without interruption, regardless of any
     change in the Controlling Class or future reductions in the principal
     balance of the Related Purchased Securities, unless and until (i) only one
     Related Purchased Security remains outstanding and (ii) such Related
     Purchased Security no longer qualifies as the Controlling Class.

     "Controlling Class" shall mean, with respect to each Trust, the class of
     certificates issued by it that vests the holders in the aggregate of such
     certificates with the right to appoint, retain or remove the transaction's
     special servicer (and to otherwise exercise the rights of the controlling
     class, however denominated in the issuing Trust's governing documentation).

     "Diversity Percentage" shall mean (a) the Repurchase Price of all Purchased
     Security issued by the single Trust whose Purchased Securities have the
     highest aggregate Repurchase Price divided by (b) the Repurchase Price of
     all Purchased Securities.

     "LIBOR" shall mean the rate for deposits in U.S. Dollars for a period of
     one month as such rate appears on Telerate Page 3750 as of 11:00 a.m.,
     London Time, on the day that is two "London Business Day" (meaning a day on
     which commercial banks are open for business in London) preceding a given
     Reset Date. If such rate does not appear on the Telerate Page 3750, the
     rate for that Reset Date shall be determined by reference to
     "USD-LIBOR-Reference Banks." "USD-LIBOR-Reference Banks" means, for
     purposes of this definition, the rates at which deposits in U.S. Dollars
     are offered by four reference banks selected by Buyer at approximately
     11:00 a.m., London time, on the day that is two London Business Days
     preceding a given Reset Date to prime banks in the London interbank market
     for a period equal to one month commencing on that Reset Date and in a
     representative amount. Buyer shall request the principal London office of
     each of the reference banks to provide a quotation of its LIBOR rate. If at
     least two such quotations are received, the rate for the Reset Date will be
     the arithmetic mean of such quotations. If fewer than two quotations are
     received, the rate for that Reset Date will be the arithmetic mean of the
     rates quoted by major banks in

                                       -6-

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     New York City (selected by Buyer), at approximately 11:00 a.m. New York
     City time on that Reset Date, for loans in U.S. Dollars to leading European
     banks for a period of one month commencing on that Reset Date and in a
     representative amount.

     "Maximum Amount" shall equal $150,000,000.

     "Ratings Category" means the following groupings of ratings, each of which
     shall be a separate Ratings Category:

           (i)   Ba1/BB+/BB+ or above
          (ii)   Ba2/BB/BB
         (iii)   Ba3/BB-/BB-
          (iv)   B1/B+/B+
           (v)   B2/B/B
          (vi)   B3/B-/B-
         (vii)   Below B3/B-/B- or Not Rated

     The foregoing ratings are as published by Moody's Investors Service,
     Standard & Poor's Investors Service or Fitch Inc. (in that order) on
     Purchased Securities. If more than one rating agency rates the Purchased
     Securities, the lowest of the ratings shall set the Ratings Category. If
     either (i) no rating agency rates the Purchased Securities or (ii) any
     rating agency withdraws its rating of the Purchased Securities, the Ratings
     Category "Not Rated" shall apply.

     "Relevant Spread" means for each Purchased Security the applicable amount
     set forth below corresponding to the Ratings Category for such Purchased
     Security as of the Purchase Date and on each subsequent Reset Date:

      Ratings Category

         Ba1/BB+/BB+        1.25%
         or above
         Ba2/BB/BB          1.25%
         Ba3/BB-/BB-        1.25%
         B1/B+/B+           1.75%
         B2/B/B             1.75%
         B3/B-/B-           1.75%
         Below B3/B-/B-or   2.25%
         Not Rated

     "Related Purchased Securities" shall mean any CMBS issued by the issuing
     Trust that issued the Purchased Securities.

     "Reset Date" shall mean the date on which LIBOR is reset with respect to a
     Transaction, which date shall be the 15th day (or, if such day is not a
     Business Day, the next following Business Day unless that day falls in the
     next calendar month, in which case that date will be the first preceding
     day that is a Business

                                      -7-

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     Day) of each month or on such other date as Buyer may specify in the
     Confirmation in connection with such Transaction.

     "Termination Date" shall be that date which is three (3) calendar years
     from the date on which the first Transaction occurs under this Agreement.

                                      -8-

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LIQUID FUNDING, LTD.                    LNR CMBS HOLDINGS CORP.

BY: _______________________________     BY: __________________________________
    Name: _________________________         Name: ____________________________
    TITLE: ________________________         TITLE: ___________________________

                                      -9-

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                                     Table I
                                 (5 to 7 Trusts)
                       (Maximum Diversity Percentage: 25%)

--------------------------------------------------------------------------------
Ratings Category                     Purchase Price         Buyer's Margin Ratio
--------------------------------------------------------------------------------
Ba1/BB+/BB+ or above                      60.0%                      70.0%
Ba2/BB/BB
Ba3/BB-/BB-
--------------------------------------------------------------------------------
B1/B+/B+                                  45.0%                      55.0%
B2/B/B
--------------------------------------------------------------------------------
B3/B-/B-                                  33.0%                      43.0%
--------------------------------------------------------------------------------
Below B3/B-/B- or Not Rated               20.0%                      30.0%
--------------------------------------------------------------------------------

                                      -10-

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                                    Table II
                               (8 or More Trusts)
                       (Maximum Diversity Percentage: 15%)

--------------------------------------------------------------------------------
Ratings Category                     Purchase Price         Buyer's Margin Ratio
--------------------------------------------------------------------------------
Ba1/BB+/BB+ or above                     65.0%                     75.0%
Ba2/BB/BB
Ba3/BB-/BB-
--------------------------------------------------------------------------------
B1/B+/B+                                 50.0%                     60.0%
B2/B/B
--------------------------------------------------------------------------------
B3/B-/B-                                 45.0%                     55.0%
--------------------------------------------------------------------------------
Below B3/B-/B- or Not Rated              25.0%                     35.0%
--------------------------------------------------------------------------------

                                      -11-EXHIBIT 10.6

                         PROMISSORY NOTE

                                                        Salt Lake City, Utah
$200,000.00                                                Date: June __, 2002

     FOR VALUE RECEIVED, the undersigned, UNICO, INCORPORATED, an Arizona
corporation (hereinafter "Maker"), promises to pay to the order of J. Bruce
Hirschberg, an individual, at 16 Shore View Drive, East Orleans, Massachusetts
02643 (hereinafter "Payee"), the principal sum of Two Hundred Thousand Dollars
($200,000.00) in lawful money of the United States of America, together with
interest thereon at the rate of ten percent (10.0%) per annum until paid in
full.

     Accrued interest shall be paid on a monthly basis on or before the 15th
day of each month commencing in July 2002.

     The entire principal balance together with any accrued unpaid interest
(if any) shall be paid on or before the fifth (5th) anniversary date of this
Promissory Note in June 2007.

     The Maker of this Promissory Note shall have the privilege, without
penalty or premium, of paying in advance the entire principal or any portion
thereof.

     In the event that any portion of principal or interest is not paid when
due, it shall thereafter bear interest at the rate of ten percent (10.0%) per
annum, both before and after judgment, until paid in full.  In the event of
default on any payment herein provided for, then without notice, presentment
or demand, the entire principal sum hereof together with any accrued interest
thereon shall, at the option of the holder of this Promissory Note, become due
and payable immediately.  Failure to delay in exercising its option shall not
constitute a waiver of any such breach or default nor waiver of the holder's
right to exercise said option upon any subsequent breach or default.

<PAGE>

     The undersigned hereby expressly waives all statutes of limitation
affecting the enforceability of this Promissory Note, and agrees to pay all
reasonable attorneys fees and costs incurred in collection of payments due, or
in the enforcement of any right or remedy hereunder.  The Makers, assumers,
endorsers, sureties, and guarantors of this Promissory Note consent to all
renewals, indulgences, extensions, and all releases of security granted or
permitted by the owner or holder without notice.

     This Promissory Note is secured by a Trust Deed encumbering approximately
680 acres of land owned by Unico, Incorporated and located in Piute County,
State of Utah.

MAKER:

UNICO, INCORPORATED, an Arizona
corporation

By: /s/ Ray C. Brown
    ----------------------------
    Ray C. Brown, Chief Executive
    Officer

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