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                                                                    EXHIBIT 10.1

                      3/04 SENIOR SECURED CREDIT AGREEMENT

                                    Preamble

         This 3/04 Senior Secured Credit Agreement (the "3/04 CREDIT AGREEMENT"
and as it may be supplemented, amended or restated, the "CURRENT CREDIT
AGREEMENT" or, within itself, this "AGREEMENT"), whose effective date (the
"EFFECTIVE DATE") is March 22, 2004, among SUNSET FINANCIAL RESOURCES, INC. (the
"COMPANY"), a Maryland corporation with its principal office at 4231 Walnut
Bend, Jacksonville, Florida 32257, JPMORGAN CHASE BANK ("JPMORGAN"), a New York
banking corporation, acting herein as a Lender (as defined in SECTION 1.2) and
agent and representative of the other Lenders (in that capacity JPMorgan is
called the "AGENT"), and such other Lenders as may from time to time be party to
this Agreement, recites and provides as follows:

                                    Recitals

         The Company has asked the Lenders and the Agent to establish a $250
million senior, secured, revolving line of credit for warehousing the Company's
Prime and Alt-A Single-family first lien mortgage loans, with availability of
100% of the Aggregate Committed Sum to finance Dry Loans and limited
availability for Wet Loans (40% of the Aggregate Committed Sum for the first and
last five Business Days of the month and 30% on other days), Jumbo Loans and
Super Jumbo Loans (75%, with Super Jumbo Loans further limited to 10%, of the
Aggregate Committed Sum), non-owner occupied Mortgage Loans (5% of the Aggregate
Committed Sum) and Townhouse or Condo Mortgage Loans (5% of the Aggregate
Committed Sum)(capitalized terms used in these recitals being defined above or
in SECTION 1), and the Lenders and the Agent have agreed to do so on the terms
and subject to the conditions of this Agreement.

         In addition, if and when JPMorgan is no longer the only Lender (as it
is on the Effective Date), JPMorgan has agreed to provide a separate revolving
swing line of credit to initially and temporarily finance the Company's
borrowings pending their funding by all of the Lenders pursuant to this
Agreement.

         The Lenders' and Agent's agreement to establish and continue the credit
line and JPMorgan's agreement to establish and continue the swing line are each
made upon and subject to the terms and conditions of this Agreement. If there is
any conflict or inconsistency between these recitals and the following
agreements, the latter shall govern and control. If there is any conflict or
inconsistency between any of the terms or provisions of this Agreement and any
of the other Facilities Papers, this Agreement shall govern and control. If
there is any conflict between any provision of this Agreement and any later
supplement, amendment, restatement or replacement of it, the latter shall govern
and control.

                                   Agreements

         In consideration of the premises, the mutual agreements stated below
and other good and valuable consideration paid by each party to each other party
to this Agreement, the receipt and sufficiency of which each hereby
acknowledges, the parties hereby agree as follows.

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                                 1 DEFINITIONS

         1.1. Defined Terms. Except where otherwise specifically stated,
capitalized terms used in this Agreement and the other Facilities Papers have
the meanings assigned to them below or elsewhere in this Agreement.

         1.2. Definitions of General Application. The terms defined in this
Section are generally applicable. For convenience of reference, defined terms
relating only to the calculation and payment of interest are defined in SECTION
1.3.

         "3/04 CREDIT AGREEMENT" is defined in this Agreement's preamble.

         "ACCELERATION DATE" is defined in the definition of "Maturity Date".

         "ADJUSTED TANGIBLE NET WORTH" means, on any day:

                  (a)      the excess of the Company's total assets over total
         liabilities on that day -- including assets and liabilities of its
         wholly-owned subsidiaries -- each being determined in accordance with
         GAAP consistent with the accounting principles applied in the
         preparation of the Financial Statements referred to in SECTION 8.4;

         less     (b)      the value  included in the  Financial  Statements
         referred to in SECTION 8.4 for mortgage loan servicing rights and
         capitalized excess mortgage loan servicing fees;

         less     (c)      aggregate  investments in Subsidiaries and Affiliates
         included in the Financial Statements referred to in SECTION 8.4;

         less     (d)      net total advances to Subsidiaries and Affiliates
         outstanding;

         less     (e)      goodwill and all other assets not supported by or
         representative of a tangible asset, which intangible assets would be
         deemed by HUD to be unacceptable for the purpose of calculating
         adjusted net worth in accordance with HUD requirements in effect as of
         such day;

         plus     (f)      a value for the capitalized mortgage loan servicing
         rights (if any) excluded in clause (b) above that is an amount equal to
         the lesser of (i) sixty-five percent (65%) of the value of such
         capitalized mortgage loan servicing rights as determined by the most
         recent appraisal thereof approved by the Agent and (ii) sixty-five
         basis points (0.65%) of the unpaid principal balance of the portfolio
         of Serviced Loans in respect of such capitalized mortgage loan
         servicing rights;

         plus     (g)      Qualified Subordinated Debt to the extent due thirty
         (30) days or more after the Maturity Date.

         "ADVANCE" means a disbursement by the Lenders under the Loan in
accordance with the terms of this Agreement -- including initial disbursements,
readvances of funds previously

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advanced to the Company and repaid to the Lenders and protective advances made
without any requirement for any Request for Borrowing -- and is a correlative of
"Borrowing": a Borrowing from the Lenders' and the Agent's point of view. Where
"Swing Line" prefaces "Advance", then it means an Advance by JPMorgan under the
Swing Line. Each Advance shall be classified by the Agent as of its initial
funding date (or, for Advances made to fund Wet Loans to the extent of the
Collateral Values of such Wet Loans as they convert to Dry Loans, on their
conversion date) as one or the other of the following Types:

         (i) a Single-family Warehouse Advance (i.e., an Advance made to finance
Dry Loans); or

         (ii) a Wet Warehousing Advance.

         "ADVANCE RATE" is defined in the definition of "Collateral Value".

         "AFFILIATE" means and includes, with respect to a specified Person, any
other Person:

         (a) that directly or indirectly through one or more intermediaries
Controls, is Controlled by or is under common Control with the specified Person
(in this definition only, the term "CONTROL" means having the power to set or
direct management policies, directly or indirectly);

         (b) that is a director, trustee, partner, member or executive officer
of the specified Person or serves in a similar capacity in respect of the
specified Person;

         (c) of which the specified Person is a director, trustee, partner,
member or executive officer or with respect to which the specified Person serves
in a similar capacity and over whom the specified Person, either alone or
together with one or more other Persons similarly situated, has Control;

         (d) that, directly or indirectly through one or more intermediaries, is
the beneficial owner of ten percent (10%) or more of any class of equity
securities -- which does not include any MBS -- of the specified Person; or

         (e) of which the specified Person is directly or indirectly the owner
of ten percent (10%) or more of any class of equity securities of the specified
Person.

         "AGED LOAN" is defined in the definition of "Long Warehoused (Aged)
Loan".

         "AGENCY" means Ginnie Mae, Fannie Mae, Freddie Mac, HUD, FHA or VA.

         "AGENT" is defined in this Agreement's preamble.

         "AGENT'S FEE" is defined in SECTION 5.8.

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         "AGGREGATE COMMITTED SUM" means, on any day, the lesser of (a) the
Maximum Aggregate Commitment for that day as stated in SCHEDULE MAC in effect
for that day, and (b) the aggregate of the Lenders' individual Committed Sums
for that day as stated in the definition of "Committed Sum" below.

         "AGREEMENT" is defined in this Agreement's preamble.

         "ALT-A LOAN" means a first Lien Single-family Loan that has a FICO
score of at least 630 and that satisfies the underwriting guidelines of, and is
eligible for purchase by, an investor approved by the Agent.

         "APPRAISAL" means an appraisal by a licensed appraiser selected in
accordance with Agency guidelines and not identified to the Company as an
unacceptable appraiser by an Agency, and who is experienced in estimating the
value of property of that same type in the community where it is located, and
who -- unless approved by the Agent on a case-by-case basis -- is not a
director, officer or employee of the Company or any Affiliate of the Company, or
related as a parent, sibling, child or first cousin to any of the Company's or
any such Affiliate's respective directors or officers or any of their spouses, a
signed copy of the written report of which appraisal is in the possession of the
Company or its Servicer.

         "AUTHORIZED COMPANY REPRESENTATIVE" means a representative of the
Company duly designated by all requisite corporate action to execute any
certificate, schedule or other document contemplated or required by this
Agreement or the Custody Agreement on behalf of the Company and as its act and
deed. A list of Authorized Company Representatives current as of the Effective
Date is attached as SCHEDULE AR. The Company will use its best efforts to
provide an updating list of Authorized Company Representatives to the Agent and
the Custodian promptly following each addition to or subtraction from such list,
and the Agent, the Lenders and the Custodian shall be entitled to rely on each
such list until such an updating list is received by the Agent and the
Custodian.

         "BASIC PAPERS" means all of the Loan Papers that must be delivered to
the Custodian -- in the case of Wet Loans, on or before the seventh (7th)
Business Day after the related Advance -- in order for any particular item of
Collateral to be Eligible Collateral and have Collateral Value. EXHIBIT C to the
Custody Agreement lists the Basic Papers, and reference is here made to the
Custody Agreement for that listing.

         "BOOK SINGLE-FAMILY COLLATERAL VALUE" is defined in the definition of
"Collateral Value".

         "BORROWING" is a correlative of "Advance": an Advance from the
Company's point of view. Where "Swing Line" prefaces "Borrowing", then it means
a Borrowing from JPMorgan under the Swing Line. Where "Wet Warehousing" prefaces
"Borrowing", then it means a Borrowing under the Wet Warehousing Sublimit.

         "BORROWING BASE" means, on any day, the sum of the Collateral Values of
all Eligible Collateral then Pledged to the Agent.

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         "BROKER'S PRICE OPINION" means the written opinion of the value of a
tract or parcel of Single-family residential real property securing a Mortgage
Loan, issued by a real estate broker duly licensed as such by the jurisdiction
in which the subject property is located and that is not an Affiliate of the
Company or of any of the Company's or its Subsidiaries' or Affiliates' directors
of officers and is not an employee of any of them, selected reasonably and in
good faith by the Company.

         "BUSINESS DAY" means any day when both (1) the Agent's main branch in
Houston, Texas is open for regular commercial banking business and (2) federal
funds wire transfers can be made.

         "CASH EQUIVALENTS" means and includes, on any day:

         (a) any evidence of debt issued by the United States government, or
guaranteed as to the timely payment of principal and interest by the United
States government, and maturing twelve (12) months or less after that day;

         (b) commercial paper issued by a corporation (other than an Affiliate
of the Company) organized under the laws of any state of the United States of
America or of the District of Columbia, rated A-1 by Standard & Poor's (a
division of The McGraw-Hill Companies, Inc.), P-1 by Moody's Investors Service,
Inc. or the equivalent rating by another nationally-recognized ratings service
acceptable to the Agent, and having a stated maturity date nine (9) months or
less after its issue date;

         (c) any certificate of deposit or banker's acceptance issued by a
commercial bank that is a member of the Federal Reserve System and has a
combined unimpaired capital and surplus and unimpaired undivided profits of not
less than Five Hundred Million Dollars ($500,000,000), and maturing not more
than twelve (12) months after that day; and

         (d) any repurchase agreement (i) entered into with any Federal Reserve
System member commercial bank of the size referred to in CLAUSE c above and (ii)
secured by any obligation of the type described in any of CLAUSES (a)-(c) above
and (iii) having a market value on its date of at least one hundred percent
(100%) of the repurchase obligation of that commercial bank.

         "CENTRAL ELEMENTS" means and includes the value of a substantial part
of the Collateral; the prospects for repayment of each portion of the Loan, both
principal and interest, when due; the validity or enforceability of this
Agreement, any Senior Credit Note or other Facilities Papers and, as to any
Person referred to in any reference to the Central Elements, such Person's
property, business operations, financial condition and ability to fulfill its
obligations under this Agreement or any other Facilities Papers, each taken as a
whole, and such Person's prospects of continuing in business as a going concern.

         "CHANGE OF EXECUTIVE MANAGEMENT" means the occurrence of any event
after which, without the Agent's prior written consent, any of John Bert Watson,
Thomas G. Manuel, Byron L. Boston or Mike Pannell shall cease for any reason
whatsoever, including death or disability, to

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be, and to continuously perform the duties of, President and Chief Executive
Officer, Chief Operating Officer, Chief Investment Officer and Chief Financial
Officer, respectively, of the Company or, if such cessation shall occur as a
result of death or disability, no successor satisfactory to the Agent, in its
reasonable judgment, shall have become, and shall have commenced to perform the
duties of, President and Chief Executive Officer, Chief Operating Officer, Chief
Investment Officer and Chief Financial Officer, respectively, of the Company
within ninety (90) days after such cessation; provided that if any such
satisfactory successor shall have been so elected and shall have commenced
performance of such duties within such period, then the name of such successor
or successors shall be deemed to have been inserted in place of John Bert
Watson, Thomas G. Manuel, Byron L. Boston or Mike Pannell, as applicable, in
this definition.

         "COLLATERAL" is any or all collateral (as the context requires) for the
Obligations: Pledged Loans, their security, their related Loan Papers and the
right to recover under the related Hazard Insurance Policies, consisting of the
"SINGLE-FAMILY COLLATERAL", which means Pledged Loans, their security, their
related Loan Papers and the right to recover under the related Hazard Insurance
Policies.

         "COLLATERAL CONFIRMATION AGREEMENT" means a collateral confirmation
agreement in the form attached as EXHIBIT E to the Custody Agreement or another
form acceptable to the Custodian, duly executed by an Authorized Company
Representative and delivered to the Custodian (1) listing Mortgage Loans being
Pledged to the Agent (or, in the case of Dry Loans already pledged as Wet Loans,
listing Mortgage Loans whose Basic Papers are being delivered to the Agent)
concurrently with the delivery to the Custodian of such collateral confirmation
agreement by Company loan number and showing for each the Customer name and
original loan amount, (2) certifying that, for each such Pledged Loan, the Basic
Papers have been executed and delivered by all appropriate Persons and such
Pledged Loan has been originated, closed, funded and sold and assigned to the
Company and (3) certifying that the Basic Papers for such Mortgage Loan have
been shipped to the Custodian or (in the case of Wet Loans) are in the
possession of its closer, the Company or the Company's Servicer for such Pledged
Loan, and that (for all Pledged Loans) one of the latter has possession of the
Supplemental Papers therefor.

         "COLLATERAL RECORDS" means books, records, ledger cards, files, papers,
documents, instruments, certificates, appraisal reports journals, reports,
correspondence, customer lists, information and data that describes, catalogs or
lists such information or data, computer printouts, media (tapes, discs, cards,
drives, flash memory or any other kind of physical or virtual data or
information storage media or systems) and related data processing software
(subject to any licensing restrictions) and similar items that at any time
evidence or contain information relating to any of the Collateral, and other
information and data that is used or useful for managing and administering the
Pledged Loans, together with the nonexclusive right to use (in common with the
Company and any other secured party that has a valid and enforceable security
interest therein and that agrees that its security interest is similarly
nonexclusive) the Company's operating systems to manage and administer any of
the Collateral and any of the related data and information described above, or
that otherwise relates to the Collateral, together with the media on which the
same are stored to the extent stored with material information or data that
relates to property other than the Collateral (tapes, discs, cards, drives,
flash memory or any other kind of

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physical or virtual data or information storage media or systems), and the
Company's rights to access the same, whether exclusive or nonexclusive, to the
extent that such access rights may lawfully be transferred or used by the
Company's permittees, and any computer programs that are owned by the Company
(or licensed to the Company under licenses that may lawfully be transferred or
used by the Company's permittees) and that are used or useful to access,
organize, input, read, print or otherwise output and otherwise handle or use
such information and data.

             "COLLATERAL SUPPORT" means all property (real or personal)
assigned, hypothecated or otherwise securing any Collateral and includes any
security agreement or other agreement granting a lien or security interest in
such real or personal property, including:

         (a) all Loan Papers, whether now owned or hereafter acquired, related
to, and all private mortgage insurance on, any Pledged Loans, and all renewals,
extensions, modifications and replacements of any of them;

         (b) all rights, liens, security interests, guarantees, insurance
agreements and assignments accruing or to accrue to the benefit of the Company
in respect of any Pledged Loan;

         (c) all of the Company's rights, powers, privileges, benefits and
remedies under each and every paper now or hereafter securing, insuring,
guaranteeing or otherwise relating to or delivered in connection with any
Pledged Loan, including all guarantees, lien priority agreements, security
agreements, deeds of trust, collateral assignments, subordination agreements,
negative pledge agreements, loan agreements, management agreements, development
agreements, design professional agreements, payment, performance or completion
bonds, title and casualty insurance policies and mortgage guaranty or insurance
contracts;

         (d) all of the Company's rights, to the extent assignable, in, to and
under any and all commitments issued by (i) Ginnie Mae, Fannie Mae, Freddie Mac,
another mortgage company or any other investor or any lender or securities
issuer to guarantee, purchase or invest in any of the Pledged Loans or any MBS
based on or backed by any of them or (ii) any broker or investor to purchase any
MBS, whether evidenced by book entry or certificate, representing or secured by
any interest in any of the Pledged Loans, together with the proceeds arising
from or pursuant to any and all such commitments;

         (e) all rights under every Hazard Insurance Policy relating to real
estate securing a Pledged Loan for the benefit of the creditor of such Pledged
Loan, the proceeds of all errors and omissions insurance policies and all rights
under any blanket hazard insurance policies to the extent they relate to any
Pledged Loan or its security and all hazard insurance or condemnation proceeds
paid or payable with respect to any of the Pledged Loans and/or any of the
property securing payment of any of the Pledged Loans or covered by any related
instrument;

         (f) all present and future claims and rights of the Company to have,
demand, receive, recover, obtain and retain payments from, and all proceeds of
any nature paid or payable by, any governmental, quasi-governmental or private
mortgage guarantor or insurer (including VA, FHA or any other Person) with
respect to any of the Pledged Loans; and

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         (g) all tax, insurance, maintenance fee and other escrow deposits or
payments made by the Customers under such Pledged Loans (the Agent and the
Lenders acknowledge that the Company's rights in such deposits are limited to
the rights of an escrow agent and such other rights, if any, in and to such
deposits as are accorded by the Pledged Loans and related papers) and all
monies, accounts, deposit accounts, payment intangibles and general intangibles,
however designated or maintained, constituting or representing so-called
"completion escrow" funds or "holdbacks", and being Pledged Loans' proceeds
recorded as disbursed but that have not been paid over to the seller of the
subject Mortgaged Premises (the purchase of which is financed by such Pledged
Loan), but that are instead being held by the Company or by a third party escrow
agent pending completion of specified improvements or landscaping requirements
for such Mortgaged Premises.

         "COLLATERAL VALUE" means the value of Eligible Collateral for purposes
of this Agreement. Collateral (i) that is not duly Pledged to the Agent, (ii) in
which the Agent does not have a first and prior perfected Lien (except that in
the case of Wet Loans Pledged to the Agent for seven (7) or less Business Days,
the fact that the Agent does not have possession, directly or through the
Custodian, of the Basic Papers therefor shall not affect such Wet Loans'
Collateral Value) or (iii) that is not Eligible Collateral because it does not
satisfy in all material respects one or more of the conditions to eligibility
stated for it in this Agreement, shall have zero Collateral Value, and
Collateral that at one time satisfied all conditions for eligibility but for
which a Disqualifier has occurred shall have zero Collateral Value from the date
of that Disqualifier unless and until the Company has cured all applicable
Disqualifiers or the Agent has waived them in writing; provided that the
reduction for any reason of the Collateral Value of any Collateral that is
Pledged to the Agent shall not itself affect or impair the Agent's security
interest in that Collateral. Collateral Values of the two types of Eligible
Collateral, duly Pledged to the Agent with the Agent having Lien priority and
perfection as aforesaid and as to which no such uncured or unwaived Disqualifier
has occurred, shall be determined as follows:

         (a) The "SINGLE-FAMILY COLLATERAL VALUE" on any day of any Eligible
Single-family Collateral, whether a Dry Loan or a Wet Loan, shall be its "BOOK
SINGLE-FAMILY COLLATERAL VALUE", which is the least of:

         (i) ninety-eight percent (98%) of such Pledged Loan's Principal Balance
on that day;

         (ii) for a Pledged Loan originated by any Affiliate of the Company,
ninety-eight percent (98%) of the loan amount at origination less discount
points received by such Affiliate, as stated on the Pledged Loan's HUD-1
Settlement Statement; and

         (iii) for a Pledged Loan directly or indirectly acquired by the Company
from a mortgage broker or a correspondent that is not an Affiliate of the
Company, ninety-eight percent (98%) of the net purchase price paid therefor by
the Company (i.e., net of all origination fees, discounts, refunds and rebates,
however and whenever credited or payable to the Company and without regard,
however, to any servicing release premium paid by the Company);

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provided that if any Lender shall elect to mark it to market, such Pledged
Loan's Collateral Value for that day shall be the lesser of (x) its Book
Single-family Collateral Value or (y) ninety-five percent (95%) of its Market
Value on that day.

(b) The Collateral Value of any other type of Collateral shall be as is
reasonably determined by the Agent.

The applicable percentage factor (stated above) for determining the value of any
particular item of Collateral is the "ADVANCE RATE" for that Collateral. Each of
such values shall be as determined by the Agent -- which may accept as correct
any value proposed by the Company that is not obviously and materially incorrect
on its face -- and each determination by the Agent of Collateral Value (and of
each element of each such determination, including Market Value) may be computed
using any reasonable averaging, interpolation and attribution method and, absent
manifest error, shall be conclusive and binding.

         "COMMITMENT" means, for each Lender, its commitment under SECTION 2.1
to fund its Funding Share of Advances under the Credit Line, limited to such
Lender's Committed Sum. Such term also includes JPMorgan's Commitment under
SECTION 2.5 to fund the Swing Line, limited to the Swing Line Limit, upon and
subject to the terms of this Agreement.

         "COMMITMENTS CANCELLATION DATE" is defined in the definition of
"Termination Date".

         "COMMITTED SUM" means, for any day, the maximum amount a Lender is
committed on that day to lend to the Company (or for its account) on a revolving
credit basis pursuant to this Agreement, on its terms and subject to its
conditions. From the Effective Date of this Agreement through the Termination
Date or such other date (if any) when all or any of them is changed by operation
of the provisions of any agreement or Legal Requirement, the Committed Sums for
the Lenders are as set forth on SCHEDULE LC, as it may be amended and restated
from time to time.

         "COMPANY" is defined in this Agreement's preamble.

         "COMPANY CUSTOMER" means any natural person who has applied in writing
to the Company for a financial product or service, has obtained any financial
product or service from the Company or has a Mortgage Loan that is serviced or
subserviced by the Company.

         "COMPANY CUSTOMER INFORMATION" means any information or records in any
form (written, electronic or otherwise) containing a Company Customer's personal
information or identity, including a Company Customer's name, address, telephone
number, loan number, loan payment history, delinquency status, insurance carrier
or payment information, tax amount or payment information and the fact that the
Company Customer has a relationship with the Company.

         "CONTINUING LENDER" is defined in SECTION 5.5(b).

         "CREDIT LINE" means the revolving line of credit established by this
Agreement and governed by it and the other Facilities Papers.

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         "CUMULATIVE LOAN-TO-VALUE RATIO" means, as to any Single-family Loan,
the ratio of:

         (x) the sum of (i) the original principal amount of the Mortgage Note
that is Pledged to the Lender and (ii) the original principal sums of all other
Mortgage Notes (if any) secured by a mortgage Lien on the same Mortgaged
Premises as are the security for such pledged Mortgage Note;

to       (y) the fair market value of such Mortgaged Premises, as such value is
shown in the most recent Appraisal or the most recent Current Broker's Price
Opinion (whichever is less).

         "CURRENCY AGREEMENT" means any foreign exchange contract, currency swap
agreement, futures contract, option contract, synthetic cap or other similar
agreement or arrangement for the purpose of hedging the currency risk associated
with the Company's and its Subsidiaries' operations and not for speculative
purposes.

         "CURRENT APPRAISAL" means an Appraisal dated no earlier than ninety
(90) days (or such longer period, if any, as the Agent shall approve) before the
relevant Determination Date.

         "CURRENT BROKER'S PRICE OPINION" means a Broker's Price Opinion dated
no earlier than ninety (90) days (or such longer period, if any, as the Agent
shall approve) before the relevant Determination Date.

         "CURRENT CREDIT AGREEMENT" is defined in this Agreement's preamble.

         "CUSTODIAN" means JPMorgan, as Custodian under the Custody Agreement,
or any successor custodian under the Custody Agreement.

         "CUSTODIAN'S FEES" are the fees to be paid by the Company to the
Custodian for its services under the Custody Agreement, as provided for in the
Custody Agreement or by a separate agreement. Such fees are separate from and in
addition to other fees to be paid to the Agent or the Lenders provided for in
this Agreement.

         "CUSTODY AGREEMENT" means the 3/04 Custody Agreement dated as of March
22, 2004 between the Company and JPMorgan, as Custodian, as it may hereafter be
supplemented, amended or restated from time to time.

         "CUSTOMER" means and includes each maker of a Mortgage Note and each
cosigner, guarantor, endorser, surety and assumptor thereof, and each mortgagor
or grantor under a Mortgage, whether or not such Person has personal liability
for its payment of the Mortgage Loan evidenced or secured thereby, in whole or
in part.

         "DEBT" means, with respect to any Person, on any day, the sum of the
following (without duplication):

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         (a) all of that Person's debt or other obligations which, in accordance
with GAAP, should be included in determining total liabilities as shown on the
liabilities side of that Person's balance sheet for that day;

         (b) all of that Person's debt or other obligations for borrowed money
or for the deferred purchase price of property or services, except that
non-recourse MBS Debt arising out of transactions structured to qualify for GAAP
sale treatment shall be excluded;

         (c) all of any other Person's debt or other obligations for borrowed
money or for the deferred purchase price of property or services in respect of
which such Person is liable -- contingently or otherwise -- to pay or advance
money or property as guarantor, surety, endorser or otherwise (excluding such
Person's contingent liability as endorser of negotiable instruments for
collection in the ordinary course of business), or which such Person has agreed
to purchase or otherwise acquire; and

         (d) all debt for borrowed money or for the deferred purchase price of
property or services secured by a Lien on any property owned or being purchased
by that Person (even though that Person has not assumed or otherwise become
liable for the payment of such debt) to the extent that such debt would not be
otherwise counted as a liability for purposes of determining that Person's net
worth and to the extent that such debt is less than or equal to the net book
value of such property;

         (e) obligations of that Person in respect of any exchange traded or
over the counter derivative transaction, including, any Hedge Agreement, whether
entered into for hedging or speculative purposes;

provided that, for purposes of this Agreement, there shall be excluded from the
calculation of Debt for that day both (i) such Person's obligations to pay to
another Person any sums collected and held by the subject Person (as loan
servicer, escrow agent or collection agent or in a similar capacity) for the
account of such other Person, and (ii) the portion of Qualified Subordinated
Debt that is not due within one (1) year of that day.

         "DEFAULT" means the occurrence of any event or existence of any
condition that, but for the giving of notice, the lapse of time or both, would
constitute an Event of Default.

         "DETERMINATION DATE" means the date as of, or for, which a specified
characteristic of a Mortgage Loan or other subject matter is being determined
for purposes of a provision of this Agreement or another Facilities Paper.

         "DISQUALIFIER" means any of the circumstances or events affecting
Collateral that are described on SCHEDULE DQ.

         "DRY LOAN" means a Pledged Loan acquired and owned by the Company that
has been closed, funded and qualifies without exception as Eligible
Single-family Collateral, including satisfying the requirement that all of its
Basic Papers have been delivered to the Custodian.

                                       11
<PAGE>

         "EFFECTIVE DATE" is defined in this Agreement's preamble.

         "ELECTRONIC AGENT" means MERSCORP, Inc. or its successor in interest or
assigns.

         "ELECTRONIC TRACKING AGREEMENT" means a written Electronic Tracking
Agreement among the Company, the Agent, MERS and the Electronic Agent, in form
and substance acceptable to the Company and the Agent, as it may be
supplemented, amended, restated or replaced from time to time.

         "ELECTRONICALLY SUBMITTED" means that a Request for Borrowing or a
payment is submitted in such an electronic form and format that the Agent is not
required to enter any of its data manually.

         "ELIGIBLE ASSIGNEE" is defined in SECTION 13.15(b).

         "ELIGIBLE COLLATERAL" means Collateral that is Pledged to the Agent,
eligible to be borrowed against under this Agreement and has Collateral Value,
as determined pursuant to this definition. Each item of Collateral that fails or
ceases to qualify as Eligible Collateral for any reason shall automatically have
zero Collateral Value from and after the date when the first Disqualifier occurs
and for so long as it remains disqualified pursuant to the above definition of
"Disqualifier".

         "ELIGIBLE SINGLE-FAMILY COLLATERAL" is defined on SCHEDULE EC.

         "ERISA" means the Employee Retirement Income Security Act of 1974 and
any successor statute, as amended from time to time, and all rules and
regulations promulgated under it.

         "EVENT OF DEFAULT" means the occurrence of any of the conditions or
events described or referred to in SECTION 11.

         "FACILITIES" means the credit facilities provided for in this
Agreement, and in its singular form, "FACILITY", means either (i) the entire
(initially) Two Hundred Fifty Million Dollar ($250,000,000) senior secured
revolving line of credit provided for herein including the Swing Line or (ii)
such line of credit or the Swing Line, whichever the context requires.

         "FACILITIES FEE" is defined in SECTION 5.7.

         "FACILITIES PAPERS" means and includes this Agreement, the Senior
Credit Notes (including the Swing Line Note, if any), the Custody Agreement and
all security agreements, financing statements and other papers now or hereafter
executed evidencing, securing or otherwise relating to the Facilities, and any
renewal, extension, rearrangement, increase, supplement, modification or
restatement of any of them.

         "FANNIE MAE" means the Federal National Mortgage Association and any
successor.

                                       12
<PAGE>

         "FHA" means the Federal Housing Administration and any successor.

         "FICA" means the Federal Insurance Contributions Act.

         "FICO" means Fair, Isaac & Co. and, where used in this Agreement,
refers to the credit scoring system developed by that company or to any other
Customer credit scoring system whose use by the Company has been specifically
approved in writing by the Agent.

         "FILE" means a file in the possession of the Custodian or its designee
(other than the Company or an Affiliate of the Company) containing all of the
Basic Papers for the relevant type of Collateral.

         "FINANCIAL STATEMENTS" is defined in SECTION 8.4.

         "FREDDIE MAC" means the Federal Home Loan Mortgage Corporation and any
successor.

         "FUNDING SHARE" means, for each Lender, that proportion of each Advance
that bears the same ratio to the total amount of the Advance as that Lender's
Committed Sum bears to the Aggregate Committed Sum.

         "GAAP" means, for any day, generally accepted accounting principles,
applied on a consistent basis, stated in the opinions and pronouncements of the
Accounting Principles Board and the American Institute of Certified Public
Accountants, or in statements and pronouncements of the Financial Accounting
Standards Board or in such other statements by another entity or entities as may
be approved by a significant segment of the accounting profession, that are
applicable to the circumstances for that day. The requirement that such
principles be applied on a consistent basis means that the accounting principles
observed in a current period shall be comparable in all material respects to
those applied in an earlier period, with the exception of changes in application
to which the Company's independent certified public accountants have agreed and
which changes and their effects are summarized in the subject company's
financial statements following such changes. If (a) during the term of this
Agreement any change(s) in such principles occur(s) which materially changes the
meaning or effect of any provision of this Agreement and (b) the Company or the
Required Lenders regard such change(s) as adverse to their respective interests,
then upon written notice by the Company to the Agent, the parties to this
Agreement shall negotiate promptly and in good faith a supplement or amendment
to this Agreement to achieve as nearly as possible preservation and continuity
of the business substance of this Agreement in light of such change; provided
that neither the Agent nor any of the Lenders shall be obligated to commence,
continue or conclude any such negotiation or to execute any such supplement or
amendment after any Default has occurred (other than a Default caused by such
change) and before it has been cured or after any Event of Default has occurred
(other than an Event of Default caused by such change) that the Agent has not
declared in writing to have been cured or waived.

         "GINNIE MAE" means the Government National Mortgage Association and any
successor.

                                       13
<PAGE>

         "GOVERNMENTAL AUTHORITY" means any foreign governmental authority, the
United States of America, any state of the United States and any political
subdivision of any of the foregoing, and any agency, department, commission,
board, bureau, court or other tribunal.

         "HAZARD INSURANCE POLICY" means, with respect to each Pledged Loan, the
policy of fire and extended coverage insurance required by SECTION 9.16(b)(1) to
be maintained for the related Mortgaged Premises' improvements (and, if the
related Mortgaged Premises are located in a federally-designated special flood
area, federal flood insurance issued in accordance with the Flood Disaster
Protection Act of 1973, as amended from time to time or, if repealed, any
superseding legislation governing similar insurance coverage, or similar
coverage against loss sustained by floods or similar hazards that conforms to
the flood insurance requirements prescribed by Fannie Mae guidelines, which may
be provided under a separate insurance policy), which insurance may be a blanket
mortgage impairment policy maintained by such Pledged Loan's Servicer in
accordance with the terms and conditions of SECTION 9.16(b)(2).

         "HEDGE AGREEMENT" means an Interest Rate Protection Agreement or a
Currency Agreement entered into in the ordinary course of the Company's or any
of its Subsidiaries' businesses.

         "HUD" means the U.S. Department of Housing and Urban Development and
any successor.

         "IN DEFAULT" means that, as to any Mortgage Loan, any Mortgage Note
payment or escrow payment is unpaid for thirty (30) days or more after its due
date (whether or not the Company has allowed any grace period or extended the
due date thereof by any means) or another material default has occurred and is
continuing, including the commencement of foreclosure proceedings or the
commencement of a case in bankruptcy for any Customer under such Mortgage Loan.

         "INDEMNIFIED LIABILITIES" is defined in SECTION 12(e).

         "INDEMNIFIED PARTIES" is defined in SECTION 12(e).

         "INTEREST RATE PROTECTION AGREEMENT" means, with respect to either (i)
any or all of the Pledged Loans or (ii) the Obligations, any short sale of any
U.S. Treasury securities, futures contract, mortgage related security,
Eurodollar futures contract, options related contract, interest rate swap, cap
or collar agreement or similar arrangement providing for protection against
fluctuations in interest rates or the exchange of nominal interest obligations,
either generally or under specific contingencies, that is entered into by the
Company and a financial institution and is reasonably acceptable to the Agent.

         "INTERNAL REVENUE CODE" means the Internal Revenue Code of 1986 or any
subsequent federal income tax law or laws, as amended from time to time.

                                       14
<PAGE>

         "INVESTOR LOAN" means a Single-family Loan whose Mortgaged Premises are
not occupied by one of the relevant Customers as either his or her primary
residence or second home.

         "IPO" means the initial public offering of the Company's stock made in
accordance with the preliminary offering memorandum furnished to the Agent
without any substantive change that has not been approved by the Agent.

         "JPMORGAN" is defined in this Agreement's preamble.

         "JUMBO LOAN" means a Single-family Loan (whether a Prime Loan or an
Alt-A Loan) secured by a first Lien Mortgage whose original principal amount is
more than Three Hundred Fifty Thousand Dollars ($350,000) but not more than Six
Hundred Fifty Thousand Dollars ($650,000) or, in the case of a Super Jumbo Loan
(a Super Jumbo Loan is also a Jumbo Loan), One Million Five Hundred Thousand
Dollars ($1,500,000).

         "LATE PLEDGED (SEASONED) LOAN" means a Pledged Loan whose Mortgage Note
is dated earlier than ninety (90) days (but not more than one hundred twenty
(120) days) before its Original Pledge Date; provided that the approximately One
Hundred Fifty-eight Million Dollars ($158,000,000) in aggregate principal amount
of Mortgage Loans initially Pledged to the Agent on or about the Effective Date
may have been originated up to one hundred eighty (180) days before their
Original Pledge Dates and shall not be considered to be or treated as Late
Pledged (Seasoned) Loans.

         "LAW" means any law, statute, code, ordinance, order, rule, regulation,
judgment, decree, injunction, franchise, permit, certificate, license,
authorization or other determination, direction or requirement (including any of
the foregoing which relate to environmental standards or controls, energy
regulations and occupational safety and health standards or controls) of any
(domestic or foreign) arbitrator, court or other Governmental Authority.

         "LEGAL REQUIREMENT" means any law, statute, ordinance, decree, ruling,
requirement, order, judgment, rule or regulation (or interpretation of any of
them) of any Governmental Authority, and the terms of any license, permit,
consent or approval issued by any Governmental Authority.

         "LENDER" means each of JPMorgan and such other Persons, if any, as from
time to time with the consent of the other parties to this Agreement shall be a
party to this Agreement as a lender. Persons who are currently Lenders on any
day shall be listed as Lenders in SCHEDULE LC in effect for that day.

         "LENDER AFFILIATE" means (a) with respect to any Lender, (i) an
Affiliate of such Lender or (ii) any entity (whether a corporation, partnership,
trust or otherwise) that is engaged in making, purchasing, holding or otherwise
investing in bank loans and similar extensions of credit in the ordinary course
of its business and is administered or managed by a Lender or an Affiliate of
such Lender and (b) with respect to any Lender that is a fund which invests in
bank loans and similar extensions of credit, any other fund that invests in bank
loans and similar extensions of

                                       15
<PAGE>

credit and is managed by the same investment advisor as such Lender or by an
Affiliate of such investment advisor.

         "LIEN" means any lien, mortgage, deed of trust, pledge, security
interest, charge or encumbrance of any kind (including any conditional sale or
other title retention agreement, any lease in the nature thereof and any
agreement to give any security interest).

         "LINE" means a line of credit under this Agreement: the Credit Line or
the Swing Line.

         "LINE LIMIT" means the maximum principal amount that the Company may
borrow and have outstanding under the relevant Line.

         "LIQUIDITY" means the Company's unencumbered cash and Cash Equivalents
plus (x) the lesser of the book value or the par value of Eligible Collateral
that has either not been pledged to the Agent or any other Person or otherwise
encumbered and (y) the sum of the unused borrowing availability under this
Agreement or any of the Company's other committed credit agreements to the
extent (if any) that the collateral value of Eligible Collateral that has been
pledged to secure the Company's debt to the lenders under such credit agreements
exceeds the outstanding borrowings thereunder.

         "LOAN" means the loan under this Agreement -- the sum of all Advances
under the Credit Line and under the Swing Line outstanding from time to time --
all of which shall be treated and considered as one loan.

         "LOAN PAPERS" means the Mortgage Note and all of the other papers
related to the establishment of a Pledged Loan and the creation, perfection and
maintenance of its lien and lien priority for a particular item of Collateral,
including its Basic Papers and its Supplemental Papers and including any papers
securing, guaranteeing or otherwise related to or delivered in connection with
any Pledged Loan, in a form acceptable to the Agent (including any guaranties,
lien priority agreements, security agreements, mortgages, deeds of trust,
collateral assignments of the Company's interest in underlying obligations or
security, subordination agreements, negative pledge agreements, loan agreements
and title, mortgage, pool and casualty insurance policies), as any such Loan
Paper may be supplemented, amended, restated or replaced from time to time.

         "LONG WAREHOUSED (AGED) LOAN" or "AGED LOAN" means a Mortgage Loan
whose Original Pledge Date was more than one hundred twenty (120) days, but not
more than one hundred eighty (180) days, before the relevant Determination Date
(being the date on or for which such Mortgage Loan's Collateral Value is being
determined). A Pledged Loan whose Original Pledge Date was more than one hundred
eighty (180) days before the relevant Determination Date shall have zero
Collateral Value.

         "MARGIN STOCK" has the meaning assigned to that term in Regulation U of
the Board of Governors of the Federal Reserve System as in effect from time to
time.

         "MARKET VALUE" means:

                                       16
<PAGE>

         (i) what the Agent reasonably determines the market value of any
Pledged Loan to be, taking into account customary factors, including current
market conditions and the fact that such Pledged Loan may be sold or otherwise
disposed of under circumstances where the Company is in default under this
Agreement or where the Company is in default under a relevant Servicing
Agreement; or

         (ii) what the Agent reasonably determines the market value of any other
property that is Pledged to the Agent to be.

The Agent's determination of Market Value hereunder shall be conclusive and
binding upon the parties, absent manifest error.

         "MATURITY DATE" means March 21, 2005, or the earlier date (the
"ACCELERATION DATE"), if any, to which maturity of the Senior Credit Notes is
accelerated pursuant to this Agreement, by order of any Governmental Authority
or by operation of law.

         "MAXIMUM AGGREGATE COMMITMENT" means the maximum amount of principal
that the Company may have borrowed and outstanding under this Agreement on any
day, being the amount set forth in SCHEDULE MAC in effect for that day. The
Maximum Aggregate Commitment on the Effective Date is Two Hundred Fifty Million
Dollars ($250,000,000), the amount shown on SCHEDULE MAC attached to this
Agreement. If and when some or all of the Lenders then party to this Agreement
agree in writing to increase their Committed Sums -- or if a new Lender or
Lenders joins the syndicate of Lenders, or if there is both such an increase or
a new Lender's joinder -- so that the Aggregate Committed Sum exceeds the
Maximum Aggregate Commitment then in effect, the Agent shall execute an updated
SCHEDULE MAC reflecting the new Maximum Aggregate Commitment (as an amount equal
to the new Aggregate Committed Sum) and deliver it to the Company and the
Lenders, and that updated SCHEDULE MAC shall thereupon be substituted for and
supersede the prior SCHEDULE MAC.

         "MBS" means a mortgage pass-through security, collateralized mortgage
obligation, REMIC or other security that (1) is based on and backed by an
underlying pool of Mortgage Loans and (2) provides for payment by its issuer to
its holder of specified principal installments and/or a fixed or floating rate
of interest on the unpaid balance and for all prepayments to be passed through
to the holder, whether issued in certificated or book-entry form and whether or
not issued, guaranteed, insured or bonded by Ginnie Mae, Fannie Mae, Freddie
Mac, an insurance company, a private issuer or any other investor.

         "MERS" means Mortgage Electronic Registration Systems, Inc. or its
successors or assigns.

         "MERS DESIGNATED LOAN" means a Pledged Loan registered to the Company
on the MERS(R) System.

         "MERS PROCEDURES MANUAL" means the MERS Procedures Manual, as it may be
amended from time to time.

                                       17
<PAGE>

         "MERS(R) SYSTEM" means the Electronic Agent's mortgage electronic
registry system, as more particularly described in the MERS Procedures Manual.

         "MORTGAGE" means a mortgage, deed of trust, deed to secure debt,
security deed or other mortgage instrument or similar evidence of lien legally
effective in the U.S. jurisdiction where the real property is located to create
and constitute a valid and enforceable Lien, subject only to Permitted
Encumbrances, on the fee simple or long term ground leasehold estate in improved
real property.

         "MORTGAGE ASSIGNMENT" means an assignment of a Mortgage, in form
sufficient under the Laws of the U.S. jurisdiction where the real property
covered by the Mortgage is located to give record notice of the assignment of
the Mortgage, perfect the assignment and establish its priority relative to
other transactions in respect of the Mortgage assigned (no Mortgage Assignment
is required for any Mortgage that has been originated in the name of MERS and
registered under the MERS(R) System.)

         "MORTGAGE LOAN" means any loan evidenced by a Mortgage Note.

         "MORTGAGE NOTE" means a promissory note secured by a Mortgage.

         "MORTGAGED PREMISES" means the Property securing a Pledged Loan.

         "MULTIEMPLOYER PLAN" means any "multiemployer plan", as defined in
Section 4001(a)(3) of ERISA, which is maintained for employees of the Company or
any of the Company's Subsidiary.

         "NEW LENDER" is defined in SECTION 5.5(B).

         "NONFUNDING LENDER" is defined in the definition of "Pro Rata".

         "NONRECOURSE DEBT" means debt under Nonrecourse Facilities.

         "NONRECOURSE FACILITY" means and includes both (a) a credit or
repurchase facility payable solely from the assets sold or pledged to secure
such facility and (b) an MBS payable solely from the assets evidenced by or
pledged to secure such MBS, under which facility or MBS no purchaser or creditor
has recourse to the Company or any of its Operating Subsidiaries if such assets
are inadequate or unavailable to pay off such credit or repurchase facility, and
neither the Company nor any of its Operating Subsidiaries effectively has any
obligation to directly or indirectly pay any such deficiency.

         "NOTE PAYMENT ACCOUNT" means the Company's non-interest bearing demand
deposit account no. 00113329123 to be maintained with JPMorgan and to be used
for (a) the Agent's deposits of proceeds of Advances made by the Lenders to the
Company, including any Swing Line Advances funded by JPMorgan, and payments
constituting the proceeds of principal from any Collateral (other than regular
principal and interest payments on the Collateral); (b) the

                                       18
<PAGE>

Agent's deposits of principal and interest payments for the repayment of
Advances received from the Company or for the Company's account and (c) only if
and when (i) no Default has occurred unless it has been either cured by the
Company or waived in writing by the Agent and (ii) no Event of Default has
occurred unless the Agent has declared in writing that it has been cured or
waived, the Agent's transfer to the Company's designated operating account (or
to a controlled disbursement account maintained by the Company with the Agent)
of (x) proceeds of Advances for the purposes permitted under this Agreement and
(y) proceeds of sales or other dispositions of released Collateral in excess of
the Advance(s) borrowed and then outstanding against such released Collateral.
The Note Payment Account is (and shall continuously be) part of the Collateral
for the Obligations. The Note Payment Account shall be subject to setoff by the
Agent for Pro Rata distribution to the Lenders. The Note Payment Account shall
be a blocked account from which the Company shall have no right to directly
withdraw funds, but instead such funds may be withdrawn or paid out only against
the order of an authorized officer of the Agent, although under the
circumstances described in CLAUSE (C) of the first sentence of this definition
and subject to the conditions specified in that clause, the Agent shall use
diligent and reasonable efforts to cause proceeds of Advances and excess
Collateral proceeds that are received as therein described and that are
deposited to the Note Payment Account before 3:00 PM on a Business Day to be
transferred to an account on which the Company does have withdrawal order
authority on that same Business Day or on the Business Day thereafter when the
Agent next determines the Lenders' proportionate shares of an Advance or a
distribution of Loan principal paid.

         "NOTICES" is defined in SECTION 14.

         "OBLIGATIONS" means all of the Company's present and future debt,
obligations and liabilities under or related to this Agreement, any Senior
Credit Note or any of the other Facilities Papers, whether for principal,
interest, premium, fees, costs, attorneys' fees or other obligation or
liability, and whether absolute or contingent, and all renewals, extensions,
modifications and increases of any of them.

         "OFFICER'S CERTIFICATE" means a certificate executed on behalf of the
Company or another relevant Person by its (or if it is a partnership, its
general partner's) Board of Director's Chairman, President, Chief Financial
Officer, Treasurer, any of its Executive Vice Presidents or Senior Vice
Presidents, its Corporate Secretary, its Controller or such other officer as
shall be acceptable to the Agent.

         "OPERATING SUBSIDIARIES" means all Subsidiaries of the Company other
than Single-purpose Finance Subsidiaries.

         "ORIGINAL PLEDGE DATE" means the date when a specified item or items of
Collateral were first Pledged to the Agent under this Agreement.

         "PERMITTED ENCUMBRANCES" means in respect of the Mortgaged Premises
securing a Pledged Loan, (i) tax Liens for real property taxes and
government-improvement assessments that are not delinquent; (ii) easements and
restrictions that do not materially and adversely affect the title to or
marketability of the Mortgaged Premises or prohibit or interfere with the use of
the

                                       19
<PAGE>

Mortgaged Premises as a one-to-four family residential dwelling; (iii)
reservations as to oil, gas or mineral rights, provided such rights do not
include the right to remove buildings or other material improvements on or near
the surface of the Mortgaged Premises or to mine or drill on the surface thereof
or otherwise enter the surface for purposes of mining, drilling or exploring
for, or producing, transporting or otherwise handling oil, gas or other minerals
of any kind; (iv) agreements for the installation, maintenance or repair of
public utilities, provided such agreements do not create or evidence Liens on
the Mortgaged Premises or authorize or permit any Person to file or acquire
claims of Liens against the Mortgaged Premises and (v) such other exceptions (if
any) as are acceptable under relevant Agency guidelines.

         "PERSON" means and includes natural persons, corporations, limited
liability companies, limited partnerships, registered limited liability
partnerships, general partnerships, joint stock companies, joint ventures,
associations, companies, trusts, banks, trust companies, land trusts, business
trusts or other organizations -- whether or not legal entities -- and
governments and agencies and political subdivisions of them.

         "PLAN" means an employee pension benefit plan of a type described in
Section 3(2) of ERISA and which is subject to Title IV of ERISA in respect of
which the Company is an "employer" as defined in Section 3(5) of ERISA.

         "PLEDGED LOANS" means all Mortgage Loans including all principal
thereof and interest thereon from time to time outstanding or paid and all Loan
Papers evidencing, securing or otherwise relating to such Mortgage Loans,
whether now owned or hereafter acquired, whether or not they initially qualify
or continue to qualify as Eligible Collateral:

         (i) that from time to time are Pledged to the Agent or repledged to,
deposited with, delivered to, caused to be delivered (or sent) by the Company
to, or held by or for, the Agent or the Custodian pursuant to this Agreement or
the Custody Agreement (including all Mortgage Loans delivered or caused to be
delivered by the Company to the Agent or identified to the Agent as Collateral
by any means or method and all Pledged Loans held for the Agent by any
securities intermediaries or bailees, and also including all Wet Loans against
which any part of any Advance is funded, both before and after the Basic Papers
evidencing such Wet Loan come into possession of the Custodian or any other
bailee for the Agent or securities intermediary);

         (ii) in respect of which an Advance or another financial accommodation
has been or may be made (1) at the Company's request (whether written or oral)
made or to be made either before, concurrently with or after the delivery or
designation of such property as Collateral, or (2) to preserve Collateral or the
priority of the Agent's Lien against Collateral or to otherwise protect the
interests of the Lenders in accordance with this Agreement or the other
Facilities Papers, including Collateral delivered to the Agent or otherwise
identified to the Agent as Collateral when any Advance is outstanding whether or
not the Company has submitted a Request for Borrowing with a Submission List on
which such new Collateral is listed; and

         (iii) that have not been specifically redeemed by the Company (or its
designee) in accordance with SECTION 6.10 or sold to and fully paid for by an
investor in accordance with SECTION 6.8;

                                       20
<PAGE>

(although it is not the exclusive method or basis for determining that an
Advance has been made against a Pledged Loan, the Agent's inclusion of the
Collateral Value of any Pledged Loan in the Borrowing Base at any time when any
Advance is outstanding shall be conclusive evidence (absent manifest error) that
such Pledged Loan is Collateral.)

         "PLEDGED LOANS CURTAILMENT REPORT" means a written report from the
Company to the Agent listing Pledged Loans on which an unscheduled principal
payment, prepayment or reduction of more than an amount equal to one regularly
scheduled principal and interest installment payment was made in the preceding
month, and their resulting new Principal Balances.

         "PLEDGED TO THE AGENT" means mortgaged or pledged to the Agent, as (i)
mortgagee and secured party for itself as a Lender and (ii) agent and
representative of the other Lenders and, in respect of any investment securities
or deposit accounts, also made subject to a control agreement executed by the
relevant securities intermediary or depository and the Agent that gives control
of such investment securities or deposit account to the Agent (as agent and
representative of the Lenders).

         "PRIME LOAN" means a Single-family Loan that is eligible for purchase
by Ginnie Mae, Fannie Mae or Freddie Mac under their prime mortgage loan
programs, or (if it is a Jumbo Loan) eligible for purchase by another investor
approved by the Agent.

         "PRINCIPAL BALANCE" means, for any day, the advanced and unpaid
principal balance of a Pledged Loan on that day. If a Pledged Loan is listed in
the most current Pledged Loans Curtailment Report, then for purposes of this
Agreement, the Principal Balance for that Pledged Loan (absent manifest error)
shall be its principal balance as shown in that Pledged Loans Curtailment
Report.

         "PRIVACY REQUIREMENTS" means (a) Title V of the Gramm-Leach-Bliley Act,
15 U.S.C. 6801 et seq., (b) federal regulations implementing such act codified
at 12 CFR Parts 40, 216, 332 and 573, (c) the Interagency Guidelines
Establishing Standards For Safeguarding Customer Information and codified at 12
CFR Parts 30, 208, 211, 225, 263, 308, 364, 568 and 570 and (d) any other
applicable federal, state and local laws, rules, regulations and orders relating
to the privacy and security of Company Customer Information, as such statutes,
regulations, guidelines, laws, rules and orders may be amended from time to
time.

         "PRO RATA" means in accordance with the Lenders' respective ownership
interests in the Loan. On any day, the Lenders will each own that portion of the
Loan, both principal and accrued interest, and a corresponding undivided
interest in all Collateral and all rights to Collateral proceeds equal to that
Lender's ownership interest in the Loan, that bears the same ratio to the entire
advanced and unpaid principal of the Loan then outstanding as (x) that Lender's
Committed Sum bears to the Aggregate Committed Sum if on that day the Lenders
are committed to lend under this Agreement or (y) that Lender's aggregate
outstanding Advances bears to the aggregate principal amount of the Loan
outstanding if on or before that day the Lenders' Commitments have expired or
have been terminated and have not been reinstated,

                                       21
<PAGE>

subject to this adjustment: if at any time or times when the Lenders'
Commitments are outstanding, any Lender fails to fund any of its Funding
Share(s) of any Advance (a "NONFUNDING LENDER") and one or more of the other
Lenders funds it (electively in accordance with the provisions of SECTION 2.1),
then:

         (a) the respective ownership interests of both (i) the Nonfunding
Lender and (ii) the Lender (or Lenders) that funded such Funding Share(s), shall
be proportionately decreased and increased, respectively, to the same extent as
if their respective Committed Sums were changed in direct proportion to the
unreimbursed balance outstanding from time to time thereafter of the amount so
funded;

         (b) the Nonfunding Lender's share of all future distributions of any
payments and prepayments on the Senior Credit Notes shall be paid -- pro rata
among them in accordance with their respective unrecovered balances of such
Nonfunding Lender's Funding Share(s) -- to the Lender(s) that so funded such
Nonfunding Lender's Funding Share(s) until all such funding Lender(s) have been
fully repaid the amount so funded; and

         (c) such adjustment shall remain in effect until such time as the
Lender(s) that funded such Funding Share(s) have been so fully repaid.

If no other Lender funds any of the Nonfunding Lender's Funding Share, then the
Pro Rata ownership interests in the Loan of the Lenders shall be changed, in
that case so that each Lender's Pro Rata ownership interest in the Loan is equal
to the ratio of that Lender's aggregate outstanding Advances to the aggregate
outstanding Advances for all Lenders, but the Nonfunding Lender's share of all
subsequent distributions of any payments and prepayments on the Senior Credit
Notes shall be paid to the other Lenders -- pro rata among them in the ratio
that the Pro Rata ownership interest in the Loan owned by each bears to the
aggregate Pro Rata Ownership interests in the Loan of all such other Lenders --
and the Lenders' respective Pro Rata ownership interests in the Loan shall be
readjusted after each such payment, until their Pro Rata ownership interests are
restored to what they were before any Nonfunding Lender failed to fund.
Notwithstanding any such changes in the Lenders' Pro Rata ownership interests in
the Loan due to any Lender's failure to fund its Funding Share(s) of any
Advance(s), such failure to fund shall not diminish any Lender's Funding
Share(s) of subsequent Advances.

         "PROPERTY" means any interest of a Person in any kind of property,
whether real, personal or mixed, tangible or intangible, including the
Collateral.

         "PUHC ACT" means the Public Utility Holding Company Act of 1935, as
amended.

         "QUALIFIED SUBORDINATED DEBT" means Debt of the Company to any Person
(i) the papers evidencing, securing, governing or otherwise related to which
Debt impose covenants and conditions on the debtor under them that are no more
restrictive or onerous than the covenants and conditions imposed on the Company
by this Agreement and (ii) that is subordinated to the Obligations pursuant to a
currently effective and irrevocable Subordination Agreement, including
standstill and blockage provisions, approved by the Agent.

                                       22
<PAGE>

         "REDEMPTION AMOUNT" means an amount equal to the then current
Collateral Value of any item of Collateral to be redeemed, but not less than the
then outstanding amount of the Advance made with respect to the Collateral being
redeemed, as determined by the Agent.

         "REDEMPTION CALL" means a written notice from the Agent to the Company
stating that the Agent has determined that the weighted average FICO score of
all pledged Alt-A Loans is less than 680 and calling on the Company to redeem
lower FICO score pledged Alt-A Loans to correct such deficiency if and as
required by SECTION 6.4.

         "REGULATION D" means Regulation D promulgated by the Board of Governors
of the Federal Reserve System, 12 C.F.R. Part 204, or any other regulation when
promulgated to replace the prior Regulation D and having substantially the same
function.

         "REGULATION Q" means Regulation Q promulgated by the Board of Governors
of the Federal Reserve System, 12 C.F.R. Part 217, or any other regulation when
promulgated to replace the prior Regulation Q and having substantially the same
function.

         "REGULATION U" means Regulation U promulgated by the Board of Governors
of the Federal Reserve System, 12 C.F.R. Part 221, or any other regulation when
promulgated to replace the prior Regulation U and having substantially the same
function.

         "REGULATION X" means Regulation X promulgated by the Board of Governors
of the Federal Reserve System, 12 C.F.R. Part 224, or any other regulation when
promulgated to replace the prior Regulation X and having substantially the same
function.

         "REPLACEMENT DATE" is defined in SECTION 5.5(b).

         "REPLACEMENT LENDER" is defined in SECTION 5.5(b).

         "REQUEST FOR BORROWING" means a request for a Borrowing in the form of
EXHIBIT B (or in another form approved by the Agent) appropriate to the type of
Borrowing being requested, duly completed, with all required attachments and
signed by the Company. Each Request for Borrowing shall include this sentence:
"The Company hereby warrants and represents to the Agent and the Lenders that
none of the Collateral (including Collateral described or referred to in this
request) is pledged to any Person other than the Agent or supports any borrowing
or repurchase agreement funding other than Borrowings under the Credit
Agreement."

         "REQUIRED LENDERS" means, for any day, the holders of Senior Credit
Notes evidencing one hundred percent (100%) of (a) the Aggregate Committed Sum
if on that day the Lenders are committed to lend under this Agreement or (b) the
aggregate principal amount of the Loan outstanding if on or before that day the
Lenders' Commitments have expired or have been terminated and have not been
reinstated; provided that if any Lender or Lenders in addition to JPMorgan join
in this Agreement, "Required Lenders" shall mean the holders of Senior Credit
Notes evidencing sixty-six and two-thirds percent (66-2/3%) or more of (a) the
Aggregate Committed Sum if on that day the Lenders are committed to lend under
this Agreement or (b) the

                                       23
<PAGE>

aggregate principal amount of the Loan outstanding if on or before that day the
Lenders' Commitments have expired or have been terminated and have not been
reinstated.

         "RETIRING LENDER" is defined in SECTION 5.5(b).

         "SECURITY INSTRUMENTS" means any and all papers now or hereafter
executed and delivered by the Company or any other Person as security for the
Obligations, or otherwise in connection with them, as those papers may be
supplemented, amended, restated or replaced from time to time.

         "SENIOR CREDIT NOTES" means (a) promissory notes dated the date of this
Agreement, each to be in substantially the form attached as EXHIBIT A, executed
and delivered by the Company, payable to the order of a Lender and in a face
principal amount equal to that Lender's Committed Sum, and that shall evidence
the Company's obligation to repay to the order of that note's Lender-payee all
Advances funded by that Lender and outstanding from time to time, plus accrued
interest on that principal, and (b) all renewals, modifications, extensions,
increases and rearrangements of such promissory notes and all substitutions or
replacements for them or any of them. The Swing Line Note is a Senior Credit
Note.

         "SERVICER" means a Person (which may -- or shall -- mean the Company if
the context permits -- or requires -- it) retained by the owner (or a trustee
for the owner) of Mortgage Loans to service them under a Servicing Agreement.

         "SERVICING AGREEMENT" means, with respect to any Person, the
arrangement -- whether or not in writing -- pursuant to which that Person acts
as servicer of Mortgage Loans, whether owned by that Person or by others.

         "SERVICING RIGHTS" means all of the Company's rights and interests
under any Servicing Agreement, including the rights to (i) service the Serviced
Loans that are the subject matter of such Servicing Agreement and (ii) be
compensated, directly or indirectly, for doing so.

         "SINGLE-FAMILY" is a preface that means that a Mortgage Loan is secured
by a Mortgage covering real property improved by a one-, two-, three- or
four-family residence.

         "SINGLE-FAMILY COLLATERAL VALUE" is defined in the definition of
"Collateral Value".

         "SINGLE-FAMILY LOAN" means a Mortgage Loan that is secured by a
Mortgage covering real property improved by a one-, two-, three- or four-family
residence.

         "SINGLE-PURPOSE FINANCE SUBSIDIARY" means a wholly-owned Subsidiary of
the Company whose only authorized business is to issue MBS or hold passive
investments.

         "SOLVENT" means, for any Person, that (a) the fair market value of its
assets exceeds its liabilities, (b) it has sufficient cash flow to enable it to
pay its debts as they mature and (c) it does not have unreasonably small capital
to conduct its businesses.

                                       24
<PAGE>

         "STATEMENT DATE" means December 31, 2002, the date of the Company's
most recent audited Financial Statements for a regular financial reporting
period before the Effective Date.

         "STATEMENT DATE FINANCIAL STATEMENTS" is defined in SECTION 8.4.

         "SUBMISSION LIST" means a listing and description in the form of the
appropriate attachment to EXHIBIT B (or another form acceptable to the Agent) of
Collateral that is being Pledged to the Agent -- and, for each item of
Collateral other than Wet Loans, the File is being sent to the Custodian -- by
or on behalf of the Company, and or before the date of the related Advance, and
for each item of Collateral listed in which the Company has delivered (or is
delivering substantially concurrently with such Submission List) to the
Custodian a Warehouse Transmission File.

         "SUBORDINATION AGREEMENT" means a written subordination agreement in
form and substance satisfactory to and approved by the Agent that subordinates
(x) all present and future debts and obligations owing by the Company to the
Person signing the Subordination Agreement to (y) the Obligations under this
Agreement and the other Facilities Papers, in both right of payment and lien
priority, including standstill and blockage provisions approved by the Agent. A
form of Subordination Agreement acceptable for the purposes stated in SECTION
7.1(c) is attached as EXHIBIT C.

         "SUBPRIME LOAN" means a Single-family Loan that is not a Prime Loan or
an Alt-A Loan.

         "SUBSIDIARY" means any corporation, association or other business
entity (including a trust) in which any Person (directly or through one or more
other Subsidiaries or other types of intermediaries), owns or controls:

         (a) more than fifty percent (50%) of the total voting power or shares
of stock entitled to vote in the election of its directors, managers or
trustees; or

         (b) more than ninety percent (90%) of the total assets and more than
ninety percent (90%) of the total equity through the ownership of capital stock
(which may be non-voting) or a similar device or indicia of equity ownership.

         "SUPER JUMBO LOAN" means a Jumbo Loan whose original principal amount
is more than Six Hundred Fifty Thousand Dollars ($650,000) but not more than One
Million Five Hundred Thousand Dollars ($1,500,000) (or such greater amount as
shall be approved by the Agent on a case-by-case basis.)

         "SUPPLEMENTAL PAPERS" means the Loan Papers for a particular item of
Collateral other than its Basic Papers.

         "SWING LINE" means the short term revolving credit facility provided
for in SECTION 2.5 under which the Company may borrow (as "SWING LINE ADVANCES")
from JPMorgan to bridge the Company's daily borrowing requirements under the
Credit Line.

                                       25
<PAGE>

         "SWING LINE BORROWING DUE DATE" for each Swing Line Borrowing means the
fifth (5th) Business Day, or such earlier Business Day as JPMorgan in its sole
discretion shall elect, following the Business Day when JPMorgan funds such
Borrowing under the Swing Line; provided that JPMorgan agrees not to exercise
such discretion to choose a due date in a manner that would materially affect
the Company's ability to borrow under this Agreement unless a Default has
occurred that has not been cured by the Company or declared in writing by the
Agent to have been waived or any Event of Default has occurred that the Agent
has not declared in writing to have been cured or waived.

         "SWING LINE LIMIT" means, for any day, the lesser of (x) twenty percent
(20%) of the Aggregate Committed Sum for that day and (y) the Aggregate
Committed Sum minus the sum of all Advances outstanding on that day, being the
maximum principal that may be borrowed and outstanding on that day under the
Swing Line.

         "SWING LINE NOTE" is defined in SECTION 2.6. The Swing Line Note
evidences and shall evidence the Company's obligation to repay to the order of
JPMorgan the principal of all Borrowings funded under the Swing Line and
outstanding from time to time, plus accrued interest on that principal.

         "TAXES" means taxes, levies, deductions, imposts, charges or
withholdings, excluding, in the case of each Lender, taxes imposed on its net
income, and franchise taxes imposed on it, under the Laws of any applicable
Governmental Authority.

         "TERMINATION DATE" means the earlier of (i) the last Business Day
before the Maturity Date, or (ii) the date (if any) when the Lenders' Commitment
to fund Advances under this Agreement is terminated pursuant to this Agreement
or by operation of law (the "COMMITMENTS CANCELLATION DATE").

         "TOTAL LIABILITIES" means all liabilities of the Company and its
Subsidiaries including Nonrecourse Debt as, in accordance with GAAP, are
reflected on the Company's consolidated balance sheet.

         "TOTAL RECOURSE DEBT" means Total Liabilities minus Nonrecourse Debt.

         "TOWNHOUSE OR CONDO MORTGAGE LOAN" means a Mortgage Loan whose related
Mortgaged Premises are a townhouse or a condominium unit and its related
undivided interest in common elements of the condominium regime.

         "UCC" means the Uniform Commercial Code or similar Laws of the
applicable jurisdiction, as amended from time to time.

         "VA" means the Department of Veterans Affairs and any successor.

         "WAREHOUSE TRANSMISSION FILE" means a file containing all information
concerning such item of Collateral required by the "Warehouse Transmission File
Instructions", as defined and

                                       26
<PAGE>

provided for in (and attached as an exhibit to) the Custody Agreement, one of
which shall be delivered by the Company to the Custodian for each Pledged Loan
on its Original Pledge Date, both by electronic, computer readable transmission
in accordance with such Warehouse Transmission File Instructions and by faxing a
hard copy thereof to the Custodian.

         "WET LOAN" means a Pledged Loan acquired and owned by the Company:

         (a) that has been closed by a title agency or closing attorney, funded
and would qualify without exception as Eligible Collateral except that some or
all of its Basic Papers are in transit to, but have not yet been received by,
the Custodian so as to satisfy all requirements to permit the Company to borrow
against it pursuant to this Agreement without restriction;

         (b) that the Company reasonably expects to fully qualify as Eligible
Collateral when the original Basic Papers have been received by the Custodian;

         (c) as to which the Company actually and reasonably expects that such
full qualification can and will be achieved on or before seven (7) Business Days
after an Advance against such item of Collateral is requested and made under
this Agreement (and the Company hereby agrees to take such steps as are
reasonably necessary to ensure it achieves full qualification as Eligible
Collateral); and

         (d) for which the Company has delivered to the Custodian a Warehouse
Transmission File on or before the date of the related Advance, submission of
which to the Custodian shall constitute the Company's certification to the
Custodian, the Agent and the Lenders that a complete File as to such item of
Collateral, including the Basic Papers, exists and that such File is in the
possession of either the title agent or closing attorney that closed such
Pledged Loan, the Company or the Company's Servicer for such Pledged Loan, or
that such File has been shipped to the Custodian.

Each Wet Loan that satisfies the foregoing requirements shall be Eligible
Collateral subject to the condition subsequent of physical delivery of its
Mortgage Note, Mortgage and all other Basic Papers, together with a Collateral
Confirmation Agreement, to the Custodian within seven (7) Business Days after
funding of the related Borrowing. Each Wet Loan against which the Company
requests an Advance shall be irrevocably deemed Pledged to the Agent and shall
automatically become pledged Collateral effective on the date of the related
Request for Borrowing, and the Company shall take all steps necessary or
appropriate to cause the pledge to the Agent and delivery to the Custodian of
such Wet Loan and its Basic Papers to be completed, perfected and continued in
all respects, including causing the original promissory note evidencing such
pledged Collateral to be physically delivered to the Custodian within seven (7)
Business Days after the funding of the Advance, whether or not the related
Advance is sooner paid, and, if requested by the Agent, to give written notice
to any title agent, closing attorney or other Person in possession of the Basic
Papers for such Collateral of the Agent's security interest in it and its
security. Upon the Custodian's receipt of the Basic Papers relative to a Wet
Loan accompanied by a Collateral Confirmation Agreement, such Collateral shall
no longer be subject to this Agreement's limitations applicable to Wet Loans
(and, as provided in the Custody Agreement, the conversion from Wet Loan status
to Dry Loan status shall be made on the same

                                       27
<PAGE>

Business Day if the Basic Papers and Collateral Confirmation Agreement are
received by the Custodian by 11:00 AM, or on the next Business Day if received
after 11:00 AM.)

         "WET WAREHOUSING" means lending to finance Wet Loans.

         "WET WAREHOUSING SUBLIMIT" means the maximum amount of principal that
may be borrowed and outstanding on any day on or before the Termination Date to
finance Wet Loans, being:

         (a) forty percent (40%) of the Aggregate Committed Sum during either
(i) the last five (5) Business Days or (ii) the first five (5) Business Days of
any calendar month; and

         (b) thirty percent (30%) of the Aggregate Committed Sum on every other
day.

         "WHOLE LOANS" means Mortgage Loans that are sold or intended to be sold
to investors as whole loans, instead of being part of a pool from which MBS are
to be created and sold.

         1.3. Definitions for Interest Calculations. For convenience of
reference, definitions used in provisions relating to calculation and payment of
interest are grouped together in this Section.

         "ABR MARGIN" means one-eighth percent (0.125%), the interest rate
margin to be added to the Prime Rate to determine the Alternate Base Rate.

         "BASE RATE" is defined in the definition of "Rate".

         "BASE RATE TRANCHE" is defined in the definition of "Tranche".

         "BLOOMBERG BRITISH BANKERS ASSOCIATION LIBOR PAGE" means the display
designated as page "LIBOR" on the Bloomberg British Bankers Association rates
service or such other internationally recognized service as the Agent shall
select from time to time, or such other page, if any, as shall replace the LIBOR
page on any such selected service for the purpose of displaying London interbank
offered rates of major banks.

         "CEILING RATE" is defined in the definition of "Rate".

         "CHAPTER 346" means Chapter 346 of the Texas Finance Code, as amended.

         "EURODOLLAR RESERVE REQUIREMENTS" means for each day when the Base Rate
Tranche is outstanding, the stated maximum rate (expressed as a decimal
fraction) for all reserves required to be maintained for that day or during that
period (including basic, supplemental, marginal and emergency reserves) against
"eurocurrency liabilities", as defined in Regulation D, all as specified by any
Governmental Authority, including those imposed under Regulation D. Each
determination of Eurodollar Reserve Requirements by the Agent may be computed
using any reasonable method and, absent manifest error, shall be conclusive and
binding.

                                       28
<PAGE>

         "INDEX" means a standard interest rate used as an index for determining
a Rate hereunder. The Indexes used in this Agreement are:

         (a) The "PRIME RATE" which means, for any day, the prime rate for that
day as announced by JPMorgan. The Prime Rate is a reference rate and does not
necessarily represent JPMorgan's best or lowest rate or a favored rate, and
JPMorgan disclaims any statement, representation or warranty to the contrary.
Any rate of interest based on the Prime Rate shall be (i) calculated on the
365/365 -- or 366/366 in a leap year -- day basis and (ii) adjusted as of the
effective date of each change in the Prime Rate.

         (b) "LIBOR" which means, for any day, the rate of interest per annum
that is equal to the rate per annum (rounded upwards, if necessary, to the
nearest 1/16th of 1%) determined by JPMorgan to be the average of the interest
rates available to it in accordance with the then-existing practices in the
interbank market in London, England at approximately 11:00 a.m. London time for
that day for the offering to JPMorgan by leading dealers in such interbank
market for delivery on that day of one (1) month U.S. dollar deposits of One
Million Dollars ($1,000,000); provided that if for any reason the Agent cannot
determine such rate for any day, then LIBOR for that day shall be the rate of
interest per annum that is equal to the arithmetic mean of the rates appearing
on the Bloomberg British Bankers Association LIBOR Page as of 11:00 a.m., London
time, on that date for the offering by such institutions as are named therein to
prime banks in the Eurodollar interbank market in London, England, for delivery
on that day of one (1) month U.S. dollar deposits of One Million Dollars
($1,000,000).

         (c) The "FEDERAL FUNDS EFFECTIVE RATE" which means, for any day, the
weighted average of the rates on overnight federal funds transactions with
members of the Federal Reserve System arranged by federal funds brokers, as
published for that day by the Federal Reserve Bank of New York, or, if such rate
is not so published for any day that is a Business Day, the average of the
quotations for the day of such transactions received by the Agent from three (3)
federal funds brokers of recognized standing selected by the Agent. If for any
reason the Agent shall determine (and its determination shall be conclusive and
binding absent manifest error) that it is unable to ascertain for any reason --
including the Agent's inability or failure to obtain sufficient quotations in
accordance with the immediately preceding sentence -- the Federal Funds
Effective Rate for any day, then for each such day that such circumstances
exist, the Federal Funds Effective Rate shall be deemed to be equal to the Prime
Rate for that day minus one percent (1%). Any rate of interest based on the
Federal Funds Effective Rate shall be (a) computed on the basis of a 360-day
year applied for the actual number of days for which the principal amount to
which it applies is outstanding and bears interest in accordance with this
Agreement at such rate of interest based on the Federal Funds Effective Rate
(i.e., on the 365/360 -- 366/360 in a leap year -- day basis) and (b) adjusted
as of the effective date of each change in the Federal Funds Effective Rate.

Should any issue ever arise in any forum or under any circumstances as to the
amount of an Index for any then-current or past day, a certificate of the Chief
Credit Officer of JPMorgan, stating such Index for that day, absent manifest
error, shall conclusively establish what such Index was for that day.

                                       29
<PAGE>

         "INTEREST RATE OPTION" means, if the Company has validly selected it,
the Alternate Base Rate that the Company has selected to apply to a specified
portion (which may be all) of the outstanding principal of the Loan that is not
past due (all past due amounts automatically bear interest at the Past Due
Rate).

         "INTEREST RATE SELECTION CONFIRMATION" is defined in SECTION 5.2(b)(4).

         "LIBOR" is defined in CLAUSE (B) of the definition of "Index".

         "LIBOR MARGIN" means one and one-eighth percent (1.125%), the interest
rate margin to be added to LIBOR to determine the Base Rate.

         "PRIME RATE" is defined in CLAUSE (A) of the definition of "Index".

         "RATE" means an interest rate applicable to the outstanding Borrowings
in a Tranche. Each Rate is stated as an annual percentage rate and, except the
Ceiling Rate, is the sum of an Index and a Margin. The Rates used in this
Agreement are:

                  (a)      the "ALTERNATE BASE RATE" which, for each day of the
term of the Loan, is a rate per annum equal to the lesser of:

                      (i)  the sum of (1) the Prime Rate for that day, plus (2)
                           the ABR Margin, rounded upwards, if necessary, to the
                           nearest one-eighth percent (0.125%); and

                      (ii) the Ceiling Rate for that day;

                  (b)      the "BASE RATE" which, for each day of the term of
the Loan, is a rate per annum equal to the lesser of:

                      (i)  the sum, rounded upwards, if necessary, to the
                           nearest one-eighth percent (0.125%), of (1) the
                           quotient of (x) LIBOR for that day divided by (y)
                           1.00 minus the Eurodollar Reserve Requirement for one
                           day loans, plus (2) the LIBOR Margin; and

                      (ii) the Ceiling Rate for that day;

                  (c)      the "CEILING RATE" which means, on any day, the
maximum nonusurious rate of interest permitted for that day by whichever of
applicable federal or Texas law permits the higher interest rate, stated as a
rate per annum (on each day, if any, that applicable Texas law establishes the
Ceiling Rate, the Ceiling Rate shall be the "weekly ceiling" (as defined in
Section 303 of the Texas Finance Code -- the "TEXAS FINANCE CODE" -- as amended)
for that day; any Lender may from time to time, as to current and future
balances, implement any other ceiling under the Texas Finance Code by notice to
the Company, if and to the extent permitted by, the Texas Finance Code); and

                  (d)      the "PAST DUE RATE" which means, on any day, the
lesser of:

                                       30
<PAGE>

                      (i)  either (x) a rate per annum equal to the per annum
                           interest rate that would be applicable for that day
                           if the subject amount were not past due, plus two
                           percent (2%), or (y) if there is more than one (or
                           no) such per annum interest rate reasonably
                           applicable to the subject amount if not past due, the
                           Prime Rate for that day plus two and one-fourth
                           percent (2 1/4%) per annum; and

                      (ii) the Ceiling Rate for that day.

Each determination by the Agent of any Rate may be computed using any reasonable
method and, absent manifest error, shall be conclusive and binding.

         "STATED RATE" means:

         (a) on any day, for all outstanding Borrowings in the Base Rate
Tranche, the Base Rate for that day, computed in accordance with the provisions
of this Agreement, compounded annually;

         (b) on any day, for all outstanding Borrowings in the Alternate Base
Rate Tranche (if any), the Alternate Base Rate for that day, computed in
accordance with the provisions of this Agreement, compounded annually;

         (c) for each Borrowing as a whole, the weighted average of the interest
rates applicable to each of its constituent Tranches; and

         (d) for the Loan as a whole, the weighted average of the interest rates
applicable to each of the constituent Tranches of all outstanding Borrowings;

provided that if on any day the applicable rate for any such Tranche or the Loan
as a whole shall exceed the relevant Ceiling Rate for that day, then the Stated
Rate therefor shall be reset to equal the Ceiling Rate on that day and shall be
set to equal the Ceiling Rate for each day thereafter until the total amount of
interest accrued at the Stated Rate on the unpaid balance of that Tranche or the
Loan (as applicable) equals the total amount of interest that would have accrued
on it if there were no Ceiling Rate.

         "TEXAS FINANCE CODE" is defined in the definition of "Ceiling Rate"
(which is defined in the definition of "Rate".)

         "TRANCHE" means a portion of the outstanding principal of the Loan. The
Tranches of the Loan (one or more of which may be zero on any given day) are:

         (a) The "BASE RATE TRANCHE" which is, for each day during the term of
the Loan, the sum of non-past due Borrowings outstanding on that day (if any)
for which the Company has not duly selected the Alternate Base Rate; and

                                       31
<PAGE>

         (b) The "ALTERNATE BASE RATE TRANCHE", which is, for each day during
the term of the Loan, the sum of non-past due Borrowings outstanding on that day
(if any) for which the Company has duly selected the Alternate Base Rate.

         1.4. Other Definitional Provisions.

                  (a) Accounting terms not otherwise defined shall have the
meanings given them under GAAP.

                  (b) Defined terms may be used in the singular or the plural,
as the context requires.

                  (c) Except where otherwise specified, all times of day used in
the Facilities Papers are local (U.S. Central Time Zone) times in Houston,
Texas.

                  (d) Unless the context plainly otherwise requires (e.g., if
preceded by the word "not"), wherever the word "including" or a similar word is
used in the Facilities Papers, it shall be read as if it were written,
"including by way of example but without in any way limiting the generality of
the foregoing concept or description".

                           2 THE LENDERS' COMMITMENTS

         2.1. The Lenders' Commitments to Lend. Subject to the terms and
conditions of this Agreement and provided no Default or Event of Default has
occurred that the Agent has not declared in writing to have been cured or waived
(or, if one has occurred and not been so declared cured or waived, if all of the
Lenders, in their sole discretion and with or without waiving the Default or
Event of Default, have elected in writing that lending under this Agreement
shall continue nonetheless), the Lenders agree to make revolving credit Advances
to the Company through the Termination Date, which the Company may borrow, repay
and (having repaid) reborrow in aggregate principal amounts outstanding on any
day of up to the Aggregate Committed Sum for that day. The Lenders' respective
Commitments and the Aggregate Committed Sum are set forth on SCHEDULE LC in
effect for that day, as it may have been amended or restated pursuant to this
Agreement. Upon the joinder of additional Lender(s), if any, the parties agree
to approve in writing revised and updated versions of SCHEDULE LC. The fractions
to be applied to determine the respective Funding Shares of the Lenders for any
day are their respective Commitments divided by the Aggregate Committed Sum for
that day. Each Lender shall be obligated to fund only that Lender's own Funding
Share of any Advance requested, and no Lender shall be obligated to the Company
or any other Lender to fund a greater share of any Advance. No Lender shall be
excused from funding its applicable Funding Share(s) of any Advance merely
because any other Lender has failed or refused to fund its relevant Funding
Share(s) of that or any other Advance. If any Lender fails to fund its Funding
Share(s) of any Advance under any Facility, the Agent (in its sole and absolute
discretion) may choose to fund the amount that such Nonfunding Lender failed or
refused to fund, or the Agent as a Lender and the other Lenders who are willing
to do so shall have the right (but no obligation) to do so in the proportion
that the Commitment of each bears to the sum of the Commitments of all Lenders
that have funded (or are funding) their own Funding Shares of that Advance and
that are willing to fund part of the Funding Share(s) of such Nonfunding Lender.

                                       32
<PAGE>

Should the Agent and/or any other Lender(s) fund any or all of the Nonfunding
Lender's Funding Share of any Advance, then the Nonfunding Lender shall have the
obligation to deliver such amount to the Agent (for distribution to the
Lender(s) who funded it) in collected funds on the next Business Day. Regardless
of whether the other Lenders fund the Funding Share(s) of the Nonfunding Lender,
the respective ownership interests of the Lenders in the Loan shall be adjusted
as provided in the definition of "Pro Rata". All Advances under this Agreement
shall constitute a single debt and all of the Collateral shall be security for
all of the Senior Credit Notes and the Obligations. If the unpaid balance of the
Loan should ever exceed the Aggregate Committed Sum or any other limitation set
forth in this Agreement, such excess shall nevertheless constitute part of the
Obligations that are secured by the Collateral and entitled to all benefits
thereof.

         2.2. Expiration or Termination of the Commitments. Unless extended in
writing or terminated earlier in accordance with this Agreement, the Lenders'
Commitments to lend under this Agreement and the other Facilities Papers
(including JPMorgan's Swing Line Commitment, if any) shall automatically expire
at the close of business on the Termination Date, without any requirement for
notice or any other action by the Agent, any of the Lenders or any other Person.

         2.3. Advances Outstanding May Not Exceed Limits. On any day, the
aggregate amount of Advances outstanding under the Loan shall in no event exceed
either the Aggregate Committed Sum or the Borrowing Base for that day. If any
such excess shall exist on any day and for any reason, the Company shall
immediately repay it or provide additional Collateral, as provided in SECTION
5.3(c).

         2.4. Advances to be Requested and Use of Proceeds. The Company shall
request Advances and may use their proceeds only for the general purpose of
financing the Company's investments in Single-family Mortgage Loans and related
businesses.

         2.5. Swing Line Commitment. In addition to its Commitment under SECTION
2.1, JPMorgan agrees (effective only from and after another Lender or Lenders
become party to this Agreement) to fund revolving credit Swing Line Advances to
the Company in principal amounts which do not on any day exceed the Swing Line
Limit for the purpose of initially funding requested Borrowings.

         2.6. Swing Line Borrowings. The Company shall have the right to borrow
and reborrow under the Swing Line:

                  (a) only if the Swing Line Borrowing fully qualifies in all
respects for funding as an ordinary Borrowing under this Agreement;

                  (b) provided that no Default has occurred that has not been
cured before it has become an Event of Default, and no Event of Default has
occurred that the Agent has not declared in writing to have been waived or
cured;

                  (c) so long as the Swing Line Limit is not exceeded;

                  (d) provided that the Request for Borrowing against which the
Swing Line Borrowing is to be funded is received by JPMorgan by no later than
3:00 PM Houston time (4:00

                                       33
<PAGE>

PM if it requests only a Wet Warehousing Advance and is Electronically
Submitted) on the Business Day such Borrowing is to be funded; and

                  (e) provided that neither the Company nor JPMorgan is aware of
any reason why the Borrowing requested by the Request for Borrowing against
which the Swing Line Borrowing is to be funded cannot or will not be fully
funded by the Lenders on the fifth (5th) Business Day (or such other Business
Day as shall be designated by JPMorgan) following the Business Day on which the
Request for Borrowing is received by JPMorgan.

All Swing Line Borrowings shall be evidenced by the "SWING LINE NOTE" of the
Company dated the date of this Agreement, payable to the order of JPMorgan and
in a form acceptable to the Agent and the Company and shall bear interest from
the date funded until the date repaid (and accrued interest on them shall be due
and payable) at the same rate(s) and on the same days as would be applicable if
such Swing Line Borrowings had been funded by the Lenders, instead of having
been funded by JPMorgan alone as Swing Line Borrowings.

                         3 GENERAL BORROWING PROCEDURES

         3.1. Separate Request for Each Borrowing. A separate Request for
Borrowing shall be made for each Borrowing, which, when appropriately completed
and, if new Collateral is being pledged, with a Submission List attached, may
include requests for Borrowings to finance either of the two types of Eligible
Collateral (wet or dry Prime Loans or Alt-A Loans).

         3.2. Funding of Advances.

                  (a) Deadline for Requests to be Funded as Regular Advances. If
a Request for Borrowing is received before 3:00 PM1 (Central time, as stated in
SECTION 1.4(c)) -- 4:00 PM(1) for any Request for Borrowing that requests only a
Wet Warehousing Advance and is Electronically Submitted -- on a Business Day and
fully qualifies in all respects for funding as an regular Advance by the Lenders
(including satisfying any applicable requirement of SECTION 3.3), it shall be
funded as a regular Advance on that same Business Day.

  (The following provisions of this Section 3.2 are inapplicable until a Lender
            or Lenders in addition to JPMorgan joins this Agreement)

                  (b) Deadline for Requests to be Funded as Swing Line Advances.
If, after a Lender or Lenders in addition to JPMorgan joins this Agreement, the
requirements of SECTIONS 2.6 and 3.3 are satisfied and a Request for Borrowing
is received on a Business Day after 3:00 PM but before 4:00 PM, JPMorgan shall
fund the Advance requested by making a Swing Line Advance on that same day.

                  (c) Late Requests. If, after a Lender or Lenders in addition
to JPMorgan joins this Agreement, a Request for Borrowing is received by
JPMorgan later than 4:00 PM on a Business Day, JPMorgan shall either, at its
election, (i) fund the Advance requested by making a

---------------------------
(1)  These times will change to 12:00 noon and 1:00 PM, respectively, if and
when another Lender joins this Agreement.

                                       34
<PAGE>

Swing Line Loan either on that same day or, at JPMorgan's election, on the next
Business Day, or (ii) arrange for its funding on the next Business Day as a
regular Advance. JPMorgan shall have no obligation to fund any such
late-requested Advance as a Swing Line Advance if all of the requirements of
SECTIONS 2.6 and 3.3 are not satisfied, although JPMorgan may elect to do so. If
JPMorgan does not elect to do so, then the Lenders shall fund such requested
Advance as a regular Advance on such next succeeding Business Day after the
Request for Borrowing is received by the Agent, provided that all conditions to
its funding (including the requirements of SECTION 3.3) are then satisfied.

                  (d) Repayment of Swing Line Borrowings. Each Swing Line
Advance shall be repaid on its Swing Line Borrowing Due Date by the Agent's
paying over to JPMorgan out of the Note Payment Account, and JPMorgan's applying
against such outstanding Swing Line Borrowing, an amount equal to the proceeds
of the Funding Shares funded by all of the other Lenders on that day against the
same Request for Borrowing that was initially funded by such Swing Line Advance.
If at the time such Swing Line Advance was funded, JPMorgan reasonably believed
that no Default or Event of Default had occurred and was then continuing and
that all of the other conditions set forth in SECTION 2.6 for such Swing Line
Advance were satisfied in all material respects, the other Lenders shall be
unconditionally and irrevocably obligated to timely fund their respective
Funding Shares of the Advance that was so initially funded as a Swing Line
Advance, to repay to JPMorgan (and thereby refinance) on the relevant Swing Line
Borrowing Due Date all of that Swing Line Advance except only JPMorgan's Funding
Share of it, irrespective of whether in the meantime any Default or Event of
Default has occurred or been discovered, and irrespective of whether in the
meantime some or all of the Lenders' Commitments have lapsed, expired or been
canceled, rescinded or terminated with or without cause, or have been waived,
released or excused for any reason whatsoever, so that (i) the principal of the
Swing Line is paid down by the required amount on each Swing Line Borrowing Due
Date -- all accrued interest on Swing Line Advances shall be due and payable by
the Company to the Agent (for distribution from the Note Payment Account to
JPMorgan) on the later of (x) the fifteenth (15th) day of the next month (with
the first interest payment due March 15, 2004) or (y) two (2) Business Days
after the Agent bills the Company for such accrued interest -- (ii) all Swing
Line Advances are converted to regular Advances from the Lenders and (iii) those
Advances are evidenced by the Senior Credit Notes other than the Swing Line
Note. If any Lender fails to provide its funds to JPMorgan to repay its share of
any Swing Line Loan when due (including any such failure caused by a fed funds
wire delay), then that Lender shall also be obligated to pay to JPMorgan
interest on the unpaid balance of principal so due to JPMorgan at the Federal
Funds Effective Rate from such due date until three (3) Business Days after such
due date, and at the Federal Funds Effective Rate plus two percent (2%) from
three (3) Business Days after such due date until the date of payment of such
principal sum.

                  (e) Syndication of Advances.

                           (1) When a Request for Borrowing is received by the
Agent, the Agent shall give notice by fax or, at the Agent's discretion, email
to each Lender of that requested Advance and that Lender's Funding Share of the
requested Advance by 2:00 PM on the Business Day when the requested Advance is
to be funded by the Lenders, and each Lender shall cause its Funding Share
thereof to be transferred to the Agent by fed funds wire transfer to:

                                       35
<PAGE>

         JPMorgan Chase Bank
         ABA number 1130-0060-9
         Attention: Mortgage Warehousing -- Wanda Carr
         Phone:  (713) 427-6391
         For credit to:  Sunset Financial Resources, Inc.
         Account No. 00100381681
         JPMorgan Chase Real Estate Wire Transfer Clearing Account

within two (2) hours after receiving such notice from the Agent or by 4:00 PM,
whichever is earlier, so that the Agent receives it in good collected Houston
funds on that same Business Day, and the Agent shall deposit such Funding Shares
into the Note Payment Account when received.

                           (2) If the Agent has not already funded the requested
Advance as a Swing Line Advance, then (provided no Default has occurred that has
not been cured by the Company or waived in writing by the Agent and no Event of
Default has occurred that the Agent has not declared in writing to have been
either cured or waived) the Agent shall disburse such Advance to the Company or
to its designee(s) for their account.

                           (3) If the Agent has funded the requested Advance (or
any part of it) as a Swing Line Advance, then the Agent shall repay JPMorgan the
related Swing Line Advance (except for JPMorgan's own Funding Share thereof)
from the Note Payment Account; provided that if a Lender other than JPMorgan
advises the Agent by telephone and confirms the advice by fax that the Lender
has placed all of its Funding Share on the federal funds wire to the Agent, the
Agent shall continue to keep the Swing Line Advance outstanding to the extent of
that Lender's Funding Share so wired until the Agent has actually received such
share -- whereupon the Agent shall deposit such Funding Share when received into
the Note Payment Account and repay JPMorgan that still-outstanding portion of
the Swing Line Advance from the Note Payment Account -- except that the Agent
shall have no obligation to continue such portion of any Swing Line Advance
outstanding if and to the extent, if any, that doing so would cause the total
amount funded by the Agent and outstanding to exceed the Swing Line Limit.

         3.3. Time When Submission List(s) and New Collateral Papers (If Any)
Due. Unless the Borrowing Base already has sufficient Collateral Value to
support both the requested Borrowing and all other outstanding Borrowings, the
Company shall (1) deliver to the Agent with the Request for Borrowing one or
more signed Submission Lists listing (i) all new Collateral then being Pledged
to the Agent to support such Borrowing and (ii) the values of the elements for
determining the Book Single-family Collateral Value of the new Collateral (such
elements being described in clauses (i), (ii) and (iii) of the definition of
"Collateral Value"), and (2) other than for Wet Loans, cause to be delivered to
the Custodian all of the Basic Papers relating to the items of new Collateral
listed in such Submission List(s), by the following deadlines:

<TABLE>
<CAPTION>
 IF THE NUMBER OF           THEN THE SUBMISSION LIST        AT THIS TIME (IN
FILES SUBMITTED IS:       AND BASIC PAPERS ARE DUE ON:          HOUSTON)
-------------------      -----------------------------      ----------------
<S>                      <C>                                <C>
50 files or less         the same Business Day as the        10:00 AM
                         Request for Borrowing is
</TABLE>

                                       36
<PAGE>

<TABLE>
<S>                      <C>                                <C>
                         received by the Agent

51-100 files             the preceding Business Day         2:00 PM

for each additional      one additional prior Business      2:00 PM
100 files increment      Day
</TABLE>

         3.4. If Outstanding Advances Would Exceed the Borrowing Base. If, after
giving effect to a requested Borrowing, the outstanding Borrowings would exceed
the Borrowing Base, or if the Agent or the Custodian determines (either then or
on any later day in the course of reviewing the same) that any such Submission
List or Basic Papers submitted to it are incomplete or incorrect in any material
respect (provided that if the Custodian reasonably determines that such a
condition of incompleteness or incorrectness of Basic Papers is correctable and
returns the subject Basic Papers to the Company for corrective action, then the
affected Pledged Loan(s) shall not be excluded from the Borrowing Base unless
and until the Company fails to correct and return such Basic Papers to the
Custodian within ten (10) Business Days after the Custodian sent them) then:

                  (a) the Agent may withhold the entire Advance until the
Company shall have demonstrated to the Custodian's reasonable satisfaction that
all required Basic Papers submitted (if any), are in fact not (or are no longer)
incomplete or incorrect in any material respect; or

                  (b) in the case of a Borrowing Base insufficiency, unless the
Company instructs the Agent in writing not to fund any of the requested
Borrowing, and subject to the provisions and limitations of SECTIONS 2.1 and
2.5, the Agent will fund such lesser amount(s) as the Agent shall determine is
(are) supported by the Borrowing Base and will notify the Company of such
insufficiency, including the Agent's calculation of such insufficiency set forth
in reasonable detail.

         3.5. If a Request for Borrowing or New Collateral Papers are Received
Late; Waiver of Claim for Any Late Funding. If either a Request for Borrowing or
the Basic Papers for any new Collateral and its related Submission List are
submitted late, the Agent will use reasonable efforts to make the requested
Advance as a Swing Line Advance on the same Business Day it is requested,
although neither the Company nor any other Person shall have any claim or cause
of action against the Agent or any of the Lenders if for any reason that funding
(or any other funding) does not occur on the same day it is requested.

                           4 THE SENIOR CREDIT NOTES

         To evidence the Advances to be made by the Lenders pursuant to this
Agreement, the Company agrees to execute and deliver to each Lender a Senior
Credit Note in a face principal amount equal to that Lender's Committed Sum and
dated the same date as this Agreement (or dated with such other appropriate date
as shall be agreed upon by the Company, that Lender and the Agent if the
effective date of that Lender's joinder in this Agreement is after its Effective
Date), and to evidence the Swing Line Advances to be made by JPMorgan, the
Company agrees to execute and deliver to JPMorgan the Swing Line Note in face
principal amount equal to the Swing Line Limit. If any Lender's Committed Sum
shall be increased for any reason after the Company shall have issued that
Lender its Senior Credit Note, then the Company agrees to execute and deliver to
that Lender upon its request a renewal Senior Credit Note in a face

                                       37
<PAGE>

principal amount equal to the portion of that Lender's new Committed Sum and
dated the same date that such applicable Committed Sum change becomes (or
became) effective. If the Swing Line Limit shall be reduced below what the Swing
Line Limit is on the Effective Date for any reason, the maximum Borrowings
outstanding under the Swing Line Note then or on any day thereafter shall be
limited to the Swing Line Limit on such day, irrespective of the fact that the
face principal amount of the Swing Line Note may be greater than that.
Notwithstanding any other inconsistent or contrary provision of this Agreement
or any of the other Facilities Papers, whether or not -- for any reason, at any
time or from time to time -- the Advances in the aggregate exceed the sum of the
face amounts of the Senior Credit Notes, or the Swing Line Advances outstanding
exceed the face amount of the Swing Line Note, such excess shall be due and
payable on demand. All Advances are and shall be part of the Obligations and all
of the Obligations are and shall be secured by all Collateral.

                    5 INTEREST, PRINCIPAL AND FEES PAYMENTS

         5.1. Interest. Interest shall accrue and be due and payable as follows:

                  (a) Each portion of each Borrowing shall bear interest on its
advanced and unpaid principal balance at the applicable Stated Rate from the
date of the Borrowing until due or repaid (whichever occurs first), and such
interest shall be calculated through the last day of each month and shall be due
and payable in arrears on the later of (i) the fifteenth (15th) day of the next
following month (with the first interest payment due March 15, 2004) or (ii) two
(2) Business Days after the Agent bills the Company for such accrued interest
(the Agent agrees to use commercially reasonable efforts to bill the Company for
accrued interest by the 15th of each month, but shall have no liability for
failing to do so), and all accrued interest then unpaid shall be fully, finally
and absolutely due and payable on the Maturity Date.

                  (b) All past due principal, interest, fees or other sums shall
bear interest at the Past Due Rate from their respective due dates until paid,
or at such lesser rate (if any) -- although not less than the Stated Rate -- as
the Agent shall elect to be applicable for any one or more days of such period.
Without duplication, from the earlier of the Maturity Date or the date of the
occurrence (if any) of an Event of Default described in SECTION 11.1(f),
11.1(g), 11.1(j) or 11.1(p), all advanced and unpaid Loan principal shall bear
interest at the Past Due Rate, or at such lesser rate (if any) -- although not
less than the Stated Rate -- as the Agent shall elect to be applicable for any
one or more days of such period.

                  (c) Except as otherwise specified in this Agreement or any
relevant Facilities Papers, interest on any Borrowing, as well as the amount of
any fee that is stated as a rate, is to be calculated on the basis of a year of
360 days (i.e., on the 365/360 -- or 366/360 in a leap year -- day basis),
unless that would cause the Ceiling Rate for any day to be exceeded, in which
event and to the extent necessary to eliminate or minimize that result, such
interest or such fee shall be calculated on the 365/365 -- or 366/366 in a leap
year -- day basis.

                  (d) All interest and fee rate and amount determinations and
calculations by the Agent, absent manifest error, shall be conclusive and
binding.

         5.2. Interest Rates.

                                       38
<PAGE>

                  (a) As contemplated in the definition of "Stated Rate", except
as to outstanding Borrowings that are the subject of a valid Interest Rate
Option election duly made by the Company (and accordingly bear interest at the
Alternate Base Rate), the unpaid amount of each Borrowing shall bear interest
from the date such Borrowing is funded until repaid in full at the Base Rate
applicable from time to time with respect to such Borrowing (compounded
annually).

                  (b) The Company may select an Interest Rate Option for any
portion of the Loan that, in the absence of such a selection would bear interest
at the Base Rate, as follows:

                           (1) the unpaid amount of each such Borrowing as to
which the Company duly selects an Interest Rate Option shall bear interest from
the date such Borrowing is funded until repaid in full at the Alternate Base
Rate.

                           (2) No portion of the Loan principal shall be
included in more than one Tranche on the same day.

                           (3) In order to select an Interest Rate Option, the
Company shall give the Agent telephonic notice not later than 10:00 AM on the
effective date for which such Interest Rate Option is being selected,
specifying:

                                (i) the Business Day when the selection is to
become effective; and

                                (ii) the principal amount of the Loan for which
the selection is being made.

                           (4) The Company shall confirm the telephonic notice
in writing by not later than the close of business on the same day, by
forwarding to the Agent a completed and signed confirmation (the "INTEREST RATE
SELECTION CONFIRMATION") in the form of EXHIBIT H. Confirmation shall be made by
telecopy and an original signed by an Authorized Company Representative shall be
mailed the same day.

                  (c) Notwithstanding any contrary or inconsistent provision of
this SECTION 5.2, all past due amounts shall bear interest from the date of
occurrence of any Event of Default and until it and its material consequences
(if any) have been wholly cured as follows:

                           (1) The Base Rate Tranche shall bear interest until
paid in full at the Past Due Rate; and

                           (2) The Alternate Base Rate Tranche (if any) shall
bear interest until paid in full at the Past Due Rate.

         5.3. Principal. The Advances' outstanding principal amount shall be due
and payable in full without notice or demand on the Maturity Date. Before then,
the Company agrees to pay the following principal payments to the Agent
immediately upon the occurrence of the following events, in each case without
notice or demand but without duplication of payment:

                                       39
<PAGE>

                  (a) Promptly upon the Company's becoming entitled and able to
collect the proceeds of any sale or other disposition of Collateral, a principal
amount equal to the amount so collectable shall be due and payable by the
Company to the Agent -- although, pursuant to the provisions of SECTION 6.10,
the Agent's security interest in such Collateral or its proceeds shall not be
released unless and until the Agent has received for deposit into the Note
Payment Account the Redemption Amount for such Collateral -- and the Company
shall cause the entirety of all available Collateral disposition proceeds to be
paid to the Agent (or if the Company receives them, the Company shall pay them
over to the Agent), with each such payment to be applied first against the
principal of Borrowings outstanding under the Swing Line, then against the
principal of Borrowings outstanding under the Credit Line, and with the
remaining balance (if any) to be transferred from the Note Payment Account into
the Company's own account with JPMorgan (unless either (i) any payment of
principal or interest on the Obligations shall then be past due, in which event
the Agent may first apply such excess to pay such past due amount and transfer
only the balance, if any, remaining after such application to the Company's own
account, or (ii) an Event of Default has occurred that the Agent has not
declared in writing to have been either waived or cured, in which event the
Agent shall hold such excess as Collateral and apply it in accordance with the
provisions of SECTION 11.4.) With or after each such payment, the Company shall
furnish the Agent and the Custodian with a written reconciliation of the amounts
collected by the Company with the amount received by the Agent.

                  (b) If any Disqualifier occurs in respect of any item of
Collateral, unless the Borrowing Base still equals or exceeds the sum of all
Borrowings outstanding, the Company shall repay Loan principal to the Agent in
an amount -- or, unless an Event of Default has occurred that the Agent has not
declared in writing to have been cured or waived, furnish substitute Collateral
of the same type and having Collateral Value at least -- equal to what that
item's Collateral Value would have been on the day when such Disqualifier
occurred if there were no Disqualifier as to that item of Collateral.

                  (c) If for any reason on any day, the Borrowings outstanding
exceed the Borrowing Base, then the Company shall repay Loan principal to the
Agent in an amount equal to such excess, unless both (i) no Event of Default has
occurred that the Agent has not declared in writing to have been cured or waived
and (ii) the Company shall Pledge to the Agent substitute Collateral that is not
subject to any Disqualifiers and has Collateral Value at least equal to such
excess on or before one (1) Business Day after the Company first learned of the
existence of such excess; provided that upon the occurrence of any such excess,
the Lenders' obligations to lend, and the Agent's obligation to disburse, any
Advances to or for the account of the Company shall be suspended until such
Borrowings excess shall be eliminated by the Company's either so repaying Loan
principal or so pledging additional Collateral.

         5.4. Interest (and Principal) Due at Maturity. On the Maturity Date
accrued interest (as well as all principal) then unpaid shall be finally due and
payable without notice or demand.

         5.5. Rate of Return Maintenance Covenant.

                  (a) If at any time after the date of this Agreement, any
Lender that is a bank determines that (i) any applicable law, rule or regulation
regarding capital adequacy has been adopted or changed since March 1, 2004 or
(ii) its interpretation or administration by any

                                       40
<PAGE>

Governmental Authority, central bank or comparable agency has changed since
March 1, 2004 and determines that such change or such Lender's compliance with
any request or directive regarding capital adequacy (whether or not having the
force of law) of any such Governmental Authority, central bank or comparable
agency, has or would have the effect of reducing the rate of return on that
Lender's capital as a consequence of its obligations under this Agreement or any
of the other Facilities Papers to a level below that which that Lender would
have achieved but for such adoption, change or compliance (taking into
consideration the Lender's own capital adequacy policies) by an amount the
Lender deems to be material, then upon notice to the Company by that Lender or
the Agent summarizing the facts triggering the increase and calculations of the
increase, the interest rate on the principal of that Lender's portion of the
Loan funded and outstanding from time to time shall be increased to a rate
sufficient to provide that Lender with a rate of return on its capital equal to
that which would have been achieved but for such adoption, change or compliance
(taking into consideration that Lender's own capital adequacy policies) -- or if
no Loan is then outstanding (or if the Loan is repaid in full before the full
amount required to provide that rate of return has been paid), the Company shall
be liable to pay that Lender on demand an additional interest payment in an
amount sufficient to provide that rate of return -- but in no event shall any
such payment be required or made to the extent, if any, that such payment, if
made, when added to all other payments, would produce an interest rate for any
period in excess of the Ceiling Rate. In determining the increase in interest
rate required to achieve that result, each affected Lender may employ such
assumptions and make such allocations of costs and expenses fairly applicable to
the Loan as that Lender reasonably elects and may use any reasonable averaging
and attribution method. Any Lender claiming compensation under this Section
shall furnish the Company its certificate setting forth the amount or amounts
(calculated pursuant to the above-described methods) necessary to compensate the
Lender as specified in this Section and the calculations made to determine such
amount or amounts.

                  (b) Provided that no Default has occurred that has not been
cured and no Event of Default has occurred that the Agent has not declared in
writing to have been cured or waived, and with the written consent of the
Required Lenders, the Company may seek to replace any Lender other than JPMorgan
who claims compensation under this Section, subject to the requirements of this
Section. For the purposes of this Section, a "CONTINUING LENDER" means a Lender
that is neither a Retiring Lender nor a New Lender; a "NEW LENDER" means a bank
or other lending institution that becomes a Lender hereunder as a result of the
events described in this Section; a "REPLACEMENT LENDER" means the Lender who is
replacing the Retiring Lender; and a "RETIRING LENDER" means a Lender that
ceases to be a Lender under this Agreement pursuant to the operation of this
Section. The replacement of a Retiring Lender pursuant to this Section shall be
effective on the tenth (10th) Business Day (the "REPLACEMENT DATE") following
the date of a notice to the Retiring Lender and each Continuing Lender through
the Agent, subject to satisfaction of the following conditions:

                           (1) A Retiring Lender shall assign all of its rights,
obligations and liabilities under the Facilities Papers to a Replacement Lender
that is either (x) a commercial bank having total assets in excess of One
Billion Dollars ($1,000,000,000) or (y) a finance company, insurance company or
other financial institution or fund that is acceptable to the Agent and is
regularly engaged in making, purchasing or investing in loans and has total
assets in excess of One Billion Dollars ($1,000,000,000), in each case with the
consent of the Agent

                                       41
<PAGE>

(which consent shall not be unreasonably withheld or delayed); provided that (1)
no such assignment shall result in a Lender's having an aggregate Committed Sum
of less than Five Million Dollars ($5,000,000), (2) the Agent shall have no
obligation to consent to there being more than a total of ten (10) Lenders (a
participant is not a Lender) and (3) each such assignment shall be substantially
in the form of EXHIBIT F, with the Replacement Lender to receive new Senior
Credit Note(s) and with the Retiring Lender to have no further right or
obligation with respect to the rights and obligations assigned to and assumed by
the Replacement Lender. Upon such assignment, the Replacement Lender shall be a
Lender for all purposes under this Agreement and the other Facility Papers, and
the Committed Sums shall be adjusted appropriately, and the parties agree to
approve in writing a revised and updated version of SCHEDULE LC;

                           (2) the Retiring Lender and the Replacement Lender
shall have satisfied the conditions to assignment and assumption set forth in
EXHIBIT F, and, in connection therewith, the Replacement Lender(s) shall pay to
the Retiring Lender an amount equal in the aggregate to the sum of (x) the
principal of all of the Retiring Lender's outstanding Borrowings, together with
all accrued interest thereon, and (y) the Retiring Lender's share of any accrued
fees under this Agreement; and

                           (3) the Company shall have paid to the Agent for the
account of the Retiring Lender an amount equal to all obligations owing to the
Retiring Lender by the Company (other than those obligations of the Company
owing but not yet due that are referred to in SECTION 5.5(b)(2).)

In that event, then on the Replacement Date, each Replacement Lender that is a
New Lender shall become a Lender and the Retiring Lender shall cease to be a
Lender; provided that this Agreement shall continue to govern the rights and
obligations of a Retiring Lender with respect to any Borrowings funded or other
actions taken by such Retiring Lender while it was a Lender. The Company agrees
to execute such papers, notes and agreements as are necessary to substitute the
Replacement Lender for the Retiring Lender, including documents necessary to
protect all liens and security interests of the Replacement Lender.

         5.6. Chief Credit Officer's Certificate Conclusive. The certificate of
the chief credit officer of JPMorgan stating the Past Due Rate, the Base Rate or
the Alternate Base Rate applicable to one or more Advances shall conclusively
establish what the applicable rate was, absent manifest error.

         5.7. Facility Fee. The Company agrees to pay to the Agent, for the
account of the Lenders (and for the Agent to distribute to them), ratably
according to their respective Committed Sums, a cash facility fee (the "FACILITY
FEE") in an amount equal to one-fourth percent (0.25%) per annum of the
Aggregate Committed Sum for the period from the Effective Date to the Maturity
Date. The Facility Fee for the period from the Effective Date through June 15,
2004 shall be due and payable in advance on the Effective Date, and the Facility
Fee for each succeeding period of three (3) months (or less) until the Maturity
Date shall be due and payable in advance on the fifteenth (15th) day of the
first calendar month in each such period, commencing July 15, 2004. If the
Aggregate Committed Sum shall be increased or decreased from time to time either
pursuant to a provision of this Agreement or by separate agreement

                                       42
<PAGE>

among the Company, the Lenders and the Agent (excluding, however, any change
occurring as a result of or following the occurrence of a Default or an Event of
Default, in respect of which no adjustment of the Facility Fee shall be required
except if and to the extent required by the provisions of SECTION 15.3), the
amount of the Facility Fee shall be adjusted. If the Aggregate Committed Sum is
decreased during any three (3) month period in which the Facility Fee has
already been paid, no refund shall be due the Company. If a decrease is made at
the end or beginning of each three (3) month period, then the amount of the
Facility Fee subsequently due for the ensuing three (3) month period shall be
proportionately adjusted based on the new Aggregate Committed Sum. If the
Aggregate Committed Sum is increased for the three-month period in which the
effective date of the amendment producing such increase occurs, the Facility Fee
shall be adjusted for the unexpired portion of that three-month period by a cash
payment by the Company to the Agent (for distribution to the Lenders in the
event of an increase in the Aggregate Committed Sum), and the amounts of
payments of the Facility Fee subsequently due shall likewise be proportionately
adjusted based on the new Aggregate Committed Sum. The Facility Fee is
compensation to each Lender for committing to make funds available for revolving
credit Advances on the terms and subject to the conditions of this Agreement,
and is not compensation for the use or forbearance or detention of money,
although this Section (as well as every other Section of this Agreement) is
subject to the provisions of SECTION 15.3. Each calculation by the Agent of the
amount of the Facility Fee shall be conclusive and binding absent manifest
error.

         5.8. Agent's Fee. The Company agrees to pay to the Agent such agent's
fee (the "AGENT'S FEE") as may be provided for in a separate agreement between
the Company and the Agent (there will no so such separate agreement until
another Lender joins this Agreement.)

         5.9. Prepayments. The Company shall have the right to prepay the
outstanding Borrowings in whole or in part, from time to time and without
premium or penalty.

         5.10. Payments.

                  (a) Except as otherwise specifically provided in this
Agreement, all payments under this Agreement, on the Senior Credit Notes and
under the other Facilities Papers shall be paid (i) to the Agent for deposit in
the Note Payment Account, (ii) by not later than 12:00 noon (Central time) if
made by electronic funds transfer, or 11:00 AM (Central time) if made by any
means requiring the Agent to make manual data entries on the day when due
(unless the Agent shall agree to a payment's being made before a specific later
deadline) and (iii) without set-off, counterclaim or deduction, in lawful money
of the United States of America in immediately available funds at the principal
Houston branch of the Agent, at 712 Main Street, Houston, Texas 77002, or by fed
funds wire transfer to:

                                       43
<PAGE>

         JPMorgan Chase Bank
         1111 Fannin, 12th Floor
         Houston, Texas 77002
         ABA number 1130-0060-9
         Attention: Mortgage Banking Warehouse Services -- Wanda Carr
         Phone:  (713) 427-6391
         Account number 00113329123
         For Credit -- Sunset Financial Resources, Inc.

or at such other place as the Agent shall designate from time to time. Whenever
any payment to be made under this Agreement, any Senior Credit Note or any of
the other Facilities Papers shall be stated to be due on a day that is not a
Business Day, the due date for that payment shall be automatically extended to
the next day that is a Business Day, and with respect to principal, interest at
the applicable rate (determined in accordance with this Agreement) shall
continue to accrue during the period of such extension. Unless the Agent, acting
in its sole discretion, shall agree otherwise, funds received by the Agent after
2:00 PM on a Business Day shall be deemed for all purposes to have been paid by
the Company on the next succeeding Business Day, except that if, after so
deeming, any applicable Ceiling Rate would be exceeded, then solely for the
purpose of calculating interest accrued, such funds shall be deemed paid on the
date received.

                  (b) If and to the extent any payment is not made when due
under this Agreement, any Senior Credit Note (including the Swing Line Note) or
any of the other Facilities Papers, the Company authorizes the Agent and each
Lender (for the Pro Rata account and benefit of all of the Lenders) then or at
any time thereafter to charge any amounts so due and unpaid against any or all
of the Company's accounts with the Agent or any of the Lenders; provided that
such right to charge the Company's accounts shall not apply to any escrow, trust
or other deposit accounts designated as being held by the Company on behalf of
third party owners of the escrowed funds other than Affiliates of the Company.
The Agent agrees to use reasonable efforts to promptly advise the Company of any
charge made pursuant to this Section, but its failure to do so will not affect
the validity or collectibility of such charge.

                  (c) Any and all payments by the Company made pursuant to this
Agreement or under any Senior Credit Note or other Facilities Papers shall be
made free and clear of and without deduction for any and all present or future
Taxes. If the Company shall be required by law to deduct any Taxes from or in
respect of any sum payable pursuant to this Agreement or under any Senior Credit
Note or other Facilities Paper, (i) the sum payable shall be increased as may be
necessary so that after making all required deductions, such Lender receives an
amount equal to the sum it would have received had no such deductions been made,
and (ii) the Company agrees to pay the Taxes to the relevant Governmental
Authority.

                  (d) Each payment received by the Agent in accordance with this
Agreement is valid and effective to satisfy and discharge the Company's
liability under the Facilities Papers to the extent of the payment.

         5.11. Pro Rata Distribution of Payments. All payments and prepayments
of the Senior Credit Notes, including (subject to SECTIONS 3.2(d) and 5.3(a))
the Swing Line Note, (whether voluntary or involuntary and from whatever source)
received by the Agent shall be distributed by

                                       44
<PAGE>

the Agent to the Lenders Pro Rata with their respective ownership interests in
the Loan as of the date the payment is credited against the Senior Credit Notes
in accordance with this Agreement. The distribution from the Agent to each
Lender shall be made by the Agent's initiating a federal funds wire transfer by
3:00 PM on the Business Day when such funds were received, in immediately
available funds directly to the Lender or to such account at another financial
institution as is designated from time to time by the Lender in writing, and
shall be made on the same Business Day received (or deemed received) by the
Agent. If the Agent shall fail or refuse to so make the distribution on the same
Business Day as the payment was received, then, as agreed full and adequate
compensation therefor, the Agent shall pay the affected Lender(s) interest on
the undistributed funds at the Federal Funds Effective Rate.

         5.12. Chapter 346 Inapplicable. The Company agrees, pursuant to Chapter
346, that Chapter 346 (which regulates certain revolving credit loan accounts
and revolving triparty accounts) shall not apply to the Obligations, and that
none of the Senior Credit Notes nor any Advance shall be governed by Chapter 346
or subject to its provisions in any manner whatsoever.

                                  6 COLLATERAL

         6.1. Grant of Security Interest. As security for the payment of the
Loan and for the payment and performance of all of the Obligations, the Company
hereby grants to the Agent, as agent and representative of the Lenders, a first
priority security interest in all of the Company's present and future estate,
right, title and interest in and to the following described Collateral (although
neither the Lenders nor the Agent assumes any of the Company's or any other
liability or obligation under or in respect of any Collateral):

                  (a) Single-family Loans Collateral.

                           (1) all Pledged Loans;

                           (2) all Collateral Support;

                           (3) all rights to deliver Pledged Loans to investors
and other purchasers and all proceeds resulting from the disposition of such
Collateral pursuant thereto, including the Company's right and entitlement to
receive the entire purchase price paid for Pledged Loans sold;

                           (4) all Hedge Agreements relating to or constituting
any and all of the foregoing or relating to the Obligations;

                           (5) all Servicing Rights in respect of any of the
Pledged Loans; and

                           (6) all of the Company's rights now or hereafter
existing in, to or under any MBS secured by, created from or representing any
interest in any of the Pledged Loans, whether now owned or hereafter acquired by
the Company, and whether such MBS are evidenced by book entry or certificate
(the Agent's Lien against each MBS created from, based on or backed by Pledged
Loans shall automatically attach to, cover and affect all of the Company's
right, title and interest in that MBS when issued and its proceeds and the
Agent's

                                       45
<PAGE>

Lien against the Pledged Loans from which such MBS was so created shall
automatically be released when such MBS is issued, subject to automatic
reinstatement if such issuance is voided or set aside by any court of competent
jurisdiction), all right to the payment of monies and non-cash distributions on
account of any of such MBS and all new, substituted and additional securities at
any time issued with respect thereto;

                  (b) Related Accounts, Payment Intangibles, General Intangibles

                           (1) all accounts, payment intangibles, general
intangibles, instruments, documents (including documents of title), chattel
paper, contract rights and proceeds, whether now or hereafter existing
(including all of the Company's present and future rights to have and receive
interest and other compensation, whether or not yet accrued, earned, due or
payable), under or arising out of or relating to the Pledged Loans;

                           (2) all instruments, documents or writings evidencing
any such accounts, payment intangibles, general intangibles or proceeds or
evidencing any monetary obligation under, or security interest in, any of the
Pledged Loans, all other papers delivered to the Agent or the Custodian, and all
other rights transferred to the Agent, in respect of any of the Pledged Loans,
including, without limitation, the right to collect, have and receive all
insurance proceeds (including but not limited to casualty insurance, mortgage
insurance, pool insurance and title insurance proceeds) and condemnation awards
or payments in lieu of condemnation which may be or become payable in respect of
the Mortgaged Premises encumbered or intended to be encumbered by any Pledged
Loan, and other personal property of whatever kind relating to any of the
Pledged Loans, in each case whether now existing or hereafter arising, accruing
or acquired;

                           (3) all security for or claims against others in
respect of the Pledged Loans; and

                           (4) all proceeds and rights to proceeds of any sale
or other disposition of any or all of the Pledged Loans;

                  (c) Note Payment Account. the Note Payment Account and all
sums from time to time on deposit in it;

                  (d) Collateral Records. all Collateral Records;

                  (e) Other Property. any other Property acceptable to the Agent
and Pledged to the Agent; and

                  (f) Other Rights. all rights to have and receive any of the
Collateral described above, all accessions or additions to and substitutions for
any of such Collateral, together with all renewals and replacements of any of
such Collateral, all other rights and interests now owned or hereafter acquired
by the Company in, under or relating to any of such Collateral or referred to
above and all proceeds of any of such Collateral;

provided, that the Agent's security interest in the Pledged Loans does not
extend to, cover or affect any of the mortgage loan Servicer's right, title or
interest in, to or under (a) any Servicing

                                       46
<PAGE>

Agreement that the Company, as owner or investor, has entered into, or may
hereafter enter into, in good faith with any Person that is not an Affiliate of
the Company, as mortgage loan Servicer, to service Mortgage Loans now or
hereafter owned or held by the Company, whether or not such Mortgage Loans were
heretofore, or are now or hereafter, Pledged to the Agent or (b) the mortgage
loan servicing rights under any such mortgage loan servicing agreement between
the Company and a contractual mortgage loan Servicer that is not an Affiliate of
the Company; provided further that nothing in this sentence shall be construed
to waive, disclaim, impair or otherwise affect the Agent's security interest (as
agent and representative of the Lenders) in any of such Mortgage Loans
themselves, including the Agent's security interest in and to all of the
Company's right, title and interest under each such Mortgage Loan Servicing
Agreement to the extent (if any) that it covers, affects or relates to Pledged
Loans.

         6.2. Further Assurances Concerning Collateral. In furtherance of the
foregoing, the Company (i) hereby agrees to perform, or cause to be performed,
such acts and duly to authorize, execute, acknowledge, deliver, file and record
(or cause such actions to be taken with respect to) such financing statements,
assignments, security agreements, deeds of trust, mortgages, bond powers and
supplements, modifications or amendments to any of them, and such other papers
as the Agent may reasonably request in order to establish and preserve the
priority of, perfect and protect the Liens granted or intended to be granted to
the Agent in and to any and all such Collateral and to preserve and protect the
Agent's rights in respect of all present and future Collateral for the
Obligations.

         6.3. Delivery of Additional Collateral or Mandatory Prepayment. At
least once a week during the term of this Agreement (or more often in the
discretion of the Agent if it reasonably determines that market conditions
warrant) and whenever a Request for Borrowing is made by the Company (except
that the Agent shall have no obligation to make such determination more
frequently than once per day), the Agent shall:

                  (a) determine the aggregate Collateral Values for the
Borrowing Base each (including the Collateral Value of any Collateral pledged on
that day) by summing the values of the individual items of Collateral as
reported on (and recorded by the Agent from) the Company's Submission Lists and
Pledged Loans Curtailment Reports, valuing at zero Collateral for which the
Agent has current actual knowledge that a Disqualifier exists;

                  (b) issue a statement of the value of each Borrowing Base as
so determined; and

                  (c) provide a copy of that certificate to the Company.

If the Agent shall determine on any day that the Borrowing Base is less than the
outstanding Borrowings, then the Company shall immediately (by no later than the
next Business Day after the Agent's request) either:

                           (1) Pledge to the Agent additional Collateral and
deliver to the Custodian all Basic Papers for any such additional Collateral
(delivery of such Basic Papers to the Custodian may be deferred for up to seven
(7) Business Days for any Wet Loans Pledged to the Agent as additional
Collateral) and/or;

                                       47
<PAGE>

                           (2) after giving effect to the Collateral Value of
any additional Collateral Pledged to the Agent and delivered to the Agent
pursuant to SECTION 6.3(c)(1), pay to the Agent cash for Pro Rata distribution
to the Lenders, in aggregate amounts sufficient to cover the sum of the excess
of each of (i) the sum of all Borrowings outstanding over (ii) the Collateral
Value of the Borrowing Base

provided, that the Company may not elect under the provisions of SECTION
6.3(c)(1) (and instead must make a cash paydown pursuant to SECTION 6.3(c)(2))
if any Default or Event of Default has occurred that the Agent has not declared
in writing to have been cured or waived.

         6.4. Mandatory Redemption of Subpar Alt-A Collateral for Low Weighted
Average FICO Scores. If the Agent shall determine on any day that the weighted
average FICO score of all pledged Alt-A Loans is less than 680 and make a
Redemption Call, the Company shall immediately (by no later than the next
Business Day after the Agent's request) redeem (either by making cash paydowns
of outstanding Advances or substituting higher quality Collateral) a sufficient
number of lower FICO score pledged Alt-A Loans as shall be required to correct
such deficiency.

         6.5. Mortgaging of Real Property Collateral. The Company hereby grants
to the Agent a Lien against, and hereby agrees to duly Pledge to the Agent by
executing, acknowledging sufficiently for recording and delivering to the Agent
or (where appropriate) to a trustee designated by the Agent, a recordable
mortgage, deed of trust or security deed (whichever form of real property
mortgage instrument is appropriate to the jurisdiction in which the real
property is located) -- on the standard Fannie Mae/Freddie Mac form, modified
appropriately for the purpose, or in another form approved by the Agent -- and
in substance approved by the Agent, to cover each lot, parcel, tract or
leasehold estate (as the case may be) of present or future real property owned
by the Company after foreclosure or conveyance in lieu of foreclosure of any
Pledged Loan (or any other Collateral that, while Pledged to the Agent, is or
becomes real property under the law of the U.S. jurisdiction where it is
located), each of which mortgage instruments shall describe the mortgagee or
grantee as "JPMorgan Chase Bank, as a Lender and as Agent for certain other
Lenders" and shall describe the Debt it secures substantially as follows:

         All present and future debts and obligations of Sunset Financial
         Resources, Inc. to JPMorgan Chase Bank, as a Lender and as Agent for
         the other Lenders named therein, and to such other Lenders, under or
         pursuant to the 3/04 Senior Secured Credit Agreement dated as of March
         22, 2004 by and among Sunset Financial Resources, Inc., JPMorgan Chase
         Bank and others, the principal debt under which credit agreement has a
         final stated maturity of March 21, 2005, as such credit agreement may
         have been or may from time to time be supplemented, amended or
         restated; provided that the principal debt hereby secured shall in no
         event exceed [state here the amount that is equal to 120% of the value
         of the mortgaged real estate as shown in its most recent Appraisal or
         Broker's Price Opinion].

While the Agent does not initially intend to record any of such mortgages, deeds
of trust or security deeds, the Agent may elect to record -- upon prior written
notice to the Company, unless an Event of Default has occurred that the Agent
has not declared in writing to have been

                                       48
<PAGE>

cured or waived, in which case no written notice is necessary -- any or all of
them at any time or times, and all costs of filing and recordation shall be paid
for by the Company, either directly or as reimbursement to the Agent, whichever
the Agent shall elect.

         6.6. Pledged Loans' Collection and Servicing Rights. So long as no
Event of Default shall have occurred that the Agent has not declared in writing
to have been cured or waived, the Company shall be entitled to service the
Pledged Loans and to receive and collect directly -- or cause to be serviced,
received and collected through a Servicer or Servicers under one or more
Servicing Agreements -- all sums payable to the Company in respect of the
Pledged Loans (excluding, however sums arising from sales or other dispositions
of Pledged Loans, which SECTION 6.9 requires to be paid to the Agent for
application as therein stated); provided that the Company's rights and
obligations to so interim service, or to cause to be so interim serviced, each
Pledged Loan shall terminate on the earlier of (i) the Maturity Date or (ii) one
(1) month after the Effective Date of this Agreement, although such one-month
period shall be automatically extended for sequential periods of one (1) month
each unless the Agent, acting in its sole discretion, gives written notice to
the Company during any such 1-month period stating that such period will not be
extended, in which event the Company's said interim servicing rights will
automatically terminate upon expiration of that 1-month period; and provided
further that if any Default or Event of Default shall occur at any time, the
Company's rights and obligations to service the Pledged Loans shall terminate
automatically and immediately (unless and to the extent the Agent shall state
otherwise by written notice to the Company) without any notice or other action
by the Agent or any Lender. Upon any such termination, the Agent is hereby
authorized and empowered to sell and transfer such rights to service the Pledged
Loans for such price and on such terms and conditions as the Agent shall
reasonably determine, and the Company shall have no right to sell or attempt to
sell or transfer such rights to service the Pledged Loans. The Company shall
perform all acts and take all actions so that the Pledged Loans and all files
and documents relating to the Pledged Loans that are held by the Company,
together with all escrow amounts relating to the Pledged Loans, are delivered to
the successor Servicer. To the extent that the approval of any third party or
any other insurer or guarantor is required for any such sale or transfer, the
Company will fully cooperate with the Agent to obtain such approval. All amounts
paid by any purchaser of such rights to service the Pledged Loans shall be paid
to the Agent for distribution to the Lenders and application to the Loan in the
same manner and order as provided for funds received by the Agent pursuant to
SECTION 11.4. The rights to service the Pledged Loans have not been separated
from the Pledged Loans and are not subject to pledge or assignment to anyone
other than the Agent.

         6.7. Rights After Occurrence of Event of Default. After the occurrence
of any Event of Default that the Agent has not declared in writing to have been
cured or waived, the Agent shall have the following rights (but no obligations):

                  (a) in its discretion, to demand, sue for, collect or receive
and receipt for (in its own name, in the name of the Company or otherwise) any
money or property at any time payable or receivable on account of any of the
Collateral, in consideration of its transfer or in exchange for it;

                  (b) to direct -- and to take any and all other steps necessary
to cause -- any Servicer of any of the Collateral to pay over directly to the
Agent for the account of the

                                       49
<PAGE>

Company (instead of to the Company or any other Person) all sums from time to
time due to the Company and to take any and all other actions that the Company
or the Agent has the right to take under the Company's contract with such
Servicer; and

                  (c) to request that the Company forthwith pay to the Agent at
its principal office all amounts thereafter received by the Company upon or in
respect of any of the Collateral, advising the Agent as to the sources of such
funds, and if the Agent does so request, then the Company shall diligently and
continuously thereafter comply with such request.

All amounts so received and collected by the Agent shall be paid over to the
Lenders for application to pay (i) fees owing under the Facilities Papers (pro
rata in the ratio that the fees then owed to each Lender bear to the fees then
owed to all Lenders), (ii) the reasonable costs and expenses incurred by the
Agent or the Lenders (pro rata in the ratio that the unreimbursed costs and
expenses incurred by each of them and then outstanding bears to the unreimbursed
costs and expenses incurred by all of them and then outstanding) in collecting
or enforcing the Senior Credit Notes and the other Facilities Papers, defending
against any claims made in respect of the Facilities Papers or any related
transactions, protecting or realizing on Collateral and (iii) accrued and unpaid
interest on and principal of the Senior Credit Notes (for interest, pro rata in
the ratio that the then-accrued and unpaid interest due on each Senior Credit
Note bears to the then-accrued and unpaid interest due on all Senior Credit
Notes, and for principal, pro rata in the ratio that the outstanding balance of
each Senior Credit Note bears to the outstanding balances of all Senior Credit
Notes).

         6.8. Sale and Agent's Delivery of Collateral to Investors. Unless an
Event of Default has occurred that the Agent has not waived in writing (in which
event the Agent's consent to such shipping or delivery shall be required) the
Company may direct the Custodian to ship or deliver to any investor that has
been approved by the Agent (or to such investor's designated documents
custodian) under cover of an appropriate bailee letter, any Pledged Loan,
whether for purchase as a Whole Loan or as all or part of a pool from which such
approved investor will create MBS when the MBS are created from such pool,
although the Agent's security interest granted by this Agreement in and to --
and the Company hereby specifically declares its intent that Collateral covered
by this Agreement includes -- all of the Company's present and future (i) right,
title and interest in and to the MBS so created and (ii) rights to demand, have,
receive and receipt for such MBS and their proceeds, shall automatically attach
when such Pledged Loans are so securitized and the Agent's security interest in
them is thereby automatically terminated, as aforesaid.

         6.9. Collateral Sale Proceeds to be Paid to Agent.

                  (a) Until both (i) an amount equal to the Redemption Amount of
the Pledged Loans(s) being sold as a Whole Loan or securitized (or such lesser
amount as shall be required to cause the Borrowing Base without such Pledged
Loans to at least equal the Advances outstanding) has been paid to the Agent and
(ii) information sufficient to enable the Agent to reconcile the sums so paid to
the Pledged Loans so being securitized has been provided to the Agent, the Agent
shall have (x) a continuing first and prior security interest in such Pledged
Loan that is so being sold as a Whole Loan and (y) a first and prior security
interest in and control of all of the Company's right, title and interest
(whenever acquired) in and to each MBS

                                       50
<PAGE>

created from any pool of Mortgage Loans that includes such Pledged Loan(s), and
the Company shall take all steps necessary to establish, perfect and maintain in
the Agent such security interest and its perfection, and control of such MBS.

                  (b) When the sale is settled of any Pledged Loan sold as a
Whole Loan, or of any MBS created from a pool that includes any Pledged Loan,
the Company shall cause the investor purchasing such Whole Loan or MBS to pay
the Company's entire net share of the purchase price therefor directly to the
Agent, for application as a mandatory prepayment on the Senior Credit Notes and
as a repayment of outstanding Advances. If the amount so paid to the Agent is at
least equal to the Redemption Amount for the Pledged Loan(s) so sold or
securitized, then the Agent will release the relevant Pledged Loan(s) or MBS
from the Agent's Lien (whereupon such Pledged Loan or MBS will no longer be
Pledged to the Agent), and if no Default or Event of Default has occurred that
the Agent has not declared in writing to have been cured or waived, the Agent
will also transfer from the Note Payment Account to the Company's designated
account any excess of (x) the purchase price so paid to the Agent for the
Pledged Loan(s) so sold or securitized over (y) the Redemption Amount for such
Pledged Loan(s).

                  (c) Pledged Loans Shipped for Securitization. Upon shipment or
delivery of Pledged Loans to be securitized and pending payment to the Agent of
the Redemption Amount therefor on the sale of the resulting MBS, the Company
agrees to take all steps necessary to cause the Agent to be identified as the
nominal owner of any MBS created from the pool of Mortgage Loans which includes
such Pledged Loans in the records of the Federal Reserve Bank or other
institution authorized by the issuer (Ginnie Mae, Fannie Mae, Freddie Mac or the
securities intermediary holding such MBS for the private issuer, as the case may
be) to maintain ownership records in respect of all such MBS, and to cause such
arrangements to remain in effect until the Collateral Value of such securitized
Mortgage Loans shall have been paid to the Agent (for deposit in the Note
Payment Account and distribution to the Lenders for application on the Loan.)
The Company hereby appoints the Agent as its attorney-in-fact to take all such
steps in its name and behalf as are necessary or appropriate to (i) obtain and
maintain control of such MBS, (ii) establish, maintain or continue perfection of
its security interests in such MBS and/or (as the context requires) (iii)
enforce, collect or otherwise realize upon such interests, and such appointment
shall be deemed a power coupled with an interest and shall be irrevocable for so
long as any of the Obligations shall be unpaid or any of the Lenders shall have
any outstanding commitment to lend or to extend any other financial
accommodations to or for the account of the Company.

         6.10. Right of Redemption From Pledge. Provided no Event of Default has
occurred that the Agent has not declared in writing to have been cured or waived
(provided that the Agent may elect to allow redemption even if an uncured and
unwaived Event of Default has occurred if the Agent reasonably believes at that
time that doing so would be in the Lenders' interest), the Company may from time
to time redeem one or more items of Collateral from pledge by either:

                  (a) paying, or causing to be paid, to the Agent for deposit in
Note Payment Account, for application to the outstanding balance of Advances and
Pro Rata distribution to the Lenders for their application to prepayment of the
principal balances of the Senior Credit Notes, including the Swing Line Note if
then outstanding, the Redemption Amount for the item(s) of Collateral to be
released; or

                                       51
<PAGE>

                  (b) delivering substitute Collateral that both (i) is Eligible
Collateral and (ii) will, when included with the existing Collateral, increase
the Borrowing Base to a value at least equal to the aggregate outstanding
Borrowings;

after which the Agent shall release the redeemed Collateral to the Company or
its designee promptly upon written request made by the Company and at its cost,
whereupon such redeemed Collateral will not longer be Pledged to the Agent or
included in the Borrowing Base and the Company shall promptly receipt -- or
shall cause its designee to promptly receipt -- for such released Collateral in
writing to the Agent. Further, the Agent will execute UCC partial release(s) of
such redeemed Collateral -- or otherwise appropriately confirm such release in
writing -- prepared at the Company's expense if, when and in such form as the
Company may reasonably request.

         6.11. Return of Collateral at End of Commitment. If (i) the Lenders'
Commitments to lend shall have expired or been terminated, and (ii) all
Advances, interest or other amounts evidenced by the Senior Credit Notes or
owing to any of the Lenders or the Agent under this Agreement, the Senior Credit
Notes and the other Facilities Papers shall be fully paid and satisfied, then
the Agent shall release the Collateral to the Company or its designee promptly
upon written request made by the Company and at its cost, whereupon such
released Collateral shall no longer be Pledged to the Agent and the Company
shall promptly receipt -- or shall cause its designee to promptly receipt -- for
such released Collateral in writing to the Agent.

         6.12. Acceptance or Shipping Per Instructions of Returned Collateral is
Acquittance. Acceptance by the Company of any Collateral delivered to it
pursuant to any provision of this Agreement (whether or not the recipient issues
a receipt for it) or shipping by the Agent of Collateral in substantial
compliance with shipping instructions given by the Company or its designee shall
be a complete and full acquittance for the Collateral so delivered or shipped,
and the Agent shall thereby be released and discharged from any and all
liability or responsibility for it arising then or thereafter (except liability
for the Agent's own gross negligence or willful misconduct.)

                             7 CONDITIONS PRECEDENT

         7.1. Initial Advance. The obligations of the Lenders to fund their
respective Funding Shares of the initial Advance under this Agreement are
subject to the Company's fulfillment of the following conditions precedent:

                  (a) the IPO shall have been completed on the terms and
conditions set forth in the preliminary offering memorandum furnished to the
Agent and yielding net proceeds to the Company of at least One Hundred Million
Dollars ($100,000,0000);

                  (b) the Agent shall have received (or be satisfied that it
will receive by such deadline as the Agent shall specify) the following, all of
which must be satisfactory in form and content to the Agent in its sole
discretion:

                           (1) this Agreement duly executed by all parties;

                           (2) the Senior Credit Notes, each duly executed by
the Company;

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<PAGE>

                           (3) UCC financing statements for the Collateral
covered by this Agreement, each duly authorized by the Company;

                           (4) current UCC search reports of a UCC filings
search in the office of the Secretary of State of the State of Maryland;

                           (5) the Custody Agreement duly executed by the
Company and JPMorgan as Custodian;

                           (6) copies of the Company's (i) certificate of
incorporation certified by the Secretary of State of the State of Maryland and
(ii) bylaws and all amendments certified by such its corporate secretary or
assistant secretary, as well as any other information required by Section 326 of
the USA Patriot Act or necessary for the Agent or any Lender to verify the
identity of the Company as required by Section 326 of the USA Patriot Act in
accordance with the requirements summarized in the notice given in SECTION 15.6;

                           (7) If the Company has already begun registering
Pledged Loans with MERS, the Company shall have delivered to the Agent the
Electronic Tracking Agreement (as defined in the Custody Agreement) duly
executed by the Company, Mortgage Electronic Registration Systems, Inc.,
MERSCorp., Inc. and the Custodian.

                           (8) certificate of existence or authority and good
standing for the Company issued by the Secretary of State of Maryland;

                           (9) original resolutions of the Company's board of
directors, certified as of the date of the initial Advance by the Company's
corporate secretary, authorizing the execution, delivery and performance by the
Company of this Agreement, the Senior Credit Notes, the Custody Agreement and
all other Facilities Papers to be delivered by the Company pursuant to this
Agreement;

                           (10) a certificate of the Company's corporate
secretary as to (i) the incumbency of the officers of the Company executing this
Agreement, the Senior Credit Notes, the Custody Agreement, each applicable
Request for Borrowing and all other Facilities Papers executed or to be executed
by or on behalf of the Company and (ii) the authenticity of their signatures --
and specimens of their signatures shall be included in such certificate or set
forth on an exhibit attached to it -- (the Agent and the Lenders shall be
entitled to rely on that certificate until the Company has furnished a new
certificate to the Agent, and certifying that attached to such certificate are
true and correct copies of all amendments to the Company's certificate of
incorporation and bylaws since their inception);

                           (11) an Officer's Certificate for the Company dated
the date of the initial Advance and certifying truthfully that, after giving
effect to that Advance, no Default or Event of Default will exist under this
Agreement and that there has been no material adverse change since the Statement
Date in any of the Central Elements in respect of the Company or any of its
Subsidiaries;

                           (12) copies of an errors and omissions insurance
policy or mortgage impairment insurance policy and blanket bond coverage policy,
or certificates in lieu of policies,

                                       53
<PAGE>

providing such insurance coverage as is customary for members of the Company's
industry, all in form and content reasonably satisfactory to the Agent;

                           (13) a favorable written opinion of counsel to the
Company dated on or before the date of the initial Advance, addressed to the
Lenders and the Agent and in form and substance reasonably satisfactory to the
Agent and its legal counsel (a form containing opinions required to be included
therein are set forth in EXHIBIT G, the opinions in paragraphs numbers 4, 9, 10,
11, 12 and 14 of which shall be rendered by outside legal counsel for the
Company); and

                           (14) payment to the Agent of the Facility Fee (for
deposit in the Note Payment Account and Pro Rata distribution to the Lenders),
the Custodian's Fee and all other fees and expenses (including the disbursements
and reasonable fees of the Agent's attorneys, subject to the limitation
specified in SECTION 12(a)) of the Agent accrued and billed for to the date of
the Company's execution and delivery of this Agreement; and

                  (c) All directors and officers of the Company, all
shareholders of the Company and all Affiliates of the Company or any of its
Subsidiaries, to whom or which the Company shall be indebted either for borrowed
money or for any other obligation of Fifty Thousand Dollars ($50,000) or more as
of the date of this Agreement, excluding salary, bonus or other compensation
obligations, and also excluding approximately One Hundred Thirty-five Thousand
Dollars ($135,000) in aggregate existing Debt to Sapphire Advisors and Scott
Silver, shall have caused such Debt to be Qualified Subordinated Debt, as
defined in this Agreement, by executing and causing to be delivered to the Agent
a Subordination Agreement and taking all other steps, if any, required to cause
such Debt to be Qualified Subordinated Debt, and the corporate secretary of the
Company shall have certified each such Subordination Agreement executed to
satisfy the requirements of this SECTION 7.1(c) to be true, complete and in full
force and effect as of the date of the Advance.

         7.2. Each Advance. The obligations of the Lenders to fund their
respective Funding Shares of the initial Advance and each subsequent Advance
under this Agreement are also subject to the satisfaction, in the sole
discretion of the Agent, as of the date of each such Advance, of the following
additional conditions precedent:

                  (a) The Company shall have delivered to the Agent a Request
for Borrowing and, if the Borrowing Base is insufficient to support all or part
of the requested Borrowing, the Company shall have delivered (i) to the Agent
and the Custodian a Submission List and (ii) (except for Wet Warehouse Advances)
to the Custodian the Basic Papers, for any new Collateral required to cause the
Borrowing Base to at least equal the outstanding Borrowings after giving effect
to the requested Borrowing.

                  (b) Unless the requested Advance is comprised only of a Wet
Warehousing Advance, the Custodian shall have issued its Custodian's
Certification (as defined in the Custody Agreement) relating to the Collateral
currently in the Borrowing Base (and the Agent agrees not to unreasonably
withhold or delay issuing any such Custodian's Certification).

                  (c) If the Company has begun registering Pledged Loans with
MERS, the Company shall have delivered to the Agent the Electronic Tracking
Agreement (as defined in the

                                       54
<PAGE>

Custody Agreement) duly executed by the Company, Mortgage Electronic
Registration Systems, Inc., MERSCorp., Inc. and the Custodian.

                  (d) The Agent shall have received evidence reasonably
satisfactory to it (i) as to the due filing and recording in all appropriate
offices of all financing statements, (ii) if there is any Collateral that is of
a type that requires the Agent's interest to be noted by book entry, that such
book entry has been duly made and (iii) if there is any Collateral that is
"investment property" under the UCC of the State of Texas or other applicable
Law, that such instruments as are necessary to give the Agent "control" of such
Collateral have been duly executed by the Company and the relevant securities
intermediary.

                  (e) The representations and warranties of the Company
contained in SECTION 8 shall be true and correct in all material respects as if
made on and as of the date of each Advance unless specifically stated to relate
to an earlier date.

                  (f) The Company shall have performed all agreements to be
performed by it under this Agreement, the Custody Agreement and all other
Facilities Papers, and after giving effect to the requested Advance, no Default
or Event of Default will exist under this Agreement or any of the other
Facilities Papers.

                  (g) The Company shall not have incurred any material
liabilities, direct or contingent, other than in the ordinary course of its
business, and no liabilities (whether or not in the ordinary course of business)
that adversely and materially affect any of the Central Elements since the dates
of the Company's Financial Statements most recently theretofore delivered to the
Agent and distributed to the Lenders.

                  (h) The Agent shall have received from counsel for the
Company, if requested by the Agent, an updated favorable opinion or opinions, in
form and substance satisfactory to the Agent addressed to the Lenders and/or the
Agent (whichever the Agent shall specify) and dated as of the date of such
Advance, covering and updating such matters that were originally addressed in
the opinion issued pursuant to SECTION 7.1(b)(13) as the Agent may reasonably
request.

                  (i) The Company shall have paid the Facility Fee and Agent's
Fee (if any) then due and payable in accordance with SECTIONS 5.7 and 5.8 and
the Custodian's fee pursuant to the Custody Agreement.

                  (j) The Agent shall have received such other documents, if
any, as shall be specified by the Agent.

                               8 REPRESENTATIONS

         The Company hereby represents and warrants to the Agent and the Lenders
both (a) as of the date of this Agreement and (b) except as to those specified
to relate only to a specific date, again as of the date of each Request for
Borrowing, that:

         8.1. Organization; Good Standing; Subsidiaries. The Company is a
corporation duly formed, validly existing and in good standing under the laws of
the State of Maryland. The

                                       55
<PAGE>

Company has furnished to the Agent a true and complete copy of its charter or
articles of incorporation and its bylaws as in effect as of the date of this
Agreement, including all amendments thereto, and agrees to furnish to the Agent
a true and complete copy of any amendment adopted after the Effective Date
promptly after it is adopted. The Company warrants and represents that the
Company and its Subsidiaries each has the full legal power and authority to own
its properties and to carry on its business as currently conducted and each is
duly qualified to do business as a foreign corporation and in good standing in
each jurisdiction in which the ownership of its property or the transaction of
its business makes such qualification necessary, except in jurisdictions, if
any, where a failure to be qualified, licensed or in good standing has no
material adverse effect on any of the Central Elements in respect of the Company
or any of its Subsidiaries. The Company does not have any Subsidiaries except as
set forth on EXHIBIT D or as have been subsequently disclosed by the Company to
the Agent in writing. EXHIBIT D states the name of each such Subsidiary as of
the Effective Date, place of incorporation, each state in which it is qualified
as a foreign corporation and the percentage ownership of the capital stock of
each such Subsidiary by the Company.

         8.2. Authorization and Enforceability. The Company has the power and
authority to execute, deliver and perform this Agreement, the Senior Credit
Notes, the Custody Agreement and all other Facilities Papers to which it is a
party or in which it joins or has joined. The execution, delivery and
performance by the Company of this Agreement, the Senior Credit Notes, the
Custody Agreement and all other Facilities Papers to which it is a party and the
borrowing of the Loan have each been duly and validly authorized by all
necessary corporate action on the part of the Company (none of which has been
modified or rescinded, and all of which are in full force and effect) and do not
and will not (i) conflict with or violate any Legal Requirement, (ii) conflict
with or violate the articles of incorporation or bylaws of the Company, (iii)
conflict with or result in a breach of or constitute a default under any
agreement, instrument or indenture binding on the Company or (iv) require any
consent under any such agreement, instrument or indenture, where the conflict,
breach, default or nonconsent could reasonably be expected to have a material
adverse effect on any of the Central Elements in respect of the Company or any
of its Subsidiaries, or result in the creation of any Lien upon any property or
assets of the Company except the Lien securing the Obligations, or result in or
permit the acceleration of any debt of the Company pursuant to any agreement,
instrument or indenture to which the Company is a party or by which the Company
or its property may be bound or affected. This Agreement, the Senior Credit
Notes, the Custody Agreement and all other Facilities Papers constitute the
legal, valid, and binding obligations of the Company enforceable in accordance
with their respective terms, except as limited by bankruptcy, insolvency or
other such laws affecting the enforcement of creditors' rights generally.

         8.3. Approvals. Neither the execution and delivery of this Agreement,
the Senior Credit Notes, the Custody Agreement and all other Facilities Papers
nor the performance of the Company's obligations under such Facilities Papers
requires any license, consent, approval or other action of any state or federal
agency or governmental or regulatory authority other than (i) those that have
been obtained or will be obtained by the time required and which remain in full
force and effect, (ii) those for which the Company's failure to obtain them will
not have a material adverse effect on any of the Central Elements in respect of
the Company or any of its Subsidiaries and (iii) the filing of the Security
Instruments.

                                       56
<PAGE>

         8.4. Financial Condition. The balance sheet of the Company (and, to the
extent applicable, its Subsidiaries, on a consolidated basis) and the related
statements of income, changes in stockholders' equity and cash flows ("FINANCIAL
STATEMENTS") for the fiscal year ended on the Statement Date (the "STATEMENT
DATE FINANCIAL STATEMENTS") heretofore furnished to each of the Lenders, fairly
present the financial condition of the Company (and its consolidated
Subsidiaries) as of the Statement Date and the results of their operations for
the fiscal period ended on the Statement Date. On the Statement Date, the
Company did not have either any known material liabilities -- direct or
indirect, fixed or contingent, matured or unmatured -- other than the contingent
liabilities (if any) set forth on SCHEDULE 8.4 and contingent liability on
endorsements of negotiable instruments for deposit or collection in the ordinary
course of business, or any known material liabilities for sales, long-term
leases or unusual forward or long-term commitments, which are not disclosed by
the Statement Date Financial Statements or reserved against in them or that have
not been otherwise disclosed to the Agent in writing. The Company is currently
Solvent, and since the Statement Date, (i) there has been no material adverse
change in any of the Central Elements related to the Company (and its
Subsidiaries), nor is the Company aware of any state of facts which (with or
without notice, the lapse of time or both) would or could result in any such
material adverse change, and (ii) there have been no material unrealized or
anticipated losses from any loans, advances or other commitments of the Company,
except for the material adverse changes and losses (if any) that are summarized
in SCHEDULE 8.4.

         8.5. Litigation. Except as disclosed on SCHEDULE 8.5 or except as
disclosed in the Statement Date Financial Statement or the most recent Financial
Statements furnished to the Agent (whichever is more current), there are no
actions, claims, suits or proceedings pending, or to the knowledge of the
Company, threatened or reasonably anticipated against or affecting the Company
or any of its Subsidiaries in any court, before any other Governmental Authority
or before any arbitrator or in any other dispute resolution forum which, if
adversely determined, could reasonably be expected to result in a material
adverse effect on any of the Central Elements in respect of the Company or any
of its Subsidiaries.

         8.6. Licensing. The Company and the Servicers (if any) of its Mortgage
Loans are duly registered as mortgage lenders and servicers in each state in
which Mortgage Loans have been or are from time to time originated, to the
extent such registration is required by any applicable Legal Requirement, except
where the failure to register could not reasonably be expected to result in a
material adverse effect on any of the Central Elements in respect of the Company
or any of its Subsidiaries.

         8.7. Hedge Investments in Mortgage Loans. If at any time during the
term of this Agreement, the Company is hedging its investments in Mortgage Loans
Pledged to the Agent, the Company will prepare its periodic hedge position
reports in form, substance and detail reasonably satisfactory to the Agent and
provide a copy of each to the Agent and each Lender when issued, and the Company
will deliver to the Agent within ten (10) Business Days after the Company's
receipt thereof copies of the Hedge Agreements acquired by the Company and held
from time to time to so hedge its investments in Mortgage Loans Pledged to the
Agent (the Company's right, title and interest in and to all existing and future
Hedge Agreements being part of the Collateral that the Company has Pledged to
the Agent by operation of SECTION 6.1(a)(4).)

                                       57
<PAGE>

         8.8. Compliance with Applicable Laws. Neither the Company nor any of
its Subsidiaries is in violation of any provision of any law, or any judgment,
award, rule, regulation, order, decree, writ or injunction of any court, other
Governmental Authority or public regulatory body that could reasonably be
expected to have a material adverse effect on any of the Central Elements in
respect of the Company or any of its Subsidiaries.

         8.9. Regulation U. The Company is not engaged principally, or as one of
its important activities, in the business of extending credit for the purpose of
purchasing or carrying Margin Stock, and no part of the proceeds of any
Borrowings directly or indirectly made available to or received by the Company
or for its account will be used, directly or indirectly, for the purpose of
purchasing or carrying any Margin Stock or to extend credit to others for the
purpose of purchasing or carrying any Margin Stock or for the purpose of
reducing or retiring any debt which was originally incurred to purchase or carry
any Margin Stock or to extend credit to others for the purpose of purchasing or
carrying any Margin Stock or which would constitute this transaction a "purpose
credit" within the meaning of Regulation U, as now or hereafter in effect.

         8.10. Investment Company Act. The Company is not subject to the rules
governing an "investment company" within the meaning of the Investment Company
Act of 1940, as amended.

         8.11. Public Utility Holding Company Act. Neither the Company nor any
of its Subsidiaries is an "affiliate" or a "subsidiary company" of a "public
utility company", or a "holding company", or an "affiliate" or a "subsidiary
company" of a "holding company", as such terms are defined in the PUHC Act.
Further, none of the transactions contemplated under this Agreement shall cause
or constitute a violation of any of the provisions, rules, regulations or
orders, of or under the PUHC Act and the PUHC Act does not in any manner impair
the legality, validity or enforceability of the Senior Credit Notes, the Loan,
any of the Facilities Papers or any of the Agent's Liens.

         8.12. Payment of Taxes. The Company has filed (or caused to be filed)
all required federal, state and local income, excise, property and other tax
returns with respect to its and its Subsidiaries' operations, all of such
returns are true and correct and the Company has paid or caused to be paid -- or
is protesting by appropriate proceedings diligently pursued and has established
adequate reserves therefor -- all taxes which are due and owing under applicable
law or as shown on any assessment to the extent such taxes have become due,
including all applicable FICA payments and withholding taxes. The amounts
reserved as a liability for income taxes and other taxes payable in the
financial statements heretofore furnished to the Agent and the Lenders are
sufficient for payment of all unpaid federal, state and local income, excise,
property and other taxes -- whether or not disputed -- of the Company and its
Subsidiaries accrued for or applicable to the period and on the dates of such
financial statements and all prior years and periods, and for which the Company
and its Subsidiaries may be liable in their own right or as transferee of the
assets of other Person or as successor to any other Person.

         8.13. Agreements. Neither the Company nor any of its Subsidiaries is a
party to any agreement, instrument or indenture or subject to any restriction
materially and adversely affecting any of the Central Elements except as
disclosed in (i) the Statement Date Financial Statements, (ii) SCHEDULE 8.4 or
(iii) the more current Financial Statements, if any, that the

                                       58
<PAGE>

Company has furnished to the Agent after the Effective Date. Neither the Company
nor any such Subsidiary is in default in the performance, observance or
fulfillment of any of its obligations, covenants or conditions contained in any
agreement, instrument or indenture that could reasonably be expected to have a
material adverse effect on any of the Central Elements in respect of the Company
or any of its Subsidiaries. No holder of the Company's or any such Subsidiary's
debt or other obligations has given notice of any asserted default that could
have a material adverse effect on any of the Central Elements in respect of the
Company or any of its Subsidiaries. No liquidation or dissolution of the Company
is pending or, to the Company's knowledge, threatened and no liquidation or
dissolution of any Subsidiary is pending or threatened that could have a
material adverse effect on any of the Central Elements in respect of the Company
or any of its Subsidiaries. No receivership, insolvency, bankruptcy,
reorganization or other similar proceedings relative to the Company or any of
its properties is pending, or to the Company's knowledge, threatened. No
receivership, insolvency, bankruptcy, reorganization or other similar
proceedings relative to any Subsidiary of the Company or any of its properties
is pending, or to the Company's knowledge, threatened that could have a material
adverse effect on any of the Central Elements in respect of the Company or any
of its Subsidiaries.

         8.14. Title to Properties. The Company and each of its Subsidiaries has
good, valid, insurable (in the case of real property) and marketable title to
(i) all of its material Properties and assets (whether real or personal,
tangible or intangible) that are reflected on or referred to in the Statement
Date Financial Statements or in the more current Financial Statements (if any)
most recently furnished to the Agent after the Effective Date, except for such
properties and assets as have been disposed of since the date of such current
Financial Statements either in the ordinary course of business or because they
were no longer used or useful in the conduct of its business, and all such
Properties and assets are free and clear of all Liens except for (i) the lien of
current (nondelinquent) real and personal property taxes and assessments, (ii)
covenants, conditions and restrictions, rights of way, easements and other
matters to which like properties are commonly subject that do not materially
interfere with the use of the property as it is currently being used and (iii)
such other Liens, if any, as are disclosed in such Financial Statements and
Permitted Encumbrances.

         8.15. The Company's Address. The Company's chief executive office and
principal place of business are at 4231 Walnut Bend, Jacksonville, Florida 32257
or at such other address as shall have been set forth in a written notice to the
Agent given subsequent to the Effective Date and at least thirty (30) days
before such notice's effective date accompanied by a UCC-3 Financing Statement
amendment authorized by the Company to amend each Financing Statement required
by this Agreement to reflect the Company's change of address.

         8.16. ERISA. The Company does not maintain any Plans except the Plans
listed on SCHEDULE 8.16 and agrees to notify the Agent in advance of forming any
Plans. The Plans listed on SCHEDULE 8.16 and all other Company employee welfare
benefits plans (as defined under Section 3(1) of ERISA) are in substantial
compliance with all applicable laws (including ERISA). The Company is not an
employer under any Multiemployer Plan or any other Plan subject to Title IV of
ERISA.

         8.17. Special Representations Concerning Collateral. As of the date of
this Agreement and as of the date of each Request for Borrowing, that:

                                       59
<PAGE>

                  (a) The Company is the sole legal and equitable owner (except
in the case of MERS Designated Loans, as to which MERS, as nominee for the
Company and its successors and assigns, is the record owner), free and clear of
all Liens other than Permitted Encumbrances, of all Collateral Pledged to the
Agent by the Company.

                  (b) All Collateral, including all pledged Wet Loans, has been
duly authorized and validly issued.

                  (c) Each item of Collateral is genuine and what it purports to
be.

                  (d) All of the Collateral, individually and collectively,
Pledged to the Agent by the Company complies with all of the requirements of
this Agreement and the Custody Agreement and is genuine and what it purports to
be.

                  (e) All information concerning each item or grouping of
Collateral listed in any Submission List or in a Warehouse Transmission File
sent to the Agent or the Custodian was, is and/or shall be (as applicable) true
and complete in all material respects as of the date of such Submission List or
Warehouse Transmission File.

                  (f) The Company has complied and will continue to comply with
all Legal Requirements relating to each item of Collateral.

                  (g) All Collateral, including all pledged Wet Loans, has been
duly (i) endorsed or assigned to the Company and (ii) endorsed or assigned by
the Company in blank -- endorsement in blank is not required when MERS is
designated in the Mortgage as the original mortgagee or the nominee of the
original mortgagee, its successors and assigns -- and delivered (or in the case
of Wet Loans, are in the process of being delivered) to the Custodian or
endorsed in a manner acceptable to the Agent.

                  (h) All Basic Papers for each item of Collateral (except for
Wet Loans) will be transmitted to the Custodian with the Submission List with
which it is submitted.

                  (i) Each assignment to the Agent of the Lien securing any
Collateral will be in proper and sufficient form for recording in the
appropriate government office in the U.S. jurisdiction where the related
Mortgaged Premises are located (no such assignment is required for any Mortgage
that has been originated in the name of MERS and registered under the MERS(R)
system.) Upon and after delivery to the Agent of the Mortgage Note evidencing
the particular item of Collateral, the Agent on behalf of the Lenders will have
a duly perfected first priority possessory security interest in such Collateral
and for so long as the Agent, the Custodian or another bailee for the Agent
retains possession of such note, or takes such other action as is necessary for
it to have and maintain a perfected security interest in such note under the
UCC, the Agent will have a duly perfected first priority possessory security
interest in such Collateral.

                  (j) The Company has and will continue to have the full right,
power and authority to pledge the Collateral Pledged to the Agent and to be
Pledged to the Agent by the Company under this Agreement or pursuant to it, and
such Collateral may be further assigned without any requirement for the consent
of any other party to the Collateral.

                                       60
<PAGE>

                  (k) The Company will maintain the Lien on the real estate
described in, or referred to as covered by, each Pledged Loan as a first Lien,
subject only to the Permitted Encumbrances, until all of the Obligations have
been fully paid and satisfied and the Lenders have no further Commitments
outstanding.

                  (l) All improvements that were considered in determining the
appraised value of the Mortgaged Premises securing each Pledged Loan lay wholly
within the boundaries and building restriction lines of such Mortgaged Premises,
no improvements on adjoining properties encroach upon such Mortgaged Premises
and no improvement located on or that is a part of such Mortgaged Premises is in
violation of any applicable zoning law or regulation.

                  (m) The Pledged Loan is covered by an ALTA mortgage title
insurance policy of such other form of title insurance as is acceptable to
Fannie Mae or Freddie Mac, issued by and constituting the valid and binding
obligation of a title insurer that is (i) generally acceptable to prudent
mortgage lenders who regularly originate or purchase Mortgage Loans comparable
to the Pledged Loans that are for sale to prudent investors in the secondary
market which investors invest in Mortgage Loans such as the Pledged Loan, and
(ii) is qualified to do business in the jurisdiction where the Mortgaged
Premises are located, insuring the Company, its successors and assigns, as to
the first priority of the Lien of the Mortgage on the related Mortgaged
Premises, in an amount equal to the original principal amount of the Pledged
Loan. The Company is the sole named insured of such mortgage title insurance
policy, the pledge to the Agent of the Company's interest in such policy does
not require the consent of or notice to the insurer (or such consent has been
obtained or notice given), and such policy is and will be in full force and
effect and inure to the benefit of the Agent (as agent and representative of the
Lenders) as and when such Pledged Loan is Pledged to the Agent. No claims have
been made under such policy and no prior holder of the Pledged Loan, including
the Company, has done, by act or omission, anything that would impair the
coverage of such policy.

                  (n) The Mortgaged Premises securing such Pledged Loan are
capable of being lawfully occupied under applicable Laws, all inspections,
licenses and certificates required to be made or issued with respect to all
occupied portions of such Mortgaged Premises and, with respect to the use and
occupancy of the same, including certificates of occupancy and fire underwriting
certificates, have been made or obtained for the appropriate Governmental
Authority.

                  (o) All taxes, governmental assessments, insurance premiums,
water, sewer and municipal charges, leasehold payments or ground rents that have
previously become due have been paid, or an escrow of funds has been established
in an amount sufficient to pay for every such item which remains unpaid and
which has been assessed but is not yet due. The Company has not advanced funds,
or induced, solicited or knowingly received any advance of funds by any Person
other than the related Customer, directly or indirectly, for the payment of any
amount required under the related Loan Papers, except for interest to accrue
from the date of the Pledged Loan or the date of disbursement of its proceeds
(whichever is greater) to the day that precedes by a month the due date of such
Pledged Loan's first installment of principal and interest.

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                  (p) The Company has no knowledge of any circumstances or
conditions with respect to the Mortgage, the Mortgaged Premises or the Customer
in respect of any Pledged Loan (other than the Customer's credit standing) that
can reasonably be expected to cause private institutional investors that
regularly invest in Mortgage Loans similar to such Pledged Loan to regard such
Pledged Loan as an unacceptable investment or adversely affect the value or
marketability of the Pledged Loan to other similar institutional investors.

                  (q) Each Pledged Loan's Mortgage contains an enforceable
provision for acceleration of the maturity of the unpaid principal balance
thereof in the event that the Mortgaged Premises are sold or transferred without
the prior written consent of the holder thereof.

                  (r) No Pledged Loan contains provisions pursuant to which
monthly payments are paid in whole or in part with funds deposited in any
separate account established by the Company, the Customer or anyone on behalf of
the Customer, or paid by any source other than the Customer, nor any other
similar provisions currently in effect that effectively constitute a "buydown"
provision.

                  (s) No Pledged Loan is a graduated payment Mortgage Loan or
has a shared appreciation or other contingent interest feature.

                  (t) The Company's acquisition, disposition and collection
practices with respect to Single-family Mortgage Loans are and have been in all
material respects in accordance with industry custom and practice, and in all
respects legal and proper.

                  (u) If an escrow of funds has been established for a Pledged
Loan, it is not prohibited by applicable Law, all escrow deposits and escrow
payments have been collected in full compliance with applicable state and
federal Law and are in the possession of the Company or have been applied to pay
their proper and intended purposes, no escrow deposits or escrow payments or
other charges or payments due in respect of such Pledged Loan have been
capitalized under its Mortgage Note or Mortgage and no deficiencies exist in
connection therewith for which customary arrangements for repayment have not
been made.

                  (v) All interest rate adjustments in respect of each Pledged
Loan have been made in strict compliance with applicable Law and the terms of
the related Mortgage Note, and any interest required to be paid pursuant to
applicable Law has been properly paid and credited.

                  (w) No Customer under any Pledged Loan has notified the
Company, and the Company has no knowledge, of any relief requested or allowed to
the Customer under the Soldiers' and Sailors' Civil Relief Act of 1940.

                  (x) Based on customary residential mortgage industry practices
and to the knowledge of the Company, the Mortgaged Property securing each
Pledged Loan is free from any and all toxic and hazardous substances and there
exists no violation of any applicable environmental Law.

                  (y) No Pledged Loan was selected as Collateral on any basis
that was intended to have a material adverse effect on the Agent or any Lender.

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                  (z) No Mortgaged Property securing any Pledged Loan is within
a one-mile radius of any site listed in the National Priorities List as defined
under the Comprehensive Environmental Response, Compensation and Liability Act
of 1980, as amended, or on any similar state list of hazardous waste sites that
are known to contain any hazardous substance or hazardous waste.

                  (aa) No Pledged Loan is subject to a bankruptcy plan.

                  (bb) Each Pledged Loan is a "qualified mortgage" within the
meaning of Section 860G(a)(3) of the Internal Revenue Code of 1986, as amended.

                  (cc) All Pledged Loans and all related papers included in the
Collateral (including all pledged Wet Loans):

                           (1) were originated by a duly licensed mortgage
lender in the ordinary course of its business and were sold by their respective
originators and purchased by the Company, acting in the ordinary course of their
respective businesses;

                           (2) have been made in compliance with all applicable
requirements of the Real Estate Settlement Procedures Act, the Equal Credit
Opportunity Act, the federal Truth-In-Lending Act, the Fair Credit Billing Act,
the Fair Credit Reporting Act, related statutes and regulations and all
applicable Legal Requirements under usury, truth-in-lending, equal credit
opportunity and all other Laws, and the continued compliance of the Pledged
Loans is not affected by their pledge to the Agent, as agent and representative
of the Lenders;

                           (3) are the legal, valid and binding obligations of
the respective Customers who made them and are and will continue to be valid and
enforceable in accordance with their terms, without any claim, right of
rescission, counterclaim, defense or offset, including any claim or defense of
usury, except as such enforceability may be limited by bankruptcy and other laws
affecting the rights of creditors generally and by principles of equity,
excepting rights that, by applicable law, cannot be waived, and neither the
operation of any of their respective contract terms nor the exercise of any
right thereunder will render any of them partly or wholly unenforceable or
subject to any such claim, right of rescission, counterclaim, defense or offset,
and no such claim, right of rescission, counterclaim, defense or setoff has been
asserted;

                           (4) have not been modified or amended and none of
their requirements has been waived, except as expressly and completely reflected
in the applicable Loan Papers furnished to the Custodian;

                           (5) to the best of the Company's knowledge,
respectively have fair market values equal to or greater than the collateral
values respectively attributed or allocated to them under this Agreement;

                           (6) comply and will continue to comply with the terms
of this Agreement and the Custody Agreement;

                           (7) were not originated in, and are not subject to
the laws of, any jurisdiction whose laws (i) make unlawful their pledge to the
Agent pursuant to this Agreement,

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or their ownership by the Agent or the Lenders following foreclosure of the
Agent's Lien, or conveyance in lieu of foreclosure after any Event of Default or
(ii) render the Pledged Loans unenforceable;

                           (8) are in full force and effect and have not been
satisfied or subordinated in whole or in part or rescinded, and the residential
real property securing the Pledged Loan has not been partially or completely
released from the Lien of the Pledged Loan;

                           (9) evidence and are each secured by a valid first
Lien in favor of the Company on real property securing the amount owed by the
Customer(s) under the related Mortgage, subject only to Permitted Encumbrances,
that to the best of the Company's knowledge has fair market value equal to or
greater than the collateral value attributed or allocated under this Agreement
to the Pledged Loan secured thereby, the Company has pledged and collaterally
assigned all of the Company's right, title and interest in such Pledged Loan and
related Mortgage, and the Agent has and will have a valid and perfected and
enforceable first priority security interest in such Pledged Loan;

                           (10) are each executed in full accordance with all
requirements of the applicable Laws of the jurisdiction in which the Mortgaged
Premises are located, with the Mortgage for each being (i) duly acknowledged and
sealed by such official and in such manner and form as to be both recordable and
effective under such Laws to give such constructive notice to all Persons as
shall be necessary to establish and continue the Lien of such Mortgage with the
priority that the Company represents it has to the Agent and (ii) so recorded,
and with the Mortgage Note, Mortgage and all related papers executed with the
genuine original signature(s) of the Customer(s) obligated on such Pledged Loan,
and all parties to each such Pledged Loan had full legal capacity to execute it;

                           (11) (for Pledged Loans purchased by the Company)
were purchased for fair value and the Company took possession of them in the
ordinary course of its business, without knowledge that the Pledged Loan was
subject to any security interest other than the Lien of the Agent, as agent and
representative of the Lenders; the Company has not sold, assigned or pledged any
of such Pledged Loans to any person (excluding assignments to MERS as nominee
for the Company, its successors and assigns) and the Company has good and
marketable title to them free and clear of any encumbrance, equity, loan,
pledge, charge, claim or security interest other than the Agent's Lien, and is
the sole owner thereof with full right to pledge them to the Agent;

                           (12) are secured by Single-family residential
property;

                           (13) are the subject of a Current Appraisal or a
Current Broker's Price Opinion of which the Company has possession and will make
available to the Custodian on request, and the Company has in its possession and
will make available to the Custodian on request evidence of such value and how
it was determined;

                           (14) are not subject to the Home Ownership and Equity
Protection Act of 1994;

                  (dd) As to each Pledged Loan and its Loan Papers:

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                           (1) the Company has not waived any default, breach,
violation or event permitting acceleration except payment delinquencies that
have not been outstanding long enough to cause the Pledged Loan to be In
Default;

                           (2) as of the Effective Date, the related Mortgaged
Premises are, to the best of the Company's knowledge, free of material damage
and in good repair and the Company has no actual knowledge that any such
Mortgaged Premises have suffered material fire, storm or other casualty damage
that is not covered by a Hazard Insurance Policy;

                           (3) as of the Effective Date, to the best of the
Company's knowledge, no liens or claims have been filed for work, labor or
materials affecting the related Mortgaged Premises which are undischarged
(whether prior, equal or subordinate to the Lien of the Pledged Loan);

                           (4) the Loan Papers contain customary and enforceable
provisions so as to render the rights and remedies of their holder adequate for
the realization against the collateral for the Pledged Loan of the benefits of
the security intended to be provided by it;

                           (5) there is only one original executed Mortgage
Note, and (except in the case of Wet Loans) that original has been delivered to
the Custodian;

                           (6) none of its makers or mortgagors is an Affiliate
of the Company or any of its or its Subsidiaries' directors or officers;

                  (ee) Each Mortgage is a Lien on the premises and property
described in it having the priority represented to the Agent, and the
description of the Mortgaged Premises in each Mortgage is legally adequate and
each item of Collateral has been fully advanced in its face amount.

                  (ff) No default, and no event that with notice or lapse of
time or both would become a default, has occurred and is continuing under any
item of Collateral except as to which the Company has given notice to the Agent
(by reporting Pledged Loans that are Delinquent Mortgage Loans), and if any such
default or event has occurred, it has not continued for more than sixty (60)
days, reckoned and counted from the most recent month end, and the Company will
promptly notify the Agent of any such pledged Single-family Loan that is in
default for a longer period of time.

                  (gg) All Hazard Insurance Policies covering the premises
encumbered by each item of Collateral:

                           (1) name and will continue to name the Company or its
Servicer as the insured under a standard mortgagee clause;

                           (2) are and will continue to be in full force and
effect;

                           (3) are in the amount of the full insurable value of
the Mortgaged Premises on a replacement cost basis or the unpaid principal
amount of the related Pledged Loan, whichever is less;

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                           (4) are the valid and binding obligation of the
insurer;

                           (5) have all premiums due thereon paid;

                           (6) are required by the related Mortgage to be
maintained on the Mortgaged Premises at the Customer's cost and expense, failing
which the holder of the Mortgage is authorized by the express terms of such
Mortgage to obtain and maintain such insurance at the Customer's cost and
expense and to obtain reimbursement of such cost from the Customer;

                           (7) afford and will continue to afford insurance
against fire and such other risks as are usually insured against in the broad
form of extended coverage insurance from time to time available, as well as
insurance against flood hazards if required by the terms of any applicable
private mortgage insurance or by any applicable Legal Requirement.

                  (hh) Mortgaged Premises securing Collateral and located in a
special flood hazard area designated as such by the Secretary of HUD are and
shall continue to be covered by special flood insurance as required by the
National Flood Insurance Program.

         8.18. Survival. All representations and warranties by the Company shall
survive delivery of the Facilities Papers and the making of Advances, and any
investigation at any time made by or on behalf of the Agent or any Lender shall
not diminish the Agent's or such Lender's right to rely on them.

                            9 AFFIRMATIVE COVENANTS

         The Company agrees that, for so long as the Commitments are outstanding
or any of the Company's obligations remain to be paid or performed under this
Agreement, the Senior Credit Notes or any of the other Facilities Papers, the
Company shall, to the extent applicable:

         9.1. Pay Senior Credit Notes. Punctually pay or cause to be paid when
due the principal of, interest on and all other amounts now or hereafter owing
under this Agreement, the Senior Credit Notes and the other Facilities Papers in
accordance with their respective terms.

         9.2. Financial Statements. Deliver to the Agent and to each of the
Lenders:

                  (a) As soon as available and in any event within forty-five
(45) days after the end of each month, statements of income and changes in its
stockholders' equity (showing both separately and on a consolidated basis with
the Company those of its Subsidiaries) for the month just ended, and the related
balance sheet as at the end of such month, all in reasonable detail, and
certified by its chief financial officer that, to the best of his or her
knowledge, such financial statements were prepared in accordance with GAAP and
present fairly the financial condition and the results of operations for the
period covered, subject, however, to year-end audit adjustments and the omission
of notes to the Financial Statements.

                  (b) As soon as available and in any event within one hundred
twenty (120) days after the close of each of its fiscal years, audited
statements of income, changes in its stockholder's equity and cash flows
(showing both separately and on a consolidated basis with

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<PAGE>

the Company those of its Subsidiaries) for such year, and the related balance
sheet as at the end of such year (setting forth in comparative form the
corresponding figures for the preceding fiscal year), all in reasonable detail,
prepared in accordance with GAAP and with all notes, and accompanied by:

                           (1) a report and opinion of a firm of independent
certified public accountants of recognized standing selected by the Company and
acceptable to the Agent (as of the Effective Date, Ernst & Young LLP is
acceptable to the Agent), stating that such accountants have audited such
financial statements in accordance with generally accepted auditing standards
and that, in their opinion, such financial statements present fairly, in all
material respects, the financial position of the Company as of the date thereof
and the results of its operations and cash flows for the periods covered thereby
in conformity with GAAP;

                           (2) if otherwise prepared in the ordinary course of
the Company's business, a report and opinion of a firm of independent public
accountants that is a member of the American Institute of Certified Public
Accountants (as of the Effective Date, Ernst & Young LLP is acceptable to the
Agent) stating that such firm has examined selected documents and records
relating to the servicing of Mortgage Loans, including the Pledged Loans covered
by this Agreement, in accordance with the Mortgage Bankers Association of
America's Uniform Single Audit Program for Mortgage Bankers, or any successor
uniform program, and that, on the basis of such examination, such servicing has
been conducted in compliance with the minimum servicing standards identified
therein, except for such significant exceptions or errors in records that, in
the opinion of such firm, generally accepted auditing standards requires it to
report (the Company will use reasonable efforts to obtain such a report and
opinion in respect of each subservicer for the Company and will furnish those
obtained to the Agent); and

                           (3) a certificate signed by the chief financial
officer of the Company, as applicable, stating that said financial statements
fairly present its financial condition and results of operations (and, if
applicable, those of its Subsidiaries) as at the end of, and for, such year.

The Company also agrees to provide to the Agent such other information related
to such annual reports as the Agent may from time to time reasonably request.

                  (c) Together with each of the monthly and annual financial
statements required by SECTIONS 9.2(a), and 9.2(b) above, a certificate of the
Company's chief financial officer (i) setting forth in reasonable detail all
calculations necessary to show that the Company is in compliance with the
requirements of SECTIONS 10.7, 10.8 and 10.9 of this Agreement or, if the
Company is not in compliance, showing the extent of noncompliance and specifying
the period of noncompliance and what actions the Company proposes to take with
respect thereto and (ii) stating that the terms of this Agreement have been
reviewed by such officer or under his or her supervision, and that he or she has
made or caused to be made under his or her supervision, a review in reasonable
detail of the transactions and the condition of the Company during the
accounting period covered by such financial statements and that such review does
not disclose the existence during or at the end of such accounting period -- and
that such chief financial officer does not have knowledge of the existence as of
the date of the Officer's Certificate -- of any Event of Default or Default or,
if any Event of Default or Default existed or

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<PAGE>

exists, specifying the nature and period of its existence and what action the
Company has taken, is taking and proposes to take with respect to it. Each such
Officer's Certificate shall show, in reasonable detail, the computations
supporting compliance (or showing noncompliance) with the provisions of SECTIONS
10.7, 10.8 and 10.9. EXHIBIT E is a sample form for showing such computations.

         9.3. Financial Statements Will be Accurate. The Company agrees that all
financial statements and reports of auditors furnished to the Agent and the
Lenders will be prepared in accordance with GAAP, applied on a basis consistent
with that applied in preparing the Statement Date Financial Statements as at,
and for the period then ended (except to the extent otherwise required to
conform to good accounting practice), subject, however -- for financial
statements other than year-end statements -- to year-end audit adjustments and
the omission of footnotes.

         9.4. Other Reports. The Company will promptly furnish to the Agent from
time to time information regarding the business and affairs of the Company,
including the following and such other information as the Agent may from time to
time reasonably request (each report required must be signed by a duly
authorized officer of the Company and the Agent will have no responsibility to
verify or track any of the items referenced or conclusions stated in such
reports or to verify the authority of its signer):

                  (a) A report of Collateral prepaid in full, on or before one
(1) Business Day after prepayment of any one or more items of Collateral is
reported to the Company internally or by any Servicer (and the Company, as
applicable, will require each such Servicer to promptly make such reports to the
Company, as applicable).

                  (b) Monthly, if applicable, a report summarizing notices
received by the Company requesting or demanding that the Company repurchase (or
pay indemnity or other compensation in respect of) Mortgage Loans previously
sold or otherwise disposed of by the Company to any investor or other Person
pursuant to any express or implied repurchase or indemnity obligation (whether
absolute or contingent and whether or not the Company is contesting or intends
to contest the request or demand).

                  (c) Monthly (if applicable), a Pledged Loans Curtailment
Report.

                  (d) If requested by the Agent, a summary report of the
Company's then-outstanding commitments to sell Mortgage Loans to investors.

                  (e) Such other reports by the Company in respect of the
Collateral, in such detail and at such times as the Agent in its reasonable
discretion or at the reasonable direction of a Lender may request at any time or
from time to time.

                  (f) As soon as available and in any event within ten (10) days
of the date distributed, copies of all definitive prospectuses relating to (i)
any security offerings by the Company or any of its Subsidiaries (including
single-purpose finance Subsidiaries) or (ii) any securities to be based on,
backed by or created from any Collateral and to be offered by the Company or any
of its Subsidiaries.

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                  (g) As soon as available and in any event within ten (10) days
after filing, copies of (i) all press releases issued by the Company or any of
its Subsidiaries, (ii) all regular or periodic financial reports, and copies of
all extraordinary or non-routine filings, if any, that shall be filed with the
U.S. Securities and Exchange Commission or any successor agency by or on behalf
of the Company or any of its Subsidiaries (including single-purpose finance
Subsidiaries) and (iii) all such filings relating to any securities that are or
are to be based on, backed by or created from any Collateral and which filings
are made by or in respect of the Company or any of its Subsidiaries.

         9.5. Maintain Existence and Statuses; Conduct of Business. Preserve and
maintain its corporate existence in good standing, its federal tax status as a
real estate investment trust and all of its rights, privileges, licenses and
franchises necessary or desirable in the normal conduct of its business except
where the failure to maintain such rights, privileges, licenses or franchises
would not have a material adverse effect on any of the Central Elements in
respect of the Company or any of its Subsidiaries, and the Company will continue
in the residential mortgage lending business and the high quality commercial
bridge lending business as its principal and core businesses.

         9.6. Compliance with Applicable Laws. Comply with all applicable Legal
Requirements, the breach of which could reasonably be expected to materially
adversely affect any of the Central Elements with respect to the Company and its
subsidiaries, taken as a whole, except where contested in good faith.

         9.7. Inspection of Properties and Books; Protection of Company's
Proprietary Information. Permit authorized representatives of the Agent and each
Lender to discuss onsite the business, operations, assets and financial
condition of the Company and its Subsidiaries with their respective officers,
employees and independent accountants and to examine their books of account and
make copies or extracts of them, all at such reasonable times as the Agent or
any Lender may request, for any or all of the purposes of ordinary diligence,
and enforcing the Agent's and the Lenders' rights and performing the Agent's
duties under this Agreement. The Agent or the Lender acting will notify the
Company before contacting the Company's accountants and the Company may have its
representatives in attendance at any meetings between the officers or other
representatives of the Agent or any Lender and such accountants held in
accordance with this authorization. The Agent and the Lenders agree that they
will take reasonable steps to prevent disclosure to third parties of any
proprietary information obtained from any such inspections and discussions or
from any financial statements or reports furnished by the Company to the Agent
or the Lenders pursuant to this Agreement and to use commercially reasonable
efforts to maintain the confidential nature of such material; provided that this
restriction shall not apply to information that (i) at the time in question has
already entered the public domain, (ii) is required to be disclosed by any Legal
Requirement (including pursuant to any examination, inspection or investigation
by any Governmental Authority having regulatory jurisdiction over the Agent or a
Lender), (iii) is furnished by the Agent or any Lender to purchasers or
prospective purchasers of participations or interests in the Obligations or any
Senior Credit Note so long as such purchasers and prospective purchasers have
agreed to be subject to restrictions substantially identical to those contained
in this sentence, or (iv) the disclosure of which the Agent and the lenders deem
necessary to protect their interests herein.

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<PAGE>

         9.8. Privacy of Customer Information. Company Customer Information in
the possession of the Agent, other than information independently obtained by
the Agent and not derived in any manner from or using information obtained under
or in connection with this Agreement, is and shall remain confidential and
proprietary information of the Company. Except in accordance with this SECTION
9.8, the Agent shall not use any Company Customer Information for any purpose,
including the marketing of products or services to, or the solicitation of
business from, Customers, or disclose any Company Customer Information to any
Person, including any of the Agent's employees, agents or contractors or any
third party not affiliated with the Agent. The Agent may use or disclose Company
Customer Information only to the extent necessary (i) for examination and audit
of the Agent's activities, books and records by the Agent's regulatory
authorities, (ii) to protect or exercise the Agent's, the Custodian's and the
Lenders' rights and privileges or (iii) to carry out the Agent's, the
Custodian's and the Lenders' express obligations under this Agreement and the
other Facilities Papers (including providing Company Customer Information to
investors in the Company's Mortgage Loans), and for no other purpose; provided
that the Agent may also use and disclose the Company Customer Information as
expressly permitted by the Company in writing, to the extent that such express
permission is in accordance with the Privacy Requirements. The Agent shall take
commercially reasonable steps to ensure that each Person to which the Agent
intends to disclose Company Customer Information, before any such disclosure of
information, agrees to keep confidential any such Company Customer Information
and to use or disclose such Company Customer Information only to the extent
necessary to protect or exercise the Agent's, the Custodian's and the Lenders'
rights and privileges, or to carry out the Agent's, the Custodian's and the
Lenders' express obligations, under this Agreement and the other Facilities
Papers (including providing Company Customer Information to investors in the
Company's Mortgage Loans). The Agent shall use at least the same physical and
other security measures to protect all Company Customer Information in the
Agent's possession or control as the Agent uses for its own customers'
confidential and proprietary information.

         9.9. Notice of Suits, Etc. and Notice and Approval of Proposed
Servicing Transfers. Give prompt written notice to the Agent of:

                  (a) any material action, suit or proceeding instituted by or
against the Company or any of its Subsidiaries in any federal or state court or
before any commission, regulatory body or Governmental Authority, or if any such
proceedings are threatened against the Company or any of its Subsidiaries, in a
writing containing the applicable details;

                  (b) the filing, recording or assessment of any material
federal, state or local tax lien against the Company or any of its Subsidiaries
or any assets of any of them;

                  (c) the occurrence of any Event of Default hereunder;

                  (d) the occurrence of any Default which continues for two (2)
Business Days;

                  (e) the occurrence of (i) any event which, with or without
notice or lapse of time or both, would constitute a default under any other
agreement, instrument or indenture to which the Company or any or its
Subsidiaries is a party or to which any of them or any of their properties or
assets may be subject which may lead to or result in a material adverse effect
on

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any of the Central Elements in respect of the Company or any of its
Subsidiaries, or (ii) any other action, event or condition of any nature which
may lead to or result in such an effect.

To the extent the Company has approval rights concerning transfers of any
Servicing Agreement relating to any Pledged Loans, it agrees not to approve or
acquiesce in any transfer of such servicing to a Servicer that has not been
approved by the Agent.

         9.10. Payment of Taxes, etc. Pay and discharge or cause to be paid and
discharged promptly all taxes, assessments and governmental charges or levies
imposed upon it or its Subsidiaries or upon their respective income, receipts or
properties before they become past due, as well as all lawful claims for labor,
materials and supplies or other things which, if unpaid, could reasonably be
expected to become (or result in the placement of) a Lien or charge upon any
part of such properties; provided that it and its affected Subsidiaries shall
not be required to pay taxes, assessments or governmental charges or levies or
claims for labor, materials or supplies that are being contested in good faith
and by proper proceedings being reasonably and diligently pursued, execution or
enforcement of which has been effectively stayed (by the posting of a bond or
other security sufficient to achieve that result, or by any other fully
effective means), and for which reserves determined to be adequate (in
accordance with GAAP in all material respects) have been set aside on its books.

         9.11. Insurance. Maintain liability insurance protecting the Company
and fire and other hazard insurance on its respective properties from which it
conducts its business, with responsible insurance companies, in such amounts and
against such risks as is customarily carried by similar businesses operating in
the same vicinity. Copies of such policies shall be furnished to the Agent
without charge upon the Agent's request made from time to time and without cost
to the Agent.

         9.12. Maintain Priority and Perfection of Lender's Lien. Do such things
as applicable law requires to maintain the Lender's Lien on the Collateral as a
perfected first priority Lien at all times.

         9.13. Subordination of Certain Indebtedness. The Company will cause any
and all debt and obligations of the Company to any Affiliate or any shareholder,
director or officer of the Company (excluding debt for director's or office's
salary, bonuses, directors' fees or other compensation for service) or any
Affiliate (excluding approximately $135,000 in aggregate existing Debt to
Sapphire Advisors and Scott Silver) to be Qualified Subordinated Debt by the
execution and delivery by such Affiliate or shareholder, director or officer to
the Agent of a Subordination Agreement and the taking of all other steps (if
any) required to cause such Debt to be Qualified Subordinated Debt, as defined
in this Agreement, and deliver to the Agent an executed copy of that
Subordination Agreement, certified by the corporate secretary of the Company to
be true and complete and in full force and effect, as to all such present and
future debts and obligations of the Company.

         9.14. Use of Proceeds of Advances. Use the proceeds of each Advance
solely for the applicable purpose stated in SECTION 2.4 and for no other
purpose.

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         9.15. Promptly Correct Escrow Imbalances. By no later than seven (7)
Business Days after learning (from any source) of any material imbalance in any
escrow account(s) maintained by the Company (or any subservicer for it), the
Company will fully and completely correct and eliminate such imbalance.

         9.16. Special Affirmative Covenants Concerning Collateral.

                  (a) Until all of the Obligations shall have been fully paid
and satisfied and the Lenders have no obligation to lend or provide any other
financial accommodations to the Company under or otherwise in respect of this
Agreement, the Company warrants and will defend the right, title and interest of
the Agent in and to the Collateral against the claims and demands of all persons
whomsoever.

                  (b) The Company will ensure that the residential real estate
securing each Pledged Loan is continuously insured against casualty loss as
follows:

                           (1) the Company shall cause to be maintained with
respect to each Pledged Mortgage, one or more Hazard Insurance Policies which
provide, at a minimum, the same coverage as a standard form fire and extended
coverage insurance policy that is customarily required by other creditors for
residential real estate located in the same general geographic area and State
that secures that Pledged Mortgage, issued by a company authorized to issue such
policies in the state in which the related residential real estate is located
and in an amount not less than (x) the maximum insurable value of the
improvements to such residential real estate or (y) the principal balance due
from the Customer(s) under the related Pledged Loan, whichever is less; provided
that the amount of coverage provided by each Hazard Insurance Policy shall be
sufficient to avoid the application of any coinsurance clause for partial
losses, although such Hazard Insurance Policies may provide for customary
deductible amounts. Each Hazard Insurance Policy shall contain a standard loss
payee clause in favor of the Company and its successors and assigns. If any
Customer obligated on any Pledged Loan fails to pay any premiums on the Hazard
Insurance Policy for the related property, the Company shall pay such premiums
out of its own funds and may separately add the amount so paid to the relevant
Customer's obligation as provided by the Mortgage Loan papers, but shall not add
that amount to the remaining principal balance of the Pledged Loan; and

                           (2) the Company may, in lieu of causing individual
Hazard Insurance Policies to be maintained with respect to each residential
property pursuant to SECTION 9.16(b)(1), and shall, to the extent that the
related Loan Papers do not require the Customer(s) obligated on them to maintain
a Hazard Insurance Policy with respect to the related Mortgaged Premises,
maintain one or more blanket insurance policies covering losses on the Company's
interest in the Pledged Loans resulting from the absence or insufficiency of
individual Hazard Insurance Policies. Any such blanket policy shall be in the
form and the amount as shall be satisfactory to the Agent. The Company shall pay
the premium for such policy on the basis described therein and shall pay from
its own funds any deductible amount with respect to claims under such blanket
insurance policy relating to the Pledged Loans. However, the Company shall not
be required to deposit any deductible amount with respect to claims under
individual Hazard Insurance Policies maintained pursuant to SECTION 9.16(b)(1).
If the insurer under such blanket insurance policy shall cease to be acceptable
to the Company, the Company shall exercise its

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best reasonable efforts to obtain from another insurer a replacement policy
comparable to such policy.

                  (c) The Company agrees to use its best efforts to cause each
of its Servicers to keep in force throughout the term of this Agreement (i) a
policy or policies of insurance covering errors and omissions for failure to
maintain insurance as required by this Agreement and (ii) a fidelity bond. Each
such policy and fidelity bond shall be in such form and amount as is generally
customary among Persons who service a portfolio of Mortgage Loans having an
aggregate principal amount comparable to that of the servicing portfolio of such
Servicer or the Company, respectively, and which are generally regarded as
servicers acceptable to institutional investors.

                  (d) The Company shall authorize the Agent to file such UCC
financing statements and continuation statements and shall make or cause to be
made by any Person such book entries and control agreements with respect to the
Collateral as the Agent may reasonably require or request from time to time to
perfect or continue perfection of the security interests granted or required to
be granted to the Agent (for itself as a Lender and as agent for the other
Lenders) pursuant to this Agreement. The Company shall also execute and deliver
to the Agent such further instruments of sale, pledge or assignment or transfer,
and such powers of attorney, as shall be reasonably required by the Agent from
time to time, and shall do and perform all matters and things necessary or
desirable to be done or observed, for the purpose of effectively creating,
maintaining and preserving the security and benefits intended to be afforded the
Lenders and the Agent under this Agreement, the Senior Credit Notes, the Custody
Agreement and the other Facilities Papers. The Agent shall have all the rights
and remedies of a secured party (for itself as a Lender and as agent for the
other Lenders) under the UCC of the State of Texas and any other applicable law,
in addition to all rights provided for in this Agreement or the Custody
Agreement.

                  (e) As soon as they become available, the Company will cause
to be assembled and delivered to the Custodian all Basic Loan Papers relating to
Wet Loans. Without limitation of the foregoing, if original recordation receipts
evidencing the recordation of the Mortgage and Mortgage Assignment included in
the Pledged Loans have not previously been delivered to the Custodian, the
Company will promptly deliver (or cause to be delivered) to the Custodian,
either the original recordation receipts or the original recorded Mortgage or
Mortgage Assignment showing the recordation data thereon.

                  (f) The Company shall maintain, at its principal office or in
a regional office not disapproved by the Agent, or in the office of a computer
service bureau engaged by the Company and not disapproved by the Agent, and upon
request shall make available to the Agent (or the Custodian, if the Agent ever
ceases to be Custodian) the originals of all Loan Papers and related
instruments, and all files, surveys, certificate, correspondence, appraisals,
computer programs, tapes, discs, cards, accounting records and other information
and data relating to the Collateral that are held by or under the direction or
control of the Company or any of its Affiliates and that have not already been
provided to the Agent or the Custodian.

         9.17. Coordination with Other Lenders/Repo Purchasers and Their
Custodians. The Company will keep the Agent informed of the current name,
address and contact information

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concerning each of the Company's other mortgage warehouse credit and repurchase
facilities (if any) and will cooperate and assist the Agent in exchanging
information with such others (and their document custodians or trustees) to
prevent and promptly correct conflicting claims to and interests in Collateral
between or among lenders or repurchase facilities counterparties.

                             10 NEGATIVE COVENANTS

         The Company agrees that, for so long as the Commitments are outstanding
or any of the Company's obligations remain to be paid or performed under this
Agreement, the Senior Credit Notes (including the Swing Line Note) or any of the
other Facilities Papers, the Company shall not, either directly or indirectly,
without the prior written consent of the Agent:

         10.1. Contingent Liabilities. Assume, guarantee, endorse, or otherwise
become liable for the Debt or other obligation of any Person or entity except
(a) by endorsement of negotiable instruments for deposit or collection in the
ordinary course of business, (b) guaranties of Debt of wholly-owned Subsidiaries
and (c) under the Company's existing contingent liabilities described on
SCHEDULE 8.4.

         10.2. Conditional Repurchase, Indemnity or Other Recourse Obligations.
Undertake or assume any conditional repurchase, indemnity or other recourse
obligations in respect of Mortgage Loans sold which obligations and liabilities,
when combined with the Company's contingent liabilities described and referred
to in SECTION 8.4, constitute contingent liabilities that both (x) are required
by FAS-5 either to be accrued as a charge to income or to be disclosed by a note
to the Company's financial statements and (y) aggregate more than One Million
Dollars ($1,000,000) in the aggregate.

         10.3. Pledging or Assignment of Servicing Rights. Pledge, grant a
security interest or assign any existing or future rights to service any of the
Collateral or to be compensated for servicing any of the Collateral, or pledge
or grant to any other Person any security interest in any Servicing Rights at
any time Pledged to the Agent.

         10.4. No Reorganization. Reincorporate or otherwise reorganize as
anything other than a Maryland corporation.

         10.5. Merger; Sale of Assets; Acquisitions. Liquidate, dissolve, sell
all or substantially all of its assets, consolidate or merge, nor make any
material acquisition of all or substantially all assets of any other Person (the
Agent's reasonable, good faith determination of whether an acquisition of assets
would be material shall be conclusive and binding), unless:

                  (a) (i) in the case of a consolidation or merger, it is with a
mortgage company and the Company is the survivor or (ii) in the case of an
acquisition, it is of assets or securities to be used by the Company in its core
mortgage company business, or, if it is not, such acquisition shall have been
approved in writing by the Agent;

                  (b) in the case of the acquisition of assets or sale of the
Company's assets, such acquisition or sale is in the ordinary course of the
Company's business; or

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                  (c) the sale is of the stock or substantially all of the
assets of any wholly-owned Subsidiary established after the Effective Date, or,
with the Agent's prior written consent, any other Subsidiary; and

in any case, after giving effect to such a sale, consolidation, merger or
acquisition, no Default or Event of Default would exist under this Agreement or
any of the other Facilities Papers.

         10.6. Permitted Debt. The Company will not incur, permit to exist or
commit to incur any Debt that has not been approved by the Agent in writing in
advance, except the following (collectively, the "PERMITTED DEBT"):

                  (a) the Loan and the other Obligations;

                  (b) obligations to pay Taxes;

                  (c) liabilities for accounts payable, non-capitalized
equipment or operating leases and similar liabilities incurred in the ordinary
course of business;

                  (d) accrued expenses, deferred credits and loss contingencies
that are properly classified as liabilities under GAAP;

                  (e) Debt incurred in the ordinary course of business to hedge
the risk of interest rate fluctuations or any of the Company's portfolios or
pipelines of Mortgage Loans under this Agreement or in respect of other
Permitted Debt obligations;

                  (f) liabilities for capital leases and similar liabilities
incurred in the ordinary course of business, up to an aggregate maximum
principal amount of Five Hundred Thousand Dollars ($500,000);

                  (g) the debt described on SCHEDULE SD if and to the extent
that it is Qualified Subordinated Debt;

                  (h) the specific Debt described on SCHEDULE 10.6(h);

                  (i) other Debt of the Company approved in writing by the
Required Lenders (no Lender shall have any obligation to approve any such Debt,
and each may approve or disapprove it in such Lender's sole and absolute
discretion);

                  (j) Debt incurred in connection with the collapsing and
repurchasing of securities issued in connection with a securitization of
Mortgage Loans the documentation for which specifically contemplates and permits
such a repurchasing transaction;

                  (k) Debt of Single-purpose Finance Subsidiaries that is
Nonrecourse Debt to the Company; and

                  (l) Debt secured solely by the residual interests of the
Company in the income stream to be received under any Mortgage Loan
securitization program.

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         10.7. Financial Covenants. Although compliance or noncompliance with
the following financial covenants shall be determined as of the end of a month
or year, as the case may be, the Company agrees to use its best efforts to
comply with them continuously and at all times:

                  (a) The Company's Minimum Adjusted Tangible Net Worth. Permit
the Adjusted Tangible Net Worth of the Company (on a consolidated basis with its
wholly-owned Subsidiaries) to be less on any day than One Hundred Million
Dollars ($100,000,000).

                  (b) The Company's Total Liabilities to Adjusted Tangible Net
Worth Ratio. Permit the ratio of:

                           (x) the Total Liabilities of the Company and its
Subsidiaries;

                  to       (y)      The Adjusted Tangible Net Worth of the
Company and its Subsidiaries, on a consolidated basis;

to exceed ten to one (10.00:1.00) at any time.

                  (c) The Company's Total Recourse Debt to Adjusted Tangible Net
Worth Ratio. Permit the ratio of:

                           (x) the Total Recourse Debt of the Company and its
Subsidiaries;

                  to       (y)      The Adjusted Tangible Net Worth of the
Company and its Subsidiaries, on a consolidated basis;

to exceed four to one (4.00:1.00) at any time.

                  (d) GAAP Net Earnings. Earn less than One Dollar ($1) of net
earnings, as determined in accordance with GAAP, for any rolling three-month
period, beginning with the three-month period that ends on June 30, 2004.

                  (e) Minimum Liquidity. Permit the Liquidity of the Company (on
a consolidated basis with its wholly-owned Subsidiaries) to be less on any day
than Fifteen Million Dollars ($15,000,000).

         10.8. Dividend Limitation. Declare or pay any dividend or make any
distribution directly or indirectly to the Company's shareholders when any
Default or Event of Default has occurred and is continuing or, immediately after
the payment of which dividend or distribution, would exist, except to the extent
that payment thereof is required to avoid the loss of the Company's tax status
as a real estate investment trust.

         10.9. Advances Limitation. Directly or indirectly make any advance to
(or decline or defer any payment due from) any stockholder if, at the time of or
immediately after such action, (x) the Company's Adjusted Tangible Net Worth
would be less than the minimum specified in SECTION 10.7(a) or (y) any Default
or Event of Default would exist.

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         10.10. Special Negative Covenants Concerning Collateral.

                  (a) Except to correct errors or omissions in Loan Papers,
without the written consent of the Agent given on a case-by-case basis, the
Company shall not amend or modify, or waive any of the terms and conditions of
any Pledged Loans, or settle or compromise any claim in respect of them, or
accept other than cash or the exchange of comparable Collateral (which is
concurrently Pledged to the Agent by the Company) in liquidation of any Pledged
Loans; and

                  (b) the Company will not create, incur, grant, assume or
suffer to exist any Lien on any of the Collateral, other than in favor of the
Agent pursuant to this Agreement.

                            11 DEFAULTS AND REMEDIES

         11.1. Events of Default. The occurrence of any of the following
conditions or events shall be an Event of Default.

                  (a) Failure by the Company to pay the principal of any Advance
when due pursuant to this Agreement or any Senior Credit Note, whether such
Advance has become due because the Maturity Date has occurred through lapse of
time or acceleration or by operation of another provision of this Agreement or
the Senior Credit Notes; or failure by the Company to pay any installment of
interest on any Advance or any other amount owing under this Agreement on or
before three (3) Business Days after the due date of such interest.

                  (b) Failure of the Company or any of its Subsidiaries to pay
any other Debt when due, or any default in the payment when due of any principal
or interest on any other Debt or in the payment when due of any contingent
obligation (other than nonrecourse MBS Debt of any Subsidiary formed for the
purpose of issuing such Debt); or breach or default with respect to any other
material term of any other debt or of any promissory note, bond, loan agreement,
reimbursement agreement, mortgage, indenture or other agreement relating
thereto, if the effect of any such failure, default or breach referred to in
this SECTION 11.1(b), is to cause, or to permit the holder or holders of such
obligation (or a trustee on behalf of such holder or holders) to cause, debt of
the Company or any of its Subsidiaries in the aggregate amount of One Million
Dollars ($1,000,000) or more to become or be declared due before its stated
maturity.

                  (c) Failure of the Company to perform or comply with any term
or condition applicable to it contained in any of SECTIONS 9.5, 9.14, 9.15,
9.16(a) or 10 of this Agreement or to pay timely the Facility Fee pursuant to
SECTION 5.7, the Agent's Fees (if any) pursuant to SECTION 5.8, the Custodian's
Fee under the Custody Agreement or any other fees under this Agreement or any
other Facilities Papers.

                  (d) Any of the Company's representations or warranties made in
any of the Facilities Papers or in any statement or certificate at any time
given by the Company in writing pursuant to this Agreement, the Custody
Agreement or any of the other Facilities Papers or in connection with any of the
Facilities Papers shall be false or misleading in any material respect on the
date as of which made or shall omit to state any information necessary to make
the representations and warranties not materially misleading; provided that if
any of the Company's representations in SECTION 8.17 (titled "Special
Representations Concerning Collateral") for any reason shall be (or shall prove
to have been) untrue or incorrect, then such untruth or

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incorrectness shall not constitute a Default or an Event of Default -- although,
as provided in the definition thereof, such untruth or incorrectness will be a
Disqualifier for all affected items of Collateral, which will each thereupon
have zero Collateral Value -- unless such untrue or incorrect representation
relates to ten (10) or more Pledged Loans, receivables or other items of
Collateral.

                  (e) The Company shall default in the performance of or
compliance with any term contained in this Agreement or any of the Facilities
Papers other than those referred to above in SECTIONS 11.1(a), 11.1(c) or
11.1(D) or shall default in the performance of or compliance with any term
applicable to it contained in the Custody Agreement and such default shall not
have been remedied or waived on or before thirty (30) days after receipt of
notice from the Agent of such default.

                  (f) Any of the following occurs:

                           (1) a court having jurisdiction shall enter a decree
or order of relief in respect of the Company or any of its Subsidiaries in an
involuntary case under any applicable bankruptcy, insolvency or other similar
federal or state law now or hereafter in effect, which decree or order is not
stayed;

                           (2) a decree or order of a court having jurisdiction
for the appointment of a receiver, liquidator, sequestrator, trustee, custodian
or other officer having similar powers over the Company or any of its
Subsidiaries or over all or a substantial part of their respective property,
shall have been entered;

                           (3) an involuntary appointment shall be made by a
court of competent jurisdiction of an interim receiver, trustee or other
custodian of the Company or any of its Subsidiaries for all or a substantial
part of their respective property; or

                           (4) a warrant of attachment, execution or similar
process against any substantial part of the property of the Company or any of
its Subsidiaries shall have been issued;

if any such decree, order, appointment or warrant shall not be dismissed, bonded
off or discharged on or before sixty (60) days after it first takes effect.

                  (g) The Company or any of its Subsidiaries shall have an order
for relief entered with respect to it or commence a voluntary case under any
applicable bankruptcy, insolvency or other similar law now or hereafter in
effect, or shall consent to the entry of an order for relief in an involuntary
case, or to the conversion to an involuntary case, under any such law, or shall
consent to the appointment of or taking possession by a receiver, trustee or
other custodian for all or a substantial part of its property; the making by the
Company or any of its Subsidiaries of any assignment for the benefit of
creditors; or the inability or failure of the Company or any of its
Subsidiaries, or the admission by the Company or any of its Subsidiaries in
writing of its inability, to pay its debts as such debts become due.

                  (h) If the Company becomes a Servicer, the Company shall take
or omit to take any act (i) that would result in the suspension or loss of any
of its statuses, once achieved or any of such statuses of its subservicer, if
any, of any Ginnie Mae, Fannie Mae or Freddie Mac

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Mortgage Loans pools for which the Company is Servicer -- as a Ginnie Mae-,
Fannie Mae- and Freddie Mac-approved servicer, or (ii) after which the Company
or any such relevant subservicer would no longer be in good standing as such, or
(iii) after which the Company or any such relevant subservicer would no longer
currently satisfy all applicable Ginnie Mae, Fannie Mae and Freddie Mac net
worth requirements, if both (x) all of the material effects of such act or
omission shall have not been cured by the Company or waived by the relevant
Person (Ginnie Mae, Fannie Mae or Freddie Mac) before termination of such status
and (y) it could reasonably be expected to have a material adverse effect on any
of the Central Elements in respect of the Company or any of its Subsidiaries.

                  (i) Any money judgment, writ or warrant of attachment, or
similar process involving in any case an amount in excess of One Million Dollars
($1,000,000) shall be entered or filed against the Company or any of its
Subsidiaries or any of their respective assets and shall remain undischarged,
unvacated, unbonded or unstayed for a period of sixty (60) days or in any event
later than five (5) days before the date of any proposed sale thereunder
(unless, in respect of any such case the judgment debtor or the subject of the
writ or warrant of attachment or similar process is one of the Company's
Subsidiaries or such Subsidiary's property, and such order, case commencement,
consent, assignment, inability or failure or admission has no material adverse
effect on the Company's ability to fulfill its obligations under this Agreement,
any Senior Credit Note or any other Facilities Paper).

                  (j) Any order, judgment or decree shall be entered against the
Company decreeing the dissolution or split up of the Company, and such order
shall remain undischarged or unstayed for a period in excess of sixty (60) days
or in any event later than five (5) days before the date when such order,
judgment or decree shall become final and nonapplicable, or if the Company shall
not be diligently pursuing efforts to have such order discharged, vacated,
bonded around or stayed during that time.

                  (k) Any Plan maintained by the Company or any of its
Subsidiaries shall be terminated within the meaning of Title IV of ERISA or a
trustee shall be appointed by an appropriate United States district court to
administer any such Plan, or the Pension Benefit Guaranty Corporation (or any
successor to it) shall institute proceedings to terminate any such Plan or to
appoint a trustee to administer any such Plan if as of the date thereof the
liability of the Company or any of its Subsidiaries (after giving effect to the
tax consequences thereof) to the Pension Benefit Guaranty Corporation (or any
successor to it) for unfunded guaranteed vested benefits under such Plan exceeds
the then-current value of assets accumulated in such Plan by more than Two
Hundred Fifty Thousand Dollars ($250,000) (or in the case of a termination
involving the Company or any of its Subsidiaries as a "substantial employer", as
defined in Section 4001(a)(2) of ERISA, the withdrawing employer's proportionate
share of such excess shall exceed such amount), unless any such termination,
trustee appointment or proceedings is in respect of any Subsidiary's Plan and
has no material adverse effect on any of the Central Elements relative to the
Company or any of its Subsidiaries.

                  (l) The Company or any of its Subsidiaries as employer under a
Multiemployer Plan shall have made a complete or partial withdrawal from such
Multiemployer Plan and the plan sponsor of such Multiemployer Plan shall have
notified such withdrawing employer that such employer has incurred a withdrawal
liability in an annual amount exceeding

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Two Hundred Fifty Thousand Dollars ($250,000), unless any such termination,
trustee appointment or proceedings is in respect of any Subsidiary's Plan and
has no material adverse effect on any of the Central Elements relative to the
Company or any of its Subsidiaries.

                  (m) A Change of Control shall occur.

                  (n) A Change of Executive Management shall occur.

                  (o) A material adverse change shall occur in any of the
Central Elements related to the Company.

                  (p) The Company shall repudiate or purport to disavow its
obligations under any of the Facilities Papers or shall contest their validity
or enforceability.

                  (q) The Agent's security interest in any of the Collateral
whose aggregate Collateral Value is less than five percent (5%) of all Advances
then outstanding shall become unperfected, of less than a first priority,
unenforceable or otherwise impaired and the Company shall fail to cure the same
on or before ten (10) Business Days after the Company first learns thereof from
any source.

                  (r) The Agent's security interest in any of the Collateral
whose aggregate Collateral Value is five percent (5%) or more of all Advances
then outstanding shall become unperfected, of less than a first priority,
unenforceable or otherwise impaired.

         11.2. Cure or Waiver. If:

                  (a) an Event of Default shall occur but subsequently the
Required Lenders shall waive the rights of the Lenders and the Agent to exercise
remedies on account of such Event of Default (whether temporarily or permanently
and whether conditionally or absolutely); provided that neither the Lenders nor
the Agent shall have any obligation to do so; and

                  (b) The Company shall request in writing that the Agent
declare such Event of Default to have been cured or waived, whichever of those
events has occurred;

then the Agent shall make such declaration in writing and shall deliver a copy
of the declaration to each of the Company and each Lender. The Agent shall not
declare in writing that an Event of Default has been waived unless Lenders whose
approval to waive it is required by the applicable provisions of SECTION 13.3
have in fact done so.

         11.3. Remedies.

                  (a) If any of the Events of Default described in SECTIONS
11.1(f), 11.1(g), 11.1(j), 11.1(m), 11.1(n),11.1(o), 11.1(p), 11.1(q) or 11.1(r)
shall occur, then the Commitments shall automatically terminate and the unpaid
principal amount of and accrued interest on the Senior Credit Notes shall
automatically become due and payable, without presentment, demand or other
requirements of any kind, all of which are hereby expressly waived by the
Company, unless all of the Lenders, each acting in its sole discretion, shall
otherwise agree in writing either before or after such automatic event.

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                  (b) At any time after any Event of Default (other than one of
those described in SECTIONS 11.1(f), 11.1(g), 11.1(j), 11.1(m), 11.1(n),
11.1(o), 11.1(p), 11.1(q) or 11.1(r), each of which has the automatic effects
described in SECTION 11.3(a)) has occurred that the Agent has not declared in
writing to have been cured or waived, the Required Lenders, by written notice to
the Company (which may be given by the Agent), may electively (1) terminate the
Commitments -- in which event the obligation of the Lenders to make Advances
shall immediately terminate -- and/or (2) declare all or any portion of the Loan
to be due and payable -- in which event that portion of the Loan, both advanced
and unpaid principal and accrued and unpaid interest on it and all other
outstanding amounts, shall immediately be and become due and payable.

                  (c) At any time after any Event of Default has occurred that
the Agent has not declared in writing to have been cured or waived, the Agent,
with the approval or at the direction of the Required Lenders, may also do any
of the following:

                           (1) Foreclose upon or otherwise enforce its security
interest in and Lien on the Collateral, or on such portions or elements of it as
the Agent shall elect to proceed against from time to time.

                           (2) Notify any or all Servicers (if any) of the
Company's Pledged Loans and, at the Agent's option and in its sole discretion,
any or all Customers obligated under any or all items of Collateral, that the
Collateral has been assigned to the Agent and that all payments thereon are to
be made directly to the Agent or such other Person as may be designated by the
Agent; settle, compromise, or release, in whole or in part, any amounts owing on
the Collateral or any portion of the Collateral, on terms acceptable to the
Agent; enforce payment and performance and prosecute any action or proceeding
with respect to any and all Collateral; and where any such Collateral is in
default, foreclose on and enforce Liens or security interests in, such
Collateral by any available judicial procedure or without judicial process and
sell property acquired as a result of any such foreclosure.

                           (3) Act, or contract with one or more third Persons
to act, as Servicer of each item of Collateral requiring servicing and perform
all obligations required in connection with any Servicing Agreements to which
the Company is a party, and the Company hereby agrees to pay such third Persons'
fees to the extent (if any) that the Agent is unable, despite reasonable efforts
made by the Agent in light of the necessity that there be no material break in
the continuity of servicing, to contract for such servicing and performance of
such obligations for fees equal to or less than the fees under such Servicing
Agreements.

                           (4) Exercise all rights and remedies of a secured
creditor under the UCC of the State of Texas, the State of Florida and any other
relevant State, including selling the interests of the Company in the Collateral
at public or private sale. The Agent shall give the Company not less than ten
(10) days' notice of any such public sale or of the date after which private
sale may be held. The Company agrees that ten (10) days' notice shall be
reasonable notice. At any such sale any or all of the Collateral may be sold as
an entirety or in separate parts, as the Agent may determine. The Agent may,
without notice or publication, adjourn any public or private sale or cause the
same to be adjourned from time to time by announcement at the time and place
fixed for the sale, and such sale may be made at any time or place to which the
same may be so adjourned. The Agent is authorized at any such sale, if the Agent
deems it

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advisable so to do, to restrict the prospective bidders or purchasers to Persons
who will represent and agree that they are purchasing the Collateral for their
own account for investment and not with a view to the distribution or resale of
any of the Collateral. The Company specifically agrees that any such sale,
whether public or private, of any Collateral pursuant to the commitment of any
investor to purchase such Collateral that was obtained by (or with the approval
of) the Company will be commercially reasonable, and if such sale is for the
price provided for in such commitment, then such sale shall be held to be for
value reasonably equivalent to the value of the Collateral so sold. Upon any
such sale, the Agent shall have the right to deliver, assign and transfer to the
purchaser thereof the Collateral so sold. Each purchaser at any such sale shall
hold the property sold absolutely free from any claim or right of whatsoever
kind, including any equity or right of redemption, stay or appraisal which the
Company has or may have under any rule of law or statute now existing or
hereafter adopted. In case of any sale of all or any part of the Collateral on
credit or for future delivery, the Collateral so sold may be retained by the
Agent until the selling price is paid by the purchaser, but the Agent shall not
incur any liability in case of such purchaser's failure to take up and pay for
the Collateral so sold and, in case of any such failure, such Collateral may
again be sold upon like notice. The Agent may, however, instead of exercising
the power of sale herein conferred upon it, proceed by a suit or suits at law or
in equity to collect all amounts due upon the Collateral or to foreclose the
pledge and sell the Collateral or any portion of it under a judgment or decree
of a court or courts of competent jurisdiction, or both. Nothing in this
Agreement shall be construed as the Company's waiver of -- or agreement to waive
-- any requirement imposed by applicable law that any sale of the Collateral be
commercially reasonable.

                           (5) Proceed against the Company on the Senior Credit
Notes or any of them with or without, at the Agent's election, first proceeding
against the Collateral.

                  (d) Neither the Agent nor any of the Lenders shall incur any
liability as a result of the sale of the Collateral, or any part of it, at any
private sale. The Company hereby waives any claims it may have against the Agent
or the Lenders arising by reason of the fact that the price at which the
Collateral may have been sold at such private sale was less than the price that
might have been obtained at a public sale, less than the price that might have
been obtained had the Collateral been sold pursuant to a purchase agreement for
it obtained by the Company, or less than the aggregate amount of the outstanding
Advances and the unpaid interest accrued on them, even if the Agent accepts the
first offer received and does not offer the Collateral to more than one offeree.

                  (e) The Company waives any right to require the Agent or any
Lender to (1) proceed against any Person, (2) proceed against or exhaust any of
the Collateral or pursue its rights and remedies as against the Collateral in
any particular order, or (3) pursue any other remedy in its power. Except to the
extent, if any, required by applicable Law, the Agent shall not be required to
take any steps necessary to preserve any rights of the Company against holders
of Mortgages or security interests prior in lien to the Lien of any Mortgage
included in the Collateral, to preserve rights against prior parties or to
preserve rights against other parties to Mortgage Loan purchase commitments or
Servicing Agreements.

                  (f) The Agent and the Lenders may, but shall not be obligated
to, advance any sums or do any act or thing necessary to uphold and enforce the
Lien and priority of any

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Mortgage or other Lien instrument included in the Collateral or the security
intended to be afforded by it, including payment of delinquent taxes or
assessments and insurance premiums, or to preserve or reinstate any hedging
arrangements or mechanisms. All advances, charges, costs and expenses, including
reasonable attorneys' fees and disbursements, incurred or paid by the Agent in
exercising any right, power or remedy conferred by this Agreement or any of the
other Facilities Papers, or in its enforcement, together with interest thereon,
at the Stated Rate from the time of demand for its payment until ten (10) days
thereafter, and at the Past Due Rate from ten (10) days after demand until
repaid, shall become a part of principal balance outstanding under the Senior
Credit Notes (Pro Rata with the respective principal balances of the Senior
Credit Notes at the time of expenditure) and shall be secured by all security
for the Senior Credit Notes.

                  (g) No failure on the part of the Agent or any Lender to
exercise, and no delay in exercising, any right, power or remedy provided under
any of the Facilities Papers, at law or in equity shall operate as a waiver of
it, nor shall any single or partial exercise by the Agent or any Lender of any
right, power or remedy provided under any of the Facilities Papers, at law or in
equity preclude any other or further exercise of it or the exercise of any other
right, power or remedy. The remedies herein provided are cumulative and are not
exclusive of any remedies provided at law or in equity.

         11.4. Application of Proceeds. The proceeds of any sale or other
enforcement of the Agent's security interest in all or any part of the
Collateral shall be applied by the Agent:

         First, to the payment of the costs and expenses of such sale or
enforcement, including reasonable compensation to the Agent's and the Lenders'
counsel and agents, and all expenses, liabilities and advances made or incurred
by or on behalf of the Agent in connection therewith;

         Second, to the payment of any accrued and unpaid fees and other amounts
due (other than principal and interest) under the Senior Credit Notes, this
Agreement, the Custody Agreement or the other Facilities Papers;

         Third, to the payment of the Swing Line Note;

         Fourth, to the payment of interest accrued and unpaid on the Senior
Credit Notes, Pro Rata;

         Fifth, to the payment of the outstanding principal balances of the
Senior Credit Notes, Pro Rata; and

         Finally, to the payment to the Company, or to its successors or
assigns, or as a court of competent jurisdiction may direct, of the surplus, if
any, then remaining from such proceeds.

If the proceeds of any such sale are insufficient to cover the costs and
expenses of such sale, as aforesaid, and the payment in full of the Senior
Credit Notes and all other amounts due under the Facilities Papers, then the
Company shall remain liable for any deficiency, and shall be obligated to pay it
without notice or demand.

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         11.5. Agent Appointed Attorney-in-Fact. The Agent is hereby appointed
the attorney-in-fact of the Company, with full power of substitution, for the
purpose of carrying out the provisions of this Agreement and taking any action
and executing any instruments that the Agent may deem necessary or advisable to
accomplish this Agreement's purposes, which appointment as attorney-in-fact is
coupled with an interest and irrevocable for so long as any of the Obligations
or the Commitments are outstanding, although the Agent agrees not to exercise
its rights under this power of attorney unless, in its opinion or the opinion of
its legal counsel, an Event of Default has occurred that the Agent has not
declared in writing to have been cured or waived. Without limiting the
generality of the foregoing, the Agent shall have the right and power, either in
the name of the Company or both, or in its own name, to (a) give notices of its
security interest as agent and representative of the Lenders in the Collateral
to any Person, (b) endorse in blank, to itself or to a nominee all items of
Collateral that are transferable by endorsement and are payable to the order of
the Company, including canceling, completing or supplying any unneeded,
incomplete or missing endorsement of the Company and any related assignment, and
(c) receive, endorse, collect and receipt for all checks and other orders made
payable to the order of the Company representing any payment of account of the
principal of or interest on any Collateral or their proceeds (including any
securities), or the proceeds of sale of any of the Collateral, or any payment in
respect of any hedging arrangement or device, and to give full discharge for
them.

         11.6. Right of Setoff. In addition to any rights and remedies of the
Agent and the Lenders provided by this Agreement and by applicable law, the
Lenders shall have the right, without prior notice to the Company -- any such
notice being expressly waived by the Company to the greatest extent permitted by
applicable law -- upon any amount's becoming due from the Company pursuant to
this Agreement or any of the other Facilities Papers (whether at the stated
maturity, by acceleration or otherwise) to set off and appropriate and apply
against such amount any and all Property and deposits (general or special, time
or demand, provisional or final), in any currency, and any other credits,
indebtedness or claims, in any currency, in each case whether direct or
indirect, absolute or contingent, matured or unmatured, at any time held or
owing by the Agent, any Lender or any Lender Affiliate to or for the credit or
the account of the Company, for the ratable benefit of all Lenders in the
proportion that the advanced and unpaid principal balance at the time of the
Senior Credit Note(s) held by each bears to the sum of the outstanding principal
balances of all of the Senior Credit Notes at the time of the setoff,
appropriation or application, irrespective of whether or not the Agent or any
Lender shall have made any demand hereunder and whether or not said obligations
and liabilities shall have matured; provided that such right of setoff shall not
apply to any deposit of escrow monies being held on behalf of the Customers
under Pledged Loans or on behalf of other third Persons that are not Affiliates
of the Company. The Agent and the Lenders may set off cash, the proceeds of the
liquidation of any Collateral and all other sums or obligations owed by the
Agent, the Lenders or their Affiliates to the Company against all of the
Company's obligations to the Agent, the Lenders or their Affiliates, whether
under this Agreement or any of the other Facilities Papers, whether or not such
obligations are then due, without prejudice to the Agent's, the Lenders' or
their Affiliates' rights to recover any deficiency. The Lenders agree promptly
to notify the Company after any such setoff and application made by the Agent,
any Lender or any of Lender Affiliate; provided that the failure to give such
notice shall not affect the validity of such setoff and application.

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                    12 REIMBURSEMENT OF EXPENSES; INDEMNITY

         The Company agrees to:

                  (a) pay all of the Agent's and Lender's, out-of-pocket costs
and expenses incurred, including reasonable attorneys' fees, in connection with
the negotiation, documentation, amendment, waiver and administration of this
Agreement, the Senior Credit Notes, the Custody Agreement and other Facilities
Papers, including the cost of audits of Collateral by a third party auditor
selected by the Agent;

                  (b) pay all of the Agent's, and each Lender's, out-of-pocket
costs and expenses, including reasonable attorneys' fees, after the occurrence
of any Default or Event of Default in connection with the enforcement of this
Agreement, the Senior Credit Notes, the Custody Agreement and other Facilities
Papers and the making and repayment of the Advances and the payment of interest
thereon;

                  (c) pay, and hold the Agent, the Lenders and any other owners
or holders of any of the Senior Credit Notes harmless from and against, any and
all present and future stamp, documentary and other similar taxes with respect
to the foregoing matters and save them each harmless from and against any and
all liabilities with respect to or resulting from any delay or omission to pay
such taxes;

                  (d) pay all of the Agent's Fees and Custodian's Fees under
this Agreement, the Custody Agreement and the other Facilities Papers; and

                  (e) indemnify, pay, defend and hold harmless the Agent, each
Lender, each subsequent owner or holder of any of the Senior Credit Notes and
any of their respective officers, directors, employees or agents (the
"INDEMNIFIED PARTIES") from and against the "INDEMNIFIED LIABILITIES", which
means any and all claims, liabilities, obligations, losses, damages, penalties,
judgments, suits, costs, expenses and disbursements (including reasonable
attorneys' fees and disbursements) of any kind whatsoever which may be imposed
upon, incurred by or asserted against any of the Indemnified Parties in any way
relating to or arising out of any of the Facilities Papers or any of the
transactions contemplated thereby to the extent that any such Indemnified
Liabilities result (directly or indirectly) from any claims made, or any
actions, suits or proceedings commenced or threatened, by or on behalf of any
creditor (excluding any of the Indemnified Parties), security holder,
shareholder, customer (including any Person having any dealings of any kind with
the Company), trustee, conservator, receiver, director, officer, employee and/or
agent of the Company acting in such capacity, the Company or any Governmental
Authority or any other Person; provided that to the extent, if any, that any of
such claims, liabilities, etc. is caused by any Indemnified Party's gross
negligence or willful misconduct, the indemnity payable to that Indemnified
Party shall be equitably and proportionately reduced, ALTHOUGH TO THE FULL
EXTENT PERMITTED UNDER APPLICABLE LAW, SUCH INDEMNITY SHALL NOT BE REDUCED ON
ACCOUNT OF SUCH CLAIMS, LIABILITIES, ETC. TO ANY EXTENT (I) OWED, IN WHOLE OR IN
PART, UNDER ANY CLAIM OR THEORY OF STRICT LIABILITY, OR (II) CAUSED OR
CONTRIBUTED TO BY ANY INDEMNIFIED PARTY'S SOLE OR CONCURRENT ORDINARY NEGLIGENCE
THAT DOES NOT AMOUNT TO GROSS NEGLIGENCE OR WILLFUL MISCONDUCT, IT BEING THE
COMPANY'S INTENTION TO HEREBY INDEMNIFY THE

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INDEMNIFIED PARTIES AGAINST THEIR OWN STRICT LIABILITY AND THEIR OWN SOLE OR
CONCURRENT ORDINARY NEGLIGENCE.

                13 RELATIONSHIPS AMONG THE AGENT AND THE LENDERS

         13.1. Agent's Duties. In its capacity as lead lender and servicer of
the Loan and until the Loan is fully paid and satisfied, the Agent shall:

                  (a) hold the Facilities Papers (other than the Senior Credit
Notes, each of which shall be held by and belong solely to its payee) and (by
the Custodian's holding the Collateral as bailee for the Agent, as agent and
representative of the Lenders) the Collateral for the benefit of itself and each
other Lender, and each Lender (including JPMorgan) shall be deemed to have an
interest in the Facilities Papers (other than the Senior Credit Notes, as stated
above) and the Collateral on any day in proportion to its Pro Rata interest in
the Loan on that day;

                  (b) send timely bills to the Company for accrued interest, the
Facility Fee and other sums due and receive all payments of principal, interest
and other sums on account of the Loan or with respect to it;

                  (c) use reasonable diligence to obtain from the Company and
promptly remit to each Lender such Lender's Pro Rata share of interest,
principal and other sums received by the Agent on account of the Loan or with
respect to it, in accordance with this Agreement;

                  (d) use reasonable diligence to recover from the Company all
expenses incurred that are reimbursable by the Company, and promptly remit to
each Lender its Pro Rata share (if any) thereof;

                  (e) enforce the terms of this Agreement, including, with the
approval or at the direction of all of the Lenders, the remedies afforded the
Lenders pursuant to SECTION 11.3(c);

                  (f) hold all security interests ratably for itself as a Lender
and as agent and representative of the other Lender(s); and

                  (g) request from the Company, and promptly forward to the
other Lenders, such information as the other Lenders may reasonably request
Agent to obtain from the Company, consistent with the terms of this Agreement.

         13.2. Actions Requiring All Lenders' Consent. Without the written
consent or ratification of all Lenders, the Agent shall not:

                  (a) increase the Aggregate Committed Sum or increase the
maximum principal amount of the Loan above the Aggregate Committed Sum.

                  (b) agree to any change in the interest rate or fee provisions
of this Agreement, excluding the provisions relating to the Agent's Fee or the
Custodian's Fees.

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<PAGE>

                  (c) release any material Lien held under the Facilities Papers
other than in accordance with the Facilities Papers.

                  (d) accept, and fund any Advance against the value of, any
Collateral other than the types listed in SECTION 6.1.

                  (e) change any Lender's Pro Rata share of the Loan other than
in accordance with the express provisions of the Facilities Papers.

                  (f) agree to any change in the nature of the Lenders'
respective Commitments from several to joint, in whole or in part.

                  (g) agree to any change to the definition of "Required
Lenders".

                  (h) extend the Maturity Date, the Termination Date or the due
date of any required payment other than in accordance with the express
provisions of the Facilities Papers.

                  (i) agree to any change in this Section or in SECTION 13.3.

         13.3. Actions Requiring Required Lenders' Consent. Without the written
consent or ratification of the Required Lenders, the Agent shall not:

                  (a) notify the Company that the Commitments are terminated or
that the maturity of all or any part of the Loan has been accelerated unless an
Event of Default described in any of SECTIONS 11.1(f), 11.1(g), 11.1(j),
11.1(m), 11.1(n),11.1(o), 11.1(p), 11.1(q) or 11.1(r) has occurred.

                  (b) agree to any change to any of the conditions precedent to
Advances specified in SECTIONS 7.1 and 7.2.

                  (c) exercise any of the remedies for default described in
SECTION 11.3(c).

                  (d) waive any material Event of Default under the Facilities
Papers.

                  (e) make or consent to any materially adverse amendment,
modification or waiver of any of the terms, covenants, provisions or conditions
of the Facilities Papers.

                  (f) approve any Change of Control.

                  (g) consent to the Company's incurring conditional repurchase,
indemnity or other recourse obligations in respect of Mortgage Loans sold or any
other contingent liabilities described or referred to in SECTION 10.2 in the
aggregate greater than One Million Dollars ($1,000,000).

                  (h) except as otherwise expressly provided for in this
Section, cause or permit any material change in the terms of any affirmative or
negative covenants in this Agreement.

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                  (i) increase the Wet Warehousing Sublimit or any of the
respective percentages of the Credit Line that may be borrowed to finance Jumbo
Loans or Super Jumbo Loans.

                  (j) cause or permit any change in the eligibility standards
for Collateral hereunder or change the definition of any type of Eligible
Collateral, provided that the Agent may in its discretion approve as Eligible
Collateral any Collateral that does not satisfy such eligibility standards and
that has aggregate Collateral Value of up to Five Million Dollars ($5,000,000)
at the time of approval.

                  (k) approve the Company's declaration or payment of any
dividend or distribution directly or indirectly to the Company's shareholders
when any Default or Event of Default has occurred and is continuing or, after
the payment of which dividend or distribution, would exist, except to the extent
that payment thereof is required to avoid the loss of the Company's tax status
as a real estate investment trust, as prohibited by SECTION 10.8.

                  (l) approve the Company's making any advance to (or declining
or deferring any payment due from) any stockholder if at the time of or
immediately after such action the Company's Adjusted Tangible Net Worth would be
less than the minimum amount specified in SECTION 10.7(a).

         13.4. Agent's Discretionary Actions. Except as provided in SECTIONS
13.2 and 13.3, in its capacity as lead lender and servicer and without seeking
or obtaining the consent of any of the other Lenders (although it may elect to
obtain such consent before acting it if deems that desirable), the Agent may:

                  (a) agree or consent to any change in the handling of the
Collateral which in the Agent's reasonable judgment is unlikely to have a
material adverse effect on any of the Central Elements in respect of the Company
or any of its Subsidiaries;

                  (b) release, reconvey or change, in whole or in part, any
Collateral or Lien which is required to be released or reconveyed in accordance
with the Facilities Paper;

                  (c) do or perform any act or thing which, in the Agent's
reasonable judgment, is necessary or appropriate to enable the Agent to properly
discharge and perform its duties under this Agreement or the Custody Agreement,
or which in its reasonable judgment is necessary or appropriate to preserve or
protect the validity, integrity or enforceability of the Facilities Papers, the
Liens created by the Loan Papers, their priority, the Collateral or any of the
Central Elements in respect of the Company, or to preserve and protect the
interest of the Lenders in any of the foregoing.

         13.5. Lenders' Cooperation. The Lenders agree to cooperate among
themselves and with the Agent and from time to time upon the Agent's request, to
execute and deliver such papers as may be reasonably necessary to enable the
Agent, in its capacity as lead lender and servicer, to effectively administer
and service the Loan and each Lender's Senior Credit Note in the manner
contemplated by this Agreement.

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         13.6. Lenders' Sharing Arrangement. Each of the Lenders agrees that if
it should receive any amount (whether by voluntary payment, realization upon
security, the exercise of the right of set-off, or otherwise) which is
applicable to the payment of the principal of, or interest or fees on, the
Advances, of an amount that with respect to the related sum or sums received (or
receivable) by the other Lenders is in greater proportion than that Lender's Pro
Rata ownership of the Loan, then such Lender receiving such excess amount shall
purchase from the other Lenders an interest in the obligations of the Company
under this Agreement or any of the Facilities Papers in such amount as shall
result in a proportional participation by all of the Lenders in such excess
amount; provided that if all or any portion of such excess amount is thereafter
recovered from such Lender, such purchase shall be rescinded and the purchase
price restored to the extent of such recovery; and further provided that the
provisions of this SECTION 13.6 shall not apply to the Agent's Fees under this
Agreement or to any fees which the Agent or successor custodian might be paid
pursuant to the Custody Agreement.

         13.7. Lenders' Acknowledgment. Each Lender other than JPMorgan hereby
acknowledges that JPMorgan has made no representations or warranties with
respect to the Loan other than as expressly set forth in this Agreement and that
JPMorgan shall have no responsibility (in its capacity as a Lender, the Agent,
the Custodian or in any other capacity or role) for:

                  (a) the collectability of the Loan;

                  (b) the validity, enforceability or any legal effect of any of
the Facilities Papers, any Collateral papers or any insurance, bond or similar
device purportedly protecting any obligation to the Lenders or any Collateral;
or

                  (c) the financial condition of the Company or any of its
Subsidiaries or Affiliates, the status, health or viability of any industry in
which any of them is involved, the prospects for repayment of the Loan, the
value of any Collateral, the effectiveness of any of the provisions of the
Facilities Papers (including the financial covenants, tests and hedging
requirements) or any aspect of their implementation or administration at any
time to reduce or control risks of any type, to produce returns, profits, yields
or spreads or to reduce or control losses or the accuracy of any information
supplied by or to be supplied in connection with any of the Company or any of
its Subsidiaries or Affiliates, or otherwise with respect to the Loan, any
Collateral or any source of equity or other financing for any of such companies.

         13.8. Agent's Representations to Lenders. The Agent hereby represents
and warrants to the Lenders (other than itself) that:

                  (a) the Agent has delivered to each Lender true copies of the
originals of those Facilities Papers which have been specifically requested by
that Lender; and

                  (b) the Agent has no current actual knowledge that any Event
of Default has occurred and is continuing on the Effective Date.

         13.9. Agent's Duty of Care, Express Negligence Waiver and Release. AT
ALL TIMES UNTIL THE LOAN HAS BEEN PAID IN FULL, THE AGENT SHALL EXERCISE THE
SAME DEGREE OF CARE IN HANDLING THE LOAN AND ITS COLLATERAL AS JPMORGAN
EXERCISES WITH

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RESPECT TO LOANS THAT ARE HELD SOLELY BY JPMORGAN FOR ITS OWN ACCOUNT, AND THE
AGENT, IN ITS CAPACITY AS LEAD LENDER AND SERVICER SHALL HAVE NO RESPONSIBILITY
TO THE LENDERS OTHER THAN TO EXERCISE SUCH STANDARD OF CARE AND, IN ANY EVENT,
JPMORGAN SHALL HAVE NO LIABILITY WITH RESPECT TO ANY OTHER LENDER'S PRO RATA
INTEREST IN THE LOAN EXCEPT FOR JPMORGAN'S OWN FRAUD, GROSS NEGLIGENCE OR
WILLFUL MISCONDUCT. EXCEPT IN THE CASE OF ITS OWN FRAUD, GROSS NEGLIGENCE OR
WILLFUL MISCONDUCT, NEITHER THE AGENT, ANY LENDER, NOR ANY OF THEIR OFFICERS,
DIRECTORS, EMPLOYEES, ATTORNEYS OR AGENTS SHALL BE LIABLE FOR ANY ACTION TAKEN
OR OMITTED TO BE TAKEN BY IT OR THEM UNDER THIS AGREEMENT, THE CUSTODY AGREEMENT
OR ANY OF THE OTHER FACILITIES PAPERS REASONABLY BELIEVED BY IT OR THEM TO BE
WITHIN THE DISCRETION OR POWER CONFERRED UPON IT OR THEM BY THE FACILITIES
PAPERS OR BE RESPONSIBLE FOR CONSEQUENCES OF ANY ERROR OF JUDGMENT, THE LENDERS
EXPRESSLY INTENDING TO HEREBY WAIVE AND RELEASE ALL PRESENT AND FUTURE CLAIMS
AND RIGHTS AGAINST THE AGENT (I) OWED, IN WHOLE OR IN PART, UNDER ANY CLAIM OR
THEORY OF STRICT LIABILITY, OR (II) FOR DAMAGES OR INJURIES CAUSED OR
CONTRIBUTED TO BY ANY INDEMNIFIED PARTY'S SOLE OR CONCURRENT ORDINARY NEGLIGENCE
THAT DOES NOT AMOUNT TO GROSS NEGLIGENCE OR WILLFUL MISCONDUCT, IT BEING THE
LENDERS' INTENTION TO HEREBY INDEMNIFY THE INDEMNIFIED PARTIES AGAINST THE
INDEMNIFIED PARTIES' OWN STRICT LIABILITY AND THE INDEMNIFIED PARTIES' OWN SOLE
OR CONCURRENT ORDINARY NEGLIGENCE. Except as otherwise specifically and
expressly set forth in this Agreement, the Agent shall not be responsible in any
manner to anyone for the effectiveness, enforceability, genuineness, validity or
the due execution of this Agreement, any supplement, amendment or restatement of
it or of any other Facilities Papers or for any representation, warranty,
document, certificate, report or statement made or furnished in, under or in
connection with this Agreement or any of the other Facilities Papers or be under
any obligation to anyone to ascertain or to inquire as to the performance or
observation of any of the terms, covenants or conditions of this Facilities
Agreement or of the other Facilities Papers on the part of the Company or anyone
else. Without limiting the generality of the foregoing provisions of this
Section, the Agent, in its capacities as lead lender, servicer and Custodian,
may seek and rely upon the advice of legal counsel in taking or refraining to
take any action under any of the Facilities Papers or otherwise in respect of
the Loan, its Collateral and its parties, and shall be fully protected in
relying upon such advice.

         13.10. Calculations of Shares of Principal and Other Sums. Except as
provided to the contrary in SECTION 5.1(d) ("Rate of Return Maintenance
Covenant"), SECTION 5.7 ("Agent's Fee"), SECTION 11.4 ("Application of
Proceeds"), SECTION 11.6 ("Reimbursement of Expenses; Indemnity") and Section 6
of the Custody Agreement ("Custodian's Fees"), JPMorgan's and each other
Lender's respective shares of principal, interest and other sums received by the
Agent on account of the Loan or with respect to it shall be calculated on the
basis of each Lender's (including JPMorgan's) respective Pro Rata ownership
interests in the Loan from time to time.

         13.11. Resignation of the Agent. The Agent, or any agent or agents
hereafter appointed, at any time may resign by giving written notice of
resignation to the Company and the Lenders and complying with the applicable
provisions of this SECTION 13. Upon receiving such notice of resignation, with
the Company's consent, which consent shall not unreasonably be delayed or
withheld (provided that the Company's consent shall not be required if a Default
has occurred that has not been cured by the Company or declared in writing by
the Agent to have been waived

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or any Event of Default has occurred that the Agent has not declared in writing
to have been cured or waived), a successor Agent shall be promptly appointed by
all of the Lenders by written instrument, in duplicate, one copy of which
instrument shall be delivered to the resigning Agent and one copy to the
successor Agent.

         13.12. Effective Date of Resignation of the Agent. No resignation of
the Agent shall be effective until both (i) sixty (60) days have elapsed after
notice to the Company and the Lenders of the Agent's election to resign and (ii)
a successor agent has been appointed pursuant to the provisions of this SECTION
13 and has accepted the appointment as provided in SECTION 13.11; provided that
if such appointment has not been so made or if the Agent's duties have not been
assumed by the appointed successor on or before ninety (90) days after the date
of the Agent's said notice of resignation, the Agent may cease acting as agent
and representative of the Lenders hereunder, and shall have no further
responsibility therefor, at the close of business on the tenth (10th) Business
Day after such ninety-day period.

         13.13. Successor Agent. Any successor Agent appointed as provided in
this Section shall execute and deliver to the Company, the Lenders and to its
predecessor Agent an instrument accepting such appointment, and thereupon the
resignation of the predecessor Agent shall become effective and such successor
Agent, without any further act, deed or conveyance, shall become vested with all
the rights and obligations of its predecessor, with like effect as if originally
named as the Agent; provided that upon the written request of the Company, all
of the Lenders or the successor Agent, the resigning Agent shall execute and
deliver (a) an instrument transferring to such successor Agent all of the rights
of the resigning Agent and (b) to such successor Agent such instruments as are
necessary to transfer the Collateral to such successor Agent (including
assignments of all Collateral or Facilities Papers). Upon the request of any
such successor Agent made from time to time, the Company shall execute any and
all papers which the successor Agent shall request or require to more fully and
certainly vest in and confirm to such successor Agent all such rights.

         13.14. Merger of the Agent. Any Person into which the Agent may be
merged or converted or with which it may be consolidated, or any Person
surviving or resulting from any merger, conversion or consolidation to which the
Agent shall be a party or any Person succeeding to the commercial banking
business of the Agent, shall be the successor Agent without the execution or
filing of any paper or any further act on the part of any of the parties.

         13.15. Participation; Assignment.

                  (a) Participations. Each Lender reserves the rights (i) with
prior notice to and consent of the Agent, to sell to any bank, savings and loan,
savings bank, credit union, other deposit-taking financial institution or
commercial lending institution, participations in all or any part of such
Lender's Advances, Senior Credit Note or Commitment and (ii) with or without
notice to the Company or the Agent, and without any requirement for consent from
either the Company or the Agent, to sell participations to its own Lender
Affiliates or to pledge any or all of its interests under this Agreement to the
Federal Reserve Bank. Participants shall have no rights under the Facilities
Papers other than certain voting rights as provided below. Each Lender shall be
entitled to obtain (on behalf of its participants) the benefits of this
Agreement with respect to all participants in its Advances outstanding from time
to time; provided that the

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<PAGE>

Company shall not be obligated to pay any amount in excess of the amount that
would be due to such Lender calculated as though no participation had been made.
No Lender shall sell any participating interest of less than Five Million
Dollars ($5,000,000) except to its own Lender Affiliates. No Lender shall sell
any participating interest under which the participant shall have any rights to
approve any amendment, modification or waiver of any Facilities Papers, except
to the extent such amendment, modification or waiver (i) extends the due date
for payment of any amount in respect of principal, interest or fees -- other
than the Agent's fees or Custodian's fees -- under the Facilities Papers or (ii)
reduces the interest rate or the amount of principal or fees applicable to the
Loan (except such reductions as are contemplated by this Agreement). In those
cases (if any) where a Lender grants rights to any of its participants to
approve amendments, modifications or waivers of any Facilities Papers pursuant
to the immediately preceding sentence, such Lender must include a voting
mechanism as to all such approval rights in the relevant participation
agreement(s) whereby a readily-determinable fraction of such Lender's portion of
the Loan (whether held by such Lender or participated) shall control the vote
for all of such Lender's portion of the Loan; provided, that if no such voting
mechanism is provided for or is fully and immediately effective, then the vote
of such Lender itself shall be the vote for all of such Lender's portion of the
Loan. Except in the case of the sale of a participating interest to a Lender,
the relevant participation agreement shall not permit the participant to
transfer, pledge, assign, sell any subparticipation in or otherwise alienate or
encumber its participation interest in the Loan.

                  (b) Assignments. Without any requirements for further consent
of the Company, any Lender may assign any or all of its rights and obligations
under the Facilities Papers to its own Lender Affiliates, and with the prior
written consent of the Agent and (unless an Event of Default has occurred that
the Agent has not declared in writing to have been cured or waived) the Company,
which consent of the Company will not be unreasonably withheld, and at no cost
to the Company or the Agent, any Lender may assign any or all of its rights and
obligations under the Facilities Papers to any "ELIGIBLE ASSIGNEE" -- which
means (a) a commercial bank having total assets in excess of One Billion Dollars
($1,000,000,000) or (b) a finance company, insurance company or other financial
institution or fund, acceptable to the Agent, that is regularly engaged in
making, purchasing or investing in loans and has total assets in excess of One
Billion Dollars ($1,000,000,000); provided that (1) no such assignment to any
Eligible Assignee shall result in a Lender's having an aggregate Committed Sum
of less than Five Million Dollars ($5,000,000), (2) no such consent shall result
in there being more than a total of ten (10) Lenders (a participant is not a
Lender), and (3) each such assignment shall be substantially in the form of
EXHIBIT F, with the assignor to exchange its Senior Credit Note(s) for new
Senior Credit Note(s) and the Eligible Assignee to receive new Senior Credit
Note(s) and with the assignor to have no further right or obligation with
respect to the rights and obligations assigned to and assumed by the Eligible
Assignee. The Company agrees that, as to any assignment to any Lender Affiliate
or if the Company consents to any such assignment to an Eligible Assignee, the
Company will cooperate with the prompt execution and delivery of documents
reasonably necessary to such assignment process to the extent that the Company
incurs no cost or expense that is not paid by the assigning Lender, including
the issuance of new Senior Credit Note(s) to the assignor (if retaining an
interest hereunder) and the Eligible Assignee immediately upon delivery to the
Company of the assignor's Senior Credit Note(s). Upon such assignment, the
assignee shall be a Lender for all purposes under this Agreement and the other
Facilities Papers, if the assignment is an assignment of all of the assignor's
interest in

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<PAGE>

the Loan and its security, the assignor shall be automatically released from all
of its obligations and liabilities hereunder, and, whether it is such a complete
assignment or only a partial assignment, the Committed Sums shall be adjusted
appropriately, and the parties agree to approve in writing a revised and updated
version of SCHEDULE LC.

                  (c) If any interest in this Agreement is so transferred to any
Person that is organized under the Legal Requirements of any jurisdiction other
than the United States of America or any State thereof, the transferor Lender
shall cause such Person, concurrently with the effectiveness of such transfer,
(i) to represent to the transferor Lender (for the benefit of the transferor
Lender, the Agent and the Company) that under applicable laws no taxes will be
required to be withheld by the Agent and the Company or the transferor Lender
with respect to any payments to be made to such Person under this Agreement,
(ii) to furnish to each of the transferor Lender, the Agent and the Company two
duly completed copies of either U.S. Internal Revenue Service Form 4224 or U.S.
Internal Revenue Service Form 1001 (wherein such Person claims entitlement to
complete exemption from U. S. federal withholding tax on all interest payments
hereunder) and (iii) to agree (for the benefit of the transferor Lender, the
Agent, the Company) to provide the transferor Lender, the Agent, the Company a
new Form 4224 or Form 1001 upon the obsolescence of any previously delivered
form and comparable statements in accordance with applicable United States laws
and regulations and amendments duly executed and completed by such Person and to
comply from time to time with all applicable Legal Requirements with regard to
such withholding tax exemption.

                  (d) The Company shall not be required to incur any cost or
expense incident to any sale to a Person of any interest in the Facilities
pursuant to this Section and all such costs and expenses shall be for the
account of the Lender selling its rights in the Loan to such Person.

                  (e) The Agent and the Lenders are the only Beneficiaries of
this Section. Other than the provisions of SECTION 13.15, this Section is
intended to bind and benefit only JPMorgan and the other Lenders, and does not
benefit and shall not be enforceable by the Company or any other Person
whatsoever.

                                   14 NOTICES

         All notices, demands, consents, requests and other communications
required or permitted to be given or made hereunder (collectively, "NOTICES"),
except as otherwise specifically provided in this Agreement, shall be in writing
and shall be either (a) delivered in person, or (b) mailed, by certified,
registered or express mail, postage prepaid, addressed to the respective parties
hereto at their respective addresses specified below, or (c) sent in a prepaid
overnight delivery envelope via a nationally-recognized courier service (such as
Federal Express, Airborne Express, United Parcel Service, Purolator, DHL
Worldwide Express or Network Courier Service) that provides weekday next-day
delivery service to the addressee's location, or (d) telecopied to their
respective telecopy numbers (with a paper copy mailed the same day as aforesaid)
as hereinafter set forth, provided that any party may change its address for
notice by designating such party's new address in a Notice to the sending party
given at least five (5) Business Days before it shall become effective. All
Notices shall be conclusively deemed to have been properly given or served when
received in person, regardless of how sent. Regardless of when received, all
Notices shall be conclusively deemed to have been properly given or

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<PAGE>

served if addressed in accordance with this Section and (1) if mailed, on the
second (2nd) Business Day after being deposited in the mails, or (2) if sent by
nationally-recognized courier service, on the next Business Day or (3) if faxed
before the close of business at the recipient's location on a Business Day, when
faxed -- or if faxed after the close of business at the recipient's location or
on a day that is not a Business Day, on the next Business Day thereafter -- to
the fax number set forth below (provided that a paper copy is mailed on the same
day as aforesaid) or (4) if e-mailed, when either (a) the text of such Notice is
legible displayed on the recipient's computer monitor or any text-containing
files attached are available to the recipient and readily available to be read
by the recipient or (b) the recipient by any means or method acknowledges
receipt of such e-mail:

If to the Company:

Sunset Financial Resources, Inc.
4231 Walnut Bend
Jacksonville, Florida 32257
Attention:  Mike Pannell
Telephone:   (904) 288-__________
Fax:         (904) 288-__________
email: mpannell@sunsetfinancial.net

If to the Agent:

JPMorgan Chase Bank
707 Travis, 6(th) Floor North
Houston, Texas 77002  (for messenger deliveries)
P. O. Box 2558
Houston, Texas 77252  (for mail deliveries)
Attention: Thanh Roettele, Corporate Mortgage
                  Finance Group
Telephone:        (713) 216-2583
Fax:              (713) 216-1567, with fax copy to (713) 216-3198
                  attention:  Julie Lowery
email:   thanh.roettele@jpmorganchase.com and julie.lowery@jpmorganchase.com

with a copy to:

JPMorgan Chase Bank
1111 Fannin, 12th Floor
Houston, Texas  77002
Attention:  Ms. Bea Delgado, Mortgage Banking Warehouse Services
Telephone:        (713) 427-6455
Fax:              (713) 427-6453
email:            bea.r.delgado@jpmorganchase.com

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<PAGE>

If to JPMorgan in its capacity as a Lender:

JPMorgan Chase Bank
ABA No. 113000609
707 Travis, 6th Floor North
Houston, Texas  77002
Attention: Thanh Roettele, Corporate Mortgage
                  Finance Group
Telephone:        (713) 216-2583
Fax:              (713) 216-1567, with fax copy to (713) 216-3198
                  attention:  Julie Lowery
email:   thanh.roettele@jpmorganchase.com and julie.lowery@jpmorganchase.com

If to the other Lenders, at the addresses shown on SCHEDULE 14.

                                15 MISCELLANEOUS

         15.1. Terms Binding Upon Successors; Survival of Representations. The
terms and provisions of this Agreement shall bind and benefit the parties hereto
and their respective successors and assigns; provided that the Company may not
assign or delegate any of their rights, benefits or duties under any of this
Agreement, and any attempted assignment made without the written consent or
written confirmation of all the Lenders shall be void. All representations,
warranties, covenants and agreements herein contained on the part of the Company
shall survive the making of any Advance and the execution of the Senior Credit
Notes and shall be effective so long as the Commitments are outstanding or any
obligation of the Company hereunder or under the Senior Credit Notes or any of
the other Facilities Papers remains to be paid or performed.

         15.2. Items to Be Satisfactory to the Agent or the Custodian. All items
required by this Agreement or the Custody Agreement to be delivered to the Agent
or to the Custodian shall be in form and content reasonably satisfactory to the
Agent or the Custodian (as the case may be) and the Agent or the Custodian may
reject any of them that do not meet the requirements of this Agreement or the
Custody Agreement.

15.3. Usury Not Intended; Credit or Refund of Any Excess Payments. It is the
intent of the Company, the Agent and the Lenders in the execution and
performance of this Agreement and the other Facilities Papers to contract in
strict compliance with the usury laws of the State of Texas and the United
States of America from time to time in effect. In furtherance of that purpose,
all of the parties to this Agreement stipulate and agree that none of the terms
and provisions contained in this Agreement or the other Facilities Papers shall
ever be construed to create a contract to pay for the use, forbearance or
detention of money with interest at a rate in excess of the Ceiling Rate and
that for purposes hereof "interest" shall include the aggregate of all charges
which constitute interest under such laws that are contracted for, charged,
taken, reserved or received under this Agreement or any of the other Facilities
Papers. In the event that the maturity of any of the Senior Credit Notes is
accelerated by reason of any election of all of the Lenders resulting from any
Event of Default under this Agreement or otherwise, or in the event of any
required or permitted prepayment, then such consideration that constitutes
interest

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<PAGE>

may never include more than the maximum nonusurious amount permitted by
applicable law, and excess interest, if any, provided for in this Agreement or
otherwise shall be canceled automatically as of the date of such acceleration or
prepayment and, if theretofore paid, shall be credited on such note (or, if such
note shall have been paid in full, refunded to the payor of such interest). THE
PROVISIONS OF THIS SECTION SHALL PREVAIL AND CONTROL OVER ALL OTHER PROVISIONS
OF THIS AGREEMENT, THE SENIOR CREDIT NOTES AND THE OTHER FACILITIES PAPERS THAT
MAY BE IN APPARENT CONFLICT HEREWITH. In the event the Agent or any of the
Lenders shall ever collect monies which are deemed to constitute interest at a
rate in excess of the Ceiling Rate then in effect, all such sums deemed to
constitute interest in excess of the Ceiling Rate shall be immediately returned
to their payor (or, at the option of the holders of the Senior Credit Notes,
credited against the unpaid principal of the Senior Credit Notes) upon such
determination, and, to the extent permitted by applicable law, the Agent and the
Lenders shall not be subject to any penalties provided by any Legal Requirement
for contracting for, charging, taking, reserving or receiving interest at a rate
in excess of the Ceiling Rate. In determining whether or not the interest paid
or payable under any specific contingency exceeds the Ceiling Rate, to the
maximum extent permitted under applicable Legal Requirements, the Company and
the Agent and the Lenders shall (a) characterize any non-principal payment as an
expense, fee or premium rather than as interest, (b) exclude voluntary
prepayments and their effects and (c) "spread" the total amount of interest
throughout the entire contemplated term of the Senior Credit Notes, and interest
owing on such Senior Credit Notes so that the interest rate is uniform
throughout their entire term.

         15.4. This Agreement and the Other Facilities Papers. The parties
intend that the Facilities Papers be read together and construed as if they were
a single document. However, in the event of any inconsistency or conflict
between this Agreement and any of the other Facilities Papers, this Agreement
shall govern and control.

         15.5. No Waiver. No waiver of any Default or Event of Default shall be
deemed to be a waiver of any other Default or Event of Default. No failure to
exercise or delay in exercising any power or right under any Facilities Papers
shall operate as a waiver thereof, nor shall any single or partial exercise of
any such right or power, or any abandonment or discontinuance of steps to
enforce such a right or power, preclude any other or further exercise thereof or
the exercise of any other right or power. No course of dealing between the
Company and the Agent or any of the Lenders shall operate as a waiver of any
rights of the Agent or any of the Lenders. No amendment, modification or waiver
of any provision of any Facilities Papers nor consent to any departure therefrom
shall be effective unless it is in writing and signed by the Agent, and then
such waiver or consent shall be effective only in the specific instance and for
the specific purpose for which given. Except as otherwise specifically provided
in this Agreement, no notice to or demand on the Company or any other Person
shall entitle the Company or any other Person to any other or further notice or
demand in similar or other circumstances.

         15.6. USA PATRIOT ACT NOTIFICATION. The following notification is
provided to the Company pursuant to Section 326 of the USA Patriot Act of 2001,
31 U.S.C. Section 5318:

         IMPORTANT INFORMATION ABOUT PROCEDURES FOR OPENING A NEW ACCOUNT. To
         help the government fight the funding of terrorism and

                                       96
<PAGE>

         money laundering activities, Federal law requires all financial
         institutions to obtain, verify, and record information that identifies
         each person or entity that opens an account, including any deposit
         account, treasury management account, loan, other extension of credit,
         or other financial services product. What this means for a borrower:
         when a borrower opens an account, if the borrower is an individual, the
         Agent and the Lenders will ask for the borrower's name, residential
         address, tax identification number, date of birth and other information
         that will allow the Agent and the Lenders to identify the borrower,
         and, if the borrower is not an individual, the Agent and the Lenders
         will ask for the borrower's name, tax identification number, business
         address and other information that will allow the Agent and the Lenders
         to identify the borrower. The Agent and the Lenders may also ask, if
         the borrower is an individual, to see the borrower's driver's license
         or other identifying documents, and, if the borrower is not an
         individual, to see the borrower's legal organizational documents or
         other identifying documents.

         15.7. Counterpart Execution; Amendments. This Agreement may be executed
in one or more counterparts, each of which when so executed shall be deemed to
be an original, but all of which when taken together shall constitute one and
the same instrument. This Agreement may not be amended, modified or supplemented
unless such amendment, modification or supplement is set forth in a writing
signed by the parties hereto.

         15.8. Governing Law, Jurisdiction and Venue. THIS AGREEMENT, THE SENIOR
CREDIT NOTES AND THE OTHER FACILITIES PAPERS SHALL BE GOVERNED BY AND CONSTRUED
IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS (WITHOUT REFERENCE TO ITS
CONFLICTS OF LAWS PRINCIPLES) AND THE UNITED STATES OF AMERICA FROM TIME TO TIME
IN EFFECT. The Company, the Agent and the Lenders each hereby irrevocably
submits to the nonexclusive jurisdiction of the United States District Court for
the Southern District of Texas, Houston Division, and the state district courts
of Texas, for purposes of all legal proceedings arising out of or relating to
the Facilities Papers and all related transactions; except that the Lenders do
not submit themselves to Texas jurisdiction in any suit first filed by the
Company. To the fullest extent permitted by applicable law, the Company, the
Agent and the Lenders each irrevocably waives any objection that he, she or it
may now or hereafter have to the laying of venue for any such proceeding brought
in such a court and any claim that any such proceeding brought in such a court
has been brought in an inconvenient forum and agrees that service of process may
be made upon him, her or it in any such proceeding by registered or certified
mail; except that the Lenders do not waive such objections with regard to any
suit first filed by the Company. Harris County, Texas shall be a proper place of
venue for suit hereon. Nothing herein shall affect any applicable right of any
party at any time to initiate any suit in the United States District Court for
the Southern District of Texas, Houston Division, or to remove any pending suit
to that Court. Nothing herein shall affect the right of the Agent to accomplish
service of process in any manner permitted by applicable law or to commence
legal proceedings or otherwise proceed against the Company in any other
jurisdiction or court.

         15.9. General Purpose of Loan. The Company warrants and represents to
the Agent, Lenders and all other future owners and holders of the Senior Credit
Notes that the Loan and all Advances under it are and will be for business,
commercial, investment or other similar purpose

                                       97
<PAGE>

and not primarily for personal, family, household or agricultural use, as such
terms are used in the Texas Finance Code.

         15.10. Waiver of Jury Trial. EACH OF THE COMPANY, THE AGENT AND THE
LENDERS HEREBY (i) COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY OF ANY
ISSUE TRIABLE OF RIGHT BY A JURY, AND (ii) WAIVES ANY RIGHT TO TRIAL BY JURY
FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST. THIS
WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN, KNOWINGLY AND VOLUNTARILY,
BY THE COMPANY, THE AGENT AND EACH LENDER, AND THIS WAIVER IS INTENDED TO
ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT OF A
JURY TRIAL WOULD OTHERWISE ACCRUE. THE AGENT IS HEREBY AUTHORIZED AND REQUESTED
TO SUBMIT THIS AGREEMENT TO ANY COURT HAVING JURISDICTION OVER THE SUBJECT
MATTER AND THE PARTIES HERETO, SO AS TO SERVE AS CONCLUSIVE EVIDENCE OF THE
FOREGOING WAIVER OF THE RIGHT TO JURY TRIAL. FURTHER, THE COMPANY HEREBY
CERTIFIES THAT NO REPRESENTATIVE OR AGENT OF ANY OF THE LENDERS OR THE AGENT HAS
REPRESENTED, EXPRESSLY OR OTHERWISE, TO ANY SHAREHOLDER, DIRECTOR, OFFICER,
AGENT OR REPRESENTATIVE OF EITHER OF THEM THAT THE AGENT OR THE LENDERS WILL NOT
SEEK TO ENFORCE THIS WAIVER OF RIGHT TO JURY TRIAL PROVISION.

         15.11. Relationship of the Parties. This Agreement provides for the
making of Advances by the Lenders (through the Agent) in their capacities as
lenders, to the Company, as a borrower, and for the payment of interest and
repayment of principal by the Company to the Lenders (through the Agent). The
relationship between (a) the Lenders and the Agent and (b) the Company is
limited to that of creditor and secured party, on the one hand, and debtor, on
the other hand. The provisions in this Agreement and the other Facilities Papers
for compliance with financial covenants and delivery of financial statements are
intended solely for the benefit of the Lenders and the Agent to protect their
interests as lenders and lenders' agent, respectively, in assuring payment of
interest and repayment of principal, and nothing contained in this Agreement or
any of the other Facilities Papers shall be construed as permitting or
obligating any Lender or the Agent to act as a financial or business advisor or
consultant to the Company, as permitting or obligating any Lender or the Agent
to control the Company or to conduct the Company's operations, as creating any
fiduciary obligation on the part of any Lender or the Agent to the Company, or
as creating any joint venture, agency, or other relationship between or among
any of the parties other than as explicitly and specifically stated in this
Agreement. The Company acknowledges that it has had the opportunity to obtain
the advice of experienced counsel of its own choosing in connection with the
negotiation and execution of this Agreement and the other Facilities Papers and
to obtain the advice of such counsel with respect to all matters contained in
the Facilities Papers including the provision for waiver of trial by jury. The
Company further acknowledges that it is experienced with respect to financial
and credit matters and has made its own independent decisions to apply to the
Lenders for credit and to execute and deliver this Agreement and the other
Facilities Papers.

         15.12. Notice Pursuant to Tex. Bus. & Comm. Code Section 26.02. THIS
AGREEMENT AND THE OTHER FACILITIES PAPERS TOGETHER CONSTITUTE A WRITTEN LOAN
AGREEMENT WHICH REPRESENTS THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT
BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL
AGREEMENTS OF THE PARTIES. THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE
PARTIES.

                                       98
<PAGE>

  (The remainder of this page is intentionally blank; signature pages follow.)

                                       99
<PAGE>

         EXECUTED as of the Effective Date.

                                SUNSET FINANCIAL RESOURCES, INC.

                                By:   /s/ Thomas G. Manuel
                                   ---------------------------------------------
                                Name:  Thomas G. Manuel
                                Title: Executive Vice President - Operations and
                                       Compliance
<PAGE>

                                              JPMORGAN CHASE BANK,
                                              as the Agent and as a Lender

                                              By: /s/ Thanh Roettele
                                                  ------------------------------
                                              Name: Thanh Roettele
                                              Title: Vice President

Exhibits:

Exhibit A         -      Senior Credit Note form
Exhibit B         -      Requests for Borrowing forms with Submission List forms
Exhibit C         -      form of Subordination Agreement
Exhibit D         -      list of the Company's Subsidiaries
Exhibit E         -      form of Officer's Certificate as to compliance or
                         noncompliance with certain financial covenants
Exhibit F         -      form of Assignment and Assumption Agreement
Exhibit G         -      opinion provisions
Exhibit H         -      form of Interest Option Selection Confirmation

Schedules:

Schedule AR              -        list of Authorized Company Representatives
Schedule DQ              -        Disqualifiers
Schedule EC              -        Eligible Collateral
Schedule LC              -        the Lenders' Committed Sums
Schedule SD              -        the Company's existing subordinated debt
Schedule MAC             -        current Maximum Aggregate Commitment
Schedule 8.4             -        Summary of contingent liabilities and of
                                  material adverse changes and material
                                  unrealized losses since the Statement Date
Schedule 8.5             -        Pending Litigation
Schedule 8.16            -        the Company's Plans
Schedule 10.6(h)         -        specific permitted Debt
Schedule 14              -        list of Lenders and Addresses for Notices

<PAGE>

                                    EXHIBIT A
                            TO 3/04 CREDIT AGREEMENT

                  (THE "3/04 [LENDER NAME] SENIOR CREDIT NOTE")

$_______________                 Houston, Texas                   March 22, 2004

         FOR VALUE RECEIVED, SUNSET FINANCIAL RESOURCES, INC., a Maryland
corporation ("MAKER" or the "COMPANY"), promises to pay to the order of [LENDER
NAME] ("PAYEE"), a [LENDER ENTITY FORM], at the main Houston branch of JPMorgan
Chase Bank, 712 Main Street, Houston, Harris County, Texas 77002, or at such
other place as the Agent may hereafter designate in writing, in immediately
available funds and in lawful money of the United States of America, the
principal sum of [LENDER'S COMMITTED SUM] (or the unpaid balance of all
principal advanced against this note, if that amount is less), together with
interest on the unpaid principal balance of this note from time to time
outstanding until maturity at the applicable rate(s) provided for in the Credit
Agreement (or at such lesser rate, if any, as the holder of this note -- the
"HOLDER", whether or not Payee is such holder -- may in its sole discretion from
timE to time elect to be applicable for any day or days), and interest on all
past due amounts, both principal and accrued interest, at the Past Due Rate;
provided that for the full term of this note the interest rate produced by the
aggregate of all sums paid or agreed to be paid to Holder for the use,
forbearance or detention of the debt evidenced hereby shall not exceed the
Ceiling Rate.

         1. Definitions. In addition to the definitions given above, the
definitions given in the 3/04 Senior Secured Credit Agreement dated March 22,
2004, as it may be supplemented, amended or restated from time to time (the
"CREDIT AGREEMENT") among (a) Maker, (b) JPMorgan Chase Bank (for itself as a
Lender and as Agent for the other Lenders) and (c) the other Lender(s) party
thereto, for capitalized terms that are used in this note shall apply here as
well as there.

         2. Rates Change Automatically and Without Notice. Without notice to
Maker or any other Person and to the full extent allowed by applicable law from
time to time in effect, the Stated Rate, the Past Due Rate and the Ceiling Rate
shall each automatically fluctuate upward and downward as and in the amount by
which the interest rate applicable to this note as provided for in the Credit
Agreement, the Past Due Rate as defined in the Credit Agreement and such maximum
nonusurious rate of interest permitted by applicable law, respectively,
fluctuate.

         3. Calculation of Interest. Interest on the amount of each advance
against this note shall be computed on the amount of that advance and from the
date it is made. All interest rate determinations and calculations by the
Holder, absent manifest error, shall be conclusive and binding.

         4. Excess Interest Will be Refunded or Credited. If, for any reason
whatever, the interest paid or received on this note during its full term
produces a rate which exceeds the Ceiling Rate, Holder shall refund to the payor
or, at Holder's option, credit against the principal

                                Page 1 of 4 Pages

<PAGE>

of Senior Credit Note such portion of said interest as shall be necessary to
cause the interest paid on this note to produce a rate equal to the Ceiling
Rate.

         5. Interest Will be Spread. To the extent (if any) necessary to avoid
violation of applicable usury laws (or to minimize the extent of the violation
if complete avoidance is impossible for any reason, it being the intent and
purpose of Maker and all Holders to comply strictly with all applicable usury
and other laws), all sums paid or agreed to be paid to Holder for the use,
forbearance or detention of the indebtedness evidenced hereby shall, to the
extent permitted by applicable law, be amortized, prorated, allocated and spread
in equal parts throughout the full term of this note, so that the interest rate
is uniform throughout the full term of this note.

         6. Payment Schedule. Interest on and principal of this note shall be
due and payable as provided in SECTIONS 5.1, 5.3 and 5.10 of the Current Credit
Agreement.

         7. Prepayment. Maker may prepay this note in whole or in part without
penalty or fee. Prepayments shall be applied first to accrued interest, the
balance to principal.

         8. The 3/04 Credit Agreement, this Note and its Security. This note is
one of the Senior Credit Notes, as such term is defined in the Credit Agreement,
is issued pursuant to the Credit Agreement (to which reference is made for all
purposes) and may be referred to as the "3/04 [LENDER NAME] SENIOR CREDIT NOTE",
and as it may hereafter be renewed, extended, rearranged, increased, decreased,
modified or replaced in accordance with the Credit Agreement may be referred to
as the "CURRENT [LENDER NAME] SENIOR CREDIT NOTE". Holder is entitled to the
benefits of and security provided for in the Credit Agreement. Such security
includes, among other security, the security interests granted by SECTION 6.1 of
the Current Credit Agreement.

         9. Revolving Credit. Upon and subject to the terms and conditions of
the Credit Agreement, Maker may borrow, repay and reborrow against this note
under the circumstances, in the manner and for the purposes specified in the
Credit Agreement, but for no other purposes. Advances against this note by Payee
or other Holder shall be governed by the terms of the Credit Agreement. The
unpaid principal balance of this note at any time shall be the total of all
principal lent or advanced against this note less the sum of all principal
payments and permitted prepayments made on this note by or for the account of
Maker. Absent manifest error, Holder's computer records shall on any day
conclusively evidence the unpaid balance of this note and its advances and
payments history posted up to that day. All loans and advances and all payments
and permitted prepayments made hereon may be (but are not required to be)
endorsed by or on behalf of Holder on the schedule which is attached as Annex I
hereto (which is hereby made a part hereof for all purposes) or otherwise
recorded in Holder's computer or manual records; provided, that any failure to
make notation of (a) any principal advance or accrual of interest shall not
cancel, limit or otherwise affect Maker's obligations or any Holder's rights
with respect to that advance or accrual, or (b) any payment or permitted
prepayment of principal or interest shall not cancel, limit or otherwise affect
Maker's entitlement to credit for that payment as of the date of its receipt by
Holder. Maker and Payee expressly agree, pursuant to Chapter 346 ("CHAPTER 346")
of the Texas Finance Code, that Chapter 346 (which relates to open-end line of
credit revolving loan accounts) shall not apply to this note or to any loan
evidenced by this note, and

                                Page 2 of 4 Pages

<PAGE>

that neither this note nor any such loan shall be governed by Chapter 346 or
subject to its provisions in any manner whatsoever.

         10. Defaults and Remedies. Any Event of Default under the Credit
Agreement or any other Facilities Papers shall constitute an Event of Default
under this note and all other Facilities Papers and shall have the consequences
provided for in the Credit Agreement which may include acceleration of the
indebtedness evidenced hereby. Subject to the terms of the Credit Agreement,
Holder or the Agent may waive any default without waiving any other prior or
subsequent default. Holder or the Agent may remedy any default without waiving
the default remedied. Holder's or the Agent's failure to exercise any right,
power or remedy upon any default shall not be construed as a waiver of such
default or as a waiver of the right to exercise any such right, power or remedy
at a later date. No single or partial exercise by Holder or the Agent of any
right, power or remedy hereunder shall exhaust it or shall preclude any other or
future exercise of it, and every such right, power or remedy under this note may
be exercised at any time and from time to time. No modification or waiver of any
provision of this note nor consent to any departure by Maker from its terms
shall be effective unless it is in writing and signed by Holder (or, if
authorized for that purpose by the Credit Agreement, the Agent), and then such
waiver or consent shall be effective only in the specific instance given, for
the purposes for which given and to the extent therein specified.

         11. Legal Costs. If any Holder or the Agent retains an attorney in
connection with any such default or to collect, enforce or defend this note or
any papers intended to secure or guarantee it in any lawsuit or in any probate,
reorganization, bankruptcy or other proceeding, or if Maker or anyone claiming
by, through or under Maker sues any Holder in connection with this note or any
such papers and does not prevail, then Maker agrees to pay to each such Holder
and the Agent, respectively, in addition to principal and interest, all
reasonable costs and expenses incurred by such Holder or the Agent in trying to
collect this note or in any such suit or proceeding, including reasonable
attorneys' fees.

         12. Waivers. Maker and any and all co-makers, endorsers (other than the
Holder or the Payee), guarantors and sureties severally waive notice (including,
but not limited to, notice of intent to accelerate and notice of acceleration,
notice of protest and notice of dishonor), demand, presentment for payment,
protest, diligence in collecting and the filing of suit for the purpose of
fixing liability and consent that the time of payment hereof may be extended and
re-extended from time to time without notice to any of them. Each such Person
agrees that his, her or its liability on or with respect to this note shall not
be affected by any release of or change in any guaranty or security at any time
existing or by any failure to perfect or maintain perfection of any lien against
or security interest in any such security or the partial or complete
unenforceability of any guaranty or other surety obligation, in each case in
whole or in part, with or without notice and before or after maturity.

         13. Not Purpose Credit. None of the proceeds of this note shall ever be
used, directly or indirectly, for the purpose of purchasing or carrying any
Margin Stock or for the purpose of reducing or retiring any debt which was
originally incurred to purchase or carry any Margin Stock or to extend credit to
others for the purpose of purchasing or carrying any Margin Stock or

                                Page 3 of 4 Pages

<PAGE>

which would constitute this transaction a "purpose credit" within the meaning of
Regulation U, as now or hereafter in effect.

         14. Governing Law, Jurisdiction and Venue. This note shall be governed
by and construed in accordance with the laws of the State of Texas and the
United States of America from time to time in effect. Maker and all endorsers
(other than the Holder or the Payee), guarantors and sureties each hereby
irrevocably submits to the nonexclusive jurisdiction of the United States
District Court for the Southern District of Texas and the state district courts
of Harris County, Texas, for purposes of all legal proceedings arising out of or
relating to this note, the debt evidenced hereby or any loan agreement, security
agreement, guaranty or other papers or agreements relating to this note. To the
fullest extent permitted by law, Maker and all endorsers (other than the Holder
or the Payee), guarantors and sureties each irrevocably waives any objection
which he, she or it may now or hereafter have to the laying of venue for any
such proceeding brought in such a court and any claim that any such proceeding
brought in such a court has been brought in an inconvenient forum. Harris
County, Texas shall be a proper place of venue for suit on or in respect of this
note. Nothing herein shall affect the right of Maker, the Payee or any Holder at
any time to initiate any suit in the United States District Court for the
Southern District of Texas, Houston Division, or to remove any pending suit to
that Court.

         15. General Purpose of Loan. Maker warrants and represents to Payee,
all other Holders and the Agent that all loans evidenced by this note are and
will be for business, commercial, investment or other similar purpose and not
primarily for personal, family, household or agricultural use, as such terms are
used in the Texas Finance Code.

                                               SUNSET FINANCIAL RESOURCES, INC.,
                                               as maker

                                               By: _____________________________
                                               Name: ___________________________
                                               Title: __________________________

                                Page 4 of 4 Pages

<PAGE>

                                     ANNEX 1

                                to $____________
                        Sunset Financial Resources, Inc.
                     3/04 [LENDER'S NAME] Senior Credit Note

                  LOANS AND PAYMENTS OF PRINCIPAL AND INTEREST

<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------------------------------------------------
                        Payment Applied on
Date of Payment or       (or advance vs.)     Payment Applied                                                    Name of Person
      Advance               Principal          on Interest          Principal Balance     Interest Paid to       Making Notation
      -------               ---------          -----------          -----------------     ----------------       ---------------
<S>                     <C>                   <C>                   <C>                   <C>                    <C>
------------------------------------------------------------------------------------------------------------------------------------

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

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

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

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

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

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

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</TABLE>

                                       5

<PAGE>

                                    EXHIBIT B
                            TO 3/04 CREDIT AGREEMENT

                              Request for Borrowing

                           [Letterhead of the Company]

                                     [date]

JPMorgan Chase Bank
707 Travis, 6th Floor North
Houston, Texas 77002

Attention: Thanh Roettele, Corporate Mortgage Finance Group

Ladies and Gentlemen:

         SUNSET FINANCIAL RESOURCES, INC. (the "COMPANY") and JPMORGAN CHASE
BANK as a lender and as agent (the "AGENT") for the other lender(s) who are
parties to it as lenders, and such other lenders (all such lenders, including
JPMorgan Chase Bank being herein called the "LENDERS") together executed a 3/04
Senior Secured Credit Agreement dated March 22, 2004 (which, as it may have been
or may hereafter be supplemented, amended or restated from time to time, is
called the "CURRENT CREDIT AGREEMENT"). Any term defined in the Current Credit
Agreement and used in this Request for Borrowing shall have the meaning given to
it in the Current Credit Agreement.

         The Company currently qualifies under the Current Credit Agreement for,
and hereby requests, an Advance or Advances as set forth below to be made on
_________________, 20___ (or, if the Agent is closed that day, on the next day
when it is not).

                  Single-family Warehouse Advance (Dry)    $ ___________________
                  Wet Warehousing Advance                  $ ___________________
                  Total Borrowing                          $ ___________________

         After giving effect as required by the Credit Agreement to the
requested Advance, the Borrowing Base will equal or exceed the outstanding
principal balance of the Loan and such balance will not exceed the Aggregate
Committed Sum.

   (Check the block for each of the following paragraphs that is applicable.)

-        This Borrowing Request includes a request for a Single-family
Warehouse Advance. If the Current Credit Agreement requires new Collateral to
support the requested Advance, (i) the Company has attached and submits herewith
the relevant Submission List(s) and (ii) the Basic Papers for all items of
Collateral described or referred to therein have been submitted -- or are being
submitted concurrently herewith -- to the Custodian.

                                      B-1

<PAGE>

-        This Borrowing Request includes a request for a Wet Warehouse Advance.
If the Current Credit Agreement requires new Collateral to support the requested
Advance, the Company has attached and submits herewith the relevant Submission
List(s) (the Basic Papers for all such Wet Loans will be delivered to the
Custodian on or before seven (7) Business Days after funding of the requested
Advance).

         The Company hereby grants to the Agent a security interest in all such
new Collateral and (as to Collateral) all related Loan Papers, and they are
hereby made subject to the security interest to the Agent created by the Current
Credit Agreement, for the Pro Rata benefit of the Lenders, effective
immediately.

         The proceeds of the Advance should be deposited in the Company's Note
Payment Account number 00113329123 with JPMorgan Chase Bank.

         The Company acknowledges that the Agent and the Lenders will rely on
the truth of each statement in this request and its attachments in funding the
requested Advance.

         No Default has occurred under the Facilities Papers that has not been
cured by the Company or declared in writing by the Agent to have been waived,
and no Event of Default has occurred under the Facilities Papers that the Agent
has not declared in writing to have been cured or waived. There has been no
material adverse change in any of the Central Elements in respect of the Company
or any of its Subsidiaries since the date of the Company's most recent annual
audited Financial Statements that have been delivered to the Agent.

         All items that the Company is required to furnish to the Agent, its
designated custodian or the Lenders for this requested Advance and otherwise
have been delivered, or will be delivered before this requested Advance is
funded, in all respects as required by the Current Credit Agreement and the
other Facilities Papers. All Collateral papers described or referred to in the
Submission List(s) (if any) submitted to the Agent with this Request for
Borrowing conform in all respects with all applicable requirements of the
Current Credit Agreement and the other Facilities Papers.

         There has been no change in the information furnished to the Agent or
any Lender to enable it to verify the identity of the Company as required by
Section 326 of the USA Patriot Act except as follows: (none) .

         The Company hereby warrants and represents to the Agent and the Lenders
that none of the Collateral (including, but not limited to, Collateral described
or referred to in this request) is pledged to any Person other than the Agent or
supports any borrowing or repurchase agreement funding other than Borrowings
under the Current Credit Agreement.

         The undersigned officer hereby certifies that all of the Company's
representations and warranties (a) in the Current Credit Agreement and all of
the other Facilities Papers (except only to the extent that (i) such a
representation or warranty speaks to a specific date or (ii) the facts on which
a representation or warranty is based have been changed by transactions or
conditions

                                      B-2

<PAGE>

contemplated or expressly permitted by the Facilities Papers), (b) in this
Request for Borrowing, are true and correct on the date of this Request for
Borrowing and (c) that the Company qualifies for funding of the requested
Advance.

                                              SUNSET FINANCIAL RESOURCES, INC.

                                              By:_______________________________
                                              Name______________________________
                                              Title:____________________________

Attached (check if applicable):
- Submission List (for Eligible Single-family Collateral, Dry Loans and/or Wet
  Loans)

                                      B-3

<PAGE>

                  SUBMISSION LIST FOR SINGLE FAMILY COLLATERAL

                                  Date:________

TO:
JPMorgan Chase Bank
1111 Fannin, 12th Floor
Houston, Texas  77002

Attention: Ms. Wanda Carr, Mortgage Banking Warehouse Services
Phone: (713) 427-6391
Fax: (713) 427-6449
email: wanda.carr@jpmorganchase.com

FROM:
Sunset Financial Resources, Inc.
4231 Walnut Bend
Jacksonville, Florida 32257
Attention: __________________________
Phone: ______________________________
Fax: ________________________________
email: ______________________________

         Sunset Financial Resources, Inc. submits the following list of
Single-family Loans in support of the Request for Borrowing dated ________ to
which this Submission List is attached and hereby pledges them to the Agent (for
itself and as agent for the other Lenders):

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------------------
                                                                                             LOAN
BRANCH             LOAN                                                         NOTE          NOTE          LOAN
NUMBER            NUMBER        BORROWER OR CUSTOMER NAME                       DATE         AMOUNT         TYPE
<S>               <C>           <C>                                             <C>          <C>            <C>
--------------------------------------------------------------------------------------------------------------------

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

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

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

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

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

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

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

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

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

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

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--------------------------------------------------------------------------------------------------------------------
</TABLE>

                                      B-4

<PAGE>

                                    EXHIBIT C
                            TO 3/04 CREDIT AGREEMENT

                       SUBORDINATION OF DEBT AGREEMENT IN
                         FAVOR OF THE AGENT AND LENDERS
         UNDER 3/02 AMENDED AND RESTATED SENIOR SECURED CREDIT AGREEMENT

                            _________________, 200__

TO:      JPMorgan Chase Bank ("JPMORGAN"), as a lender and as Agent and
         representative (the "AGENT") of the lenders (the "LENDERS") 707 Travis
         Street, 6th Floor North Houston, Texas 77002

         The undersigned (each of whom is hereinafter referred to as a
"CREDITOR"), creditors of Sunset Financial Resources, Inc. (the "COMPANY"), a
Maryland corporation, desire that JPMorgan and the other Lenders named in the
3/04 Senior Secured Credit Agreement dated March 22, 2004 among the Company, the
Agent and the Lenders -- such credit agreement, as it may have been or may
hereafter be supplemented, amended or restated being hereinafter called the
"CREDIT AGREEMENT" -- extend or continue to extend such financial accommodations
to the Company as the Company may request and as the Lenders and the Agent may
deem proper. For the purpose of inducing the Lenders to grant, continue or renew
such financial accommodations, and in consideration thereof, the undersigned
Creditors irrevocably, unconditionally and presently agree as follows:

         1. Amount of the Debt Subordinated Herein. The Company is presently
indebted to the Creditors in the principal amounts set forth below:

<TABLE>
<CAPTION>
============================================================================================
                                                                    Principal Amount of
Creditor                                                                Company Debt
============================================================================================
<S>                                                               <C>

                                                                  $
--------------------------------------------------------------------------------------------

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

--------------------------------------------------------------------------------------------
 TOTAL                                                            $
============================================================================================
</TABLE>

         2. Subordination. All claims of each Creditor against the Company now
or hereafter existing are and shall be at all times SUBJECT, SUBORDINATE AND
INFERIOR, both in right of payment and lien priority, to any and all claims,
whether now or hereafter existing and however created or evidenced, which the
Agent or the Lenders has or may have against the Company arising out of or
relating to the Credit Agreement (and all extensions, renewals,

                                       -1

<PAGE>

increases, decreases, modifications, replacements and substitutions of or for
any such claims, such claims and all such extensions, etc. being herein called
the "SENIOR OBLIGATIONS"), for so long as any Senior Obligations shall exist. So
long as no Default or Event of Default shall have occurred under the Credit
Agreement and so long as no other default shall have occurred in payment or
performance of any of the Senior Obligations, payments of interest and principal
on the claims of Creditors may be made at their respective scheduled maturity
dates (it being understood that no prepayment shall be made of such claims and
no modification or acceleration, for default or otherwise, of such maturity
dates shall be permitted). If a Default or an Event of Default shall occur under
the Credit Agreement or if any other default shall occur in payment or
performance of any of the Senior Obligations, then and for so long as (a) such
Default shall not have been cured or waived before it has become an Event of
Default or (b) the Agent shall not have declared in writing that such Event of
Default or other default (if any) has been cured or waived, no payment of
interest or premium on any of the claims of Creditors and no payment of
principal of any of the claims of creditors, whether or not then due, shall be
made without the prior written consent of the Agent, and any payment made during
such time shall (i) be held in trust for the benefit of the Lenders, and (ii)
immediately be paid over by its recipient to the Agent for application on the
obligations of the Company to the Lenders and the Agent in accordance with the
provisions of the Credit Agreement, without notice or demand. The subordination
of claims of Creditors made hereby shall remain in effect so long as there shall
be outstanding any Senior Obligation of the Company to any of the Lenders or the
Agent (for this purpose, the Company shall be deemed obligated to the Lenders
and the Agent so long as any of the Lenders shall have outstanding any
commitment under the Credit Agreement or any other Facilities Papers to make any
loan or extend any other financial accommodations to the Company or any of its
successors, whether or not any such loan or financial accommodation shall have
been made, advanced or extended.)

         3. Enforcement or Assignment of Subordinated Debt or Liens. For so long
as any claim of the Agent or any Lender against the Company or any commitment of
any of the Lenders to extend credit or other financial accommodations to the
Company is in existence, the Creditors and each of them will not (i) sue upon,
any claim or claims now or hereafter existing which they or any of them may hold
against the Company or any of its Affiliates (an "AFFILIATE" being an entity
that directly or indirectly controls, is controlled by or is under common
control with, the Company); (ii) sell, assign, transfer, pledge, hypothecate or
encumber such claim or claims except expressly subject to this Agreement; (iii)
enforce any lien they or any of them may now or in the future have on any
property, real or personal, of the Company or any other party to the Credit
Agreement, as security for the payment of any debt owing by the Company or such
party to them or any one or more of them until the Senior Obligations shall have
been fully paid and satisfied and/or (iv) join in or in any way directly or
indirectly induce any petition in bankruptcy, assignment for the benefit of
creditors or creditors' agreement, except as directed by the Agent or the
Lenders.

         4. Direction to Pay Over Claims and Assignment. In case of any
assignment by the Company for the benefit of creditors, or in the case of any
bankruptcy proceedings instituted by or against the Company, or in case of the
appointment of any receiver for the Company's business or assets, or in case of
any dissolution or winding up of the affairs of the Company, the Company and any
assignee, trustee in bankruptcy, receiver or other person or persons in charge,

                                       -2

<PAGE>

are hereby directed to pay to the Agent the full amount of all of the Agent's
and the Lenders' claims against the Company before making any payment of
principal or interest to the undersigned Creditors, or any of them, and insofar
as it may be necessary to accomplish that purpose, the undersigned Creditors,
and each of them, hereby sell, transfer, set over and assign to the Agent and
the Lenders all claims they may now or hereafter have against the Company and in
any security therefor, and the proceeds thereof, and all rights to any payments,
dividends or other distributions arising therefrom. If any of the undersigned
Creditors does not file a proper claim or proof of debt in the form required in
such proceeding prior to thirty (30) days before the expiration of the time to
file such claim in such proceeding, then the Agent has the right (but no
obligation) to do so and is hereby authorized to file an appropriate claim or
claims for and on behalf of such person.

         5. Subrogation. Upon the payment by them in full of all Senior
Obligations, the Creditors shall be subrogated to the rights of the Lenders to
receive payments or distributions of cash, property or securities of the Company
applicable to Senior Obligations until the Creditors' claims shall have been
paid in full, and, for the purposes of such subrogation, no payments or
distributions of cash, property or securities to or for the benefit of the
Creditors pursuant to this Agreement which would otherwise have been paid to the
Lenders shall be deemed to be a payment by the Company to or for the account of
the Creditors, it being understood that the provisions of this Subordination
Agreement are solely for the purpose of defining the relative rights of the
Lenders and the Creditors.

         If any payment or distribution to which the Creditors would otherwise
have been entitled but for the provisions of this Agreement shall have been
applied, pursuant to the provisions of these terms of subordination, to the
payment of all amounts payable under the Senior Obligations, then and in such
case, the Creditors shall be entitled to receive from the Lenders at the time
outstanding any payments or distributions received by the Lenders in excess of
the amount sufficient to pay all amounts under or in respect of the Senior
Obligations in full.

         6. Obligations to Creditors not Impaired; Provisions Define Relative
Rights. The provisions of this Agreement are and are intended solely for the
purpose of defining the relative rights of the Creditors on the one hand and the
Lenders on the other hand. Nothing contained in this Agreement shall (i) impair
or affect, as among the Company and its creditors (other than the Lenders and
the Creditors), the obligation of the Company to pay the claims of the Creditors
when the same shall become due and payable in accordance with their terms, or
(ii) affect the relative rights against the Company of the Creditors and the
other creditors of the Company (other than the Lenders) or (iii) prevent any
Creditor from exercising all remedies otherwise permitted by applicable law upon
default under the instrument or instruments governing the Creditors' claims,
pursuant to the rights, if any, under this Agreement of the Lenders to receive
cash, property and securities otherwise payable or deliverable to the Lenders or
the Agent.

         7. Proofs of Claim. The Creditors may file such proofs of claim and
other papers or documents or may be necessary or advisable in order to have
their claims allowed in any judicial proceedings relative to the Company (or any
other obligor on the Creditors' claims, including any guarantor), its creditors
or its property. If any Creditor has not been paid in full, such Creditor shall
(i) file such claim, proof of claim or similar instrument on behalf of the
Lenders as

                                       -3

<PAGE>

the Lenders' interests may appear and (ii) take all such other actions as may be
appropriate to insure that all payments and distributions made in respect of any
such proceedings are made to the Lenders as their interests may appear.

         8. Agreement Unaffected by Changes, Etc. Without consent of, notice to
or incurring responsibility to any Creditor and without impairing or releasing
any Creditor's covenants and obligations hereunder, upon or without any terms or
conditions and in whole or in part, the Lenders may (i) change any payment due
date or amount, (ii) renew, change or increase any Senior Obligations or any
aspect of the security therefor, (iii) sell, exchange, release, surrender,
realize upon or otherwise deal in any manner or order any present or future
security for any Senior Obligations, (iv) release anyone in any manner or
capacity liable on or for any Senior Obligations, (v) exercise or not exercise
any rights against the Company, any Creditor or anyone else, (vi) settle or
compromise any of the Senior Obligations or subordinate any part of them to any
other part and/or (vii) apply any sums received from anyone to any part of the
Senior Obligations, and the provisions of this Agreement shall apply to the
Senior Obligations as changed, extended, renewed, altered or increased in any
respect and in any manner.

         9. Liability. For violation of this Agreement, the undersigned
Creditors shall be jointly and severally liable to the Agent and the Lenders for
all loss and damage sustained by reason of such breach, and upon any such
violation, the Agent and the Lenders may accelerate the maturity of its claims
against the Company, at their option.

         10. Automatic Reinstatement. If at any time any payment made on the
Senior Obligations must be returned for any reason (including the order of any
bankruptcy court), this Agreement shall be automatically reinstated to the same
effect as if the affected payment(s) had not been made.

         11. Governing Law, Binding Effect and Assignments. This Agreement shall
be governed in all respects by the laws of the State of Texas and shall bind and
benefit the undersigned, the Agent, the Lenders and the Company, their
respective heirs, executors, administrators, personal representatives, trustees,
receivers, conservators, successors and assigns and anyone claiming by, through
or under any of them. This Agreement and any claim or claims of the Agent or any
of the Lenders pursuant hereto may be assigned by the Agent or such Lender (as
the case may be), in whole or in part, at any time, without notice to any of the
undersigned Creditors or the Company.

 (The remainder of this page is intentionally blank; unnumbered signature page
                                  (s) follow.)

                                       -4

<PAGE>

                                          ______________________________________

                                          By: __________________________________
                                          Name: ________________________________
                                          Title: _______________________________

                                          Date: ________________________________

                                       -5

<PAGE>

                                          ______________________________________

                                          By: __________________________________
                                          Name: ________________________________
                                          Title: _______________________________

                                          Date: ________________________________

                                       -6

<PAGE>

                                          ______________________________________

                                          By: __________________________________
                                          Name: ________________________________
                                          Title: _______________________________

                                          Date: ________________________________

                                       -7

<PAGE>

                         ACCEPTANCE OF SUBORDINATION OF
                          DEBT AGREEMENT BY THE COMPANY

         Sunset Financial Resources, Inc. (the "Company" in the Subordination of
Debt Agreement set forth on the face hereof), hereby (i) represents and warrants
to the Agent and the Lenders that it is presently indebted to the persons
executing said Subordination of Debt Agreement in the aggregate principal amount
of $______, (ii) accepts and consents to such Subordination of Debt Agreement,
(iii) agrees to be bound by all of the provisions thereof and (iv) agrees to
recognize all priorities and other rights granted thereby to JPMorgan Chase Bank
(in its capacities as a Lender and as the Agent) and the other Lenders, and
their respective successors and assigns, and to perform in accordance therewith.

                                          SUNSET FINANCIAL RESOURCES, INC.

                                          By: __________________________________
                                          Name: ________________________________
                                          Title: _______________________________

                                          Date: ________________________________

                                       -8

<PAGE>

                                    EXHIBIT D
                            TO 3/04 CREDIT AGREEMENT
          List of Subsidiaries of the Company as of the Effective Date

<TABLE>
<CAPTION>
---------------------------- ---------------------------- ---------------------------- ----------------------------
                                                                STATES WHERE                 THE COMPANY'S
                                      PLACE OF              QUALIFIED AS A FOREIGN        PERCENTAGE OF CAPITAL
SUBSIDIARY                         INCORPORATION                CORPORATION                 STOCK OWNERSHIP
<S>                                <C>                      <C>                           <C>
---------------------------- --------------------------- ---------------------------- ----------------------------
 OPERATING
SUBSIDIARIES
-------------------------------------------------------------------------------------------------------------------

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

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

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

-------------------------------------------------------------------------------------------------------------------
    SINGLE PURPOSE
 FINANCE SUBSIDIARIES
-------------------------------------------------------------------------------------------------------------------

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

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

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

-------------------------------------------------------------------------------------------------------------------
</TABLE>

                   [COMPANY TO PROVIDE LIST OF SUBSIDIARIES]

                                       -1

<PAGE>

                                    EXHIBIT E
                            TO 3/04 CREDIT AGREEMENT

                 FORM OF OFFICER'S CERTIFICATE WITH COMPUTATIONS
                    TO SHOW COMPLIANCE OR NON-COMPLIANCE WITH
                           CERTAIN FINANCIAL COVENANTS

                              OFFICER'S CERTIFICATE

AGENT:            JPMORGAN CHASE BANK

COMPANY:          SUNSET FINANCIAL RESOURCES, INC.

SUBJECT PERIOD: __________________ ended _________, 200 _______

DATE:           ___________________, 200 _______

         This certificate is delivered to the Agent under the 3/04 Senior
Secured Credit Agreement dated as of March 22, 2004 (as supplemented, amended or
restated from time to time, the "CURRENT CREDIT AGREEMENT"), among the Company,
the Agent and the financial institutions now or hereafter parties thereto (the
"LENDERS"). Unless they are otherwise defined in this request, terms defined in
the Current Credit Agreement have the same meanings here as there.

         The undersigned officer of the Company certifies to the Agent and the
Lenders that on the date of this certificate that:

         1. The undersigned is an incumbent officer of the Company, holding the
title stated below the undersigned's signature below.

         2. The Company's financial statements that are attached to this
certificate were prepared in accordance with GAAP (except that interim -- i.e.,
other than annual -- financial statements exclude notes to financial statements
and statements of changes to stockholders' equity and are subject to year-end
adjustments) and (subject to the aforesaid proviso as to interim financial
statements) present fairly the Company's financial position and results of
operations as of __________ for that month (the "SUBJECT PERIOD") and for the
year to that date.

         3. The undersigned officer of the Company supervised a review of the
Company's activities during the Subject Period in respect of the following
matters and has determined the following: (a) except to the extent that (i) a
representation or warranty speaks to a specific date or (ii) the facts on which
a representation or warranty is based have changed by transactions or conditions
contemplated or expressly permitted by the Facilities Papers, the
representations and warranties of the Company in SECTION 8 of the Current Credit
Agreement are true and correct in all material respects, other than for the
changes, if any, described on the attached ANNEX A; (b)

                                      D-1

<PAGE>

the Company has complied with all of its obligations under the Facilities
Papers, other than for the deviations, if any, described on the attached ANNEX
A; (c) no Event of Default has occurred that has not been declared by the Agent
in writing to have been cured or waived, and no Default has occurred that has
not been cured before it became an Event of Default, other than those Events of
Default and/or Defaults, if any, described on the attached ANNEX A and (d)
compliance by the Company with certain financial covenants in SECTION 10 of the
Current Credit Agreement is accurately calculated on the attached ANNEX A.

                                          SUNSET FINANCIAL RESOURCES, INC.

                                          By: __________________________________
                                          Name: ________________________________
                                          Title: _______________________________

                                      D-2

<PAGE>

                        ANNEX A TO OFFICER'S CERTIFICATE

         1. Describe deviations from compliance with obligations, if any --
CLAUSE 3(b) of attached Officer's Certificate -- if none, so state:

         2. Describe Defaults or Events of Default, if any -- CLAUSE 3(c) of
attached Officer's Certificate -- if none, so state:

         3. Calculate compliance with covenants in SECTION 10 -- CLAUSE 3(d) of
attached Officer's Certificate:

         (a) SECTION 10.7(a). The Company's Adjusted Tangible Net Worth as of
________ is $__________________ (the minimum under Section 10.7(a) is
[$________________].)

         (b) SECTION 10.7(b). The Company's Total Liabilities to Adjusted
Tangible Net Worth ratio as of ___________ is _____:1.00 (the maximum ratio
under SECTION 10.7(c) is 10.00:1.00)

         (c) SECTION 10.7(c). The Company's Total Recourse Debt to Adjusted
Tangible Net Worth ratio as of ___________ is _____:1.00 (the maximum ratio
under SECTION 10.7(c) is 4.00:1.00.)

         (d) SECTION 10.7(d). The Company's GAAP net earnings for the
three-month rolling period ended _____________, 200__ was $__________ (the
minimum under SECTION 10.7(d) is $1.)

         (e) SECTION 10.7(e). The Company's Liquidity as of __________________
is $___________. (The minimum Liquidity under SECTION 10.7(e) is $15,000,000.)

                                      D-3

<PAGE>

         (f) SECTION 10.8. The Company has not declared or paid any dividend or
made any distribution directly or indirectly to the Company's shareholders when,
or immediately after, the payment of which, any Default or Event of Default
existed, except to the extent that payment of a $_____________ dividend was
required to avoid the loss of the Company's tax status as a real estate
investment trust.

         (g) SECTION 10.9. The Company has not directly or indirectly made any
advance to (or declined or deferred any payment due from) any stockholder where
at the time of or immediately after such action (x) the Company's Adjusted
Tangible Net Worth was or would be less than the minimum specified in clause (a)
above or (y) any Default or Event of Default existed or would exist.

                                      D-4

<PAGE>

                                    EXHIBIT F
                            TO 3/04 CREDIT AGREEMENT

                            ASSIGNMENT AND ASSUMPTION

         This Assignment and Assumption (the "ASSIGNMENT AND ASSUMPTION") is
dated as of the Effective Date set forth below and is entered into by and
between [Insert name of Assignor] (the "ASSIGNOR") and [Insert name of Assignee]
(the "ASSIGNEE"). Capitalized terms used but not defined herein shall have the
meanings given to them in the Credit Agreement identified below (as amended, the
"CREDIT AGREEMENT"), receipt of a copy of which is hereby acknowledged by the
Assignee. The Standard Terms and Conditions set forth in ANNEX 1 attached hereto
are hereby agreed to and incorporated herein by reference and made a part of
this Assignment and Assumption as if set forth herein in full.

         For an agreed consideration, the Assignor hereby irrevocably sells and
assigns to the Assignee, and the Assignee hereby irrevocably purchases and
assumes from the Assignor, subject to and in accordance with the Standard Terms
and Conditions and the Credit Agreement, as of the Effective Date inserted by
the Agent as contemplated below (i) all of the Assignor's rights and obligations
in its capacity as a Lender under the Credit Agreement and any other documents
or instruments delivered pursuant thereto to the extent related to the amount
and percentage interest identified below of all of such outstanding rights and
obligations of the Assignor under the respective facilities identified below
(including any letters of credit, guarantees, and Swing Line loans included in
such facilities) and (ii) to the extent permitted to be assigned under
applicable law, all claims, suits, causes of action and any other right of the
Assignor (in its capacity as a Lender) against any Person, whether known or
unknown, arising under or in connection with the Credit Agreement, any other
documents or instruments delivered pursuant thereto or the loan transactions
governed thereby or in any way based on or related to any of the foregoing,
including contract claims, tort claims, malpractice claims, statutory claims and
all other claims at law or in equity related to the rights and obligations sold
and assigned pursuant to clause (i) above (the rights and obligations sold and
assigned pursuant to clauses (i) and (ii) above being referred to herein
collectively as the "Assigned Interest"). Such sale and assignment is without
recourse to the Assignor and, except as expressly provided in this Assignment
and Assumption, without representation or warranty by the Assignor.

1.       Assignor:                  ______________________________

2.       Assignee:                  ______________________________
                                    [and is a Lender Affiliate of [identify
                                     Lender]]

3.       Company(ies):              ______________________________

4.       Agent:            ______________________, as the agent and
                           representative of the Lenders under the Credit
                           Agreement

5.       Credit Agreement: The [amount] Credit Agreement dated as of _______
                           among [name of Company(ies)],  the Lenders parties
                           thereto and [name of Agent], as Agent

                                      E-1

<PAGE>

6.        Assigned Interest:

<TABLE>
<CAPTION>
-------------------------------------------------------------------------------------------
                                                                           Percentage
   Aggregate Amount of                                                     Assigned of
Commitment/Loans for all            Amount of Commitment/Loans             Commitment/
        Lenders                             Assigned                           Loan
<S>                                 <C>                                    <C>
-------------------------------------------------------------------------------------------
$                                   $                                      %
-------------------------------------------------------------------------------------------
</TABLE>

Effective Date: _____________ ___, 20___ [TO BE INSERTED BY THE AGENT AND WHICH
SHALL BE THE EFFECTIVE DATE OF RECORDATION OF TRANSFER IN THE REGISTER
THEREFOR.]

The terms set forth in this Assignment and Assumption are hereby agreed to:

                                                  ASSIGNOR

                                                  [NAME OF ASSIGNOR]

                                                  By:___________________________
                                                     Title:

                                                  ASSIGNEE

                                                  [NAME OF ASSIGNEE]

                                                  By:___________________________
                                                     Title:

                                      E-2

<PAGE>

[Consented to and] Accepted:

[NAME OF AGENT], as
  Agent

By_________________________________
  Title:

[Consented to:]

[NAME OF RELEVANT PARTY]

By________________________________
  Title:

                                      E-3

<PAGE>

                                                                         ANNEX 1

                        STANDARD TERMS AND CONDITIONS FOR
                            ASSIGNMENT AND ASSUMPTION

         1. Representations and Warranties.

         1.1 Assignor. The Assignor (a) represents and warrants that (i) it is
the legal and beneficial owner of the Assigned Interest, (ii) the Assigned
Interest is free and clear of any lien, encumbrance or other adverse claim and
(iii) it has full power and authority, and has taken all action necessary, to
execute and deliver this Assignment and Assumption and to consummate the
transactions contemplated hereby; and (b) assumes no responsibility with respect
to (i) any statements, warranties or representations made in or in connection
with the Credit Agreement or any other Facilities Paper, (ii) the execution,
legality, validity, enforceability, genuineness, sufficiency or value of the
Facilities Papers or any collateral thereunder, (iii) the financial condition of
the Company(ies), any of its (their) Subsidiaries or Affiliates or any other
Person obligated in respect of any Facilities Papers or (iv) the performance or
observance by the Company(ies), any of its (their) Subsidiaries or Affiliates or
any other Person of any of their respective obligations under any Facilities
Paper.

         1.2. Assignee. The Assignee (a) represents and warrants that (i) it has
full power and authority, and has taken all action necessary, to execute and
deliver this Assignment and Assumption and to consummate the transactions
contemplated hereby and to become a Lender under the Credit Agreement, (ii) it
satisfies the requirements, if any, specified in the Credit Agreement that are
required to be satisfied by it in order to acquire the Assigned Interest and
become a Lender, (iii) from and after the Effective Date, it shall be bound by
the provisions of the Credit Agreement as a Lender thereunder and, to the extent
of the Assigned Interest, shall have the obligations of a Lender thereunder,
(iv) it has received a copy of the Credit Agreement, together with copies of the
most recent financial statements delivered pursuant to Section 9.2 thereof, as
applicable, and such other documents and information as it has deemed
appropriate to make its own credit analysis and decision to enter into this
Assignment and Assumption and to purchase the Assigned Interest on the basis of
which it has made such analysis and decision independently and without reliance
on the Agent or any other Lender, and (v) if it is a Person that is organized
under the Legal Requirements of any jurisdiction other than the United States of
America or any State thereof, attached to the Assignment and Assumption is any
documentation required to be delivered by it pursuant to the terms of the Credit
Agreement, duly completed and executed by the Assignee; and (b) agrees that (i)
it will, independently and without reliance on the Agent, the Assignor or any
other Lender, and based on such documents and information as it shall deem
appropriate at the time, continue to make its own credit decisions in taking or
not taking action under the Facilities Papers, and (ii) it will perform in
accordance with their terms all of the obligations which by the terms of the
Facilities Papers are required to be performed by it as a Lender.

         2. Payments. From and after the Effective Date, the Agent shall make
all payments in respect of the Assigned Interest (including payments of
principal, interest, fees and other amounts) to the Assignor for amounts which
have accrued to but excluding the Effective Date and to the Assignee for amounts
which have accrued from and after the Effective Date.

         3. General Provisions. This Assignment and Assumption shall be binding
upon, and inure to the benefit of, the parties hereto and their respective
successors and assigns. This Assignment and Assumption may be executed in any
number of counterparts, which together shall constitute one instrument. Delivery
of an executed counterpart of a signature page of this Assignment and Assumption

                                      E-4

<PAGE>

by telecopy shall be effective as delivery of a manually executed counterpart of
this Assignment and Assumption. This Assignment and Assumption shall be governed
by, and construed in accordance with, the law of the State of New York.

                                      E-5

<PAGE>

                                    EXHIBIT G
                            TO 3/04 CREDIT AGREEMENT

                       (Basic Form of Opinion of Counsel)

                                     [Date]

JPMorgan Chase Bank,
as Agent for the Lenders
707 Travis, 6th Floor North
Houston, Texas 77002

         Re:   3/04 Senior Secured Credit Agreement dated as of March 22, 2004
               among Sunset Financial Resources, Inc. (the "COMPANY"), JPMorgan
               Chase Bank, as agent (the "AGENT") and a Lender, and the other
               Lenders party thereto (collectively, the "LENDERS")

Ladies and Gentlemen:

         We have acted as special counsel for the Company in connection with the
3/04 Senior Secured Credit Agreement (the "CREDIT AGREEMENT") dated as of March
22, 2004 among the Company, the Agent and the Lenders. This opinion is rendered
to you in compliance with SECTION 7.1(b)(13) of the Credit Agreement.

         Unless otherwise defined herein or the context otherwise requires, each
capitalized term used herein shall have the meaning ascribed to it in the Credit
Agreement.

         In our capacity as such counsel, we have examined the Credit Agreement,
the Custody Agreement and the Senior Credit Notes (collectively, the "PRINCIPAL
FACILITIES PAPERS") and such other documents and matters as we have deemed
necessary in rendering the opinions hereinafter set forth. We have been
furnished with, and with the Agent's and the Lenders' consent have relied upon,
certificates of and other information supplied by officers of the Company with
respect to certain factual matters and we have assumed the accuracy of all
representations of fact set forth in the Principal Facilities Papers. In
addition, we have obtained and relied upon such certificates and assurances from
public officials as we have deemed necessary. We have also assumed the
genuineness of signatures on (other than those of the Company's representatives
on the Facilities Papers), and the authenticity of, all materials so examined;
and we have assumed the conformity with originals of all documents submitted to
us as copies. For purposes of our opinions we have assumed the due
authorization, execution, delivery, and performance of the Credit Agreement and
the Custody Agreement by the Agent and the Lenders, and that the Agent or its
designated bailee (other than the Company) will hold the Mortgage Notes
evidencing the Pledged Loans within the State of Texas.

         Based upon the foregoing, and subject to the qualifications herein set
forth, it is our opinion that:

<PAGE>

JPMorgan Chase Bank,
as Agent for the Lenders
[Date]
Page 2

         1. The Company (a) is a corporation duly organized, validly existing,
and in good standing under the laws of the State of Maryland, (b) has the full
legal power and authority to own its property and carry on its business as
currently conducted, and (c) is duly qualified to transact business and in good
standing as a foreign corporation in each jurisdiction where the nature of the
business transacted or property owned by the Company requires such
qualification, except in such jurisdictions where the failure to have such
qualification or to be in good standing has no material adverse effect on the
Central Elements relating to the Company.

         2. The Company has the requisite corporate power and authority to
execute, deliver and comply with the terms of the Facilities Papers.

         3. The execution, delivery and performance by the Company of the
Facilities Papers (a) have been duly authorized by all necessary corporate
action on the part of the Company, (b) do not conflict with the articles of
incorporation or bylaws of the Company and (c) do not (i) conflict with any
laws, ordinances, regulations or orders of competent governmental authority or
(ii) to the best of our knowledge, conflict with or result in a breach of or
constitute a default or require any consent under, or result in the creation of
any lien upon any property or assets of the Company (except for the liens and
security interests created by the Facilities Papers), or result in or require
the acceleration of any debt of the Company, pursuant to any agreement or
instrument to which the Company is a party or by which the Company or its
property may be bound or affected.

         4. The Facilities Papers constitute the legal, valid and binding
obligations of the Company, enforceable in accordance with their respective
terms, except as limited by bankruptcy, insolvency or other such laws affecting
the enforcement of creditors' rights generally and by general equitable
principles.

         5. To the best of our knowledge and except as disclosed in the most
recent Financial Statements furnished to the Agent, there is no action, claim,
suit or proceeding pending or threatened or reasonably anticipated against or
affecting the Company, any of its Subsidiaries in any court, before any other
Governmental Authority or before any arbitrator or in any other dispute
resolution forum which, if adversely determined, could reasonably be expected to
result in a material adverse effect on any of the Central Elements in respect of
the Company or any of its Subsidiaries.

         6. The Company is not subject to the rules governing an "investment
company" within the meaning of the Investment Company Act of 1940, as amended.

         7. Neither the Company nor any of its Subsidiaries is an "affiliate" or
a "subsidiary company" of a "public utility company," or a "holding company," an
"affiliate" or a "subsidiary company" of a "holding company," as such terms are
defined in the PUHC Act.

<PAGE>

JPMorgan Chase Bank,
as Agent for the Lenders
[Date]
Page 3

         8. None of the transactions contemplated under the Facilities Papers
shall cause or constitute a violation by the Company of any of the provisions,
rules, regulations or order of or under the PUHC Act, and the PUHC Act does not
in any manner impair the legality, validity or enforceability of the Facilities
Papers or any of the Agent's Liens.

         9. The Credit Agreement creates a security interest in the Collateral
described therein.

         10. The form of the Financing Statement and the description of the
Collateral contained therein comply with all applicable Legal Requirements,
including, without limitation, all applicable filing laws and regulations, and
are adequate and legally sufficient for the purpose of perfecting and
maintaining a Lien on the Collateral.

         11. A fully executed counterpart of the Financing Statement should be
filed under the Uniform Commercial Code and all applicable fees paid in
Maryland. Filing of such Financing Statement will result in a legally valid
perfected Lien in the pledged Servicing Collateral. Possession by the Agent or
its duly designated bailee (other than the Company) of the Mortgage Notes
evidencing the Pledged Loans and such filing of the Financing Statement will
result in a legally valid perfected Lien in the Collateral (other than any
Collateral consisting of real estate) as security for the Obligations. Except as
set forth in the immediately following paragraph, no other or further action or
filing is necessary or appropriate for the purposes intended to be accomplished
by the Financing Statement.

         12. After the actions described in the immediately preceding paragraph
have been accomplished, no further or subsequent filing, refiling, recording,
re-recording, registration or registration of the Financing Statement or any
other instrument will be necessary in order to perfect and continue the Liens
created by the Credit Agreement in the Collateral, except that a continuation
statement, identifying the original Financing Statement by file number and date
of filing, and stating that the original Financing Statement remains effective,
must be filed under the Uniform Commercial Code in each office where such
Financing Statement was filed within six (6) months before the expiration of
five (5) years from the date of such filing and subsequent such continuation
statements must be filed within six (6) months before the end of each subsequent
five-year period, and amendments or supplements to the Financing Statement
and/or additional financing statements may be required to be filed in the event
of a change in the name, identity or structure of the debtor described therein
within four (4) months after each such change or in the event the Financing
Statement otherwise becomes inaccurate or incomplete.

         13. No state or local registration tax, transfer tax, stamp tax or
other fee, tax or governmental charge is required to be paid in connection with
the execution and delivery of the Facilities Papers or the filing of the
Financing Statement, or any of the transactions contemplated thereby, other than
nominal statutory filing fees which are to be paid upon the filing of the
Financing Statement.

<PAGE>

JPMorgan Chase Bank,
as Agent for the Lenders
[Date]
Page 4

         14. The proper foreclosure of part of the Collateral in and of itself
will not restrict, affect or impair the liabilities of the Company with respect
to the Obligations or the Agent's rights or remedies with respect to the
foreclosure or enforcement of any other Liens securing the Obligations, to the
extent any deficiency remains unpaid after application of the proceeds of the
foreclosure.

         15. No franchise, income, sales, gross receipts, profits or other like
taxes are payable in the State of Maryland by the Agent or any Lender solely by
reason of the transactions described in the Facilities Papers or the interest
conveyed or assigned by the Facilities Papers.

         16. Neither the Agent nor any Lender is required to qualify as a
foreign entity in the State of Maryland or to register or make any filing with
or to obtain the consent of any federal or Maryland Governmental Authority in
order to make the Loan or to exercise its rights under the Facilities Papers.

         17. The execution and delivery by the Company of the Facility Papers,
and the performance of the Company's obligations thereunder, do not require any
license, consent, approval, or other action of any court or other governmental
authority other than those which have been obtained and remain in full force and
effect.

         Please also be advised that the foregoing opinions relate only to the
laws of the States of Texas and Maryland and applicable federal law and no
opinion is to be inferred beyond that stated herein.

         This opinion is rendered to you for your benefit in your capacity as
Agent and Custodian, the benefit of you and the other Lenders, participants and
Eligible Assignees of any of the Senior Credit Notes and your and their legal
counsel in connection with the above transaction and may not be relied upon by
any other Person or for any other purpose without our prior written consent.
This opinion is rendered as of the date hereof and we hereby disclaim any
obligation to advise you or any other party entitled to rely hereon of any
change in any matter set forth herein.

                                                              Very truly yours,

<PAGE>

                                    EXHIBIT H
                            TO 3/04 CREDIT AGREEMENT

                 (Form of Interest Rate Selection Confirmation)

                [Letterhead of Sunset Financial Resources, Inc.]

                                     [date]

JPMorgan Chase Bank
712 Main Street
Houston, Texas 77002

Attention: Thanh Roettele, Corporate Mortgage Finance Group

Ladies and Gentlemen:

         Sunset Financial Resources, Inc. (the "COMPANY") and JPMorgan Chase
Bank, as Agent (the "AGENT") for itself as a lender and for the other lenders
named or referred to therein, and such other lenders (JPMorgan Chase Bank and
such other Lenders being herein called the "LENDERS") together executed a 3/04
Senior Secured Credit Agreement dated March 22, 2004 (which, as it may have been
or may hereafter be amended, supplemented and restated, is called the "CREDIT
AGREEMENT"). Any term defined in the Credit Agreement and used in this Interest
Rate Selection Confirmation shall have the meaning given to it in the Credit
Agreement.

         This is an Interest Rate Selection Confirmation made pursuant to
SECTION 5.2(b)(4) of the Credit Agreement, and confirms the Company's telephonic
notice of an Interest Rate Option selected on ___________________________, 200__
by ______________________________ of the Company to ___________________________
of the Agent at approximately ______ __.m., Houston (i.e., Central) time.

         In that telephonic notice, the Company selected the Alternate Base Rate
to apply as follows:

<TABLE>
<CAPTION>
------------------------------- -------------------------------------------
EFFECTIVE DATE OF                       PRINCIPAL AMOUNT
    SELECTION                               AFFECTED
<S>                                     <C>
------------------------------- -------------------------------------------

------------------------------- -------------------------------------------
</TABLE>

         The Company hereby warrants and represents to the Agent and the Lenders
that:

         (b) no Default has occurred that has not been cured;

         (c) no Event of Default has occurred that the Agent has not declared in
writing to have been cured or waived; and

<PAGE>

         (d) the Company is currently allowed to make the selection(s) described
above under the terms of the Credit Agreement.

                                          SUNSET FINANCIAL RESOURCES, INC.

                                          By: __________________________________
                                          Name: ________________________________
                                          Title: _______________________________

<PAGE>

                                   SCHEDULE AR
                            TO 3/04 CREDIT AGREEMENT
                       AUTHORIZED COMPANY REPRESENTATIVES

                       LIST EFFECTIVE AS OF MARCH 22, 2004

<TABLE>
<CAPTION>
----------------------------------------------------------------------------------------------------------------------
NAME                            TITLE                                           SPECIMEN SIGNATURE
<S>                             <C>                                             <C>
----------------------------------------------------------------------------------------------------------------------

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

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

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

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

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

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

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

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

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

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

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

----------------------------------------------------------------------------------------------------------------------
</TABLE>

         The above listed Persons are Authorized Company Representatives, as
defined in the 3/04 Senior Secured Credit Agreement dated March 22, 2004 (as
supplemented, amended or restated from time to time, the "CURRENT CREDIT
AGREEMENT") among Sunset Financial Resources, Inc. (the "COMPANY"), JPMorgan
Chase Bank ("JPMORGAN"), as a lender and as agent and representative (the
"AGENT") of the other lenders party thereto, and such other lenders (together
with JPMorgan, the "LENDERS") as of the effective date of this list stated
above. Lenders and the Agent, as well as the Custodian under the 3/04 Custody
Agreement dated March 22, 2004 between the Company and JPMorgan, as documents
custodian (the "CUSTODIAN") shall be entitled to rely on this list until it is
superseded by a newer list signed and furnished by the Company to the Agent and
the Custodian.

         The term "Limited" in the above table means that the referenced officer
has authority to endorse promissory notes and to execute assignments of
Mortgages on behalf of the Company, but is not an authorized Company signer or
authorized to bind the Company for other purposes under the Current Credit
Agreement or any of the other Facility Papers (as defined in the Current Credit
Agreement.)

<PAGE>

                                   SCHEDULE DQ
                            TO 3/04 CREDIT AGREEMENT

                                  DISQUALIFIERS

         "DISQUALIFIER" means any of the following events; after the occurrence
of any Disqualifier, unless the Agent shall have waived it, or declared it
cured, in writing, the Collateral Value of the affected Collateral for Borrowing
Base purposes shall be (i) limited as specified below (as, for example, in
Paragraph 10 below) or (ii) where no specific limitation is stated below (as,
for example, in Paragraph 1 below), such Collateral Value shall be zero:

1.       any event occurs, or is discovered to have occurred, after which the
         affected Collateral fails to satisfy any element of the definition of
         "Collateral".

2.       in respect of any item of Collateral, for any reason whatsoever any of
         the Company's special representations concerning Collateral set forth
         in SECTION 8.17 applicable to that type of Collateral shall become
         untrue, or shall be discovered to be untrue, in any respect that is
         material to the value or collectibility of that item of Collateral,
         considered either by itself or together with other items of Collateral.

3.       any Pledged Loan shall be In Default.

4.       seven (7) Business Days shall have elapsed after an Advance shall have
         been funded against the Collateral Value of a Wet Loan without all of
         the Wet Loan's Basic Papers having been received by the Custodian;
         provided that if the Wet Loan's Basic Papers were received by the
         Custodian, but were found by the Custodian to have been deficient in
         some manner which, in the Custodian's reasonable determination
         represents a condition correctable by the Company within ten (10)
         Business Days' time and the Custodian then returns the Basic Paper to
         the Company for such corrective action, then such Pledged Loan shall
         not be disqualified by this provision and the provisions of the Custody
         Agreement pertaining to the return by the Custodian of a Basic Paper
         for correction, collection or other action shall apply.

5.       for any Pledged Loan, any Basic Paper shall have been sent to the
         Company or its designee for correction, collection or other action and
         shall not have been returned to the Custodian on or before ten (10)
         Business Days after it was so sent to the Company.

6.       any Pledged Loan shall be assumed by (or otherwise become the
         liability) of -- or the real property securing it shall become owned by
         -- any corporation, partnership or any other entity that is not a
         natural person or a trust for natural persons.

7.       any Pledged Loan shall be assumed by (or otherwise become the liability
         of) -- or the real property securing it shall become owned by -- an
         Affiliate of the Company or any of its or its Subsidiaries' directors
         or officers.

8.       any Pledged Loan shipped to an investor shall not be paid for or
         returned to the Custodian or the Agent (whichever shipped it) on or
         before forty-five (45) days after it is shipped.

                                      DQ-1

<PAGE>

9.       on any day described in the first column of the following table, the
         sum of the Collateral Values of all Pledged Loans that are Wet Loans
         shall exceed an amount equal to the percentage of the Aggregate
         Committed Sum on that day shown in the second column, in which event
         the aggregate Collateral Value for that day of all Pledged Loans that
         are Wet Loans shall be the amount that is equal to that percentage of
         the Aggregate Committed Sum

<TABLE>
<CAPTION>
-------------------------------------------------------------------------
DAY (ON OR BEFORE THE                  MAXIMUM PERCENTAGE OF
TERMINATION DATE) OF A                AGGREGATE COMMITTED SUM
    CALENDAR MONTH                     THAT MAY BE WET LOANS
-------------------------------------------------------------------------
<S>                                   <C>
A day that is not one of the
first five (5) or last five (5)                 30%
Business Days
-------------------------------------------------------------------------
A day that is one of the first
five (5) or last five (5)                       40%
Business Days
-------------------------------------------------------------------------
</TABLE>

10.      on any day, the sum of the Collateral Values of all Pledged Loans that
         are Townhouse or Condo Mortgage Loans shall exceed an amount equal to
         an amount equal to five percent (5%) of the Aggregate Committed Sum on
         that day -- in which event the aggregate Collateral Value for that day
         of all Pledged Loans that are Townhouse or Condo Mortgage Loans shall
         be an amount equal to five percent (5%) of the Aggregate Committed Sum.

11.      on any day, the sum of the Collateral Values of all Long Warehoused
         (Aged) Loans (i.e., pledged more than one hundred twenty (120) days,
         but not more than one hundred eighty (180) days, before that day) shall
         exceed an amount equal to twenty percent (20%) of the Aggregate
         Committed Sum on that day -- in which event the aggregate Collateral
         Value for that day of all Long Warehoused (Aged) Loans shall be an
         amount equal to twenty percent (20%) of the Aggregate Committed Sum.

12.      on any day, the sum of the Collateral Values of all Late Pledged
         (Seasoned) Loans (i.e. originated more than ninety (90) days, but not
         more than one hundred twenty (120) days, before its Original Pledge
         Date) shall exceed an amount equal to Five Million Dollars ($5,000,000)
         -- in which event the aggregate Collateral Value for that day of all
         Late Pledged (Seasoned) Loans shall be Five Million Dollars
         ($5,000,000); provided that the approximately One Hundred Fifty-eight
         Million Dollars ($158,000,000) in aggregate principal amount of
         Mortgage Loans initially Pledged to the Agent on or about the Effective
         Date may have been originated up to one hundred eighty (180) days
         before their Original Pledge Dates and none of such Mortgage Loans
         shall be treated or considered to be a Late Pledged (Seasoned) Loan for
         purposes of this Disqualifier.

13.      more than one hundred eighty (180) days shall have elapsed since the
         Original Pledge Date of any Pledged Loan.

14.      on any day, the sum of the Collateral Values of all Pledged Loans that
         are Jumbo Loans (including Super Jumbo Loans) shall exceed an amount
         equal to seventy-five percent

                                      DQ-2

<PAGE>

         (75%) of the Aggregate Committed Sum on that day -- in which event the
         aggregate Collateral Value for that day of all Pledged Loans that are
         Jumbo Loans shall be an amount equal to seventy-five percent (75%) of
         the Aggregate Committed Sum.

15.      on any day, the sum of the Collateral Values of all Pledged Loans that
         are Super Jumbo Loans shall exceed an amount equal to ten percent (10%)
         of the Aggregate Committed Sum on that day -- in which event the
         aggregate Collateral Value for that day of all Pledged Loans that are
         Super Jumbo Loans shall be an amount equal to ten percent (10%) of the
         Aggregate Committed Sum.

16.      on any day, the sum of the Collateral Values of all pledged
         Single-family Loans whose Mortgage Notes specify a fixed interest rate
         shall exceed seven and one-half percent (7.50%) of the Aggregate
         Committed Sum on that day -- in which event the aggregate Collateral
         Value for that day of all pledged Single-family Loans whose Mortgage
         Notes specify a fixed interest rate shall be seven and one-half percent
         (7.50%) of the Aggregate Committed Sum.

17.      on any day, the sum of the Collateral Values of all pledged
         Single-family Loans that are Investor Loans shall exceed five percent
         (5%) of the Aggregate Committed Sum on that day -- in which event the
         aggregate Collateral Value for that day of all pledged Single-family
         Loans that are Investor Loans shall be five percent (5%) of the
         Aggregate Committed Sum.

18.      if on any day the weighted average FICO Score of all pledged Alt-A
         Loans is less than 680, then and until such weighted average FICO Score
         is 680 or higher, Alt-A Loans with FICO Scores of 680 or less that are
         Pledged to the Agent on or after that day shall have zero Collateral
         Value.

                                      DQ-3

<PAGE>

                                   SCHEDULE EC
                            TO 3/04 CREDIT AGREEMENT

                               ELIGIBLE COLLATERAL

         Eligible Collateral consists solely of "ELIGIBLE SINGLE-FAMILY
COLLATERAL", which means an amortizing Prime Loan or Alt-A Loan with an original
term to its stated maturity of thirty (30) years or less and that satisfies all
applicable requirements of this Agreement for a Prime Loan or an Alt-A Loan, as
applicable. It must be secured by a first priority Lien on its related Mortgaged
Premises. It may bear interest at a fixed interest rate, at a fluctuating
interest rate or at a fixed or fluctuating interest rate for part of its term
followed, respectively, by a fluctuating or fixed interest rate for the
remainder of its term. Even though it has been Pledged to the Agent and is
therefore Collateral, no Single-family Loan shall be Eligible Collateral:

1.       unless and until the Custodian has issued its Custodian's Certification
         (as defined in the Custody Agreement) concerning it;

2.       the Mortgaged Premises securing which are a mobile home or manufactured
         housing;

3.       that contains or is otherwise subject to any contractual restriction or
         prohibition on the free transferability of such Mortgage Loan, all
         Liens securing it and all related rights (other than Legal Requirements
         requiring notification to its obligor(s) of any transfer of it or of
         its servicing or administration), either absolutely or as security;

4.       if any of its owners-mortgagors is a corporation, partnership or any
         other entity that is not a natural person or a trust for natural
         persons;

5.       if any of its owner-mortgagors is an Affiliate of the Company or any of
         its or its Subsidiaries' directors or officers;

6.       whose related Mortgaged Premises are not covered by a Hazard Insurance
         Policy;

7.       that is a construction, rehabilitation or commercial loan;

8.       whose Mortgage is of less than first Lien priority;

9.       that was originated more than one hundred twenty (120) days -- one
         hundred eighty (180) days in the case of the approximately One Hundred
         Fifty-eight Million Dollars ($158,000,000) in aggregate principal
         amount of Mortgage Loans initially Pledged to the Agent on or about the
         Effective Date -- before its Original Pledge Date;

10.      that is In Default;

11.      in connection with the origination of which a policy of single-premium
         life insurance on the life of a mortgagor, borrower or guarantor was
         purchased;

12.      that (i) is subject to the special Truth-in-Lending disclosure
         requirements imposed by Section 32 of Regulation Z of the Federal
         Reserve Board (12 C.F.R. Section  226.32) or any

                                      EC-1

<PAGE>

         similar state or local law relating to high interest rate credit or
         lending transactions or (ii) contains any term or condition, or
         involves any loan origination practice, that has been defined as
         "predatory", "covered", "threshold" or a similar term under any such
         applicable federal, state or local law, or which has been expressly
         categorized as an "unfair" or "deceptive" term, condition or practice
         in any such applicable federal, state or local law (or the regulations
         promulgated thereunder);

13.      that the Company or any Affiliate has previously warehoused with any
         other Person, whether under a lending arrangement or an arrangement
         involving a sale in contemplation of a subsequent further sale to (or
         securitization by) a secondary mortgage market purchaser, whether with
         or without the Company's having any conditional repurchase or other
         recourse obligation, and that was rejected or became ineligible or
         disqualified to be lent against or purchased and held by such other
         Person; provided that this provision shall not be construed or applied
         to disqualify a Pledged Loan simply because it was purchased by the
         Company out of a pool of Serviced Loans or from a Whole Loan investor
         for whose Mortgage Loans the Company is a Servicer pursuant to the
         Company's (or an Affiliate's) obligation or election as Servicer to do
         so;

14.      that the Company or any Affiliate sold and transferred, or attempted to
         sell and transfer, to any other Person; provided that this provision
         shall not be construed or applied to disqualify a Pledged Loan simply
         because it was purchased by the Company out of a pool of Serviced Loans
         or from a Whole Loan investor for whose Mortgage Loans the Company is a
         Servicer pursuant to the Company's (or an Affiliate's) obligation or
         election as Servicer to do so;

15.      that has a Cumulative Loan-to-Value Ratio greater than one hundred
         percent (100%) -- one hundred three percent (103%) for Pledged Loans
         that are eligible for purchase by Fannie Mae under its "Flex 100"
         Mortgage Loan purchase program.

16.      that is a Subprime Loan.

17.      that has a Cumulative Loan-to-Value Ratio greater than eighty percent
         (80%) and is neither guaranteed by VA nor insured by FHA or private
         mortgage insurance.

18.      That is an Alt-A Loan and has a FICO score of less than 630.

19.      That is an Alt-A Loan and has a Cumulative Loan-to-Value Ratio greater
         than ninety-five percent (95%).

                                      EC-2

<PAGE>

                                   SCHEDULE LC
                            TO 3/04 CREDIT AGREEMENT

                           The Lenders' Committed Sums
                                  (in dollars)

<TABLE>
<CAPTION>
-------------------------------------------------------------------------------
        LENDER                                         COMMITTED SUM
<S>                                                    <C>
-------------------------------------------------------------------------------
JPMorgan                                                $250,000,000
-------------------------------------------------------------------------------
Aggregate Committed Sum                                 $250,000,000
-------------------------------------------------------------------------------
</TABLE>

<PAGE>

                                   SCHEDULE SD
                            TO 3/04 CREDIT AGREEMENT

                LIST OF EXISTING SUBORDINATED DEBT OF THE COMPANY

 [COMPANY TO FURNISH DESCRIPTIVE LIST OF THE COMPANY'S EXISTING SUBORDINATED
            DEBT, IF ANY, AND IF IT WISHES TO HAVE ANY OF SUCH DEBT
  CLASSIFIED AS QUALIFIED SUBORDINATED DEBT, COPIES OF THE RELEVANT DOCUMENTS]

<PAGE>

                                  SCHEDULE MAC
                            TO 3/04 CREDIT AGREEMENT

   (Updates of this Schedule are effective only if signed by a Vice President
              or more senior officer of JPMorgan Chase Bank, Agent)

The Maximum Aggregate Commitment from and after the following dates is as
                                    follows:

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------------------
  MAXIMUM                                                     UPDATE CERTIFIED EFFECTIVE BY THE
 AGGREGATE                                                   UNDERSIGNED OFFICER OF JPMORGAN CHASE
 COMMITMENT                     FROM AND AFTER                             BANK, AGENT
<S>                         <C>                             <C>
--------------------------------------------------------------------------------------------------------------------
$250,000,000                 Effective Date of 3/04          By:_________________________________
                            Senior Secured Credit           Name:________________________________
                            Agreement                       Title:_______________________________
--------------------------------------------------------------------------------------------------------------------
</TABLE>

<PAGE>

                                  SCHEDULE 8.4
                            TO 3/04 CREDIT AGREEMENT

               MATERIAL ADVERSE CHANGES AND CONTINGENT LIABILITIES

         1. Material adverse changes and material unrealized losses since the
Statement Date, as referred to in SECTION 8.4: None.

         2. Contingent liabilities as of the Effective Date, as referred to in
SECTION 8.4:

[COMPANY TO PROVIDE LIST OF ANY MATERIAL ADVERSE CHANGES AND MATERIAL UNREALIZED
  LOSSES SINCE THE STATEMENT DATE AND LIST OF CONTINGENT LIABILITIES AS OF THE
                                EFFECTIVE DATE]

<PAGE>

                                  SCHEDULE 8.5
                            TO 3/04 CREDIT AGREEMENT

                               PENDING LITIGATION

None

<PAGE>

                                  SCHEDULE 8.16
                            TO 3/04 CREDIT AGREEMENT

                               The Company's Plans

                       [COMPANY TO PROVIDE LIST OF PLANS]

<PAGE>

                                SCHEDULE 10.6(h)
                            TO 3/04 CREDIT AGREEMENT

                                 Permitted Debt
                              as of March 22, 2004

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------
Lender                                                Commitment Amount
<S>                                                   <C>
--------------------------------------------------------------------------------------------

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

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

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

--------------------------------------------------------------------------------------------
</TABLE>

                   [COMPANY TO PROVIDE LIST OF EXISTING DEBT]

<PAGE>

                                   SCHEDULE 14
                            TO 3/04 CREDIT AGREEMENT

                          Lenders' Addresses for Notice
                              As of March 22, 2004

(JPMorgan's address appears in SECTION 14.)

<PAGE>

                      3/04 SENIOR SECURED CREDIT AGREEMENT

                           dated as of March 22, 2004
                                  by and among

                        SUNSET FINANCIAL RESOURCES, INC.

                                       and

                              JPMORGAN CHASE BANK,
             as Administrative Agent, Collateral Agent and a Lender,

                                       and

                       the other Lender(s) parties hereto

                  $250,000,000 SENIOR SECURED REVOLVING CREDIT

                                 [JPMORGAN LOGO]

<PAGE>

                             Index of Defined Terms

<TABLE>
<CAPTION>
                                                                                                                      Page
                                                                                                                      ----
<S>                                                                                                                   <C>
1/03 Credit Agreement.............................................................................................     1
ABR Margin........................................................................................................    29
Adjusted Tangible Net Worth.......................................................................................     2
Advance...........................................................................................................     3
Advance Rate......................................................................................................     9
Affiliate.........................................................................................................     3
Aged Loan.........................................................................................................    17
Agency............................................................................................................     4
Agent.............................................................................................................     1
Agent's Fee.......................................................................................................    45
Aggregate Committed Sum...........................................................................................     4
Agreement.........................................................................................................     1
Alt-A Loan........................................................................................................     4
Alternate Base Rate...............................................................................................    31
Alternate Base Rate Tranche.......................................................................................    33
Appraisal.........................................................................................................     4
Authorized Company Representative.................................................................................     4
Base Rate.........................................................................................................    32
Base Rate Tranche.................................................................................................    33
Basic Papers......................................................................................................     5
Bloomberg British Bankers Association LIBOR Page..................................................................    30
Book Single-family Collateral Value...............................................................................     9
Borrowing.........................................................................................................     5
Borrowing Base....................................................................................................     5
Broker's Price Opinion............................................................................................     5
Business Day......................................................................................................     5
Cash Equivalents..................................................................................................     5
Ceiling Rate......................................................................................................    32
Central Elements..................................................................................................     6
Change of Executive Management....................................................................................     6
Chapter 346.......................................................................................................    30
Collateral........................................................................................................     6
Collateral Confirmation Agreement.................................................................................     6
Collateral Records................................................................................................     7
Collateral Support................................................................................................     7
Collateral Value..................................................................................................     8
Commitment........................................................................................................     9
Commitments Cancellation Date.....................................................................................    27
Committed Sum.....................................................................................................    10
Company...........................................................................................................     1
Company Customer..................................................................................................    10
Continuing Lender.................................................................................................    43
Control...........................................................................................................     3
Credit Line.......................................................................................................    10
</TABLE>

<PAGE>

                             Index of Defined Terms
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                                    Page
                                                                                                                    ----
<S>                                                                                                                 <C>
Cumulative Loan-to-Value Ratio...................................................................................    10
Currency Agreement...............................................................................................    10
Current Appraisal................................................................................................    10
Current Broker's Price Opinion...................................................................................    11
Current Credit Agreement.........................................................................................     1
Custodian........................................................................................................    11
Custodian's Fees.................................................................................................    11
Custody Agreement................................................................................................    11
Customer.........................................................................................................    11
Debt"............................................................................................................    11
Default..........................................................................................................    12
Determination Date...............................................................................................    12
Disqualifier.....................................................................................................     1
Dry Loan.........................................................................................................    12
Effective Date...................................................................................................     1
Electronic Agent.................................................................................................    12
Electronically Submitted.........................................................................................    12
Eligible Assignee................................................................................................    94
Eligible Collateral..............................................................................................    13
Eligible Single-family Collateral................................................................................     1
ERISA............................................................................................................    13
Eurodollar Reserve Requirements..................................................................................    30
Event of Default.................................................................................................    13
Facilities.......................................................................................................    13
Facilities Papers................................................................................................    13
Facility.........................................................................................................    13
Facility Fee.....................................................................................................    44
Federal Funds Effective Rate.....................................................................................    31
FHA..............................................................................................................    13
FHLMC............................................................................................................    14
FICA.............................................................................................................    13
FICO.............................................................................................................    13
File.............................................................................................................    13
Financial Statements.............................................................................................    58
FNMA.............................................................................................................    13
Funding Share....................................................................................................    14
GAAP.............................................................................................................    14
GNMA.............................................................................................................    14
Governmental Authority...........................................................................................    14
Hazard Insurance Policy..........................................................................................    14
Hedge Agreement..................................................................................................    15
HUD..............................................................................................................    15
In Default.......................................................................................................    15
Indemnified Liabilities..........................................................................................    87
</TABLE>

<PAGE>

                             Index of Defined Terms
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                                       Page
                                                                                                                       ----
<S>                                                                                                                    <C>
Indemnified Parties..............................................................................................      87
Index............................................................................................................      30
Interest Rate Option.............................................................................................      31
Interest Rate Protection Agreement...............................................................................      15
Interest Rate Selection Confirmation.............................................................................      41
Internal Revenue Code............................................................................................      15
Investor Loan....................................................................................................      15
IPO..............................................................................................................      15
JPMorgan.........................................................................................................      .1
Jumbo Loan.......................................................................................................      16
Late Pledged (Seasoned) Loan.....................................................................................      16
Law..............................................................................................................      16
Legal Requirement................................................................................................      16
Lender...........................................................................................................      16
Lender Affiliate.................................................................................................      16
LIBOR............................................................................................................      30
Lien.............................................................................................................      16
Line.............................................................................................................      16
Line Limit.......................................................................................................      16
Liquidity........................................................................................................      17
Loan.............................................................................................................      17
Loan Papers......................................................................................................      17
Long Warehoused (Aged) Loan......................................................................................      17
Margin Stock.....................................................................................................      17
Market Value.....................................................................................................      17
Maturity Date....................................................................................................      18
Maximum Aggregate Commitment.....................................................................................      18
MERS.............................................................................................................      18
MERS Designated Loan.............................................................................................      18
MERS Procedures Manual...........................................................................................      18
MERS(R)System....................................................................................................      18
Mortgage.........................................................................................................      18
Mortgage Assignment..............................................................................................      19
Mortgage Loan....................................................................................................      19
Mortgage Note....................................................................................................      19
Mortgaged Premises...............................................................................................      19
Multiemployer Plan...............................................................................................      19
New Lender.......................................................................................................      43
Nonfunding Lender................................................................................................      23
Nonrecourse Debt.................................................................................................      19
Nonrecourse Facility.............................................................................................      19
Note Payment Account.............................................................................................      19
Notices..........................................................................................................      95
Obligations......................................................................................................      20
</TABLE>
<PAGE>

                             Index of Defined Terms
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                                       Page
                                                                                                                       ----
<S>                                                                                                                    <C>
Officer's Certificate............................................................................................       20
Operating Subsidiaries...........................................................................................       20
Original Pledge Date.............................................................................................       20
Past Due Rate....................................................................................................       32
Permitted Debt...................................................................................................       76
Permitted Encumbrances...........................................................................................       20
Person...........................................................................................................       21
Plan.............................................................................................................       21
Pledged Loan.....................................................................................................       21
Pledged Loans Curtailment Report.................................................................................       21
Pledged Loans....................................................................................................       21
Pledged to the Agent.............................................................................................       22
Prime Loan.......................................................................................................       22
Prime Rate.......................................................................................................       30
Principal Balance................................................................................................       22
Privacy Requirements.............................................................................................       22
Pro Rata.........................................................................................................       22
Property.........................................................................................................       23
PUHC Act.........................................................................................................       23
Qualified Subordinated Debt......................................................................................       23
Rate.............................................................................................................       31
Redemption Amount................................................................................................       24
Redemption Call..................................................................................................       24
Regulation D.....................................................................................................       24
Regulation Q.....................................................................................................       24
Regulation U.....................................................................................................       24
Regulation X.....................................................................................................       24
Replacement Date.................................................................................................       43
Replacement Lender...............................................................................................       43
Request for Borrowing............................................................................................       24
Required Lenders.................................................................................................       24
Retiring Lender..................................................................................................       43
Second Lien Loan.................................................................................................       25
Security Instruments.............................................................................................       25
Senior Credit Notes..............................................................................................       25
Servicer.........................................................................................................       25
Servicing Agreement..............................................................................................       25
Servicing Rights.................................................................................................       25
Single-family....................................................................................................       25
Single-family Collateral.........................................................................................        6
Single-family Collateral Value...................................................................................        9
Single-family Loan...............................................................................................       26
Single-purpose Finance Subsidiary................................................................................       26
Solvent..........................................................................................................       26
</TABLE>
<PAGE>

                             Index of Defined Terms
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                                         Page
                                                                                                                         ----
<S>                                                                                                                      <C>
Stated Rate......................................................................................................         32
Statement Date...................................................................................................         26
Statement Date Financial Statements..............................................................................         58
Submission List..................................................................................................         26
Subordination Agreement..........................................................................................         26
Subprime Loan....................................................................................................         26
Subsidiary.......................................................................................................         26
Super Jumbo Loan.................................................................................................         27
Supplemental Papers..............................................................................................         27
Swing Line.......................................................................................................         27
Swing Line Borrowing Due Date....................................................................................         27
Swing Line Limit.................................................................................................         27
Swing Line Note..................................................................................................         35
Taxes............................................................................................................         27
Termination Date.................................................................................................         27
Texas Finance Code...............................................................................................         32
Total Liabilities................................................................................................         28
Total Recourse Debt..............................................................................................         28
Townhouse or Condo Mortgage Loan.................................................................................         28
Tranche..........................................................................................................         33
UCC..............................................................................................................         28
VA...............................................................................................................         28
Warehouse Transmission File......................................................................................         28
Wet Loan.........................................................................................................         28
Wet Warehousing..................................................................................................         29
Wet Warehousing Sublimit.........................................................................................         29
Whole Loans......................................................................................................         29
</TABLE>
<PAGE>

                                Table of Contents

<TABLE>
<CAPTION>
                                                                                                               Page
                                                                                                               ----
<S>                                                                                                            <C>
1        DEFINITIONS....................................................................................        2
     1.1.     Defined Terms.............................................................................        2
     1.2.     Definitions of General Application........................................................        2
     1.3.     Definitions for Interest Calculations.....................................................       28
     1.4.     Other Definitional Provisions.............................................................       32
2        THE LENDERS' COMMITMENTS.......................................................................       32
     2.1.     The Lenders' Commitments to Lend..........................................................       32
     2.2.     Expiration or Termination of the Commitments..............................................       33
     2.3.     Advances Outstanding May Not Exceed Limits................................................       33
     2.4.     Advances to be Requested and Use of Proceeds..............................................       33
     2.5.     Swing Line Commitment.....................................................................       33
     2.6.     Swing Line Borrowings.....................................................................       33
3        GENERAL BORROWING PROCEDURES...................................................................       34
     3.1.     Separate Request for Each Borrowing.......................................................       34
     3.2.     Funding of Advances.......................................................................       34
     3.3.     Time When Submission List(s) and New Collateral Papers (If Any) Due.......................       36
     3.4.     If Outstanding Advances Would Exceed the Borrowing Base...................................       37
     3.5.     If a Request for Borrowing or New Collateral Papers are Received Late;
     Waiver of Claim for Any Late Funding...............................................................       37
4        THE SENIOR CREDIT NOTES........................................................................       37
5        INTEREST, PRINCIPAL AND FEES PAYMENTS..........................................................       38
     5.1.     Interest..................................................................................       38
     5.2.     Interest Rates............................................................................       38
     5.3.     Principal.................................................................................       39
     5.4.     Interest (and Principal) Due at Maturity..................................................       40
     5.5.     Rate of Return Maintenance Covenant.......................................................       40
     5.6.     Chief Credit Officer's Certificate Conclusive.............................................       42
     5.7.     Facility Fee..............................................................................       42
     5.8.     Agent's Fee...............................................................................       43
     5.9.     Prepayments...............................................................................       43
     5.10.    Payments..................................................................................       43
     5.11.    Pro Rata Distribution of Payments.........................................................       44
     5.12.    Chapter 346 Inapplicable..................................................................       45
6        COLLATERAL.....................................................................................       45
     6.1.     Grant of Security Interest................................................................       45
     6.2.     Further Assurances Concerning Collateral..................................................       47
     6.3.     Delivery of Additional Collateral or Mandatory Prepayment.................................       47
     6.4.     Mandatory Redemption of Subpar Alt-A Collateral for Low Weighted
     Average FICO Scores................................................................................       48
     6.5.     Mortgaging of Real Property Collateral....................................................       48
     6.6.     Pledged Loans' Collection and Servicing Rights............................................       49
     6.7.     Rights After Occurrence of Event of Default...............................................       49
</TABLE>

                                       i

<PAGE>

                               Table of Contents
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                                Page
                                                                                                                ----
<S>                                                                                                             <C>
     6.8.     Sale and Agent's Delivery of Collateral to Investors......................................        50
     6.9.     Collateral Sale Proceeds to be Paid to Agent..............................................        50
     6.10.    Right of Redemption From Pledge...........................................................        51
     6.11.    Return of Collateral at End of Commitment.................................................        52
     6.12.    Acceptance or Shipping Per Instructions of Returned Collateral
     is Acquittance.....................................................................................        52
7        CONDITIONS PRECEDENT...........................................................................        52
     7.1.     Initial Advance...........................................................................        52
     7.2.     Each Advance..............................................................................        54
8        REPRESENTATIONS................................................................................        55
     8.1.     Organization; Good Standing; Subsidiaries.................................................        55
     8.2.     Authorization and Enforceability..........................................................        56
     8.3.     Approvals.................................................................................        56
     8.4.     Financial Condition.......................................................................        57
     8.5.     Litigation................................................................................        57
     8.6.     Licensing.................................................................................        57
     8.7.     Hedge Investments in Mortgage Loans.......................................................        57
     8.8.     Compliance with Applicable Laws...........................................................        58
     8.9.     Regulation U..............................................................................        58
     8.10.    Investment Company Act....................................................................        58
     8.11.    Public Utility Holding Company Act........................................................        58
     8.12.    Payment of Taxes..........................................................................        58
     8.13.    Agreements................................................................................        58
     8.14.    Title to Properties.......................................................................        59
     8.15.    The Company's Address.....................................................................        59
     8.16.    ERISA.....................................................................................        59
     8.17.    Special Representations Concerning Collateral.............................................        59
     8.18.    Survival..................................................................................        66
9        AFFIRMATIVE COVENANTS..........................................................................        66
     9.1.     Pay Senior Credit Notes...................................................................        66
     9.2.     Financial Statements......................................................................        66
     9.3.     Financial Statements Will be Accurate.....................................................        68
     9.4.     Other Reports.............................................................................        68
     9.5.     Maintain Existence and Statuses; Conduct of Business......................................        69
     9.6.     Compliance with Applicable Laws...........................................................        69
     9.7.     Inspection of Properties and Books; Protection of Company's
     Proprietary Information............................................................................        69
     9.8.     Privacy of Customer Information...........................................................        70
     9.9.     Notice of Suits, Etc. and Notice and Approval of Proposed
     Servicing Transfers................................................................................        70
     9.10.    Payment of Taxes, etc.....................................................................        71
     9.11.    Insurance.................................................................................        71
     9.12.    Maintain Priority and Perfection of Lender's Lien.........................................        71
</TABLE>

                                       ii

<PAGE>

                               Table of Contents
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                                Page
                                                                                                                ----
<S>                                                                                                             <C>
     9.13.    Subordination of Certain Indebtedness.....................................................        71
     9.14.    Use of Proceeds of Advances...............................................................        71
     9.15.    Promptly Correct Escrow Imbalances........................................................        72
     9.16.    Special Affirmative Covenants Concerning Collateral.......................................        72
     9.17.    Coordination with Other Lenders/Repo Purchasers and Their Custodians......................        73
10       NEGATIVE COVENANTS.............................................................................        74
     10.1.    Contingent Liabilities....................................................................        74
     10.2.    Conditional Repurchase, Indemnity or Other Recourse Obligations...........................        74
     10.3.    Pledging or Assignment of Servicing Rights................................................        74
     10.4.    No Reorganization.........................................................................        74
     10.5.    Merger; Sale of Assets; Acquisitions......................................................        74
     10.6.    Permitted Debt............................................................................        75
     10.7.    Financial Covenants.......................................................................        76
     10.8.    Dividend Limitation.......................................................................        76
     10.9.    Advances Limitation.......................................................................        76
     10.10.   Special Negative Covenants Concerning Collateral..........................................        76
11       DEFAULTS AND REMEDIES..........................................................................        77
     11.1.    Events of Default.........................................................................        77
     11.2.    Cure or Waiver............................................................................        80
     11.3.    Remedies..................................................................................        80
     11.4.    Application of Proceeds...................................................................        83
     11.5.    Agent Appointed Attorney-in-Fact..........................................................        84
     11.6.    Right of Setoff...........................................................................        84
12       REIMBURSEMENT OF EXPENSES; INDEMNITY...........................................................        85
13       RELATIONSHIPS AMONG THE AGENT AND THE LENDERS..................................................        86
     13.1.    Agent's Duties............................................................................        86
     13.2.    Actions Requiring All Lenders' Consent....................................................        86
     13.3.    Actions Requiring Required Lenders' Consent...............................................        87
     13.4.    Agent's Discretionary Actions.............................................................        88
     13.5.    Lenders' Cooperation......................................................................        88
     13.6.    Lenders' Sharing Arrangement..............................................................        89
     13.7.    Lenders' Acknowledgment...................................................................        89
     13.8.    Agent's Representations to Lenders........................................................        89
     13.9.    Agent's Duty of Care, Express Negligence Waiver and Release...............................        89
     13.10.   Calculations of Shares of Principal and Other Sums........................................        90
     13.11.   Resignation of the Agent..................................................................        90
     13.12.   Effective Date of Resignation of the Agent................................................        91
     13.13.   Successor Agent...........................................................................        91
     13.14.   Merger of the Agent.......................................................................        91
     13.15.   Participation; Assignment.................................................................        91
14       NOTICES .......................................................................................        93
15       MISCELLANEOUS..................................................................................        95
     15.1.    Terms Binding Upon Successors; Survival of Representations................................        95
</TABLE>
                                      iii

<PAGE>

                               Table of Contents
                                  (continued)

<TABLE>
<CAPTION>
                                                                                                          Page
                                                                                                          ----
<S>                                                                                                       <C>
15.2.    Items to Be Satisfactory to the Agent or the Custodian....................................       95
15.3.    Usury Not Intended; Credit or Refund of Any Excess Payments...............................       95
15.4.    This Agreement and the Other Facilities Papers............................................       96
15.5.    No Waiver.................................................................................       96
15.6.    USA PATRIOT ACT NOTIFICATION..............................................................       96
15.7.    Counterpart Execution; Amendments.........................................................       97
15.8.    Governing Law, Jurisdiction and Venue.....................................................       97
15.9.    General Purpose of Loan...................................................................       97
15.10.   Waiver of Jury Trial......................................................................       98
15.11.   Relationship of the Parties...............................................................       98
15.12.   Notice Pursuant to Tex. Bus. & Comm. Code Section 26.02...................................       98
</TABLE>

                                       iv<PAGE>
                                                                   Exhibit 10.33

                                PROMISSORY NOTE
                              AND PLEDGE AGREEMENT

$300,000                                                             May 7, 2001
                                                              New York, New York

     Ronald L. Goode, Ph.D., residing at 3381 Blackburn Street, No. 1308,
Dallas, Texas 75204 (the "Maker") promises to pay on May 7, 2006 (the "Maturity
Date"), to the order of Cytoclonal Pharmaceutics Inc. (the "Payee"), a Delaware
corporation, maintaining an office at 2110 Research Row, Dallas, Texas 75235,
USA, the principal amount of $300,000 (the "Principal Amount").

     By Maker's execution and delivery of this Promissory Note and Pledge
Agreement (the "Note") and Payee's acceptance of thereof, Maker and Payee
acknowledge and agree that the proceeds of this Note to Maker shall be used to
finance the Maker's purchase of 100,000 shares of the Payee's common stock, par
value $.01 per share (the "Shares"), which Shares the Payee has agreed to cause
to be registered for resale pursuant to the Securities Act of 1933, as amended.

     This Note shall bear interest (compounded semi-annually) at a per annum
rate equal to four and seventy-one hundredths percent (4.71%). Interest shall be
due and payable on a semi-annual basis. The Maker shall pay such interest to the
Payee on November 7th and May 7th of each year up to and including the Maturity
Date. The first interest payment shall be due and payable on November 7, 2001.

     The rights, duties and obligations of (a) Maker under this Note may not be
assigned without the prior consent of Payee and (b) Payee under this Note may be
assigned without the prior consent of Maker.

     In order to secure (i) the due and punctual payment of all monetary
obligations hereunder of Maker to Payee and any reasonable costs and expenses
(including, but not limited to, all legal fees and expenses) of collection or
enforcement of any such obligations and (ii) the due and punctual payment of any
costs and expenses incurred in connection with the realization of the security
for which this Note provides and any reasonable costs and expenses (including,
but not limited to, all legal fees and expenses) incurred in connection with any
proceedings to which this Note may give rise (collectively referred to herein as
"Liabilities"), Maker hereby transfers, assigns, grants, bestows, sells, conveys
and pledges to Payee a first security interest in the Collateral (as herein
defined), which security interest shall remain in full force and effect until
all of the Liabilities shall have been paid in full to Payee.

     For purposes of this Note, "Collateral" shall mean all of Maker's right,
title and interest in and to the Shares, represented by the stock certificate to
be issued to the Payee in connection with the execution of this Note, and all
proceeds and products thereof (as the foregoing terms are

<PAGE>
defined in the Uniform Commercial Code as in effect in the State of Texas.
Concurrently with the Maker's execution and delivery of this Note, Maker has(a)
duly executed in blank a stock power required by the pledge of the Collateral
hereunder; (b) delivered the stock certificate representing the Collateral to
Payee to be held by Payee pending the payment in full of this Note; and(c)
irrevocably appointed Payee as Maker's attorney-in-fact to complete the stock
power to realize upon the Collateral upon nonpayment of principal or interest
under this Note, with such appointment being coupled with an interest.

     This Note may be prepaid in whole or in part without premium or penalty or
at any time and from time to time at the option of the Maker. Any prepayments
shall be applied first to accrued and unpaid interest, and then to outstanding
principal. Contemporaneously with Maker's final payment of all amounts due
under this Note, the original copy shall be marked "Paid in Full" and signed by
Payee, and the cancelled original copy of the Note and all Collateral shall be
returned by Payee to Maker.

     Except as contemplated by this Note, Maker shall not encumber or grant a
security interest in any of the Collateral, without the prior written consent
of Payee, and Maker hereby represents that he has not done so heretofore and,
other than the grant of the security interest contemplated hereby, the
Collateral pledged by him hereunder is, and will be, owned by him free and
clear of all liens and encumbrances.

     In the event the Maker defaults in the payment of this Note, the Payee
shall give written notice of such default to the Maker. In the event the Maker
does not pay all outstanding principal and interest due within 20 days of his
receipt of such notice, Payee may thereupon proceed against the Maker provided,
however, the Payee may only recover $65,000 (the "At Risk Amount") from the
Maker. If the $65,000 recovered from the Maker does not satisfy all obligations
hereunder, then Payee may, to the extent permitted by applicable law, sell for
the account of the Maker any and all of the Shares in the Payee's discretion in
such quantities or lots as may seem best to the Payee, at which sale or sales
the maker may bid and purchase. After first applying the proceeds of the sale to
the payment of the expenses of sale, the Payee shall then apply the proceeds to
the satisfaction of this Note, and thereafter may pay any surplus and deliver
any unsold Shares to the Maker. In the event that Payee is prohibited by
applicable law from selling the Shares, Payee shall be entitled to retain a
sufficient number of Shares such that the product obtained by multiplying the
number of shares retained by Payee hereunder times the officially reported
market closing price for comparable Shares on the date this remedy is exercised
shall be equal to the balance due hereunder. Thereupon, all obligations between
the Maker and Payee under this Note and Pledge Agreement shall cease. Payee
acknowledges and agrees that a transfer by it of all or any portion of the
Collateral, or its retention of any portion thereof, shall operate as a full and
complete release of any claims which Payee may have against Maker under this
Note. In the event that the sale of the full amount of Shares does not generate
sufficient funds to retire this Note and satisfy Maker's obligations hereunder,
or in the event that the Maker is prohibited from selling such Shares and
retains the Shares as provided herein, the Payee will forgive the balance and
accept the proceeds from its sale the Shares or the Shares themselves as full
settlement of the debt hereunder.

     This Note shall be governed by, and construed in accordance with the
internal laws of the
<PAGE>

State of Texas without giving effect to the conflict of laws provisions thereof.

     IN WITNESS WHEREOF, Maker has executed and delivered this Note and Pledge
Agreement as of the date first above written.

                                                 /s/ Ronald L. Goode
                                                 -------------------------------
                                                 Ronald L. Goode, Ph.D.

Acknowledged and Agreed to
Effective as of the date first written above.

CYTOCLONAL PHARMACEUTICS, INC.

By: /s/ Joan H. Gillett
    -------------------------------
    Joan H. Gillett
    V.P./Controller

By: /s/ Gary E. Frashier
    -------------------------------
    Gary E. Frashier
    Chairman of the Board

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