Document:

City of Mankato
                             Mortgage Loan Agreement

         THIS INDENTURE, made this 6th day of October, 1999, between W. Kirk
Hankins, d/b/a Winland Electronics Inc., (hereinafter referred to as Mortgagor),
and the City of Mankato, Mortgagee.

         WITNESSETH, that the Mortgagor, in consideration of the sum of ONE
HUNDRED FIFTY THOUSAND and 0/100 DOLLARS ($150,000.00), the Mortgagor in hand
paid by the Mortgagee, the receipt whereof is hereby acknowledged, does hereby
convey unto the Mortgagee, Forever, all of the land located in the County of
Blue Earth, and State of Minnesota, described as follows:

         Property Location:

                  1950 Excel Drive
                  Mankato, MN

         Legal Description:

                  Eastwood Industrial Centre
                  Lot 4 & N201.9'

together with all hereditaments and appurtenances belonging thereto (the
property).

         TO HAVE AND TO HOLD THE SAME, to the Mortgagee forever. The Mortgagor
covenants with Mortgagee as follows: That Mortgagor is lawfully seized of the
Property and has good right to convey the same; that the Property is free from
all encumbrances except as follows:

         1. First mortgages secured by commercial lenders in financing this
project.

         PROVIDED, NEVERTHELESS, That if the Mortgagor shall pay to the
Mortgagee the sum of ONE HUNDRED AND FIFTY THOUSAND and 0/100 ($150,000.00)
DOLLARS, according to the terms of the promissory note of even date herewith
(the Note), the final payment being due and payable November 1, 2009, with
interest at the rate of 6.0% percent per annum, and shall repay to the Mortgagee
at the times and with interest as specified, all sums advanced in protecting the
lien of this Mortgage, in payment of taxes of the Property, insurance premiums
covering buildings thereon, principal or interest on any prior liens, expenses
and attorney's fees herein provided for and sums advanced for any other purpose
authorized herein, and shall keep and perform all the covenants and agreements
herein contained, then this Mortgage shall be null and void, and shall be
released at the Mortgagor's expense.

AND THE MORTGAGOR covenants with the Mortgagee as follows:

         1.       To pay the principal sum of money and interest as specified in
                  the Note;

         2.       To pay all taxes and assessments now due or that may
                  hereinafter become liens against the Property before penalty
                  attaches thereto;

         3.       To keep all buildings, improvements and fixtures now or later
                  located on or a part of the Property insured against loss by
                  fire, extended coverage perils, vandalism, malicious mischief
                  and, if applicable, steam boiler explosion, for at least the
                  amount of full and insurable value at all times while any
                  amount remains unpaid under this Mortgage. If any of the
                  buildings, improvements or fixtures are located in a federally
                  designated flood zone, and if flood insurance is available for
                  that area, Mortgagor shall procure and maintain flood
                  insurance in amounts reasonably satisfactory to the Mortgagee.
                  Each insurance policy shall contain a loss payable clause in
                  favor of the Mortgagee affording all rights and privileges
                  customarily provided under the so-called standard mortgage
                  clause. In the event of damage to the Property by fire or
                  other casualty, the Mortgagor shall promptly give notice of
                  such damage to the Mortgagee and the insurance company. The
                  insurance shall be issued by an insurance company or companies
                  licensed to do business in the State of Minnesota and
                  acceptable to the Mortgagee. The insurance policies shall
                  provide for not less than ten days written notice to the
                  Mortgagee before cancellation, non-renewal, termination, or
                  change in coverage, and the Mortgagor shall deliver to the
                  Mortgagee a duplicate original or certificate of such
                  insurance policies;

         4.       To pay, when due, both principal and interest of all prior
                  liens or encumbrances;

         5.       To commit or permit no waste on the Property and to keep it in
                  good repair;

         6.       To complete forthwith any improvements which may hereafter be
                  under course of construction on the Property; and

         7.       To pay any other expenses and attorney's fees incurred by the
                  Mortgagee by reason of litigation with any third party for the
                  protection of the lien of this Mortgage.

         In case of failure to pay said taxes and assessments, prior liens or
encumbrances, expenses and attorney's fees as above specified, or to insure said
buildings, improvements, and fixtures and deliver the policies as aforesaid, the
Mortgagee may pay such taxes, assessments, prior liens, expenses and attorney's
fees and interest thereon, or obtain such insurance, and the sums so paid shall
bear interest from the date of such payment at the same rate set forth in the
Note, and shall be impressed as an additional lien upon the Property and be
immediately due and payable from the Mortgagor to the Mortgagee and this
Mortgage shall from date thereof secure the repayment of such advances with
interest.

         In case of default in any of the foregoing covenants, the Mortgagor
confers upon the Mortgagee the option of declaring the unpaid balance of the
Note and the interest accrued thereon, together with all sums advanced
hereunder, immediately due and payable without notice, and hereby authorizes and
empowers the Mortgagee to foreclose this Mortgage by judicial proceedings or to
sell the Property at public auction and convey the same to the purchaser in fee
simple in accordance with the statute, and out of the moneys arising from such
sale to retain all sums secured hereby, with interest and all legal costs and
charges of such foreclosure and the maximum attorney's fee permitted by law,
which costs, charges and fees the Mortgagor herein agrees to Pay.

         The Mortgagor and the Mortgagee further covenant and agree as follows:

         1.       Mortgagor shall be furnished a conformed copy of the Note and
                  of this Mortgage at the time of execution or after recordation
                  hereof.

         2.       Upon default of any covenant or agreement by Mortgagor under
                  the terms of the Note or this Mortgage, Mortgagee prior to
                  foreclosure shall mail notice to Mortgagor as provided herein
                  specifying: (a) the nature of the default by the Mortgagor;
                  (b) the action required to cure such default; (c) a date, not
                  less than thirty (30) days from the date the notice is mailed
                  to Mortgagor by which such default must be cured; and (d) that
                  failure to cure such default on or before the date specified
                  in the notice may result in acceleration of the sums secured
                  by this Mortgage and sale of the Property. The notice shall
                  further inform Mortgagor of the right to reinstate after
                  acceleration and the right to bring a court action to assert
                  the non-existence of a default or any other defense of the
                  Mortgagor to acceleration and sale.

         3.       In addition to any notice required under applicable law to be
                  given in another manner, (a) any notice to the Mortgagor
                  provided for in this Mortgage shall be given by mailing such
                  notice by certified mail addressed to the Mortgagor at the
                  Property address or at such other address as the Mortgagor may
                  designate by notice in writing to the Mortgagee as provided
                  herein, and (b) any notice to the Mortgagee shall be given by
                  certified mail, return receipt requested, to Mortgagee at the
                  following address: City of Mankato, 10 Civic Center Plaza,
                  Mankato, MN 56002 or to such other address as Mortgagee may
                  designate by notice in writing to the Mortgagor as provided
                  herein. Any notice provided for in this Mortgage shall be
                  deemed to have been given to Mortgagor or Mortgagee when given
                  in the manner designated herein.

The terms of this Mortgage shall run with the Property and bind the parties
hereto and their successors in interest.

IN TESTIMONY WHEREOF, the Mortgagor has hereunto set their hand the day and year
first above written.

Mortgagor(s)

/s/ W. K. Hankins                            10-5-99
                                             Date

------------------------------               ----------------------
                                             Date

STATE OF Minnesota         )
                           )ss.
COUNTY OF Blue Earth       )

         The foregoing instrument was acknowledged before me this 5th day of
October, 1999, by W. Kirk Hankins.

                                             /s/ Jodi Tuchek

NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK)

STATE OF Minnesota         )
                           )ss.
COUNTY OF Blue Earth       )

         The foregoing instrument was acknowledged before me this ___ day of
_________, 1998, by

                                            -------------------------------.

NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK)

This document was drafted by:
City of Mankato Legal Department
10 Civic Center Plaza
Mankato, MN 56002City of Mankato
                                 PROMISSORY NOTE

1.       In return for a loan from the City of Mankato, a municipal corporation
         under the laws of the City of Mankato(Lender), W. Kirk Hankins
         (Borrower) promises to pay the principal sum of One Hundred and Fifty
         Thousand Dollars ($150,000.00), plus interest, to the order of the
         Lender, at the rate of six percent (6.0%) per year until the full
         amount of the principal has been paid.

2.       Borrowers promise to pay is secured by a mortgage that is dated October
         6, 1999.

3.       Borrower shall make a payment of principal and interest to lender on
         the first day of each month beginning on December 1, 1999. Any
         principal and interest remaining on the first day of November 1, 2009,
         will be due on that date, which is called the maturity date.

4.       Payment shall be made at City Hall, City of Mankato, 10 Civic Center
         Plaza, P.O. Box 3368, Mankato, MN 56002-3368, or at such place as
         Lender may designate in writing by notice to the Borrower.

5.       Each monthly payment of principal and interest will be in the amount of
         $1,665.31.

6.       Borrower has the right to pay the debt evidenced by this Note in whole
         or in part, without charge or penalty on the first day of any month.
         Lender shall accept prepayment on other days provided that the Borrower
         pays interest on the amount prepaid for the remainder of the month to
         the extent required by the Lender and permitted by regulations of the
         Secretary. If Borrower makes a partial prepayment, there will be no
         changes in the due date or in the amount of the monthly payment unless
         Lender agrees in writing to those changes.

7.       If Lender has not received the full monthly payment required by the
         Mortgage described in paragraph 2 of this Note, by the end of fifteen
         calendar days after the payment is due, Lender may collect a late
         charge in the amount of four percent (4%) of the overdue amount of each
         payment.

8.       If Borrower defaults by failing to pay in full any monthly payment,
         then Lender may require immediate payment of the full principal balance
         remaining due and all accrued interest. Lender may choose not to
         exercise this option without waiving its rights in the event of any
         subsequent default.

9.       If Lender has required immediate payment in full, as described above,
         Lender may require Borrower to pay costs and expenses including
         reasonable and customary attorney's fees for enforcing this Note to the
         extent not prohibited by applicable law. Such fees and costs shall bear
         interest from the date of disbursement at the same rate as the
         principal of this Note.

10.      Borrower and any other person who has obligations under this Note waive
         the rights of presentment and notice of dishonor. "Presentment" means
         the right to require Lender to demand payment of amounts due. "Notice
         of Dishonor" means the right to require Lender to give notice to other
         persons that amounts due have not been paid.

11.      Any notice that must be given under this Note will be given by
         delivering it or by mailing it by first class mail to Borrower at the
         property address above or at a different address if the Borrower has
         given Lender notice of Borrower's different address. Any notice that
         must be given to Lender under this Note will be given by first class
         mail at the address stated in Paragraph 4 of this Note or at a
         different address if Borrower is given a notice of that different
         address.

BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants
contained in this Note.

/s/ W. K. Hankins
(signature of mortgagor)

Dated this 6th day of October, 1999

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