Document:

<PAGE>   1
                                                                   EXHIBIT 10.21

                           TWENTIETH AMENDMENT TO THE
                     THIRD AMENDED AND RESTATED AGREEMENT OF
                  LIMITED PARTNERSHIP OF AIMCO PROPERTIES, L.P.

         This TWENTIETH AMENDMENT TO THE THIRD AMENDED AND RESTATED AGREEMENT OF
LIMITED PARTNERSHIP OF AIMCO PROPERTIES, L.P., dated as of March 19, 2001 (this
"Amendment"), is being executed by AIMCO-GP, Inc., a Delaware corporation (the
"General Partner"), as the general partner of AIMCO Properties, L.P., a Delaware
limited partnership (the "Partnership"), pursuant to the authority conferred on
the General Partner by Section 7.3.C(7) of the Third Amended and Restated
Agreement of Limited Partnership of AIMCO Properties, L.P., dated as of July 29,
1994, as amended and/or supplemented from time to time (the "Agreement").
Capitalized terms used, but not otherwise defined herein, shall have the
respective meanings ascribed thereto in the Agreement.

         WHEREAS, pursuant to Section 4.2.A of the Agreement, the General
Partner is authorized to determine the designations, preferences and relative,
participating, optional or other special rights, powers and duties of
Partnership Preferred Units.

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

         1. The Agreement is hereby amended by the addition of a new exhibit,
entitled "Exhibit DD," in the form attached hereto, which shall be attached to
and made a part of the Agreement.

         2. Except as specifically amended hereby, the terms, covenants,
provisions and conditions of the Agreement shall remain unmodified and continue
in full force and effect and, except as amended hereby, all of the terms,
covenants, provisions and conditions of the Agreement are hereby ratified and
confirmed in all respects.

<PAGE>   2

         IN WITNESS WHEREOF, this Amendment has been executed as of the date
first written above.

                                            GENERAL PARTNER:

                                            AIMCO-GP, INC.

                                            By: /s/ PETER KOMPANIEZ
                                               --------------------------------
                                               Name:
                                               Title:

<PAGE>   3

                                   EXHIBIT DD

                       PARTNERSHIP UNIT DESIGNATION OF THE
                       CLASS Q PARTNERSHIP PREFERRED UNITS
                           OF AIMCO PROPERTIES, L.P.

         1. NUMBER OF UNITS AND DESIGNATION.

         A class of Partnership Preferred Units is hereby designated as "Class Q
Partnership Preferred Units," and the number of Partnership Preferred Units
constituting such class shall be 2,530,000.

         2. DEFINITIONS.

         For purposes of the Class Q Partnership Preferred Units, the following
terms shall have the meanings indicated in this Section 2, and capitalized terms
used and not otherwise defined herein shall have the meanings assigned thereto
in the Agreement:

         "Agreement" shall mean the Third Amended and Restated Agreement of
         Limited Partnership of the Partnership, dated as of July 29, 1994, as
         amended.

         "Class Q Partnership Preferred Unit" means a Partnership Preferred Unit
         with the designations, preferences and relative, participating,
         optional or other special rights, powers and duties as are set forth in
         this Exhibit DD. It is the intention of the General Partner that each
         Class Q Partnership Preferred Unit shall be substantially the economic
         equivalent of one share of Class Q Preferred Stock.

         "Class Q Preferred Stock" means the Class Q Cumulative Preferred Stock,
         par value $0.01 per share, of the Previous General Partner.

         "Code" shall mean the Internal Revenue Code of 1986, as amended from
         time to time, or any successor statute thereto. Reference to any
         provision of the Code shall mean such provision as in effect from time
         to time, as the same may be amended, and any successor thereto, as
         interpreted by any applicable regulations or other administrative
         pronouncements as in effect from time to time.

                                      DD-1
<PAGE>   4

         "Distribution Payment Date" shall mean any date on which cash dividends
         are paid on all outstanding shares of the Class Q Preferred Stock.

         "Junior Partnership Units" shall have the meaning set forth in
         paragraph (c) of Section 7 of this Exhibit DD.

         "Parity Partnership Units" shall have the meaning set forth in
         paragraph (b) of Section 7 of this Exhibit DD.

         "Partnership" shall mean AIMCO Properties, L.P., a Delaware limited
         partnership.

         "Senior Partnership Units" shall have the meaning set forth in
         paragraph (a) of Section 7 of this Exhibit DD.

         3. DISTRIBUTIONS.

         On every Distribution Payment Date, the holders of Class Q Partnership
Preferred Units shall be entitled to receive distributions payable in cash in an
amount per Class Q Partnership Preferred Unit equal to the per share dividend
payable on the Class Q Preferred Stock on such Distribution Payment Date. Each
such distribution shall be payable to the holders of record of the Class Q
Partnership Preferred Units, as they appear on the records of the Partnership at
the close of business on the record date for the dividend payable with respect
to the Class Q Preferred Stock on such Distribution Payment Date. Holders of
Class Q Partnership Preferred Units shall not be entitled to any distributions
on the Class Q Partnership Preferred Units, whether payable in cash, property or
stock, except as provided herein.

         4. LIQUIDATION PREFERENCE.

            (a) In the event of any liquidation, dissolution or winding up of
the Partnership, whether voluntary or involuntary, before any payment or
distribution of the Partnership (whether capital, surplus or otherwise) shall be
made to or set apart for the holders of Junior Partnership Units, the holders of
Class Q Partnership Preferred Units shall be entitled to receive Twenty-Five
Dollars ($25.00) per Class Q Partnership Preferred Unit (the "Liquidation
Preference"), plus an amount per Class Q Partnership Preferred Unit equal to all
dividends (whether or not declared or earned) accumulated, accrued and unpaid on
one share of Class Q Preferred Stock to the date of final distribution to such
holders; but such holders shall not be entitled to any further

                                      DD-2
<PAGE>   5

payment. Until the holders of the Class Q Partnership Preferred Units have been
paid the Liquidation Preference in full, plus an amount equal to all dividends
(whether or not declared or earned) accumulated, accrued and unpaid on the Class
Q Preferred Stock to the date of final distribution to such holders, no payment
shall be made to any holder of Junior Partnership Units upon the liquidation,
dissolution or winding up of the Partnership. If, upon any liquidation,
dissolution or winding up of the Partnership, the assets of the Partnership, or
proceeds thereof, distributable among the holders of Class Q Partnership
Preferred Units shall be insufficient to pay in full the preferential amount
aforesaid and liquidating payments on any Parity Partnership Units, then such
assets, or the proceeds thereof, shall be distributed among the holders of Class
Q Partnership Preferred Units and any such Parity Partnership Units ratably in
the same proportion as the respective amounts that would be payable on such
Class Q Partnership Preferred Units and any such other Parity Partnership Units
if all amounts payable thereon were paid in full. For the purposes of this
Section 4, (i) a consolidation or merger of the Partnership with one or more
partnerships, or (ii) a sale or transfer of all or substantially all of the
Partnership's assets shall not be deemed to be a liquidation, dissolution or
winding up, voluntary or involuntary, of the Partnership.

            (b) Upon any liquidation, dissolution or winding up of the
Partnership, after payment shall have been made in full to the holders of Class
Q Partnership Preferred Units and any Parity Partnership Units, as provided in
this Section 4, any other series or class or classes of Junior Partnership Units
shall, subject to the respective terms thereof, be entitled to receive any and
all assets remaining to be paid or distributed, and the holders of the Class Q
Partnership Preferred Units and any Parity Partnership Units shall not be
entitled to share therein.

         5. REDEMPTION.

         Class Q Partnership Preferred Units shall be redeemable by the
Partnership as follows:

            (a) At any time that the Previous General Partner exercises its
right to redeem all or any of the shares of Class Q Preferred Stock, the General
Partner shall cause the Partnership to redeem an equal number of Class Q
Partnership Preferred Units, at a redemption price per Class Q Partnership
Preferred Unit payable in cash and equal to the same price per share paid by the
Previous General Partner to redeem the Class Q Preferred Stock. In the event of
a redemption of Class Q Partnership Preferred Units, if the redemption date
occurs after a dividend record date for the Class Q Preferred Stock and on or
prior to the related Distribution

                                      DD-3
<PAGE>   6

Payment Date, the distribution payable on such Distribution Payment Date in
respect of such Class Q Partnership Preferred Units called for redemption shall
be payable on such Distribution Payment Date to the holders of record of such
Class Q Partnership Preferred Units on the applicable dividend record date, and
shall not be payable as part of the redemption price for such Class Q
Partnership Preferred Units.

            (b) If the Partnership shall redeem Class Q Partnership Preferred
Units pursuant to paragraph (a) of this Section 5, from and after the redemption
date (unless the Partnership shall fail to make available the amount of cash
necessary to effect such redemption), (i) except for payment of the redemption
price, the Partnership shall not make any further distributions on the Class Q
Partnership Preferred Units so called for redemption, (ii) said units shall no
longer be deemed to be outstanding, and (iii) all rights of the holders thereof
as holders of Class Q Partnership Preferred Units of the Partnership shall cease
except the rights to receive the cash payable upon such redemption, without
interest thereon; provided, however, that if the redemption date occurs after
dividend record date for the Class Q Preferred Stock and on or prior to the
related Distribution Payment Date, the full distribution payable on such
Distribution Payment Date in respect of such Class Q Partnership Preferred Units
called for redemption shall be payable on such Distribution Payment Date to the
holders of record of such Class Q Partnership Preferred Units on the applicable
dividend record date notwithstanding the prior redemption of such Class Q
Partnership Preferred Units. No interest shall accrue for the benefit of the
holders of the Class Q Partnership Preferred Units to be redeemed on any cash
set aside by the Partnership.

            (c) If fewer than all the outstanding Class Q Partnership Preferred
Units are to be redeemed, units to be redeemed shall be selected by the
Partnership from outstanding Class Q Partnership Preferred Units not previously
called for redemption by any method determined by the General Partner in its
discretion. Upon any such redemption, the General Partner shall amend Exhibit A
to the Agreement as appropriate to reflect such redemption.

         6. STATUS OF REACQUIRED UNITS.

         All Class Q Partnership Preferred Units which shall have been issued
and reacquired in any manner by the Partnership shall be deemed cancelled.

                                      DD-4
<PAGE>   7

         7. RANKING.

         Any class or series of Partnership Units of the Partnership shall be
deemed to rank:

            (a) prior or senior to the Class Q Partnership Preferred Units, as
to the payment of distributions and as to distributions of assets upon
liquidation, dissolution or winding up, if the holders of such class or series
shall be entitled to the receipt of distributions and of amounts distributable
upon liquidation, dissolution or winding up, as the case may be, in preference
or priority to the holders of Class Q Partnership Preferred Units ("Senior
Partnership Units");

            (b) on a parity with the Class Q Partnership Preferred Units, as to
the payment of distributions and as to distribution of assets upon liquidation,
dissolution or winding up, whether or not the distribution rates, distribution
payment dates or redemption or liquidation prices per unit or other denomination
thereof be different from those of the Class Q Partnership Preferred Units if
(i) such class or series of Partnership Units shall be Class B Partnership
Preferred Units, Class C Partnership Preferred Units, Class D Partnership
Preferred Units, Class G Partnership Preferred Units, Class H Partnership
Preferred Units, Class I Partnership Preferred Units, Class J Partnership
Preferred Units, Class K Partnership Preferred Units, Class L Partnership
Preferred Units, Class M Partnership Preferred Units, Class N Partnership
Preferred Units, Class O Partnership Preferred Units, Class P Partnership
Preferred Units, Class One Partnership Preferred Units, Class Two Partnership
Preferred Units, Class Three Partnership Preferred Units, Class Four Partnership
Preferred Units, or Class Six Partnership Preferred Units, or (ii) the holders
of such class or series of Partnership Units and the Class Q Partnership
Preferred Units shall be entitled to the receipt of distributions and of amounts
distributable upon liquidation, dissolution or winding up in proportion to their
respective amounts of accrued and unpaid distributions per unit or other
denomination or liquidation preferences, without preference or priority one over
the other (the Partnership Units referred to in clauses (i) and (ii) of this
paragraph being hereinafter referred to, collectively, as "Parity Partnership
Units"); and

            (c) junior to the Class Q Partnership Preferred Units, as to the
payment of distributions and as to the distribution of assets upon liquidation,
dissolution or winding up, if (i) such class or series of Partnership Units
shall be Partnership Common Units, Class I High Performance Partnership Units,
or Class Five Partnership Preferred Units, or (ii) the holders of Class Q
Partnership Preferred Units shall be entitled to receipt of distributions or of
amounts distributable upon liquidation, dissolution or winding up, as the case
may be, in preference or priority to

                                      DD-5
<PAGE>   8

the holders of such class or series of Partnership Units (the Partnership Units
referred to in clauses (i) and (ii) of this paragraph being hereinafter referred
to, collectively, as "Junior Partnership Units").

         8. SPECIAL ALLOCATIONS.

            (a) Gross income and, if necessary, gain shall be allocated to the
holders of Class Q Partnership Preferred Units for any Fiscal Year (and, if
necessary, subsequent Fiscal Years) to the extent that the holders of Class Q
Partnership Preferred Units receive a distribution on any Class Q Partnership
Preferred Units (other than an amount included in any redemption pursuant to
Section 5 hereof) with respect to such Fiscal Year.

            (b) If any Class Q Partnership Preferred Units are redeemed pursuant
to Section 5 hereof, for the Fiscal Year that includes such redemption (and, if
necessary, for subsequent Fiscal Years) (a) gross income and gain (in such
relative proportions as the General Partner in its discretion shall determine)
shall be allocated to the holders of Class Q Partnership Preferred Units to the
extent that the redemption amounts paid or payable with respect to the Class Q
Partnership Preferred Units so redeemed exceeds the aggregate Capital
Contributions (net of liabilities assumed or taken subject to by the
Partnership) per Class Q Partnership Preferred Unit allocable to the Class Q
Partnership Preferred Units so redeemed and (b) deductions and losses (in such
relative proportions as the General Partner in its discretion shall determine)
shall be allocated to the holders of Class Q Partnership Preferred Units to the
extent that the aggregate Capital Contributions (net of liabilities assumed or
taken subject to by the Partnership) per Class Q Partnership Preferred Unit
allocable to the Class Q Partnership Preferred Units so redeemed exceeds the
redemption amount paid or payable with respect to the Class Q Partnership
Preferred Units so redeemed.

         9. RESTRICTIONS ON OWNERSHIP.

         The Class Q Partnership Preferred Units shall be owned and held solely
by the General Partner or the Special Limited Partner.

         10. GENERAL.

            (a) The ownership of Class Q Partnership Preferred Units may (but
need not, in the sole and absolute discretion of the General Partner) be

                                      DD-6
<PAGE>   9

evidenced by one or more certificates. The General Partner shall amend Exhibit A
to the Agreement from time to time to the extent necessary to reflect accurately
the issuance of, and subsequent conversion, redemption, or any other event
having an effect on the ownership of, Class Q Partnership Preferred Units.

            (b) The rights of the General Partner and the Special Limited
Partner, in their capacity as holders of the Class Q Partnership Preferred
Units, are in addition to and not in limitation of any other rights or authority
of the General Partner or the Special Limited Partner, respectively, in any
other capacity under the Agreement or applicable law. In addition, nothing
contained herein shall be deemed to limit or otherwise restrict the authority of
the General Partner or the Special Limited Partner under the Agreement, other
than in their capacity as holders of the Class Q Partnership Preferred Units.

                                      DD-7<PAGE>   1
                                                                   EXHIBIT 10.30

                             SUPPLEMENT TO INDENTURE
                      CONTRACT BACKED NOTES, SERIES 2000-2

         This SUPPLEMENT TO INDENTURE, dated as of December 1, 2000 (this
"Supplement"), is among MFI Finance Corp. I, a Massachusetts corporation, as
Issuer (the "Issuer"), MicroFinancial Incorporated (formerly known as Boyle
Leasing Technologies, Inc.), a Massachusetts corporation, as Servicer (the
"Servicer"), and Wells Fargo Bank Minnesota, National Association (successor to
Norwest Bank Minnesota, National Association), as Indenture Trustee (in such
capacity, the "Indenture Trustee") and as Back-up Servicer (in such capacity,
the "Back-up Servicer").

         This Supplement incorporates by reference all of the provisions
(including all defined terms) of the Indenture, dated as of March 1, 2000 (the
"Basic Indenture"), among the Issuer, the Servicer, the Indenture Trustee and
the Back-up Servicer. Reference is further made to (i) the Servicing Agreement,
dated as of March 1, 2000 (the "Servicing Agreement"), among the Servicer, the
Issuer, the Indenture Trustee and the Back-up Servicer, and (ii) the Contract
Acquisition Agreement, dated as of March 1, 2000 (the "Contract Acquisition
Agreement"), between the Issuer and Leasecomm Corporation, as the Company (the
"Company").

         The Issuer has duly authorized the execution and delivery of this
Supplement to provide for the issuance of the Issuer's 6.939% Contract-Backed
Notes, Series 2000-2 (the "Series 2000-2 Notes"), in an aggregate principal
amount of $50,561,633.11, issuable as provided in the Indenture. Pursuant to
Section 2.02 of the Indenture, this Supplement sets forth the following
additional terms applicable to the Series 2000-2 Notes.

SECTION 1.        SUPPLEMENTAL DEFINITIONS.

         "Accrual Date" means, with respect to the Series 2000-2 Notes, December
18, 2000.

         "Back-up Servicer Fee" means, with respect to the Initial Payment Date
of the Series 2000-2 Notes, $1,221.91.

         "Back-up Servicer Fee Rate" means, with respect to the Series 2000-2
Notes, 0.03% per annum.

         "Cash Collateral Account Factor" means, with respect to the Series
2000-2 Notes, the sum of (i) one and (ii) the decimal equivalent of a fraction,
the numerator of which is the Discount Rate and the denominator of which is
twelve.

         "Collateralization Percentage" means, with respect to the Series 2000-2
Notes, 25.4%.

         "Cut-off Date" means, with respect to the Series 2000-2 Notes, November
30, 2000.

         "Delivery Date" means, with respect to the Series 2000-2 Notes,
December 18, 2000.

         "Floor Percentage" means, with respect to the Series 2000-2 Notes,
6.25%.

         "Initial Cash Collateral Account Deposit" means, with respect to the
Series 2000-2 Notes, $433,988.98.

         "Initial Payment Date" means, with respect to the Series 2000-2 Notes,
January 16, 2001.

         "Interest Calculation Convention" means, with respect to the Series
2000-2 Notes, a 360-day year consisting of twelve months of thirty days each.

                                       1
<PAGE>   2
         "Note Insurer Premium" means, with respect to the Initial Payment Date
of the Series 2000-2 Notes, $16,292.08.

         "Note Insurer Premium Rate" means, with respect to the Series 2000-2
Notes, 0.40% per annum.

         "Note Interest Rate" means, with respect to the Series 2000-2 Notes,
6.939%.

         "Note Purchase Agreement" means, with respect to the Series 2000-2
Notes, the Purchase Agreement, dated December 18, 2000, among the Issuer, the
Company, the Servicer and the purchasers named therein.

         "Placement Agent" means, with respect to the Series 2000-2 Notes,
Rothschild Inc.

         "Stated Maturity Date" means, with respect to the Series 2000-2 Notes,
June 16, 2006.

         "Targeted Balance" means, with respect to the Series 2000-2 Notes, the
amount indicated under the column "Targeted Balance" on Schedule B attached
hereto.

         "Transaction Documents Date" means, with respect to (i) any of the
Transaction Documents related to the Series 2000-2 Notes, as of December 1, 2000
and (ii) the Private Placement Memorandum, December 18, 2000.

         "Trustee Fee" means, with respect to the Initial Payment Date of the
Series 2000-2 Notes, $610.95.

         "Trustee Fee Rate" means, with respect to the Series 2000-2 Notes, (A)
solely for purposes of computing the Discount Rate, 0.02% per annum, and (B) for
all other purposes, 0.015% per annum plus the annual safekeeping fee of $0.10
per file, payable monthly, calculated based on the number of Contracts on the
Series Contract Schedule for this Series as of the close of each Due Period.

SECTION 2.        REQUIRED PROVISIONS.

         (a) The Series of Notes to be issued under this Supplement shall be
designated as the Issuer's "6.939% Contract Backed Notes, Series 2000-2."

         (b) The maximum aggregate principal amount of Series 2000-2 Notes that
may be issued is $50,561,633.11.

         (c) The Note Insurance Policy number is AB0412BE.

         (d) There are no additional Trigger Events applicable to the Series
2000-2 Notes.

SECTION 3.        ADDITIONAL PROVISIONS.

         (a) Notwithstanding the provisions of Section 12.04(a) of the Basic
Indenture, the parties agree that the following supplemental provision shall
apply with respect to the Series of Notes so designated:

         With respect to the Series 2000-2 Notes, the Indenture Trustee may
         satisfy its obligations under this Section 12.04 by providing or making
         the Monthly Servicer's Report available electronically (or upon written
         request, by first class mail or facsimile) on the Indenture Trustee's
         internet website with the use of a password to each Holder of the
         Series 2000-2 Notes, the Note Insurer,

                                       2
<PAGE>   3
         the Issuer, the Rating Agencies and the Placement Agent; provided
         however, such information has first been made available to the
         Indenture Trustee by the Issuer or the Servicer.

                  (i) The Indenture Trustee's internet website shall be located
         at "www.ABSNet.net" or at such other address as specified by the
         Indenture Trustee; provided however, that a written notice of such
         change is given in advance to each Holder of the Series 2000-2 Notes,
         the Note Insurer, the Issuer, the Servicer and the Rating Agencies.

                  (ii) The Indenture Trustee shall provide a password to each
         Holder of the Series 2000-2 Notes and the Note Insurer, upon receipt by
         the Indenture Trustee or its agent of written certification in the form
         of Schedule C hereto from such party. The Indenture Trustee shall
         provide such password to the Issuer, the Servicer and the Rating
         Agencies without requiring such certification.

                  (iii) The Indenture Trustee shall also have the option of
         making other information (other than notices required to be provided
         pursuant to Section 7.02 of the Indenture) regarding the Series 2000-2
         Notes available electronically so long as the Indenture Trustee
         provides a written summary to the Issuer, the Servicer, and each Holder
         of the Series 2000-2 Notes regarding the additional information
         intended to be made available electronically and the Issuer, the
         Servicer, and each Holder of the Series 2000-2 Notes have consented in
         advance, in writing to such action.

         (b) Notwithstanding Section 12.04 of the Indenture or Exhibit A of the
Servicing Agreement, for so long as any Series of Notes remains outstanding, the
Monthly Servicer Report shall be in the form attached hereto as Schedule D.

         (c) Notwithstanding Section 4.06(b) of the Indenture, for so long as
one or more Series of Notes remains outstanding after a redemption pursuant to
Section 10.01 of the Indenture, the Issuer shall not be entitled to obtain the
release of Series Contracts related to the redeemed Series of Notes until 6
months after the applicable Redemption Date.

         (d) In addition to Sections 4.03 and 11.02(e) of the Indenture, the
Issuer agrees to deliver to the Indenture Trustee and the Controlling Party, no
later than the close of the transition period for effectiveness of Revised
Article 9 in the state of organization for each of the Company and the Issuer,
an Opinion of Counsel to the effect that either (1) in the opinion of such
counsel, all financing statements, continuation statements and amendments
thereto have been executed and filed that are necessary under Revised Article 9
fully to preserve and protect the interest of the Issuer and the Indenture in
the Contracts and reciting the details of such filings, or (2) in the opinion of
such counsel, no such action shall be necessary under Revised Article 9 to
preserve and protect such interests.

SECTION 4.        MISCELLANEOUS.

         (a) As supplemented by this Supplement, the Indenture is in all
respects ratified and confirmed and the Indenture as so supplemented shall be
read, taken and construed as one and the same instrument. In the event that any
term or provision contained herein shall conflict with or be inconsistent with
any term or provision contained in the Indenture, the terms and conditions of
the Supplement shall be controlling.

         (b) This Supplement shall be construed in accordance with and governed
by the internal laws of the State of New York applicable to agreements made and
to be performed therein, without regard to the conflict of laws provisions of
any State.

                                       3
<PAGE>   4
         (c) This Supplement may be executed in any number of counterparts, each
of which so executed shall be deemed to be an original, but all such
counterparts shall together constitute but one and the same instrument. Delivery
of an executed counterpart of a signature page to this Supplement by telecopier
shall be as effective as delivery of a manually executed counterpart of this
Supplement.

                                       4
<PAGE>   5
         IN WITNESS WHEREOF, the Issuer, the Servicer, the Indenture Trustee and
the Back-up Servicer have caused this Supplement to be duly executed by their
respective officers thereunto duly authorized as of the date and year first
above written.

                                       MFI FINANCE CORP. I, as Issuer

                                       By: ____________________________________
                                           Name:
                                           Title:

                                       MICROFINANCIAL INCORPORATED, as Servicer

                                       By: ____________________________________
                                           Name:
                                           Title:

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Indenture Trustee

                                       By: ____________________________________
                                           Name:
                                           Title:

                                       WELLS FARGO BANK MINNESOTA, NATIONAL
                                       ASSOCIATION, as Back-up Servicer

                                       By: ____________________________________
                                           Name:
                                           Title:

Acknowledged and Agreed to:

AMBAC ASSURANCE CORPORATION

By: ____________________________
    Name:
    Title:
<PAGE>   6
                                   SCHEDULE A

                               SERIES 2000-2 NOTES
                                CONTRACT SCHEDULE
<PAGE>   7
                                   SCHEDULE B

                            TARGETED BALANCE SCHEDULE
                               SERIES 2000-2 NOTES

<TABLE>
<CAPTION>
---------------------------------------------------------------------
    PERIOD              PAYMENT DATE          TARGETED BALANCE
---------------------------------------------------------------------

---------------------------------------------------------------------
<S>                     <C>                   <C>
       1                Jan-01                         49,261,840.69
---------------------------------------------------------------------
       2                Feb-01                         47,954,044.80
---------------------------------------------------------------------
       3                Mar-01                         46,638,355.72
---------------------------------------------------------------------
       4                Apr-01                         45,315,549.29
---------------------------------------------------------------------
       5                May-01                         43,987,367.58
---------------------------------------------------------------------
       6                Jun-01                         42,653,562.86
---------------------------------------------------------------------
       7                Jul-01                         41,313,758.44
---------------------------------------------------------------------
       8                Aug-01                         39,967,673.26
---------------------------------------------------------------------
       9                Sep-01                         38,615,195.50
---------------------------------------------------------------------
      10                Oct-01                         37,255,782.83
---------------------------------------------------------------------
      11                Nov-01                         35,889,485.70
---------------------------------------------------------------------
      12                Dec-01                         34,518,243.79
---------------------------------------------------------------------
      13                Jan-02                         33,143,177.83
---------------------------------------------------------------------
      14                Feb-02                         31,767,692.10
---------------------------------------------------------------------
      15                Mar-02                         30,390,759.33
---------------------------------------------------------------------
      16                Apr-02                         29,012,212.71
---------------------------------------------------------------------
      17                May-02                         27,634,687.50
---------------------------------------------------------------------
      18                Jun-02                         26,258,064.98
---------------------------------------------------------------------
      19                Jul-02                         24,882,641.71
---------------------------------------------------------------------
      20                Aug-02                         23,506,116.87
---------------------------------------------------------------------
      21                Sep-02                         22,128,379.31
---------------------------------------------------------------------
      22                Oct-02                         20,748,091.50
---------------------------------------------------------------------
      23                Nov-02                         19,365,607.73
---------------------------------------------------------------------
      24                Dec-02                         17,983,088.93
---------------------------------------------------------------------
      25                Jan-03                         16,606,519.38
---------------------------------------------------------------------
      26                Feb-03                         15,251,899.60
---------------------------------------------------------------------
      27                Mar-03                         13,916,888.17
---------------------------------------------------------------------
      28                Apr-03                         12,621,001.90
---------------------------------------------------------------------
      29                May-03                         11,024,725.26
---------------------------------------------------------------------
      30                Jun-03                          9,444,206.55
---------------------------------------------------------------------
      31                Jul-03                          7,935,928.57
---------------------------------------------------------------------
      32                Aug-03                          6,515,257.31
---------------------------------------------------------------------
      33                Sep-03                          5,162,888.69
---------------------------------------------------------------------
      34                Oct-03                          3,848,818.87
---------------------------------------------------------------------
      35                Nov-03                          2,567,396.93
---------------------------------------------------------------------
      36                Dec-03                          1,328,975.53
---------------------------------------------------------------------
      37                Jan-04                            153,350.44
---------------------------------------------------------------------
      38                Feb-04                                  0.00
---------------------------------------------------------------------
</TABLE>
<PAGE>   8
                                   SCHEDULE C

                         FORM OF INVESTOR CERTIFICATION

                                     [date]

Wells Fargo Bank Minnesota, National
  Association, as the Indenture Trustee
Sixth Street and Marquette Avenue
MAC N9311-161
Minneapolis, MN  55479

MicroFinancial Incorporated,
  as the Servicer
950 Winter Street, Suite 4100
Waltham, MA  02451

Attn:    Corporate Trust Services-Asset-Backed Administration
         MFI Finance Corp. I, 6.939% Contract-Backed Notes, Series 2000-2

         In accordance with Section 3(a) of the Supplement to Indenture Contract
Backed Notes, Series 2000-2, dated as of December 1, 2000 (the "Agreement"),
with respect to the MFI Finance Corp. I 6.939% Contract-Backed Notes, Series
2000-2 (the "Notes"), the undersigned hereby certifies and agrees as follows:

         1. The undersigned is a Holder of the Notes. [The undersigned is the
Insurer of the Notes.]

         2. The undersigned is requesting a password pursuant to Section 3(a) of
the Agreement for access to certain information (the "Information") on the
Indenture Trustee's website.

         3. In consideration of the Indenture Trustee's disclosure to the
undersigned of the Information, or the password in connection therewith, the
undersigned will keep the Information confidential (except from such outside
persons as are assisting it in connection with the related Notes, from its
accountants and attorneys, and otherwise from such governmental or banking
authorities or agencies to which the undersigned is subject), and such
Information will not, without the prior written consent of the Indenture
Trustee, be otherwise disclosed by the undersigned or by its officers,
directors, partners, employees, agents or representatives (collectively, the
"Representatives") in any manner whatsoever, in whole or in part.

         4. The undersigned will not use or disclose the Information in any
manner which could result in a violation of any provision of the Securities Act
of 1933, as amended (the "Securities Act"), or the Securities Exchange Act of
1934, as amended, or would require registration of any Certificate pursuant to
Section 5 of the Securities Act.

         5. Capitalized terms used but not defined herein shall have the
respective meanings assigned thereto in the Agreement.
<PAGE>   9
         IN WITNESS WHEREOF, the undersigned has caused its name to be signed
hereby by its duly authorized officer, as of the day and year written above.

                                                 Name: ________________________

                                                 By: __________________________
                                                 Title: _______________________
                                                 Company: _____________________
                                                 Phone: _______________________
<PAGE>   10
                                   SCHEDULE D

                         FORM OF MONTHLY SERVICER REPORT

<PAGE>   11

MICROFINANCIAL INCORPORATED                          ISSUER NAME:
MONTHLY SERVICER REPORT                              MONTH:

To: Norwest Bank Minnesota, National Association     Determination Date: _______
      as Indenture Trustee and Backup Servicer         Calculation Date: _______
    AMBAC as the Financial Guarantor,
    Rothschild Inc., as Placement Agent

Dear Sirs:

      In accordance with Section 4.01 of the Standard Terms and Conditions of
Servicing, dated March 1, 2000, by and among MicroFinancial Incorporated as
Servicer, Norwest Bank, as Indenture Trustee and Backup Servicer and MFI Finance
Corp I, as Issuer ("SV"), this letter constitutes the Monthly Servicer's Report
for the Payment Date occurring on December 16, 2000. Unless otherwise expressly
noted, all data contained herein has been calculated as of the related
Calculation Date and with respect to the related Due Period. Reference is also
made to the Standard Terms and Conditions of Indenture, Dated March 1, 2000
("IN") and the Specific Terms and Conditions of Indenture, dated as of March 1,
2000 by and among the Issuer and the Servicer and the Indenture Trustee and
Backup Servicer ("IN-SUP").

AMOUNTS DEPOSITED IN THE COLLECTION ACCOUNT:

<TABLE>
<S>                                                                              <C>                       <C>
Regular Payments (ACH and Non-ACH)                                                                         $                --
                                                                                                           ------------------------
Advance Payments                                                                                           $                --
                                                                                                           ------------------------
Servicing Charges                                                                                          $                --
                                                                                                           ------------------------
Servicer Advances                                                                                          $                --
                                                                                                           ------------------------
Repurchase Price                                                                                           $                --
                                                                                                           ------------------------
Prepayments due from Servicer                                                                              $                --
                                                                                                           ------------------------
Recoveries                                                                                                 $                --
                                                                                                           ------------------------
Collection Account Investment Earnings                                                                     $                --
                                                                                                           ------------------------
Residual Proceeds                                                                                          $                --
                                                                                                           ------------------------
Exceptions Repurchased 5/5/00                                                                              $                --
                                                                                                           ------------------------

Total deposited into the collection account                                                                $                --
                                                                                                           ------------------------

DISBURSEMENTS FROM COLLECTION ACCOUNT:

Servicer Fee                                                                                               $                --
                                                                                                           ------------------------
Reinvestment Income (Collection Account to Servicer)                                                       $                --
                                                                                                           ------------------------
Trustee Fee (2bps on 2000-1)                                                                               $                --
                                                                                                           ------------------------
Backup Servicer Fee  (3bps on Series 2000-1)                                                               $                --
                                                                                                           ------------------------
AMBAC Premium (40bps on Series 2000-1)                                                                     $                --
                                                                                                           ------------------------
Total Interest Due                                                                                         $                --
                                                                                                           ------------------------
      Term Notes Series 2000-1 Interest                     @
                                         ---------------         --------------
Principal Distribution Amount                                                                              $                --
                                                                                                           ------------------------
      Term Notes Series 2000-1 Principal
                                         ---------------
Deposit to the Cash Collateral Account to its Cash Collateral Required Balance
     (see below)                                                                                           $                --
                                                                                                           ------------------------
To the Servicer any unreimbursed Servicer Advances                                                         $                --
                                                                                                           ------------------------
To the Warehouse Lender, the Non-Use Fee                                                                   $                --
                                                                                                           ------------------------
To the Issuer, any excess amount remaining in the Collection Account                                       $                --
                                                                                                           ------------------------

REQUIRED COLLATERALIZATION AMOUNT / CASH COLLATERAL ACCOUNT

Required Collateralization Amount

Floor Percentage
                                                                                 ------------------------
Collateralization Percentage
                                                                                 ------------------------
</TABLE>
<PAGE>   12
MICROFINANCIAL INCORPORATED                          ISSUER NAME:
MONTHLY SERVICER REPORT                              MONTH:

<TABLE>
<S>                                                                   <C>                   <C>                  <C>
Minimum Required Collateralization Amount
    a)Required Collateralization Amount, as last calculated
      Funding IPB times Holdback Rate, if any, on Payment Date                              $         --
                                                                                            ------------------

    b)The greatest of A, B, or C                                                            $         --
                                                                                            ------------------
      A) Collateralization Percentage multiplied by Aggregate IPB     $         --
                                                                      ------------------
      B) IPB of 3 largest Customers                                   $         --
                                                                      ------------------

      C) Floor Percentage multiplied by the initial Aggregate IPB     $         --
                                                                      ------------------

Required Collateralization Amount equals lesser of a) or b)                                                      $         --
                                                                                                                 ------------------

CASH COLLATERAL ACCOUNT

Beginning Balance                                                                                                $         --
                                                                                                                 ------------------

      Plus Amount deposited pursuant to 12.03(a) of IN                                                           $         --
                                                                                                                  -----------------
      Less Amount transferred to Collection Account                                                              $         --
                                                                                                                 ------------------
      Plus Amount transferred from Collection Account                                                            $         --
                                                                                                                 ------------------
      Investment Earnings on Cash Collateral Account                                                             $         --
                                                                                                                 ------------------
      Less amounts in excess of Cash Collateral Account Required
        Balance transferred to Issuer pursuant to Section
        12.03(d)(ii) of IN                                                                                       $         --
                                                                                                                 ------------------
Ending Balance                                                                                                   $         --
                                                                                                                 ------------------

      Cash Collateral Account Factor
                                                                                                                 ------------------

      Required Cumulative CCA Deposit as of 6/30/00 Calculation
      Date:                                                                                           --
                                                                                            ------------------

      Cash Collateral Account Required Balance:
        Sum of Product of (a) Required Collateralization Amount -
        (Implicit Principal Balance - Ending Note Balance) and
        (b) Cash Collateral Account factor or zero if a trigger
        event has occurred                                                                                       $         --
                                                                                                                  -----------------
        Plus cumulative CCA Deposits (Deposits if any will be made
        every quarter)                                                                                           $         --
                                                                                                                 ------------------
</TABLE>

IMPLICIT PRINCIPAL BALANCE AND NOTE DECREASE

<TABLE>
<CAPTION>
                                                                                                   Implicit
                                                                                               Principal Balance    # of Contracts
                                                                                               -----------------    --------------
<S>                                                                    <C>                    <C>                   <C>
Beginning Aggregate IPB
                                                                                              ------------------------------------
 Add: Initial Issuance of Notes 3/21/00
                                                                                              ------------------------------------
Beginning Aggregate IPB                                                                       $              --            0
                                                                                              ------------------------------------
 Less: Amortization of Scheduled Payments                                                     $              --            0
                                                                                              ------------------------------------
 Less: Unamortized IPB of
   Defaulted Contracts                                                                        $              --            0
                                                                                              ------------------------------------
   Matured Contracts                                                                          $              --            0
                                                                                              ------------------------------------
Plus IPB of Substitute Contracts transferred into the Trust                                   $              --            0
                                                                                              ------------------------------------
Less IPB of Substitute Contracts transferred out of the Trust                                 $              --            0
                                                                                              ------------------------------------
Less IPB of Contracts repurchased by the Seller                                               $              --            0
                                                                                              ------------------------------------
Other (Exceptions)                                                                            $              --            0
                                                                                              ------------------------------------
Aggregate IPB Decrease                                                                        $              --            0
                                                                                              ------------------------------------
Plus IPB of Lease Contracts acquired through New Warehouse Funding                            $              --            0
                                                                                              ------------------------------------
Ending Aggregate IPB                                                                          $              --            0
                                                                                              ------------------------------------

      2000-1 Series Initial IPB                                        $          --
                                                                       --------------------
      2000-2 Series Initial IPB                                        $          --
                                                                       --------------------

      Total Initial Series IPB                                         $          --
                                                                       --------------------
</TABLE>
<PAGE>   13
MICROFINANCIAL INCORPORATED                          ISSUER NAME:
MONTHLY SERVICER REPORT                              MONTH:

<TABLE>
<CAPTION>
Note Information                                           Beginning             Less Principal                Ending
                                                         Note Balance               Payment                  Note Balance
                                                         ------------               -------                  ------------

<S>                                                  <C>                      <C>                        <C>
      2000-1 Series                                  $         --             $         --               $         --
                                                     --------------------------------------------------------------------
      2000-2 Series                                  $         --             $         --               $         --
                                                     --------------------------------------------------------------------

      Total                                          $         --             $         --               $         --
                                                     --------------------------------------------------------------------
</TABLE>

TRIGGER EVENTS, DELINQUENCIES AND DEFAULTS

<TABLE>
<S>                                                                             <C>                            <C>
Annualized Default Rate:
      # of days delinquent to declare Defaulted Lease:                          180 Days

      IPB of Defaulted Lease Contracts during current Due Pd.(including
      repurchased and Substitute Contracts)                                                                    $         --
                                                                                                               -----------------
      Less Servicing Charges                                                                                   $         --
                                                                                                               -----------------
      Less Recoveries received during the current Due Period
                                                                                                               -----------------
      Less Residuals
                                                                                                               -----------------
              Total                                                                                            $         --
                                                                                                               -----------------
      Current Month Annualized Default Rate                                                 %
                                                                                -------------
</TABLE>

<TABLE>
<CAPTION>
Delinquency Rate:                                                                                % of Aggregate
                                                                                  Implicit           Implicit
Delinquencies                                                                 Principal Balance  Principal Balance  # of Contracts
                                                                              -----------------  -----------------  --------------
<S>                                                                         <C>                  <C>                <C>
      31-60 days delinquent                                                 $         --                        %            --
                                                                            ------------------------------------------------------
      61-90 days delinquent                                                 $         --                        %            --
                                                                            ------------------------------------------------------
      91-120 days delinquent                                                $         --                        %            --
                                                                            ------------------------------------------------------
      121-150 days delinquent                                               $         --                        %            --
                                                                            ------------------------------------------------------
      151-180 days delinquent                                               $         --                        %            --
                                                                            ------------------------------------------------------
      Delinquency Rate                                                      $         --                    0.00%            --
                                                                            ------------------------------------------------------
</TABLE>

Note Default and Delinquency Levels:

<TABLE>
<CAPTION>
                                                    Sum of Current &
                                      Average          Immediately                                                 Immediately
                                   Past 3 Months     Preceding Month    Current Month        Preceding Month     Preceding Month
                                ---------------------------------------------------------------------------------------------------
<S>                             <C>                 <C>                 <C>                  <C>                 <C>
      Annualized
      Default Rate                          0.00%               0.00%           0.00%                  0.00%             0.00%
                                ---------------------------------------------------------------------------------------------------

      Delinquency Rate                      0.00%                               0.00%                  0.00%             0.00%
                                --------------------                    -----------------------------------------------------------
</TABLE>

<TABLE>
<CAPTION>
Trigger Events:
                                                     Current Month +
                                     3 Mo Avg.          Last Month      Current Month
                                ---------------------------------------------------------
<S>                             <C>                  <C>                <C>
Overall
      Max Default Rates                         %                %                  %
                                ---------------------------------------------------------
      Max Delinquency Rates                     %
                                -----------------
</TABLE>
<PAGE>   14
MICROFINANCIAL INCORPORATED                          ISSUER NAME:
MONTHLY SERVICER REPORT                              MONTH:

<TABLE>
<S>                                                                         <C>                        <C>       <C>
Net Worth Triggers:
MicroFinancial Incorporated's Net Worth
      (not including subdebt, a/o last fiscal qtr)                          $         --
                                                                            -------------------

Net Worth Requirement                                                       $         --
                                                                            -------------------

Last Stated Quarter
                                                                            -------------------

Available Cash Requirement                                                  $         --               >         $
                                                                            -------------------                  ------------------
</TABLE>

<TABLE>
Others:
<S>                                                                                                   <C>
An Occurrence of an Event of Default                                                                            None
                                                                                                      -------------------------
A voluntary Bankruptcy filing of the Servicer and not discharged for 60 days                                     No
                                                                                                      -------------------------
Issuer of the Trust Estate is registered as an "Investment Company"                                              No
                                                                                                      -------------------------
An Occurrence of Change of Control                                                                              None
                                                                                                      -------------------------
Any Cross Defaults to Loan Agreements                                                                           None
                                                                                                      -------------------------
</TABLE>

DETAIL ON CUMULATIVE SUBSTITUTIONS AND REPURCHASES

<TABLE>
<CAPTION>
                                                                                   Cumulative           Cumulative IPB
                                                            Implicit                Implicit              Divided by
                                                        Principal Balance       Principal Balance        Initial IPB
                                                     --------------------------------------------------------------------
<S>                                                  <C>                        <C>                     <C>
Leases Terminated or Prepaid and
      Substituted per 4.04(d) of IN                  $                --        $                --                     % (< 10.0%)
                                                     --------------------------------------------------------------------
Delinquent Lease Contracts,
      Substituted or Purchased per
       4.04(d) of IN                                 $                --        $                --                     % (< 20.0%)
                                                     --------------------------------------------------------------------
Defaulted Lease Contracts,
      Substituted or Purchased per
       4.04(d) of IN                                 $                --        $                --                     % (< 6.5%)
                                                     --------------------------------------------------------------------

Transition Costs:

Cumulative Transition Costs Paid to Date
      pursuant to 12.02 (d)(x) of IN                                            $                --
                                                                                ---------------------
</TABLE>

Explanatory Notes:

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

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

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

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

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

Contact:  Betsy Marble, Accounting Manager
Phone:  (781) 890-0177

      The undersigned officer of the Servicer hereby certifies that the
      information contained in this Monthly Servicer Report is true and accurate
      in all respects.

                                         MicroFinanicial Incorporated
                                         Servicer

                                         By: ___________________________________
<PAGE>   15
MICROFINANCIAL INCORPORATED                          ISSUER NAME:
MONTHLY SERVICER REPORT                              MONTH:

                                SERVICER SUMMARY

Due from the Servicer on December 10, 2000

<TABLE>
<S>                                                                                                              <C>
      Net Servicer Advance                                                                                       $              --
                                                                                                                 -------------------
      Repurchases of Delinquent/Defaulted Leases                                                                 $              --
                                                                                                                 -------------------
      Prepayments                                                                                                $              --
                                                                                                                 -------------------
      X-rent Residuals                                                                                           $              --
                                                                                                                 -------------------
                             Total Due from Servicer                                                             $              --
                                                                                                                 -------------------

Due to Servicer on December 16, 2000

      Net Reimbursement to Servicer for Advances                                                                 $              --
                                                                                                                 -------------------
      Servicing Fee                                                                                              $              --
                                                                                                                 -------------------
      Excess Cashflow from Cash Collateral Account                                                               $              --
                                                                                                                 -------------------
      Distribution of Investment Earnings from Cash Collateral A/C                                               $              --
                                                                                                                 -------------------
      Excess Cashflow from Collection Account                                                                    $              --
                                                                                                                 -------------------
      Distribution of Investment Earnings from Collection Account                                                $              --
                                                                                                                 -------------------
      Repurchases if Prepaid Received > PV + Resid                                                               $              --
                                                                                                                 -------------------
                               Total Due to Servicer                                                             $              --
                                                                                                                 -------------------
</TABLE>

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}]]