Document:

EXHIBIT 10.12

                      EIGHTH AMENDMENT TO CREDIT AGREEMENT

         THIS AMENDMENT made and entered into as of the 21st day of December,
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, that certain Sixth Amendment to the Credit
Agreement dated April 8, 1999 and that certain Seventh Amendment to the Credit
Agreement dated April 4, 2000 (collectively, the Credit Agreement together with
the Eighth 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 "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 Five
                  Million Dollars ($5,000,000).

         2.       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, 2003 or, as provided in
                  Paragraph 6 of the Third Amendment and any subsequent
                  anniversary date thereof.

<PAGE>

         3.       The first paragraph of 2(b) REAL ESTATE LOAN FACILITY of the
                  Third Amendment is hereby deleted in its 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 or the Borrower pursuant to a Real
                  Estate Loan Facility. Subject to Paragraph 1 of this Eighth
                  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) Five Million
                  Dollars ($5,000,000) or (ii) the Real Estate Borrowing Base or
                  (iii) the aggregate principal amount of advances outstanding
                  under the Receivable Revolving Loan Facility, the Laurentian
                  Loan Facility and the Supplemental Loan Facility.

         4.       Paragraph 3 of the Third Amendment is hereby deleted 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) Fifteen Million
                  Dollars ($15,000,000.00), 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.

         5.       Paragraph 4(h) of the Credit Agreement is hereby deleted
                  therefrom in its entirety and the following is hereby inserted
                  in lieu thereof:

                  4(h) At all times maintain the Book Net Worth of Borrower at
                  amounts in excess of Five Million Dollars ($5,000,000) plus
                  50% of positive consolidated Net Income after distributions to
                  shareholders after January 1, 1999 and maintain Borrowers
                  Tangible Net Worth excluding all intangible assets designated
                  by Lender at amounts in excess of Three Million Five Hundred
                  Thousand Dollars ($3,500,000).

         6.       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.

                                      -2-
<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 December 22, 2000.

Diversified Business Credit, Inc.

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

                                      -3-EXHIBIT 10.13

                       NINTH AMENDMENT TO CREDIT AGREEMENT

         THIS AMENDMENT made and entered into as of the 12th day of November,
2001 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, that certain Sixth Amendment to the Credit
Agreement dated April 8, 1999, that certain Seventh Amendment to the Credit
Agreement dated April 4, 2000, that certain Eighth Amendment to the Credit
Agreement dated December 21, 2000 (collectively, the Credit Agreement together
with the Ninth 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 "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 Five
                  Million Dollars ($8,500,000).

         2.       The first paragraph of 2(b) REAL ESTATE LOAN FACILITY of the
                  Third Amendment is hereby deleted in its 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 or the Borrower pursuant to a Real
                  Estate Loan Facility. Subject to Paragraph 2(b) of this Ninth
                  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) Eight Million
                  Five Hundred Thousand Dollars ($8,500,000) or (ii) the Real

<PAGE>

                  Estate Borrowing Base or (iii) the aggregate principal amount
                  of advances outstanding under the Receivable Revolving Loan
                  Facility, the Laurentian Loan Facility and the Supplemental
                  Loan Facility.

         3.       Paragraph 2(d) of the Seventh 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 o f the Borrower pursuant to a Supplemental
                  Loan Facility. Subject to Paragraph 2(d) of this Ninth
                  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) Four Million
                  ($4,000,000) or (ii) (25%) 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.

         4.       Paragraph 3 of the Eighth Amendment is hereby deleted 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) Seventeen Million
                  Five Hundred Thousand Dollars ($17,500,000.00), 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.

         5.       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

                                      -2-
<PAGE>

Accepted at Minneapolis, MN
on November 12, 2001.

Diversified Business Credit, Inc.

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

                                      -3-

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