Document:

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Exhibit 10.4

                     PROMISSORY NOTE MODIFICATION AGREEMENT

THIS PROMISSORY NOTE MODIFICATION AGREEMENT (the "Agreement") is made and
entered into effective as of November 21st, 1997, by and among NATIONAL CITY
BANK OF COLUMBUS, a national banking association ("Bank") and SIMS AGRICULTURAL
PRODUCTS CO., an Ohio corporation ("Borrower").

WHEREAS, Borrower executed a certain Commercial Note: Term Multiple
Advance/Prime (the "Note") dated March 14, 1997, in the original principal
amount of Five Hundred Thousand and 00/100 Dollars ($500,000.00) payable to the
order of Bank on or before March 28, 2007; and

WHEREAS, the parties desire to modify the Note with respect to the events of
default provided for therein, but otherwise preserving all other terms and
conditions of the Note and any other instrument or document executed in
connection with the Note.

NOW, THEREFORE, in consideration of and subject to the covenants and terms
contained herein and for other good and valuable consideration, the parties
hereto agree as follows:

1.    Modification. The Note is hereby modified by deleting Section 8 thereof in
      its entirety as written and substituting, instead, the following:

            "8. Events of Default. It shall be an "Event of Default" if (a) all
            or any part of the Bank Debt of any Obligor shall not be paid in
            full promptly when due (whether by lapse of time, acceleration, or
            otherwise); (b) any representation, warranty, or other statement
            made by any Person (other than Bank) in any Related Writing shall be
            untrue or incomplete in any respect when made; (c) any Person (other
            than Bank) shall repudiate or shall fail or omit to perform or
            observe any agreement contained in this Note or in any other Related
            Writing that is on that Person's part to be complied with; (d) any
            indebtedness (other than any evidenced by this Note) of any Obligor
            shall not be paid when due, or there shall occur any event,
            condition, or other thing which gives (or which with the lapse of
            any applicable grace period, the giving of notice, or both would
            give) any creditor the right to accelerate or which automatically
            accelerates the maturity of any such indebtedness; (e) Bank shall
            not receive (in addition to any information described in any
            addendum to this Note) without expense to Bank, (i) forthwith upon
            each request of Bank made upon Borrower therefor, (A) such
            information in writing regarding each Reporting Person's financial
            condition, properties, business operations, if any, and pension
            plans, if any, prepared, in the case of financial information, in
            accordance with generally accepted accounting principles
            consistently applied and otherwise in form and detail satisfactory
            to Bank or (B) written permission, in form and substance
            satisfactory to Bank, from each Reporting Person to inspect (or to
            have inspected by one or more Persons selected by Bank) the
            properties and records of that Reporting Person and to make copies
            and extracts from those records or (ii) prompt written notice
            whenever Borrower (or any director, employee, officer, or agent of
            Borrower) knows or has reason to know that any Event of Default has
            occurred; (f) any judgment shall be entered against any Obligor in
            any judicial or administrative tribunal or before any arbitrator or
            mediator; (g) any Obligor shall fail or omit to comply with any
            applicable law, rule, regulation, or order in any material respect;
            (h) any proceeds of any Subject Loan shall be used for any purpose
            that is not in the ordinary course of Borrower's business; (i) any
            property in which any Obligor now has or hereafter acquires any

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            rights or which now or hereafter secures any Bank Debt shall be or
            become encumbered by any mortgage, security interest, or other lien,
            except any mortgage, security interest, or other lien consented to
            by Bank; (j) any Obligor shall at any time or over any period of
            time sell, lease, or otherwise dispose of all or any material part
            of that Obligor's assets, except for inventory sold in the ordinary
            course of business and other assets sold, leased, or otherwise
            disposed of with the consent of Bank; (k) any Obligor shall cease to
            exist or shall be dissolved, become legally incapacitated, or die;
            (l) any Proceeding shall be commenced with respect to any Obligor;
            (m) Borrower fails to furnish to Bank, as soon as available and in
            any event within sixty (60) days after the end of each of the
            quarterly periods of each of Borrower's fiscal years, Borrower's
            balance sheet as at the end of the period and its income statement
            and surplus reconciliation for Borrower's current fiscal year to
            date certified by an appropriate officer of Borrower to be true and
            complete to the best of his knowledge and belief; (n) the ratio,
            determined according to GAAP, of Borrower's debt to its tangible net
            worth is greater than 1.5 to 1.0 at the end of any of its fiscal
            years; (o) the ratio, determined according to GAAP, of (i) the sum
            of Borrower's net profit plus equity injections plus interest
            expense to (ii) the sum of Borrower's current portion of long term
            debt plus interest expense is less than 1 .25 to 1.0 at the end of
            any of its fiscal years; (p) there shall occur or commence to exist
            any event, condition, or other thing that constitutes an "Event of
            Default" as defined in any addendum to this Note; (q) there shall
            occur any event, condition, or other thing that has, or, in Bank's
            judgment, is likely to have, a material adverse effect on the
            financial condition, properties, or business operations of any
            Obligor or on Bank's ability to enforce or exercise any agreement or
            right arising under, out of, or in connection with any Related
            Writing; or (r) the holder of this Note shall, in good faith,
            believe that the prospect of payment or performance of any
            obligation evidenced by this Note is impaired."

2.    Ratification of Note, Mortgage and Security Agreement. Except as herein
      expressly modified, the parties hereto ratify, approve, accept and confirm
      all of the terms and conditions of the Note, and of any mortgage deed or
      security agreement executed in connection with or referencing the Note,
      including provisions for the acceleration of the indebtedness as to any
      default stated therein, and for any warrant of attorney to confess
      judgment as provided in the Note.

3.    Continuation of Mortgage Liens and Security Interests. Except for the
      modifications above stated, the parties hereby expressly intend that this
      Agreement shall not constitute the creation of a new debt or the
      extinguishment of the debt evidenced by the Note; nor shall it in any
      manner affect or impair any mortgage lien or security interest granted in
      connection with the Note, which Borrower hereby acknowledges to be valid
      and existing liens on the property described in any mortgage or security
      agreement executed in connection with or referencing the Note, and said
      mortgage liens or security interests are hereby agreed to be continued in
      full force and effect from the date hereof until the debt herein is fully
      satisfied.

4.    No Course of Dealing; Waiver. Borrower expressly acknowledges and agrees
      that the execution of this Agreement shall not constitute a waiver of, and
      shall not preclude the exercise of, any right, power or remedy granted to
      Bank in any document evidencing the indebtedness of Borrower to Bank, or
      as provided by law, except to the extent expressly provided herein. No
      previous modification, extension, or compromise entered into with respect
      to any indebtedness of Borrower to Bank shall constitute a course of
      dealing or be inferred or construed as constituting an express or implied
      understanding to enter into any future modification, extension or
      compromise. No delay on the part of Bank in exercising

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      any right, power or remedy shall operate as a waiver thereof or otherwise
      prejudice Bank's rights, powers or remedies.

5.    Promise to Pay. Borrower hereby covenants and promises to pay to the order
      of Bank, the unpaid principal balance of the Note together with interest
      as provided therein, and hereby promises (as modified by this Agreement)
      to perform all of the covenants, conditions, stipulations and agreements
      as contained in the Note, and in any other document or instrument executed
      in connection with the Note or referencing the Note, and as provided
      herein.

6.    Setoffs Claims and Defenses. Borrower hereby certifies that, as of the
      date hereof, Borrower has no setoffs, counter-claims or other defenses of
      any nature whatsoever to the payment of any part of the obligations owed
      to Bank.

7.    Governing Law. This Agreement shall be interpreted and construed in
      accordance with and governed by the laws of the State of Ohio. Further,
      the parties hereto intend that this Agreement shall be in compliance with
      all applicable laws and shall be enforceable in accordance with its terms.
      If any provision of this Agreement shall be illegal or unenforceable with
      respect to the Note or with respect to any such mortgage deed or security
      agreement, such provision shall be deemed cancelled to the same extent as
      though it never had appeared herein, but the remaining provisions shall
      not be affected thereby.

8.    Further Assurances. Borrower further agrees to execute and deliver any and
      all other documents and take any and all other steps or actions reasonably
      deemed necessary by Bank to effectuate this Agreement.

9.    Costs and Expenses. Borrower also agrees to reimburse Bank for all costs
      and expenses incurred in the preparation, execution and delivery of this
      Agreement, including any costs of Bank's Corporate Law Department.

10.   Successors and Assigns. This Agreement shall be binding upon the parties
      hereto and their respective successors and assigns, and shall inure to the
      benefit of Bank and its respective successors and assigns.

11.   Titles and Headings. The titles and headings herein are intended to
      promote convenience and are not a part of this Agreement for purposes of
      interpreting and applying the provisions hereof.

12.   Confession of Judgment. The undersigned hereby authorizes any attorney at
      law to appear in any state or federal court of record in the United States
      of America after the maturity hereof (whether occurring by lapse of time
      or acceleration), to waive the issuance and service of process, to admit
      the maturity of the Note and the amount then appearing due, to confess
      judgment against the undersigned in favor of the holder hereof for the
      amount then appearing due, together with interest and costs of suit, and
      thereupon to release all errors and to waive all rights of appeal and stay
      of execution. No judgment shall bar any subsequent judgment. Should any
      judgment be vacated for any reason, this warrant of attorney nevertheless
      may thereafter be used for obtaining additional judgments.

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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
in manner and form sufficient to bind them at Mt. Gilead, Morrow County, Ohio,
effective as of the date first above written.

WARNING - BY SIGNING THIS PAPER YOU GIVE UP YOUR RIGHT TO NOTICE AND COURT
TRIAL. IF YOU DO NOT PAY ON TIME A COURT JUDGMENT MAY BE TAKEN AGAINST YOU
WITHOUT YOUR PRIOR KNOWLEDGE AND THE POWERS OF A COURT CAN BE USED TO COLLECT
FROM YOU REGARDLESS OF ANY CLAIMS YOU MAY HAVE AGAINST THE CREDITOR WHETHER FOR
RETURNED GOODS, FAULTY GOODS, FAILURE ON HIS PART TO COMPLY WITH THE AGREEMENT,
OR ANY OTHER CAUSE.

                                        SIMS AGRICULTURAL PRODUCTS CO.

                                        By:   /s/ Dallas H. Paul
                                              ---------------------------
                                              Dallas H. Paul
                                        Its:  President

                                        NATIONAL CITY BANK, COLUMBUS

                                        By:   /s/ Stanley A. Uchida
                                              ---------------------------
                                              Stanley A. Uchida
                                        Its:  Assistant Vice President

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COMMERCIAL NOTE: TERM MULTIPLE ADVANCE/PRIME (OHIO)
--------------------------------------------------------------------------------
Amount       City, State       Date            FOR BANK USE ONLY
$500,000.00  Mt. Gilead, Ohio  March 14, 1997  ---------------------------------
                                               Obligor # 7391123012
--------------------------------------------------------------------------------
                                               Tax I.D. #341665183
                                               ---------------------------------
                                               Obligation #
                                               ---------------------------------
                                               Office Regional Banking Division
                                               ---------------------------------

FOR VALUE RECEIVED, Sims Agricultural Products Co. ("Borrower") a(n)
Corporation, whose mailing address is 3795 COUNTY ROAD 29 MOUNT GILEAD OH
43338-9788, hereby promises to pay to the order of NATIONAL CITY BANK OF
COLUMBUS ("Bank"), a national banking association having its banking office at
155 E BROAD ST, COLUMBUS, OHIO 43251, at Bank's banking office (or at such other
place as Bank may from time to time designate by written notice) in lawful money
of the United States of America, the principal sum of

                    Five Hundred Thousand and no/100 DOLLARS

or such lesser amount as may appear on this Note, or as may be entered in a loan
account on Bank's books and records, or both, together with Interest, all as
provided below.

1. Commitment. This Note evidences an arrangement (the "Subject Commitment")
whereby Borrower may, on the date of this Note and thereafter until (but not
including) December 14th, 1997 (the "Conversion Date") or such earlier data upon
which the Subject Commitment is terminated or reduced to zero, obtain from Bank,
subject to the terms and conditions of this Note, such loans (each a "Subject
Loan") as Borrower may from time to time properly request. The amount of the
Subject Commitment shall be equal to the face amount of this Note, provided,
that (a) Borrower shall have the right, at any time and from time to time, to
permanently reduce the amount of the Subject Commitment to any amount that is an
Integral multiple of One Thousand and no/100 dollars ($1,000.00) (the "Minimum
Borrowing Amount") by giving Bank not less than one (1) Banking Day's prior
notice (which shall be irrevocable) of the effective date of the reduction and
(b) whenever Borrower obtains any Subject Loan, the Subject Commitment shall be
automatically and permanently reduced by an amount equal to the amount of that
Subject Loan. Regardless of any fee or other consideration received by Bank, the
Subject Commitment may be terminated pursuant to section 11.

2. Fees. Borrower shall:

   not be required to pay Bank a fee for the Subject Commitment.

3. Loan Requests; Disbursement. A Subject Loan is properly requested if
requested orally or in writing not later than 2:00 p.m., Banking-Office Time, of
the Banking Day upon which that Subject Loan is to be made. Each request for a
Subject Loan shall of itself constitute, both when made and when honored, a
representation and warranty by Borrower to Bank that Borrower is entitled to
obtain the requested Subject Loan. Bank is hereby irrevocably authorized to make
an appropriate entry on this Note, in a loan account on Bank's books and
records, or both, whenever Borrower obtains a Subject Loan. Each such entry
shall be prima facie evidence of the data entered, but the making of such an
entry shall not be a condition to Borrower's obligation to pay. Bank is hereby
directed, absent notice from Borrower to the contrary, to disburse the proceeds
of each Subject Loan to Borrower's general checking account with Bank. Bank
shall have no duty to follow, nor any liability for, the application of any
proceeds of any Subject Loan.

4, Conditions: Subject Loans. Each Subject Loan shall be in an amount that is an
integral multiple of the Minimum Borrowing Amount. Borrower shall not be
entitled to obtain any Subject Loan (a) on or after the Conversion Date or such
earlier date upon which the Subject Commitment is terminated or reduced to zero,
(b) if either at the time of Borrower's request for that loan or when that
request is honored there shall exist or would occur any Event of Default, (c) if
any representation, warranty, or other statement (other than any expressly made
as of a single date) made by any Person (other than Bank) in any Related Writing
would, if made either as of the time of Borrower's request for that Subject Loan
or as of the time when that request is honored, be untrue or incomplete in any
respect, or (d) if the amount of that loan, plus the aggregate amount of all
other Subject Loans for which requests are then pending, would exceed the then
amount of the Subject Commitment.

5. Interest. The unpaid principal balance of each Subject Loan shall at all
times bear Interest at a fluctuating rate equal to one quarter percent (.25%)
per annum plus the Prime Rate, provided, that so long as any principal of or
accrued interest on any Subject Loan is overdue, the entire unpaid principal
balance of each Subject Loan and all overdue interest thereon shall bear
Interest at a fluctuating rate equal to two percent (2%) par annum above the
rate that would otherwise be applicable; provided further, that in no event
shall any principal of or Interest on any Subject Loan bear interest at any time
after Maturity at a lesser rate than the rate applicable hereto immediately
after Maturity. Interest on each Subject Loan shall be payable in arrears on
April 28, 1997 and on the 28th day of each Month thereafter, at Maturity, and on
demand thereafter.

6. Repayment. Subject to section 9, the Subject Loans shall be repayable in one
hundred twenty (120) installments, commencing on the 28th day of the first Month
to begin at least thirty (30) days after the Conversion Date and continuing on
the 28th day of each Month thereafter until paid in full, each such installment
except the final installment to be in a principal amount equal to one-one
hundred twentieth (1/120) of the aggregate unpaid principal balance of the
Subject Loans as of the Conversion Date, and the final installment to be in an
amount equal to all unpaid principal of the Subject Loans. Borrower shall have
the right to prepay the principal of the Subject Loans In whole or In part,
provided, that (a) each such prepayment shall be in an amount that is an
integral multiple or the Minimum Borrowing Amount or is equal to the entire
unpaid principal balance of this Note, (b) each such prepayment made on or after
the Conversion Date shall be applied to the Installments of the Subject Loans in
the Inverse order of their respective due dates, and (c) concurrently with any
prepayment of the entire unpaid principal balance of this Note made on or after
the Conversion Date, Borrower shall prepay the accrued Interest on the principal
being prepaid. Each prepayment of the Subject Loans may be made without premium
or penalty.

7. Definitions. As used in this Note, except where the context clearly requires
otherwise, "Affiliate" means, when used with reference to any Person (the
"subject"), a Person that is in control of, under the control of, or under
common control with, the subject, the term "control" meaning the possession,
directly or indirectly, of the power to direct the management or policies of a
Person, whether through the ownership of voting securities, by contract, or
otherwise; "Bank Debt" means, collectively, all Debt to Bank, whether incurred
directly to Bank or acquired by it by purchase, pledge, or otherwise, and
whether participated to or from Bank in whole or in part; "Banking Day" means
any day (other than any Saturday, Sunday or legal holiday) on which Bank's
banking office is open to the public for carrying on substantially all of its
banking functions; "Banking-Office Time" means, when used with reference to any
time, that time determined at the location of Bank's banking office; "Debt"
means, collectively, all obligations of the Person or Persons in question,
including, without limitation, every such obligation whether owing by one such
Person alone or with one or more other Persons in a joint, several, or joint and
several capacity, whether now owing or hereafter arising, whether owing
absolutely or contingently, whether created by lease, loan, overdraft, guaranty
of payment, or other contract, or by quasi-contract, tort, statute, other
operation of law, or otherwise; "Maturity" means, when used with reference to
any Subject Loan, the date (whether occurring by lapse of time, acceleration, or
otherwise) upon which the last scheduled principal installment of that Subject
Loan is due; "Note" means this promissory note (including, without limitation,
each addendum, allonge, or amendment, if any, hereto); "Obligor" means any
Person who, or any of whose property, shall at the time in question be obligated
in respect of all or any part of the Bank Debt of Borrower and (in addition to
Borrower) includes, without limitation, co-makers, endorsers, guarantors,
pledgors, hypothecators, mortgagors, and any other Person who agrees,
conditionally or otherwise, to make any loan to, purchase from, or investment
in, any other Obligor or otherwise assure such other Obligor's creditors or any
of them against loss; "Person" means an individual or entity of any kind,
including, without limitation, any association, company, cooperative,
corporation, partnership, trust, governmental body, or any other form or kind of
entity; "Prime Rate" means the fluctuating rate per annum which is publicly
announced from time to time by Bank as being its so-called "prime rate" or "base
rate" thereafter in effect, with each change in the Prime Rate automatically,
immediately, and without notice changing the Prime Rate thereafter applicable
hereunder, It being acknowledged that the Prime Rate is not necessarily the
lowest rate of interest then available from Bank on fluctuating rate loans;
"Proceeding" means any assignment for the benefit of creditors, any case in
bankruptcy, any marshalling of any Obligor's assets for the benefit of
creditors, any moratorium on the payment of debts; or any proceeding under my
law relating to conservatorship, insolvency, liquidation, receivership,
trusteeship, or any similar event, condition, or other thing; "Related Writing"
means this Note and any indenture, note, guaranty, assignment; mortgage,
security agreement, subordination agreement, notice, financial statement, legal
opinion, certificate, or other writing of any kind pursuant to which all or any
part of the Bank Debt of Borrower is issued, which evidences or secures all or
any part of the Bank Debt of Borrower, which governs the relative rights and
priorities of Bank and one or more other Persons to payments made by, or the
property of, any Obligor, which is delivered to Bank pursuant to another such
writing, or which is otherwise delivered to Bank by or on behalf of any Person
(or any employee, officer, auditor, counsel, or agent of any Person) in respect
of or in connection with all or any part of the Bank Debt of Borrower:
"Reporting Person" means each Obligor and each member of any "Reporting Group"
as defined in any addendum to this Note; and the foregoing definitions shall be
applicable to the respective plurals of the foregoing defined terms.

                                      -5-
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8. Events of Default. It shall be an "Event of Default" if (a) all or any part
of the Bank Debt of any Obligor shall not be paid in full promptly when due
(whether by lapse of time, acceleration, or otherwise); (b) any representation,
warranty, or other statement made by any Person (other than Bank) in any Related
Writing shall be untrue or incomplete in any respect when made; (c) any Person
(other than Bank) shall repudiate or shall fail or omit to perform or observe
any agreement contained in this Note or in any other Related Writing that is on
that Person's part to be complied with; (d) any indebtedness (other than any
evidenced by this Note) of any Obligor shall not be paid when due, or there
shall occur any event, condition, or other thing which gives (or which with the
lapse of any applicable grace period, the giving of notice, or both would give)
any creditor the right to accelerate or which automatically accelerates the
maturity of any such indebtedness; (e) Bank shall not receive (in addition to
any information described in any addendum to this Note) without expense to Bank,
(i) forthwith upon each request of Bank made upon Borrower therefor, (A) such
information in writing regarding each Reporting Person's financial condition,
properties, business operations. If any, and pension plans, if any, prepared, in
the case of financial information, in accordance with generally accepted
accounting principles consistently applied and otherwise in form and detail
satisfactory to Bank or (B) written permission, in form and substance
satisfactory to Bank, from each Reporting Person to inspect (or to have
inspected by one or more Persons selected by Bank) the properties and records of
that Reporting Person and to make copies and extracts from those records or (ii)
prompt written notice whenever Borrower (or any director, employee, officer, or
agent of Borrower) knows or had reason to know that any Event of Default has
occurred; (f) any judgment shall be entered against any Obligor in any judicial
or administrative tribunal or before any arbitrator or mediator, (g) any Obligor
shall fail or omit to comply with any applicable law, rule, regulation, or order
in any material respect; (h) any proceeds of any Subject Loan shall be used for
any purpose that is not in the ordinary course of Borrower's business; (i) any
property in which any Obligor now has or hereafter acquires any rights or which
now or hereafter secures any Bank Debt shall be or become encumbered by any
mortgage, security interest, or other lien, except any mortgage, security
interest, or other lien consented to by Bank; (j) any Obligor shall at any time
or over any period of time sell, lease, or otherwise dispose of all or any
material part of that Obligor's assets, except for inventory sold in the
ordinary course of business and other assets sold, leased, or otherwise disposed
of with the consent of Bank; (k) any Obligor shall cease to exist or shall be
dissolved, become legally incapacitated, or die; (l) any Proceeding shall be
commenced with respect to any Obligor; (m) there shall occur or commence to
exist any event, condition, or other thing that constitutes an "Event of
Default" as defined in any addendum to this Note; (n) there shall occur any
event, condition, or other thing that has, or, in Bank's judgment, is likely to
have, a material adverse effect on the financial condition, properties, or
business operations of any Obligor or on Bank's ability to enforce or exercise
any agreement or right arising under, out of, or in connection with any Related
Writing; or (o) the holder of this Note shall, in good faith, believe that the
prospect or payment or performance of any obligation evidenced by this Note is
impaired.

9. Effects of Default, it any Event of Default (other than the commencement of
any Proceeding with respect to Borrower) shall occur, then, and in each such
case, notwithstanding any provision or inference to the contrary, Bank shall
have the right in its discretion, by giving written notice to Borrower, to (a)
immediately terminate the Subject Commitment (if not already terminated or
reduced to zero) and (b) declare each Subject Loan (if not already due) to be
due, whereupon each Subject Loan shall immediately become due and payable in
full, if any proceeding shall be commenced with respect to Borrower, then,
notwithstanding any provision or inference to the contrary, automatically,
without presentment, protest, or notice of dishonor, all of which are waived by
all makers and all endorsers of this Note, now or hereafter existing, (i) the
Subject Commitment shall immediately terminate (if not already terminated or
reduced to zero) and (ii) each Subject Loan (if not already due) shall
immediately become due and payable in full.

10. Late Charges. If any principal of or interest on any Subject Loan is not
paid within ten (10) days after its due date, then, and in each such case, Bank
shall have the right to assess a late charge, payable by Borrower on demand, in
an amount equal to the greater of twenty dollars ($20.00) or five percent (5%)
of the amount not timely paid.

11. No Setoff. Borrower hereby waives any and all now existing or hereafter
arising rights to recoup or offset any obligation of Borrower under or in
connection with this Note or any Related Writing against any claim or right of
Borrower against Bank.

12. Indemnity; Capital Adequacy. if(a) at any time any governmental authority
shall require National City Corporation, a Delaware corporation, its successors
or assigns, or Bank, whether or not the requirement has the force of law, to
maintain, as support for the Subject Commitment, capital in a specified minimum
amount that either is not required or is greater than that required at the date
of this Note, whether the requirement is implemented pursuant to the "risk-based
capital guidelines" (published at 12 CFR 3 in respect of "national banking
associations", 12 CFR 208 in respect of "state member banks", at and 12 CFR 228
in respect of "bank holding companies") or otherwise, and (b) as a result
thereof the rate of return on capital of National City Corporation, its
successors or assigns, or Bank or both (taking into account their then policies
as to capital adequacy and assuming full utilization of their capital) shall be
directly or indirectly reduced by reason of any new or added capital adequacy
attributable to the Subject Commitment; then, and in each such case, Borrower
shall, on Bank's demand, pay Bank as an additional fee such amounts as will in
Bank's reasonable opinion then, and in each such case, Borrower shall, on Bank's
demand, pay Bank as an additional fee such amounts as will in Bank's reasonable
opinion reimburse National City Corporation, its successors and assigns, and
Bank for any such reduced rate of return. In determining the amount of any such
fee. Bank may use reasonable averaging and attribution methods. Each
determination by Bank shall be conclusive absent manifest error.

13. Indemnity: Administration and Enforcement. Borrower will reimburse Bank, on
Bank's demand from time to time, for any and all fees, costs, and expenses
(including, without limitation, the fees, and disbursements of legal counsel)
incurred by Bank in administering this Note or in protecting, enforcing, or
attempting to protect or enforce its rights under this Note. If any amount
(other than any principal of any Subject Loan and any interest and late charges)
owing under this Note is not paid when due, then, and in each such case,
Borrower shall pay, on Bank's demand, interest on that amount from the due date
thereof until paid in full at a fluctuating rate equal to four percent (4%) per
annum plus the Prime Rate.

14. Waivers; Remedies; Application of Payments. Bank may from time to time in
its discretion grant waivers and consents in respect of this Note or any other
Related Writing or assent to amendments thereof, but no such waiver, consent, or
amendment shall be binding upon Bank unless set forth in a writing (which
writing shall be narrowly construed) signed by Bank. No course of dealing in
respect of, nor any omission or delay in the exercise of, any right, power, or
privilege by Bank shall operate as a waiver thereof, nor shall any single or
partial exercise thereof preclude any further or other exercise thereof or of
any other, as each such right, power, or privilege may be exercised either
independently or concurrently with others and as often and in such order as Bank
may deem expedient. Without limiting the generality of the foregoing, neither
Bank's acceptance or one or more late payments or charges nor Bank's acceptance
of interest on overdue amounts at the respective rates applicable thereto shall
constitute a waiver of any right of Bank. Each right, power, or privilege
specified or referred to in this Note is in addition to and not in limitation of
any other rights, powers, and privileges that Bank may otherwise have or acquire
by operation of law, by other contract, or otherwise. Bank shall be entitled to
equitable remedies with respect to each breach or anticipatory repudiation of
any provision of this Note, and Borrower hereby waives any defense which might
be asserted to bar any such equitable remedy. Bank shall have the right to apply
payments in respect of the indebtedness evidenced by this Note with such
allocation to the respective parts thereof and the respective due dates thereof
as Bank in its sole discretion may from time to time deem advisable.

15. Other Provisions. The provisions of this Note shall bind Borrower and
Borrower's successors and assigns and benefit Bank and its successors and
assigns, including each subsequent holder, if any, of this Note, provided, that
no Person other than Borrower may obtain Subject Loans; provided further, that
neither any such holder of this Note nor any assignee of any Subject Loan,
whether in whole or in part, shall thereby become obligated to grant Borrower
any Subject Loan. Except for Borrower and Bank and their respective successors
and assigns, there are no intended beneficiaries of this Note or the Subject
Commitment. The provisions of sections 10 through 19, both inclusive, shall
survive the payment in full of the principal of and interest on this Note. The
captions to the sections and subsections of this Note are inserted for
convenience only and shall be ignored in interpreting the provisions thereof.
Each reference to a section includes a reference to all subsections thereof
(i.e., those having the same character or characters, to the left of the decimal
point) except where the context clearly does not so permit. If any provision in
this Note shall be or become illegal or unenforceable in any case, then that
provision shall be deemed modified in that case so as to be legal and
enforceable to the maximum extent permitted by law while most nearly preserving
its original intent, and in any case the illegality or unenforceability of that
provision shall affect neither that provision in any other case nor any other
provision. All fees, interest, and premiums for any given period shall accrue on
the first day thereof but not on the last day thereof (unless the last day is
the first day) and in each case shall be computed on the basis of a 360-day year
and the actual number of days in the period. In no event shall interest accrue
at a higher rate than the maximum rate, if any, permitted by law. Bank shall
have the right to furnish to its Affiliates, and to such other Persons as Bank
shall deem advisable for the conduct of its business, information concerning the
business, financial condition, and property of Borrower, the amount of the Bank
Debt of Borrower, and the terms, conditions, and other provisions applicable to
the respective parts thereof. This Note shall be governed by the law (excluding
conflict of laws rules) of the jurisdiction in which Bank's banking office is
located.

                                      -6-
<PAGE>

16. Integration. This Note and, to the extent consistent with this Note, the
other Related Writings, set forth the entire agreement of Borrower and Bank as
to the subject matter of this Note, and may not be contradicted by evidence of
any agreement or statement unless made In a writing (which writing shall be
narrowly construed) signed by Bank contemporaneously with or after the execution
and delivery of this Note. Without limiting the generality of the foregoing,
Borrower hereby acknowledges that Bank has not based, conditioned, or offered to
base or condition the credit hereby evidenced or any charges, fees, interest
rates, or premiums applicable thereto upon Borrowers agreement to obtain any
other credit, property, or service other than any loan, discount, deposit, or
trust service from Bank.

17. Notices and Other Communications. Each notice, demand, or other
communication, whether or not received, shall be deemed to have been given to
Borrower whenever Bank shall have mailed a writing to that effect by certified
or registered mail to Borrower at Borrower's mailing address (or any other
address of which Borrower shall have given Bank notice after the execution and
delivery of this Note); however, no other method of giving actual notice to
Borrower is hereby precluded. Borrower hereby irrevocably accepts Borrower's
appointment as each Obligor's agent for the purpose of receiving any notice,
demand, or other communication to be given by Bank to each such Obligor pursuant
to any Related Writing. Bank shall be entitled to assume that any knowledge
possessed by any Obligor other than Borrower is possessed by Borrower. Each
communication to be given to Bank shall be in writing unless this Note expressly
permits that communication to be made orally, and in any case shall be given to
Bank's Regional Banking Division at Bank's banking office (or any other address
of which Bank shall have given notice to Borrower after the execution and
delivery this Note). Borrower hereby assumes all risk arising out of or in
connection with each oral communication given by Borrower and each communication
given or attempted by Borrower in contravention of this section. Bank shall be
entitled to rely on each communication believed in good faith by Bank to be
genuine.

18. Warrant of Attorney. Borrower hereby authorizes any attorney at law at any
time or times to appear in any state or federal court of record in the United
States of America after all or any pan of the obligations evidenced by this Note
shall have become due, whether by lapse of time, acceleration, or otherwise, and
in each case to waive the issuance and service of process, to present to the
court this Note end any other writing (if any) evidencing the obligation or
obligations in question, to admit the due date thereof and the nonpayment
thereof when due, to confess judgment against Borrower in favor of Bank for the
full amount then appearing due, together with interest and costs of suit, and
thereupon to release all errors and waive all rights of appeal and any stay of
execution. The foregoing warrant of attorney shall survive any judgment, it
being understood that should any judgment against Borrower be vacated for any
reason, Bank may nevertheless utilize the foregoing warrant of attorney in
thereafter obtaining one or more additional judgments against Borrower.

19. Jurisdiction and Venue; Waiver of Jury Trial. Any action, claim,
counterclaim, crossclaim, proceeding, or suit, whether at law or in equity,
whether sounding in tort, contract, or otherwise at any time arising under or in
connection with this Note or any other Related Writing, the administration,
enforcement, or negotiation of this Note or any other Related Writing, or the
performance of any obligation in respect of this Note or any other Related
Writing (each such action, claim, counterclaim, crossclaim, proceeding, or suit,
an "Action") may be brought in any federal or state court located in the city in
which Bank's banking office is located. Borrower hereby unconditionally submits
to the jurisdiction of any such court with respect to each such Action and
hereby waives any objection Borrower may now or hereafter have to the venue of
any such Action brought in any such court. Borrower HEREBY, AND EACH HOLDER OF
THIS Note, BY TAKING POSSESSION THEREOF, KNOWINGLY AND VOLUNTARILY WAIVES JURY
TRIAL IN RESPECT OF ANY Action.

                                  Borrower Sims Agricultural Products Co.

                                  By:  /s/ Dallas H. Paul
                                     ------------------------------------
                                  Printed Name: Dallas H. Paul
                                                --------------

                                  Title: President
                                         ---------

(complete only if required -->)   And By:
                                         --------------------------------

                                  Printed Name:
                                               --------------------------

                                  Title:
                                        ---------------------------------

WARNING -- BY SIGNING THIS PAPER YOU GIVE UP YOUR RIGHT TO NOTICE AND COURT
TRIAL. IF YOU DO NOT PAY ON TIME A COURT JUDGMENT MAY BE TAKEN AGAINST YOU
WITHOUT YOUR PRIOR KNOWLEDGE AND THE POWERS OF A COURT CAN BE USED TO COLLECT
FROM YOU REGARDLESS OF ANY CLAIMS YOU MAY HAVE AGAINST THE CREDITOR WHETHER FOR
RETURNED GOODS, FAULTY GOODS, FAILURE ON HIS PART TO COMPLY WITH THE AGREEMENT,
OR ANY OTHER CAUSE.

                                      -7-<PAGE>
Exhibit 10.5

                                   EXHIBIT A

            COMMERCIAL INSTALLMENT NOTE (with Financial Covenants)

$610,000.00                                              Executed at [ILLEGIBLE]
                                                         [ILLEGIBLE]

FOR VALUE RECEIVED, the undersigned ("Debtor") promises to pay to the order of
NATIONAL CITY BANK, COLUMBUS ("Bank"), which has its principal place of business
in Columbus, Ohio, at any office of Bank SIX HUNDRED TEN THOUSAND DOLLARS
($610,000.00) in lawful money of the United States together with interest, in
ninety-six (96) consecutive monthly installments, commencing the 28th day of
February, 1996. Each installment shall consist of principal in the amount of Six
Thousand Four Hundred Eighty-nine and 36/100 Dollars ($6,489.36) plus the unpaid
interest accrued on this note, except that the final installment shall be in
such amount as will pay all of the unpaid principal of and unpaid interest
accrued on this note in full.

Prior to maturity, principal and any overdue interest shall bear interest
computed daily (on the basis of a 360-day year and actual days elapsed) at a
fluctuating rate which shall be equal to three-quarters of one percent (0.75%)
per annum above the Prime Rate. Debtor may prepay the principal of this note in
whole or in part at any time without premium or penalty.

Concurrently with each prepayment of the principal of this note, Debtor shall
pay the unpaid interest accrued on the principal being prepaid, and each
prepayment shall be applied to the outstanding installments of this note in the
inverse order of their respective due dates.

If Debtor fails to pay an installment in full within ten (10) days after its due
date, Debtor, in each case, will incur and shall pay a late charge equal to five
percent (5%) of the unpaid amount. The payment of late charge will not cure or
constitute a waiver of any Event of Default under this note.

Except as otherwise provided in writing, payments will be applied first to
installments in the order of their respective due dates and then to late charges
in the order of their respective due dates; provided, however, that if a payment
so applied would pay the principal of this note in full, but leave late charges
outstanding, such payment will instead be applied to late charges prior to being
applied to the principal portion of the final installment. Each payment of an
installment shall be applied first to accrued but unpaid interest and then to
principal.

In its discretion, Bank may, from time to time, unilaterally change any
provision for the application of payments and installments by giving a written
notice to Debtor of the change. The notice shall be mailed to the address
indicated herein or such other address that Debtor may furnish in writing to an
appropriate officer of Bank and shall be mailed not less than fifteen (15) days
prior to the effective date of such change.

If this note is not paid in full at maturity (whether by lapse of time,
acceleration of maturity or otherwise), the interest rate otherwise in effect
hereunder shall be increased by three percent (3%) per annum, provided that in
no event shall the principal of and interest on this note bear interest after
<PAGE>

maturity at a rate less than the interest rate actually in effect hereunder
immediately after maturity.

In consideration of Bank's granting the loan evidenced by this note, Debtor
further agrees with Bank as follows:

1.    WARRANTIES. Debtor represents and warrants to Bank as follows:

      1.1   ORGANIZATION. Debtor is a corporation and in good standing under
            Ohio law having its chief executive office at the address set forth
            opposite Debtors signature below. Debtor has only the following
            Subsidiaries, if any: __________________________. Debtor is duly
            qualified to transact business in each state or other jurisdiction
            in which Debtor owns or leases any real property or in which
            Debtor's counsel reasonably believes such qualification is
            necessary.

      1.2   AUTHORITY. Debtor has requisite power and authority to enter into
            this note. No registration with or approval of any governmental
            agency of any kind is required on the part of Debtor for the due
            execution and delivery or for the enforceability of this note. Each
            officer executing and delivering this note on behalf of Debtor has
            been duly authorized to do so. Neither the execution and delivery of
            this note by Debtor nor its performance and observance of the
            respective provisions hereof will violate any existing provision in
            its articles of incorporation, regulations or by-laws or any
            applicable law or violate or otherwise constitute a default under
            any contract or other obligation now existing and binding upon it.
            Upon the execution and delivery hereof, this note will become a
            valid and binding obligation of Debtor.

      1.3   LITIGATION. No litigation or proceeding is pending against Debtor
            before any court or any administrative agency which in the opinion
            of Debtor's officers might, if successful, have a material, adverse
            effect on Debtor.

      1.4   TAXES. Debtor has filed all federal, state and local tax returns
            which are required to be filed by it and paid all taxes due as shown
            thereon (except to the extent, if any, permitted by subsection 2.2).
            Neither the Internal Revenue Service nor any other federal, state or
            local taxing authority has alleged any material default by Debtor in
            the payment of any tax material in amount or threatened to make any
            assessment in respect thereof which has not been reflected in the
            financial statements referred to in subsection 1.7.

      1.5   ASSETS. Debtor has good and marketable title to all assets reflected
            in its balance sheet except for changes resulting from transactions
            in the ordinary course of business. All such assets are clear of any
            mortgage, security interest or other lien of any kind other than any
            permitted by subsection 4.3.

                                      -2-
<PAGE>

      1.6   COMPLIANCE WITH LAW. Debtors operations are in full compliance with
            all material requirements imposed by law, whether federal or state,
            including, without limitation, the Occupational Safety and Health
            Act, federal and state environmental protection laws and zoning
            ordinances.

      1.7   FINANCIAL STATEMENTS. All financial statements and credit
            applications delivered by Debtor to Bank accurately reflect Debtor's
            financial condition and operations at the times and for the periods
            therein stated.

2.    AFFIRMATIVE COVENANTS. Debtor agrees that so long as any Bank Debt remains
      outstanding, Debtor shall perform and observe each of the following:

      2.1   FINANCIAL STATEMENTS. Debtor will furnish each of the following to
            Bank

            (a)   as soon as available and in any event within ninety (90) days
                  after the end of each of Debtor's fiscal years, an annual
                  report of Debtor for that year audited by a certified public
                  accountant selected by Debtor and reasonably acceptable to
                  Bank;

            (b)   As soon as available and in any event within sixty (60) days
                  after the end of each of the quarterly periods of each of
                  Debtor's fiscal years,

                  (1)   Debtor's balance sheet as at the end of the period and
                        its income statement and surplus reconciliation for
                        Debtor's current fiscal year to date certified by an
                        appropriate officer of Debtor to be true and complete to
                        the best of his knowledge and belief, and

                  (2)   that officer's certification that he knows of no
                        potential Event of Default that is then existing or if
                        any does, a brief description thereof and of Debtor's
                        intentions in respect thereof;

            (c)   forthwith upon Bank's written request, such other information
                  in writing about Debtor's financial condition, properties and
                  operations as Bank may from time to time reasonably request.

            All of Debtor's financial statements shall be prepared in accordance
            with GAAP consistently applied except as disclosed therein and in
            form and detail satisfactory to Bank.

      2.2   TAXES. Debtor will pay in full, prior in each case to the date when
            penalties for the nonpayment thereof would attach, all taxes,
            assessments and governmental charges and levies for which it may be
            or become subject and all lawful claims which, if unpaid, might
            become a lien or charge upon its property; provided, that no item
            need be paid so long as and to the extent that it is contested in

                                      -3-
<PAGE>

                                      -4-
<PAGE>

            thereof, (d) any litigation or proceeding shall be brought against
            Debtor before any court or administrative agency which, if
            successful, might have a material, adverse effect on Debtor, (e)
            there shall be filed any application for a determination of the
            qualified status of any employee benefit plan, or (f) he reasonably
            believes that any Potential Event of Default has occurred or that
            any other representation or warranty made in section 1 shall for any
            reason have ceased in any material respect to be true and complete.

      2.9   BUSINESS PURPOSE. All funds disbursed under this note will be used
            for business or commercial purposes.

3.    FINANCIAL COVENANTS. Debtor will comply with the following financial
      covenants with Bank as follows (applicable subsections must be initialed
      by Debtor):

      3.1   DEBT TO TANGIBLE NET WORTH RATIO. The ratio of all of Debtor's Debt
            to its Tangible Net Worth shall not exceed the following amounts for
            the periods set forth below:

                  December 31, 1996                       2.0:1
                  December 31, 1997                       2.0:1
                  December 31, 1998 and thereafter        1.5:1

      3.2   CASH FLOW RATIO. The ratio of Debtor's Net Profit plus interest
            expense to Debtor's Current Ratio of Long Term Debt plus interest
            expense shall not be less than 1.25:1.

4.    NEGATIVE COVENANTS. Debtor further covenants with Bank as follows:

      4.1   MERGERS. Debtor will not

            (a)   be a party of any merger or consolidation,

            (b)   purchase or otherwise acquire the business or all or
                  substantially all of the assets of another corporation or
                  business, or

            (c)   lease as lessor, sell, sell-leaseback or otherwise transfer
                  (whether in one transaction or a series of transactions) all
                  or any substantial part of its fixed assets (other than
                  chattels that shall have become obsolete or no longer useful
                  in its present business).

      4.2   BORROWINGS. Debtor will not create, assume or have outstanding at
            any time any Debt; provided, that this subsection shall not apply to
            any Bank Debt or any Subordinated Debt or any existing or future
            Debt secured by a purchase money security interest permitted by
            subsection 4.3 or incurred under a lease permitted by subsection 4.3
            or any existing Debt fully disclosed in Debtor's most recent
            financial statements, and any renewal or extension thereof in whole
            or in part.

                                      -5-
<PAGE>

      4.3   LIENS; LEASES. Debtor will not (a) acquire or hold any property
            subject to any land contract, inventory consignment, lease or other
            title retention contract, (b) sell or otherwise transfer any
            Receivables, whether with or without recourse, or (c) suffer or
            permit any property now owned or hereafter acquired by it to be or
            become encumbered by any mortgage, security interest, lien or
            financing statement; provided, that this subsection shall not apply
            to (i) any lien for a tax, assessment or government charge or levy,
            (ii) any lien securing only workers' compensation, unemployment
            insurance or similar obligations, (iii) any mechanic's, carrier's,
            landlord's or similar common law or statutory lien incurred in the
            normal course of business, (iv) zoning ordered restrictions, public
            utility easements, minor title irregularities and similar matters
            having no adverse effect as a practical matter on the ownership or
            use of any of the property in question, (v) any lien securing or
            given in lieu of surety, stay, appeal or performance bonds, or
            securing performance of contracts or bids (other than contracts for
            the payment of money borrowed), or deposits required by law or
            governmental regulations or by any court order, decree, judgment or
            rule or as a condition to the transaction of business or the
            exercise of any right, privilege or license, (vi) any existing lien
            fully disclosed in Debtor's most recent financial statements
            delivered to Bank, (vii) any mortgage, security interest or other
            lien which is created or assumed in purchasing, constructing or
            improving any real property or to which any real property is subject
            when purchased, provided, that (A) the mortgage, security interest
            or other lien is confined to the property in question and (B) the
            Debt secured thereby does not exceed the total cost of the purchase,
            construction or improvement, (viii) any lease as lessee, (ix) any
            transfer of a check or other medium of payment for deposit or
            collection, or any similar transaction in the normal course of
            business, or (x) any financing statement perfecting a security
            interest that would be permissible under this subsection.

5.    DEFAULT; REMEDIES. The occurrence of any of the following shall constitute
      an Event of Default hereunder: (a) Debtor's Bank Debt or any part thereof
      shall not be paid in full promptly when due (whether by lapse of time,
      acceleration of maturity or otherwise); (b) any Obligor shall die or be
      dissolved; (c) any representation or warranty by any Obligor in this note
      or any Related Writing shall be false or erroneous in any material
      respect; (d) any Obligor shall fail or omit to perform or observe any
      agreement made by that Obligor in this note or in any Related Writing; (e)
      a judgment shall be entered against any Obligor in any court of record;
      (f) any deposit account of any Obligor is attached or levied upon; (g) any
      voluntary petition by or involuntary petition against any Obligor shall be
      filed pursuant to any chapter of any bankruptcy code or any Obligor shall
      make an assignment for the benefit of creditors, or there shall be any
      other marshaling of the assets and liabilities of any Obligor for the
      benefit of the Obligor's creditors; or (h) any Obligor's Bank Debt or any
      part thereof shall not be paid in full immediately when due (whether due
      by lapse of time, or acceleration or otherwise). Upon the occurrence of an
      Event of Default, the holder

                                      -6-
<PAGE>

                                      -7-
<PAGE>

      subordinating creditor, assignor, pledgor, mortgagor or hypothecator of
      property;

      Person means a natural person or entity of any kind, including, without
      limitation, any corporation, partnership, trust, governmental body, or any
      other form or kind of entity;

      Potential Event of Default means an event which constitutes, or which with
      the lapse of time or the giving of notice or both would constitute an
      Event of Default;

      Prime Rate means the fluctuating rate of interest which is publicly
      announced from time to time by Bank at its principal place of business as
      being its prime rate or base rate thereafter in effect, with each change
      in the Prime Rate automatically, immediately and without notice changing
      the fluctuating interest rate thereafter applicable hereunder, it being
      agreed that the Prime Rate is not necessarily the lowest rate of interest
      then available from Bank on fluctuating rate loans;

      Receivable means a claim for money due or to become due to Debtor, whether
      classified as an account, instrument, chattel paper, general intangible,
      incorporeal hereditament or otherwise, and all proceeds of the foregoing;

      Reinvestment Rate means a rate of interest equal to the bond equivalent
      yield for the most actively traded issues of U.S. Treasury Bills, U.S.
      Treasury Notes or U.S. Treasury Bonds for a term similar to the period
      from the date of prepayment to the due date of the final installment of
      this note and in a principal amount comparable to the principal amount
      being prepaid, all as reasonably determined by Bank;

      Related Writing means a writing of any form or substance signed by any
      Obligor (whether as principal or agent) or by any attorney, accountant or
      other representative of any Obligor and received by Bank in respect of
      Debtor's Bank Debt or any part thereof, including, without limitation, any
      credit application, credit agreement, reimbursement agreement, financial
      statement, promissory note, guaranty, indenture, mortgage, security
      agreement, authorization, subordination agreement, certificate, opinion or
      any similar writing, but shall not include any commitment letter issued by
      Bank, without regard to whether Debtor or any other Person signed or
      acknowledged receipt thereof;

      Subordinated Debt means any Debt the payment of which has been
      subordinated to the payment in full of Bank Debt, whether by its terms or
      by separate written instrument, in either case in form and substance
      satisfactory to Bank;

      Subsidiary means a person, other than a natural person, of which a
      majority of the outstanding capital stock (or other form of ownership) or
      a majority of the voting power in any election of directors is (or upon
      the exercise of any outstanding warrants, options or other rights would
      be) owned directly, or indirectly through one or more Subsidiaries, by
      another Person, other than a natural person; and

                                      -8-
<PAGE>

      Tangible Net Worth means net worth less intangible assets, including,
      without limitation, patents, trademarks, goodwill and treasury stock.

7.    SHARING INFORMATION. Debtor authorizes Bank to share all credit and
      financial information relating to Debtor with Bank's parent company, and
      with any subsidiary or affiliate company of Bank or of Bank's parent
      company.

8.    NOTICES. Except as otherwise provided in this note, a notice to or request
      of Debtor shall be deemed to have been given or made hereunder when a
      writing to that effect shall have been delivered to an officer of Debtor
      or five (5) days after a writing to that effect shall have been deposited
      in the United States mail and sent, with postage prepaid, by registered or
      certified mail, to Debtor at the address of Debtor's chief executive
      office (or to such other address as Debtor may hereafter furnish to Bank
      in writing for that purpose), irrespective of whether the writing is
      actually received by Debtor. No other method of giving actual notice to or
      making a request of Debtor is hereby precluded. Every notice required to
      be given to Bank pursuant to this note shall be delivered to an Account
      Officer.

9.    INTERPRETATION. Any holder's delay or omission in the exercise of any
      right under this note shall not operate as a waiver of that right or of
      any other right under this note. Bank may from time to time in its
      discretion grant Debtor waivers and consents in respect of this note or
      any Related Writing, but no such waiver or consent shall bind Bank unless
      specifically granted by Bank in writing, which writing shall be strictly
      construed. Each right, power or privilege specified or referred to in this
      note or any Related Writing is in addition to and not in limitation of any
      other rights, powers and privileges that Bank may otherwise have or
      acquire by operation of law, by other contract or otherwise. The
      provisions of this note and the Related Writings shall bind and benefit
      Debtor and Bank and their respective successors and assigns, including
      each subsequent holder, if any, of this note. If more than one person or
      entity has signed this note then the term Debtor means each of them, they
      are jointly and severally liable on this note and on the warrant of
      attorney below and each shall be the agent of the others for all purposes
      relating to this note. If any provision of this note is determined by a
      court of competent jurisdiction to be invalid, illegal or unenforceable,
      that determination shall not affect any other provision of this note, and
      each such other provision shall be construed and enforced as if the
      invalid, illegal or unenforceable provision were not contained herein. The
      captions to the various sections and subsections of this note are for
      convenience of reference only and shall be disregarded in the
      interpretation of this note. This note shall be governed by law of the
      State of Ohio.

10.   ENTIRE AGREEMENT. This note and the Related Writings set forth the entire
      agreement between the parties regarding the transactions contemplated
      hereby, and supersede all prior agreements, discussions, representations
      and understandings, whether written or oral, and any and all
      contemporaneous oral agreements, commitments, discussions, representations
      and understandings between the parties relating to the subject matter
      hereof.

                                      -9-
<PAGE>

11.   AMENDMENTS. No amendment, modification or supplement to this note or any
      Related Writing shall be binding unless executed in writing by all parties
      thereto, and this provision shall not be subject to waiver by any party
      and shall be strictly enforced.

12.   WARRANT OF ATTORNEY. Debtor authorizes any attorney-at-law to appear in
      any state or federal court of record in the United States after this note
      matures (whether by lapse of time, acceleration of maturity or otherwise);
      to waive the issuance and service of process; to confess judgment against
      Debtor in favor of the holder of this note for the amount then appearing
      due, together with interest and costs of suit; and to release all errors
      and waive all rights of appeal and stay of execution. If any judgment
      against Debtor is vacated for any reason, this warrant of attorney may be
      used to obtain additional judgments.

WARNING--BY SIGNING THIS PAPER YOU GIVE UP YOUR RIGHT TO NOTICE AND COURT
TRIAL. IF YOU DO NOT PAY ON TIME A COURT JUDGMENT MAY BE TAKEN AGAINST YOU
WITHOUT YOUR PRIOR KNOWLEDGE AND THE POWERS OF A COURT CAN BE USED TO COLLECT
FROM YOU REGARDLESS OF ANY CLAIMS YOU MAY HAVE AGAINST THE CREDITOR WHETHER FOR
RETURNED GOODS, FAULTY GOODS, FAILURE ON HIS PART TO COMPLY WITH THE AGREEMENT,
OR ANY OTHER CAUSE.

                                        SIMS AGRICULTURAL PRODUCTS CO.

                                        By:  /s/ Dallas Paul
----------------------------                 ---------------------------------
Address

                                        Its: President
----------------------------                 ---------------------------------
Phone

                                      -10-
<PAGE>

                     PROMISSORY NOTE MODIFICATION AGREEMENT

THIS PROMISSORY NOTE MODIFICATION AGREEMENT (the "Agreement") is made and
entered into effective as of the 7th day of March, 1996, by and between SIMS
AGRICULTURAL PRODUCTS CO. ("Borrower"); and NATIONAL CITY BANK, COLUMBUS, a
national banking association, with its main office at 155 East Broad Street,
Columbus, Ohio 43251 ("Bank")

WHEREAS, Borrower executed a certain promissory note (the "Note") dated as of
January 12, 1996, in the original principal amount of $610,000.00 payable to the
order of Bank on or before 2/28/2004, a true and correct copy of which is
attached hereto as Exhibit A and is incorporated herein by reference, which Note
is presently unpaid and represents an outstanding principal balance of
$602,902.19; and

WHEREAS, Debtor has qualified for the State of Ohio Linked Deposit Program under
Ohio Revised Code Section 135.61 et seq. (the "Program") for a portion of the
indebtedness evidenced by the Note; and

WHEREAS, the parties desire to modify certain provisions with respect to the
interest rate and monthly payments provided for in the Note, but otherwise to
preserve, ratify and reaffirm all other terms and conditions of the Note and any
other instrument or document executed in connection with the Note.

NOW, ThEREFORE, in consideration of and subject to the covenants and terms
contained herein and for other good and valuable consideration, the parties
hereto agree as follows:

1.    Modification.

      (a)   Interest Rate. From the effective date hereof, and continuing
            thereafter until 3/7/98 ("Termination Date"), an amount equal to
            $120,000.00 (the "Linked Amount") of the total indebtedness
            evidenced by the Note shall bear interest at a rate of six percent
            (6.0%) per annum. Interest on any indebtedness evidenced by the Note
            which is not included in the Program shall continue to accrue at the
            rate as provided for in the Note. Upon the occurrence of the
            Termination Date, the maturity of the Note according to its terms,
            the disqualification of the Borrower under the Plan, or the
            termination of the Plan, whichever occurs first, the rate of
            interest on the Linked Amount shall revert to the rate of interest
            provided for in the Note.

      (b)   Monthly Payments. From and after the effective date hereof and until
            interest on the Linked Amount reverts to the rate provided for in
            the Note, Debtor shall make monthly payments as follows: (i) Linked
            Amount - One Thousand Two Hundred Fifty and No/100 Dollars
            ($1,250.00) plus accrued interest, and (ii) non-Linked Amount - Five
            Thousand Two Hundred Thirty-Nine and 36/100 Dollars ($5,239.36) plus
            accrued interest.

2.    Ratification of Note, Mortgage, and Security Agreement. Except as herein
      expressly modified, the parties hereto ratify, approve, accept and

                                     -11-
<PAGE>

      confirm all of the terms and conditions of the Note, and of any mortgage
      deed or security agreement executed in connection with or referencing the
      Note, including provisions for the acceleration of the indebtedness as to
      any default stated therein, and for any warrant of attorney to confess
      judgment as provided in the Note.

3.    Continuation of Mortgage Liens and Security interests. Except for the
      modifications above stated, the parties hereby expressly intend that this
      Agreement shall not constitute the creation of a new debt or the
      extinguishment of the debt evidenced by the Note; nor shall it in any
      manner affect or impair any mortgage lien or security interest granted in
      connection with the Note, which Debtor hereby acknowledges to be valid and
      existing liens on the property described in any mortgage or security
      agreement executed in connection with or referencing the Note, and said
      mortgage liens or security interests are hereby agreed to be continued in
      full force and effect from the date hereof until the debt herein is fully
      satisfied.

4.    No Course of Dealing; Waiver. Debtor expressly acknowledges and agrees
      that the execution of this Agreement shall not constitute a waiver of, and
      shall not preclude the exercise of, any right, power or remedy granted to
      Bank in any document evidencing the indebtedness of Debtor to Bank, or as
      provided by law, except to the extent expressly provided herein. No
      previous modification, extension, or compromise entered into with respect
      to any indebtedness of Debtor to Bank shall constitute a course of dealing
      or be inferred or construed as constituting an express or implied
      understanding to enter into any future modification, extension or
      compromise. No delay on the part of Bank in exercising any right, power or
      remedy shall operate as a waiver thereof or otherwise prejudice Bank's
      rights, powers or remedies.

5.    Promise to Pay. Debtor hereby covenants and promises to pay to the order
      of Bank, the unpaid principal balance of the Note together with interest
      as provided therein, and hereby promises (as modified by this Agreement)
      to perform all of the covenants, conditions, stipulations and agreements
      as contained in the Note, and in any other document or instrument executed
      in connection with the Note or referencing the Note, and as provided
      herein.

6.    Setoffs, Claims and Defenses. Debtor and any guarantor of the Note
      executing this Agreement hereby certify that, as of the date hereof, they
      have no setoffs, counter-claims or other defenses of any nature whatsoever
      to the payment of any part of the obligations owed to Bank as of the date
      of execution of this Agreement.

7.    Obligations Joint and Several. The obligations hereunder of each of the
      undersigned, if there be more than one, whether as Debtor or co-maker
      shall be joint and several, and any reference herein to Debtor or to the
      undersigned shall be deemed to be applicable to each such person
      separately as well as to all.

8.    Governing Law. This Agreement shall be interpreted and construed in
      accordance with and governed by the laws of the State of Ohio. Further,
      the parties hereto intend that this Agreement shall be in compliance with

                                     -12-
<PAGE>

      all applicable laws and shall be enforceable in accordance with its terms.
      If any provision of this Agreement shall be illegal or unenforceable with
      respect to the Note or with respect to any such mortgage deed or security
      agreement, such provision shall be deemed canceled to the same extent as
      though it never had appeared herein, but the remaining provisions shall
      not be affected thereby.

9.    Further Assurances. Debtor further agrees to execute and deliver any and
      all other documents and take any and all other steps or actions reasonably
      deemed necessary by Bank to effectuate this Agreement.

10.   Costs and Expenses. Debtor also agrees to reimburse Bank for all costs and
      expenses incurred in the preparation, execution and delivery of this
      Agreement, including any costs of Bank's Corporate Law department.

11.   Successors and Assigns. This Agreement shall be binding upon the parties
      hereto and their respective successors and assigns, and shall inure to the
      benefit of Bank and its respective successors and assigns.

12.   Titles and Headings. The titles and headings herein are intended to
      promote convenience and are not a part of this Agreement for purposes of
      interpreting and applying the provisions hereof.

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
in manner and form sufficient to bind them at Mt. Gilead, Morrow County, Ohio as
of the date first above written.

WARNING - BY SIGNING THIS PAPER YOU GIVE UP YOUR RIGHT TO NOTICE AND COURT
TRIAL. IF YOU DO NOT PAY ON TIME A COURT JUDGMENT MAY BE TAKEN AGAINST YOU
WITHOUT YOUR PRIOR KNOWLEDGE AND THE POWERS OF A COURT CAN BE USED TO COLLECT
FROM YOU REGARDLESS OF ANY CLAIMS YOU MAY HAVE AGAINST THE CREDITOR WHETHER FOR
RETURNED GOODS, FAULTY GOODS, FAILURE ON HIS PART TO COMPLY WITH THE AGREEMENT,
OR ANY OTHER CAUSE.

                                        SIMS AGRICULTURAL PRODUCTS CO.

                                        By:   /s/ Dallas H. Paul
                                              ---------------------------

                                        Its:  President

                                        NATIONAL CITY BANK, COLUMBUS

                                        By:   /s/ Stanley A. Uchida
                                              ---------------------------

                                        Its:  Assistant Vice President

                                     -13-
<PAGE>

                 SECOND PROMISSORY NOTE MODIFICATION AGREEMENT

THIS SECOND PROMISSORY NOTE MODIFICATION AGREEMENT (the "Agreement") is made and
entered into effective as of November 21st, 1997, by and among NATIONAL CITY
BANK OF COLUMBUS, a national banking association, formerly known as NATIONAL
CITY BANK, COLUMBUS ("Bank") and SIMS AGRICULTURAL PRODUCTS CO., an Ohio
corporation ("Debtor"),

WHEREAS, Debtor executed a certain Commercial Installment Note (the "Note")
dated January 12, 1996, in the original principal amount of Six Hundred Ten
Thousand and 00/100 Dollars ($610,000.00) payable to the order of Bank on or
before January 28, 2004; and

WHEREAS, the parties executed a previous modification agreement dated effective
as of March 7, 1997, which temporarily modified the interest rate and monthly
payments provided for in the Note as a result of Debtor's qualification under
the Ohio Small Business Linked Deposit Program; and

WHEREAS, the parties desire to modify the Note with respect to certain financial
covenants provided for therein, but otherwise preserving all other terms and
conditions of the Note and any other instrument or document executed in
connection with the Note.

NOW, THEREFORE, in consideration of and subject to the covenants and terms
contained herein and for other good and valuable consideration, the parties
hereto agree as follows:

1.    Modification. The Note is hereby modified by deleting sub-sections 3.1 and
      3.2 thereof in their entirety as written and substituting, instead, the
      following:

      "3.1  DEBT TO TANGIBLE NET WORTH RATIO. The ratio of all of Debtor's Debt
            to its Tangible Net Worth shall not exceed the following amounts on
            the dates set forth below:

            June 30, 1996                                         2.0 to 1.0
            June 30, 1997                                         2.0 to 1.0
            June 30, 1998, and at any fiscal year-end thereafter  1.5 to 1.0

      3.2   CASH FLOW RATIO. The ratio of (i) the sum of Debtor's Net Profit
            plus equity injections plus interest expense to (ii) the sum of
            Debtor's Current Portion of Long Term Debt plus interest expense
            shall not be less than 1.25 to 1.0."

2.    Ratification of Note, Mortgage and Security Agreement. Except as herein
      expressly modified, the parties hereto ratify, approve, accept and confirm
      all of the terms and conditions of the Note, and of any mortgage deed or
      security agreement executed in connection with or referencing the Note,
      including provisions for the acceleration of the indebtedness as to any
      default stated therein, and for any warrant of attorney to confess
      judgment as provided in the Note.

3.    Continuation of Mortgage Liens and Security Interests. Except for the
      modifications above stated, the parties hereby expressly intend that this
      Agreement shall not constitute the creation of a new debt or the
      extinguishment of the debt evidenced by the Note; nor shall it in any
      manner affect or impair any mortgage lien or security interest granted in
      connection

                                     -14-
<PAGE>

      with the Note, which Debtor hereby acknowledges to be valid and existing
      liens on the property described in any mortgage or security agreement
      executed in connection with or referencing the Note, and said mortgage
      liens or security interests are hereby agreed to be continued in full
      force and effect from the date hereof until the debt herein is fully
      satisfied.

4.    No Course of Dealing; Waiver. Debtor expressly acknowledges and agrees
      that the execution of this Agreement shall not constitute a waiver of, and
      shall not preclude the exercise of, any right, power or remedy granted to
      Bank in any document evidencing the indebtedness of Debtor to Bank, or as
      provided by law, except to the extent expressly provided herein. No
      previous modification, extension, or compromise entered into with respect
      to any indebtedness of Debtor to Bank shall constitute a course of dealing
      or be inferred or construed as constituting an express or implied
      understanding to enter into any future modification, extension or
      compromise. No delay on the part of Bank in exercising any right, power or
      remedy shall operate as a waiver thereof or otherwise prejudice Bank's
      rights, powers or remedies.

5.    Promise to Pay. Debtor hereby covenants and promises to pay to the order
      of Bank, the unpaid principal balance of the Note together with interest
      as provided therein, and hereby promises (as modified by this Agreement)
      to perform all of the covenants, conditions, stipulations and agreements
      as contained in the Note, and in any other document or instrument executed
      in connection with the Note or referencing the Note, and as provided
      herein.

6.    Setoffs, Claims and Defenses. Debtor hereby certifies that, as of the date
      hereof, Debtor has no setoffs, counter-claims or other defenses of any
      nature whatsoever to the payment of any part of the obligations owed to
      Bank.

7.    Governing Law. This Agreement shall be interpreted and construed in
      accordance with and governed by the laws of the State of Ohio. Further,
      the parties hereto intend that this Agreement shall be in compliance with
      all applicable laws and shall be enforceable in accordance with its terms.
      If any provision of this Agreement shall be illegal or unenforceable with
      respect to the Note or with respect to any such mortgage deed or security
      agreement, such provision shall be deemed cancelled to the same extent as
      though it never had appeared herein, but the remaining provisions shall
      not be affected thereby.

8.    Further Assurances. Debtor further agrees to execute and deliver any and
      all other documents and take any and all other steps or actions reasonably
      deemed necessary by Bank to effectuate this Agreement.

9.    Costs and Expenses. Debtor also agrees to reimburse Bank for all costs and
      expenses incurred in the preparation, execution and delivery of this
      Agreement, including any costs of Bank's Corporate Law Department.

10.   Successors and Assigns. This Agreement shall be binding upon the parties
      hereto and their respective successors and assigns, and shall inure to the
      benefit of Bank and its respective successors and assigns.

11.   Titles and Headings. The titles and headings herein are intended to
      promote convenience and are not a part of this Agreement for purposes of
      interpreting and applying the provisions hereof.

                                     -15-
<PAGE>

12.   Confession of Judgment. The undersigned hereby authorizes any attorney at
      law to appear in any state or federal court of record in the United States
      of America after the maturity hereof (whether occurring by lapse of time
      or acceleration), to waive the issuance and service of process, to admit
      the maturity of the Note and the amount then appearing due, to confess
      judgment against the undersigned in favor of the holder hereof for the
      amount then appearing due, together with interest and costs of suit, and
      thereupon to release all errors and to waive all rights of appeal and stay
      of execution. No judgment shall bar any subsequent judgment. Should any
      judgment be vacated for any reason, this warrant of attorney nevertheless
      may thereafter be used for obtaining additional judgments.

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
in manner and form sufficient to bind them at Mt. Gilead, Morrow County, Ohio,
effective as of the date first above written

WARNING - BY SIGNING THIS PAPER YOU GIVE UP YOUR RIGHT TO NOTICE AND COURT
TRIAL. IF YOU DO NOT PAY ON TIME A COURT JUDGMENT MAY BE TAKEN AGAINST YOU
WITHOUT YOUR PRIOR KNOWLEDGE AND THE POWERS OF A COURT CAN BE USED TO COLLECT
FROM YOU REGARDLESS OF ANY CLAIMS YOU MAY HAVE AGAINST THE CREDITOR WHETHER FOR
RETURNED GOODS, FAULTY GOODS, FAILURE ON HIS PART TO COMPLY WITH THE AGREEMENT,
OR ANY OTHER CAUSE.

                                        SIMS AGRICULTURAL PRODUCTS CO.

                                        By:   /s/ Dallas H. Paul
                                              ---------------------------
                                              Dallas H. Paul
                                        Its:  President

                                        NATIONAL CITY BANK OF COLUMBUS

                                        By:   /s/ Stanley A. Uchida
                                              ---------------------------
                                              Stanley A. Uchida
                                        Its:  Assistant Vice President

                                     -16-

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