Document:

Exhibit 10.48

                          COMMERCIAL SECURITY AGREEMENT
<TABLE>
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 Principal   Loan Date     Maturity     Loan No    Call / Coll   Account   Officer   Initials
<C>          <C>          <C>            <C>       <C>           <C>         <C>     <C>
$500,000.00  04-26-2002   04-26-2009     9004                    5254663     ***
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  References in the shaded area are for Lender's use only and do not limit the applicability
  of this document to any particular loan or item. Any item above containing "***" has been
                         omitted due to text length limitations.
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Grantor:  INFINITE GRAPHICS, INC.                           Lender:  ASSOCIATED BANK MINNESOTA
          4611 EAST LAKE STREET                                      LASALLE PLAZA OFFICE
          MINNEAPOLIS, MN 55406                                      800 LASALLE AVENUE
                                                                     MINNEAPOLIS, MN 55402
==============================================================================================
</TABLE>
THIS COMMERCIAL SECURITY AGREEMENT dated April 26, 2002, is made and executed
between Infinite Graphics, Inc. ("Grantor") and ASSOCIATED BANK MINNESOTA
("Lender").

GRANT OF SECURITY INTEREST. For valuable consideration, Grantor grants to Lender
a security interest in the Collateral to secure the Indebtedness and agrees that
Lender shall have the rights stated in this Agreement with respect to the
Collateral, in addition to all other rights which Lender may have by law.

COLLATERAL DESCRIPTION. The word "Collateral" as used in this Agreement means
the following described property, whether now owned or hereafter acquired,
whether now existing or hereafter arising, and wherever located, in which
Grantor is giving to Lender a security interest for the payment of the
Indebtedness and performance of all other obligations under the Note and this
Agreement:

          ALL INVENTORY, EQUIPMENT, ACCOUNTS (INCLUDING BUT NOT LIMITED TO ALL
          HEALTH-CARE-INSURANCE RECEIVABLES), CHATTEL PAPER, INSTRUMENTS
          (INCLUDING BUT NOT LIMITED TO ALL PROMISSORY NOTES), LETTER-OF-CREDIT
          RIGHTS, LETTERS OF CREDIT, DOCUMENTS, DEPOSIT ACCOUNTS, INVESTMENT
          PROPERTY, MONEY, OTHER RIGHTS TO PAYMENT AND PERFORMANCE, AND GENERAL
          INTANGIBLES (INCLUDING BUT NOT LIMITED TO ALL SOFTWARE AND ALL PAYMENT
          INTANGIBLES); ALL OIL, GAS AND OTHER MINERALS BEFORE EXTRACTION; ALL
          OIL, GAS, OTHER MINERALS AND ACCOUNTS CONSTITUTING AS-EXTRACTED
          COLLATERAL; ALL FIXTURES; ALL TIMBER TO BE CUT; ALL ATTACHMENTS,
          ACCESSIONS, ACCESSORIES, FITTINGS, INCREASES, TOOLS, PARTS, REPAIRS,
          SUPPLIES, AND COMMINGLED GOODS RELATING TO THE FOREGOING PROPERTY, AND
          ALL ADDITIONS, REPLACEMENTS OF AND SUBSTITUTIONS FOR ALL OR ANY PART
          OF THE FOREGOING PROPERTY; ALL INSURANCE REFUNDS RELATING TO THE
          FOREGOING PROPERTY; ALL GOOD WILL RELATING TO THE FOREGOING PROPERTY;
          ALL RECORDS AND DATA AND EMBEDDED SOFTWARE RELATING TO THE FOREGOING
          PROPERTY, AND ALL EQUIPMENT, INVENTORY AND SOFTWARE TO UTILIZE,
          CREATE, MAINTAIN AND PROCESS ANY SUCH RECORDS AND DATA ON ELECTRONIC
          MEDIA; AND ALL SUPPORTING OBLIGATIONS RELATING TO THE FOREGOING
          PROPERTY; ALL WHETHER NOW EXISTING OR HEREAFTER ARISING, WHETHER NOW
          OWNED OR HEREAFTER ACQUIRED OR WHETHER NOW OR HEREAFTER SUBJECT TO ANY
          RIGHTS IN THE FOREGOING PROPERTY; AND ALL PRODUCTS AND PROCEEDS
          (INCLUDING BUT NOT LIMITED TO ALL INSURANCE PAYMENTS) OF OR RELATING
          TO THE FOREGOING PROPERTY.

In addition, the word "Collateral" also includes all the following, whether now
owned or hereafter acquired, whether now existing or hereafter arising, and
wherever located:

          (A) All accessions, attachments, accessories, tools, parts, supplies,
          replacements of and additions to any of the collateral described
          herein, whether added now or later.

          (B) All products and produce of any of the property described in this
          Collateral section.

          (C) All accounts, general intangibles, instruments, rents, monies,
          payments, and all other rights, arising out of a sale, lease, or other
          disposition of any of the property described in this Collateral
          section.

          (D) All proceeds (including insurance proceeds) from the sale,
          destruction, loss, or other disposition of any of the property
          described in this Collateral section, and sums due from a third party
          who has damaged or destroyed the Collateral or from that party's
          insurer, whether due to judgment, settlement or other process.

          (E) All records and data relating to any of the property described in
          this Collateral section, whether in the form of a writing, photograph,
          microfilm, microfiche, or electronic media, together with all of
          Grantor's right, title, and interest in and to all computer software
          required to utilize, create, maintain, and process any such records or
          data on electronic media.

Despite any other provision of this Agreement, Lender is not granted, and will
not have, a nonpurchase money security interest in household goods, to the
extent such a security interest would be prohibited by applicable law. In
addition, if because of the type of any Property, Lender is required to give a
notice of the right to cancel under Truth in Lending for the Indebtedness, then
Lender will not have a security interest in such Collateral unless and until
such a notice is given.

CROSS-COLLATERALIZATION. In addition to the Note, this Agreement secures all
obligations, debts and liabilities, plus interest thereon, of Grantor to Lender,
or any one or more of them, as well as all claims by Lender against Grantor or
any one or more of them, whether now existing or hereafter arising, whether
related or unrelated to the purpose of the Note, whether voluntary or otherwise,
whether due or not due, direct or indirect, determined or undetermined, absolute
or contingent, liquidated or unliquidated whether Grantor may be liable
individually or jointly with others, whether obligated as guarantor, surety,
accommodation party or otherwise, and whether recovery upon such amounts may be
or hereafter may become barred by any statute of limitations, and whether the
obligation to repay such amounts may be or hereafter may become otherwise
unenforceable.

RIGHT OF SETOFF. To the extent permitted by applicable law, Lender reserves a
right of setoff in all Grantor's accounts with Lender (whether checking,
savings, or some other account). This includes all accounts Granter holds
jointly with someone else and all accounts Grantor may open in the future.
However, this does not include any IRA or Keogh accounts, or any trust accounts
for which setoff would be prohibited by law. Grantor authorizes Lender, to the
extent permitted by applicable law, to charge or setoff all sums owing on the
Indebtedness against any and all such accounts, and, at Lender's option, to
administratively freeze all such accounts to allow Lender to protect Lender's
charge and setoff rights provided in this paragraph.

GRANTOR'S REPRESENTATIONS AND WARRANTIES WITH RESPECT TO THE COLLATERAL. With
respect to the Collateral, Grantor represents and promises to Lender that:

     PERFECTION OF SECURITY INTEREST. Grantor agrees to execute financing
     statements and to take whatever other actions are requested by Lender to
     perfect and continue Lender's security interest in the Collateral. Upon
     request of Lender, Grantor will deliver to Lender any and all of the
     documents evidencing or constituting the Collateral, and Grantor will note
     Lender's interest upon any and all chattel paper if not delivered to Lender
     for possession by Lender.

     NOTICES TO LENDER. Grantor will promptly notify Lender in writing at
     Lender's address shown above (or such other addresses as Lender may
     designate from time to time) prior to any (1) change in Grantor's name; (2)
     change in Grantor's assumed business name(s); (3) change in the management
     of the Corporation Grantor; (4) change in the authorized signer(s); (5)
     change in Grantor's principal office address; (6) change in Grantor's state
     of organization; (7) conversion of Grantor to a new or different type of
     business entity; or (8) change in any other aspect of

<PAGE>

                          COMMERCIAL SECURITY AGREEMENT
LOAN NO: 9004                       (CONTINUED)                           PAGE 2
================================================================================

     Grantor that directly or indirectly relates to any agreements between
     Grantor and Lender. No change in Grantor's name or state of organization
     will take effect until after Lender has received notice.

     NO VIOLATION. The execution and delivery of this Agreement will not violate
     any law or agreement governing Grantor or to which Grantor is a party, and
     its certificate or articles of incorporation and bylaws do not prohibit any
     term or condition of this Agreement.

     ENFORCEABILITY OF COLLATERAL. To the extent the Collateral consists of
     accounts, chattel paper, or general intangibles, as defined by the Uniform
     Commercial Code, the Collateral is enforceable in accordance with its
     terms, is genuine, and fully complies with all applicable laws and
     regulations concerning form, content and manner of preparation and
     execution, and all persons appearing to be obligated on the Collateral have
     authority and capacity to contract and are in fact obligated as they appear
     to be on the Collateral. At the time any Account becomes subject to a
     security interest in favor of Lender, the Account shall be a good and valid
     account representing an undisputed, bona fide indebtedness incurred by the
     account debtor, for merchandise held subject to delivery instructions or
     previously shipped or delivered pursuant to a contract of sale, or for
     services previously performed by Grantor with or for the account debtor. So
     long as this Agreement remains in effect, Grantor shall not, without
     Lender's prior written consent, compromise, settle, adjust, or extend
     payment under or with regard to any such Accounts. There shall be no
     setoffs or counterclaims against any of the Collateral, and no agreement
     shall have been made under which any deductions or discounts may be claimed
     concerning the Collateral except those disclosed to Lender in writing.

     LOCATION OF THE COLLATERAL. Except in the ordinary course of Grantor's
     business, Grantor agrees to keep the Collateral (or to the extent the
     Collateral consists of intangible property such as accounts or general
     intangibles, the records concerning the Collateral) at Grantor's address
     shown above or at such other locations as are acceptable to Lender. Upon
     Lender's request, Grantor will deliver to Lender in form satisfactory to
     Lender a schedule of real properties and Collateral locations relating to
     Grantor's operations, including without limitation the following: (1) all
     real property Grantor owns or is purchasing; (2) all real property Grantor
     is renting or leasing; (3) all storage facilities Grantor owns, rents,
     leases, or uses; and (4) all other properties where Collateral is or may be
     located.

     REMOVAL OF THE COLLATERAL. Except in the ordinary course of Grantor's
     business, including the sales of inventory, Grantor shall not remove the
     Collateral from its existing location without Lender's prior written
     consent. To the extent that the Collateral consists of vehicles, or other
     titled property, Grantor shall not take or permit any action which would
     require application for certificates of title for the vehicles outside the
     State of Minnesota, without Lender's prior written consent. Grantor shall,
     whenever requested, advise Lender of the exact location of the Collateral.

     TRANSACTIONS INVOLVING COLLATERAL. Except for inventory sold or accounts
     collected in the ordinary course of Grantor's business, or as otherwise
     provided for in this Agreement, Grantor shall not sell, offer to sell, or
     otherwise transfer or dispose of the Collateral. While Grantor is not in
     default under this Agreement, Grantor may sell inventory, but only in the
     ordinary course of Its business and only to buyers who quality as a buyer
     in the ordinary course of business. A sale in the ordinary course of
     Grantor's business does not include a transfer in partial or total
     satisfaction of a debt or any bulk sale. Grantor shall not pledge,
     mortgage, encumber or otherwise permit the Collateral to be subject to any
     lien, security interest, encumbrance, or charge, other than the security
     interest provided for in this Agreement, without the prior written consent
     of Lender. This includes security interests even if junior in right to the
     security interests granted under this Agreement. Unless waived by Lender,
     all proceeds from any disposition of the Collateral (for whatever reason)
     shall be held in trust for Lender and shall not be commingled with any
     other funds; provided however, this requirement shall not constitute
     consent by Lender to any sale or other disposition. Upon receipt, Grantor
     shall immediately deliver any such proceeds to Lender.

     TITLE. Grantor represents and warrants to Lender that Grantor holds good
     and marketable title to the Collateral, free and clear of all liens and
     encumbrances except for the lien of this Agreement. No financing statement
     covering any of the Collateral is on file in any public office other than
     those which reflect the security interest created by this Agreement or to
     which Lender has specifically consented. Grantor shall defend Lender's
     rights in the Collateral against the claims and demands of all other
     persons.

     REPAIRS AND MAINTENANCE. Grantor agrees to keep and maintain, and to cause
     others to keep and maintain, the Collateral in good order, repair and
     condition at all times while this Agreement remains in effect. Grantor
     further agrees to pay when due all claims for work done on, or services
     rendered or material furnished in connection with the Collateral so that no
     lien or encumbrance may ever attach to or be filed against the Collateral.

     INSPECTION OF COLLATERAL. Lender and Lender's designated representatives
     and agents shall have the right at all reasonable times to examine and
     inspect the Collateral wherever located.

     TAXES, ASSESSMENTS AND LIENS. Grantor will pay when due all taxes,
     assessments and liens upon the Collateral, its use or operation, upon this
     Agreement, upon any promissory note or notes evidencing the Indebtedness,
     or upon any of the other Related Documents. Grantor may withhold any such
     payment or may elect to contest any lien if Grantor is in good faith
     conducting an appropriate proceeding to contest the obligation to pay and
     so long as Lender's interest in the Collateral is not jeopardized in
     Lender's sole opinion. If the Collateral is subjected to a lien which is
     not discharged within fifteen (15) days, Grantor shall deposit with Lender
     cash, a sufficient corporate surety bond or other security satisfactory to
     Lender in an amount adequate to provide for the discharge of the lien plus
     any interest, costs, reasonable attorneys' fees or other charges that could
     accrue as a result of foreclosure or sale of the Collateral. In any contest
     Grantor shall defend itself and Lender and shall satisfy any final adverse
     judgment before enforcement against the Collateral. Grantor shall name
     Lender as an additional obligee under any surety bond furnished in the
     contest proceedings. Grantor further agrees to furnish Lender with evidence
     that such taxes, assessments, and governmental and other charges have been
     paid in full and in a timely manner. Grantor may withhold any such payment
     or may elect to contest any lien if Grantor is in good faith conducting an
     appropriate proceeding to contest the obligation to pay and so long as
     Lender's interest in the Collateral is not jeopardized.

     COMPLIANCE WITH GOVERNMENTAL REQUIREMENTS. Grantor shall comply promptly
     with all laws, ordinances, rules and regulations of all governmental
     authorities, now or hereafter in effect, applicable to the ownership,
     production, disposition, or use of the Collateral, including all laws or
     regulations relating to the undue erosion of highly-erodible land or
     relating to the conversion of wetlands for the production of an
     agricultural product or commodity. Grantor may contest in good faith any
     such law, ordinance or regulation and withhold compliance during any
     proceeding, including appropriate appeals, so long as Lender's interest in
     the Collateral, in Lender's opinion, is not jeopardized.

     HAZARDOUS SUBSTANCES. Grantor represents and warrants that the Collateral
     never has been, and never will be so long as this Agreement remains a lien
     on the Collateral, used in violation of any Environmental Laws or for the
     generation, manufacture, storage, transportation, treatment, disposal,
     release or threatened release of any Hazardous Substance. The
     representations and warranties contained herein are based on Grantor's due
     diligence in investigating the Collateral for Hazardous Substances. Grantor
     hereby (1) releases and waives any future claims against Lender for
     indemnity or contribution in the event Grantor becomes liable for cleanup
     or other costs under any Environmental Laws, and (2) agrees to indemnify
     and hold harmless Lender against any and all claims and losses resulting
     from a breach of this provision of this Agreement. This obligation to
     indemnity shall survive the payment of the Indebtedness and the
     satisfaction of this Agreement.

     MAINTENANCE OF CASUALTY INSURANCE. Grantor shall procure and maintain all
     risks insurance, including without limitation fire, theft and liability
     coverage together with such other insurance as Lender may require with
     respect to the collateral, in form, amounts, coverages and basis reasonably
     acceptable to Lender and issued by a company or companies reasonably
     acceptable to Lender. Grantor, upon request of Lender, will deliver to
     Lender from time to time the policies or certificates of insurance in form
     satisfactory to Lender, including stipulations that coverages will

<PAGE>

                          COMMERCIAL SECURITY AGREEMENT
LOAN NO: 9004                       (CONTINUED)                           PAGE 3
================================================================================

     not be cancelled or diminished without at least ten (10) days' prior
     written notice to Lender and not including any disclaimer of the insurer's
     liability for failure to give such a notice. Each insurance policy also
     shall include an endorsement providing that coverage in favor of Lender
     will not be impaired in any way by any act, omission or default of Grantor
     or any other person. In connection with all policies covering assets in
     which Lender holds or is offered a security interest, Grantor will provide
     Lender with such loss payable or other endorsements as Lender may require.
     If Grantor at any time fails to obtain or maintain any insurance as
     required under this Agreement, Lender may (but shall not be obligated to)
     obtain such insurance as Lender deems appropriate, including if Lender so
     chooses "single interest insurance," which will cover only Lender's
     interest in the Collateral.

     APPLICATION OF INSURANCE PROCEEDS. Grantor shall promptly notify Lender of
     any loss or damage to the Collateral. Lender may make proof of loss if
     Grantor fails to do so within fifteen (15) days of the casualty. All
     proceeds of any insurance on the Collateral, including accrued proceeds
     thereon, shall be held by Lender as part of the Collateral. If Lender
     consents to repair or replacement of the damaged or destroyed Collateral,
     Lender shall, upon satisfactory proof of expenditure, pay or reimburse
     Grantor from the proceeds for the reasonable cost of repair or restoration.
     If Lender does not consent to repair or replacement of the Collateral,
     Lender shall retain a sufficient amount of the proceeds to pay all of the
     Indebtedness, and shall pay the balance to Grantor. Any proceeds which have
     not been disbursed within six (6) months after their receipt and which
     Grantor has not committed to the repair or restoration of the Collateral
     shall be used to prepay the Indebtedness.

     INSURANCE RESERVES. Lender may require Grantor to maintain with Lender
     reserves for payment of insurance premiums, which reserves shall be created
     by monthly payments from Grantor of a sum estimated by Lender to be
     sufficient to produce, at least fifteen (15) days before the premium due
     date, amounts at least equal to the insurance premiums to be paid. If
     fifteen (15) days before payment is due, the reserve funds are
     insufficient, Grantor shall upon demand pay any deficiency to Lender. The
     reserve funds shall be held by Lender as a general deposit and shall
     constitute a non-interest-bearing account which Lender may satisfy by
     payment of the insurance premiums required to be paid by Grantor as they
     become due. Lender does not hold the reserve funds in trust for Grantor,
     and Lender is not the agent of Grantor for payment of the insurance
     premiums required to be paid by Grantor. The responsibility for the payment
     of premiums shall remain Grantor's sole responsibility.

     INSURANCE REPORTS. Grantor, upon request of Lender, shall furnish to Lender
     reports on each existing policy of insurance showing such information as
     Lender may reasonably request including the following: (1) the name of the
     insurer; (2) the risks insured; (3) the amount of the policy; (4) the
     property insured; (5) the then current value on the basis of which
     insurance has been obtained and the manner of determining that value; and
     (6) the expiration date of the policy. In addition, Grantor shall upon
     request by Lender (however not more often than annually) have an
     independent appraiser satisfactory to Lender determine, as applicable, the
     cash value or replacement cost of the Collateral.

     FINANCING STATEMENTS. Grantor authorizes Lender to file a UCC-1 financing
     statement, or alternatively, a copy of this Agreement to perfect Lender's
     security interest. At Lender's request, Grantor additionally agrees to sign
     all other documents that are necessary to perfect, protect, and continue
     Lender's security interest in the Property. Grantor will pay all filing
     fees, title transfer fees, and other fees and costs involved unless
     prohibited by law or unless Lender is required by law to pay such fees and
     costs. Grantor irrevocably appoints Lender to execute financing statements
     and documents of title in Grantor's name and to execute all documents
     necessary to transfer title if there is a default. Lender may file a copy
     of this Agreement as a financing statement. If Grantor changes Grantor's
     name or address, or the name or address of any person granting a security
     interest under this Agreement changes, Grantor will promptly notify the
     Lender of such change.

GRANTOR'S RIGHT TO POSSESSION AND TO COLLECT ACCOUNTS. Until default and except
as otherwise provided below with respect to accounts, Grantor may have
possession of the tangible personal property and beneficial use of all the
Collateral and may use it in any lawful manner not inconsistent with this
Agreement or the Related Documents, provided that Grantor's right to possession
and beneficial use shall not apply to any Collateral where possession of the
Collateral by Lender is required by law to perfect Lender's security interest in
such Collateral. Until otherwise notified by Lender, Grantor may collect any of
the Collateral consisting of accounts. At any time and even though no Event of
Default exists, Lender may exercise its rights to collect the accounts and to
notify account debtors to make payments directly to Lender for application to
the Indebtedness. If Lender at any time has possession of any Collateral,
whether before or after an Event of Default, Lender shall be deemed to have
exercised reasonable care in the custody and preservation of the Collateral if
Lender takes such action for that purpose as Grantor shall request or as Lender,
in Lender's sole discretion, shall deem appropriate under the circumstances, but
failure to honor any request by Grantor shall not of itself be deemed to be a
failure to exercise reasonable care. Lender shall not be required to take any
steps necessary to preserve any rights in the Collateral against prior parties,
nor to protect, preserve or maintain any security interest given to secure the
Indebtedness.

LENDER'S EXPENDITURES. If any action or proceeding is commenced that would
materially affect Lender's interest in the Collateral or if Grantor fails to
comply with any provision of this Agreement or any Related Documents, including
but not limited to Grantor's failure to discharge or pay when due any amounts
Grantor is required to discharge or pay under this Agreement or any Related
Documents, Lender on Grantor's behalf may (but shall not be obligated to) take
any action that Lender deems appropriate, including but not limited to
discharging or paying all taxes, liens, security interests, encumbrances and
other claims, at any time levied or placed on the Collateral and paying all
costs for insuring, maintaining and preserving the Collateral. All such
expenditures incurred or paid by Lender for such purposes will then bear
interest at the rate charged under the Note from the date incurred or paid by
Lender to the date of repayment by Grantor. All such expenses will become a part
of the Indebtedness and, at Lender's option, will (A) be payable on demand; (B)
be added to the balance of the Note and be apportioned among and be payable with
any installment payments to become due during either (1) the term of any
applicable insurance policy; or (2) the remaining term of the Note; or (C) be
treated as a balloon payment which will be due and payable at the Note's
maturity. The Agreement also will secure payment of these amounts. Such right
shall be in addition to all other rights and remedies to which Lender may be
entitled upon Default.

DEFAULT. Each of the following shall constitute an Event of Default under this
Agreement:

     PAYMENT DEFAULT. Grantor fails to make any payment when due under the
     Indebtedness.

     OTHER DEFAULTS. Grantor fails to comply with or to perform any other term,
     obligation, covenant or condition contained in this Agreement or in any of
     the Related Documents or to comply with or to perform any term, obligation,
     covenant or condition contained in any other agreement between Lender and
     Grantor.

     DEFAULT IN FAVOR OF THIRD PARTIES. Should Borrower or any Grantor default
     under any loan, extension of credit, security agreement, purchase or sales
     agreement, or any other agreement, in favor of any other creditor or person
     that may materially affect any of Grantor's property or Grantor's or any
     Grantor's ability to repay the indebtedness or perform their respective
     obligations under this Agreement or any of the Related Documents.

     FALSE STATEMENTS. Any warranty, representation or statement made or
     furnished to Lender by Grantor or on Grantor's behalf under this Agreement
     or the Related Documents is false or misleading in any material respect,
     either now or at the time made or furnished or becomes false or misleading
     at any time thereafter.

     DEFECTIVE COLLATERALIZATION. This Agreement or any of the Related Documents
     ceases to be in full force and effect (including failure of any collateral
     document to create a valid and perfected security interest or lien) at any
     time and for any reason.

     INSOLVENCY. The dissolution or termination of Grantor's existence as a
     going business, the insolvency of Grantor, the appointment of a receiver
     for any part of Grantor's property, any assignment for the benefit of
     creditors, any type of creditor workout, or the commencement of any
     proceeding under any bankruptcy or insolvency laws by or against Grantor.

<PAGE>

                          COMMERCIAL SECURITY AGREEMENT
LOAN NO: 9004                       (CONTINUED)                           PAGE 4
================================================================================

     CREDITOR OR FORFEITURE PROCEEDINGS. Commencement of foreclosure or
     forfeiture proceedings, whether by judicial proceeding, self-help,
     repossession or any other method, by any creditor of Grantor or by any
     governmental agency against any collateral securing the Indebtedness. This
     includes a garnishment of any of Grantor's accounts, including deposit
     accounts, with Lender. However, this Event of Default shall not apply if
     there is a good faith dispute by Grantor as to the validity or
     reasonableness of the claim which is the basis of the creditor or
     forfeiture proceeding and if Grantor gives Lender written notice of the
     creditor or forfeiture proceeding and deposits with Lender monies or a
     surety bond for the creditor or forfeiture proceeding, in an amount
     determined by Lender, in its sole discretion, as being an adequate reserve
     or bond for the dispute.

     EVENTS AFFECTING GUARANTOR. Any of the preceding events occurs with respect
     to Guarantor of any of the Indebtedness or Guarantor dies or becomes
     incompetent or revokes or disputes the validity of, or liability under, any
     Guaranty of the Indebtedness.

     ADVERSE CHANGE. A material adverse change occurs in Grantor's financial
     condition, or Lender believes the prospect of payment or performance of the
     indebtedness is impaired.

     INSECURITY. Lender in good faith believes itself insecure.

     CURE PROVISIONS. If any default, other than a default in payment is curable
     and if Grantor has not been given a notice of a breach of the same
     provision of this Agreement within the preceding twelve (12) months, it may
     be cured (and no event of default will have occurred) if Grantor, after
     receiving written notice from Lender demanding cure of such default: (1)
     cures the default within thirty (30) days; or (2) if the cure requires more
     than thirty (30) days, immediately initiates steps which Lender deems in
     Lender's sole discretion to be sufficient to cure the default and
     thereafter continues and completes all reasonable and necessary steps
     sufficient to produce compliance as soon as reasonably practical.

RIGHTS AND REMEDIES ON DEFAULT. If an Event of Default occurs under this
Agreement, at any time thereafter, Lender shall have all the rights of a secured
party under the Minnesota Uniform Commercial Code. In addition and without
limitation, Lender may exercise any one or more of the following rights and
remedies:

     ACCELERATE INDEBTEDNESS. Lender may declare the entire Indebtedness,
     including any prepayment penalty which Grantor would be required to pay,
     immediately due and payable, without notice of any kind to Grantor.

     ASSEMBLE COLLATERAL. Lender may require Grantor to deliver to Lender all or
     any portion of the Collateral and any and all certificates of title and
     other documents relating to the Collateral. Lender may require Grantor to
     assemble the Collateral and make it available to Lender at a place to be
     designated by Lender. Lender also shall have full power to enter upon the
     properly of Grantor to take possession of and remove the Collateral. If the
     Collateral contains other goods not covered by this Agreement at the time
     of repossession, Grantor agrees Lender may take such other goods, provided
     that Lender makes reasonable efforts to return them to Grantor after
     repossession.

     SELL THE COLLATERAL. Lender shall have full power to sell, lease, transfer,
     or otherwise deal with the Collateral or proceeds thereof in Lender's own
     name or that of Grantor. Lender may sell the Collateral at public auction
     or private sale. Unless the Collateral threatens to decline speedily in
     value or is of a type customarily sold on a recognized market, Lender will
     give Grantor, and other persons as required by law, reasonable notice of
     the time and place of any public sale, or the time after which any private
     sale or any other disposition of the Collateral is to be made. However, no
     notice need be provided to any person who, after Event of Default occurs,
     enters into and authenticates an agreement waiving that person's right to
     notification of sale. The requirements of reasonable notice shall be met if
     such notice is given at least ten (10) days before the time of the sale or
     disposition. All expenses relating to the disposition of the Collateral,
     including without limitation the expenses of retaking, holding, insuring,
     preparing for sale and selling the Collateral, shall become a part of the
     Indebtedness secured by this Agreement and shall be payable on demand, with
     interest at the Note rate from date of expenditure until repaid.

     APPOINT RECEIVER. Lender shall have the right to have a receiver appointed
     to take possession of all or any part of the Collateral, with the power to
     protect and preserve the Collateral, to operate the Collateral preceding
     foreclosure or sale, and to collect the Rents from the Collateral and apply
     the proceeds, over and above the cost of the receivership, against the
     Indebtedness. The receiver may serve without bond if permitted by law.
     Lender's right to the appointment of a receiver shall exist whether or not
     the apparent value of the Collateral exceeds the Indebtedness by a
     substantial amount. Employment by Lender shall not disqualify a person from
     serving as a receiver.

     COLLECT REVENUES, APPLY ACCOUNTS. Lender, either itself or through a
     receiver, may collect the payments, rents, income, and revenues from the
     Collateral. Lender may at any time in Lender's discretion transfer any
     Collateral into Lender's own name or that of Lender's nominee and receive
     the payments, rents, income, and revenues therefrom and hold the same as
     security for the Indebtedness or apply it to payment of the Indebtedness in
     such order of preference as Lender may determine, Insofar as the Collateral
     consists of accounts, general intangibles, insurance policies, instruments,
     chattel paper, choses in action, or similar property, Lender may demand,
     collect, receipt for, settle, compromise, adjust, sue for, foreclose, or
     realize on the Collateral as Lender may determine, whether or not
     Indebtedness or Collateral is then due. For these purposes, Lender may, on
     behalf of and in the name of Grantor, receive, open and dispose of mail
     addressed to Grantor; change any address to which mail and payments are to
     be sent; and endorse notes, checks, drafts, money orders, documents of
     title, instruments and items pertaining to payment, shipment, or storage of
     any Collateral. To facilitate collection, Lender may notify account debtors
     and obligors on any Collateral to make payments directly to Lender.

     OBTAIN DEFICIENCY. If Lender chooses to sell any or all of the Collateral,
     Lender may obtain a judgment against Grantor for any deficiency remaining
     on the Indebtedness due to Lender after application of all amounts received
     from the exercise of the rights provided in this Agreement. Grantor shall
     be liable for a deficiency even it the transaction described in this
     subsection is a sale of accounts or chattel paper.

     OTHER RIGHTS AND REMEDIES. Lender shall have all the rights and remedies of
     a secured creditor under the provisions of the Uniform Commercial Code, as
     may be amended from time to time. In addition, Lender shall have and may
     exercise any or all other rights and remedies it may have available at law,
     in equity, or otherwise.

     ELECTION OF REMEDIES. Except as may be prohibited by applicable law, all of
     Lender's rights and remedies, whether evidenced by this Agreement, the
     Related Documents, or by any other writing, shall be cumulative and may be
     exercised singularly or concurrently. Election by Lender to pursue any
     remedy shall not exclude pursuit of any other remedy, and an election to
     make expenditures or to take action to perform an obligation of Grantor
     under this Agreement, after Grantor's failure to perform, shall not affect
     Lender's right to declare a default and exercise its remedies.

MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of
this Agreement:

     AMENDMENTS. This Agreement, together with any Related Documents,
     constitutes the entire understanding and agreement of the parties as to the
     matters set forth in this Agreement. No alteration of or amendment to this
     Agreement shall be effective unless given in writing and signed by the
     party or parties sought to be charged or bound by the alteration or
     amendment.

     ATTORNEYS' FEES; EXPENSES. Grantor agrees to pay upon demand all of
     Lender's costs and expenses, including Lender's reasonable attorneys' fees
     and Lender's legal expenses, incurred in connection with the enforcement of
     this Agreement. Lender may hire or pay someone else to help enforce this
     Agreement, and Grantor shall pay the costs and expenses of such
     enforcement. Costs and expenses include Lender's reasonable attorneys fees
     and legal expenses whether or not there is a lawsuit, including reasonable
     attorneys' fees and legal expenses for bankruptcy proceedings (including
     efforts to modify or vacate any automatic stay or injunction), appeals, and
     any anticipated post-judgment collection

<PAGE>

                          COMMERCIAL SECURITY AGREEMENT
LOAN NO: 9004                       (CONTINUED)                           PAGE 5
================================================================================

     services. Grantor also shall pay all court costs and such additional fees
     as may be directed by the court.

     CAPTION HEADINGS. Caption headings in this Agreement are for convenience
     purposes only and are not to be used to interpret or define the provisions
     of this Agreement.

     APPLICABLE LAW. The Loan secured by this lien was made under a United
     States Small Business Administration (SBA) nationwide program which uses
     tax dollars to assist small business owners. If the United States is
     seeking to enforce this document, then under SBA regulations: (a) When SBA
     is the holder of the Note, this document and all documents evidencing or
     securing this Loan will be construed in accordance with federal law. (b)
     Lender or SBA may use local or state procedures for purposes such as filing
     papers, recording documents, giving notice, foreclosing liens, and other
     purposes. By using these procedures, SBA does not waive any federal
     immunity from local or state control, penalty, tax or liability. No
     Borrower or Guarantor may claim or assert against SBA any local or state
     law to deny any obligation of Borrower, or defeat any claim of SBA with
     respect to this Loan. Any clause in this document requiring arbitration is
     not enforceable when SBA is the holder of the Note secured by this
     instrument.

     NO WAIVER BY LENDER. Lender shall not be deemed to have waived any rights
     under this Agreement unless such waiver is given in writing and signed by
     Lender. No delay or omission on the part of Lender in exercising any right
     shall operate as a waiver of such right or any other right. A waiver by
     Lender of a provision of this Agreement shall not prejudice or constitute a
     waiver of Lender's right otherwise to demand strict compliance with that
     provision or any other provision of this Agreement. No prior waiver by
     Lender, nor any course of dealing between Lender and Grantor, shall
     constitute a waiver of any of Lender's rights or of any of Grantor's
     obligations as to any future transactions. Whenever the consent of Lender
     is required under this Agreement, the granting of such consent by Lender in
     any instance shall not constitute continuing consent to subsequent
     instances where such consent is required and in all cases such consent may
     be granted or withheld in the sole discretion of Lender.

     NOTICES. Any notice required to be given under this Agreement shall be
     given in writing, and shall be effective when actually delivered, when
     actually received by telefacsimile (unless otherwise required by law), when
     deposited with a nationally recognized overnight courier, or, if mailed,
     when deposited in the United States mail, as first class, certified or
     registered mail postage prepaid, directed to the addresses shown near the
     beginning of this Agreement. Any party may change its address for notices
     under this Agreement by giving formal written notice to the other parties,
     specifying that the purpose of the notice is to change the party's address.
     For notice purposes, Grantor agrees to keep Lender informed at all times of
     Grantor's current address. Unless otherwise provided or required by law, if
     there is more than one Grantor, any notice given by Lender to any Grantor
     is deemed to be notice given to all Grantors.

     POWER OF ATTORNEY. Grantor hereby appoints Lender as Grantor's irrevocable
     attorney-in-fact for the purpose of executing any documents necessary to
     perfect, amend, or to continue the security interest granted in this
     Agreement or to demand termination of filings of other secured parties.
     Lender may at any time, and without further authorization from Grantor,
     file a carbon, photographic or other reproduction of any financing
     statement or of this Agreement for use as a financing statement. Grantor
     will reimburse Lender for all expenses for the perfection and the
     continuation of the perfection of Lender's security interest in the
     Collateral.

     SEVERABILITY. If a court of competent jurisdiction finds any provision of
     this Agreement to be illegal, invalid, or unenforceable as to any
     circumstance, that finding shall not make the offending provision illegal,
     invalid, or unenforceable as to any other circumstance. If feasible, the
     offending provision shall be considered modified so that it becomes legal,
     valid and enforceable. If the offending provision cannot be so modified, it
     shall be considered deleted from this Agreement. Unless otherwise required
     by law, the illegality, invalidity, or unenforceability of any provision of
     this Agreement shall not affect the legality, validity or enforceability of
     any other provision of this Agreement.

     SUCCESSORS AND ASSIGNS. Subject to any limitations stated in this Agreement
     on transfer of Grantor's interest, this Agreement shall be binding upon and
     inure to the benefit of the parties, their successors and assigns. If
     ownership of the Collateral becomes vested in a person other than Grantor,
     Lender, without notice to Grantor, may deal with Grantor's successors with
     reference to this Agreement and the Indebtedness by way of forbearance or
     extension without releasing Grantor from the obligations of this Agreement
     or liability under the Indebtedness.

     SURVIVAL OF REPRESENTATIONS AND WARRANTIES. All representations,
     warranties, and agreements made by Grantor in this Agreement shall survive
     the execution and delivery of this Agreement, shall be continuing in
     nature, and shall remain in full force and effect until such time as
     Grantor's Indebtedness shall be paid in full.

     TIME IS OF THE ESSENCE. Time is of the essence in the performance of this
     Agreement.

DEFINITIONS. The following capitalized words and farms shall have the following
meanings when used in this Agreement. Unless specifically stated to the
contrary, all references to dollar amounts shall mean amounts in lawful money of
the United States of America. Words and terms used in the singular shall include
the plural, and the plural shall include the singular, as the context may
require. Words and terms not otherwise defined in this Agreement shall have the
meanings attributed to such terms in the Uniform Commercial Code:

   ACCOUNT. The word "Account" means a trade account, account receivable, other
   receivable, or other right to payment for goods sold or services rendered
   owing to Grantor (or to a third party grantor acceptable to Lender).

   AGREEMENT. The word `Agreement" means this Commercial Security Agreement, as
   this Commercial Security Agreement may be amended or modified from time to
   time, together with all exhibits and schedules attached to this Commercial
   Security Agreement from time to time.

   BORROWER. The word "Borrower" means Infinite Graphics, Inc., and all other
   persons and entities signing the Note in whatever capacity.

   COLLATERAL. The word "Collateral" means all of Grantor's right, title and
   interest in and to all the Collateral as described in the Collateral
   Description section of this Agreement.

   DEFAULT. The word `Default" means the Default set forth in this Agreement in
   the section titled "Default".

   ENVIRONMENTAL LAWS. The words "Environmental Laws" mean any and all state,
   federal and local statutes, regulations and ordinances relating to the
   protection of human health or the environment, including without limitation
   the Comprehensive Environmental Response, Compensation, and Liability Act of
   1980, as amended, 42 U.S.C. Section 9601, et seq. ("CERCLA"), the Superfund
   Amendments and Reauthorization Act of 1986, Pub. L. No. 99-499 ("SARA"), the
   Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq., the
   Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq., or
   other applicable state or federal laws, rules, or regulations adopted
   pursuant thereto or common law, and shall also include pollutants,
   contaminants, polychlorinated biphenyls, asbestos, urea formaldehyde,
   petroleum and petroleum products, and agricultural chemicals.

   EVENT OF DEFAULT. The words "Event of Default" mean any of the events of
   default set forth in this Agreement in the default section of this Agreement.

   GRANTOR. The word "Grantor" means Infinite Graphics, Inc.

   GUARANTOR. The word "Guarantor" means any guarantor, surety, or accommodation
   party of any or all of the Indebtedness.

   GUARANTY. The word "Guaranty" means the guaranty from Guarantor to Lender,
   including without limitation a guaranty of all or part of the Note.

<PAGE>

                          COMMERCIAL SECURITY AGREEMENT
LOAN NO: 9004                       (CONTINUED)                           PAGE 6
================================================================================

   HAZARDOUS SUBSTANCES. The words "Hazardous Substances" mean materials that,
   because of their quantity, concentration or physical, chemical or infectious
   characteristics, may cause or pose a present or potential hazard to human
   health or the environment when improperly used, treated, stored, disposed of,
   generated, manufactured, transported or otherwise handled. The words
   "Hazardous Substances" are used in their very broadest sense and include
   without limitation any and all hazardous or toxic substances, materials or
   waste as defined by or listed under the Environmental Laws. The term
   "Hazardous Substances" also includes, without limitation, petroleum and
   petroleum by-products or any fraction thereof and asbestos.

   INDEBTEDNESS. The word "Indebtedness' means the indebtedness evidenced by the
   Note or Related Documents, including all principal and interest together with
   all ether indebtedness and costs and expenses for which Grantor is
   responsible under this Agreement or under any of the Related Documents.

   LENDER. The word "Lender" means ASSOCIATED BANK MINNESOTA, its successors and
   assigns.

   NOTE. The word "Note" means the Note executed by Infinite Graphics, Inc. in
   the principal amount of $500,000.00 dated April 26, 2002, together with all
   renewals of, extensions of, modifications of, refinancings of, consolidations
   of, and substitutions for the note or credit agreement.

   PROPERTY. The word "Property" means all of Grantor's right, title and
   interest in and to all the Property as described in the "Collateral
   Description" section of this Agreement.

   RELATED DOCUMENTS. The words "Related Documents" mean all promissory notes,
   credit agreements, loan agreements, environmental agreements, guaranties,
   security agreements, mortgages, deeds of trust, security deeds, collateral
   mortgages, and all other instruments, agreements and documents, whether now
   or hereafter existing, executed in connection with the Indebtedness.

GRANTOR HAS READ AND UNDERSTOOD ALL THE PROVISIONS OF THIS COMMERCIAL SECURITY
AGREEMENT AND AGREES TO ITS TERMS. THIS AGREEMENT IS DATED APRIL 26, 2002.

GRANTOR:

INFINITE GRAPHICS, INC.

By: /S/ Clifford Stritch
    ---------------------------------------------------------
    Clifford Stritch, President of Infinite Graphics, Inc.

================================================================================
   LASER PRO Lending, Ver. 5.19.20.02 Copr. Harland Financial Solutions, Inc.
   1997, 2002 All Rights Reserved. - MN c:\CFIWIN\CFI\LPL\E40.FC TR-3236 PR-7

GP:907202 v1Exhibit 10.49

                                    MORTGAGE

WHEN RECORDED MAIL TO:
      ASSOCIATED BANK MINNESOTA
      PO Box 19097 MS #7077
      Green Bay, WI 54307-9097

--------------------------------------------------------------------------------

MAXIMUM LIEN. NOTWITHSTANDING ANYTHING TO THE CONTRARY HEREIN, THE MAXIMUM
INDEBTEDNESS SECURED BY THIS MORTGAGE IS $500,000.00.

THIS MORTGAGE DATED APRIL 26, 2002, IS MADE AND EXECUTED BETWEEN INFINITE
GRAPHICS INCORPORATED, WHOSE ADDRESS IS 4611 EAST LAKE STREET, MINNEAPOLIS, MN
55406; A MINNESOTA CORPORATION (REFERRED TO BELOW AS "GRANTOR") AND ASSOCIATED
BANK MINNESOTA, WHOSE ADDRESS IS 800 LASALLE AVENUE, MINNEAPOLIS, MN 55402
(REFERRED TO BELOW AS "LENDER").

GRANT OF MORTGAGE. For valuable consideration, Grantor mortgages and conveys to
Lender all of Grantor's right, title, and interest in and to the following
described real property, together with all existing or subsequently erected or
affixed buildings, improvements and fixtures; all easements, rights of way, and
appurtenances; all water, water rights, watercourses and ditch rights (including
stock in utilities with ditch or irrigation rights); and all other rights,
royalties, and profits relating to the real property, including without
limitation all minerals, oil, gas, geothermal and similar matters, (the "Real
Property") located in Hennepin County, State of Minnesota:

     THE WEST 1/2 OF THE SOUTH 102.3 FEET OF THE NORTH 152.3 FEET OF THE WEST
     322 FEET OF GOVERNMENT LOT 7, SECTION 5 TOWNSHIP 28 NORTH, RANGE 23, WEST
     OF THE FOURTH PRINCIPAL MERIDIAN, ACCORDING TO THE UNITED STATES GOVERNMENT
     SURVEY THEREOF, HENNEPIN COUNTY, MINNESOTA

THE REAL PROPERTY OR ITS ADDRESS IS COMMONLY KNOWN AS 4611 EAST LAKE STREET,
MINNEAPOLIS, MN 55406.

THE REAL PROPERTY TAX IDENTIFICATION NUMBER IS 05-028-2322-0001

Grantor presently assigns to Lender all of Grantor's right, title, and interest
in and to all present and future leases of the Property and all Rents from the
Property. In addition, Grantor grants to Lender a Uniform Commercial Code
security interest in the Personal Property and Rents.

THIS MORTGAGE, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN
THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE (A) PAYMENT OF THE
INDEBTEDNESS AND (B) PERFORMANCE OF ANY AND ALL OBLIGATIONS UNDER THIS MORTGAGE.
THIS MORTGAGE IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS:

GRANTOR'S WAIVERS. Grantor waives all rights or defenses arising by reason of
any "one action" or "anti-deficiency" law, or any other law which may prevent
Lender from bringing any action against Grantor, including a claim for
deficiency to the extent Lender is otherwise entitled to a claim for deficiency,
before or after Lender's commencement or completion of any foreclosure action,
either judicially or by exercise of a power of sale.

GRANTOR'S REPRESENTATIONS AND WARRANTIES. Grantor warrants that: (a) this
Mortgage is executed at Borrower's request and not at the request of Lender; (b)
Grantor has the full power, right, and authority to enter into this Mortgage and
to hypothecate the Property; (c) the provisions of this Mortgage do not conflict
with, or result in a default under any agreement or other instrument binding
upon Grantor and do not

<PAGE>

                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 2
================================================================================

result in a violation of any law, regulation, court decree or order applicable
to Grantor; (d) Grantor has established adequate means of obtaining from
Borrower on a continuing basis information about Borrower's financial condition;
and (e) Lender has made no representation to Grantor about Borrower (including
without limitation the creditworthiness of Borrower).

PAYMENT AND PERFORMANCE. Except as otherwise provided in this Mortgage, Borrower
shall pay to Lender all Indebtedness secured by this Mortgage as it becomes due,
and Borrower and Grantor shall strictly perform all Borrower's and Grantor's
obligations under this Mortgage.

POSSESSION AND MAINTENANCE OF THE PROPERTY. Borrower and Grantor agree that
Borrower's and Grantor's possession and use of the Property shall be governed by
the following provisions:

     POSSESSION AND USE. Until the occurrence of an Event of Default, Grantor
     may (1) remain in possession and control of the Property; (2) use, operate
     or manage the Property; and (3) collect the Rents from the Property.

     DUTY TO MAINTAIN. Grantor shall maintain the Property in tenantable
     condition and promptly perform all repairs, replacements, and maintenance
     necessary to preserve its value.

     COMPLIANCE WITH ENVIRONMENTAL LAWS. Grantor represents and warrants to
     Lender that: (1) During the period of Grantor's ownership of the Property,
     there has been no use, generation, manufacture, storage, treatment,
     disposal, release or threatened release of any Hazardous Substance by any
     person on, under, about or from the Property; (2) Grantor has no knowledge
     of, or reason to believe that there has been, except as previously
     disclosed to and acknowledged by Lender in writing, (a) any breach or
     violation of any Environmental Laws, (b) any use, generation, manufacture,
     storage, treatment, disposal, release or threatened release of any
     Hazardous Substance on, under, about or from the Property by any prior
     owners or occupants of the Property, or (c) any actual or threatened
     litigation or claims of any kind by any person relating to such matters;
     and (3) Except as previously disclosed to and acknowledged by Lender in
     writing, (a) neither Grantor nor any tenant, contractor, agent or other
     authorized user of the Property shall use, generate, manufacture, store,
     treat, dispose of or release. any Hazardous Substance on, under, about or
     from the Property; and (b) any such activity shall be conducted in
     compliance with all applicable federal, state, and local laws, regulations
     and ordinances, including without limitation all Environmental Laws.
     Grantor authorizes Lender and its agents to enter upon the Property to make
     such inspections and tests, at Grantor's expense, as Lender may deem
     appropriate to determine compliance of the Property with this section of
     the Mortgage. Any inspections or tests made by Lender shall be for Lender's
     purposes only and shall not be construed to create any responsibility or
     liability on the part of Lender to Grantor or to any other person. The
     representations and warranties contained herein are based on Grantor's due
     diligence in investigating the Property for Hazardous Substances. Grantor
     hereby (1) releases and waives any future claims against Lender for
     indemnity or contribution in the event Grantor becomes liable for cleanup
     or other costs under any such laws; and (2) agrees to indemnify and hold
     harmless Lender against any and all claims, losses, liabilities, damages,
     penalties, and expenses, including attorneys' fees, consultants' fees, and
     costs which Lender may directly or indirectly sustain or suffer resulting
     from a breach of this section of the Mortgage or as a consequence of any
     use, generation, manufacture, storage, disposal, release or threatened
     release occurring prior to Grantor's ownership or interest in the Property,
     whether or not the same was or should have been known to Grantor. The
     provisions of this section of the Mortgage, including the obligation to
     indemnify, shall survive the payment of the Indebtedness and the
     satisfaction and reconveyance of the lien of this Mortgage and shall not be
     affected by Lender's acquisition of any interest in the Property, whether
     by foreclosure or otherwise.

     NUISANCE, WASTE. Grantor shall not cause, conduct or permit any nuisance
     nor commit, permit, or suffer any stripping of or waste on or to the
     Property or any portion of the Property. Without limiting the generality of
     the foregoing, Grantor will not remove, or grant to any other party the
     right to remove, any timber, minerals (including oil and gas), coal, clay,
     scoria, soil, gravel or rock products without Lender's prior written
     consent.

     REMOVAL OF IMPROVEMENTS. Grantor shall not demolish or remove any
     Improvements from the Real Property without Lender's prior written consent.
     As a condition to the removal of any Improvements, Lender may require
     Grantor to make arrangements satisfactory to Lender to replace such
     Improvements with Improvements of at least equal value.

     LENDER'S RIGHT TO ENTER. Lender and Lender's agents and representatives may
     enter upon the Real Property at all reasonable times to attend to Lender's
     interests and to inspect the Real Property for purposes of Grantor's
     compliance with the terms and conditions of this Mortgage.

     COMPLIANCE WITH GOVERNMENTAL REQUIREMENTS. Grantor shall promptly comply
     with all laws, ordinances, and regulations, now or hereafter in affect, of
     all governmental authorities applicable to the use or occupancy of the
     Property, including without limitation, the Americans With Disabilities
     Act. Grantor may contest in good faith any such law, ordinance, or
     regulation and withhold compliance during any proceeding, including
     appropriate appeals, so long as Grantor has notified Lender in writing
     prior to doing so and so long as, in Lender's sole opinion, Lender's
     interests in the Property are not jeopardized. Lender may require Grantor
     to post adequate security or a surety bond, reasonably satisfactory to
     Lender, to protect Lender's interest.

     DUTY TO PROTECT. Grantor agrees neither to abandon or leave unattended the
     Property. Grantor shall do all other acts, in addition to those acts set
     forth above in this section, which from the character and use of the
     Property are reasonably necessary to protect and preserve the Property.

DUE ON SALE -- CONSENT BY LENDER. Lender may, at Lender's option, declare
immediately due and payable all sums secured by this Mortgage upon the sale or
transfer, without Lender's prior written consent, of all or any pad of the Real
Property, or any interest in the Real Property. A "sale or transfer" means the
conveyance of Real Property or any right, title or interest in the Real
Property; whether legal, beneficial or equitable; whether voluntary or
involuntary; whether by outright sale, deed, installment sale contract, land
contract, contract for deed, leasehold interest with a term greater than three
(3) years, lease-option contract, or by sale, assignment, or transfer of any
beneficial interest in or to any land trust holding title to the Real Property,
or by any other method of conveyance of an interest in the Real Property. If any
Granter is a corporation, partnership or limited liability company, transfer
also includes any change in ownership of more than twenty-five percent (25%) of
the voting stock, partnership interests or limited liability company interests,
as the case may be, of such Grantor. However, this option shall not be exercised
by Lender if such exercise is prohibited by federal law or by Minnesota law.

TAXES AND LIENS. The following provisions relating to the taxes and liens on the
Property are part of this Mortgage:

     PAYMENT. Grantor shall pay when due (and in all events prior to
     delinquency) all taxes, payroll taxes, special taxes, assessments, water
     charges and sewer service charges levied against or on account of the
     Property, and shall pay when due all claims for work done on or for

<PAGE>

                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 3
================================================================================

     services rendered or material furnished to the Property. Grantor shall
     maintain the Property free of any liens having priority over or equal to
     the interest of Lender under this Mortgage, except for the Existing
     Indebtedness referred to in this Mortgage or those liens specifically
     agreed to in writing by Lender, and except for the lien of taxes and
     assessments not due as further specified in the Right to Contest paragraph.

     RIGHT TO CONTEST. Grantor may withhold payment of any fax, assessment, or
     claim in connection with a good faith dispute over the obligation to pay,
     so long as Lender's interest in the Property is not jeopardized. If a lien
     arises or is filed as a result of nonpayment, Grantor shall within fifteen
     (15) days after the lien arises or, if a lien is filed, within fifteen (15)
     days after Grantor has notice of the filing, secure the discharge of the
     lien, or if requested by Lender, deposit with Lender cash or a sufficient
     corporate surety bond or other security satisfactory to Lender in an amount
     sufficient to discharge the lien plus any costs and reasonable attorneys'
     fees, or other charges that could accrue as a result of a foreclosure or
     sale under the lien. In any contest, Grantor shall defend itself and Lender
     and shall satisfy any adverse judgment before enforcement against the
     Property. Grantor shall name Lender as an additional obligee under any
     surety bond furnished in the contest proceedings.

     EVIDENCE OF PAYMENT. Grantor shall upon demand furnish to Lender
     satisfactory evidence of payment of the taxes or assessments and shall
     authorize the appropriate governmental official to deliver to Lender at any
     time a written statement of the taxes and assessments against the Property.

     NOTICE OF CONSTRUCTION. Grantor shall notify Lender at least fifteen (15)
     days before any work is commenced, any services are furnished, or any
     materials are supplied to the Property, if any mechanic's lien,
     materialmen's lien, or other lien could be asserted on account of the work,
     services, or materials. Grantor will upon request of Lender furnish to
     Lender advance assurances satisfactory to Lender that Grantor can and will
     pay the cost of such improvements.

PROPERTY DAMAGE INSURANCE. The following provisions relating to insuring the
Property are a part of this Mortgage:

     MAINTENANCE OF INSURANCE. Grantor shall procure and maintain policies of
     fire insurance with standard extended coverage endorsements on a
     replacement basis for the full insurable value covering all Improvements on
     the Real Property in an amount sufficient to avoid application of any
     coinsurance clause, and with a standard mortgagee clause in favor of
     Lender. Grantor shall also procure and maintain comprehensive general
     liability insurance in such coverage amounts as Lender may request with
     Lender being named as additional insureds in such liability insurance
     policies. Additionally, Grantor shall maintain such other insurance,
     including but not limited to hazard, business interruption and boiler
     insurance as Lender may require. Policies shall be written by such
     insurance companies and in such form as may be reasonably acceptable to
     Lender. Grantor shall deliver to Lender certificates of coverage from each
     insurer containing a stipulation that coverage will not be cancelled or
     diminished without a minimum of ten (10) days' prior written notice to
     Lender and not containing any disclaimer of the insurer's liability for
     failure to give such notice. Each insurance policy also shall include an
     endorsement providing that coverage in favor of Lender will not be impaired
     in any way by any act, omission or default of Grantor or any other person.
     Should the Real Property be located in an area designated by the Director
     of the Federal Emergency Management Agency as a special flood hazard area,
     Grantor agrees to obtain and maintain Federal Flood Insurance, if
     available, within 45 days after notice is given by Lender that the Property
     is located in a special flood hazard area, for the full unpaid principal
     balance of the loan and any prior liens on the property securing the loan,
     up to the maximum policy limits set under the National Flood Insurance
     Program, or as otherwise required by Lender, and to maintain such insurance
     for the term of the loan.

     APPLICATION OF PROCEEDS. Grantor shall promptly notify Lender of any loss
     or damage to the Property. Lender may make proof of loss if Grantor fails
     to do so within fifteen (15) days of the casualty. Whether or not Lender's
     security is impaired, Lender may, at Lender's election, receive and retain
     the proceeds of any insurance and apply the proceeds to the reduction of
     the Indebtedness, payment of any lien affecting the Property, or the
     restoration and repair of the Property. If Lender elects to apply the
     proceeds to restoration and repair, Grantor shall repair or replace the
     damaged or destroyed Improvements in a manner satisfactory to Lender.
     Lender shall, upon satisfactory proof of such expenditure, pay or reimburse
     Grantor from the proceeds for the reasonable cost of repair or restoration
     if Grantor is not in default under this Mortgage. Any proceeds which have
     not been disbursed within 180 days after their receipt and which Lender has
     not committed to the repair or restoration of the Property shall be used
     first to pay any amount owing to Lender under this Mortgage, then to pay
     accrued interest, and the remainder, if any, shall be applied to the
     principal balance of the Indebtedness. If Lender holds any proceeds after
     payment in full of the Indebtedness, such proceeds shall be paid to Grantor
     as Grantor's interests may appear.

     COMPLIANCE WITH EXISTING INDEBTEDNESS. During the period in which any
     Existing Indebtedness described below is in effect, compliance with the
     insurance provisions contained in the instrument evidencing such Existing
     Indebtedness shall constitute compliance with the insurance provisions
     under this Mortgage, to the extent compliance with the terms of this
     Mortgage would constitute a duplication of insurance requirement. If any
     proceeds from the insurance become payable on loss, the provisions in this
     Mortgage for division of proceeds shall apply only to that portion of the
     proceeds not payable to the holder of the Existing Indebtedness.

     GRANTOR'S REPORT ON INSURANCE. Upon request of Lender, however not more
     than once a year, Grantor shall furnish to Lender a report on each existing
     policy of insurance showing: (1) the name of the insurer; (2) the risks
     insured; (3) the amount of the policy; (4) the property insured, the then
     current replacement value of such property, and the manner of determining
     that value; and (5) the expiration date of the policy. Grantor shall, upon
     request of Lender, have an independent appraiser satisfactory to Lender
     determine the cash value replacement cost of the Property.

TAX AND INSURANCE RESERVES. Subject to any limitations set by applicable law,
Lander may require Grantor to maintain with Lender reserves for payment of
annual taxes, assessments, and insurance premiums, which reserves shall be
created by advance payment or monthly payments of a sum estimated by Lender to
be sufficient to produce, amounts at least equal to the taxes, assessments, and
insurance premiums to be paid. The reserve funds shall be held by Lender as a
general deposit from Grantor, which Lender may satisfy by payment of the taxes,
assessments, and insurance premiums required to be paid by Grantor as they
become due. Lender shall have the right to draw upon the reserve funds to pay
such items, and Lander shall not be required to determine the validity or
accuracy of any item before paying it. Nothing in the Mortgage shall be
construed as requiring Lender to advance other monies for such purposes, but
Lander may at its sole option pay such amounts as they become due, even if the
reserve funds are deficient. Subject to any limitations set by applicable law,
if the reserve funds disclose a shortage or deficiency, Grantor shall pay such
shortage or deficiency as required by Lender. All amounts in the reserve account
are hereby pledged to further secure the Indebtedness, and Lender is hereby
authorized to withdraw and apply such amounts on the Indebtedness upon the
occurrence of an Event of Default. Lender shall not be required to pay any
interest or earnings on the reserve funds unless required by law or agreed to by
Lender in writing. Lender does not hold the reserve funds in trust for Grantor,
and Lender is not Grantor's agent for payment of the

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LOAN NO: 9004                      (CONTINUED)                            PAGE 4
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taxes and assessments required to be paid by Grantor.

LENDER'S EXPENDITURES. If any action or proceeding is commenced that would
materially affect Lender's interest in the Property or if Grantor fails to
comply with any provision of this Mortgage or any Related Documents, including
but not limited to Grantor's failure to comply with any obligation to maintain
Existing Indebtedness in good standing as required below, or to discharge or pay
when due any amounts Grantor is required to discharge or pay under this Mortgage
or any Related Documents, Lender on Grantor's behalf may (but shall not be
obligated to) take any action that Lender deems appropriate, including but not
limited to discharging or paying all taxes, liens, security interests,
encumbrances and other claims, at any time levied or placed on the Property and
paying all costs for insuring, maintaining and preserving the Property. All such
expenditures incurred or paid by Lender for such purposes will than bear
interest at the rate charged under the Note from the date incurred or paid by
Lender to the date of repayment by Grantor. All such expenses will become a part
of the Indebtedness and, at Lender's option, will (A) be payable on demand; (B)
be added to the balance of the Note and be apportioned among and be payable with
any installment payments to become due during either (1) the term of any
applicable insurance policy; or (2) the remaining term of the Note; or (C) be
treated as a balloon payment which will be due and payable at the Note's
maturity. The Mortgage also will secure payment of these amounts. Such right
shall be in addition to all other rights and remedies to which Lender may be
entitled upon Default.

WARRANTY; DEFENSE OF TITLE. The following provisions relating to ownership of
the Property are a part of this Mortgage:

     TITLE. Grantor warrants that: (a) Grantor holds good and marketable title
     of record to the Property in fee simple, free and clear of all liens and
     encumbrances other than those set forth in the Real Property description or
     in the Existing Indebtedness section below or in any title insurance
     policy, title report, or final title opinion issued in favor of, and
     accepted by, Lender in connection with this Mortgage, and (b) Grantor has
     the full right, power, and authority to execute and deliver this Mortgage
     to Lender.

     DEFENSE OF TITLE. Subject to the exception in the paragraph above, Grantor
     warrants and will forever defend the title to the Property against the
     lawful claims of all persons. In the event any action or proceeding is
     commenced that questions Grantor's title or the interest of Lender under
     this Mortgage, Grantor shall defend the action at Grantor's expense.
     Grantor may be the nominal party in such proceeding, but Lender shall be
     entitled to participate in the proceeding and to be represented in the
     proceeding by counsel of Lender's own choice, and Grantor will deliver, or
     cause to be delivered, to Lender such instruments as Lender may request
     from time to time to permit such participation.

     COMPLIANCE WITH LAWS. Grantor warrants that the Property and Grantor's use
     of the Property complies with all existing applicable laws, ordinances, and
     regulations of governmental authorities.

     SURVIVAL OF REPRESENTATIONS AND WARRANTIES. All representations,
     warranties, and agreements made by Grantor in this Mortgage shall survive
     the execution and delivery of this Mortgage, shall be continuing in nature,
     and shall remain in full force and effect until such time as Borrower's
     Indebtedness shall be paid in full.

EXISTING INDEBTEDNESS. The following provisions concerning Existing Indebtedness
are a part of this Mortgage:

     EXISTING LIEN. The lien of this Mortgage securing the Indebtedness may be
     secondary and inferior to an existing lien. Grantor expressly covenants and
     agrees to pay, or see to the payment of, the Existing Indebtedness and to
     prevent any default on such indebtedness, any default under the instruments
     evidencing such indebtedness, or any default under any security documents
     for such indebtedness.

     NO MODIFICATION. Grantor shall not enter into any agreement with the holder
     of any mortgage, deed of trust, or other security agreement which has
     priority over this Mortgage by which that agreement is modified, amended,
     extended, or renewed without the prior written consent of Lender. Grantor
     shall neither request nor accept any future advances under any such
     security agreement without the prior written consent of Lender.

CONDEMNATION. The following provisions relating to condemnation proceedings are
a part of this Mortgage:

     PROCEEDINGS. If any proceeding in condemnation is filed, Grantor shall
     promptly notify Lender in writing, and Grantor shall promptly take such
     steps as may be necessary to defend the action and obtain the award.
     Grantor may be the nominal party in such proceeding, but Lender shall be
     entitled to participate in the proceeding and to be represented in the
     proceeding by counsel of its own choice, and Grantor will deliver or cause
     to be delivered to Lender such instruments and documentation as may be
     requested by Lender from time to time to permit such participation.

     APPLICATION OF NET PROCEEDS. If all or any part of the Property is
     condemned by eminent domain proceedings or by any proceeding or purchase in
     lieu of condemnation, Lender may at its election require that all or any
     portion of the net proceeds of the award be applied to the Indebtedness or
     the repair or restoration of the Property. The net proceeds of the award
     shall mean the award after payment of all reasonable costs, expenses, and
     attorneys' fees incurred by Lender in connection with the condemnation.

IMPOSITION OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHORITIES. The following
provisions relating to governmental taxes, lees and charges are a part of this
Mortgage:

     CURRENT TAXES, FEES AND CHARGES. Upon request by Lender, Grantor shall
     execute such documents in addition to this Mortgage and take whatever other
     action is requested by Lender to perfect and continue Lender's lien on the
     Real Property. Grantor shall reimburse Lender for all taxes, as described
     below, together with all expenses incurred in recording, perfecting or
     continuing this Mortgage, including without limitation all taxes, fees,
     documentary stamps, and other charges for recording or registering this
     Mortgage.

     TAXES. The following shall constitute taxes to which this section applies:
     (1) a specific tax upon this type of Mortgage or upon all or any part of
     the Indebtedness secured by this Mortgage; (2) a specific tax on Borrower
     which Borrower is authorized or required to deduct from payments on the
     Indebtedness secured by this type of Mortgage; (3) a tax on this type of
     Mortgage chargeable against the Lender or the holder of the Note; and (4) a
     specific tax on all or any portion of the Indebtedness or on payments of
     principal and interest made by Borrower.

     SUBSEQUENT TAXES. If any tax to which this section applies is enacted
     subsequent to the date of this Mortgage, this event shall have the same
     effect as an Event of Default, and Lender may exercise any or all of its
     available remedies for an Event of Default as provided below unless Grantor
     either (1) pays the tax before it becomes delinquent, or (2) contests the
     tax as provided above in the Taxes and Liens section and deposits with
     Lender cash or a sufficient corporate surety bond or other security
     satisfactory to Lender.

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                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 5
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SECURITY AGREEMENT; FINANCING STATEMENTS. The following provisions relating to
this Mortgage as a security agreement are a part of this Mortgage:

     SECURITY AGREEMENT. This instrument shall constitute a Security Agreement
     to the extent any of the Property constitutes fixtures, and Lender shall
     have all of the rights of a secured party under the Uniform Commercial Code
     as amended from time to time.

     SECURITY INTEREST. Upon request by Lender, Grantor shall execute financing
     statements and take whatever other action is requested by Lender to perfect
     and continue Lender's security interest in the Rents and Personal Property.
     In addition to recording this Mortgage in the real property records, Lender
     may, at any time and without further authorization from Grantor, file
     executed counterparts, copies or reproductions of this Mortgage as a
     financing statement. Grantor shall reimburse Lender for all expenses
     incurred in perfecting or continuing this security interest. Upon default,
     Grantor shall not remove, sever or detach the Personal Property from the
     Property. Upon default, Grantor shall assemble any Personal Property not
     affixed to the Property in a manner and at a place reasonably convenient to
     Grantor and Lender and make it available to Lender within three (3) days
     after receipt of written demand from Lender to the extent permitted by
     applicable law.

     ADDRESSES. The mailing addresses of Grantor (debtor) and Lender (secured
     party) from which information concerning the security interest granted by
     this Mortgage may be obtained (each as required by the Uniform Commercial
     Code) are as stated on the first page of this Mortgage.

FURTHER ASSURANCES; ATTORNEY-IN-FACT. The following provisions relating to
further assurances and attorney-in-fact are a part of this Mortgage:

     FURTHER ASSURANCES. At any time, and from time to time, upon request of
     Lender, Grantor will make, execute and deliver, or will cause to be made,
     executed or delivered, to Lender or to Lender's designee, and when
     requested by Lender, cause to be filed, recorded, retied, or rerecorded, as
     the case may be, at such times and in such offices and places as Lender may
     deem appropriate, any and all such mortgages, deeds of trust, security
     deeds, security agreements, financing statements, continuation statements,
     instruments of further assurance, certificates, and other documents as may,
     in the sole opinion of Lender, be necessary or desirable in order to
     effectuate, complete, perfect, continue, or preserve (1) Borrower's and
     Grantor's obligations under the Note, this Mortgage, and the Related
     Documents, and (2) the liens and security interests created by this
     Mortgage on the Property, whether now owned or hereafter acquired by
     Grantor. Unless prohibited by law or Lender agrees to the contrary in
     writing, Grantor shall reimburse Lender for all costs and expenses incurred
     in connection with the matters referred to in this paragraph.

     ATTORNEY-IN-FACT. If Grantor fails to do any of the things referred to in
     the preceding paragraph, Lender may do so for and in the name of Grantor
     and at Grantor's expense. For such purposes, Grantor hereby irrevocably
     appoints Lender as Grantor's attorney-in-fact for the purpose of making,
     executing, delivering, filing, recording, and doing all other things as may
     be necessary or desirable, in Lender's sole opinion, to accomplish the
     matters referred to in the preceding paragraph.

FULL PERFORMANCE. If Borrower pays all the Indebtedness when due, and otherwise
performs all the obligations imposed upon Grantor under this Mortgage, Lender
shall execute and deliver to Grantor a suitable satisfaction of this Mortgage
and suitable statements of termination of any financing statement on file
evidencing Lender's security interest in the Rents and the Personal Property.
Grantor will pay, if permitted by applicable law, any reasonable termination tee
as determined by Lender from time to time.

EVENTS OF DEFAULT. Each of the following, at Lender's option, shall constitute
an Event of Default under this Mortgage:

     PAYMENT DEFAULT. Borrower falls to make any payment when due under the
     Indebtedness.

     DEFAULT ON OTHER PAYMENTS. Failure of Grantor within the time required by
     this Mortgage to make any payment for taxes or insurance, or any other
     payment necessary to prevent filing of or to effect discharge of any lien.

     OTHER DEFAULTS. Borrower or Grantor fails to comply with or to perform any
     other term, obligation, covenant or condition contained in this Mortgage or
     in any of the Related Documents or to comply with or to perform any term,
     obligation, covenant or condition contained in any other agreement between
     Lender and Borrower or Grantor.

     DEFAULT IN FAVOR OF THIRD PARTIES. Should Borrower or any Grantor default
     under any loan, extension of credit, security agreement, purchase or sates
     agreement, or any other agreement, in favor of any other creditor or person
     that may materially affect any of Borrower's or any Grantor's property or
     Borrower's ability to repay the Indebtedness or Borrower's or Grantor's
     ability to perform their respective obligations under this Mortgage or any
     related document.

     FALSE STATEMENTS. Any warranty, representation or statement made or
     furnished to Lender by Borrower or Grantor or on Borrower's or Grantor's
     behalf under this Mortgage or the Related Documents is false or misleading
     in any material respect, either now or at the time made or furnished or
     becomes false or misleading at any time thereafter.

     DEFECTIVE COLLATERALIZATION. This Mortgage or any of the Related Documents
     ceases to be in full force and effect (including failure of any collateral
     document to create a valid and perfected security interest or lien) at any
     time and for any reason.

     INSOLVENCY. The dissolution or termination of Borrower's or Grantor's
     existence as a going business, the insolvency of Borrower or Grantor, the
     appointment of a receiver for any part of Borrower's or Grantor's property,
     any assignment for the benefit of creditors, any type of creditor workout,
     or the commencement of any proceeding under any bankruptcy or insolvency
     laws by or against Borrower or Grantor.

     CREDITOR OR FORFEITURE PROCEEDINGS. Commencement of foreclosure or
     forfeiture proceedings, whether by judicial proceeding, self-help,
     repossession or any other method, by any creditor of Borrower or Grantor or
     by any governmental agency against any property securing the Indebtedness.
     This includes a garnishment of any of Borrower's or Grantor's accounts,
     including deposit accounts, with Lender. However, this Event of Default
     shall not apply if there is a good faith dispute by Borrower or Grantor as
     to the validity or reasonableness of the claim which is the basis of the
     creditor or forfeiture proceeding and if Borrower or Grantor gives Lender
     written notice of the creditor or forfeiture proceeding and deposits with
     Lender monies or a surety bond for the creditor or forfeiture proceeding,
     in an amount determined by Lender, in its sole discretion, as being an
     adequate reserve or bond for the dispute.

     EXISTING INDEBTEDNESS. The payment of any installment of principal or any
     interest on the Existing Indebtedness is not made within the time required
     by the promissory note evidencing such indebtedness, or a default occurs
     under the instrument securing such indebtedness and is

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                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 6
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     not cured during any applicable grace period in such instrument, or any
     suit or other action is commenced to foreclose any existing lien on the
     Property.

     BREACH OF OTHER AGREEMENT. Any breach by Borrower or Grantor under the
     terms of any other agreement between Borrower or Grantor and Lender that is
     not remedied within any grace period provided therein, including without
     limitation any agreement concerning any indebtedness or other obligation of
     Borrower or Grantor to Lender, whether existing now or later.

     EVENTS AFFECTING GUARANTOR. Any of the preceding events occurs with respect
     to any Guarantor of any of the Indebtedness or any Guarantor dies or
     becomes incompetent, or revokes or disputes the validity of, or liability
     under, any Guaranty of the Indebtedness. In the event of a death, Lender,
     at its option, may, but shall not be required to, permit the Guarantor's
     estate to assume unconditionally the obligations arising under the guaranty
     in a manner satisfactory to Lender, and, in doing so, cure any Event of
     Default.

     ADVERSE CHANGE. A material adverse change occurs in Grantor's financial
     condition, or Lender believes the prospect of payment or performance of the
     Indebtedness is impaired.

     INSECURITY. Lender in good faith believes itself insecure.

     RIGHT TO CURE. If such a failure is curable and if Borrower or Grantor has
     not been given a notice of a breach of the same provision of this Mortgage
     within the preceding twelve (12) months, it may be cured (and no Event of
     Default will have occurred) if Borrower or Grantor, after Lender sends
     written notice demanding cure of such failure: (a) cures the failure within
     thirty (30) days; or (b) if the cure requires more than thirty (30) days,
     immediately initiates steps sufficient to cure the failure and thereafter
     continues and completes all reasonable and necessary steps sufficient to
     produce compliance as soon as reasonably practical.

RIGHTS AND REMEDIES ON DEFAULT. Upon the occurrence of en Event of Default and
at any time thereafter, Lender, at Lender's option, may exercise any one or more
of the following rights and remedies, in addition to any other rights or
remedies provided by law:

     ACCELERATE INDEBTEDNESS. Lender shall have the right at its option without
     notice to Grantor to declare the entire Indebtedness immediately due and
     payable, including any prepayment penalty which Grantor would be required
     to pay.

     UCC REMEDIES. With respect to all or any part of the Personal Property,
     Lender shall have all the rights and remedies of a secured party under the
     Uniform Commercial Code. If notice to Grantor of the intended disposition
     of the Personal Property is required by law in a particular instance, such
     notice shall be deemed commercially reasonable if given to Grantor at least
     ten (10) calendar days prior to the date of intended disposition. Grantor
     shall pay on demand all costs and expenses, including but not limited to
     reasonable attorneys' fees and legal expenses, incurred by Lender in
     exercising these rights and remedies.

     APPOINT RECEIVER. Lender shall have the right to have a receiver appointed
     to take possession of all or any part of the Property, with the power to
     protect and preserve the Property, to operate the Property preceding
     foreclosure or sale, and to collect the Rents from the Property and apply
     the proceeds, over and above the cost of the receivership, against the
     Indebtedness. The receiver may serve without bond if permitted by law.
     Lender's right to the appointment of a receiver shall exist whether or not
     the apparent value of the Property exceeds the Indebtedness by a
     substantial amount. Employment by Lender shall not disqualify a person from
     serving as a receiver.

     FORECLOSURE AND SALE. Lender may, and is hereby authorized and empowered
     to, foreclose this Mortgage by action or advertisement pursuant to the
     statutes of the State of Minnesota providing for such foreclosure. Power is
     expressly granted to Lender (1) to sell the Property at public auction and
     to convey the Property, in fee simple, to the purchasers at such sale, and
     (2) to pay, out of the proceeds of the sale, all of the Indebtedness
     secured by this Mortgage, with interest, and all legal costs and charges of
     the foreclosure including the maximum attorneys' tees permitted by law and
     Grantor agrees to pay all such costs, and charges and fees.

     OTHER REMEDIES. Lender shall have all other rights and remedies provided in
     this Mortgage or the Note or available at law or in equity.

     SALE OF THE PROPERTY. To the extent permitted by applicable law, Borrower
     and Grantor hereby waives any and all right to have the Property
     marshalled. In exercising its rights and remedies, Lender shall be free to
     sell all or any part of the Property together or separately, in one sale or
     by separate sales. Lender shall be entitled to bid at any public sale on
     all or any portion of the Property.

     NOTICE OF SALE. Lender shall give Grantor reasonable notice of the time and
     place of any public sale of the Personal Property or of the time after
     which any private sale or other intended disposition of the Personal
     Property is to be made. Reasonable notice shall mean notice given at least
     ten (10) days before the time of the sale or disposition. Any sale of the
     Personal Property may be made in conjunction with any sale of the Real
     Property.

     ELECTION OF REMEDIES. Election by Lender to pursue any remedy shall not
     exclude pursuit of any other remedy, and an election to make expenditures
     or to take action to perform an obligation of Grantor under this Mortgage,
     after Grantor's failure to perform, shall not affect Lender's right to
     declare a default and exercise its remedies. Nothing under this Mortgage or
     otherwise shall be construed so as to limit or restrict the rights and
     remedies available to Lender following an Event of Default, or in any way
     to limit or restrict the rights and ability of Lender to proceed directly
     against Grantor and/or Borrower and/or against any other co-maker,
     guarantor, surety or endorser and/or to proceed against any other
     collateral directly or indirectly securing the Indebtedness.

     ATTORNEYS' FEES; EXPENSES. If Lender institutes any suit or action to
     enforce any of the terms of this Mortgage, Lender shall be entitled to
     recover such sum as the court may adjudge reasonable as attorneys' fees at
     trial and upon any appeal. Whether or not any court action is involved, and
     to the extent not prohibited by law, all reasonable expenses Lender incurs
     that in Lender's opinion are necessary at any time for the protection of
     its interest or the enforcement of its rights shall become a part of the
     Indebtedness payable on demand and shall bear interest at the Note rate
     from the date of the expenditure until repaid. Expenses covered by this
     paragraph include, without limitation, however subject to any limits under
     applicable law, Lender's reasonable attorneys' fees and Lender's legal
     expenses, whether or not there is a lawsuit, including reasonable
     attorneys' fees and expenses for bankruptcy proceedings (including efforts
     to modify or vacate any automatic stay or injunction), appeals, and any
     anticipated post-judgment collection services, the cost of searching
     records, obtaining title reports (including foreclosure reports),
     surveyors' reports, and appraisal fees and title insurance, to the extent
     permitted by applicable law. Grantor also will pay any court costs, in
     addition to all other sums provided by law.

NOTICES. Any notice required to be given under this Mortgage, including without
limitation any notice of default and any notice of sale shall be given in
writing, and shall be effective when actually delivered, when actually received
by telefacsimile (unless otherwise required by law), when deposited with a
nationally recognized overnight courier, or, if mailed, when deposited in the
United States mail, as first class, certified or

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                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 7
================================================================================

registered mail postage prepaid, directed to the addresses shown near the
beginning of this Mortgage. All copies of notices of foreclosure from the holder
of any lien which has priority over this Mortgage shall be sent to Lender's
address, as shown near the beginning of this Mortgage. Any party may change its
address for notices under this Mortgage by giving formal written notice to the
other parties, specifying that the purpose of the notice is to change the
party's address. For notice purposes, Grantor agrees to keep Lender informed at
all times of Grantor's current address. Unless otherwise provided or required by
law, if there is more than one Grantor, any notice given by Lender to any
Grantor is deemed to be notice given to all Grantors.

MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of
this Mortgage:

     AMENDMENTS. This Mortgage, together with any Related Documents, constitutes
     the entire understanding and agreement of the parties as to the matters set
     forth in this Mortgage. No alteration of or amendment to this Mortgage
     shall be effective unless given in writing and signed by the party or
     parties sought to be charged or bound by the alteration or amendment.

     ANNUAL REPORTS. If the Property is used for purposes other than Grantor's
     residence, Grantor shall furnish to Lender, upon request, a certified
     statement of net operating income received from the Property during
     Grantor's previous fiscal year in such form and detail as Lender shall
     require. "Net operating income" shall mean all cash receipts from the
     Property less all cash expenditures made in connection with the operation
     of the Property.

     CAPTION HEADINGS. Caption headings in this Mortgage are for convenience
     purposes only and are not to be used to interpret or define the provisions
     of this Mortgage.

     GRANTOR'S COPY OF DOCUMENTS. Lender agrees to provide Grantor with a
     conformed copy of both the Note and this Mortgage at the time they are
     executed or within a reasonable time after request.

     APPLICABLE LAW. The Loan secured by this lien was made under a United
     States Small Business Administration (SBA) nationwide program which uses
     tax dollars to assist small business owners. If the United States is
     seeking to enforce this document, then under SBA regulations: (a) When SBA
     is the holder of the Note, this document and all documents evidencing or
     securing this Loan will be construed in accordance with federal law. (b)
     Lender or SBA may use local or state procedures for purposes such as filing
     papers, recording documents, giving notice, foreclosing liens, and other
     purposes. By using these procedures, SBA does not waive any federal
     immunity from local or state control, penalty, tax or liability. No
     Borrower or Guarantor may claim or assert against SBA any local or state
     law to deny any obligation of Borrower, or defeat any claim of SBA with
     respect to this Loan. Any clause in this document requiring arbitration is
     not enforceable when SBA is the holder of the Note secured by this
     instrument.

     JOINT AND SEVERAL LIABILITY. All obligations of Borrower and Grantor under
     this Mortgage shall be joint and several, and all references to Grantor
     shall mean each and every Grantor, and all references to Borrower shall
     mean each and every Borrower. This means that each Borrower and Grantor
     signing below is responsible for all obligations in this Mortgage. Where
     any one or more of the parties is a corporation, partnership, limited
     liability company or similar entity, it is not necessary for Lender to
     inquire into the powers of any of the officers, directors, partners,
     members, or other agents acting or purporting to act on the entity's
     behalf, and any obligations made or created in reliance upon the professed
     exercise of such powers shall be guaranteed under this Mortgage.

     NO WAIVER BY LENDER. Lender shall not be deemed to have waived any rights
     under this Mortgage unless such waiver is given in writing and signed by
     Lender. No delay or omission on the part of Lender in exercising any right
     shall operate as a waiver of such right or any other right. A waiver by
     Lender of a provision of this Mortgage shall not prejudice or constitute a
     waiver of Lender's right otherwise to demand strict compliance with that
     provision or any other provision of this Mortgage. No prior waiver by
     Lender, nor any course of dealing between Lender and Grantor, shall
     constitute a waiver of any of Lender's rights or of any of Grantor's
     obligations as to any future transactions. Whenever the consent of Lender
     is required under this Mortgage, the granting of such consent by Lender in
     any instance shall not constitute continuing consent to subsequent
     instances where such consent is required and in all cases such consent may
     be granted or withheld in the sole discretion of Lender.

     SEVERABILITY. If a court of competent jurisdiction finds any provision of
     this Mortgage to be illegal, invalid, or unenforceable as to any
     circumstance, that finding shall not make the offending provision illegal,
     invalid, or unenforceable as to any other circumstance. If feasible, the
     offending provision shall be considered modified so that it becomes legal,
     valid and enforceable. If the offending provision cannot be so modified, it
     shall be considered deleted from this Mortgage. Unless otherwise required
     by law, the illegality, invalidity, or unenforceability of any provision of
     this Mortgage shall not affect the legality, validity or enforceability of
     any other provision of this Mortgage.

     MERGER. There shall be no merger of the interest or estate created by this
     Mortgage with any other interest or estate in the Property at any time held
     by or for the benefit of Lender in any capacity, without the written
     consent of Lender.

     SUCCESSORS AND ASSIGNS. Subject to any limitations stated in this Mortgage
     on transfer of Grantor's interest, this Mortgage shall be binding upon and
     inure to the benefit of the parties, their successors and assigns. If
     ownership of the Property becomes vested in a person other than Grantor,
     Lender, without notice to Grantor, may deal with Grantor's successors with
     reference to this Mortgage and the Indebtedness by way of forbearance or
     extension without releasing Grantor from the obligations of this Mortgage
     or liability under the Indebtedness.

     TIME IS OF THE ESSENCE. lime is of the essence in the performance of this
     Mortgage.

DEFINITIONS. The following capitalized words and terms shall have the following
meanings when used in this Mortgage. Unless specifically stated to the contrary,
all references to dollar amounts shall mean amounts in lawful money of the
United States of America. Words and terms used in the singular shall include the
plural, and the plural shall include the singular, as the context may require.
Words and terms not otherwise defined in this Mortgage shall have the meanings
attributed to such terms in the Uniform Commercial Code:

     BORROWER. The word "Borrower" means Infinite Graphics, Inc., and all other
     persons and entities signing the Note in whatever capacity.

     DEFAULT. The word "Default" means the Default set forth in this Mortgage in
     the section titled "Default".

     ENVIRONMENTAL LAWS. The worth "Environmental Laws" mean any and all state,
     federal and local statutes, regulations and ordinances relating to the
     protection of human health or the environment, including without limitation
     the Comprehensive Environmental Response, Compensation, and Liability Act
     of 1980, as amended, 42 U.S.C. Section 9601, et seq. ("CERCLA"), the
     Superfund Amendments and Reauthorization Act of 1986, Pub. L. No. 99-499
     ("SAHA"), the Hazardous Materials Transportation Act, 49 U.S.C. Section
     1801, et seq., the Resource Conservation and Recovery Act, 42 U.S.C.
     Section 6901, at seq., or other applicable state or federal laws, rules, or
     regulations

<PAGE>

                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 8
================================================================================

     adopted pursuant thereto or common law, and shall also include pollutants,
     contaminants, polychlorinated biphenyls, asbestos, urea formaldehyde,
     petroleum and petroleum products, and agricultural chemicals.

     EVENT OF DEFAULT. The words "Event of Default" mean any of the events of
     default set forth in this Mortgage in the events of default section of this
     Mortgage.

     EXISTING INDEBTEDNESS. The words "Existing Indebtedness" mean the
     indebtedness described in the Existing Liens provision of this Mortgage.

     GRANTOR. The word "Grantor" means Infinite Graphics Incorporated.

     GUARANTOR. The word "Guarantor" means any guarantor, surety, or
     accommodation party of any or all of the Indebtedness.

     GUARANTY. The word "Guaranty" means the guaranty from Guarantor to Lender,
     including without limitation a guaranty of all or part of the Note.

     HAZARDOUS SUBSTANCES. The words "Hazardous Substances" mean materials that,
     because of their quantity, concentration or physical, chemical or
     infectious characteristics, may cause or pose a present or potential hazard
     to human health or the environment when improperly used, treated, stored,
     disposed of, generated, manufactured, transported or otherwise handled. The
     words "Hazardous Substances" are used in their very broadest sense and
     include without limitation any and all hazardous or toxic substances,
     materials or waste as defined by or listed under the Environmental Laws.
     The term "Hazardous Substances" also includes, without limitation,
     petroleum and petroleum by-products or any fraction thereof and asbestos.

     IMPROVEMENTS. The word "Improvements" means all existing and future
     improvements, buildings, structures, mobile homes affixed on the Real
     Property, facilities, additions, replacements and other construction on the
     Real Property.

     INDEBTEDNESS. The word "Indebtedness" means all principal, interest, and
     other amounts, costs and expenses payable under the Note or Related
     Documents, together with all renewals of, extensions of, modifications of,
     consolidations of and substitutions for the Note or Related Documents and
     any amounts expended or advanced by Lender to discharge Grantor's
     obligations or expenses incurred by Lender to enforce Grantor's obligations
     under this Mortgage, together with interest on such amounts as provided in
     this Mortgage.

     LENDER. The word "Lender" means ASSOCIATED BANK MINNESOTA, its successors
     and assigns.

     MORTGAGE. The word "Mortgage" means this Mortgage between Grantor and
     Lender.

     NOTE. The word "Note" means the promissory note dated April 26, 2002, IN
     THE ORIGINAL PRINCIPAL AMOUNT OF $500,000.00 from Borrower to Lender,
     together with all renewals of, extensions of, modifications of,
     refinancings of, consolidations of, and substitutions for the promissory
     note or agreement. The maturity date of the Note is April 26, 2009.

     PERSONAL PROPERTY. The words "Personal Property" mean all equipment,
     fixtures, and other articles of personal property now or hereafter owned by
     Grantor, and now or hereafter attached or affixed to the Real Property;
     together with all accessions, parts, and additions to, all replacements of,
     and all substitutions for, any of such property; and together with all
     proceeds (including without limitation all insurance proceeds and refunds
     of premiums) from any sale or other disposition of the Property.

     PROPERTY. The word "Property" means collectively the Real Property and the
     Personal Property.

     REAL PROPERTY. The words "Real Property" mean the real property, interests
     and rights, as further described in this Mortgage.

     RELATED DOCUMENTS. The words "Related Documents" mean all promissory notes,
     credit agreements, loan agreements, environmental agreements, guaranties,
     security agreements, mortgages, deeds of trust, security deeds, collateral
     mortgages, and all other instruments, agreements and documents, whether now
     or hereafter existing, executed in connection with the Indebtedness.

     RENTS. The word "Rents" means all present and future rents, revenues,
     income, issues, royalties, profits, and other benefits derived from the
     Property.

NOTICE OF RIGHT TO DISCONTINUE ESCROW: IF GRANTOR'S MORTGAGE LOAN INVOLVES AN
ESCROW ACCOUNT FOR TAXES AND HOMEOWNER'S INSURANCE, GRANTOR MAY HAVE THE RIGHT
IN FIVE YEARS TO DISCONTINUE THE ACCOUNT AND PAY THEIR OWN TAXES AND HOMEOWNER'S
INSURANCE. IF GRANTOR IS ELIGIBLE TO DISCONTINUE THE ESCROW ACCOUNT, GRANTOR
WILL BE NOTIFIED IN FIVE YEARS.

GRANTOR ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS MORTGAGE, AND
GRANTOR AGREES TO ITS TERMS.

BORROWER:

INFINITE GRAPHICS, INC.

By:   /S/ Clifford Stritch
   -------------------------------------------------------------
      Clifford Stritch, CEO of Infinite Graphics Incorporated

<PAGE>

                                    MORTGAGE
LOAN NO: 9004                      (CONTINUED)                            PAGE 9
================================================================================

This Mortgage was drafted by:
                                       ASSOCIATED BANK MINNESOTA
                                       300 LASALLE AVENUE
                                       MINNEAPOLIS, MN 55402

--------------------------------------------------------------------------------
--------------------------------------------------------------------------------

                            CORPORATE ACKNOWLEDGMENT
STATE OF MINNESOTA          )
                            ) SS              [Notary Seal Stamp]
COUNTY OF HENNEPIN          )

On this 26TH day of April, 2002, before me, the undersigned Notary Public,
personally appeared CLIFFORD STRITCH, CEO OF INFINITE GRAPHICS INCORPORATED, and
known to me to be an authorized agent of the corporation that executed the
Mortgage and acknowledged the Mortgage to be the free and voluntary act and deed
of the corporation, by authority of its Bylaws or by resolution of its board of
directors, for the uses and purposes therein mentioned, and on oath stated that
he or she is authorized to execute this Mortgage and in fact executed the
Mortgage on behalf of the corporation.

By /S/ Stacy A. Louwagie                     Residing at  Minnetonka, MN
   -----------------------                   My commission expires Jan. 31, 2005
Notary Public in and for the State of Minnesota

================================================================================
   LASER PRO Lending, Ver. 5.19.20.02 Copr. Harland Financial Solutions, Inc.
   1997, 2002. All Rights Reserved - MN c:\CFIWIN\CFI\LPL\G03.FC TR-3236 PR-7

GP:907204 v1

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