Document:

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                                                            LOAN NO. 20028003005

                                 PROMISSORY NOTE

Dated: February 27, 2003                                           $9,300,000.00
Phoenix, Arizona

         FOR VALUE RECEIVED, the undersigned, Biltmore Club Apartments, L.L.C.,
a Delaware limited liability company having an address of 921 Bergen Avenue,
Jersey City, New Jersey, 07306 (the "Maker"), does hereby covenant and promise
to pay to the order of Merrill Lynch Mortgage Lending, Inc., having an address
at 4 World Financial Center, 250 Vesey Street, New York, NY, 10080 (the
"Holder"), or at such other place as Holder may from time to time designate in
writing, the principal sum of NINE MILLION THREE HUNDRED THOUSAND AND 00/100
DOLLARS ($9,300,000.00), in lawful money of the United States of America, and
all other amounts due or becoming due hereunder, with interest on the principal
sum outstanding from time to time (the "Principal Amount") from the date hereof
on the terms herein provided through the date that the loan evidenced hereby
(the "Loan") is repaid in full, in lawful money of the United States of America,
at an interest rate of five and seventy five hundredths percent (5.75%) per
annum (the "Interest Rate"). All capitalized terms not defined herein shall have
the same meanings set forth in the Mortgage (as hereinafter defined).

                            SECTION I. PAYMENT TERMS

         A. Payments under this Note shall be due and payable as follows:

                           (1) interest from the date hereof through the last
                  day of the current month shall be paid on the date hereof;
                  thereafter

                           (2) interest and principal shall be due and payable
                  in equal consecutive monthly installments of FIFTY FOUR
                  THOUSAND TWO HUNDRED SEVENTY TWO AND 28/100 DOLLARS
                  ($54,272.28) on the first day of each and every calendar month
                  (each, a "Payment Date") commencing in April, 2003; and

                           (3) the entire Principal Amount, together with all
                  accrued and unpaid interest and any other charges due hereon
                  shall be due and payable on the Payment Date in March, 2013
                  (the "Maturity Date").

         B. Interest shall be computed and shall be payable using the actual
number of days elapsed for the relevant payment period, based on a 360-day year.
Amortization of the Principal Amount shall be in accordance with the
amortization schedule attached hereto as Schedule A. In computing the number of
days during which interest accrues on any amount outstanding hereunder, the
first date from which interest is stated to accrue hereunder shall be included
and the date of payment of such amount to Holder shall be excluded.

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         C. All payments made pursuant to this Note shall be made by check
(subject to collection) or by wire transfer to Holder's office. Such payments
must be received by Holder before 1:00 p.m., Eastern Time, in order to be
credited as a payment received that date.

         D. All amounts due under this Note shall be payable without setoff,
counterclaim or any other deduction whatsoever.

         E. Provided no Event of Default ("Event of Default") exists under that
certain Multifamily Deed of Trust, Security Agreement, Assignment of Rents and
Fixture Filing dated as of the date hereof, given by Maker to First American
Title Insurance Company, as trustee, for the benefit of Holder, which encumbers
certain property described therein (the "Property") and secures the Loan
evidenced by this Note (the "Mortgage"), all payments received by Holder on this
Note shall be applied first, to the repayment of sums advanced by Holder to
protect or preserve the Property pursuant to the Mortgage and other loan
documents relating to the Loan (the "Loan Documents"), second, to late charges
and other premiums and charges, third, to interest and finally, to principal.
Notwithstanding the foregoing, from and after an Event of Default, all payments
received by Holder on this Note shall be applied by Holder to principal,
interest and/or other charges due hereunder or under the other Loan Documents in
such order as Holder shall determine in its sole discretion.

         F. To the extent that Maker makes any payment or Holder receives any
payment or proceeds for Maker's benefit, which are subsequently invalidated,
declared to be fraudulent or preferential, set aside or required to be repaid to
a trustee, debtor in possession, receiver, custodian or any other party under
any bankruptcy law, common law or equitable cause, then, to such extent, the
obligations of Maker hereunder intended to be satisfied shall be reinstated and
continue as if such payment or proceeds had not been received by Holder.

                     SECTION II. NO PREPAYMENTS; DEFEASANCE

         A. For purposes of this provision, the following definitions shall
apply:

                  (1) "Code" shall mean the Internal Revenue Code of 1986 as
amended from time to time or any successor statute.

                  (2) "Defeasance Collateral" shall mean U.S. Obligations (as
hereinafter defined) which are identified by Maker (but if not identified by
Maker, then selected by Holder) and that provide for payments prior, but as
close as possible, to the Payment Dates for all Scheduled Defeasance Payments
(as hereinafter defined), with each payment on such U.S. Obligations (together
with any unexpended portion of any prior payment) being equal to or greater than
the corresponding Scheduled Defeasance Payment.

                  (3) "Defeasance Deposit" shall mean an amount in immediately
available funds equal to the sum of the cost of the Defeasance Collateral and
all costs and expenses incurred or to be incurred in connection therewith,
including without limitation any revenue, documentary stamp or intangible taxes
or any other tax or charge due in connection with the defeasance of the Loan.

                  (4) "Rating Agencies" shall mean each of Standard & Poor's
Ratings Group, Moody's Investors Service, Inc., Fitch, Inc. or any successors
thereto.

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                  (5) "REMIC" shall mean a "real estate mortgage investment
conduit" as such term is defined in Section 860D(a) of the Code.

                  (6) "Scheduled Defeasance Payments" shall mean all successive
scheduled payments due hereunder on each Payment Date after the Defeasance Date
(as hereinafter defined), including the amounts due on the Maturity Date.

                  (7) "Startup Day" shall mean the "startup day", as such term
is defined in Section 860G(a)(9) of the Code, of any REMIC that holds this Note.

                  (8) "U.S. Obligations" shall mean direct non-callable
obligations of the United States of America, reasonably acceptable to Holder.

         B. Maker shall not be entitled to prepay this Note in whole or in part
at any time. Notwithstanding the foregoing, (i) this Note may be prepaid in
whole during the three (3) month period prior to the Maturity Date, without any
Prepayment Charge (as defined in Section VI hereof) or similar premium, provided
that no Event of Default exists and (ii) no Prepayment Charge or similar premium
shall be payable with respect to a prepayment resulting from Holder's election
to apply any proceeds paid in connection with a casualty to or condemnation of
the Property to reduce the indebtedness evidenced hereby.

         C. Notwithstanding anything contained herein to the contrary, at any
time after the date which is the earlier to occur of (i) two (2) years after the
Startup Day or (ii) four (4) years after the date hereof if the aforesaid
Startup Day shall not have occurred during such four (4) years and, in either
case, provided no default exists hereunder and no Event of Default exists, Maker
may cause the Property to be released from the lien of the Mortgage and the
Defeasance Collateral to be substituted therefor as security for the Loan,
subject to the satisfaction of the following conditions precedent (a "Defeasance
Event"):

                  (1) not less than thirty (30) days' prior written notice shall
be given by Maker to Holder specifying a Payment Date (the "Defeasance Date") on
which the Defeasance Event is to occur;

                  (2) all accrued and unpaid interest and all other sums due
under this Note and under the other Loan Documents up to and including the
Defeasance Date and all costs and expenses incurred by Holder or its agents in
connection with the Defeasance Event (including, without limitation, the review
of the proposed Defeasance Collateral and the preparation of the Defeasance
Security Agreement (as hereinafter defined), legal opinions, mathematical
verifications by a certified public accountant and related documentation), shall
be paid in full on or prior to the Defeasance Date;

                  (3) Maker shall remit the Defeasance Deposit to Holder;

                  (4) Maker shall execute and deliver, or cause to be executed
and delivered, to Holder on or prior to the Defeasance Date:

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                           (a) a pledge and security agreement, in form and
substance reasonably satisfactory to Holder, creating a first priority security
interest in favor of Holder in the Defeasance Collateral (the "Defeasance
Security Agreement"), which shall provide, among other things, that any excess
received by Holder from the Defeasance Collateral over the amounts payable by
Maker hereunder, to the extent not required to make subsequent payments due
hereunder, shall be refunded to Maker promptly after each monthly Payment Date;

                           (b) a certificate of Maker certifying that all of the
requirements set forth in this Section II.C have been satisfied and that the
defeasance of the Loan is being undertaken to facilitate the disposition of the
Property or other customary commercial transaction;

                           (c) an opinion of counsel in form and substance
reasonably satisfactory to Holder (i) from counsel to Holder stating, among
other things, that Holder has a perfected first priority security interest in
the Defeasance Collateral and, if this Note is owned by a REMIC at the time of
the Assumption (as hereinafter defined), if applicable, the Assumption will not
adversely affect the federal income tax treatment of such REMIC under the
applicable provisions of the Code or cause such REMIC to incur any liability for
federal income taxes and (ii) from counsel for Maker stating, among other
things, that the Defeasance Security Agreement is enforceable against Maker in
accordance with its terms;

                           (d) if required by Holder in its reasonable
discretion, evidence in writing from the applicable Rating Agencies to the
effect that the defeasance of the Loan will not result in a downgrading,
withdrawal or qualification of the respective ratings of any securities backed
by this Note (including, without limitation, any securities issued by a REMIC
which holds this Note) which ratings are in effect immediately prior to such
Defeasance Event.

                           (e) Maker and any guarantor or indemnitor of Maker's
obligations under the Loan Documents for which Maker has personal liability
execute and deliver to Holder such documents and agreements as Holder shall
reasonably require to evidence and effectuate the ratification of such personal
liability and guaranty or indemnity, respectively;

                           (f) a ratification of all representations and
obligations under the Loan Documents and such other certificates, documents or
instruments as Holder may reasonably require; and

                           (g) if required by the Rating Agencies, a certificate
from a certified public accountant that the Defeasance Collateral is sufficient
to cover the remaining interest and principal payments under the Loan.

                  (5) Maker, as directed by Holder, shall have duly endorsed or
shall cause the Holder thereof to have duly endorsed the Defeasance Collateral
or shall have accompanied the Defeasance Collateral by a written instrument of
transfer in form and substance reasonably satisfactory to Holder (including,
without limitation, such instruments as may be required by the depository
institution holding such securities or the issuer thereof, as the case may be,
to effectuate book-entry transfers and pledges through the book-entry facilities
of such institution or issuer) in order to perfect upon the delivery of the
Defeasance Security Agreement a first priority security interest in the
Defeasance Collateral in favor of Holder in conformity with all applicable state
and federal laws governing the granting of such security interests.

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         D. Maker hereby appoints Holder as its agent and attorney-in-fact for
the purpose of using the Defeasance Deposit to purchase for the account of Maker
the Defeasance Collateral at then-prevailing market prices, using the means and
sources customarily employed and available to Holder to effectuate such
purchases. The Defeasance Collateral shall be arranged such that payments
received from such Defeasance Collateral shall be paid directly to Holder to be
applied on account of the indebtedness evidenced by this Note. Any portion of
the Defeasance Deposit in excess of the amount necessary to purchase the
Defeasance Collateral and to satisfy Maker's obligations under Section II.C
hereof shall be remitted to Maker following such purchase.

         E. Upon compliance with the requirements of Section II.C hereof, the
Property shall be released from the lien of the Mortgage and the other Loan
Documents, and the Defeasance Collateral shall constitute collateral which shall
secure this Note. Holder shall, at Maker's expense, execute and deliver any
documents reasonably requested by Maker to release the Property from the lien of
the Mortgage.

         F. Upon the release of the Property from the lien of the Mortgage in
accordance with Section II.E hereof, Maker shall, at the election and direction
of the Holder, assign the Defeasance Collateral and all its rights and
obligations under this Note, the other Loan Documents and under the Defeasance
Security Agreement to a successor obligor which shall be a single purpose,
bankruptcy-remote entity and otherwise reasonably satisfactory to Holder (the
"Successor Maker") provided that the Successor Maker executes an assumption
agreement in form and substance reasonably satisfactory to Holder (the
"Assumption Agreement") pursuant to which Successor Maker assumes Maker's
obligations under this Note, the other Loan Documents and the Defeasance
Security Agreement other than those which are described in Sections II.C(4)(e)
and (f) (the "Assumption"). Maker shall, at such time, (x) deliver to Holder an
opinion, in form and substance and by counsel reasonably satisfactory to Holder,
stating, among other things, that the Assumption Agreement is enforceable
against Maker and such Successor Maker in accordance with its terms and that,
upon the Assumption, this Note and the Defeasance Security Agreement are
enforceable against the Successor Maker in accordance with their respective
terms, and (y) pay all costs and expenses incurred by Holder or its agents in
connection with the Assumption (including, without limitation, the review of the
proposed Successor Maker and the preparation of the Assumption Agreement, legal
opinions and related documentation). Upon such Assumption, Maker shall be
relieved of its obligations hereunder, under the other Loan Documents and under
the Defeasance Security Agreement, except for those which are set forth in
Sections II.C(4)(e) and (f) hereof.

         G. Upon the release of the Property from the lien of the Mortgage in
accordance with Section II.E hereof, neither Maker nor any Successor Maker shall
have any right to prepay this Note pursuant to the other provisions of this
Section or otherwise.

                            SECTION III. DEFAULT RATE

         A. Upon the occurrence of and for so long as an Event of Default
exists, in Holder's sole discretion, Maker shall pay interest on the Principal
Amount and all such other amounts due under the Loan Documents at an annual rate
equal to the lesser of (a) the Interest Rate plus four percent (4%) and (b) the
maximum rate permitted by applicable law (the "Default Rate"), and shall be
computed from the date performance was due through the date, if any, upon which
full performance is rendered.

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         B. To the extent permitted by law, interest shall continue to accrue at
the Default Rate, notwithstanding the issuance of a judgment of foreclosure and
sale, the conveyance of the Property through the exercise of a power of sale or
otherwise; it being expressly understood and agreed that Maker's obligations
hereunder shall not merge into any such judgment or conveyance and shall survive
until the actual receipt by Holder of the full amount of the Principal Amount
and any other amounts due and payable hereunder which were not paid when due.
The foregoing provisions shall not be construed as a waiver by Holder of its
right to pursue any other remedies available to it under the Mortgage or any
other Loan Document, nor shall it be construed to limit in any way the
application of the Default Rate.

                             SECTION IV. LATE CHARGE

         In addition to any interest which may be charged hereunder, Maker shall
pay to Holder a charge ("Late Charge") for the collection of late payments in an
amount equal to five percent (5.0%) of any payment required hereunder (except as
specifically set forth in this Section) which is not paid within five (5) days
after the Payment Date, as liquidated damages and not as a penalty. Maker agrees
that the Late Charge shall be due and payable upon all or any portion of the
Principal Amount not repaid on or before the Maturity Date. In no event shall
Holder apply the Late Charge to the Principal Amount upon the acceleration of
the Loan prior to the Maturity Date. Maker recognizes that its default in making
any payment as provided herein or in any other Loan Document as agreed to be
paid when due, or the occurrence of any other Event of Default, will require
Holder to incur additional expense in servicing and administering the Loan in
loss to Holder of the use of the money due and in frustration to Holder in
meeting its other financial and loan commitments and that the damages caused
thereby would be extremely difficult and impractical to ascertain. Nothing in
this Note shall be construed as an obligation on the part of Holder to accept,
at any time, less than the full amount then due hereunder or as a waiver or
limitation of Holder's right to compel prompt performance.

                             SECTION V. NON-RECOURSE

         A. Holder agrees that it will look solely to the Property and such
other collateral, if any, as may now or hereafter be given to secure the
repayment of the indebtedness evidenced hereby. No other property or assets of
Maker, or any partner, member or principal of Maker, shall be subject to levy,
execution or other enforcement procedure for the satisfaction of the remedies of
Holder, or for any payment required to be made under this Note or any of the
other Loan Documents or for the performance of any of the covenants or
warranties contained in the Loan Documents.

         B. The foregoing provisions of this Section shall not (i) constitute a
waiver of the obligations secured by or arising under the Mortgage or the other
Loan Documents, (ii) limit the right of Holder to name Maker or the partners,
members or principals of Maker as parties in any action or suit for judicial
foreclosure and sale under the Mortgage or the other Loan Documents or with
respect to any other remedies available to Holder thereunder, so long as no
monetary judgment shall be enforced against Maker or any partner, member or

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principal of Maker, except to the extent of the Property or such collateral,
(iii) release, reduce or impair this Note, the indebtedness evidenced hereby, or
the lien of the Mortgage, (iv) prevent or in any way hinder Holder from
exercising any remedy available to Holder under this Note or any of the Loan
Documents including, without limitation, the appointment of a receiver or naming
Maker or, if necessary in order to ensure the availability of Holder's remedies
as set forth in the Loan Documents, any person, entity, association or joint
venture ("Person") owning an interest in Maker in any action, suit or proceeding
in connection with the exercise of any such remedy, as long as no monetary
judgment, including a deficiency judgment, shall be enforced against any assets
of Maker or any Person owning an interest in Maker, other than the Property or
such other collateral, or (v) release or limit the liability of Maker, any
guarantor hereof or any indemnitor under the indemnity agreement dated as of the
date hereof, by Wilshire Oil Company of Texas in favor of Holder (the
"Indemnity") or the environmental indemnity dated as of the date hereof, by
Maker and Wilshire Oil Company of Texas in favor of Holder (the "Environmental
Indemnity") or affect in any way the validity or enforceability of the Indemnity
Agreement, the Environmental Indemnity or any guaranty given in connection with
this Note or any of the other Loan Documents.

         C. Notwithstanding any provision hereof or in any Loan Document to the
contrary, Maker shall be personally liable hereunder for any and all
liabilities, obligations, losses, damages, costs, expenses (including reasonable
attorneys' fees, costs and disbursements), causes of action, suits, claims,
demands and judgments paid, imposed upon Holder or to which the Holder may be
subject, or any reduction in amounts recovered by Holder directly or indirectly
(including, without limitation, any diminution in value of the Property or
Holder's security interest therein) as a result of Maker, or any Affiliate,
indemnitor, guarantor, agent or employee of Maker:

                  (1)      misapplying or misappropriating any proceeds of
                           insurance policies or condemnation awards in
                           connection with the Property;

                  (2)      misapplying (under any lease, the Mortgage or any
                           other agreement) or misappropriating any Rents,
                           security deposits or other refundable deposits paid
                           to or held by or on behalf of Holder;

                  (3)      receiving any Rent or other payments under Leases
                           more than one month in advance;

                  (4)      committing waste, arson or damage to the Property as
                           a result of intentional misconduct or gross
                           negligence;

                  (5)      removing any Equipment or other Property in violation
                           of the Mortgage or other Loan Documents;

                  (6)      failing to fully comply with Article XIII of the
                           Mortgage and any other provision of the Loan
                           Documents relating to hazardous or toxic substances
                           or compliance with environmental laws and
                           regulations;

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                  (7)      committing fraud or making any material
                           misrepresentation in connection with the Loan or the
                           ownership, use, operation or management of the
                           Property;

                  (8)      transferring or encumbering the Property in violation
                           of Article VIII of the Mortgage; or

                  (9)      failing to maintain the existence of Maker as a
                           Special-Purpose Entity or otherwise failing to comply
                           with Article XII of the Mortgage.

         D. Nothing contained herein shall be deemed to be a waiver of any right
of Holder under Section 506(a), 506(b), 1111(b) or any other provision of the
Bankruptcy Reform Act of 1978, as amended, or any successor thereto, or similar
provisions under applicable state law to file a claim for the full amount of the
indebtedness owing to Holder in accordance with this Note and the other Loan
Documents.

                              SECTION VI. REMEDIES

         A. So long as an Event of Default exists, at the option of Holder, the
following amounts shall become immediately due and payable: (1) the entire
Principal Amount, all accrued interest thereon and all other fees, charges and
sums due and payable hereunder, (2) all costs and expenses in connection with
the enforcement of Holder's rights hereunder, and (3) a prepayment charge (the
"Prepayment Charge") equal to the greater of (a) 1% of the Principal Amount or
(b) the positive difference, if any, between (x) the present value on the date
of such acceleration of all future installments which Maker would otherwise be
required to pay under this Note during the original term hereof absent such
acceleration, including the unpaid Principal Amount which might otherwise be due
upon the scheduled Maturity Date absent such acceleration, with such present
value being determined by the use of a discount rate equal to the yield to
maturity (adjusted to a "Mortgage Equivalent Basis" pursuant to the standards
and practices of the Securities Industry Association), on the date of such
acceleration, of the United States Treasury Security having the term to maturity
closest to what otherwise would have been the remaining term hereof absent such
acceleration, and (y) the Principal Amount on the date of such acceleration.
Failure of Holder to require any of these payments shall not constitute a waiver
of the right to require the same in the event of any subsequent default or to
exercise any other remedy available to Holder hereunder, under any other Loan
Document or at law or in equity.

         B. No remedy herein conferred upon or reserved to Holder is intended to
be exclusive of any other remedy or remedies available to Holder under this
Note, any other Loan Document or at law or in equity, and each and every such
remedy shall be cumulative and exercisable in any order and as many times as
Holder deems expedient.

         C. Maker agrees to pay all costs and expenses of collection incurred by
Holder hereunder including, without limitation, reasonable attorneys' fees and
disbursements, and all costs and expenses incurred in connection with the
pursuit by Holder of any of its rights or remedies hereunder, under the Mortgage
or any of the other Loan Documents, whether involving the preservation of
Property, protection of the lien of the Mortgage, suit on this Note,
participation in any foreclosure proceeding, any out-of-court workout or
settlement or any bankruptcy, reorganization, receivership, or other proceedings
affecting creditors' rights and involving a claim under this Note or any other
Loan Document. All such costs and expenses shall be payable on demand with
interest thereon to be calculated at the Default Rate and shall be secured by
the Mortgage and other Loan Documents.

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                           SECTION VII. SAVINGS CLAUSE

         This Note is subject to the express condition that at no time shall
Maker be obligated or required to pay interest on the Principal Amount at a rate
which could subject Holder to either civil or criminal liability as a result of
being in excess of the maximum interest rate which Maker is permitted by
applicable law to contract or agree to pay. If, by the terms of this Note, Maker
is at any time required or obligated to pay interest on the Principal Amount at
a rate in excess of such maximum rate, the rate of interest shall be deemed to
be immediately reduced to such maximum rate and the interest payable shall be
computed at such maximum rate and all previous payments in excess of such
maximum rate shall be deemed to have been payments in reduction of the principal
and not on account of the interest due hereunder. All sums paid or agreed to be
paid to Holder for the use, forbearance, or detention of the Principal Amount
shall, to the extent permitted by applicable law, be amortized, prorated,
allocated and spread throughout the full stated term of this Note until payment
in full so that the rate or amount of interest on account of the Principal
Amount does not exceed the applicable maximum lawful rate of interest from time
to time in effect. This provision shall supersede any inconsistent provision of
this Note or any other Loan Document. Maker agrees to an effective rate of
interest that is the rate stated above plus any additional rate of interest
resulting from any other charges in the nature of interest paid or to be paid by
or on behalf of Maker, or any benefit received or to be received by Holder, in
connection with this Note.

                           SECTION VIII. MISCELLANEOUS

         A. Note Secured. This Note is secured by the Mortgage and the other
Loan Documents.

         B. Severability. Whenever possible, each provision of this Note shall
be interpreted in such a manner as to be effective and valid under applicable
law, but if any provision hereof shall be prohibited by or invalid or
unenforceable under the applicable law of any jurisdiction with respect to any
Person or circumstance, such provision shall be ineffective to the extent of
such prohibition, invalidity or unenforceability, without invalidating the
remaining provisions hereof or affecting the validity or enforceability of such
provisions in any other jurisdiction or with respect to other Persons or
circumstances. To the extent permitted by applicable law, the parties hereto
hereby waive any provision of law that renders any provision hereof prohibited,
invalid or unenforceable in any respect.

         C. Waivers. Maker hereby waives valuation and appraisement,
presentment, protest and demand, notice of protest, demand and dishonor and
nonpayment, notice on intent to accelerate the maturity hereof and notice of
acceleration of this Note. To the extent permitted by law, Maker hereby
expressly waives the right to receive any notice from Holder with respect to any
matter for which the Loan Documents do not expressly provide for the giving of
notice by Holder to Maker.

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         D. Agent for Service. Maker does hereby designate and appoint Sheldon
E. Jaffe having an address c/o Wilentz, Goldman & Spitzer, 90 Woodbridge Center
Drive, Suite 900, Box 10, Woodbridge, New Jersey, 07095, as its authorized agent
to accept and acknowledge on its behalf service of any and all process which may
be served in any suit, action or proceeding in any federal or state court in
Arizona, and agrees that service of process upon said agent at said address and
written notice of said service of Maker mailed or delivered to Maker in the
manner provided in the Mortgage shall be deemed in every respect effective
service of process upon Maker in any such suit, action or proceeding in the
State of Arizona. Maker shall give prompt notice to Holder of any changed
address of its authorized agent hereunder, may at any time and from time to time
designate a substitute authorized agent with an office in Arizona (which office
shall be designated as the address for service of process), and shall promptly
designate such a substitute if its authorized agent ceases to have an office in
Arizona or is dissolved without leaving a successor. No notice of change of
designated agent by Maker or of such agent's address shall be or be deemed
effective until thirty (30) days following Holder's receipt thereof.

         E. Participation. Holder shall have the right, without notice to or
consent of Maker, (i) to sell, assign or otherwise transfer this Note and all of
the other Loan Documents in connection with the Loan, or any of its interest
therein and (ii) to transfer, assign or sell participations and
subparticipations in this Note; provided, however, that no transfer or
participation shall increase the obligations of Maker or otherwise adversely
affect the rights and obligations of Maker and Holder hereunder or under any
other Loan Documents.

         F. Use of Proceeds. Maker certifies that all of the Loan proceeds will
be used exclusively for business or commercial purposes and not for any
personal, family, household, agricultural or consumer purpose.

         G. Liability. If Maker consists of more than one Person, the
obligations and liabilities of each such Person hereunder shall be joint and
several.

         H. No Oral Modifications. This Note cannot be modified orally, but only
by an agreement in writing signed by the party against whom enforcement of any
modification is sought.

         I. WAIVER OF JURY TRIAL. MAKER AND HOLDER, TO THE FULL EXTENT PERMITTED
BY LAW, EACH HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY, WITH AND UPON THE
ADVICE OF COMPETENT COUNSEL, WAIVES, RELINQUISHES AND FOREVER FORGOES HEREBY THE
RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING, INCLUDING, WITHOUT
LIMITATION, ANY TORT ACTION, BROUGHT BY EITHER OF THEM AGAINST THE OTHER BASED
UPON, ARISING OUT OF, OR IN ANY WAY RELATING TO OR IN CONNECTION WITH THIS NOTE,
THE LOAN OR ANY COURSE OF CONDUCT, ACT, OMISSION, COURSE OF DEALING, STATEMENTS
(WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY PERSON (INCLUDING, WITHOUT
LIMITATION, SUCH PERSON'S DIRECTORS, OFFICERS, PARTNERS, MEMBERS, EMPLOYEES,
AGENTS OR ATTORNEYS, OR ANY OTHER PERSONS AFFILIATED WITH SUCH PERSON), IN
CONNECTION WITH THE LOAN OR THIS NOTE, INCLUDING, WITHOUT LIMITATION, IN ANY
COUNTERCLAIM WHICH MAKER MAY BE PERMITTED TO ASSERT HEREUNDER OR WHICH MAY BE
ASSERTED BY HOLDER OR ITS AGENTS AGAINST MAKER, WHETHER SOUNDING IN CONTRACT,
TORT OR OTHERWISE. THIS WAIVER BY MAKER OF ITS RIGHT TO A JURY TRIAL IS A
MATERIAL INDUCEMENT FOR HOLDER TO MAKE THE LOAN.

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         J. No Waivers by Holder. The failure of Holder to insist upon strict
performance of any term hereof shall not be deemed a waiver of any of the
obligations of Maker or any of the rights or remedies of Holder hereunder.
Holder may waive any Event of Default or performance of Maker without waiving
any other Event of Default or performance of Maker. Holder may remedy any Event
of Default without waiving the Event of Default remedied. No delay in
performance of any right or remedy of Holder shall be construed as a waiver of
such right or remedy. Acceptance of any payment after the occurrence of an Event
of Default shall not be deemed to waive or cure such Event of Default.
Acceptance by Holder of any partial payment or partial performance by Maker
shall not be deemed a waiver of full payment or full performance. No extension
of time for the payment of any amounts due under this Note made by agreement
with any Person now or hereafter liable for the payment of this Note shall
operate to release, discharge, modify, change or affect the original liability
of Maker hereunder, either in whole or in part, unless Holder agrees otherwise
in writing.

         K. Offsets, Counterclaims and Defenses. Maker hereby knowingly waives
the right to assert a counterclaim, other than a compulsory counterclaim, in any
action or proceeding brought against it by Holder. Any assignee of this Note or
any successor of Holder shall take this Note free and clear of all offsets,
counterclaims or defenses which are unrelated to this Note which Maker may
otherwise have against any assignor of this Note. No such unrelated counterclaim
or defense shall be interposed or asserted by Maker in any action or proceeding
brought by any such assignee upon this Note. Any such right to interpose or
assert any such unrelated offset, counterclaim or defense in any such action or
proceeding is hereby expressly waived by Maker.

         L. Time of the Essence. Time shall be of the essence in the performance
of all obligations of Maker hereunder.

         M. Successors. All references herein to Maker and to Holder shall be
deemed to include their respective heirs, executors, legal representatives,
successors and assigns. Nothing in this Note, whether express or implied, shall
be construed to give any Person (other than Holder) any legal or equitable
right, remedy or claim under or in respect of this Note or any covenants or
provisions contained herein.

         N. Governing Law. This Note shall be governed by, and construed in
accordance with, the laws of the State where the Property is located.

                                       11
<PAGE>

         IN WITNESS WHEREOF, this Note has been duly executed by Maker, the day
and year first above written.

Witness:

__________________________
Name:

__________________________
Name:
                                            MAKER:

                                            Biltmore Club Apartments, L.L.C.
                                            a Delaware limited liability company

                                            By: Biltmore Club Holding, Inc.
                                                a Delaware corporation
                                                Its Managing Member

                                            By: ____________________________
                                                Philip G. Kupperman
                                                Its President

                                       12
<PAGE>

STATE OF ARIZONA     )
                     )ss.
County of __________ )

         The foregoing instrument was acknowledged before me this _____ day of
___________, 2003, by Philip G. Kupperman, the President of BILTMORE CLUB
HOLDING, INC., a Delaware corporation, Managing Member of BILTMORE CLUB
APARTMENTS, L.L.C., a Delaware limited liability company, on behalf of that
limited liability company.

         IN WITNESS WHEREOF, I hereunto set my hand and official seal.

                               _________________________
                               Notary Public

My commission expires:

________________________

                                       13
<PAGE>

                           ALLONGE TO PROMISSORY NOTE
                           --------------------------

                  Allonge to Promissory Note, dated as of February ____, 2003,
made by Biltmore Club Apartments, L.L.C., a Delaware limited liability company
in favor of Merrill Lynch Mortgage Lending, Inc., a Delaware corporation, in the
original principal amount of $9,300,000.00.

                                   ENDORSEMENT

                   Pay to the order of ________________________________________,
without recourse or warranty.

                  Dated:  _____________, 2003

                                            Merrill Lynch Mortgage Lending, Inc.

                                            By:___________________________

                                            Name:_________________________

                                            Title:________________________

<PAGE>

Wilshire - Biltmore Club Apts

Loan Amount                                                          $9,300,000
Final Interest Rate                                                      5.750%
Amortization Term                                                           360
First Due Date                                                         04/01/03
Monthly P&I                                                          $54,272.28
Ending Balance                                                       493,951.34

<TABLE>
<CAPTION>
                                  Days In       Last Day Of           Ending
                       Period      Month           Month              Balance            Interest        Principal
-------------------------------------------------------------------------------------------------------------------
<S>                      <C>        <C>           <C>              <C>                  <C>               <C>
                         0                                         9,300,000.00
                         1          31            03/31/03         9,291,775.64         46,047.92        $8,224.36
                         2          30            04/30/03         9,282,026.45         44,523.09        $9,749.19
                         3          31            05/31/03         9,273,713.09         45,958.92         8,313.36
                         4          30            06/30/03         9,263,877.35         44,436.54         9,835.74
                         5          31            07/31/03         9,255,474.13         45,869.06         8,403.22
                         6          31            08/31/03         9,247,029.30         45,827.45         8,444.83
                         7          30            09/30/03         9,237,065.71         44,308.68         9,963.60
                         8          31            10/31/03         9,228,529.73         45,736.30         8,535.98
                         9          30            11/30/03         9,218,477.49         44,220.04        10,052.24
                        10          31            12/31/03         9,209,849.48         45,644.27         8,628.01
                        11          31            01/31/04         9,201,178.74         45,601.55         8,670.73
                        12          29            02/29/04         9,189,525.81         42,619.35        11,652.93
                        13          31            03/31/04         9,180,754.45         45,500.92         8,771.36
                        14          30            04/30/04         9,170,473.28         43,991.12        10,281.16
                        15          31            05/31/04         9,161,607.58         45,406.58         8,865.70
                        16          30            06/30/04         9,151,234.67         43,899.37        10,372.91
                        17          31            07/31/04         9,142,273.71         45,311.32         8,960.96
                        18          31            08/31/04         9,133,268.39         45,266.95         9,005.33
                        19          30            09/30/04         9,122,759.68         43,763.58        10,508.70
                        20          31            10/31/04         9,113,657.73         45,170.33         9,101.95
                        21          30            11/30/04         9,103,055.06         43,669.61        10,602.67
                        22          31            12/31/04         9,093,855.55         45,072.77         9,199.51
                        23          31            01/31/05         9,084,610.48         45,027.22         9,245.06
                        24          28            02/28/05         9,070,966.60         40,628.40        13,643.88
                        25          31            03/31/05         9,061,608.21         44,913.88         9,358.40
                        26          30            04/30/05         9,050,756.13         43,420.21        10,852.07
                        27          31            05/31/05         9,041,297.66         44,813.81         9,458.47
                        28          30            06/30/05         9,030,348.27         43,322.88        10,949.40
                        29          31            07/31/05         9,020,788.76         44,712.77         9,559.51
                        30          31            08/31/05         9,011,181.91         44,665.43         9,606.85
                        31          30            09/30/05         9,000,088.21         43,178.58        11,093.70
                        32          31            10/31/05         8,990,378.87         44,562.94         9,709.34
                        33          30            11/30/05         8,979,185.48         43,078.90        11,193.38
                        34          31            12/31/05         8,969,372.64         44,459.44         9,812.84
                        35          31            01/31/06         8,959,511.22         44,410.85         9,861.43
                        36          28            02/28/06         8,945,307.86         40,068.93        14,203.35
                        37          31            03/31/06         8,935,327.28         44,291.70         9,980.58
                        38          30            04/30/06         8,923,870.11         42,815.11        11,457.17
                        39          31            05/31/06         8,913,783.38         44,185.55        10,086.73
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                      <C>        <C>           <C>              <C>                  <C>               <C>
                        40          30            06/30/06         8,902,222.98         42,711.88        11,560.40
                        41          31            07/31/06         8,892,029.07         44,078.37        10,193.91
                        42          31            08/31/06         8,881,784.68         44,027.89        10,244.39
                        43          30            09/30/06         8,870,070.95         42,558.55        11,713.73
                        44          31            10/31/06         8,859,717.84         43,919.17        10,353.11
                        45          30            11/30/06         8,847,898.38         42,452.81        11,819.47
                        46          31            12/31/06         8,837,435.48         43,809.39        10,462.89
                        47          31            01/31/07         8,826,920.78         43,757.58        10,514.70
                        48          28            02/28/07         8,812,124.45         39,475.95        14,796.33
                        49          31            03/31/07         8,801,484.43         43,632.26        10,640.02
                        50          30            04/30/07         8,789,385.93         42,173.78        12,098.50
                        51          31            05/31/07         8,778,633.32         43,519.67        10,752.61
                        52          30            06/30/07         8,766,425.32         42,064.28        12,208.00
                        53          31            07/31/07         8,755,559.02         43,405.98        10,866.30
                        54          31            08/31/07         8,744,638.92         43,352.18        10,920.10
                        55          30            09/30/07         8,732,268.03         41,901.39        12,370.89
                        56          31            10/31/07         8,721,232.61         43,236.85        11,035.43
                        57          30            11/30/07         8,708,749.57         41,789.24        12,483.04
                        58          31            12/31/07         8,697,597.69         43,120.41        11,151.87
                        59          31            01/31/08         8,686,390.60         43,065.19        11,207.09
                        60          29            02/29/08         8,672,353.20         40,234.88        14,037.40
                        61          31            03/31/08         8,661,021.12         42,940.19        11,332.09
                        62          30            04/30/08         8,648,249.56         41,500.73        12,771.55
                        63          31            05/31/08         8,636,798.13         42,820.85        11,451.43
                        64          30            06/30/08         8,623,910.51         41,384.66        12,887.62
                        65          31            07/31/08         8,612,338.56         42,700.33        11,571.95
                        66          31            08/31/08         8,600,709.32         42,643.04        11,629.24
                        67          30            09/30/08         8,587,648.77         41,211.73        13,060.55
                        68          31            10/31/08         8,575,897.28         42,520.79        11,751.49
                        69          30            11/30/08         8,562,717.84         41,092.84        13,179.44
                        70          31            12/31/08         8,550,842.91         42,397.35        11,874.93
                        71          31            01/31/09         8,538,909.17         42,338.55        11,933.73
                        72          28            02/28/09         8,522,824.79         38,187.90        16,084.38
                        73          31            03/31/09         8,510,752.33         42,199.82        12,072.46
                        74          30            04/30/09         8,497,260.74         40,780.69        13,491.59
                        75          31            05/31/09         8,485,061.70         42,073.24        12,199.04
                        76          30            06/30/09         8,471,447.01         40,657.59        13,614.69
                        77          31            07/31/09         8,459,120.16         41,945.43        12,326.85
                        78          31            08/31/09         8,446,732.27         41,884.39        12,387.89
                        79          30            09/30/09         8,432,933.92         40,473.93        13,798.35
                        80          31            10/31/09         8,420,416.37         41,754.74        12,517.54
                        81          30            11/30/09         8,406,491.92         40,347.83        13,924.45
                        82          31            12/31/09         8,393,843.45         41,623.81        12,648.47
                        83          31            01/31/10         8,381,132.36         41,561.18        12,711.10
                        84          28            02/28/10         8,364,342.36         37,482.29        16,789.99
                        85          31            03/31/10         8,351,485.20         41,415.11        12,857.17
                        86          30            04/30/10         8,337,230.45         40,017.53        14,254.75
                        87          31            05/31/10         8,324,239.04         41,280.87        12,991.41
                        88          30            06/30/10         8,309,853.74         39,886.98        14,385.30
                        89          31            07/31/10         8,296,726.78         41,145.32        13,126.96
                        90          31            08/31/10         8,283,534.82         41,080.32        13,191.96
                        91          30            09/30/10         8,268,954.47         39,691.94        14,580.34
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                   <C>           <C>           <C>              <C>                  <C>               <C>
                        92          31            10/31/10         8,255,625.00         40,942.81        13,329.47
                        93          30            11/30/10         8,240,910.93         39,558.20        14,714.08
                        94          31            12/31/10         8,227,442.60         40,803.95        13,468.33
                        95          31            01/31/11         8,213,907.59         40,737.27        13,535.01
                        96          28            02/28/11         8,196,369.73         36,734.42        17,537.86
                        97          31            03/31/11         8,182,680.86         40,583.41        13,688.87
                        98          30            04/30/11         8,167,617.26         39,208.68        15,063.60
                        99          31            05/31/11         8,153,786.03         40,441.05        13,831.23
                       100          30            06/30/11         8,138,583.98         39,070.22        15,202.06
                       101          31            07/31/11         8,124,608.99         40,297.29        13,974.99
                       102          31            08/31/11         8,110,564.81         40,228.10        14,044.18
                       103          30            09/30/11         8,095,155.65         38,863.12        15,409.16
                       104          31            10/31/11         8,080,965.64         40,082.26        14,190.02
                       105          30            11/30/11         8,065,414.65         38,721.29        15,550.99
                       106          31            12/31/11         8,051,077.37         39,935.00        14,337.28
                       107          31            01/31/12         8,036,669.11         39,864.02        14,408.26
                       108          29            02/29/12         8,019,622.23         37,225.40        17,046.88
                       109          31            03/31/12         8,005,058.22         39,708.27        14,564.01
                       110          30            04/30/12         7,989,143.51         38,357.57        15,914.71
                       111          31            05/31/12         7,974,428.59         39,557.36        14,714.92
                       112          30            06/30/12         7,958,367.11         38,210.80        16,061.48
                       113          31            07/31/12         7,943,499.80         39,404.97        14,867.31
                       114          31            08/31/12         7,928,558.88         39,331.36        14,940.92
                       115          30            09/30/12         7,912,277.61         37,991.01        16,281.27
                       116          31            10/31/12         7,897,182.09         39,176.76        15,095.52
                       117          30            11/30/12         7,880,750.48         37,840.66        16,431.62
                       118          31            12/31/12         7,865,498.86         39,020.66        15,251.62
                       119          31            01/31/13         7,850,171.72         38,945.14        15,327.14
                       120          28            02/28/13         7,831,007.16         35,107.71        19,164.57
                       121          31            03/31/13         7,815,509.24         38,774.36        15,497.92
                       122          30            04/30/13         7,798,686.27         37,449.32        16,822.96
                       123          31            05/31/13         7,783,028.32         38,614.33        15,657.95
                       124          30            06/30/13         7,766,049.72         37,293.68        16,978.60
                       125          31            07/31/13         7,750,230.17         38,452.73        15,819.55
                       126          31            08/31/13         7,734,332.29         38,374.40        15,897.88
                       127          30            09/30/13         7,717,120.36         37,060.34        17,211.94
                       128          31            10/31/13         7,701,058.54         38,210.46        16,061.82
                       129          30            11/30/13         7,683,687.17         36,900.91        17,371.37
                       130          31            12/31/13         7,667,459.81         38,044.92        16,227.36
                       131          31            01/31/14         7,651,152.10         37,964.58        16,307.70
                       132          28            02/28/14         7,631,097.48         34,217.65        20,054.63
                       133          31            03/31/14         7,614,609.73         37,784.53        16,487.75
                       134          30            04/30/14         7,596,824.12         36,486.67        17,785.61
                       135          31            05/31/14         7,580,166.67         37,614.83        16,657.45
                       136          30            06/30/14         7,562,216.02         36,321.63        17,950.65
                       137          31            07/31/14         7,545,387.21         37,443.47        16,828.81
                       138          31            08/31/14         7,528,475.08         37,360.15        16,912.13
                       139          30            09/30/14         7,510,276.74         36,073.94        18,198.34
                       140          31            10/31/14         7,493,190.76         37,186.30        17,085.98
                       141          30            11/30/14         7,474,823.36         35,904.87        18,367.41
                       142          31            12/31/14         7,457,561.83         37,010.76        17,261.52
                       143          31            01/31/15         7,440,214.84         36,925.29        17,346.99
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                   <C>           <C>           <C>              <C>                  <C>               <C>
                       144          28            02/28/15         7,419,216.86         33,274.29        20,997.99
                       145          31            03/31/15         7,401,680.01         36,735.43        17,536.85
                       146          30            04/30/15         7,382,874.11         35,466.38        18,805.90
                       147          31            05/31/15         7,365,157.31         36,555.48        17,716.80
                       148          30            06/30/15         7,346,176.41         35,291.38        18,980.90
                       149          31            07/31/15         7,328,277.90         36,373.78        17,898.50
                       150          31            08/31/15         7,310,290.78         36,285.15        17,987.13
                       151          30            09/30/15         7,291,046.98         35,028.48        19,243.80
                       152          31            10/31/15         7,272,875.50         36,100.81        18,171.47
                       153          30            11/30/15         7,253,452.42         34,849.20        19,423.08
                       154          31            12/31/15         7,235,094.80         35,914.66        18,357.62
                       155          31            01/31/16         7,216,646.29         35,823.77        18,448.51
                       156          29            02/29/16         7,195,801.12         33,427.10        20,845.18
                       157          31            03/31/16         7,177,158.05         35,629.21        18,643.07
                       158          30            04/30/16         7,157,276.31         34,390.55        19,881.73
                       159          31            05/31/16         7,138,442.49         35,438.46        18,833.82
                       160          30            06/30/16         7,118,375.25         34,205.04        20,067.24
                       161          31            07/31/16         7,099,348.81         35,245.84        19,026.44
                       162          31            08/31/16         7,080,228.17         35,151.64        19,120.64
                       163          30            09/30/16         7,059,881.98         33,926.09        20,346.19
                       164          31            10/31/16         7,040,565.93         34,956.22        19,316.06
                       165          30            11/30/16         7,020,029.69         33,736.05        20,536.23
                       166          31            12/31/16         7,000,516.31         34,758.90        19,513.38
                       167          31            01/31/17         6,980,906.31         34,662.28        19,610.00
                       168          28            02/28/17         6,957,854.19         31,220.16        23,052.12
                       169          31            03/31/17         6,938,032.95         34,451.04        19,821.24
                       170          30            04/30/17         6,917,005.41         33,244.74        21,027.54
                       171          31            05/31/17         6,896,981.92         34,248.78        20,023.50
                       172          30            06/30/17         6,875,757.68         33,048.04        21,224.24
                       173          31            07/31/17         6,855,529.95         34,044.55        20,227.73
                       174          31            08/31/17         6,835,202.06         33,944.39        20,327.89
                       175          30            09/30/17         6,813,681.79         32,752.01        21,520.27
                       176          31            10/31/17         6,793,146.70         33,737.19        20,535.09
                       177          30            11/30/17         6,771,424.91         32,550.49        21,721.79
                       178          31            12/31/17         6,750,680.59         33,527.96        20,744.32
                       179          31            01/31/18         6,729,833.56         33,425.24        20,847.04
                       180          28            02/28/18         6,705,658.59         30,097.31        24,174.97
                       181          31            03/31/18         6,684,588.63         33,202.32        21,069.96
                       182          30            04/30/18         6,662,346.67         32,030.32        22,241.96
                       183          31            05/31/18         6,641,062.26         32,987.87        21,284.41
                       184          30            06/30/18         6,618,611.74         31,821.76        22,450.52
                       185          31            07/31/18         6,597,110.78         32,771.32        21,500.96
                       186          31            08/31/18         6,575,503.36         32,664.86        21,607.42
                       187          30            09/30/18         6,552,738.70         31,507.62        22,764.66
                       188          31            10/31/18         6,530,911.58         32,445.16        21,827.12
                       189          30            11/30/18         6,507,933.25         31,293.95        22,978.33
                       190          31            12/31/18         6,485,884.28         32,223.31        22,048.97
                       191          31            01/31/19         6,463,726.13         32,114.14        22,158.14
                       192          28            02/28/19         6,438,361.07         28,907.22        25,365.06
                       193          31            03/31/19         6,415,967.62         31,878.83        22,393.45
                       194          30            04/30/19         6,392,438.52         30,743.18        23,529.10
                       195          31            05/31/19         6,369,817.69         31,651.45        22,620.83
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                   <C>           <C>           <C>              <C>                  <C>               <C>
                       196          30            06/30/19         6,346,067.45         30,522.04        23,750.24
                       197          31            07/31/19         6,323,217.02         31,421.85        22,850.43
                       198          31            08/31/19         6,300,253.45         31,308.71        22,963.57
                       199          30            09/30/19         6,276,169.88         30,188.71        24,083.57
                       200          31            10/31/19         6,252,973.36         31,075.76        23,196.52
                       201          30            11/30/19         6,228,663.24         29,962.16        24,310.12
                       202          31            12/31/19         6,205,231.50         30,840.53        23,431.75
                       203          31            01/31/20         6,181,683.73         30,724.51        23,547.77
                       204          29            02/29/20         6,156,044.67         28,633.22        25,639.06
                       205          31            03/31/20         6,132,253.36         30,480.97        23,791.31
                       206          30            04/30/20         6,107,364.79         29,383.71        24,888.57
                       207          31            05/31/20         6,083,332.45         30,239.94        24,032.34
                       208          30            06/30/20         6,058,209.47         29,149.30        25,122.98
                       209          31            07/31/20         6,033,933.74         29,996.55        24,275.73
                       210          31            08/31/20         6,009,537.81         29,876.35        24,395.93
                       211          30            09/30/20         5,984,061.24         28,795.70        25,476.58
                       212          31            10/31/20         5,959,418.37         29,629.41        24,642.87
                       213          30            11/30/20         5,933,701.64         28,555.55        25,716.73
                       214          31            12/31/20         5,908,809.42         29,380.06        24,892.22
                       215          31            01/31/21         5,883,793.95         29,256.81        25,015.47
                       216          28            02/28/21         5,855,835.31         26,313.63        27,958.65
                       217          31            03/31/21         5,830,557.55         28,994.52        25,277.76
                       218          30            04/30/21         5,804,223.35         27,938.09        26,334.19
                       219          31            05/31/21         5,778,690.04         28,738.97        25,533.31
                       220          30            06/30/21         5,752,107.32         27,689.56        26,582.72
                       221          31            07/31/21         5,726,315.96         28,480.92        25,791.36
                       222          31            08/31/21         5,700,396.90         28,353.22        25,919.06
                       223          30            09/30/21         5,673,439.02         27,314.40        26,957.88
                       224          31            10/31/21         5,647,258.14         28,091.40        26,180.88
                       225          30            11/30/21         5,620,045.64         27,059.78        27,212.50
                       226          31            12/31/21         5,593,600.39         27,827.03        26,445.25
                       227          31            01/31/22         5,567,024.20         27,696.09        26,576.19
                       228          28            02/28/22         5,537,648.89         24,896.97        29,375.31
                       229          31            03/31/22         5,510,795.66         27,419.05        26,853.23
                       230          30            04/30/22         5,482,929.28         26,405.90        27,866.38
                       231          31            05/31/22         5,455,805.11         27,148.12        27,124.16
                       232          30            06/30/22         5,427,675.23         26,142.40        28,129.88
                       233          31            07/31/22         5,400,277.48         26,874.53        27,397.75
                       234          31            08/31/22         5,372,744.08         26,738.87        27,533.41
                       235          30            09/30/22         5,344,216.20         25,744.40        28,527.88
                       236          31            10/31/22         5,316,405.21         26,461.29        27,810.99
                       237          30            11/30/22         5,287,607.37         25,474.44        28,797.84
                       238          31            12/31/22         5,259,516.09         26,181.00        28,091.28
                       239          31            01/31/23         5,231,285.72         26,041.91        28,230.37
                       240          28            02/28/23         5,200,408.91         23,395.47        30,876.81
                       241          31            03/31/23         5,171,885.88         25,749.25        28,523.03
                       242          30            04/30/23         5,142,395.55         24,781.95        29,490.33
                       243          31            05/31/23         5,113,585.27         25,462.00        28,810.28
                       244          30            06/30/23         5,083,815.59         24,502.60        29,769.68
                       245          31            07/31/23         5,054,715.26         25,171.95        29,100.33
                       246          31            08/31/23         5,025,470.84         25,027.86        29,244.42
                       247          30            09/30/23         4,995,278.94         24,080.38        30,191.90
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                   <C>           <C>           <C>              <C>                  <C>               <C>
                       248          31            10/31/23         4,965,740.23         24,733.57        29,538.71
                       249          30            11/30/23         4,935,262.12         23,794.17        30,478.11
                       250          31            12/31/23         4,905,426.24         24,436.40        29,835.88
                       251          31            01/31/24         4,875,442.64         24,288.67        29,983.61
                       252          29            02/29/24         4,843,753.14         22,582.78        31,689.50
                       253          31            03/31/24         4,813,464.16         23,983.31        30,288.97
                       254          30            04/30/24         4,782,256.40         23,064.52        31,207.76
                       255          31            05/31/24         4,751,662.93         23,678.81        30,593.47
                       256          30            06/30/24         4,720,159.03         22,768.38        31,503.90
                       257          31            07/31/24         4,689,258.10         23,371.34        30,900.94
                       258          31            08/31/24         4,658,204.16         23,218.34        31,053.94
                       259          30            09/30/24         4,626,252.44         22,320.56        31,951.72
                       260          31            10/31/24         4,594,886.53         22,906.37        31,365.91
                       261          30            11/30/24         4,562,631.42         22,017.16        32,255.12
                       262          31            12/31/24         4,530,950.50         22,591.36        31,680.92
                       263          31            01/31/25         4,499,112.72         22,434.50        31,837.78
                       264          28            02/28/25         4,464,961.47         20,121.03        34,151.25
                       265          31            03/31/25         4,432,796.95         22,107.76        32,164.52
                       266          30            04/30/25         4,399,765.16         21,240.49        33,031.79
                       267          31            05/31/25         4,367,277.82         21,784.95        32,487.33
                       268          30            06/30/25         4,333,932.08         20,926.54        33,345.74
                       269          31            07/31/25         4,301,118.79         21,458.98        32,813.30
                       270          31            08/31/25         4,268,143.02         21,296.51        32,975.77
                       271          30            09/30/25         4,234,322.26         20,451.52        33,820.76
                       272          31            10/31/25         4,201,015.75         20,965.78        33,306.50
                       273          30            11/30/25         4,166,873.34         20,129.87        34,142.41
                       274          31            12/31/25         4,133,232.87         20,631.81        33,640.47
                       275          31            01/31/26         4,099,425.83         20,465.24        33,807.04
                       276          28            02/28/26         4,063,487.10         18,333.54        35,938.74
                       277          31            03/31/26         4,029,334.72         20,119.90        34,152.38
                       278          30            04/30/26         3,994,369.67         19,307.23        34,965.05
                       279          31            05/31/26         3,959,875.07         19,777.68        34,494.60
                       280          30            06/30/26         3,924,577.19         18,974.40        35,297.88
                       281          31            07/31/26         3,889,737.02         19,432.11        34,840.17
                       282          31            08/31/26         3,854,724.34         19,259.60        35,012.68
                       283          30            09/30/26         3,818,922.61         18,470.55        35,801.73
                       284          31            10/31/26         3,783,559.30         18,908.97        35,363.31
                       285          30            11/30/26         3,747,416.58         18,129.55        36,142.73
                       286          31            12/31/26         3,711,699.22         18,554.92        35,717.36
                       287          31            01/31/27         3,675,805.00         18,378.07        35,894.21
                       288          28            02/28/27         3,637,971.74         16,439.02        37,833.26
                       289          31            03/31/27         3,601,712.47         18,013.01        36,259.27
                       290          30            04/30/27         3,564,698.40         17,258.21        37,014.07
                       291          31            05/31/27         3,528,076.33         17,650.21        36,622.07
                       292          30            06/30/27         3,490,709.41         16,905.37        37,366.91
                       293          31            07/31/27         3,453,720.99         17,283.86        36,988.42
                       294          31            08/31/27         3,416,549.43         17,100.72        37,171.56
                       295          30            09/30/27         3,378,648.11         16,370.97        37,901.31
                       296          31            10/31/27         3,341,104.83         16,729.00        37,543.28
                       297          30            11/30/27         3,302,842.01         16,009.46        38,262.82
                       298          31            12/31/27         3,264,923.39         16,353.66        37,918.62
                       299          31            01/31/28         3,226,817.01         16,165.91        38,106.37
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                   <C>           <C>           <C>              <C>                  <C>               <C>
                       300          29            02/29/28         3,187,491.17         14,946.44        39,325.84
                       301          31            03/31/28         3,149,001.40         15,782.51        38,489.77
                       302          30            04/30/28         3,109,818.09         15,088.97        39,183.31
                       303          31            05/31/28         3,070,943.72         15,397.92        38,874.36
                       304          30            06/30/28         3,031,386.38         14,714.94        39,557.34
                       305          31            07/31/28         2,992,123.68         15,009.57        39,262.71
                       306          31            08/31/28         2,952,666.56         14,815.17        39,457.11
                       307          30            09/30/28         2,912,542.48         14,148.19        40,124.09
                       308          31            10/31/28         2,872,691.33         14,421.13        39,851.15
                       309          30            11/30/28         2,832,184.03         13,764.98        40,507.30
                       310          31            12/31/28         2,791,934.99         14,023.24        40,249.04
                       311          31            01/31/29         2,751,486.67         13,823.96        40,448.32
                       312          28            02/28/29         2,709,519.65         12,305.26        41,967.02
                       313          31            03/31/29         2,668,663.25         13,415.89        40,856.39
                       314          30            04/30/29         2,627,178.32         12,787.34        41,484.94
                       315          31            05/31/29         2,585,914.22         13,008.18        41,264.10
                       316          30            06/30/29         2,544,032.78         12,390.84        41,881.44
                       317          31            07/31/29         2,502,356.99         12,596.50        41,675.78
                       318          31            08/31/29         2,460,474.86         12,390.14        41,882.14
                       319          30            09/30/29         2,417,992.35         11,789.78        42,482.50
                       320          31            10/31/29         2,375,692.49         11,972.42        42,299.86
                       321          30            11/30/29         2,332,803.74         11,383.53        42,888.75
                       322          31            12/31/29         2,290,082.08         11,550.62        42,721.66
                       323          31            01/31/30         2,247,148.88         11,339.09        42,933.19
                       324          28            02/28/30         2,202,926.35         10,049.75        44,222.53
                       325          31            03/31/30         2,159,561.62         10,907.55        43,364.73
                       326          30            04/30/30         2,115,637.24         10,347.90        43,924.38
                       327          31            05/31/30         2,071,840.30         10,475.34        43,796.94
                       328          30            06/30/30         2,027,495.59          9,927.57        44,344.71
                       329          31            07/31/30         1,983,262.23         10,038.92        44,233.36
                       330          31            08/31/30         1,938,809.85          9,819.90        44,452.38
                       331          30            09/30/30         1,893,827.70          9,290.13        44,982.15
                       332          31            10/31/30         1,848,932.50          9,377.08        44,895.20
                       333          30            11/30/30         1,803,519.69          8,859.47        45,412.81
                       334          31            12/31/30         1,758,177.33          8,929.93        45,342.35
                       335          31            01/31/31         1,712,610.47          8,705.42        45,566.86
                       336          28            02/28/31         1,665,997.37          7,659.17        46,613.11
                       337          31            03/31/31         1,619,974.09          8,249.00        46,023.28
                       338          30            04/30/31         1,573,464.18          7,762.38        46,509.90
                       339          31            05/31/31         1,526,982.74          7,790.83        46,481.45
                       340          30            06/30/31         1,480,027.25          7,316.79        46,955.49
                       341          31            07/31/31         1,433,083.16          7,328.19        46,944.09
                       342          31            08/31/31         1,385,906.63          7,095.75        47,176.53
                       343          30            09/30/31         1,338,275.16          6,640.80        47,631.48
                       344          31            10/31/31         1,290,629.20          6,626.32        47,645.96
                       345          30            11/30/31         1,242,541.18          6,184.26        48,088.02
                       346          31            12/31/31         1,194,421.21          6,152.30        48,119.98
                       347          31            01/31/32         1,146,062.97          5,914.04        48,358.24
                       348          29            02/29/32         1,097,099.19          5,308.50        48,963.78
                       349          31            03/31/32         1,048,259.07          5,432.16        48,840.12
                       350          30            04/30/32           999,009.70          5,022.91        49,249.37
                       351          31            05/31/32           949,683.91          4,946.49        49,325.79
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
<S>                   <C>           <C>           <C>              <C>                  <C>               <C>
                       352          30            06/30/32           899,962.20          4,550.57        49,721.71
                       353          31            07/31/32           850,145.98          4,456.06        49,816.22
                       354          31            08/31/32           800,083.10          4,209.40        50,062.88
                       355          30            09/30/32           749,644.55          3,833.73        50,438.55
                       356          31            10/31/32           699,084.06          3,711.78        50,560.50
                       357          30            11/30/32           648,161.55          3,349.78        50,922.50
                       358          31            12/31/32           597,098.57          3,209.30        51,062.98
                       359          31            01/31/33           545,782.76          2,956.47        51,315.81
                       360          28            02/28/33           493,951.34          2,440.86        51,831.42
</TABLE><PAGE>

                                                            LOAN NO. 20028003005

                        INDEMNITY AND GUARANTY AGREEMENT

         THIS INDEMNITY AND GUARANTY AGREEMENT (this "Agreement"), made as of
February 27, 2003, by Wilshire Oil Company of Texas, a Delaware corporation
having an address of 921 Bergen Avenue, Jersey City, New Jersey, 07306 (
 "Indemnitor") in favor of Merrill Lynch Mortgage Lending, Inc., a Delaware
corporation, having an address at 4 World Financial Center, 250 Vesey Street,
New York, NY, 10080 ("Lender"). All capitalized terms used but not defined
herein shall have the meaning set forth in the Mortgage (as hereinafter
defined).

                              W I T N E S S E T H:

         WHEREAS, concurrently herewith, Lender has extended to Biltmore Club
Apartments, L.L.C., a Delaware limited liability company (the "Borrower") a loan
in the original principal amount of NINE MILLION THREE HUNDRED THOUSAND AND
00/100 DOLLARS ($9,300,000.00) (the "Loan"), which is evidenced by the Note in
said amount and secured by (i) that certain Multifamily Deed of Trust, Security
Agreement, Assignment of Rents and Fixture Filing, dated the date hereof, given
by Borrower to First American Title Insurance Company, as trustee, for the
benefit of Lender, encumbering the Property commonly known as Biltmore Club
Apartments in the County of Maricopa and the State of Arizona (the "Mortgage")
and (ii) the other Loan Documents;

         WHEREAS, as a condition to making the Loan to Borrower, Lender has
required that Indemnitor indemnify Lender from and against and guarantee payment
to Lender of those items for which Borrower is personally liable and for which
Lender has recourse against Borrower under the terms of the Note and the
Mortgage; and

         WHEREAS, Indemnitor is an Affiliate of Borrower and will derive
substantial economic benefit from Lender making the Loan to Borrower and
therefore agrees to provide such indemnification;

         NOW, THEREFORE, to induce Lender to extend the Loan to Borrower and in
consideration of the foregoing premises and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
Indemnitor hereby covenants and agrees for the benefit of Lender, as follows:

         1. Indemnity and Guaranty. Indemnitor hereby assumes liability for,
guarantees payment to Lender of, agrees to pay, protect, defend and save Lender
harmless and indemnifies Lender from and against, any and all liabilities,
obligations, losses, damages, costs and expenses (including, without limitation,
reasonable attorneys' fees, costs and disbursements), causes of action, suits,
claims, demands and judgments paid, imposed upon Lender or to which Lender may
be subject, or any reduction in amounts recovered by Lender directly or
indirectly (including, without limitation, any future reduction in sales price
of, or unmarketability and consequent inability of Lender to foreclose on or
otherwise sell, the Property and the lost opportunity costs resulting from the
inability of Lender to sell or dispose of its interest in the Property)
(collectively, "Costs") as a result of Borrower, or any Affiliate, indemnitor,
guarantor, agent or employee of Borrower:

<PAGE>

         (i)          misapplying or misappropriating any proceeds of insurance
                      policies or condemnation awards in connection with the
                      Property;

         (ii)         misapplying (under any lease, the Mortgage or any other
                      agreement) or misappropriating any Rents, security
                      deposits or other refundable deposits paid to or held by
                      or on behalf of Lender;

         (iii)        receiving any Rent or other payments under Leases more
                      than one month in advance;

         (iv)         committing waste, arson or damage to the Property as a
                      result of intentional misconduct or gross negligence;

         (v)          removing any Equipment or other Property in violation of
                      the Mortgage or other Loan Documents;

         (vi)         committing fraud or making any material misrepresentation
                      in connection with the Loan or the ownership, use,
                      operation or management of the Property;

         (vii)        transferring or encumbering the Property in violation of
                      Article VIII of the Mortgage; or

         (viii)       failing to maintain the existence of Borrower as a
                      Special-Purpose Entity or otherwise failing to comply with
                      Article XII of the Mortgage.

         This is a guaranty of payment and performance and not of collection.
The liability of Indemnitor under this Agreement shall be direct and immediate
and not conditional or contingent upon the pursuit of any remedies against
Borrower, any guarantor, any other Person nor against the collateral for the
Loan. If the obligations guaranteed hereby are partially paid or discharged by
reason of the exercise of any of the remedies available to Lender, Indemnitor
shall remain liable for all remaining obligations guaranteed hereby, even though
any rights which Indemnitor may have against Borrower may be destroyed or
diminished by the exercise of any such remedy.

         2. Indemnification Procedures.

                  (a) If any action, proceeding, litigation, claim, loss,
liability or other Cost shall be brought or asserted against Lender for any
matter which Lender is indemnified hereunder (each, a "Claim"), Lender shall
notify Indemnitor in writing thereof and Indemnitor shall promptly assume the
defense thereof, including, without limitation, the employment of counsel
acceptable to Lender and the negotiation of any settlement. Any failure of
Lender to notify Indemnitor of such matter shall not impair or reduce the
obligations of Indemnitor hereunder. Lender shall have the right, at the expense
of Indemnitor (which expense shall be included in Costs), to employ separate
counsel in connection with any Claim and to participate in the defense thereof.
In the event Indemnitor shall fail to discharge or undertake to defend Lender
against any Claim, such failure shall constitute an Event of Default and Lender
may, at its sole election, defend or settle such Claim. The liability of
Indemnitor to Lender hereunder shall be conclusively established by any
settlement entered into by Lender in good faith, and such good faith shall be
conclusively established if the settlement is made on the advice of independent
legal counsel for Lender. The amount of Indemnitor's liability hereunder shall
include the settlement consideration and all other Costs, which shall be paid by
Indemnitor as hereinafter provided.

                                       2
<PAGE>

                  (b) Indemnitor shall not, without the prior written consent of
Lender, settle or compromise any Claim in any manner or consent to the entry of
any judgment (i) in which the claimant or plaintiff does not unconditionally
release Lender from all liability in respect of such Claim and obtain a
dismissal of such Claim with prejudice; or (ii) that may adversely affect Lender
(as determined by Lender) or obligate Lender to pay any sum or perform any
obligation. Any release of Lender shall be in writing and shall be in form,
scope and substance satisfactory to Lender.

                  (c) Indemnitor shall pay to Lender any and all Costs within
ten (10) days after written notice from Lender itemizing the amounts thereof
incurred to the date of such notice. All Costs shall be immediately reimbursable
to Lender, without any requirement of waiting for the ultimate outcome of any
Claim. Any Costs not paid within the aforementioned ten (10) day period shall
bear interest at the Default Rate from the date incurred until the date paid in
full.

         3. Reinstatement of Obligations. If at any time all or any part of any
payment received by Lender pursuant to this Agreement shall be rescinded or
returned for any reason whatsoever including, without limitation, the
insolvency, bankruptcy or reorganization of Indemnitor or Borrower, then the
obligations of Indemnitor hereunder shall, to the extent of such rescinded or
returned payment, be reinstated and shall continue as though such previous
payment received by Lender had never occurred.

         4. Waivers by Indemnitor. To the extent permitted by law, Indemnitor
hereby waives and agrees not to assert or take advantage of:

                  (a) Any right to require Lender (i) to proceed against
Borrower or any other Person, (ii) to proceed against or exhaust any security
held by Lender at any time or (iii) to pursue any other remedy in Lender's power
or under any other agreement, in any case, before proceeding against Indemnitor
hereunder;

                  (b) Any defense that may arise by reason of the incapacity,
lack of authority, death or disability of any other Person or the failure of
Lender to file or enforce a claim against the estate (in administration,
bankruptcy or any other proceeding) of any other Person;

                  (c) Demand, presentment for payment, protest and notice of
protest, demand, dishonor and nonpayment and all other notices except as
expressly required in the Loan Documents including, without limitation, notice
of new or additional indebtedness or obligations or of any action or non-action
on the part of Borrower, Lender, any endorser or creditor of Borrower or of
Indemnitor or on the part of any other Person whomsoever under this Agreement or
any other Loan Document;

                                       3
<PAGE>

                  (d) Any defense based upon an election of remedies, splitting
a cause of action or merger of judgments by Lender;

                  (e) Any right or claim of right to cause a marshaling of the
assets of Indemnitor;

                  (f) Any principle or provision of law, statutory or otherwise,
which is or might be in conflict with the terms and provisions of this
Agreement;

                  (g) Any duty on the part of Lender to disclose to Indemnitor
any facts Lender may now or hereafter know about Borrower or the Property,
regardless of whether Lender (i) has reason to believe that any such facts
materially increase the risk beyond that which Indemnitor intends to assume,
(ii) has reason to believe that such facts are unknown to Indemnitor or (iii)
has a reasonable opportunity to communicate such facts to Indemnitor, it being
understood and agreed that Indemnitor is fully responsible for being and keeping
informed of the financial condition of Borrower, the financial and physical
condition of the Property and all other circumstances bearing on the risk that
liability may be incurred by Indemnitor hereunder;

                  (h) Any invalidity, irregularity or unenforceability, in whole
or in part, of any one or more of the Loan Documents;

                  (i) Any lack of commercial reasonableness in dealing with the
collateral for the Loan;

                  (j) Any deficiencies in the collateral for the Loan or any
deficiency in the ability of Lender to collect or to obtain performance from any
Persons now or hereafter liable for the payment and performance of any
obligation hereby guaranteed;

                  (k) Any claim that the automatic stay provided by 11 U.S.C.
ss. 362 (arising upon the voluntary or involuntary bankruptcy proceeding of
Borrower) or any other stay provided under any other debtor relief law (whether
statutory, common law, case law or otherwise) of any jurisdiction whatsoever,
now or hereafter in effect, which may be or become applicable, shall operate or
be interpreted to stay, interdict, condition, reduce or inhibit the ability of
Lender to enforce any of its rights, whether now existing or hereafter acquired,
which Lender may have against Indemnitor, the Borrower or the collateral for the
Loan;

                  (l) Any modifications of the Loan Documents or any obligation
of Borrower relating to the Loan by operation of law or by action of any court,
whether pursuant to the Bankruptcy Reform Act of 1978, as amended, or any other
debtor relief law (whether statutory, common law, case law or otherwise) of any
jurisdiction whatsoever, now or hereafter in effect, or otherwise;

                                       4
<PAGE>

                  (m) Any action, occurrence, event or matter consented to by
Indemnitor under Section 5(h) hereof, under any other provision hereof, or
otherwise;

                  (n) The benefits of any statutory or other provision limiting
the liability of a surety, including without limitation the provisions of A.R.S.
Sections 12-1641, et seq. and Rule 17(f) of the Arizona Rules of Civil
Procedure; and

                  (o) Any benefit of, and any right to participate in, any
security now or hereafter held by Lender, until payment and performance of all
of Indemnitor's obligations hereunder, any right of subrogation.

         Indemnitor covenants and agrees that, upon the commencement of a
voluntary or involuntary bankruptcy proceeding by or against Borrower,
Indemnitor shall not seek or cause Borrower or any other Person to seek a
supplemental stay or other relief, whether injunctive or otherwise, pursuant to
11 U.S.C. ss. 105 or any other provision of the Bankruptcy Reform Act of 1978,
as amended, or any other debtor relief law, (whether statutory, common law, case
law or otherwise) of any jurisdiction whatsoever, now or hereafter in effect,
which may be or become applicable, to stay, interdict, condition, reduce or
inhibit the ability of Lender to enforce any rights of Lender against Indemnitor
or the collateral for the Loan by virtue of this Agreement or otherwise.

         5. General Provisions.

                  (a) Rules of Construction. This Agreement is governed by and
incorporates by reference the Rules of Construction set forth in Article XV of
the Mortgage, which shall have the same force and effect as if fully set forth
herein.

                  (b) Full Recourse. Notwithstanding any provision of any other
Loan Document to the contrary, all of the terms and provisions of this Agreement
are recourse obligations of Indemnitor and not restricted by any limitation on
personal liability.

                  (c) Reliance. Indemnitor acknowledges that Lender would not
make the Loan to Borrower without being able to rely upon the covenants and
obligations of Indemnitor set forth herein. Accordingly, Indemnitor
intentionally and unconditionally enters into this Agreement.

                  (d) Survival. To the fullest extent permitted by law, this
Agreement shall be deemed to be continuing in nature and remain in full force
and effect and survive the exercise of any remedy by Lender under the Mortgage
or any of the other Loan Documents, including, without limitation, any
foreclosure or deed in lieu thereof.

                  (e) Subordination; No Recourse Against Lender. Indemnitor
hereby subordinates any and all indebtedness of Borrower now or hereafter owed
to Indemnitor to all indebtedness of Borrower to Lender. Indemnitor shall not
demand or accept any payment of principal or interest from Borrower, shall not
claim any offset or other reduction of Indemnitor's obligations hereunder
because of any such indebtedness and shall not take any action to obtain any of
the collateral for the Loan. Further, Indemnitor shall not have any right of
recourse against Lender by reason of any action Lender may take or omit to take
under the provisions of this Agreement or any other Loan Documents.

                                       5
<PAGE>

                  (f) Financial Statements. Indemnitor hereby agrees to furnish
Lender promptly upon demand by Lender current and dated financial statements
detailing the assets and liabilities of Indemnitor, certified by Indemnitor, in
form and substance acceptable to Lender. Indemnitor hereby warrants and
represents to Lender that any and all balance sheets, net worth statements and
other financial data which have been or may be given to Lender with respect to
Indemnitor did or will at the time of such delivery fairly and accurately
present the financial condition of Indemnitor.

                  (g) Nature of Obligations. The obligations of Indemnitor
hereunder are independent of the obligations of Borrower. In the event of any
default hereunder, a separate action or actions may be brought and prosecuted
against Indemnitor whether or not Indemnitor is the alter ego of Borrower and
whether or not Borrower is joined therein or a separate action or actions are
brought against Borrower. Lender's rights hereunder shall not be exhausted until
all of the obligations of Indemnitor hereunder have been fully paid and
performed.

                  (h) No Limitation on Liability. Indemnitor hereby consents and
agrees that any of the following may occur from time to time, without notice or
consideration to, or consent of, Indemnitor, and the liability of Indemnitor
hereunder shall remain unconditional and absolute and shall in no way be
impaired or limited by reason thereof:

                  (i)      any extension of time for performance required by any
                           of the Loan Documents or otherwise granted by Lender
                           or any extension or renewal of the Note;

                  (ii)     any sale, assignment or foreclosure of the Note, the
                           Mortgage or any of the other Loan Documents or any
                           sale or transfer of the Property;

                  (iii)    any change in the composition of Borrower, including,
                           without limitation, the voluntary or involuntary
                           withdrawal or removal of Indemnitor from any current
                           or future position of ownership, management or
                           control of Borrower;

                  (iv)     any representations and warranties made by Indemnitor
                           herein or by Borrower in any of the Loan Documents;

                  (v)      the release of Borrower or of any other Person from
                           performance or observance of any of the agreements,
                           covenants, terms or conditions contained in any of
                           the Loan Documents by operation of law, Lender's
                           voluntary act or otherwise;

                                       6
<PAGE>

                  (vi)     the release or substitution in whole or in part of
                           any security for the Loan;

                  (vii)    Lender's failure to record the Mortgage or to file
                           any financing statement (or Lender's improper
                           recording or filing thereof) or to otherwise perfect,
                           protect, secure or insure any lien or security
                           interest given as security for the Loan;

                  (viii)   the modification of the terms of any one or more of
                           the Loan Documents; or

                  (ix)     the taking or failure to take any action of any type
                           whatsoever. No such action which Lender shall take or
                           fail to take in connection with the Loan Documents or
                           any collateral for the Loan, nor any course of
                           dealing with Borrower or any other Person, shall
                           limit, impair or release Indemnitor's obligations
                           hereunder, affect this Agreement in any way or afford
                           Indemnitor any recourse against Lender. Nothing
                           contained in this Section shall be construed to
                           require Lender to take or refrain from taking any
                           action referred to herein.

                  (i) Representations. Indemnitor represents and warrants that
there is no bankruptcy, reorganization or insolvency proceeding pending or, to
its knowledge, threatened against it.

                  (j) Enforcement. This Agreement is subject to enforcement at
law or in equity, including actions for damages or specific performance.

                  (k) Professionals' Fees. In the event it is necessary for
Lender to retain the services of an attorney or any other consultants in order
to enforce this Agreement, or any portion hereof, Indemnitor agrees to pay to
Lender any and all costs and expenses, including, without limitation, reasonable
attorneys' and consultants' fees and disbursements, incurred by Lender as a
result thereof and all such amounts shall be included in Costs. In the event of
legal proceedings, court costs and attorneys' fees shall be set by the court and
not by jury and shall be included in any judgment obtained by Lender.

                  (l) Successive Actions. A separate right of action hereunder
shall arise each time Lender acquires knowledge of any matter indemnified or
guaranteed by Indemnitor hereunder. Separate and successive actions may be
brought hereunder to enforce any of the provisions hereof at any time and from
time to time and no action hereunder shall preclude any subsequent action.

                [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

                                       7
<PAGE>

         IN WITNESS WHEREOF, Indemnitor has executed this Agreement as of the
day and year first above written.

                                         Wilshire Oil Company of Texas
                                         a Delaware corporation

                                         By:
                                             ----------------------------------
                                             Its:  President

                                       8
<PAGE>

                                 Acknowledgment

STATE OF ARIZONA)
                ) ss.
County of ______)

         The foregoing instrument was acknowledged before me this _____ day of
__________, 2003, by __________________________, the ___________ of WILSHIRE OIL
COMPANY OF TEXAS, a Delaware corporation, on behalf of that corporation.

         IN WITNESS WHEREOF, I hereunto set my hand and official seal.

                               _________________________
                               Notary Public

My commission expires:

________________________

                                       9

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