Document:

EXHIBIT 10.9

                       FIFTH AMENDMENT TO CREDIT AGREEMENT

         THIS AMENDMENT made and entered into as of the 27th day of February,
1998 by Taylor Investment Corporation, a Minnesota corporation (herein called
"Borrower") for the benefit of Diversified Business Credit, Inc., a Minnesota
Corporation (herein called "Lender").

                                   WITNESSETH

         WHEREAS, Borrower and Lender previously entered into that certain
Credit Agreement dated as of November 18, 1986, as amended by that certain
Amendment to Credit Agreement dated June 23, 1993, that certain Second Amendment
to the Credit Agreement dated June 12, 1995, that certain Third Amendment to the
Credit Agreement dated September 30, 1996 and that certain Fourth Amendment to
the Credit Agreement dated July 1, 1997 (collectively, the Credit Agreement
together with the Fifth Amendment are herein called the "Credit Agreement").

         WHEREAS, Borrower and Lender desire to alter, amend and modify the
Credit Agreement as hereinafter set forth.

         NOW THEREFORE, in consideration of the foregoing, and other good and
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties hereby agree as follows:

         1.       Definitions "Maturity Date" is hereby deleted therefrom in its
                  entirety and the following is hereby inserted in lieu thereof:

                  "Maturity Date" shall mean April 30, 2000 or, as provided in
                  Paragraph 6 of the Fourth Amendment and any subsequent
                  anniversary date thereof.

         2.       Paragraph 2(d) of the Fourth Amendment is hereby deleted
                  therefrom in its entirety and the following is hereby inserted
                  in lieu thereof:

                  2(d) SUPPLEMENTAL LOAN FACILITY. Subject to the terms and
                  conditions of this Credit Agreement, Lender shall make
                  Advances upon the request of the Borrower pursuant to a
                  Supplemental Loan Facility. Subject to Paragraph 3 of the
                  Fourth Amendment, the maximum aggregate principal amount of
                  all Advances outstanding at any one time under the
                  Supplemental Loan Facility shall not exceed the lower of (I)
                  Two Million Two Hundred Fifty Thousand ($2,250,000.00) or (ii)
                  twenty-five percent (25%) of the principal amount of Advances
                  outstanding under the Receivable Revolver Loan Facility, Real
                  Estate Loan Facility, Laurentian Loan Facility and
                  Supplemental Loan Facility; provided, however, during the
                  period from the date of this Fifth Amendment until April 30,
                  1998, the requirement contained in subsection 2(d)(ii) shall
                  be waived.

         3.       Except as expressly amended hereby or previously amended in
                  writing, the Credit Agreement and Security Documents shall
                  remain in full force and effect in accordance with their

<PAGE>

                  original terms and binding upon and enforceable against
                  Borrower, and not subject to any defense, counterclaim or
                  right of setoff.

         IN WITNESS WHEREOF, this Amendment to the Credit Agreement has been
duly executed and delivered by the proper officers thereunto duly authorized on
the day and year first above written.

                                        Taylor Investment Corporation

                                        By      /s/ Philip C. Taylor
                                           -------------------------------------
                                                Its President

                                        ADDRESS:

                                        Suite 506
                                        43 Main Street South
                                        Minneapolis, Minnesota  55414

Accepted at Minneapolis, MN
on March 5, 1998.

Diversified Business Credit, Inc.

By      /s/
   -----------------------------------
        Its Vice President

                                      -2-EXHIBIT 10.10

                       SIXTH AMENDMENT TO CREDIT AGREEMENT

         THIS AMENDMENT made and entered into as of the 8th day of April, 1999
by Taylor Investment Corporation, a Minnesota corporation (herein called
"Borrower") for the benefit of Diversified Business Credit, Inc., a Minnesota
Corporation (herein called "Lender").

                                   WITNESSETH

         WHEREAS, Borrower and Lender previously entered into that certain
Credit Agreement dated as of November 18, 1986, as amended by that certain
Amendment to Credit Agreement dated June 23, 1993, that certain Second Amendment
to the Credit Agreement dated June 12, 1995, that certain Third Amendment to the
Credit Agreement dated September 30, 1996, that certain Fourth Amendment to the
Credit Agreement dated July 1, 1997 and that Fifth Amendment to the Credit
Agreement dated February 27, 1998 (collectively, the Credit Agreement together
with the Sixth Amendment are herein called the "Credit Agreement").

         WHEREAS, Borrower and Lender desire to alter, amend and modify the
Credit Agreement as hereinafter set forth.

         NOW THEREFORE, in consideration of the foregoing, and other good and
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties hereby agree as follows:

         1.       Definitions "Maturity Date" is hereby deleted therefrom in its
                  entirety and the following is hereby inserted in lieu thereof:

                  "Maturity Date" shall mean April 30, 2001 or, as provided in
                  Paragraph 6 of the Fourth Amendment and any subsequent
                  anniversary date thereof.

         2.       Paragraph 3 of the Third Amendment is hereby deleted therefrom
                  in its entirety and the following is hereby inserted in lieu
                  thereof:

                  3. OVER ADVANCES. Notwithstanding any other provisions of this
                  Credit Agreement, if at any time the aggregate principal
                  amount of Advances outstanding under this Credit Agreement or
                  any commitment hereunder shall exceed (i) Ten Million Dollars
                  ($10,000,000.00), or (ii) any other limitation set forth
                  herein, the Borrower shall immediately pay to the Lender the
                  amount by which said principal amount exceeds such limitation.

         3.       Except as expressly amended hereby or previously amended in
                  writing, the Credit Agreement and Security Documents shall
                  remain in full force and effect in accordance with their
                  original terms and binding upon and enforceable against
                  Borrower, and not subject to any defense, counterclaim or
                  right of setoff.

<PAGE>

         IN WITNESS WHEREOF, this Amendment to the Credit Agreement has been
duly executed and delivered by the proper officers thereunto duly authorized on
the day and year first above written.

                                        Taylor Investment Corporation

                                        By      /s/ Philip C. Taylor
                                           -------------------------------------
                                                Its President

                                        ADDRESS:

                                        Suite 506
                                        43 Main Street South
                                        Minneapolis, Minnesota  55414

Accepted at Minneapolis, MN
on April 9, 1999.

Diversified Business Credit, Inc.

By      /s/
   ----------------------------------
        Its Vice President

                                      -2-EXHIBIT 10.11

                      SEVENTH AMENDMENT TO CREDIT AGREEMENT

         THIS AMENDMENT made and entered into as of the 4th day of April, 2000
by Taylor Investment Corporation, a Minnesota corporation (herein called
"Borrower") for the benefit of Diversified Business Credit, Inc., a Minnesota
Corporation (herein called "Lender").

                                   WITNESSETH

         WHEREAS, Borrower and Lender previously entered into that certain
Credit Agreement dated as of November 18, 1986, as amended by that certain
Amendment to Credit Agreement dated June 23, 1993, that certain Second Amendment
to the Credit Agreement dated June 12, 1995, that certain Third Amendment to the
Credit Agreement dated September 30, 1996, that certain Fourth Amendment to the
Credit Agreement dated July 1, 1997, that certain Fifth Amendment to the Credit
Agreement dated February 27, 1998 and that certain Sixth Amendment to the Credit
Agreement dated April 8, 1999 (collectively, the Credit Agreement together with
the Seventh Amendment are herein called the "Credit Agreement").

         WHEREAS, Borrower and Lender desire to alter, amend and modify the
Credit Agreement as hereinafter set forth.

         NOW THEREFORE, in consideration of the foregoing, and other good and
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties hereby agree as follows:

         1.       Definitions "Maturity Date" is hereby deleted therefrom in its
                  entirety and the following is hereby inserted in lieu thereof:

                  "Maturity Date" shall mean April 30, 2002 or, as provided in
                  Paragraph 6 of the Third Amendment and any subsequent
                  anniversary date thereof.

         2.       Definitions "Real Estate Borrowing Base" is hereby deleted
                  therefrom in its entirety and the following is hereby inserted
                  in lieu thereof:

                  "Real Estate Borrowing Base" shall mean 80% of the purchase
                  price of Eligible Real Estate Inventory plus at the Lender's
                  sole discretion up to eighty percent (80%) of the Eligible
                  Development Costs of Eligible Real Estate Inventory, provided,
                  however the Real Estate Borrowing Base shall not exceed Four
                  Million Dollars ($4,000,000).

         3.       The first two paragraphs of 2(b) REAL ESTATE LOAN FACILITY of
                  the Third Amendment are hereby deleted in their entirety
                  therefrom and the following is hereby inserted in lieu
                  thereof:

                  (b) REAL ESTATE LOAN FACILITY. Subject to the terms and
                  conditions of this Credit Agreement, Lender shall make
                  Advances upon the request of the Borrower pursuant to a Real

<PAGE>

                  Estate Loan Facility. Subject to Paragraph 3 of this Seventh
                  Amendment, the maximum aggregate principal amount of all
                  Advances outstanding at any one time under the Real Estate
                  Loan Facility shall not exceed the lower of (i) Four Million
                  Dollars ($4,000,000) or (ii) the Real Estate Borrowing Base of
                  (iii) the aggregate principal amount of advances outstanding
                  under the Receivable Revolving Loan Facility, the Laurentian
                  Loan Facility and the Supplemental Loan Facility.

                           Borrower shall pay interest on all outstanding
                  Advances under the Real Estate Loan Facility at an annual rate
                  (computed on the basis of actual days elapsed in a 360-day
                  year) per annum, which, for any particular month, shall be the
                  greater of (i) eight percent (8.0%) per annum or (ii) one
                  percent (1.0%) per annum above the Base Rate, provided, that
                  in any event no rate change shall be put into effect which
                  would result in a rate greater than the highest rate permitted
                  by law. Each change in the interest rate shall take effect
                  simultaneously with the corresponding change in the Base Rate.

         4.       Paragraph 2(d) of the Fifth Amendment is hereby deleted
                  therefrom in its entirety and the following is hereby inserted
                  in lieu thereof:

                  2(d) SUPPLEMENTAL LOAN FACILITY. Subject to the terms and
                  conditions of this Credit Agreement Lender shall make Advances
                  upon the request of the Borrower pursuant to a Supplemental
                  Loan Facility. Subject to Paragraph 3 of the Fifth Amendment,
                  the maximum aggregate principal amount of all Advances
                  outstanding at any one time under the Supplemental Loan
                  Facility shall not exceed the lower of (i) Three Million
                  ($3,000,000) or (ii) (25(degree)/a) of the principal amount of
                  Advances outstanding under the Receivable Revolver Loan
                  Facility, Real Estate Loan Facility, Laurentian Loan Facility
                  and the Supplemental Loan Facility.

         5.       Paragraph 3 of the Sixth Amendment is hereby deleted therefrom
                  in its entirety and the following is hereby inserted in lieu
                  thereof:

                  OVER ADVANCES. Notwithstanding any other provisions of this
                  Credit Agreement, if at any time the aggregate principal
                  amount of Advances outstanding under this Credit Agreement or
                  any commitment hereunder shall exceed (i) Twelve Million
                  Dollars ($12,000,000.00), or (ii) any other limitation set
                  forth herein, the Borrower shall immediately pay to the Lender
                  the amount by which said principal amount exceeds such
                  limitation.

         6.       Paragraph 1(f) of the Second amendment is hereby deleted in
                  its entirety and the following is hereby inserted in lieu
                  thereof:

                  1(f) In addition to the interest provided for in Paragraph
                  1(d) hereof, payable on all outstanding loans under this
                  Agreement, Borrower shall pay Lender, on the date of this
                  Agreement and on each anniversary date thereafter, the sum of

                                      -2-
<PAGE>

                  Fifty Thousand Dollars ($50,000), which sum shall be due and
                  payable without regard to the amount of loans outstanding
                  hereunder.

         7.       Except as expressly amended hereby or previously amended in
                  writing, the Credit Agreement and Security Documents shall
                  remain in full force and effect in accordance with their
                  original terms and binding upon and enforceable against
                  Borrower, and not subject to any defense, counterclaim or
                  right of setoff.

         IN WITNESS WHEREOF, this Amendment to the Credit Agreement has been
duly executed and delivered by the proper officers thereunto duly authorized on
the day and year first above written.

                                        Taylor Investment Corporation

                                        By     /s/ Philip C. Taylor
                                           -------------------------------------
                                               Its President

                                        ADDRESS:

                                        Suite 506
                                        43 Main Street South
                                        Minneapolis, Minnesota  55414

Accepted at Minneapolis, MN
on April 5, 2000.

Diversified Business Credit, Inc.

By      /s/
   -----------------------------------
        Its Vice President

                                      -3-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00039-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00039-of-00352.parquet"}], [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00039-of-00352.parquet"}]]