Document:

<PAGE>
                                                                   EXHIBIT 10.54

                              EMPLOYMENT AGREEMENT

     This Employment Agreement (the "Agreement") is made and entered into as of
January 1, 2002 by and between Kennedy-Wilson International, a California
corporation, having an address of 9601 Wilshire Boulevard, Suite 220, Beverly
Hills, California 90210 ("Company"), and Mary L. Ricks having an address of 816
N. Orlando Ave. Los Angeles, CA 90069 ("Employee"), with reference to the
following facts and circumstances:

                                R E C I T A L S:

     A.   Company is diversified real estate marketing and investment firm whose
businesses include the management, marketing, development and acquisition of
real estate and real estate related assets, such as secured promissory notes,
real estate brokerage and marketing programs for all types of properties and
financial instruments. Employee is experienced in real estate transactions and
financial instruments.

     B.   Company desires to employ Employee and Employee desires to be employed
by Company for the purposes and on the terms and conditions set forth in this
Agreement.

     C.   This Agreement replaces and supersedes in their entirety any and all
prior agreements, express or implied, written or oral, performed or unperformed,
pertaining to the employment of Employee and the compensation to be paid to her
therefor, and all such prior agreements and understandings are hereby terminated
and shall be of no further force or effect.

     NOW, THEREFORE, in consideration of the mutual covenants set forth herein
and for good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, Company and Employee agree as follows:

     1.   Employment. Company hereby employs Employee and Employee hereby
accepts employment to perform the duties described in Section 2 below, on the
terms, conditions and covenants set forth in this Agreement.

     2.   Services Provided to the Company. Subject to the policy guidelines and
directives of the Company which are provided to her by Company from time to time
during the term of this Agreement, Employee shall serve as President of and be
responsible for the operation of Kennedy-Wilson West Coast Commercial Group, be
responsible for the Notes Division,

<PAGE>

and to advance the business and welfare of Kennedy-Wilson as determined by the
Company from time to time, and have such powers and duties as may from time to
time be prescribed by the Chairman and Chief Executive Officer of the Company,
which duties may, in the Company's reasonable discretion, be changed in any
legal manner from time to time. Additionally, employee is presently serving, and
shall continue to serve for the remainder of the term hereof at the request of
and in the discretion of the Company, as a Director of the Company. Employee
shall have no authority to bind or obligate Company to the purchase or sale of
any real property, or to any other financial commitment, including without
limitation the borrowing of any monies on a secured or unsecured basis, without
obtaining the prior written authorization of Company as to the specific
transaction. Employee's duties also shall include such other matters or
responsibilities as Company and Employee may jointly agree upon from time to
time during the term of this Agreement.

          Employee's employment is on a full-time and "best efforts" basis
meaning that during the term of this Agreement, Employee shall not accept any
full or part-time employment, including without limitation as an Independent
Consultant, after working hours or otherwise, without the prior written consent
of Company, which may be given, withheld or conditioned in Company's sole and
absolute discretion. Employee shall devote her full energies, interests,
abilities, and productive time to the performance of her duties and
responsibilities under this Agreement. During the term of this Agreement,
Employee shall not, directly or indirectly, whether as a partner, employee,
creditor, shareholder or otherwise, promote, participate or engage in any
activity or other business competitive with Company's businesses.
Notwithstanding the foregoing, Company acknowledges that Employee has made and
will continue to make personal investments that will require Employee's periodic
attention. Employee may participate in such personal investments to the full
extent desired by Employee so long as such personal investment activity does not
detract from Employee's ability to devote her full energies and productive
interests to the performance of her duties and responsibilities under this
Agreement.

     3.   Term of Employment. Employee shall be employed by the Company pursuant
to this Agreement for a term (the "Term") beginning on January 1, 2002, and
continuing through to, and terminating at the close of business on December 31,
2003 (unless earlier terminated pursuant to Section 12).

<PAGE>

     4.   Commitment to the Company.

          (a)  During the Term, Employee shall not be involved, individually or
as an Employee, principal, officer, general partner, director or shareholder, in
the marketing and/ or sale of any real estate properties or any real estate
activities that are not proprietary to Kennedy-Wilson, Inc. without first
obtaining the consent and approval of a majority of the Company's Board of
Directors. The limitation contained in this Section 4 shall not apply, however,
to the ownership of not more than one percent (1%) of the outstanding shares of
any class of securities of a publicly-held issuer subject to the public
reporting requirements of the Securities and Exchange Act of 1934, as amended,
or any limited partner interest in a limited partnership or similar passive
investment interest so long as the nature of such investment prevents, pursuant
to applicable law, Employee's control of the management of the issuer of such
investment interests. For purposes of this Section 4, Employee shall be deemed
the owner of any interests held by Employee, Employee's spouse, or any other
unemancipated minor member of the Employee's family.

          (b)  Employee shall, at all times during the Term, strictly adhere to
and comply with all of Company's policies, rules and procedures as they
currently exist and as they may be changed by the Company. Employee agrees that
to the best of her ability and experience she will at all times loyally and
conscientiously perform all of the duties and obligations required of him
expressly or by implication by the terms of this Agreement.

     5.   Compensation.

          (a)  Salary: Company shall pay a basic salary to Employee at the rate
of $25,000.00 per month ($300,000.00 annualized) for the term of this Agreement,
payable in bi-monthly equal installments, $25,000.00 per month total, subject to
such deductions and withholdings as Company may from time to time be required to
make pursuant to applicable law, governmental regulation or order.

          (b)  Bonus:

                 (i)  Note Division: Based on Net Profits of the Note Division,
Employee will receive a bonus as follows:

                                   Net Profits       Bonus
                               ------------------    -----
                               $0      -  $1.0MM      15%
                               $1.0MM  -  Above       20%

                                        3

<PAGE>

"Net Profits" shall mean the gross revenue realized during the applicable fiscal
year less any Bonuses paid to the President or other employees of the Note
Division, less all costs and expenses charged to such gross revenue according to
generally acceptable accounting principles as determined in the commercially
reasonable judgment of Company's Chief Financial Officer.

                 (ii) West Coast Commercial Group: Based on Net Profits of the
West Coast Commercial Group, Employee will receive a bonus as follows:

                                   Net Profits       Bonus
                               ------------------    -----
                               $0      -  1.0MM       15%
                               $1.0MM  -  Above       20%

"Net Profits" shall mean the gross revenue realized during the applicable fiscal
year less any Bonuses paid to employees of the West Coast Commercial Group, less
all costs and expenses, charged to such gross revenue according to generally
acceptable accounting principles as determined in the commercially reasonable
judgment of Company's Chief Financial Officer.

          Employee acknowledges that Company has not provided Employee with any
projections or estimates of Bonus that might be received by Employee under the
terms of this Agreement as an inducement to Employee to accept employment with
Company.

     6.   Stock Options: Company shall grant to Employee under KWI's 1992
Incentive and Nonstatutory Stock Option Plan non-transferable incentive and
nonstatutory options to purchase an aggregate of 30,000 shares of common stock
at an exercise price equal to the price of the common stock on the date hereof
on such terms and conditions as are set forth in the Stock Option Agreement
between KWI and the Employee.

     7.   Other Benefits. During the Term of her employment and subject to
applicable eligibility requirements of position, tenure, salary, age, health and
other qualifications as may be set forth in the Company's Employment Handbook,
or pursuant to the terms of the applicable benefit provider, Employee shall
participate in such benefit plans or programs as are available to the Company's
other employees, including without limitation medical, dental, disability, life
insurance, deferred compensation plan and, 401K Plan.

               Employee will be eligible to invest in the principal investments
at an investment percentage consistent with others who have a

                                        4

<PAGE>

similar level of responsibility at KWI.

     8.   Business Expenses. Employee will be required to incur ordinary and
necessary travel and other business expenses in connection with the performance
of her duties hereunder, and Employee shall be entitled to reimbursement from
Company for such expenses in accordance with Company's policies and procedures.

     9.   Non-Competition. For all periods that Employee is employed pursuant to
this Agreement and for a period of six (6) months thereafter, unless Company has
terminated Employee without cause, or if Company has not renewed Employee's
employment in Company's sole and absolute discretion, Employee shall not
directly or indirectly:

          (a)  Engage in any business in the State of California which engages
in the same businesses or similar businesses engaged in by the Company during
the Term, without the consent of the Board of Directors of the Company, or which
would result in using or revealing any trade secrets or confidential information
of the Company, including but not limited to activities, whether direct or
indirect, as proprietor, partner, shareholder, principal, agent, or employee;
and

          (b)  In any manner induce, attempt to induce, or assist others to
induce or attempt to induce any employee, partner, joint venturer, independent
contractor, agent or customer of the Company to terminate its, his or her
association with the Company, or do anything to interfere with the relationship
between the Company and such person or entity or other persons or entities
dealing with the Company.

          (c)  The parties hereto intend that the covenants and agreements
contained in this Section 9 shall be deemed to be a series of separate covenants
and agreements, one for each and every country, county, state, city and other
jurisdiction in the world with respect to which the Company's business has been
or is hereafter carried on. If any of the foregoing is determined by any court
of competent jurisdiction to be invalid or unenforceable by reason of such
agreement extending for too great a period of time or over too great a
geographical area, or by reason of its being too extensive in any other respect,
such agreement shall be interpreted to extend only over the maximum period of
time and geographical area and to the maximum extend enforceable, all as
determined by such court in such action. Any determination that any provision
hereof is invalid or unenforceable, in whole or in part, shall have no effect on
the validity or enforceability of any remaining provision hereof.

                                        5

<PAGE>

          (d)  Notwithstanding the foregoing, nothing herein shall prevent
Employee, following the termination of her employment or the end of the Term,
whichever is later, from being associated with any person or entity engaged in
any real estate activities or matters other than real estate auction activities
or other activities which constitute a primary line of business of the Company
at the time of such termination. Employee represents and warrants that she is
not restricted or prohibited in any way from entering into this Agreement or
performing services hereunder at any time, whether by non-competition, covenant,
or otherwise, and shall indemnify, defend and hold the Company harmless from and
against any damages, claims, costs (including attorney's fees) or liabilities as
a result of the incorrectness of such representation and warranty.

     10.  Trade Secrets. Employee has not disclosed to Company, and Employee has
been advised that Company will not accept at any time during the course of
Employee's employment at Company, the disclosure of any trade secret (as that
term is defined in California Civil Code Section 3426 et. Seq.) the disclosure
or misappropriation of which by Employee would constitute a breach by Employee
of any obligation to any third party, including any former employers. Employee
represents and warrants she has informed Company of the existence of any and all
agreements, including covenants not to compete, between Employee and third
parties which may in any way relate to, impact, or prevent Employee's employment
at Company. Employee represents and warrants she has not taken any act prior to
signing this Agreement that constitutes a breach of any agreement which may in
any way relate to, impact, or prevent Employee's employment at Company.

     11.  Confidential and Proprietary Information. Employee recognizes that she
will occupy a position of trust with respect to business information of a
confidential or proprietary nature which is the property of the Company and
which has been and will be imparted to her from time to time in the course of
the performance of her duties under this Agreement. All agreements, documents,
studies, analyses, comparables, data, statistics, marketing materials, leads and
lead lists developed or prepared by Employee or others in Company's employ
during the term of this Agreement shall be and remain confidential and shall be
the sole property of Company. Employee hereby acknowledges that Company develops
and utilizes valuable procedures, confidential information and copyrighted
materials, including but not limited to names of property owners who may wish to
sell their property by auction or other means, names of potential purchasers,
leads and lead lists, studies and analyses, methods of obtaining prospects,
marketing and auction procedures and various brochures and other printed
materials, all of which constitute a valuable part of Company's assets built up
by Company's

                                        6

<PAGE>

ingenuity, time, labor and expense over a period of many years and all of which
constitute Company trade secrets. Employee agrees that:

          (a)  She shall not at any time, whether during the Term or thereafter,
use, divulge or disclose directly or indirectly any confidential or proprietary
information of the Companies to any person, except that she may use and disclose
to other Company personnel such confidential and proprietary information in the
course of the performance of her duties hereunder or when legally required to do
so in connection with any pending litigation or administrative inquiry; and

          (b)  She shall return promptly upon the termination of this Agreement
or otherwise upon the request of the Company any and all copies of any
documentation or materials containing any confidential or proprietary
information of the Company.

          For purposes of this Agreement, the term "Confidential or Proprietary
Information" of the Company shall include all information which is owned by the
Companies and which is not at the time publicly available or generally known to
persons engaged in businesses similar to that of the Company, including
practices, procedures and methods and other facts relating to the business of
the Companies; practices, procedures and methods and other facts related to
sales, marketing, advertising, promotions, financial matters, clients, client
lists of the Company and similar information of a confidential and proprietary
nature. Employee agrees that her breach of this Section 10 will cause
irreparable harm to the Company. Employee agrees that the remedy at law for any
breach by him of this Section 11 will be inadequate and, in addition to any
other remedy available to the Company, the Company shall be entitled to
injunctive relief for any actual or threatened breach of this Section 11 without
proof that any actual damages have been caused by such breach, and without any
need to post bond or similar security.

     12.  Termination.

          (a)  Termination. (Employment At Will) Either Company or Employee may
terminate this Agreement at any time during the Twenty four (24) month Term,
with or without cause, by delivering written notice of its election to the
other. The written notice of termination for cause from Company to Employee
shall include a reasonably detailed description of Employee's acts or omissions,
which constitute cause for termination. The term "cause" shall mean: (I) the
breach of any provision of this Agreement; (ii) misconduct, neglect or
negligence in the performance of Employee's duties and obligations as set forth
in this Agreement; (iii) disloyal, dishonest or illegal conduct or moral
turpitude of Employee; (iv) such material

                                        7

<PAGE>

carelessness or inefficiency in the performance of her duties that Employee, in
the reasonable discretion of Company, is deemed unfit to continue in the service
of Company; and (v) the material and persistent failure of Employee to comply
with the policies or directives of Company and/or failure to take direction from
Company management.

          (b)  Employee's employment with Company shall cease upon the date of
her death or physical or mental disability to the extent that Employee becomes
disabled for more than thirty (30) consecutive days or sixty (60) days in the
aggregate in any 12-month period to perform her duties on a full-time basis.
Upon termination for physical or mental disability, Employee shall be entitled
to receive the compensation described in Section 5(a)-(b) and Section 7 to the
date of termination. Upon termination for death, Employee shall be entitled to
receive the compensation described in Section 5(a)-(b) and Section 7 to the date
of termination, and such compensation will be payable to the Mary Ricks
revocable Trust dated February 7, 2000.

          (c)  If the term of the Agreement is terminated by Company without
cause, then Company shall continue to pay Employee the salary and other benefits
described in Sections 5(a)-(b) for the remainder of the Term of the Agreement,
together with such other compensation as Employee may be entitled to under the
provisions of Sections 7, Benefits (or if such benefits cannot be provided
pursuant to the terms of the applicable plans, comparable benefits due hereunder
and remaining to be paid during the Term in the ordinary course, provided that
the payment of fringe or comparable benefits shall be subject to the
availability of such benefits following Employee's termination of employment at
no additional cost above what was previously paid by the Company).

          (d)  If Employee terminates this Agreement, then Employee shall be
entitled to receive only the compensation described in Section 5 above earned to
the date of termination. Company shall not pay Employee the salary and other
benefits which Employee would have been entitled to for the remainder of the
term of the Agreement under Sections 5(a)-(b) and Section 7 above.

          (e)  If the Term of Employee's employment is terminated for cause,
then Employee shall be entitled to receive only the compensation described in
Section 5 above earned to the date of termination.

          (f)  This Agreement may be terminated by Employee at any time,
provided such termination shall have the effect set forth as follows:

                                        8

<PAGE>

Termination of this Agreement pursuant to this Section 12 shall not relieve
Employee of her obligations to comply with Sections 10 and 11 hereof, which
provisions shall survive the termination of this Agreement. If and only if,
Employee resigns due to the Company's material breach of this Agreement which is
not corrected within ten (10) days after the Employee's written notice of the
breach to the Company, then Employee shall be relieved of her obligations under
Section 10 hereof.

     13.  Alternative Dispute Resolution. The parties to this Agreement
specifically desire an early resolution of any dispute between them, which
arises out of this Agreement. It is therefore, agreed that any controversy
arising out of this Agreement, whether dealing with breach, interpretation or
otherwise, shall be heard by a reference ("Referee") pursuant to the provisions
of the applicable sections of the Code of Civil Procedure and in accordance with
the provisions described below; provided, however, that if injunctive relief is
sought, the complaining party may seek such relief from the California Superior
Court without the use of a Referee.

          (a)  Enforcement of Agreement. This reference provision may be
enforced by the filing of a complaint or petition or motion seeking specific
enforcement. Service of such motion on the opposing party shall constitute the
"Claim Date" for purposes of this provision.

          (b)  Selection of Referee. The Referee shall be a retired Judge of the
Court selected by mutual agreement of the parties. If the parties cannot agree
then a Referee shall be appointed by the California Superior Court in accordance
with the appropriate Section of the Code of Civil Procedure. Each party shall be
entitled to only one disqualification pursuant to the appropriate Section of the
Code of Civil Procedure. The parties hereby waive their right to a trial by jury
and agree that their dispute shall be tried by the Referee so selected.

          (c)  Decisional Rules. The trial shall be conducted and the issues
determined in compliance with all judicial rules and all statutory and
decisional law of the Sate of California as if the matter were formally
litigated in Superior Court. The Referee shall conduct and decide all pre-trial
and post-trial procedures as if the matter were formally litigated in the
Superior Court. All rules of evidence as set forth in the California Evidence
Code; other statutory and decisional law of California State and all-relevant
California County Superior Court Rules and News York Rules of Court shall be
applicable to any proceeding before the Referee.

          (d)  Discovery. The parties to this Agreement expressly waive their
right to engage in any discovery with the exception of

                                        9

<PAGE>

depositions and requests for the inspection, production and copying of
documents. Interrogatories, requests for admissions and depositions upon written
interrogatories shall not be permitted. The Referee shall be authorized to issue
subpoenas requiring attendance at hearings and/or trial. All discovery permitted
by this Agreement shall be completed no later than fifteen (15) days before the
first hearing date established by the Referee. The Referee may extend such
period in the event of a party's refusal to provide requested discovery for any
reason whatsoever, including legal objections raised to such discovery or
unavailability of a witness due to absence or illness. No party shall be
entitled to "priority" in conducting discovery. Depositions may be taken by
either party upon seven (7) days written notice. Request for production or
inspection of documents shall be responded to within ten (10) days after
service. All disputes relating to discovery shall be submitted to the Referee
whose decision shall be final and binding upon the parties.

          (e)  Hearings and Trial. Except as set forth in this Agreement, the
Referee shall determine the manner in which the proceeding is conducted
including the time and place of all hearings, the order or presentation of
evidence, and all other questions that arise with respect to the course of the
proceeding. All proceedings and hearings conducted before the Referee, except
for trial, shall be conducted without a court reporter unless one is requested
by a party. The party making the request shall have the obligation to arrange
and pay for the court reporter. The costs of the court reporter at the trial
shall be borne equally by the parties. The trial shall be conducted without a
jury on consecutive dates, as opposed to being conducted piecemeal on various
dates separated by postponements or adjournments. The trial shall be conducted
in a courtroom or in surroundings with formality as close to a courtroom as
possible. The Referee shall set the matter for hearing within sixty (60) days
after the Claim Date and try all issues of law or fact and report a statement of
decision upon them, if possible, within ninety (90) days of the Claim Date.

          (f)  Decision of Referee. The Referee shall be empowered to enter
equitable as well as legal relief, to provide all temporary and/or provisional
remedies and to enter equitable orders that will be binding upon the parties.
The Referee shall issue a single judgment at the close of the proceeding that
shall dispose of all of the claims of the parties that are the subject of the
reference. Any decision rendered by the Referee shall be final, binding and
conclusive and judgment shall be entered pursuant to the appropriate Section of
the Code of Civil Procedure in any court in the State of California having
jurisdiction.

                                       10

<PAGE>

          (g)  Attorneys' Fees. The prevailing party shall be entitled to costs
and reasonable attorney's fees, including without limitation costs and fees
incurred upon any appeal, as awarded by the court.

          (h)  Appeal. The judgment entered upon the decision of the Referee
shall be subject to all post-trial procedures and to appeal in the same manner
as an appeal from any order or judgment in a civil action.

     14.  Miscellaneous.

          (a)  Assignment. This Agreement is for the unique personal services of
Employee and may not be assigned by Employee without the express written consent
of Company and its affiliates. Except as so provided, this Agreement shall be
binding upon and inure to the benefit of the respective heirs, personal
representatives, successors and assigns of the parties hereto,

          (b)  License. Employee hereby agrees to obtain / maintain any
professional license in the State of California and in any other jurisdiction
that may be required to do business. During any period that Employee does not
have such a license in good standing, she will not be required to perform acts
within a given jurisdiction for which a license is required in such
jurisdiction, and Employee hereby agrees not to take any such actions for which
a license is required until she has obtained the requisite license for such
jurisdiction.

          (c)  Severability. Each provision, sub-provision or term of this
Agreement is intended to be severable and shall continue in full force and
effect although other provisions herein may be determined invalid or void for
any reason.

          (d)  Attorneys' Fees. Subject to Section 8 hereof, in the event suit
is brought to enforce the terms of this Agreement, the prevailing party shall be
entitled to costs and reasonable attorneys fees, including without limitation
those costs and fees incurred upon any appeal, as awarded by the court.

          (e)  Entire Agreement; Amendments. This Agreement contains the entire
agreement of the parties with respect to the subject matter covered hereby and
may be amended, waived or terminated only by an instrument in writing signed by
the parties hereto. This Agreement shall

                                       11

<PAGE>

be interpreted according to its fair meaning and not for or against the party
which drafted same.

          (f)  Counterparts. This Agreement may be executed in two or more
counterparts, each of which shall be deemed an original and all of which
together shall constitute one instrument.

          (g)  Governing Law. This Agreement shall be governed by and construed
in accordance with the laws of the State of California.

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
executed as of the day and year first above written.

COMPANY:                                         EMPLOYEE:
KENNEDY-WILSON INTERNATIONAL,
a California corporation

By: /s/ William J. McMorrow                       /s/ Mary L. Ricks
   ---------------------------------------       --------------------------
Name:  William J. McMorrow                       Mary L. Ricks
Title: Chairman

                                       12<PAGE>

                                                                   EXHIBIT 10.55

                             BUSINESS LOAN AGREEMENT
<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------
Principal      Loan Date   Maturity    Loan No  Call/Coll  Account Officer   Initials
<S>            <C>         <C>         <C>                         <C>     <C>
$5,000,000.00  09-25-2002  09-30-2005  02212886                    710     /s/ [ILLEGIBLE]
------------------------------------------------------------------------------------------
</TABLE>

     References in the shaded area are for Lender's use only and do not limit
     the applicability of this document to any particular loan or item. Any item
     above containing " *** " has been omitted due to text length limitations.
--------------------------------------------------------------------------------

<TABLE>

    <S>                                             <C>
    Borrower: Kennedy-Wilson, Inc.                  Lender: Pacific Western National Bank
              9601 Wilshire Boulevard Suite 220             Beverly Hills Office
              Beverly Hills, CA  90210                      9454 Wilshire Boulevard
                                                            Beverly Hills, CA 90212
=========================================================================================
</TABLE>

THIS BUSINESS LOAN AGREEMENT dated September 25, 2002, is made and executed
between Kennedy-Wilson, Inc. ("Borrower") and Pacific Western National Bank
("Lender") on the following terms and conditions. Borrower has received prior
commercial loans from Lender or has applied to Lender for a commercial loan or
loans or other financial accommodations, including those which may be described
on any exhibit or schedule attached to this Agreement ("Loan"). Borrower
understands and agrees that: (A) in granting, renewing, or extending any Loan,
Lender is relying upon Borrower's representations, warranties, and agreements as
set forth in this Agreement; (B) the granting, renewing, or extending of any
Loan by Lender at all times shall be subject to Lender's sole judgment and
discretion; and (C) all such Loans shall be and remain subject to the terms and
conditions of this Agreement.

TERM. This Agreement shall be effective as of September 25, 2002, and shall
continue in full force and effect until such time as all of Borrower's Loans in
favor of Lender have been paid in full, including principal, interest, costs,
expenses, attorneys' fees, and other fees and charges, or until such time as the
parties may agree in writing to terminate this Agreement.

CONDITIONS PRECEDENT TO EACH ADVANCE. Lender's obligation to make the initial
Advance and each subsequent Advance under this Agreement shall be subject to the
fulfillment to Lender's satisfaction of all of the conditions set forth in this
Agreement and in the Related Documents.

     Loan Documents. Borrower shall provide to Lender the following documents
     for the Loan: (1) the Note; (2) together with all such Related Documents as
     Lender may require for the Loan; all in form and substance satisfactory to
     Lender and Lender's counsel.

     Borrower's Authorization. Borrower shall have provided in form and
     substance satisfactory to Lender properly certified resolutions, duly
     authorizing the execution and delivery of this Agreement, the Note and the
     Related Documents. In addition, Borrower shall have provided such other
     resolutions, authorizations, documents and instruments as Lender or its
     counsel, may require.

     Payment of Fees and Expenses. Borrower shall have paid to Lender all fees,
     charges, and other expenses which are then due and payable as specified in
     this Agreement or any Related Document.

     Representations and Warranties. The representations and warranties set
     forth in this Agreement, in the Related Documents, and in any document or
     certificate delivered to Lender under this Agreement are true and correct.

     No Event of Default. There shall not exist at the time of any Advance a
     condition which would constitute an Event of Default under this Agreement
     or under any Related Document.

REPRESENTATIONS AND WARRANTIES. Borrower represents and warrants to Lender, as
of the date of this Agreement, as of the date of each disbursement of loan
proceeds, as of the date of any renewal, extension or modification of any Loan,
and at all times any Indebtedness exists:

     Organization. Borrower is a corporation for profit which is, and at all
     times shall be, duly organized, validly existing, and in good standing
     under and by virtue of the laws of the State of Delaware. Borrower is duly
     authorized to transact business in all other states in which Borrower is
     doing business, having obtained all necessary filings, governmental
     licenses and approvals for each state in which Borrower is doing business.
     Specifically, Borrower is, and at all times shall be, duly qualified as a
     foreign corporation in all states in which the failure to so qualify would
     have a material adverse effect on its business or financial condition.
     Borrower has the full power and authority to own its properties and to
     transact the business in which it is presently engaged or presently
     proposes to engage. Borrower maintains an office at 9601 Wilshire Boulevard
     Suite 220, Beverly Hills, CA 90210. Unless Borrower has designated
     otherwise in writing, the principal office is the office at which Borrower
     keeps its books and records including its records concerning the
     Collateral. Borrower will notify Lender prior to any change in the location
     of Borrower's state of organization or any change in Borrower's name.
     Borrower shall do all things necessary to preserve and to keep in full
     force and effect its existence, rights and privileges, and shall comply
     with all regulations, rules, ordinances, statutes, orders and decrees of
     any governmental or quasi-governmental authority or court applicable to
     Borrower and Borrower's business activities.

     Assumed Business Names. Borrower has filed or recorded all documents or
     filings required by law relating to all assumed business names used by
     Borrower. Excluding the name of Borrower, the following is a complete list
     of all assumed business names under which Borrower does business: None.

     Authorization. Borrower's execution, delivery, and performance of this
     Agreement and all the Related Documents have been duly authorized by all
     necessary action by Borrower and do not conflict with, result in a
     violation of, or constitute a default under (1) any provision of Borrower's
     articles of incorporation or organization, or bylaws, or any agreement or
     other instrument binding upon Borrower or (2) any law, governmental
     regulation, court decree, or order applicable to Borrower or to Borrower's
     properties.

     Financial Information. Each of Borrower's financial statements supplied to
     Lender truly and completely disclosed Borrower's financial condition as of
     the date of the statement, and there has been no material adverse change in
     Borrower's financial condition subsequent to the date of the most recent
     financial statement supplied to Lender. Borrower has no material contingent
     obligations except as disclosed in such financial statements.

     Legal Effect. This Agreement constitutes, and any instrument or agreement
     Borrower is required to give under this Agreement when delivered will
     constitute legal, valid, and binding obligations of Borrower enforceable
     against Borrower in accordance with their respective terms.

     Properties. Except as contemplated by this Agreement or as previously
     disclosed in Borrower's financial statements or in writing to Lender and as
     accepted by Lender, and except for property tax liens for taxes not
     presently due and payable, Borrower owns and has good title to all of
     Borrower's properties free and clear of all Security Interests, and has not
     executed any security documents or financing statements relating to such
     properties. All of Borrower's properties are titled in Borrower's legal
     name, and Borrower has not used or filed a financing statement under any
     other name for at least the last five (5) years.

     Hazardous Substances. Except as disclosed to and acknowledged by Lender in
     writing, Borrower represents and warrants that: (1) During the period of
     Borrower's ownership of Borrower's Collateral, there has been no use,
     generation, manufacture, storage, treatment, disposal, release or
     threatened release of any Hazardous Substance by any person on, under,
     about or from any of the Collateral. (2) Borrower has

<PAGE>

                             BUSINESS LOAN AGREEMENT
Loan No: 02212886                 (Continued)                             Page 2
================================================================================

     no knowledge of, or reason to believe that there has been (a) any breach or
     violation of any Environmental Laws; (b) any use, generation, manufacture,
     storage, treatment, disposal, release or threatened release of any
     Hazardous Substance on, under, about or from the Collateral by any prior
     owners or occupants of any of the Collateral; or (c) any actual or
     threatened litigation or claims of any kind by any person relating to such
     matters. (3) Neither Borrower nor any tenant, contractor, agent or other
     authorized user of any of the Collateral shall use, generate, manufacture,
     store, treat, dispose of or release any Hazardous Substance on, under,
     about or from any of the Collateral; and any such activity shall be
     conducted in compliance with all applicable federal, state, and local laws,
     regulations, and ordinances, including without limitation all Environmental
     Laws. Borrower authorizes Lender and its agents to enter upon the
     Collateral to make such inspections and tests as Lender may deem
     appropriate to determine compliance of the Collateral with this section of
     the Agreement. Any inspections or tests made by Lender shall be at
     Borrower's expense and for Lender's purposes only and shall not be
     construed to create any responsibility or liability on the part of Lender
     to Borrower or to any other person. The representations and warranties
     contained herein are based on Borrower's due diligence in investigating the
     Collateral for hazardous waste and Hazardous Substances. Borrower hereby
     (1) releases and waives any future claims against Lender for indemnity or
     contribution in the event Borrower becomes liable for cleanup or other
     costs under any such laws, and (2) agrees to indemnify and hold harmless
     Lender against any and all claims, losses, liabilities, damages, penalties,
     and expenses which Lender may directly or indirectly sustain or suffer
     resulting from a breach of this section of the Agreement or as a
     consequence of any use, generation, manufacture, storage, disposal, release
     or threatened release of a hazardous waste or substance on the Collateral.
     The provisions of this section of the Agreement, including the obligation
     to indemnify, shall survive the payment of the Indebtedness and the
     termination, expiration or satisfaction of this Agreement and shall not be
     affected by Lender's acquisition of any interest in any of the Collateral,
     whether by foreclosure or otherwise.

     Litigation and Claims. No litigation, claim, investigation, administrative
     proceeding or similar action (including those for unpaid taxes) against
     Borrower is pending or threatened, and no other event has occurred which
     may materially adversely affect Borrower's financial condition or
     properties, other than litigation, claims, or other events, if any, that
     have been disclosed to and acknowledged by Lender in writing.

     Taxes. To the best of Borrower's knowledge, all of Borrower's tax returns
     and reports that are or were required to be filed, have been filed, and all
     taxes, assessments and other governmental charges have been paid in full,
     except those presently being or to be contested by Borrower in good faith
     in the ordinary course of business and for which adequate reserves have
     been provided.

     Lien Priority. Unless otherwise previously disclosed to Lender in writing,
     Borrower has not entered into or granted any Security Agreements, or
     permitted the filing or attachment of any Security Interests on or
     affecting any of the Collateral directly or indirectly securing repayment
     of Borrower's Loan and Note, that would be prior or that may in any way be
     superior to Lender's Security Interests and rights in and to such
     Collateral.

     Binding Effect. This Agreement, the Note, all Security Agreements (if any),
     and all Related Documents are binding upon the signers thereof, as well as
     upon their successors, representatives and assigns, and are legally
     enforceable in accordance with their respective terms.

AFFIRMATIVE COVENANTS. Borrower covenants and agrees with Lender that, so long
as this Agreement remains in effect, Borrower will:

     Notices of Claims and Litigation. Promptly inform Lender in writing of (1)
     all material adverse changes in Borrower's financial condition, and (2) all
     existing and all threatened litigation, claims, investigations,
     administrative proceedings or similar actions affecting Borrower or any
     Guarantor which could materially affect the financial condition of Borrower
     or the financial condition of any Guarantor.

     Financial Records. Maintain its books and records in accordance with GAAP,
     applied on a consistent basis, and permit Lender to examine and audit
     Borrower's books and records at all reasonable times.

     Financial Statements. Furnish Lender with the following:

          Tax Returns. As soon as available after the applicable filing date for
          the tax reporting period ended, Federal and other governmental tax
          returns, prepared by a tax professional satisfactory to Lender.

          Additional Requirements.
          Borrower will provide Lender with annual, CPA-audited GAAP financial
          statements within 90 days of fiscal year end.

          Borrower will provide Lender with quarterly financial statements
          within 45 days of period ending.

     All financial reports required to be provided under this Agreement shall be
     prepared in accordance with GAAP, applied on a consistent basis, and
     certified by Borrower as being true and correct.

     Additional Information. Furnish such additional information and statements,
     as Lender may request from time to time.

     Financial Covenants and Ratios. Comply with the following covenants and
     ratios:

          Tangible Net Worth Requirements. Other Net Worth requirements are as
          follows: Minimum Net Worth: $20,000.000. at any time during the
          agreement. In addition, Borrower shall comply with the following net
          worth ratio requirements:

               Debt / Worth Ratio. Maintain a ratio of Debt / Worth not in
               excess of 3.000 to 1.000. The ratio "Debt / Worth" means
               Borrower's Total Liabilities divided by Borrower's Tangible Net
               Worth. This leverage ratio should be maintained at all times and
               may be evaluated at any time.

          Other Requirements.
          Minimum Net Income: 1.00 per quarter of fiscal year end.

          Except as provided above, all computations made to determine
          compliance with the requirements contained in this paragraph shall be
          made in accordance with generally accepted accounting principles,
          applied on a consistent basis, and certified by Borrower as being true
          and correct.

     Insurance. Maintain fire and other risk insurance, public liability
     insurance, and such other insurance as Lender may require with respect to
     Borrower's properties and operations, in form, amounts, coverages and with
     insurance companies acceptable to Lender. Borrower, upon request of Lender,
     will deliver to Lender from time to time the policies or certificates of
     insurance in form satisfactory to Lender, including stipulations that
     coverages will not be cancelled or diminished without at least thirty (30)
     days prior written notice to Lender. Each insurance policy also shall
     include an endorsement providing that coverage in favor of Lender will not
     be impaired in any way by any act, omission or default of Borrower or any
     other person. In connection with all policies covering assets in which
     Lender holds or is offered a security interest for the Loans, Borrower will
     provide Lender with such lender's loss payable or other endorsements as
     Lender may require.

     Insurance Reports. Furnish to Lender, upon request of Lender, reports on
     each existing insurance policy showing such information as Lender may
     reasonably request, including without limitation the following: (1) the
     name of the insurer; (2) the risks insured; (3) the amount of the policy;
     (4) the properties insured; (5) the then current property values on the
     basis of which insurance has been obtained,

<PAGE>

                             BUSINESS LOAN AGREEMENT
Loan No: 02212886                  (Continued)                            Page 3
================================================================================

     and the manner of determining those values; and (6) the expiration date of
     the policy. In addition, upon request of Lender (however not more often
     than annually), Borrower will have an independent appraiser satisfactory to
     Lender determine, as applicable, the actual cash value or replacement cost
     of any Collateral. The cost of such appraisal shall be paid by Borrower.

     Other Agreements. Comply with all terms and conditions of all other
     agreements, whether now or hereafter existing, between Borrower and any
     other party and notify Lender immediately in writing of any default in
     connection with any other such agreements.

     Loan Proceeds. Use all Loan proceeds solely for Borrower's business
     operations, unless specifically consented to the contrary by Lender in
     writing.

     Taxes, Charges and Liens. Pay and discharge when due all of its
     indebtedness and obligations, including without limitation all assessments,
     taxes, governmental charges, levies and liens, of every kind and nature,
     imposed upon Borrower or its properties, income, or profits, prior to the
     date on which penalties would attach, and all lawful claims that, if
     unpaid, might become a lien or charge upon any of Borrower's properties,
     income, or profits.

     Performance. Perform and comply, in a timely manner, with all terms,
     conditions, and provisions set forth in this Agreement, in the Related
     Documents, and in all other instruments and agreements between Borrower and
     Lender. Borrower shall notify Lender immediately in writing of any default
     in connection with any agreement.

     Operations. Maintain executive and management personnel with substantially
     the same qualifications and experience as the present executive and
     management personnel; provide written notice to Lender of any change in
     executive and management personnel; conduct its business affairs in a
     reasonable and prudent manner.

     Environmental Studies. Promptly conduct and complete, at Borrower's
     expense, all such investigations, studies, samplings and testings as may be
     requested by Lender or any governmental authority relative to any
     substance, or any waste or by-product of any substance defined as toxic or
     a hazardous substance under applicable federal, state, or local law, rule,
     regulation, order or directive, at or affecting any property or any
     facility owned, leased or used by Borrower.

     Compliance with Governmental Requirements. Comply with all laws,
     ordinances, and regulations, now or hereafter in effect, of all
     governmental authorities applicable to the conduct of Borrower's
     properties, businesses and operations, and to the use or occupancy of the
     Collateral, including without limitation, the Americans With Disabilities
     Act. Borrower may contest in good faith any such law, ordinance, or
     regulation and withhold compliance during any proceeding, including
     appropriate appeals, so long as Borrower has notified Lender in writing
     prior to doing so and so long as, in Lender's sole opinion, Lender's
     interests in the Collateral are not jeopardized. Lender may require
     Borrower to post adequate security or a surety bond, reasonably
     satisfactory to Lender, to protect Lender's interest.

     Inspection. Permit employees or agents of Lender at any reasonable time to
     inspect any and all Collateral for the Loan or Loans and Borrower's other
     properties and to examine or audit Borrower's books, accounts, and records
     and to make copies and memoranda of Borrower's books, accounts, and
     records. If Borrower now or at any time hereafter maintains any records
     (including without limitation computer generated records and computer
     software programs for the generation of such records) in the possession of
     a third party, Borrower, upon request of Lender, shall notify such party to
     permit Lender free access to such records at all reasonable times and to
     provide Lender with copies of any records it may request, all at Borrower's
     expense.

     Compliance Certificates. Unless waived in writing by Lender, provide Lender
     at least annually, with a certificate executed by Borrower's chief
     financial officer, or other officer or person acceptable to Lender,
     certifying that the representations and warranties set forth in this
     Agreement are true and correct as of the date of the certificate and
     further certifying that, as of the date of the certificate, no Event of
     Default exists under this Agreement.

     Environmental Compliance and Reports. Borrower shall comply in all respects
     with any and all Environmental Laws; not cause or permit to exist, as a
     result of an intentional or unintentional action or omission on Borrower's
     part or on the part of any third party, on property owned and/or occupied
     by Borrower, any environmental activity where damage may result to the
     environment, unless such environmental activity is pursuant to and in
     compliance with the conditions of a permit issued by the appropriate
     federal, state or local governmental authorities; shall furnish to Lender
     promptly and in any event within thirty (30) days after receipt thereof a
     copy of any notice, summons, lien, citation, directive, letter or other
     communication from any governmental agency or instrumentality concerning
     any intentional or unintentional action or omission on Borrower's part in
     connection with any environmental activity whether or not there is damage
     to the environment and/or other natural resources.

     Additional Assurances. Make, execute and deliver to Lender such promissory
     notes, mortgages, deeds of trust, security agreements, assignments,
     financing statements, instruments, documents and other agreements as Lender
     or its attorneys may reasonably request to evidence and secure the Loans
     and to perfect all Security Interests.

RECOVERY OF ADDITIONAL COSTS. If the imposition of or any change in any law,
rule, regulation or guideline, or the interpretation or application of any
thereof by any court or administrative or governmental authority (including any
request or policy not having the force of law) shall impose, modify or make
applicable any taxes (except federal, state or local income or franchise taxes
imposed on Lender), reserve requirements, capital adequacy requirements or other
obligations which would (A) increase the cost to Lender for extending or
maintaining the credit facilities to which this Agreement relates, (B) reduce
the amounts payable to Lender under this Agreement or the Related Documents, or
(C) reduce the rate of return on Lender's capital as a consequence of Lender's
obligations with respect to the credit facilities to which this Agreement
relates, then Borrower agrees to pay Lender such additional amounts as will
compensate Lender therefore, within five (5) days after Lender's written demand
for such payment, which demand shall be accompanied by an explanation of such
imposition or charge and a calculation in reasonable detail of the additional
amounts payable by Borrower, which explanation and calculations shall be
conclusive in the absence of manifest error.

LENDER'S EXPENDITURES. If any action or proceeding is commenced that would
materially affect Lender's interest in the Collateral or if Borrower fails to
comply with any provision of this Agreement or any Related Documents, including
but not limited to Borrower's failure to discharge or pay when due any amounts
Borrower is required to discharge or pay under this Agreement or any Related
Documents, Lender on Borrower's behalf may (but shall not be obligated to) take
any action that Lender deems appropriate, including but not limited to
discharging or paying all taxes, liens, security interests, encumbrances and
other claims, at any time levied or placed on any Collateral and paying all
costs for insuring, maintaining and preserving any Collateral. All such
expenditures incurred or paid by Lender for such purposes will then bear
interest at the rate charged under the Note from the date incurred or paid by
Lender to the date of repayment by Borrower. All such expenses will become a
part of the Indebtedness and, at Lender's option, will (A) be payable on demand;
(B) be added to the balance of the Note and be apportioned among and be payable
with any installment payments to become due during either (1) the term of any
applicable insurance policy; or (2) the remaining term of the Note; or (C) be
treated as a balloon payment which will be due and payable at the Note's
maturity.

NEGATIVE COVENANTS. Borrower covenants and agrees with Lender that while this
Agreement is in effect, Borrower shall not, without the prior written consent of
Lender:

     Indebtedness and Liens. (1) Except for trade debt incurred in the normal
     course of business and indebtedness to Lender contemplated by

<PAGE>

                             BUSINESS LOAN AGREEMENT
 Loan No: 02212886                (Continued)                             Page 4
================================================================================

     this Agreement, create, incur or assume indebtedness for borrowed money,
     including capital leases, (2) sell, transfer, mortgage, assign, pledge,
     lease, grant a security interest in, or encumber any of Borrower's assets
     (except as allowed as Permitted Liens), or (3) sell with recourse any of
     Borrower's accounts, except to Lender.

     Continuity of Operations. (1) Engage in any business activities
     substantially different than those in which Borrower is presently engaged,
     (2) cease operations, liquidate, merge, transfer, acquire or consolidate
     with any other entity, change its name, dissolve or transfer or sell
     Collateral out of the ordinary course of business, or (3) pay any dividends
     on Borrower's stock (other than dividends payable in its stock), provided,
     however that notwithstanding the foregoing, but only so long as no Event of
     Default has occurred and is continuing or would result from the payment of
     dividends, if Borrower is a "Subchapter S Corporation" (as defined in the
     Internal Revenue Code of 1986, as amended), Borrower may pay cash dividends
     on its stock to its shareholders from time to time in amounts necessary to
     enable the shareholders to pay income taxes and make estimated income tax
     payments to satisfy their liabilities under federal and state law which
     arise solely from their status as Shareholders of a Subchapter S
     Corporation because of their ownership of shares of Borrower's stock, or
     purchase or retire any of Borrower's outstanding shares or alter or amend
     Borrower's capital structure.

     Loans, Acquisitions and Guaranties. (1) Loan, invest in or advance money or
     assets, (2) purchase, create or acquire any interest in any other
     enterprise or entity, or (3) incur any obligation as surety or guarantor
     other than in the ordinary course of business.

CESSATION OF ADVANCES. If Lender has made any commitment to make any Loan to
Borrower, whether under this Agreement or under any other agreement, Lender
shall have no obligation to make Loan Advances or to disburse Loan proceeds if:
(A) Borrower or any Guarantor is in default under the terms of this Agreement or
any of the Related Documents or any other agreement that Borrower or any
Guarantor has with Lender; (B) Borrower or any Guarantor dies, becomes
incompetent or becomes insolvent, files a petition in bankruptcy or similar
proceedings, or is adjudged a bankrupt; (C) there occurs a material adverse
change in Borrower's financial condition, in the financial condition of any
Guarantor, or in the value of any Collateral securing any Loan; or (D) any
Guarantor seeks, claims or otherwise attempts to limit, modify or revoke such
Guarantor's guaranty of the Loan or any other loan with Lender.

RIGHT OF SETOFF. To the extent permitted by applicable law, Lender reserves a
right of setoff in all Borrower's accounts with Lender (whether checking,
savings, or some other account). This includes all accounts Borrower holds
jointly with someone else and all accounts Borrower may open in the future.
However, this does not include any IRA or Keogh accounts, or any trust accounts
for which setoff would be prohibited by law. Borrower authorizes Lender, to the
extent permitted by applicable law, to charge or setoff all sums owing on the
debt against any and all such accounts.

DEFAULT. Each of the following shall constitute an Event of Default under this
Agreement:

     Payment Default. Borrower fails to make any payment when due under the
     Loan.

     Other Defaults. Borrower fails to comply with or to perform any other term,
     obligation, covenant or condition contained in this Agreement or in any of
     the Related Documents or to comply with or to perform any term, obligation,
     covenant or condition contained in any other agreement between Lender and
     Borrower.

     False Statements. Any warranty, representation or statement made or
     furnished to Lender by Borrower or on Borrower's behalf under this
     Agreement or the Related Documents is false or misleading in any material
     respect, either now or at the time made or furnished or becomes false or
     misleading at any time thereafter.

     Insolvency. The dissolution or termination of Borrower's existence as a
     going business, the insolvency of Borrower, the appointment of a receiver
     for any part of Borrower's property, any assignment for the benefit of
     creditors, any type of creditor workout, or the commencement of any
     proceeding under any bankruptcy or insolvency laws by or against Borrower.

     Defective Collateralization. This Agreement or any of the Related Documents
     ceases to be in full force and effect (including failure of any collateral
     document to create a valid and perfected security interest or lien) at any
     time and for any reason.

     Creditor or Forfeiture Proceedings. Commencement of foreclosure or
     forfeiture proceedings, whether by judicial proceeding, self-help,
     repossession or any other method, by any creditor of Borrower or by any
     governmental agency against any collateral securing the Loan. This includes
     a garnishment of any of Borrower's accounts, including deposit accounts,
     with Lender. However, this Event of Default shall not apply if there is a
     good faith dispute by Borrower as to the validity or reasonableness of the
     claim which is the basis of the creditor or forfeiture proceeding and if
     Borrower gives Lender written notice of the creditor or forfeiture
     proceeding and deposits with Lender monies or a surety bond for the
     creditor or forfeiture proceeding, in an amount determined by Lender, in
     its sole discretion, as being an adequate reserve or bond for the dispute.

     Events Affecting Guarantor. Any of the preceding events occurs with respect
     to any Guarantor of any of the Indebtedness or any Guarantor dies or
     becomes incompetent, or revokes or disputes the validity of, or liability
     under, any Guaranty of the Indebtedness. In the event of a death, Lender,
     at its option, may, but shall not be required to, permit the Guarantor's
     estate to assume unconditionally the obligations arising under the guaranty
     in a manner satisfactory to Lender, and, in doing so, cure any Event of
     Default.

     Change in Ownership. Any change in ownership of twenty-five percent (25%)
     or more of the common stock of Borrower.

     Adverse Change. A material adverse change occurs in Borrower's financial
     condition, or Lender believes the prospect of payment or performance of the
     Loan is impaired.

     Right to Cure. If any default, other than a default on Indebtedness, is
     curable and if Borrower or Grantor, as the case may be, has not been given
     a notice of a similar default within the preceding twelve (12) months, it
     may be cured (and no Event of Default will have occurred) if Borrower or
     Grantor, as the case may be, after receiving written notice from Lender
     demanding cure of such default: (1) cure the default within fifteen (15)
     days; or (2) if the cure requires more than fifteen (15) days, immediately
     initiate steps which Lender deems in Lender's sole discretion to be
     sufficient to cure the default and thereafter continue and complete all
     reasonable and necessary steps sufficient to produce compliance as soon as
     reasonably practical.

EFFECT OF AN EVENT OF DEFAULT. If any Event of Default shall occur, except where
otherwise provided in this Agreement or the Related Documents, all commitments
and obligations of Lender under this Agreement or the Related Documents or any
other agreement immediately will terminate (including any obligation to make
further Loan Advances or disbursements), and, at Lender's option, all
Indebtedness immediately will become due and payable, all without notice of any
kind to Borrower, except that in the case of an Event of Default of the type
described in the "Insolvency" subsection above, such acceleration shall be
automatic and not optional. In addition, Lender shall have all the rights and
remedies provided in the Related Documents or available at law, in equity, or
otherwise. Except as may be prohibited by applicable law, all of Lender's rights
and remedies shall be cumulative and may be exercised singularly or
concurrently. Election by Lender to pursue any remedy shall not exclude pursuit
of any other remedy, and an election to make expenditures or to take action to
perform an obligation of Borrower or of any Grantor shall not affect Lender's
right to declare a default and to exercise its rights and remedies.

ADDITIONAL PROVISION TO COMPLIANCE CERTIFICATE PROVISION. Lender hereby waives
the compliance certificate requirement outlined in this Loan Agreement.

<PAGE>

                             BUSINESS LOAN AGREEMENT
Loan No: 02212886                   (Continued)                           Page 5
================================================================================

ADDITIONAL REQUIREMENTS:.

Borrower agrees to maintain its primary depository relationship with Lender
subject to the Bank's applicable fees and charges.

Borrower agrees to no down streaming of funds to affiliated
entities-Kennedy-Wilson, Inc-Japan or any of its subsidiaries.

Interest is payable 5th of each month with payment automatically charged to
checking.

MISCELLANEOUS PROVISIONS. The following miscellaneous provisions are a part of
this Agreement:

     Amendments. This Agreement, together with any Related Documents,
     constitutes the entire understanding and agreement of the parties as to the
     matters set forth in this Agreement. No alteration of or amendment to this
     Agreement shall be effective unless given in writing and signed by the
     party or parties sought to be charged or bound by the alteration or
     amendment.

     Attorneys' Fees; Expenses. Borrower agrees to pay upon demand all of
     Lender's costs and expenses, including Lender's attorneys' fees and
     Lender's legal expenses, incurred in connection with the enforcement of
     this Agreement. Lender may hire or pay someone else to help enforce this
     Agreement, and Borrower shall pay the costs and expenses of such
     enforcement. Costs and expenses include Lender's attorneys' fees and legal
     expenses whether or not there is a lawsuit, including attorneys' fees and
     legal expenses for bankruptcy proceedings (including efforts to modify or
     vacate any automatic stay or injunction), appeals, and any anticipated
     post-judgment collection services. Borrower also shall pay all court costs
     and such additional fees as may be directed by the court.

     Caption Headings. Caption headings in this Agreement are for convenience
     purposes only and are not to be used to interpret or define the provisions
     of this Agreement.

     Consent to Loan Participation. Borrower agrees and consents to Lender's
     sale or transfer, whether now or later, of one or more participation
     interests in the Loan to one or more purchasers, whether related or
     unrelated to Lender. Lender may provide, without any limitation whatsoever,
     to any one or more purchasers, or potential purchasers, any information or
     knowledge Lender may have about Borrower or about any other matter relating
     to the Loan, and Borrower hereby waives any rights to privacy Borrower may
     have with respect to such matters. Borrower additionally waives any and all
     notices of sale of participation interests, as well as all notices of any
     repurchase of such participation interests. Borrower also agrees that the
     purchasers of any such participation interests will be considered as the
     absolute owners of such interests in the Loan and will have all the rights
     granted under the participation agreement or agreements governing the sale
     of such participation interests. Borrower further waives all rights of
     offset or counterclaim that it may have now or later against Lender or
     against any purchaser of such a participation interest and unconditionally
     agrees that either Lender or such purchaser may enforce Borrower's
     obligation under the Loan irrespective of the failure or insolvency of any
     holder of any interest in the Loan. Borrower further agrees that the
     purchaser of any such participation interests may enforce its interests
     irrespective of any personal claims or defenses that Borrower may have
     against Lender.

     Governing Law. This Agreement will be governed by, construed and enforced
     in accordance with federal law and the laws of the State of California.
     This Agreement has been accepted by Lender in the State of California.

     No Waiver by Lender. Lender shall not be deemed to have waived any rights
     under this Agreement unless such waiver is given in writing and signed by
     Lender. No delay or omission on the part of Lender in exercising any right
     shall operate as a waiver of such right or any other right. A waiver by
     Lender of a provision of this Agreement shall not prejudice or constitute a
     waiver of Lender's right otherwise to demand strict compliance with that
     provision or any other provision of this Agreement. No prior waiver by
     Lender, nor any course of dealing between Lender and Borrower, or between
     Lender and any Grantor, shall constitute a waiver of any of Lender's rights
     or of any of Borrower's or any Grantor's obligations as to any future
     transactions. Whenever the consent of Lender is required under this
     Agreement, the granting of such consent by Lender in any instance shall not
     constitute continuing consent to subsequent instances where such consent is
     required and in all cases such consent may be granted or withheld in the
     sole discretion of Lender.

     Notices. Any notice required to be given under this Agreement shall be
     given in writing, and shall be effective when actually delivered, when
     actually received by telefacsimile (unless otherwise required by law), when
     deposited with a nationally recognized overnight courier, or, if mailed,
     when deposited in the United States mail, as first class, certified or
     registered mail postage prepaid, directed to the addresses shown near the
     beginning of this Agreement. Any party may change its address for notices
     under this Agreement by giving formal written notice to the other parties,
     specifying that the purpose of the notice is to change the party's address.
     For notice purposes, Borrower agrees to keep Lender informed at all times
     of Borrower's current address. Unless otherwise provided or required by
     law, if there is more than one Borrower, any notice given by Lender to any
     Borrower is deemed to be notice given to all Borrowers.

     Severability. If a court of competent jurisdiction finds any provision of
     this Agreement to be illegal, invalid, or unenforceable as to any
     circumstance, that finding shall not make the offending provision illegal,
     invalid, or unenforceable as to any other circumstance. If feasible, the
     offending provision shall be considered modified so that it becomes legal,
     valid and enforceable. If the offending provision cannot be so modified, it
     shall be considered deleted from this Agreement. Unless otherwise required
     by law, the illegality, invalidity, or unenforceability of any provision of
     this Agreement shall not affect the legality, validity or enforceability of
     any other provision of this Agreement.

     Subsidiaries and Affiliates of Borrower. To the extent the context of any
     provisions of this Agreement makes it appropriate, including without
     limitation any representation, warranty or covenant, the word "Borrower" as
     used in this Agreement shall include all of Borrower's subsidiaries and
     affiliates. Notwithstanding the foregoing however, under no circumstances
     shall this Agreement be construed to require Lender to make any Loan or
     other financial accommodation to any of Borrower's subsidiaries or
     affiliates.

     Successors and Assigns. All covenants and agreements contained by or on
     behalf of Borrower shall bind Borrower's successors and assigns and shall
     inure to the benefit of Lender and its successors and assigns. Borrower
     shall not, however, have the right to assign Borrower's rights under this
     Agreement or any interest therein, without the prior written consent of
     Lender.

     Survival of Representations and Warranties. Borrower understands and agrees
     that in making the Loan, Lender is relying on all representations,
     warranties, and covenants made by Borrower in this Agreement or in any
     certificate or other instrument delivered by Borrower to Lender under this
     Agreement or the Related Documents. Borrower further agrees that regardless
     of any investigation made by Lender, all such representations, warranties
     and covenants will survive the making of the Loan and delivery to Lender of
     the Related Documents, shall be continuing in nature, and shall remain in
     full force and effect until such time as Borrower's Indebtedness shall be
     paid in full, or until this Agreement shall be terminated in the manner
     provided above, whichever is the last to occur.

     Time is of the Essence. Time is of the essence in the performance of this
     Agreement.

     Waive Jury. All parties to this Agreement hereby waive the right to any
     jury trial in any action, proceeding, or counterclaim brought by any party
     against any other party.

DEFINITIONS. The following capitalized words and terms shall have the following
meanings when used in this Agreement. Unless specifically stated to the
contrary, all references to dollar amounts shall mean amounts in lawful money of
the United States of America. Words and terms used in the singular shall include
the plural, and the plural shall include the singular, as the context may
require. Words and terms not otherwise defined in this Agreement shall have the
meanings attributed to such terms in the Uniform Commercial Code. Accounting
words and terms not

<PAGE>

                             BUSINESS LOAN AGREEMENT
Loan No: 02212886                  (Continued)                            Page 6
================================================================================

otherwise defined in this Agreement shall have the meanings assigned to them in
accordance with generally accepted accounting principles as in effect on the
date of this Agreement:

     Advance. The word "Advance" means a disbursement of Loan funds made, or to
     be made, to Borrower or on Borrower's behalf on a line of credit or
     multiple advance basis under the terms and conditions of this Agreement.

     Agreement. The word "Agreement" means this Business Loan Agreement, as this
     Business Loan Agreement may be amended or modified from time to time,
     together with all exhibits and schedules attached to this Business Loan
     Agreement from time to time.

     Borrower. The word "Borrower" means Kennedy-Wilson, Inc., and all other
     persons and entities signing the Note in whatever capacity.

     Collateral. The word "Collateral" means all property and assets granted as
     collateral security for a Loan, whether real or personal property, whether
     granted directly or indirectly, whether granted now or in the future, and
     whether granted in the form of a security interest, mortgage, collateral
     mortgage, deed of trust, assignment, pledge, crop pledge; chattel mortgage,
     collateral chattel mortgage, chattel trust, factor's lien, equipment trust,
     conditional sale, trust receipt, lien, charge, lien or title retention
     contract, lease or consignment intended as a security device, or any other
     security or lien interest whatsoever, whether created by law, contract, or
     otherwise.

     Environmental Laws. The words "Environmental Laws" mean any and all state,
     federal and local statutes, regulations and ordinances relating to the
     protection of human health or the environment, including without limitation
     the Comprehensive Environmental Response, Compensation, and Liability Act
     of 1980, as amended, 42 U.S.C. Section 9601, et seq. ("CERCLA"), the
     Superfund Amendments and Reauthorization Act of 1986, Pub. L. No. 99-499
     ("SARA"), the Hazardous Materials Transportation Act, 49 U.S.C. Section
     1801, et seq., the Resource Conservation and Recovery Act, 42 U.S.C.
     Section 6901, et seq.. Chapters 6.5 through 7.7 of Division 20 of the
     California Health and Safety Code, Section 25100, et seq., or other
     applicable state or federal laws, rules, or regulations adopted pursuant
     thereto.

     Event of Default. The words "Event of Default" mean any of the events of
     default set forth in this Agreement in the default section of this
     Agreement.

     GAAP. The word "GAAP" means generally accepted accounting principles.

     Grantor. The word "Grantor" means each and all of the persons or entities
     granting a Security Interest in any Collateral for the Loan, including
     without limitation all Borrowers granting such a Security Interest.

     Guarantor. The word "Guarantor" means any guarantor, surety, or
     accommodation party of any or all of the Loan.

     Guaranty. The word "Guaranty" means the guaranty from Guarantor to Lender,
     including without limitation a guaranty of all or part of the Note.

     Hazardous Substances. The words "Hazardous Substances" mean materials that,
     because of their quantity, concentration or physical, chemical or
     infectious characteristics, may cause or pose a present or potential hazard
     to human health or the environment when improperly used, treated, stored,
     disposed of, generated, manufactured, transported or otherwise handled. The
     words "Hazardous Substances" are used in their very broadest sense and
     include without limitation any and all hazardous or toxic substances,
     materials or waste as defined by or listed under the Environmental Laws.
     The term "Hazardous Substances" also includes, without limitation,
     petroleum and petroleum by-products or any fraction thereof and asbestos.

     Indebtedness. The word "Indebtedness" means the indebtedness evidenced by
     the Note or Related Documents, including all principal and interest
     together with all other indebtedness and costs and expenses for which
     Borrower is responsible under this Agreement or under any of the Related
     Documents.

     Lender. The word "Lender" means Pacific Western National Bank, its
     successors and assigns.

     Loan. The word "Loan" means any and all loans and financial accommodations
     from Lender to Borrower whether now or hereafter existing, and however
     evidenced, including without limitation those loans and financial
     accommodations described herein or described on any exhibit or schedule
     attached to this Agreement from time to time.

     Note. The word "Note" means the Note executed by Kennedy-Wilson, Inc. in
     the principal amount of $5,000,000.00 dated September 25, 2002, together
     with all renewals of, extensions of, modifications of, refinancing of,
     consolidations of, and substitutions for the note or credit agreement.

     Permitted Liens. The words "Permitted Liens" mean (1) liens and security
     interests securing Indebtedness owed by Borrower to Lender; (2) liens for
     taxes, assessments, or similar charges either not yet due or being
     contested in good faith; (3) liens of materialmen, mechanics, warehousemen,
     or carriers, or other like liens arising in the ordinary course of business
     and securing obligations which are not yet delinquent; (4) purchase money
     liens or purchase money security interests upon or in any property acquired
     or held by Borrower in the ordinary course of business to secure
     indebtedness outstanding on the date of this Agreement or permitted to be
     incurred under the paragraph of this Agreement titled "Indebtedness and
     Liens"; (5) liens and security interests which, as of the date of this
     Agreement, have been disclosed to and approved by the Lender in writing;
     and (6) those liens and security interests which in the aggregate
     constitute an immaterial and insignificant monetary amount with respect to
     the net value of Borrower's assets.

     Related Documents. The words "Related Documents" mean all promissory notes,
     credit agreements, loan agreements, environmental agreements, guaranties,
     security agreements, mortgages, deeds of trust, security deeds, collateral
     mortgages, and all other instruments, agreements and documents, whether now
     or hereafter existing, executed in connection with the Loan.

     Security Agreement. The words "Security Agreement" mean and include without
     limitation any agreements, promises, covenants, arrangements,
     understandings or other agreements, whether created by law, contract, or
     otherwise, evidencing, governing, representing, or creating a Security
     Interest.

     Security Interest. The words "Security Interest" mean, without limitation,
     any and all types of collateral security, present and future, whether in
     the form of a lien, charge, encumbrance, mortgage, deed of trust, security
     deed, assignment, pledge, crop pledge, chattel mortgage, collateral chattel
     mortgage, chattel trust, factor's lien, equipment trust, conditional sale,
     trust receipt, lien or title retention contract, lease or consignment
     intended as a security device, or any other security or lien interest
     whatsoever whether created by law, contract, or otherwise.

     Tangible Net Worth. The words "Tangible Net Worth" mean Borrower's total
     assets excluding all intangible assets (i.e., goodwill, trademarks,
     patents, copyrights, organizational expenses, and similar intangible items,
     but including leaseholds and leasehold improvements) less total debt.

<PAGE>

                             BUSINESS LOAN AGREEMENT
Loan No: 02212886                  (Continued)                            Page 7
================================================================================

BORROWER ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS BUSINESS LOAN
AGREEMENT AND BORROWER AGREES TO ITS TERMS. THIS BUSINESS LOAN AGREEMENT IS
DATED SEPTEMBER 25, 2002.

BORROWER:

KENNEDY-WILSON, INC.

<TABLE>

<S>                                                       <C>
By: /s/ William J. McMorrow                               By: /s/ Freeman A. Lyle
   ---------------------------------------------             -------------------------------------------
   William J. McMorrow, Chairman of the Board of             Freeman A. Lyle, Chief Financial Officer of
   Kennedy-Wilson,Inc.                                       Kennedy-Wilson,Inc.
</TABLE>

LENDER:

PACIFIC WESTERN NATIONAL BANK

By: /s/ [ILLEGIBLE]
   ---------------------------------------------
   Authorized Signer

================================================================================

<PAGE>

                                 PROMISSORY NOTE

<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------------
Principal     Loan Date   Maturity    Loan No  Call/Coll  Account Officer Initials
<S>           <C>         <C>         <C>                           <C>   <C>
$5,000,000.00 09-25-2002  09-30-2005  02212886                      710   /s/ [ILLEGIBLE]
-----------------------------------------------------------------------------------------
</TABLE>

--------------------------------------------------------------------------------
     References in the shaded area are for Lender's use only and do not limit
     the applicability of this document to any particular loan or item. Any item
     above containing " *** " has been omitted due to text length limitations
--------------------------------------------------------------------------------

<TABLE>

    <S>                                             <C>
    Borrower: Kennedy-Wilson, Inc.                  Lender: Pacific Western National Bank
              9601 Wilshire Boulevard Suite 220             Beverly Hills Office
              Beverly Hills, CA  90210                      9454 Wilshire Boulevard
                                                            Beverly Hills, CA 90212
================================================================================
</TABLE>

Principal Amount:   $5,000,000.00              Date of Note:  September 25, 2002

PROMISE TO PAY. Kennedy-Wilson, Inc. ("Borrower") promises to pay to Pacific
Western National Bank ("Lender"), or order, in lawful money of the United States
of America, the principal amount of Five Million & 00/100 Dollars
($5,000,000.00), together with interest on the unpaid principal balance from
September 25, 2002, until paid in full.

PAYMENT. Subject to any payment changes resulting from changes in the Index,
Borrower will pay this loan on demand. Payment in full is due immediately upon
Lender's demand. If no demand is made, Borrower will pay this loan in accordance
with the following payment schedule: 35 monthly consecutive interest payments,
beginning October 5, 2002, with interest calculated on the unpaid principal
balances at an interest rate based on the Pacific Western National Bank Base
Rate (currently 4.750%), plus a margin of 1.000 percentage points, resulting in
an initial interest rate of 5.750%; 2 annual consecutive principal payments of
$1,666,667.00 each, beginning September 5, 2003, with interest calculated on the
unpaid principal balances at an interest rate based on the Pacific Western
National Bank Base Rate (currently 4.750%), plus a margin of 1.000 percentage
points, resulting in an initial interest rate of 5.750%; and one principal and
interest payment of $1,681,573.40 on September 30, 2005, with interest
calculated on the unpaid principal balances at an interest rate based on the
Pacific Western National Bank Base Rate (currently 4.750%), plus a margin of
1.000 percentage points, resulting in an initial interest rate of 5.750%. This
estimated final payment is based on the assumption that all payments will be
made exactly as scheduled and that the Index does not change; the actual final
payment will be for all principal and accrued interest not yet paid, together
with any other unpaid amounts under this Note. Unless otherwise agreed or
required by applicable law, payments will be applied first to accrued unpaid
interest, then to principal, and any remaining amount to any unpaid collection
costs and late charges. The annual interest rate for this Note is computed on a
365/360 basis; that is, by applying the ratio of the annual interest rate over a
year of 360 days, multiplied by the outstanding principal balance, multiplied by
the actual number of days the principal balance is outstanding. Borrower will
pay Lender at Lender's address shown above or at such other place as Lender may
designate in writing.

VARIABLE INTEREST RATE. The interest rate on this Note is subject to change from
time to time based on changes in an index which is the Pacific Western National
Bank Base Rate (the "Index"). The Index is not necessarily the lowest rate
charged by Lender on its loans and is set by Lender in its sole discretion. If
the Index becomes unavailable during the term of this loan, Lender may designate
a substitute index after notifying Borrower. Lender will tell Borrower the
current Index rate upon Borrower's request. The interest rate change will not
occur more often than each day. Borrower understands that Lender may make loans
based on other rates as well. The Index currently is 4.750%. The interest rate
or rates to be applied to the unpaid principal balance of this Note will be the
rate or rates set forth herein in the "Payment" section. Notwithstanding any
other provision of this Note, after the first payment stream, the interest rate
for each subsequent payment stream will be effective as of the last payment date
of the just-ending payment stream. NOTICE: Under no circumstances will the
interest rate on this Note be more than the maximum rate allowed by applicable
law. Whenever increases occur in the interest rate, Lender, at its option, may
do one or more of the following: (A) increase Borrower's payments to ensure
Borrower's loan will pay off by its original final maturity date, (B) increase
Borrower's payments to cover accruing interest, (C) increase the number of
Borrower's payments, and (D) continue Borrower's payments at the same amount and
increase Borrower's final payment.

PREPAYMENT; MINIMUM INTEREST CHARGE. Borrower agrees that all loan fees and
other prepaid finance charges are earned fully as of the date of the loan and
will not be subject to refund upon early payment (whether voluntary or as a
result of default), except as otherwise required by law. In any event, even upon
full prepayment of this Note, Borrower understands that Lender is entitled to a
minimum interest charge of $100.00. Other than Borrower's obligation to pay any
minimum interest charge, Borrower may pay without penalty all or a portion of
the amount owed earlier than it is due. Early payments will not, unless agreed
to by Lender in writing, relieve Borrower of Borrower's obligation to continue
to make payments under the payment schedule. Rather, early payments will reduce
the principal balance due and may result in Borrower's making fewer payments.
Borrower agrees not to send Lender payments marked "paid in full", "without
recourse", or similar language. If Borrower sends such a payment, Lender may
accept it without losing any of Lender's rights under this Note, and Borrower
will remain obligated to pay any further amount owed to Lender. All written
communications concerning disputed amounts, including any check or other payment
instrument that indicates that the payment constitutes "payment in full" of the
amount owed or that is tendered with other conditions or limitations or as full
satisfaction of a disputed amount must be mailed or delivered to: Pacific
Western National Bank, Beverly Hills Office, 9454 Wilshire Boulevard, Beverly
Hills, CA 90212.

LATE CHARGE. If a payment is 10 days or more late, Borrower will be charged
5.000% of the regularly scheduled payment or $10.00, whichever is greater.

INTEREST AFTER DEFAULT. Upon Borrower's failure to pay all amounts declared due
pursuant to this section, including failure to pay upon final maturity, Lender,
at its option, may, if permitted under applicable law, increase the variable
interest rate on this Note by 5.000 percentage points.

DEFAULT. Each of the following shall constitute an event of default ("Event of
Default") under this Note:

     Payment Default. Borrower fails to make any payment when due under this
     Note.

     Other Defaults. Borrower fails to comply with or to perform any other term,
     obligation, covenant or condition contained in this Note or in any of the
     related documents or to comply with or to perform any term, obligation,
     covenant or condition contained in any other agreement between Lender and
     Borrower.

     False Statements. Any warranty, representation or statement made or
     furnished to Lender by Borrower or on Borrower's behalf under this Note or
     the related documents is false or misleading in any material respect,
     either now or at the time made or furnished or becomes false or misleading
     at any time thereafter.

     Insolvency. The dissolution or termination of Borrower's existence as a
     going business, the insolvency of Borrower, the appointment of a receiver
     for any part of Borrower's property, any assignment for the benefit of
     creditors, any type of creditor workout, or the commencement of any
     proceeding under any bankruptcy or insolvency laws by or against Borrower.

     Creditor or Forfeiture Proceedings. Commencement of foreclosure or
     forfeiture proceedings, whether by judicial proceeding, self-help,
     repossession or any other method, by any creditor of Borrower or by any
     governmental agency against any collateral securing the loan.

<PAGE>

                                 PROMISSORY NOTE
Loan Np:02212886                   (Continued)                            Page 2
================================================================================

     This includes a garnishment of any of Borrower's accounts, including
     deposit accounts, with Lender. However, this Event of Default shall not
     apply if there is a good faith dispute by Borrower as to the validity or
     reasonableness of the claim which is the basis of the creditor or
     forfeiture proceeding and if Borrower gives Lender written notice of the
     creditor or forfeiture proceeding and deposits with Lender monies or a
     surety bond for the creditor or forfeiture proceeding, in an amount
     determined by Lender, in its sole discretion, as being an adequate reserve
     or bond for the dispute.

     Events Affecting Guarantor. Any of the preceding events occurs with respect
     to any guarantor, endorser, surety, or accommodation party of any of the
     indebtedness or any guarantor, endorser, surety, or accommodation party
     dies or becomes incompetent, or revokes or disputes the validity of, or
     liability under, any guaranty of the indebtedness evidenced by this Note.
     In the event of a death, Lender, at its option, may, but shall not be
     required to, permit the guarantor's estate to assume unconditionally the
     obligations arising under the guaranty in a manner satisfactory to Lender,
     and, in doing so, cure any Event of Default.

     Change In Ownership. Any change in ownership of twenty-five percent (25%)
     or more of the common stock of Borrower.

     Adverse Change. A material adverse change occurs in Borrower's financial
     condition, or Lender believes the prospect of payment or performance of
     this Note is impaired.

     Cure Provisions. If any default, other than a default in payment is curable
     and if Borrower has not been given a notice of a breach of the same
     provision of this Note within the preceding twelve (12) months, it may be
     cured (and no event of default will have occurred) if Borrower, after
     receiving written notice from Lender demanding cure of such default: (1)
     cures the default within fifteen (15) days; or (2) if the cure requires
     more than fifteen (15) days, immediately initiates steps which Lender deems
     in Lender's sole discretion to be sufficient to cure the default and
     thereafter continues and completes all reasonable and necessary steps
     sufficient to produce compliance as soon as reasonably practical.

LENDER'S RIGHTS. Upon default, Lender may declare the entire unpaid principal
balance on this Note and all accrued unpaid interest immediately due, and then
Borrower will pay that amount.

ATTORNEYS' FEES; EXPENSES. Lender may hire or pay someone else to help collect
this Note if Borrower does not pay. Borrower will pay Lender that amount. This
includes, subject to any limits under applicable law, Lender's attorneys' fees
and Lender's legal expenses, whether or not there is a lawsuit, including
attorneys' fees, expenses for bankruptcy proceedings (including efforts to
modify or vacate any automatic stay or injunction), and appeals. Borrower also
will pay any court costs, in addition to all other sums provided by law.

JURY WAIVER. Lender and Borrower hereby waive the right to any jury trial in any
action, proceeding, or counterclaim brought by either Lender or Borrower against
the other.

GOVERNING LAW. This Note will be governed by, construed and enforced in
accordance with federal law and the laws of the State of California. This Note
has been accepted by Lender in the State of California.

RIGHT OF SETOFF. To the extent permitted by applicable law, Lender reserves a
right of setoff in all Borrower's accounts with Lender (whether checking,
savings, or some other account). This includes all accounts Borrower holds
jointly with someone else and all accounts Borrower may open in the future.
However, this does not include any IRA or Keogh accounts, or any trust accounts
for which setoff would be prohibited by law. Borrower authorizes Lender, to the
extent permitted by applicable law, to charge or setoff all sums owing on the
debt against any and all such accounts.

COLLATERAL. This loan is unsecured.

SUCCESSOR INTERESTS. The terms of this Note shall be binding upon Borrower, and
upon Borrower's heirs, personal representatives, successors and assigns, and
shall inure to the benefit of Lender and its successors and assigns.

NOTIFY US OF INACCURATE INFORMATION WE REPORT TO CONSUMER REPORTING AGENCIES.
Please notify us if we report any inaccurate information about your account(s)
to a consumer reporting agency. Your written notice describing the specific
inaccuracy(ies) should be sent to us at the following address: Pacific Western
National Bank P. 0. Box 131207 Carlsbad, CA 92013-1207

GENERAL PROVISIONS. This Note is payable on demand. The inclusion of specific
default provisions or rights of Lender shall not preclude Lender's right to
declare payment of this Note on its demand. Lender may delay or forgo enforcing
any of its rights or remedies under this Note without losing them. Borrower and
any other person who signs, guarantees or endorses this Note, to the extent
allowed by law, waive any applicable statute of limitations, presentment, demand
for payment, and notice of dishonor. Upon any change in the terms of this Note,
and unless otherwise expressly stated in writing, no party who signs this Note,
whether as maker, guarantor, accommodation maker or endorser, shall be released
from liability. All such parties agree that Lender may renew or extend
(repeatedly and for any length of time) this loan or release any party or
guarantor or collateral; or impair, fail to realize upon or perfect Lender's
security interest in the collateral; and take any other action deemed necessary
by Lender without the consent of or notice to anyone. All such parties also
agree that Lender may modify this loan without the consent of or notice to
anyone other than the party with whom the modification is made. The obligations
under this Note are joint and several.

PRIOR TO SIGNING THIS NOTE, BORROWER READ AND UNDERSTOOD ALL THE PROVISIONS OF
THIS NOTE, INCLUDING THE VARIABLE INTEREST RATE PROVISIONS. BORROWER AGREES TO
THE TERMS OF THE NOTE.

BORROWER ACKNOWLEDGES RECEIPT OF A COMPLETED COPY OF THIS PROMISSORY NOTE.

BORROWER:

KENNEDY-WILSON, INC.

<TABLE>

<S>                                                       <C>
By: /s/ William J. McMorrow                               By: /s/ Freeman A. Lyle
   ---------------------------------------------             -------------------------------------------
   William J. McMorrow, Chairman of the Board of             Freeman A. Lyle, Chief Financial Officer of
   Kennedy-Wilson,Inc.                                       Kennedy-Wilson,Inc.
</TABLE>

================================================================================

<PAGE>

                 CORPORATE RESOLUTION TO BORROW GRANE COLLATERAL

<TABLE>
<CAPTION>
------------------------------------------------------------------------------------------
Principal      Loan Date   Maturity    Loan No  Call/Coll  Account  Officer   Initials
<S>            <C>         <C>         <C>                           <C>     <C>
$5,000,000.00  09-25-2002  09-30-2005  02212886                      710     /s/ [ILLEGIBLE]
------------------------------------------------------------------------------------------
</TABLE>

--------------------------------------------------------------------------------
     References in the shaded area are for Lender's use only and do not limit
     the applicability of this document to any particular loan or item. Any item
     above containing " *** " has been omitted due to text length limitations
--------------------------------------------------------------------------------

<TABLE>

    <S>                                             <C>
    Borrower: Kennedy-Wilson, Inc.                  Lender: Pacific Western National Bank
              9601 Wilshire Boulevard Suite 220             Beverly Hills Office
              Beverly Hills, CA  90210                      9454 Wilshire Boulevard
                                                            Beverly Hills, CA 90212
================================================================================
</TABLE>

WE, THE UNDERSIGNED, DO HEREBY CERTIFY THAT:

THE CORPORATION'S EXISTENCE. The complete and correct name of the Corporation is
Kennedy-Wilson, Inc. ("Corporation"). The Corporation is a corporation for
profit which is, and at all times shall be, duly organized, validly existing,
and in good standing under and by virtue of the laws of the State of Delaware.
The Corporation is duly authorized to transact business in all other states in
which the Corporation is doing business, having obtained all necessary filings,
governmental licenses and approvals for each state in which the Corporation is
doing business. Specifically, the Corporation is, and at all times shall be,
duly qualified as a foreign corporation in all states in which the failure to so
qualify would have a material adverse effect on its business or financial
condition. The Corporation has the full power and authority to own its
properties and to transact the business in which it is presently engaged or
presently proposes to engage. The Corporation maintains an office at 9601
Wilshire Boulevard Suite 220, Beverly Hills, CA 90210. Unless the Corporation
has designated otherwise in writing, the principal office is the office at which
the Corporation keeps its books and records. The Corporation will notify Lender
prior to any change in the location of the Corporation's state of organization
or any change in the Corporation's name. The Corporation shall do all things
necessary to preserve and to keep in full force and effect its existence, rights
and privileges, and shall comply with all regulations, rules, ordinances,
statutes, orders and decrees of any governmental or quasi-governmental authority
or court applicable to the Corporation and the Corporation's business
activities.

RESOLUTIONS ADOPTED. At a meeting of the Directors of the Corporation, or if the
Corporation is a close corporation having no Board of Directors then at a
meeting of the Corporation's shareholders, duly called and held on September 25,
2002, at which a quorum was present and voting, or by other duly authorized
action in lieu of a meeting, the resolutions set forth in this Resolution were
adopted.

OFFICERS. The following named persons are officers of Kennedy-Wilson, Inc.:

<TABLE>
<CAPTION>

          NAMES                  TITLES                      AUTHORIZED              ACTUAL SIGNATURES
          -----                  ------                      ----------              -----------------
     <S>                         <C>                         <C>             <C>
     William J. McMorrow         Chairman of the Board           Y           X  /s/ William J. McMorrow
                                                                               ----------------------------

     Freeman A. Lyle             Chief Financial Officer         Y           X  /s/ Freeman A. Lyle
                                                                               ----------------------------
</TABLE>

ACTIONS AUTHORIZED. Any two (2) of the authorized persons listed above may enter
into any agreements of any" nature with Lender, and those agreements will bind
the Corporation. Specifically, but without limitation any two (2) of such
authorized persons are authorized, empowered, and directed to do the following
for and on behalf of the Corporation:

     Borrow Money. To borrow, as a cosigner or otherwise, from time to time from
     Lender, on such terms as may be agreed upon between the Corporation and
     Lender, such sum or sums of money as in their judgment should be borrowed,
     without limitation.

     Execute Notes. To execute and deliver to Lender the promissory note or
     notes, or other evidence of the Corporation's credit accommodations, on
     Lender's forms, at such rates of interest and on such terms as may be
     agreed upon, evidencing the sums of money so borrowed or any of the
     Corporation's indebtedness to Lender, and also to execute and deliver to
     Lender one or more renewals, extensions, modifications, refinancings,
     consolidations, or substitutions for one or more of the notes, any portion
     of the notes, or any other evidence of credit accommodations.

     Grant Security. To mortgage, pledge, transfer, endorse, hypothecate, or
     otherwise encumber and deliver to Lender any property now or hereafter
     belonging to the Corporation or in which the Corporation now or hereafter
     may have an interest, including without limitation all real property and
     all personal property (tangible or intangible) of the Corporation, as
     security for the payment of any loans or credit accommodations so obtained,
     any promissory notes so executed (including any amendments to or
     modifications, renewals, and extensions of such promissory notes), or any
     other or further indebtedness of the Corporation to Lender at any time
     owing, however the same may be evidenced. Such property may be mortgaged,
     pledged, transferred, endorsed, hypothecated or encumbered at the time such
     loans are obtained or such indebtedness is incurred, or at any other time
     or times, and may be either in addition to or in lieu of any property
     theretofore mortgaged, pledged, transferred, endorsed, hypothecated or
     encumbered.

     Execute Security Documents. To execute and deliver to Lender the forms of
     mortgage, deed of trust, pledge agreement, hypothecation agreement, and
     other security agreements and financing statements which Lender may require
     and which shall evidence the terms and conditions under and pursuant to
     which such liens and encumbrances, or any of them, are given; and also to
     execute and deliver to Lender any other written instruments, any chattel
     paper, or any other collateral, of any kind or nature, which Lender may
     deem necessary or proper in connection with or pertaining to the giving of
     the liens and encumbrances. Notwithstanding the foregoing, any one of the
     above authorized persons may execute, deliver, or record financing
     statements.

     Negotiate Items. To draw, endorse, and discount with Lender all drafts,
     trade acceptances, promissory notes, or other evidences of indebtedness
     payable to or belonging to the Corporation or in which the Corporation may
     have an interest, and either to receive cash for the same or to cause such
     proceeds to be credited to the Corporation's account with Lender, or to
     cause such other disposition of the proceeds derived there from as they may
     deem advisable.

     Further Acts. In the case of lines of credit, to designate additional or
     alternate individuals as being authorized to request advances under such
     lines, and in all cases, to do and perform such other acts and things, to
     pay any and all fees and costs, and to execute and deliver such other
     documents and agreements, including agreements waiving the right to a trial
     by jury, as the officers may in their discretion deem reasonably necessary
     or proper in order to carry into effect the provisions of this Resolution.

ASSUMED BUSINESS NAMES. The Corporation has filed or recorded all documents or
filings required by law relating to all assumed business names used by the
Corporation. Excluding the name of the Corporation, the following is a complete
list of all assumed business names under which the Corporation does business:
None.

NOTICES TO LENDER. The Corporation will promptly notify Lender in writing at
Lender's address shown above (or such other addresses as Lender may designate
from time to time) prior to any (A) change in the Corporation's name; (B) change
in the Corporation's assumed business name(s); (C) change in the management of
the Corporation; (D) change in the authorized signer(s); (E) change in the
Corporation's

<PAGE>

                 CORPORATE RESOLUTION TO BORROW/GRANT COLLATERAL
Loan No: 02212886                   (Continued)                           Page 2
================================================================================

principal office address; (F) change in the Corporation's state of organization;
(G) conversion of the Corporation to a new or different type of business entity;
or (H) change in any other aspect of the Corporation that directly or indirectly
relates to any agreements between the Corporation and Lender. No change in the
Corporation's name or state of organization will take effect until after Lender
has received notice

CERTIFICATION CONCERNING OFFICERS AND RESOLUTIONS. The officers named above are
duly elected, appointed, or employed by or for the Corporation, as the case may
be, and occupy the positions set opposite their respective names. This
Resolution now stands of record on the books of the Corporation, is in full
force and effect, and has not been modified or revoked in any manner whatsoever.

NO CORPORATE SEAL. The Corporation has no corporate seal, and therefore, no seal
is affixed to this Resolution.

CONTINUING VALIDITY. Any and all acts authorized pursuant to this Resolution and
performed prior to the passage of this Resolution are hereby ratified and
approved. This Resolution shall be continuing, shall remain in full force and
effect and Lender may rely on it until written notice of its revocation shall
have been delivered to and received by Lender at Lender's address shown above
(or such addresses as Lender may designate from time to time). Any such notice
shall not affect any of the Corporation's agreements or commitments in effect at
the time notice is given.

IN TESTIMONY WHEREOF, We have hereunto set our hand and attest that the
signatures set opposite the names listed above are their genuine signatures.

We each have read all the provisions of this Resolution, and we each personally
and on behalf of the Corporation certify that all statements and representations
made in this Resolution are true and correct. This Corporate Resolution to
Borrow / Grant Collateral is dated September 25, 2002.

THIS RESOLUTION IS GIVEN UNDER SEAL AND IT IS INTENDED THAT THIS RESOLUTION IS
AND SHALL CONSTITUTE AND HAVE THE EFFECT OF A SEALED INSTRUMENT ACCORDING TO
LAW.

                                    CERTIFIED TO AND ATTESTED BY:

                                    By: /s/ William J. McMorrow
                                      ----------------------------------(Seal)
                                     Authorized Signer for Kennedy-Wilson,Inc.

                                   By: /s/ Freeman A. Lyle
                                      ----------------------------------(Seal)
                                     Authorized Signer for Kennedy-Wilson,Inc.

NOTE: If the officers signing this Resolution are designated by the foregoing
document as one of the officers authorized to act on the Corporation's behalf,
it is advisable to have this Resolution signed by at least one non-authorized
officer of the Corporation.

================================================================================

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