Document:

<PAGE>

                                                                   EXHIBIT 10.14

              AMENDMENT TO REVOLVING LINE OF CREDIT LOAN AGREEMENT

         THIS AGREEMENT is made as of the 21st day of June 2002 by and between
Vestin Group, Inc., a Delaware corporation, doing business in Nevada as
Sunderland of Nevada (Borrower"), and Silver State Bank, a State-Chartered Bank
("Lender").

                                   WITNESSETH:

         WHEREAS, the parties executed a Revolving Line of Credit Loan Agreement
dated June 16, 2000 (the "Loan Agreement), wherein Lender agreed to lend to
Borrower certain funds on a revolving line of credit basis, not to exceed at any
time the principal amount of $3,000,000.00, for the purpose of providing
Borrower with revolving line of credit to meet its working capital requirements.
The revolving line was increased by amendment to the note and loan agreement to
$4,000,000.00 on June 21, 2001.

WHEREAS, at Borrower's request, Lender has agreed to advance certain additional
sums to Borrower under the loan and otherwise amend the terms of the loan; and

         WHEREAS, it is appropriate to modify the Loan Agreement as hereinafter
set forth:

         NOW, THEREFORE, for valuable consideration, Borrower and Lender agree
as follows:

         1.       The maturity date shall be extended to June 15, 2003.

         2.       The principal amount of the loan is hereby increased from
                  $4,000,000.00 to $5,000,000.00 as the result of an increase in
                  availability under the Loan evidenced by the Note in the
                  amount of $1,000,000.00 (the "Increased loan amount").

         3.       The first two (2) lines of Section A.1 of the Loan Agreement
                  are amended to provide as follows:

                  "A.1 General. At any time prior to June 15, 2003, Lender shall
                  make disbursements of the Loan (each a "Disbursement") from
                  time to ......"

         4.       The loans thirty day out of debt requirement is from June 15,
                  2002 to June 15, 2003.

         5.       Except as hereby amended, the Loan Agreement remains in full
                  force and effect.

IN WITNESS WHEREOF, the parties have executed this Amendment to Loan Agreement
as of the date first above written.

                                         Vestin Group, Inc., a Delaware
                                         corporation (formerly known as
                                         Sunderland Corporation, a Delaware
                                         corporation, doing business in
                                         Nevada as Sunderland of Nevada)

                                         By: /s/ Stephen Byrne
                                            ------------------------
                                                 Stephen Byrne
                                                 COO<PAGE>

                                                                   EXHIBIT 10.15

             AMENDMENT TO REVOLVING LINE OF CREDIT PROMISSORY NOTE

         THIS AGREEMENT is made as of the 21st day of June 2002 by and between
Vestin Group, Inc., a Delaware corporation, doing business in Nevada as
Sunderland of Nevada (Borrower"), and Silver State Bank, a State-Chartered Bank
("Lender").

                                   WITNESSETH:

         WHEREAS, Borrower executed and delivered its Promissory Note dated June
16, 2000 in the original principal amount of $3,000,000.00, bearing interest at
a rate of Prime plus one percent (1%) and due and payable in full on June 16,
2001 and subsequently extended to June 15, 2002 and increased to $4,000,000.00
(the "Note"). The note is secured by certain collateral assignments of
promissory notes and deeds of trust.

         WHEREAS, there is presently due on account of the Note the principal
sum of $0 with interest paid to June 1, 2002; and

         WHEREAS, it is appropriate to modify the terms of the Note.

         NOW, THEREFORE, for valuable consideration, Borrower and Lender agree
as follows:

         1.       The maturity date shall be extended to June 15, 2003.

         2.       The face amount of the note is hereby increased from
                  $4,000,000.00 to $5,000,000.00 as the result of an increase in
                  availability under the Loan evidenced by the Note in the
                  amount of $1,000,000.00 (the "Increased loan amount").

         3.       An extension fee of $50,000.00 is due as a part of this
                  extension.

         4.       Except as hereby amended, the Note remains in full force and
                  effect,

IN WITNESS WHEREOF, the parties have executed this Amendment to Note as of the
date first above written.

                                         Vestin Group, Inc., a Delaware
                                         corporation (formerly known as
                                         Sunderland Corporation, a Delaware
                                         corporation, doing business in
                                         Nevada as Sunderland of Nevada)

                                         By: /s/ Stephen Byrne
                                            -----------------------
                                                 Stephen Byrne
                                                 COO

                                         Silver State Bank, a
                                         State-Chartered Bank

                                         By:_____________________
                                                 Douglas E. French
                                                 Its: Exec. Vice President
                                                 "Lender"<PAGE>
                                                                               .
                                                                               .
                                                                               .

                                                                   EXHIBIT 10.16

<TABLE>
<CAPTION>
                                                                                       INDEX
LOAN NUMBER    LOAN NAME    ACCT. NUMBER  AGREEMENT DATE  INITIALS   NOTE AMOUNT     (w/Margin)    RATE  MATURITY DATE  LOAN PURPOSE
<S>          <C>            <C>           <C>             <C>       <C>            <C>             <C>   <C>            <C>
300001401    Vestin Group,                   06/26/01        SG     $2,000,000.00   Valley Bank    9.0%     06/26/02     Commercial
                 Inc.                                                              Reference Rate
                                                                                    plus 2.000%
                                                                    Creditor Use
                                                                         Only
</TABLE>

                            COMMERCIAL LOAN AGREEMENT
                               Revolving Draw Loan

DATE AND PARTIES. The date of this Commercial Loan Agreement (Agreement) is June
26, 2001. The parties and their addresses are as follows:

LENDER:
  VALLEY BANK
---------------------------
  370 N. Stephanie St.
  Henderson, Nevada 89014

BORROWER:
  VESTIN GROUP, INC.
  a Delaware Corporation
  2901 El Camino Ave., Ste 206
  Las Vegas, Nevada 89102

1.   DEFINITIONS. For the purposes of this Agreement, the following terms have
the following meanings.

     A.   ACCOUNTING TERMS. In this Agreement, any accounting terms that are not
     specifically defined will have their customary meanings-under generally
     accepted accounting principles.

     B.   INSIDERS. Insiders include those defined as insiders by the United
     States Bankruptcy Code, as amended; or to the extent left undefined,
     include without limitation any officer, employee, stockholder or member,
     director, partner, or any immediate family member of any of the foregoing,
     or any person or entity which, directly or indirectly, controls, is
     controlled by or is under common control with me.

     C.   LOAN. The Loan refers to this transaction generally, including
     obligations and duties arising from the terms of all documents prepared or
     submitted for this transaction.

     D.   PRONOUNS. The pronouns "I ", "me" and "my" refer to every Borrower
     signing this Agreement, individually or together, and their heirs,
     successors and assigns. "You" and "your" refers to the Loan's lender, any
     participants or syndicators, or any person or company that acquires an
     interest in the Loan and their successors and assigns.

     E.   PROPERTY. Property is any property, real, personal or intangible, that
     secures my performance of the obligations of this Loan.

2.   ADVANCES. Advances under this Agreement are made according to the following
terms and conditions.

     A.   MULTIPLE ADVANCES - REVOLVING. In accordance with the terms of this
     Agreement and other Loan documents, you will provide me with a revolving
     draw note and the maximum outstanding principal balance will not exceed
     $2,000,000.00 (Principal).

     B.   REQUESTS FOR ADVANCES. My requests are a warranty that I am in
     compliance with all the Loan documents. When required by you for a
     particular method of advance, my requests for an advance must specify the
     requested amount and the date and be accompanied with any agreements,
     documents, and instruments that you require for the Loan. Any payment by
     you of any check, share draft or other charge may, at your option,
     constitute an advance on the Loan to me. All advances will be made in
     United States dollars. I will indemnify you and hold you harmless for your
     reliance on any request for advances that you reasonably believe to be
     genuine. To the extent premitted by law, I will indemnify you and hold you
     harmless when the person making any request represents that I authorized
     this person to request an advance even when this person is unauthorized or
     this person's signature is not genuine.

     I or anyone I authorize to act on my behalf may request advances by the
     following methods.

          (1)  I make a request in person.

Vestin Group, Inc.                                              Initials XXXXXXX
Nevada COMMERCIAL LOAN AGREEMENT                                         -------
NV/4Xjweaver00505900003326041062501Y                                     Page 1

         (c) 1996 Bankers Systems,Inc., St. Cloud, MN [EXPERE LOGO] (TM)

<PAGE>

          (2)  I make a request by phone.

          (3)  I make a request by mail.

     C.   ADVANCE LIMITATIONS. In addition to any other Loan conditions,
     requests for, and access to, advances are subject to the following
     limitations.

          (1)  Obligatory Advances. You will make all Loan advances subject to
          this Agreement's terms and conditions.

          (2)  Advance Amount. Subject to the terms and conditions contained in
          this Agreement, advances will be made in exactly the amount I request.

          (3)  Cut-Off Time. Requests for an advance received before 04:00 PM
          will be made on any day that you are open for business, on the day for
          which the advance is requested.

          (4)  Disbursement of Advances. On my fulfillment of this Agreement's
          terms and conditions, you will disburse the advance in any manner as
          you and I agree.

          (5)  Credit Limit. I understand that you will not ordinarily grant a
          request for an advance that would cause the unpaid principal of my
          Loan to be greater than the Principal limit. You may, at your option,
          grant such a request without obligating yourselves to do so in the
          future.

          (6)  Records. Your records will be conclusive evidence as to the
          amount of advances, the Loan's unpaid principal balances and the
          accrued interest.

     D.   CONDITIONS. I will satisfy all of the following conditions before
     you either issue any promissory notes or make any advances under this
     Agreement.

          (1)  No Default. There has not been a default under this Agreement or
          other Loan documents nor would a default result from making the Loan
          or any advance.

          (2)  Information. You have received all documents, information,
          certifications and warranties as you may require, all properly
          executed, if appropriate, on forms acceptable to you. This includes,
          but is not limited to, the documents and other items listed in the
          Loan Checklist Report which is hereby incorporated by reference into
          this Agreement.

          (3)  Inspections. You have made all inspections that you consider
          necessary and are satisfied with this inspection.

          (4)  Conditions and Covenants. I will have performed and complied with
          all conditions required for an advance and all covenants in this
          Agreement and any other Loan documents.

          (5)  Warranties and Representations. The warranties and
          representations contained in this Agreement are true and correct at
          the time of making the requested advance.

          (6)  Financial Statements. My most recent financial statements and
          other financial reports, delivered to you, are current, complete, true
          and accurate in all material respects and fairly represent my
          financial condition.

          (7)  Bankruptcy Proceedings. No proceeding under the United States
          Bankruptcy Code has been commenced by or against me or any of my
          affiliates.

3.   MATURITY DATE. I agree to fully repay the Loan by June 26, 2002.

4.   WARRANTIES AND REPRESENTATIONS. I make to you the following warranties and
representations which will continue as long as this Loan is in effect, except
when this Agreement provides otherwise.

     A.   POWER. I am duly organized, and validly existing and in good standing
     in all jurisdictions in which I operate. I have the power and authority to
     enter into this transaction and to carry on my business or activity as it
     is now being conducted and, as applicable, am qualified to do so in each
     jurisdiction in which I operate.

     B.   AUTHORITY. The execution, delivery and performance of this Loan and
     the obligation evidenced by the Note are within my powers, have been duly
     authorized, have received all necessary governmental approval, will not
     violate any provision of law, or order of court or governmental agency, and
     will not violate any agreement to which I am a party or to which I am or
     any of my property is subject.

     C.   NAME AND PLACE OF BUSINESS. Other than previously disclosed in writing
     to you I have not changed my name or principal place of business within the
     last 10 years and have not used any other trade or fictitious name. Without
     your prior written consent, I do not and will not use any other name and
     will preserve my existing name, trade names and franchises.

     D.   LOAN PURPOSE. This Loan is for Commercial purposes.

     E.   NO OTHER LIENS. I own or lease all property that I need to conduct my
     business and activities. I have good and marketable title to all property
     that I own or lease. All of my Property is free and clear of all liens,
     security interests, encumbrances and other adverse claims and interests,
     except those to you or those you consent to in writing.

     F.   COMPLIANCE WITH LAWS. I am not violating any laws, regulations, rules,
     orders, judgments or decrees applicable to me or my property, except for
     those which I am challenging in good faith through proper proceedings after
     providing adequate reserves to fully pay the claim and its challenge should
     I lose.

5.   FINANCIAL STATEMENTS. I will prepare and maintain my financial records
using consistently applied generally accepted accounting principles then in
effect. I will provide you with financial information in a form that you accept
and under the following terms.

Vestin Group, Inc.                                              Initials XXXXXXX
Nevada COMMERCIAL LOAN AGREEMENT                                         -------
NV/4Xjweaver00505900003326041062501Y                                     Page 2

         (c) 1996 Bankers Systems,Inc., St. Cloud, MN [EXPERE LOGO] (TM)

<PAGE>

     A.   CERTIFICATION. I represent and warrant that any financial statements
     that I provide you fairly represents my financial condition for the stated
     periods, is current, complete, true and accurate in all material respects,
     includes all of my direct or contingent liabilities and there has been no
     material adverse change in my financial condition, operations or business
     since the date the financial information was prepared.

     B.   FREQUENCY. Annually, I will provide to you my financial statements,
     tax returns, annual internal audit reports or those prepared by independent
     accountants as soon as available or at least within 30 days after the close
     of each of my fiscal years. Any annual financial statements that I provide
     you will be compiled statements.

     C.   REQUESTED INFORMATION. I will provide you with any other information
     about my operations, financial affairs and condition within days after your
     request.

6.   COVENANTS. Until the Loan and all related debts, liabilities and
obligations are paid and discharged, I will comply with the following terms,
unless you waive compliance in writing.

     A.   PARTICIPATION. I consent to you participating or syndicating the Loan
     and sharing any information that you decide is necessary about me and the
     Loan with the other participants or syndicators.

     B.   INSPECTION. Upon reasonable notice, I will permit you or your agents
     to enter any of my premises and any location where my Property is located
     during regular business hours to do the following.

          (1)  You may inspect, audit, check, review and obtain copies from my
          books, records, journals, orders, receipts, and any correspondence and
          other business related data.

          (2)  You may discuss my affairs, finances and business with any one
          who claims to be my creditor.

          (3)  You may inspect my Property, audit for the use and disposition of
          the Property's proceeds and proceeds of proceeds; or do whatever you
          decide is necessary to preserve and protect the Property and your
          interest in the Property.

     After prior notice to me, you may discuss my financial condition and
     business operations with my independent accountants, if any, or my chief
     financial officer and I may be present during these discussions. As long as
     the Loan is outstanding, I will direct all of my accountants and auditors
     to permit you to examine my records in their possession and to make copies
     of these records. You will use your best efforts to maintain the
     confidentiality of the information you or your agents obtain, except you
     may provide your regulator, if any, with required information about my
     financial condition, operation and business or that of my parent,
     subsidiaries or affiliates.

     C.   BUSINESS REQUIREMENTS. I will preserve and maintain my present
     existence and good standing in the jurisdiction where I am organized and
     all of my rights, privileges and franchises. I will do all that is needed
     or required to continue my business or activities as presently conducted,
     by obtaining licenses, permits and bonds everywhere I engage in business or
     activities or own, lease or locate my property. I will obtain your prior
     written consent before I cease my business or before I engage in any new
     line of business that is materially different from my present business.

     D.   COMPLIANCE WITH LAWS. I will not violate any laws, regulations, rules,
     orders, judgments or decrees applicable to me or my Property, except for
     those which I challenge in good faith through proper proceedings after
     providing adequate reserves to fully pay the claim and its appeal should I
     lose. Laws include without limitation the Federal Fair Labor Standards Act
     requirements for producing goods, the federal Employee Retirement Income
     Security Act of 1974's requirements for the establishment, funding and
     management of qualified deferred compensation plans for employees, health
     and safety laws, environmental laws, tax laws, licensing and permit laws.
     On your request, I will provide you with written evidence that I have fully
     and timely paid my taxes, assessments and other governmental charges levied
     or imposed on me, my income or profits and my property. Taxes include
     without limitation sales taxes, use taxes, personal property taxes,
     documentary stamp taxes, recordation taxes, franchise taxes, income taxes,
     withholding taxes, FICA taxes and unemployment taxes. I will adequately
     provide for the payment of these taxes, assessments and other charges that
     have accrued but are not yet due and payable.

     E.   NEW ORGANIZATIONS. I will obtain your written consent and any
     necessary changes to the Loan documents before I organize or participate in
     the organization of any entity, merge into or consolidate with any one,
     permit any one else to merge into me, acquire all or substantially all of
     the assets of any one else or otherwise materially change my legal
     structure, management, ownership or financial condition.

     F.   OTHER LIABILITIES. I will not incur, assume or permit any debt
     evidenced by notes, bonds or similar obligations, except: debt in existence
     on the date of this Agreement and fully disclosed to you; debt subordinated
     in payment to you on conditions and terms acceptable to you; accounts
     payable incurred in the ordinary course of my business and paid under
     customary trade terms or contested in good faith with reserves satisfactory
     to you.

     G.   NOTICE TO YOU. I will promptly notify you of any material change in my
     financial condition, of the occurrence of a default under the terms of this
     Agreement, or a default by me under any agreement between me and any third
     party which materially and adversely affects my property, operations,
     financial condition or business.

     H.   DISPOSE OF NO ASSETS. Without your prior written consent or as the
     Loan documents permit, I will not sell, lease, assign, transfer, dispose of
     or otherwise distribute all or substantially all of my assets to any person
     other than in the ordinary course of business for the assets' depreciated
     book value or more.

     I.   INSURANCE. I will obtain and maintain insurance with insurers, in
     amounts and coverages that are acceptable to you and customary with
     industry practice. This may include without limitation insurance policies
     for public liability, fire, hazard and

Vestin Group, Inc.                                              Initials XXXXXXX
Nevada COMMERCIAL LOAN AGREEMENT                                         -------
NV/4Xjweaver00505900003326041062501Y                                     Page 3

         (c) 1996 Bankers Systems,Inc., St. Cloud, MN [EXPERE LOGO] (TM)

<PAGE>

     extended risk, workers compensation, and, at your request, business
     interruption and/or rent loss insurance. At your request, I will deliver to
     you certified copies of all of these insurance policies, binders or
     certificates. I will obtain and maintain a mortgagee or loss payee
     endorsement for you when these endorsements are available. I will
     immediately notify you of cancellation or termination of insurance. I will
     require all insurance policies to provide you with at least 10 days prior
     written notice to you of cancellation or modification. I consent to you
     using or disclosing information relative to any contract of insurance
     required by the Loan for the purpose of replacing this insurance. I also
     authorize my insurer and you to exchange all relevant information related
     to any contract of insurance required by any document executed as part of
     this Loan.

     J.   PROPERTY MAINTENANCE. I will keep all tangible and intangible property
     that I consider necessary or useful in my business in good, working
     condition by making all needed repairs, replacements and improvements and
     by making all rental, lease or other payments due on this property.

     K.   PROPERTY LOSS. I will immediately notify you, and the insurance
     company when appropriate, of any material casualty, loss or depreciation to
     the Property or to my other property that affects my business.

     L.   LEVERAGE RATIO. I will maintain at all times a ratio of total
     liabilities to tangible net worth, determined under consistently applied
     generally accepted accounting principles, of N/A or less.

     M.   MINIMUM TANGIBLE NET WORTH. I will maintain at all times a tangible
     net worth, determined under consistently applied generally accepted
     accounting principles, of $N/A or more. Tangible net worth is the amount
     that total assets exceed total liabilities. For determining tangible net
     worth, total assets will exclude all intangible assets, including without
     limitation goodwill, patents, trademarks, trade names, copyrights, and
     franchises, and will also exclude all Accounts Receivable, owed by my
     Insiders, that do not provide for a repayment schedule.

     N.   MINIMUM CURRENT RATIO. I will maintain at all times a ratio of current
     assets to current liabilities, determined under consistently applied
     generally accepted accounting principles, of N/A or more.

     O.   MINIMUM WORKING CAPITAL. I will maintain at all times a working
     capital, determined under consistently applied generally accepted
     accounting principles by subtracting current liabilities from current
     assets, of $N/A or more. For this determination, current assets exclude
     N/A. Current liabilities include (1) all obligations payable on demand or
     within one year after the date on which the determination is made, and (2)
     final maturities and sinking fund payments required to be made within one
     year after the date on which the determination is made, but exclude all
     liabilities or obligations that I may renew or extend to a date more than
     one year from the date of this determination.

     P.   ADDITIONAL COVENANTS. 1. Advances are limited to 90 day notes. 2. Bank
     has sole discretion as to acceptance of collateral.3. 150% compensating
     balance required prior to funding. INITIALS (_____) (_____).

7.   DEFAULT. I will be in default if any of the following occur:

     A.   PAYMENTS. I fail to make a payment in full when due.

     B.   INSOLVENCY OR BANKRUPTCY. I make an assignment for the benefit of
     creditors or become insolvent, either because my liabilities exceed my
     assets or I am unable to pay my debts as they become due; or I petition for
     protection under federal, state or local bankruptcy, insolvency or debtor
     relief laws, or am the subject of a petition or action under such laws and
     fail to have the petition or action dismissed within a reasonable period of
     time not to exceed 60 days.

     C.   BUSINESS TERMINATION. I merge, dissolve, reorganize, end my business
     or existence, or a partner or majority owner dies or is declared legally
     incompetent.

     D.   FAILURE TO PERFORM. I fail to perform any condition or to keep any
     promise or covenant of this Agreement.

     E.   OTHER DOCUMENTS. A default occurs under the terms of any other
     transaction document.

     F.   OTHER AGREEMENTS. I am in default on any other debt or agreement I
     have with you.

     G.   MISREPRESENTATION. I make any verbal or written statement or provide
     any financial information that is untrue, inaccurate, or conceals a
     material fact at the time it is made or provided.

     H.   JUDGMENT. I fail to satisfy or appeal any judgment against me.

     I.   FORFEITURE. The Property is used in a manner or for a purpose that
     threatens confiscation by a legal authority.

     J.   NAME CHANGE. I change my name or assume an additional name without
     notifying you before making such a change.

     K.   PROPERTY TRANSFER. I transfer all or a substantial part of my money or
     property.

     L.   PROPERTY VALUE. The value of the Property declines or is impaired.

     M.   MATERIAL CHANGE. Without first notifying you, there is a material
     change in my business, including ownership, management, and financial
     conditions.

     N.   INSECURITY. You reasonably believe that you are insecure.

8.   REMEDIES. After I default, and after you give any legally required notice
and opportunity to cure the default, you may at your option do any one or more
of the following.

     A.   ACCELERATION. You may make all or any part of the amount owing by the
     terms of the Loan immediately due.

     B.   SOURCES. You may use any and all remedies you have under state or
     federal law or in any instrument securing the Loan.

Vestin Group, Inc.                                              Initials XXXXXXX
Nevada COMMERCIAL LOAN AGREEMENT                                         -------
NV/4Xjweaver00505900003326041062501Y                                     Page 4

         (c) 1996 Bankers Systems,Inc., St. Cloud, MN [EXPERE LOGO] (TM)

<PAGE>

     C.   INSURANCE BENEFITS. You may make a claim for any and all insurance
     benefits or refunds that may be available on my default.

     D.   PAYMENTS MADE ON MY BEHALF. Amounts advanced on my behalf will be
     immediately due and may be added to the balance owing under the terms of
     the Loan, and accrue interest at the highest post-maturity interest rate.

     E.   TERMINATION. You may terminate my right to obtain advances and may
     refuse to make any further extensions of credit.

     F.   ATTACHMENT. You may attach or garnish my wages or earnings.

     G.   SET-OFF. You may use the right of set-off. This means you may set-off
     any amount due and payable under the terms of the Loan against any right I
     have to receive money from you.

     My right to receive money from you includes any deposit or share account
     balance I have with you; any money owed to me on an item presented to you
     or in your possession for collection or exchange; and any repurchase
     agreement or other non-deposit obligation. "Any amount due and payable
     under the terms of the Loan" means the total amount to which you are
     entitled to demand payment under the terms of the Loan at the time you
     set-off.

     Subject to any other written contract, if my right to receive money from
     you is also owned by someone who has not agreed to pay the Loan, your right
     of set-off will apply to my interest in the obligation and to any other
     amounts I could withdraw on my sole request or endorsement.

     Your right of set-off does not apply to an account or other obligation
     where my rights arise only in a representative capacity. It also does not
     apply to any Individual Retirement Account or other tax-deferred retirement
     account.

     You will not be liable for the dishonor of any check when the dishonor
     occurs because you set-off against any of my accounts. I agree to hold you
     harmless from any such claims arising as a result of your exercise of your
     right of set-off.

     H.   WAIVER. Except as otherwise required by law, by choosing any one or
     more of these remedies you do not give up your right to use any other
     remedy. You do not waive a default if you choose not to use a remedy. By
     electing not to use any remedy, you do not waive your right to later
     consider the event a default and to use any remedies if the default
     continues or occurs again.

9.   COLLECTION EXPENSES AND ATTORNEYS' FEES. On or after Default, to the extent
permitted by law, I agree to pay all expenses of collection, enforcement or
protection of your rights and remedies under this Agreement. Expenses include,
but are not limited to, attorneys' fees, court costs and other legal expenses.
These expenses are due and payable immediately. If not paid immediately, these
expenses will bear interest from the date of payment until paid in full at the
highest interest rate in effect as provided for in the terms of this Loan. All
fees and expenses will be secured by the Property I have granted to you, if any.
To the extent permitted by the United States Bankruptcy Code, I agree to pay the
reasonable attorneys' fees you incur to collect this debt as awarded by any
court exercising jurisdiction under the Bankruptcy Code.

10.  APPLICABLE LAW. This Agreement is governed by the laws of Nevada, the
United States of America and to the extent required, by the laws of the
jurisdiction where the Property is located. In the event of a dispute, the
exclusive forum, venue and place of jurisdiction will be in Nevada, unless
otherwise required by law.

11.  JOINT AND INDIVIDUAL LIABILITY AND SUCCESSORS. My obligation to pay this
Loan is independent of the obligation of any other person who has also agreed to
pay it. You may sue me alone, or anyone else who is obligated on this Loan, or
any number of us together, to collect this Loan. Extending this Loan or new
obligations under this Loan, will not affect my duty under this Loan and I will
still be obligated to pay this Loan. The duties and benefits of this Loan will
bind and benefit the successors and assigns of you and me.

12.  AMENDMENT, INTEGRATION AND SEVERABILITY. This Agreement may not be amended
or modified by oral agreement. No amendment or modification of this Agreement is
effective unless made in writing and executed by you and me. This Agreement is
the complete and final expression of the understanding between you and me. If
any provision of this Agreement is unenforceable, then the unenforceable
provision will be severed and the remaining provisions will still be
enforceable.

13.  INTERPRETATION. Whenever used, the singular includes the plural and the
plural includes the singular. The section headings are for convenience only and
are not to be used to interpret or define the terms of this Agreement.

14.  NOTICE, FINANCIAL REPORTS AND ADDITIONAL DOCUMENTS. Unless otherwise
required by law, any notice will be given by delivering it or mailing it by
first class mail to the appropriate party's address listed in the DATE AND
PARTIES section, or to any other address designated in writing. Notice to one
party will be deemed to be notice to all parties. I will inform you in writing
of any change in my name, address or other application information. I will
provide you any financial statement or information you request. All financial
statements and information I give you will be correct and complete. I agree to
sign, deliver, and file any additional documents or certifications that you may
consider necessary to perfect, continue, and preserve my obligations under this
Loan and to confirm your lien status on any Property. Time is of the essence.

15.  AGREEMENT TO ARBITRATE. You or I may submit to arbitration any dispute,
claim or other matter in question between or among you and me that arises out of
or relates to this Transaction (Dispute), except as otherwise indicated in this
section or as you and I agree to in writing. For purposes of this section, this
Transaction includes this Agreement and any other documents, instruments and
proposed loans or extensions of credit that relate to this Agreement. You or I
will not arbitrate any Dispute within any "core proceedings" under the United
States bankruptcy laws.

Vestin Group, Inc.                                              Initials XXXXXXX
Nevada COMMERCIAL LOAN AGREEMENT                                         -------
NV/4Xjweaver00505900003326041062501Y                                     Page 5

         (c) 1996 Bankers Systems,Inc., St. Cloud, MN [EXPERE LOGO] (TM)

<PAGE>

You and I must consent to arbitrate any Dispute concerning a debt secured by
real estate at the time of the proposed arbitration. You may foreclose or
exercise any powers of sale against real property securing a debt underlying any
Dispute before, during or after any arbitration. You may also enforce the debt
secured by this real property and underlying the Dispute before, during or after
any arbitration.

You or I may seek provisional remedies at any time from a court having
jurisdiction to preserve the rights of or to prevent irreparable injury to you
or me. Foreclosing or exercising a power of sale, beginning and continuing a
judicial action or pursuing self-help remedies will not constitute a waiver of
the right to compel arbitration.

The arbitrator will determine whether a Dispute is arbitrable. A single
arbitrator will resolve any Dispute, whether individual or joint in nature, or
whether based on contract, tort, or any other matter at law or in equity. The
arbitrator may consolidate any Dispute with any related disputes, claims or
other matters in question not arising out of this Transaction. Any court having
jurisdiction may enter a judgment or decree on the arbitrator's award. The
judgment or decree will be enforced as any other judgment or decree.

You and I acknowledge that the agreements, transactions or the relationships
which result from the agreements or transactions between and among you and me
involve interstate commerce. The United States Arbitration Act will govern the
interpretation and enforcement of this section.

The American Arbitration Association's Commercial Arbitration Rules, in effect
on the date of this Agreement, will govern the selection of the arbitrator and
the arbitration process, unless otherwise agreed to in this Agreement or another
writing.

16.  WAIVER OF TRIAL FOR ARBITRATION. You and I understand that the parties have
the right or opportunity to litigate any Dispute through a trial by judge or
jury, but that the parties prefer to resolve Disputes through arbitration
instead of litigation. If any Dispute is arbitrated, you and I voluntarily and
knowingly waive the right to have a trial by jury or judge during the
arbitration.

17.  SIGNATURES. By signing, I agree to the terms contained in this Agreement. I
also acknowledge receipt of a copy of this Agreement.

  BORROWER:

    Vestin Group, Inc.

      _____________________________
      Stephen J. Byrne, President

      _____________________________
      Lance K. Bradford, Secretary

  LENDER:

    Valley Bank

      _____________________________
      Steve Gilbert, EVP/Chief Credit Officer

Vestin Group, Inc.                                              Initials XXXXXXX
Nevada COMMERCIAL LOAN AGREEMENT                                         -------
NV/4Xjweaver00505900003326041062501Y                                     Page 6

         (c) 1996 Bankers Systems,Inc., St. Cloud, MN [EXPERE LOGO] (TM)

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