Document:

Exhibit 4.3
                                                                     -----------

                                    MORTGAGE
                              (Commercial Property)
                                    (INDIANA)

NAME OF BANK:  OLD KENT BANK
ADDRESS:  218 W. Washington Street
CITY: South Bend;   STATE: MI         Zip: 46601

         THIS MORTGAGE is made on the 31st day of July 2001 between MORGAN DRIVE
AWAY,  INC., an Indiana  Corporation of 2746 Old US 20 West,  Elkhart,  IN 46515
("Mortgagor"),  and  the  bank  named  above,  a  Michigan  banking  corporation
("Bank").

         FOR VALUE  RECEIVED,  Mortgagor  mortgages  and  warrants  to Bank land
located in the ________ of _______________, County of Elkhart, State of Indiana,
described as follows:

                             SEE ATTACHED SCHEDULE A

Property Address:   2746 Old US 20 West
                    Elkhart, IN  46515

and (a) all buildings,  structures and other  improvements  now or in the future
located an the land and all easements, hereditaments and appurtenances now or in
the future belonging to the land, (b) all fixtures now or in the future attached
to or used in connection  with the land, (c) all equipment  (including,  without
limitation, all machinery,  engines, boilers,  elevators and plumbing,  heating,
air conditioning and ventilating  equipment) now or in the future located on the
land,  all of which  equipment  shall be considered to be fixtures and a part of
the really, and (d) all rents,  income and profits arising from the land or from
the buildings, structures, other improvements,  fixtures and equipment now or in
the future  located on the land. In this  Mortgage,  the  above-described  land,
buildings, structures,  improvements,  easements, hereditaments,  appurtenances,
fixtures and equipment are collectively called "the premises."

         THIS MORTGAGE  SECURES PAYMENT AND PERFORMANCE OF ALL  INDEBTEDNESS AND
OBLIGATIONS  NOW AND IN THE FUTURE  OWING TO BANK BY  MORTGAGOR,  including  all
obligations of Mortgagor under this Mortgage.  IF ANY PROMISSORY NOTE,  GUARANTY
OR OTHER DOCUMENT LISTED BELOW HAS BEEN EXECUTED BY A PARTY OTHER THAN MORTGAGOR
("THIRD-PARTY OBLIGOR"), THEN THIS MORTGAGE ALSO SECURES PAYMENT AND PERFORMANCE
OF ALL  INDEBTEDNESS  AND OBLIGATIONS NOW AND IN THE FUTURE OWING TO BANK BY THE
THIRD-PARTY  OBLIGOR.  The  indebtedness  and  obligations  now owing to Bank by
Mortgagor  and/or by any Third-Party  Obligor  include,  BUT ARE NOT NECESSARILY
LIMITED TO, the indebtedness and obligations  evidenced by any promissory notes,
guarantees and documents listed below:

Note, Guaranty or   Date           Principal Amount    Party Who Executed
Document                             (if Any)          (if Other Than Mortgagor)

Promissory Note     July 31, 2001    $500,000.00

         Mortgagor and any Third-Party Obligor are sometimes referred to in this
Mortgage as  "Obligors."  If any Obligor is more than one person,  this Mortgage
also secures all  Indebtedness  and  obligations  now and in the future owing to
Bank by any one or more of those  persons,  regardless  of whether the remaining
person or persons are not liable for any such  indebtedness  or  obligations  or
whether  one or more  persons  other  than an Obligor  are also  liable for such
indebtedness and obligations.

         The  maximum  amount of future  obligations  and  advances  that may be
secured by this  Mortgage  to the same extent as if the future  obligations  and
advances were made on the date of execution of this Mortgage (whether made as an
obligation,  made at the option of Lender,  made  after a  reduction  to zero or
other balance,  or made  otherwise) is  $500,000.00.  The preceding  sentence is
included  solely to establish the priority of the lien of this Mortgage and does
not create or imply any  obligation  of Bank to make  loans or extend  credit to
Mortgagor other than as Bank may have expressly agreed to in writing.

         This  Mortgage   secures  all  present  and  future   indebtedness  and
obligations  owing  to Bank by each  Obligor,  regardless  of  whether  any such
indebtedness or obligation is (a) not listed above,  (b) not presently  intended
or contemplated by Bank or any Obligor,  (c) indirect,  contingent or secondary,
(d) unrelated to the premises or to any  financing of the premises by Bank,  (e)
of a kind or class that is different  from any  indebtedness  or obligation  now
owing to Bank by any Obligor,  or (f) evidenced by a note or other document that
does not refer to this Mortgage.

         If Bank assigns this Mortgage and the  indebtedness  that is secured by
it at the  time  of  assignment,  then  this  Mortgage  shall  also  secure  all
indebtedness  and  obligations  then and in the future  owing to the assignee by
Mortgagor  and any  Third-Party  Obligor.  From and after the  assignment,  each
reference in this Mortgage to Bank shall be considered to refer to the assignee.

         The  indebtedness   and  obligations   secured  by  this  Mortgage  are
collectively referred to in this Mortgage as the "Indebtedness."

         Mortgagor further warrants, represents and agrees as follows:

         1. Payment of  Indebtedness.  Mortgagor agrees to pay or perform all of
the Indebtedness now or in the future owing by Mortgagor, including all interest
on it, in accordance with the terms of the instruments,  documents or agreements
evidencing it ("Instruments"), without relief from any valuation or appraisement
laws.

         2.  Warranties.  Mortgagor  warrants  and  represents  to Bank that all
financial statements and other information  concerning Mortgagor,  the premises,
any guarantor of any of the  Indebtedness and any person obligated on any of the
Indebtedness,  that have been or in the future are  furnished  to Bank,  are and
shall be true and correct in all material respects; that the execution, delivery
and  performance  of this Mortgage by Mortgagor  will not violate any law, rule,
judgment,  order,  agreement or instrument  binding upon  Mortgagor and will not
require the approval of any public  authority or any third party;  and that this
Mortgage  is the valid and  binding  obligation  of  Mortgagor,  enforceable  in
accordance with its terms. If Mortgagor is a corporation,  partnership,  limited
liability  company,  association,  trust  or  other  entity,  Mortgagor  further
represents  and warrants to Bank that  Mortgagor is duly  organized  and validly
existing  in good  standing  in the  State of  Michigan  or  other  jurisdiction
indicated in the first paragraph of this Mortgage; that Mortgagor has full power
and authority to carry on its business as presently  conducted and to enter into
and perform its obligations  under this Mortgage;  that the execution,  delivery
and  performance of this Mortgage by Mortgagor have been duly  authorized by all
necessary  action  of its  board  of  directors,  trustees,  partners,  members,
managers or other  governing body and will not violate  Mortgagor's  articles or
certificate  of  incorporation,   bylaws,  partnership  agreement,  articles  of
organization,  operating agreement. articles of association,  trust agreement or
other governing instrument and will not require the approval of its shareholders
or members.

         3. Assignment of Interest as Lessee or Purchaser. Mortgagor assigns and
mortgages  to  Bank,  as  additional  security  for  the  Indebtedness,  all  of
Mortgagor's  right,  title  and  interest  in and to any  and all  leases,  land
contracts or other agreements by which any part or all of the premises are being
leased or purchased,  including all modifications,  renewals and extensions, and
all of Mortgagor's rights in and to any purchase options contained in each lease
or other  agreement.  Mortgagor will pay or cause to be paid each installment of
rent or of  principal  or  interest  required  to be paid by the lessee or buyer
under each lease, land contract or other agreement,  as and when it shall become
due and payable,  whether by acceleration  or otherwise.  Mortgagor will pay and
perform, or cause to be paid and performed.  all other obligations of the lessee
or buyer under each lease, land contract or other agreement.  If Mortgagor shall
default in the payment of any installment of rent or of principal or interest or
in the payment or  performance  of any other  obligation  under any lease,  land
contract or other  agreement,  then Bank shall have the right, but shall have no
obligation, to pay the installment or installments,  to pay or perform the other
obligation on behalf of Mortgagor, and to exercise any rights of Mortgagor under
the lease, land contract or other agreement,  including any purchase option. All
sums expended by Bank in doing so shall become part of the Indebtedness, payable
by Mortgagor to Bank upon demand,  together  with  interest at the lesser of (a)
five percent above the rate of interest  announced  from time to time by Bank as
its "prime" rate of interest,  or (b) the highest rate to which  Mortgagor could
lawfully agree in writing  ("Default  Rate"). On receipt by Bank from the lessor
or seller under a lease,  land contract or other agreement of any written notice
of  default  by the  lessee or buyer,  Bank may rely on the  notice and take any
action to cure the default even though the existence or nature of the default is
questioned or denied by Mortgagor.

         4. Assignment of Leases and Contracts.  Mortgagor assigns and mortgages
to Bank. and grants to Bank a security  interest in, as additional  security for
the  Indebtedness,  all of Mortgagor's  right,  title and interest in and to all
existing and future oral or written leases of all or any part of the premises or
of any  interest in them and all  existing  and future land  contracts  or other
agreements  by which the  premises or any  interest in them is being or shall be
sold,  together with all rents and profits  arising from, and all other proceeds
of,  those  leases,  land  contracts  or other  agreements.  Without the written
consent of Bank,  Mortgagor  shall not cancel,  accept a surrender  of.  modify,
consent to an  assignment  of the  lessee's  interest  under,  or make any other
assignment or other  disposition of, any lease, land contract or other agreement
or of any  interest  of  Mortgagor  in it and shall not  collect  or accept  any
payment of rent or of  principal  or interest or any other  amount more than one
month  before  it is due  and  payable.  Mortgagor  will  pay  and  perform  all
obligations  and  covenants  required  of it by the  terms of each  lease,  land
contract  or other  agreement.  If  Mortgagor  shall  default in the  payment or
performance of any obligation or covenant,  then Bank shall have the right.  but
shall have no obligation,  to pay or perform it on behalf of Mortgagor,  and all
sums  expended  by Bank in doing so shall be payable by  Mortgagor  to Bank upon
demand,  together with interest at the Default Rate.  Neither this paragraph nor
Paragraph 11 of this Mortgage  implies that Bank consents to the sale,  lease or
transfer of the premises or any interest in them.

         5.  Minerals.  Mortgagor  assigns and mortgages to Bank,  and grants to
Bank a security interest in, as additional security for the Indebtedness, all of
Mortgagor's  right,  title  and  interest  in and to (a) all oil,  gas and other
minerals  located  in, on or under the  premises,  (b) all oil,  gas or  mineral
leases,  royalty  agreements and other contracts that have been or in the future
are entered into with respect to the premises or with respect to any oil, gas or
other minerals located in, on or under the premises ("Mineral Leases"),  and (c)
all rents, profits,  royalties and income at any time arising from the Leases or
from the  sale of oil,  gas or  other  minerals  located  in,  on or  under  the
premises.  Upon the occurrence of an event of default as defined in Paragraph 15
of this  Mortgage,  Bank shall be entitled  to the present and full  possession,
receipt and use of and right to such oil, gas, other  minerals,  Mineral Leases,
rents, profits, royalties and income, for application to the Indebtedness in any
manner that Bank in its sole discretion shall determine.

         6.  Taxes and  Insurance.  Mortgagor  shall  pay,  or cause to be paid,
before they become delinquent,  all taxes, assessments and other similar charges
levied upon or with respect to the premises  and will  promptly  deliver to Bank
satisfactory  evidence of payment of them.  Mortgagor shall cause all buildings,
improvements  and other  insurable  parts of the premises to be insured  against
loss or damage by fire,  by hazards  included  within  extended  coverage and by
other risks that Bank from time to time  requires,  in amounts and with insurers
that are  acceptable  to Bank,  and  Mortgagor  shall cause all  premiums on the
insurance to be paid when due. Bank shall not, however, require hazard insurance
covering  any  building or  buildings  that are part of the premises to be in an
amount greater than the replacement cost of the building or buildings. Within 45
days after Bank  notifies  Mortgagor  that the premises are located in a special
flood hazard area but are not covered by flood  insurance in the amount required
by applicable law (including,  without  limitation,  the Federal Flood Insurance
Act of 1968, as amended),  Mortgagor  shall obtain and at all times  maintain in
effect the required insurance. Each policy evidencing insurance required by this
Paragraph shall provide that loss shall be payable to Bank as its interest shall
appear at the time of the loss, shall contain a standard mortgage clause,  shall
be in form and substance acceptable to Bank and shall be delivered to Bank. Each
policy shall  provide  that the insurer  shall give Bank at least 10 days' prior
written notice of any  cancellation  of or any material change in the insurance.
Each  renewal of each policy  shall be delivered to Bank at least 10 days before
the expiration  date of the policy.  Upon  foreclosure of this Mortgage or other
transfer of the premises in satisfaction of the Indebtedness,  all right,  title
and  interest  of  Mortgagor  in and to any  insurance  policies  then in force,
including  the right to any  premium  refund,  shall  vast in the  purchaser  or
grantee.  If there shall  occur any  destruction  of or damage to the  premises,
Mortgagor shall give immediate  notice to Bank, and Bank shall have the right to
make proof of the loss or damage,  if Mortgagor does not promptly do so. Bank is
authorized to settle,  adjust or compromise  any claims for loss or damage under
any insurance policy.  Mortgagor shall  immediately  endorse and deliver to Bank
all proceeds of any policy.  Bank may require  Mortgagor to pay a reasonable fee
to Bank for  determining  whether the  premises  are located in a special  flood
hazard  area,  if either  (i) Bank  undertook  the  determination  because  of a
revision of flood plain areas or (ii) Bank purchased  required flood  insurance,
under  Paragraph 9 of this  Mortgage,  after  Mortgagor  failed to purchase  the
required insurance following Bank's notification to Mortgagor that Mortgagor was
required to do so.

         7.  Escrow.  Upon  request  by  Bank,   Mortgagor  shall  pay  to  Bank
periodically, on each date that Bank shall designate, an amount equal to (a) the
amount that Bank from time to time  estimates  will be sufficient to permit Bank
to pay each annual tax,  assessment  and any other similar charge levied upon or
with respect to the premises and each premium for flood  insurance  covering the
premises,  at least 30 days  before it is due and  payable,  divided  by (b) the
number of regularly-  scheduled  payments upon the Indebtedness  that will occur
between (i) the date of Bank's request,  the date of any now estimate by Bank of
the  amount of the  annual  tax,  assessment,  other  charge or flood  insurance
premium or the date when Bank last paid the tax, assessment.  or other charge or
flood insurance premiums on behalf of Mortgagor  (whichever date is applicable),
and (ii) the  thirtieth  day before the tax,  assessment,  other charge or flood
insurance premium will be due and payable.  Upon demand by Bank,  Mortgagor will
pay to Bank any additional  sums that are necessary to make up any deficiency in
the amount necessary to enable Bank to pay fully those taxes, assessments, other
similar charges and flood  insurance  premiums when due. All sums that Mortgagor
pays to Bank under this paragraph may be commingled  with general funds of Bank,
and no interest  shall be payable to Mortgagor with respect to them. If an event
of default,  as defined in Paragraph 15 of this Mortgage,  occurs, then Bank may
apply any funds of  Mortgagor  it then holds  under this  paragraph  against the
Indebtedness, in any manner that Bank shall determine.

         8.  Maintenance  and Repair.  Mortgagor  shall maintain the premises in
good condition and repair; shall not commit or suffer any waste of the premises;
shall not remove, demolish or substantially alter any building or fixture on the
premises  without the prior written consent of Bank;  shall cause to be complied
with all laws,  ordinances,  regulations and  requirements  of any  governmental
authority  applicable to the premises or to  activities  on the premises;  shall
promptly  repair,  restore,  replace or rebuild any part of the premises that is
damaged  or  destroyed  by any  casualty;  and shall  promptly  pay when due all
charges for utilities and other services to the premises.

         9. Bank's Right to Perform; Receiver. If Mortgagor shall default in the
performance  of any  obligation  of Mortgagor  under this  Mortgage  (including,
without  limitation,  its obligations to keep the premises in good condition and
repair, to pay taxes and assessments and to obtain and maintain insurance), then
Bank shall have the right, but shall have no obligation, to perform, or cause to
be performed,  the obligation.  and Mortgagor shall reimburse Bank on demand for
all sums  expended by Bank in doing so,  together  with  interest at the Default
Rate. Bank and any persons authorized by Bank shall have the right to enter upon
the premises at all reasonable  times for the purpose of inspecting the premises
or  effecting  maintenance  or  repairs  or taking  any other  action  under the
preceding  sentence.  The failure of Mortgagor to pay any taxes,  assessments or
similar  charges upon the premises  when due or to obtain and maintain  required
insurance shall constitute waste and shall entitle Bank, to the extent permitted
by law, to the appointment by a court of competent jurisdiction of a receiver of
the premises for the purpose of preventing the waste.  The receiver,  subject to
the order of the court,  may collect the rents and income from the  premises and
exercise  control  over the  premises as the court shall  order.  Any payment or
performance by Bank,  under  Paragraph 3 or Paragraph 4 of this Mortgage,  of an
obligation that Mortgagor has failed to perform under a lease,  land contract or
other agreement, and any exercise by Bank of any right, remedy or option under a
lease,  land contract or other agreement,  shall not be considered an assumption
by Bank of the lease,  land contract or other  agreement or of any obligation or
liability under it.

         10. Condemnation. It all or any part of the premises are taken, whether
temporarily or  permanently,  under power of eminent domain or by  condemnation,
the entire  proceeds of the award or other  payment for the taking shall be paid
directly to Bank.

         11.  Sale  or  Transfer.  If  there  shall  be a sale or  transfer,  by
operation of law or otherwise, of all or any part of the premises, Bank may deal
with the buyer or transferee with respect to this Mortgage and the  Indebtedness
as fully and to the same extent as it might with  Mortgagor,  without in any way
releasing,  discharging  or affecting  the  liability  of  Mortgagor  under this
Mortgage  and  upon  the  Indebtedness,  and  without  waiving  Bank's  right to
accelerate payment of the Indebtedness,  under Paragraph 15 of this Mortgage, by
reason of the sale or transfer.

         12.  Property  Information.  During  any  period  when  any part of the
premises  is leased,  Mortgagor  shall  promptly  furnish to Bank,  upon  Bank's
request from time to time,  (a) copies of all leases then in effect with respect
to all or any part of the  premises,  including  all  amendments,  (b) a written
schedule that shows for each tenant the tenant's  name,  the current rental rate
(including any percentage rent), any rental or leasing concessions, the units or
area leased and the lease expiration date, (c) a description of any parts of the
premises that are not then leased, (d) detailed financial statements relating to
the  premises,   prepared  in  accordance  with  generally  accepted  accounting
principles,  for the periods and as of the dates that Bank shall require,  which
statements  shall show,  without  limitation,  all income and expenses,  capital
expenditures,  tenant improvements,  leasing  commissions,  and all indebtedness
secured  by  mortgages  or  lions  upon  the  premises,  and (e) any  additional
information  concerning  the  premises  and the  leasing of them that Bank shall
request.  Bank shall have the right at any  reasonable  time (whether or not any
part of the  premises  is then  being  leased)  to  inspect  and make  copies of
Mortgagor's   records  concerning  the  premises  and  any  lease  of  or  other
transaction or matter concerning the premises.

         13.  Environmental and Access Law Warranties and Agreements.  Mortgagor
warrants and represents to Bank, and agrees, as follows:

         (a)  Mortgagor,  the premises and all  activities  of Mortgagor and all
other persons on the premises are and shall  continue to be in  compliance  with
all environmental  laws and all access laws. No part of the premises is or shall
in the future be used as a "public  accommodation,"  as  defined in the  federal
Americans With Disabilities Act, as amended.  The premises are not and shall not
become a site or  source of  environmental  contamination.  Except as  expressly
disclosed by Mortgagor to Bank in writing,  (i) nor asbestos or  polychlorinated
biphenyls are present on or contained in the premises,  and (ii) the premises do
not contain, and have never contained, an underground storage tank.

         (b) In this  Mortgage,  (i)  "environmental  law" means at any time any
applicable  federal,  state,  local  or  foreign  law  (including  common  law),
ordinance, rule, regulation,  permit, order or other legally binding requirement
that then (A) regulates the quality of air, water,  soil or other  environmental
media,  (B) regulates the  generation,  management.  transportation,  treatment,
storage,  recycling  or disposal  of any wastes,  (C)  protects  public  health,
occupational  safety and health,  natural  resources or the environment,  or (D)
establishes liability for the investigation,  removal or remediation of, or harm
caused by, environmental contamination;  (ii) "hazardous substance" means at any
time  any  substance  of  waste  that is then  subject  to or  regulated  by any
environmental law; (iii)  "environmental  contamination" means the presence of a
hazardous  substance  in or on,  or the  release,  discharge  or  emission  of a
hazardous  substance  from,  the  premises  in excess of any limit or  criterion
established or issued under any  environmental  law, and (iv) "access law" means
at any time any applicable law, ordinance,  rule,  regulation or order that then
regulates the accessibility of property to disabled persons,  including, but not
limited to, the federal Americans With Disabilities Act, as amended.

         14. Access to Premises.  Bank and any persons  authorized by Bank shall
have the  right to enter  upon the  premises  at all  reasonable  times  for the
purpose of (i) appraising the premises, (ii) investigating  (including,  without
limitation,  sampling  soil,  water and air) whether the premises and activities
upon them are in compliance with  environmental laws and access laws and whether
the  premises  are a site or  source  of  environmental  contamination  or (iii)
removing or remediating any  environmental  contamination.  Without limiting the
foregoing,  Bank  shall  have the right to  conduct  and  submit to  appropriate
governmental  agencies a "baseline  environmental  assessment"  of the  premises
within the  meaning of  Section  20101 of the  Michigan  Natural  Resources  and
Environmental Protection Act, MCL 324.20101, as it shall be amended from time to
time. If, at the time of the appraisal,  investigation,  assessment,  removal or
remediation, there shall have occurred and be continuing an event of default, as
defined in Paragraph 15 of this Mortgage, then Mortgagor shall reimburse Bank on
demand for all costs and expenses of the appraisal,  investigation,  assessment,
removal or  remediation,  together with interest at the Default Rate.  Mortgagor
shall  execute  any  consultant  contract,  waste  manifest,  notice  and  other
documents  that Bank  requests  to enable  Bank to take or conduct any action or
activity  contemplated  by this  paragraph,  if  Mortgagor is given a reasonable
opportunity  to negotiate the terms of the contract.  manifest,  notice or other
document.

         15. Events of Default  Acceleration.  Upon the occurrence of any of the
following events of default,  all or any part of the Indebtedness  shall, at the
option of Bank, become immediately due and payable without notice or demand: (a)
If default occurs in the payment or performance of any of the Indebtedness, when
and as It shall be due and payable, whether at Maturity or otherwise.

         (b) If default  occurs in the  performance  of any other  obligation to
Bank under any instrument or under any other mortgage,  security agreement, loan
agreement,  assignment,  guaranty or other  agreement  that now or in the future
secures or  relates to any of the  Indebtedness  or that  evidences,  secures or
relates to any guaranty of any of the Indebtedness  ("Security Documents") or if
default occurs in the performance of any obligation to Bank under this Mortgage,
whether or not Bank shall have performed the  obligation on Mortgagor's  behalf,
under  Paragraph 9 of this  Mortgage,  and whether or not  Mortgagor  shall have
reimbursed Bank for any payments or expenses it incurred in curing the default.

         (c) If any warranty,  representation  or statement  that has been or is
later  made to  Bank  by  Mortgagor  or by any  guarantor  of all or part of the
Indebtedness  ("Guarantor") in this Mortgage or in any Security Document, credit
application,  financial  statement  or  otherwise,  shall have been false in any
material respect when made or furnished.

         (d) It  Mortgagor  shall  default  in payment  of the  principal  of or
interest on any  indebtedness for borrowed money now or later owed to any person
other than Bank.

         (e) If Mortgagor  or any of  Mortgagor's  partners  (if  Mortgagor is a
partnership)  or any  Guarantor or any of the partners of a Guarantor  that is a
partnership shall die, dissolve,  become insolvent or make an assignment for the
benefit of creditors.

         (f) If  Mortgagor,  without  the written  consent of Bank,  shall sell,
convey or transfer  the premises or any interest in the premises or any rents or
profits from the premises or if any mortgage,  lien or other  encumbrance or any
writ of  attachment,  garnishment,  execution  or other legal  process  shall be
issued  against or placed upon the premises or any interest in them or any rents
or profits from them, except in favor of Bank, or it any part of the premises or
any interest in them shall be transferred by operation of law.

         (g) If all or any  material  part of the  premises  shall be damaged or
destroyed by fire or other  casualty,  regardless of insurance  coverage for the
loss, or shall be taken by condemnation or power of eminent domain.

         (h)  If  any  law  or  government  regulation  shall  impose  a tax  or
assessment upon mortgages or debts secured by mortgages.

         (i) It any  guaranty  that  now or in the  future  secures  payment  or
performance  of all or any  part of the  Indebtedness  shall  be  terminated  or
limited, for any reason, without the written consent or agreement of Bank.

         (j) If at any time Bank in good faith  believes  that the  prospect  of
payment or performance of any part or all of the Indebtedness is impaired.

         (k) If any lease, land contract,  or other agreement by which Mortgagor
is leasing or purchasing  any interest in the premises  shall be declared by the
lessor or seller to be  forfeited or  terminated  or if any suit or other action
shall be begun to foreclose any land contract or to recover possession of all or
any part of the premises by reason of any default or alleged  default  under any
lease, land contract or agreement.

         If a voluntary or involuntary case of bankruptcy or receivership  shall
be started by or against Mortgagor or any of Mortgagor's  partners (if Mortgagor
is a  partnership)  or any Guarantor or any partner of any  Guarantor  that is a
partnership, then the entire Indebtedness shall automatically become immediately
due and payable,  without notice or demand.  All or any part of the Indebtedness
also may become, or may be declared to be, immediately due and payable under the
terms and  conditions  contained in any Security  Document,  Instrument or other
agreement that at any time evidences, secures or relates to the Indebtedness.

         16.  Remedies.  Bank shall have all rights and  remedies  given by this
Mortgage or otherwise  permitted by law. In addition,  if the Indebtedness shall
not be paid at maturity, Bank shall have the right and is authorized:

         (a) To collect and receive all rents,  profits,  and other amounts that
are due or shall in the future  become due under the terms of any  leases,  land
contracts  or other  agreements,  now or in the future in  effect.  by which the
premises  or any  interest  in them are then  being  sold or leased or under any
Mineral Lease,  and to exercise any other right or remedy of Mortgagor under any
lease,  land contract,  other agreement or Mineral Lease; but Bank shall have no
obligation to make any demand or inquiry as to the nature or  sufficiency of any
payment  received  or to present  or file any claim or take any other  action to
collect or enforce the payment of any amounts to which Bank may become entitled,
and Bank shall not be liable for any of Mortgagor's obligations under any lease,
land contract or other agreement.

         (b) To obtain or update  abstracts  of  title.  title  searches,  title
insurance  and  surveys  with  respect  to the  premises,  and  Mortgagor  shall
reimburse Bank for all costs of doing so,  together with interest at the Default
Rate.

         (c) To foreclose this Mortgage by action under applicable law.

         (d) To exercise  any and all rights and options  under any lease,  land
contract or other  agreement  by which any part or all of the  premises are then
being leased or  purchased,  including any option to purchase the premises or to
renew or extend the term of any lease,  land  contract or other  agreement,  but
Bank shall have no obligation to exercise any right or option.

         All rights and  remedies  of Bank under this  Mortgage,  whether or not
exercisable only on default,  shall be cumulative and may be exercised from time
to time,  and no delay by Bank in the exercise of any right or remedy shall be a
waiver of it, and no single or  partial  exercise  of any right or remedy  shall
prevent  other or further  exercise of it or the  exercise of any other right or
remedy,  except to the  extent  otherwise  provided  by law.  In this  Mortgage,
"Maturity" means the time when the Indebtedness shall be or shall become due and
payable,  whether by the terms of the  instruments or under Paragraph 15 of this
Mortgage or otherwise.

         17. Security Interest in Fixtures.  Mortgagor grants to Bank a security
interest in all fixtures now or in the future  located on the  premises.  If the
Indebtedness  is not paid at  Maturity,  Bank,  at its option,  may enforce this
security  interest in fixtures  under the Michigan  Uniform  Commercial  Code or
other applicable law or may include fixtures in any foreclosure of this Mortgage
under Paragraph 16 of this Mortgage.  Any requirement of reasonable  notice with
respect to any sale or other  disposition of fixtures shall be met if Bank sends
the notice at least 5 days before the date of sale or other disposition.

         18.  Indemnification.  Mortgagor shall indemnity and hold harmless Bank
with  respect to any and all  claims,  demands,  causes of action,  liabilities,
damages,  losses, judgments and expenses (including attorney fees) that shall be
asserted  against or  incurred  by Bank by reason of (a) any  representation  or
warranty by Mortgagor in this Mortgage being inaccurate in any respect,  (b) any
failure  of  Mortgagor  to perform  any of  Mortgagor's  obligations  under this
Mortgage,  or (c) any past,  present or future  condition or use of the premises
(whether known or unknown), other than excluded condition or use, including, but
not limited to, liabilities arising under any "environmental law," as defined in
Paragraph 13 of this Mortgage.  An "excluded  condition or use" is one that both
(i) does not exist or occur,  to any extent,  at any time before  Mortgagor  has
permanently  given up  possession  and  control of the  premises  by reason of a
foreclosure  of this  Mortgage  or  Bank's  acceptance  of a  conveyance  of the
premises to Bank in lieu of foreclosure  and (ii) was not caused or permitted to
exist, in whole or part, by any act or omission of Mortgagor. Indemnification by
Mortgagor  under  this  paragraph  shall not  limit  any  other  right or remedy
(including  Banks  right to  accelerate  payment  of the  Indebtedness)  that is
available to Bank by reason of the circumstance in respect of which indemnity is
made. Mortgagor's  obligations under this paragraph shall survive foreclosure of
this Mortgage and any conveyance of the premises in lieu of foreclosure.

         19. Waivers.

         (a) Mortgagor and any other person who in the future obtains a mortgage
or lion upon, or any other interest in, the premises waives, with respect to any
foreclosure  of this  Mortgage,  (i) any right to marshaling of the premises and
any right to require a minimum bid or "upset" price, and (ii) the benefit of any
stay,  extension,  exemption or  moratorium  law, now existing or enacted in the
future.

         (b) Bank may at any time release all or any part of the  premises  from
the lien of this  Mortgage  or  release  the  liability  of any  person  for the
Indebtedness,  with or without  consideration  and without  giving notice to, or
obtaining  the  consent of, the holder of any  mortgage  or lien upon,  or other
interest in, the premises.  A release shall not impair or affect the validity or
priority of this  Mortgage,  regardless  of the effect of the  release  upon the
mortgage, lien or other interest or the holder of it. This subparagraph does not
imply that Bank consents to the placing of a mortgage, lien or other encumbrance
on the premises.

         (c) Mortgagor (i) waives notice of any advances or other  extensions of
credit  included in the  Indebtedness,  (ii) waives any right to require Bank to
sue upon or  otherwise  enforce  payment of the  Indebtedness  or to enforce any
security for it before exercising,  its rights and remedies under this Mortgage,
and (iii) agrees that the validity and enforceability of this Mortgage shall not
be impaired  or  affected  by any  failure of Bank to obtain or  perfect,  or to
secure priority of, any other security at any time given, or agreed to be given,
by any person for the Indebtedness.

         (d) Bank is  authorized,  from  time to time and  without  notice to or
consent of  Mortgagor  and with or without  consideration,  to give and make any
extensions.  renewals,  modifications,  waivers, settlements and compromises, on
such  terms  and  conditions  as Bank may see  fit,  with  regard  to any of the
Indebtedness  at any time owing by a  Third-Party  Obligor or with regard to any
security  for the  Indebtedness  that is not  owned by  Mortgagor.  Any of these
actions  shall not  impair or affect  the  validity  or  enforceability  of this
Mortgage.

         20.  Expenses.  Mortgagor  shall  pay to Bank on demand  all  expenses,
including  attorney  fees  and  legal  expenses,  paid  or  incurred  by Bank in
collecting  or  attempting  to collect the  Indebtedness  or in  protecting  and
enforcing  the rights of and  obligations  to Bank under any  provision  of this
Mortgage,  including,  without limitation.  taking any action in any bankruptcy,
insolvency or reorganization proceeding concerning Mortgagor or foreclosing this
Mortgage by advertisement or by action.  The expenses shall bear interest.  from
the date paid or incurred by Bank, at the Default Rate.

         21. Application of Proceeds. If any rents or profits or any proceeds of
insurance or proceeds of any  condemnation  or eminent  domain award or proceeds
from any sale of the premises at foreclosure  are paid to Bank,  Bank shall have
the right to apply the rents or profits or proceeds,  in amounts and proportions
that  Bank  shall  in its sole  discretion  determine,  to the  full or  partial
satisfaction of any or all of the indebtedness  and obligations  secured by this
Mortgage, including any contingent or secondary obligations, whether or not they
shall then be due and payable by the primary obligor.

         22. Other. Any notice to Mortgagor or to Bank shall be considered to be
given if and when mailed,  with postage  prepaid,  to the respective  address of
Mortgagor or Bank appearing on the first page of this  Mortgage,  or if and when
delivered personally.  The provisions of this Mortgage shall be binding upon and
inure to the  benefit of  Mortgagor  and Bank and their  respective  successors,
assigns,  heirs and personal  representatives.  Any  provision of this  Mortgage
prohibited or  unenforceable  by any applicable law shall be ineffective only to
the extent and for the duration of the prohibition or  unenforceability  without
invalidating  the remaining  provisions of this  Mortgage.  If Mortgagor is more
than one person,  their  obligations  under this Mortgage are joint and several,
and the term "Mortgagor" refers to each of them and all of them.

         IN WITNESS  WHEREOF,  Mortgagor has signed this Mortgage as of the date
stated on the first page of this Mortgage.

         BANK AND EACH MORTGAGOR IRREVOCABLY AND UNCONDITIONALLY WAIVES ITS, HIS
OR  HER  RIGHT  TO  A  TRIAL  BY  JURY  IN  ANY  ACTION,  INCLUDING  ANY  CLAIM,
COUNTERCLAIM,  CROSS-CLAIM OR THIRD-ARTY  CLAIM  ("CLAIM"),  THAT IS BASED UPON,
ARISES  OUT OF OR  RELATES  TO THIS  MORTGAGE  OR THE  INDEBTEDNESS,  INCLUDING,
WITHOUT  LIMITATION,  ANY CLAIM  BASED  UPON,  ARISING OUT OF OR RELATING TO ANY
ACTION  OR  INACTION  OF  BANK  IN  CONNECTION  WITH  ANY  ACCELERATION  OF  THE
INDEBTEDNESS OR ANY FORECLOSURE OR OTHER ENFORCEMENT OF THIS MORTGAGE.

                                    The   undersigned   persons   executing  the
                                    mortgage on behalf of Mortgagor  present and
                                    certify that they are duly elected  officers
                                    of Mortgagor and have been fully  empowered,
                                    by a  proper  resolution  of  the  Board  of
                                    Directors  of  Mortgagor,   to  execute  and
                                    deliver  the  mortgage  and  all   necessary
                                    corporate  action  for  the  making  of such
                                    mortgage has been taken and done.

Witnesses:                          Non-individual Mortgagor(s):

                                    MORGAN DRIVE AWAY, INC.,
----------------------------        an Indiana Corporation

----------------------------
                                    By: /s/ Gary J. Klusman
                                       -----------------------------------------
                                       Gary J. Klusman
                                    Its: Exec. V.P. - Finance & Administration

                                    And by:
                                           -------------------------------------

STATE OF INDIANA       )
                       ) ss:
COUNTY OF _______      )

<PAGE>

         This Mortgage was acknowledged before me on  ________________,  _______
(year), by ___________________________________________.

                         Notary Public, ________________ County, Indiana.
                         My commission expires:
                                                -----------------------

STATE OF INDIANA               )
                               ) ss:
COUNTY OF St. Joseph           )

         This Mortgage was  acknowledged  before me on July 31, 2001, by Gary J.
Klusman, the Executive Vice President - Finance & Administration of MORGAN DRIVE
AWAY, INC., an Indiana Corporation, on its behalf.

                          Notary Public, ________________ County, Indiana.
                          My commission expires:
                                                 ------------------------

This instrument prepared by
Jean P. Jones
Old Kent Bank
218 W. Washington Street
South Bend, IN  46601

<PAGE>

                                   SCHEDULE A

The land is located  in the County of  Elkhart,  State of Indiana  described  as
follows:

Lot Numbered One (1) and  Thirty-three  (33) and a part of Lots Numbered  Thirty
(30),  Thirty-one  (31),  and  Thirty-two  (32) as the said  Lots are  known and
designated on the recorded Plat of BRENTWOOD MANOR,  said Plat being recorded in
Plat Book 3, page 77 in the Office of the Recorder of Elkhart  County,  and part
of the West half (W 1/2) of Section One (1),  Township Thirty- seven (37) North,
Range Four (4) East,  situated in Cleveland Township,  Elkhart County,  State of
Indiana, and being more particularly described as follows:

Assuming the East line of the said Plat of BRENTWOOD  MANOR to have a bearing of
due North and  South:  Beginning  at the  Southeast  corner of said Lot One (1);
thence  North  Eighty-seven  (87)  degrees Zero (0) minutes West along the South
line of said Lot One (1) a  distance  of One  Hundred  and  thirteen  hundredths
(100.13)  feet;  thence  due  North  along  the West  line of said Lot One (1) a
distance of Three Hundred ninety-four and eight-eight  hundredths (394.88) feet;
thence due West along the South line of said Lot Thirty  (30), a distance of Two
Hundred  six (206)  feet to a point  that is  Ninety-four  (94) feet East of the
Southwest  corner of said Lot Thirty  (30);  thence due North a distance  of One
Hundred  seventy  (170)  feet to a point  that is Thirty  (30) feet South of the
North line of said Lot Thirty (30); thence due West parallel with the North line
of said Lot Thirty (30) a distance of Ninety-four  (94) feet to the East line of
J.D. Street, as the said Street is known and designated on said recorded plat of
BRENTWOOD  MANOR;  thence due North along the East line of said J.D.  Street,  a
distance  of Fifty  (50) feet to a point  that is Twenty  (20) feet North of the
Southwest corner of said Lot Thirty-one (31);  thence due East parallel with the
South line of said Lot  Thirty-one  (31) a  distance  of  Eighty-seven  and five
tenths  (87.5) feet;  thence due North a distance of One Hundred  seventy  (170)
feet to a point  that is Ten  (10)  feet  South  of the  North  line of said Lot
Thirty-one  (31);  thence  due East  parallel  with the  North  line of said Lot
Thirty-one (31) a distance of Eighty-seven  and five tenths (87.5) feet;  thence
due North a  distance  of One  Hundred  forty-three  and  thirty-two  hundredths
(143.32) feet to a point that is Sixty-six and  sixty-eight  hundredths  (66.68)
feet  South of the  North  line of said Lot  Thirty-two  (32);  thence  due West
parallel  with the North line of said Lot  Thirty-two  a distance of One Hundred
seventy-five (175) feet to the East line of said J.D. Street; thence North along
the East  line of said J.D.  Street a  distance  of Two  Hundred  sixty-six  and
sixty-eight  hundredths  (266.68)  feet  to the  Northwest  comer  of  said  Lot
Thirty-three (33); thence due East along the North line of said Lot Thirty-three
(33) a distance of Four Hundred  (400) feet to the East line of the said plat of
BRENTWOOD MANOR; thence due North along the East line of said Plat a distance of
Eight  Hundred  fifty-nine  and  thirty-three  hundredths  (859.33)  feet to the
Northwest  corner  thereof,   said  point  also  being  on  the  South  line  of
Consolidated Rail Corporation,  Sixty-six (66) foot wide right-of-way  (formerly
Elkhart and Western Railroad); thence North Eighty-nine (89) degrees Fifty-three
(53) minutes East along said  right-of- way line a distance of Six Hundred sixty
(660) feet to the  Northeast  corner of land  described  in deed to Morgan Drive
Away, Inc. (Deed Record 238, page 261);  thence due South along the East line of
said Morgan Drive Away,  Inc.  land, a distance of Two  Thousand  fifty-six  and
eighty-three  hundredths  (2056.83)  feet to the North  right-of-way  line of US
Highway 20; thence South Eighty- nine (89) degrees Forty (40) minutes West along
said  right-of-way  line a  distance  of Six  Hundred  sixty  and one  hundredth
(660.01) feet to the place of beginning of this description.

EXCEPTING THEREFROM:

A part  of  the  Northwest  Quarter  (NW  1/4)  of  Section  One  (1),  Township
Thirty-seven  (37) North,  Range Four (4) East, in Cleveland  Township,  Elkhart
County, Indiana, being more particularly described as follows:

Assuming the East line of the recorded Plat of BRENTWOOD MANOR to have a bearing
of due  North and  South  beginning  at the  Northeast  corner  of Lot  Numbered
Thirty-seven  (37) in said  recorded  Plat;  said  corner  being  the  point  of
intersection of the East line of said recorded Plat with the South  right-of-way
line of the Consolidated Rail Corporation; thence North Eighty-nine (89) degrees
Fifty-three  (53) minutes East. along the South  right-of-way  line of said Rail
Corporation,  a distance  of Six  Hundred  sixty  (660)  feet;  thence due South
parallel with the East line of said BRENTWOOD MANOR, a distance of Eight Hundred
eighty and sixty-eight  hundredths (880.68) feet; thence due West, a distance of
Six  Hundred  sixty  (660)  feet to a point  located  on the  East  line of said
BRENTWOOD  MANOR;  thence due North along the East line of said recorded Plat, a
distance of Eight Hundred seventy-nine and thirty-three hundredths (879.33) feet
to the place of beginning of this description.

RIGHTS AND  BENEFITS of Ingress & Egress  Easement as set out in Contract  dated
January 20, 1992 and recorded  January 22, 1992 as Document  number  92001365 in
the Office of the Recorder of Elkhart County, Indiana.

                                       MORGAN DRIVE AWAY, INC.,
Date:  July 31, 2001                   an Indiana Corporation

                                       By
                                         ---------------------------------------
                                          Gary J. Klusman
                                       Its Exec. V.P. - Finance & AdministrationExhibit 4.4
                                                                     -----------

                                         OLD KENT BANK -- Affiliate 025
                                         Address: 218 W. Washington Street
                                         City: South Bend; State: IN; Zip: 46601
Guaranty- (INDIANA)

1. In consideration of any credit or other financial accommodation heretofore or
hereafter  extended by the Bank  mentioned  above ("Bank") to MORGAN DRIVE AWAY,
INC., an IN corp. of Elkhart IN 46515 ("Debtor"),  the undersigned ("Guarantor")
hereby  absolutely,  unconditionally  and Irrevocably  guarantees prompt payment
when  due  and at all  times  thereafter  of any  and all  existing  and  future
Indebtedness  and liabilities of every nature and kind,  including all renewals,
extensions  and  modifications  thereof,  now or hereafter  owing from Debtor to
Bank, however and whenever created,  arising,  evidenced,  or acquired,  and all
interest accrued thereon  (collectively  the  "Indebtedness").  The Indebtedness
includes any and all indebtedness and obligations now or hereafter owing to Bank
by Debtor,  regardless of whether any such indebtedness or obligation is (a) not
presently intended or contemplated by Debtor,  Bank or Guarantor,  (b) indirect,
contingent  or secondary,  or (c) unrelated to, or of a different  kind of class
from,  any  indebtedness  or obligations of Debtor to Bank that are now owing or
are committed or contemplated.

2.  Notwithstanding  the  foregoing,  the  liability  of Guarantor to Bank under
paragraph  1 shall  not  exceed an  amount  equal to the sum of (a)  $500,000.00
("Base Amount") and (b)  Guarantor's  Pro Rate Share of unpaid Interest  accrued
from time to time upon the  Indebtedness.  Guarantor's  Pro Rata Share as of any
given date shall be determined by applying to all unpaid accrued  interest as of
such  date a  percentage  that  shall  be the  lesser  of (i)  100% or (ii)  the
percentage  obtained  by  dividing  the  Base  Amount  by the  aggregate  unpaid
principal  balance of the Indebtedness  outstanding  immediately  after the last
principal  advance  made by Bank to Debtor  prior to such date.  The granting of
credit  from time to time to Debtor by Bank in excess of the Base  Amount  shall
not affect or impair the liability of Guarantor hereunder. Any maximum amount of
Guarantor's  liability  provided for under this paragraph 2 shall not be reduced
by any  payments  or  collections  upon the  Indebtedness  received by Bank from
Debtor or any source other than Guarantor.  If no amount,  zero or the words "No
limit,"  "None"  or  similar  words  are  inserted  in the  blank  space in this
paragraph,  then the amount of Guarantor's  liability under this Guaranty is not
limited.

3.  Guarantor  shall  reimburse  Bank for all costs,  attorneys'  fees and other
expenses at any time expended or incurred by Bank in the collection or attempted
collection of the  Indebtedness  or in the  enforcement  of this Guaranty or the
realization upon any security for this Guaranty.

4. The  effectiveness of this Guaranty is not subject to the satisfaction of any
conditions,   including,  without  limitation,  execution  of  this  or  another
guaranty,  or the granting of any other security,  by any other person,  firm or
corporation.  Bank may grant or  continue  credit  to  Debtor  from time to time
without giving notice to or obtaining consent from Guarantor.  Bank shall not be
obligated  at any time,  whether in  connection  with the  granting of credit to
Debtor or otherwise,  to make any factual  disclosure  to  Guarantor,  including
without  limitation,  any disclosure  concerning  Debtor's financial  condition,
assets, liabilities,  activities or operations or the status of the Indebtedness
or of any other security for the Indebtedness. The execution of this Guaranty by
Guarantor  does not create any  obligation  or duty of Bank to grant or continue
credit to Debtor.

         5. Bank in its sole discretion  may,  without  affecting,  impairing or
reducing this  Guaranty,  (a) apply  payments or  collections  received from any
source to the payment of Indebtedness  other than the Indebtedness,  even though
Bank  could  have  applied  those  payments  to the  Indebtedness  and (b) apply
payments or  collections  received from  Guarantor or from any present or future
security for this Guaranty to the liability of Guarantor  under this Guaranty or
to any liability of Guarantor for payment to Bank of any other Indebtedness. Any
payments or  collections  that Bank applies to the liability of Guarantor  under
this  Guaranty  shall be applied to costs or expenses  described  in paragraph 3
above,  to  the  interest  on or  principal  of  the  Indebtedness  or to  other
components  of  the  Indebtedness,  all in  such  manner  as  Bank  in its  sole
discretion shall determine.

6.  Guarantor  will not  exercise or enforce,  and hereby  waives,  any right of
contribution,  reimbursement,  recourse or  subrogation  available  to Guarantor
against  Debtor or any other  person  liable  for  payment of all or part of the
Indebtedness,  or as to any  security  therefor,  unless  and  until  all of the
Indebtedness is paid in full and discharged.

7. Guarantor  warrants and represents to Bank that all financial  statements and
other information concerning Guarantor furnished to Bank are true and correct in
all material  respects;  that the  execution,  delivery and  performance of this
Guaranty by Guarantor will not violate any law, rule, judgment, order, agreement
or  instrument  binding upon  Guarantor,  nor require the approval of any public
authority or other third party, and that this Guaranty constitutes the valid and
binding  obligation of Guarantor,  enforceable in accordance  with its terms. If
Guarantor is a  corporation,  partnership,  association,  trust or other entity,
Guarantor  further  represents  and  warrants  to Bank  that  Guarantor  is duly
organized  and  validly  existing in good  standing  under the laws of the state
indicated next to its name below; that Guarantor has full power and authority to
enter into and perform its obligations under this Guaranty;  that the execution,
delivery,  and performance  hereof by Guarantor have been duly authorized by all
necessary action of Guarantor's board of directors,  partners, trustees or other
governing  body and will not  violate  Guarantor's  articles or  certificate  of
incorporation,  bylaws,  partnership agreement,  articles of association,  trust
agreement  or other  governing  instrument,  nor  require  the  approval  of the
shareholders  or members  or of any of its  partners,  other  than  those  whose
signatures appear below.

8.  Guarantor  waives (a) notice of the  acceptance  of this Guaranty and of the
extension  or  continuation  of  all  or  any  part  of  the  Indebtedness,  (b)
presentment,  protest,  notice,  demand or action with respect to any default in
payment of all or any part of the  Indebtedness  and with respect to any default
by Guarantor in Guarantor's  obligations under this Guaranty,  and (c) any right
to require Bank to sue Debtor, any other guarantor or any other person obligated
with respect to all or any part of the  Indebtedness  or to foreclose or realize
upon any security for all or any part of the Indebtedness.

9. If this Guaranty is terminated or revoked,  it shall continue in effect as to
all  Indebtedness  incurred,  arising or committed for before the termination or
revocation,   including  any  extensions,  renewals  or  modifications  of  such
Indebtedness  made after the  termination or revocation.  A notice of revocation
must be in writing and shall not be effective  until it is received by Bank.  If
more than one person have executed this Guaranty,  a notice of revocation  shall
be  effective  only as to the  person  or entity  giving  the  notice,  and this
Guaranty  shall  continue  in effect as to each  person or entity not giving the
notice.

10. The validity and  enforceability  of this Guaranty  shall not be impaired or
affected  by any act or  omission  by Bank  (whether  occurring  before or after
receipt by Bank of notice of  termination  of this Guaranty) with respect to all
or part of the Indebtedness or any agreement relating thereto or with respect to
any  present  or  future  guaranty  or  other  security  for  all or part of the
Indebtedness,  including,  but not limited to, (a) any extension,  modification,
renewal, indulgence, or substitution; (b) any failure or omission to enforce any
right,  power or remedy;  (c) any waiver of any right, power or remedy or of any
default; (d) any release, surrender,  compromise,  settlement,  subordination or
modification,  with  or  without  consideration;  (e)  the  unenforceability  or
invalidity thereof; (f) any failure by Bank to perfect or secure any priority of
its rights with respect to any security;  or (g) any consent by Bank to any sale
or transfer of any security;  all whether or not the undersigned  shall have had
notice or knowledge  of any act,  omission or  circumstance  referred to in this
paragraph.

11. The liability of Guarantor hereunder is joint and several and independent of
any other guaranties or obligations at any time in effect with respect to all or
any part of the  Indebtedness  and may be enforced  regardless of the existence,
validity,  enforcement or  non-enforcement of any such other guaranties or other
obligations, if more than one person or entity have executed this Guaranty, Bank
is authorized to release or modify the  obligations of or surrender any security
given  by or waive  any  rights  against  any of those  who have  executed  this
Guaranty,  without in any manner  affecting  or impairing  the  liability of the
other persons or entities.

12.  Guarantor  waives any and all defenses,  claims and discharges of Debtor or
any other  obligor  with  respect to the  Indebtedness,  except  the  defense of
discharge by payment without limiting the generality of the foregoing, Guarantor
will not assert,  plead or enforce against Bank any defense of waiver,  release,
discharge  in  bankruptcy,  statute of  limitations,  res  judicata,  statute of
frauds,  anti- deficiency statute,  fraud,  incapacity,  minority,  usury, ultra
vires,  lack of  authorization,  illegality  or  unenforceability,  that  may be
available to Debtor or any other person  liable in respect of any  Indebtedness;
or any setoff available against Bank to Debtor or any such other person, whether
or not on account of a related  transaction.  Guarantor  shall be liable for any
deficiency  remaining after  foreclosure of or realization upon any security for
all or part of the  Indebtedness,  whether or not the liability of Debtor or any
other obligor for the  deficiency is discharged  pursuant to statute or judicial
decision.

13. If any payment applied by Bank to the Indebtedness is set aside,  recovered,
rescinded  or  required  to be  returned  for  any  reason  (including,  without
limitation, the bankruptcy,  insolvency or reorganization of Debtor or any other
obligor),  the  Indebtedness  to which the  payment  was  applied  shall for the
purposes  of  this   Guaranty  be  deemed  to  have   continued  in   existence,
notwithstanding  the  application,  and this Guaranty shall be enforceable as to
such Indebtedness as fully as it Bank had not made the application.

14. The  obligations of Guarantor under this Guaranty are secured by any and all
security agreements,  guaranties, mortgages, pledge agreements,  assignments and
all other security  documents and  Instruments  heretofore or hereafter given by
Guarantor or any third party to Bank ("Security Documents"),  including, but not
limited to,  Security  Documents  given in connection with or referred to in any
prior guaranty or other document  evidencing any liability of Guarantor to Bank.
As additional  security for the  obligations  of Guarantor  under this Guaranty.
Guarantor  hereby  grants  to  Bank a  security  interest  in all  tangible  and
intangible  property of Guarantor  now or hereafter in the  possession  of Bank,
including,   without  limitation,  all  deposit  accounts.  Any  requirement  of
reasonable  notice with respect to any sale or other  disposition  of collateral
shall be met if Bank  sends the  notice at least  five days  before  the sale or
other  disposition.  Bank  shall  have  the  right  at any  time  to set off any
Indebtedness  that Bank  then owes to  Guarantor  (including  deposit  accounts)
against all or any part of the Indebtedness that is then due and payable.

15. This Guaranty shall be governed by and  interpreted  in accordance  with the
laws of the state of Indiana, without giving effect to principles of conflict of
laws.  Obligor  irrevocably  agrees and consents that any action against Obligor
for  collection  or  enforcement  of this  Note may be  brought  in any state or
federal,.court  that has subject matter jurisdiction and is located in, or whose
district  includes,  any  county in the state of  Indiana  in which  Bank has an
office and that any such court shall have personal jurisdiction over Obligor for
purposes of the action.

16. This Guaranty  embodies the entire agreement between Guarantor and Bank with
respect to the subject matter hereof. There are no promises,  terms, conditions,
or  obligations  other than those  contained  herein.  This  Guaranty may not be
modified except by writing signed by the party to be charged.  In this Guaranty,
"Guarantor" means each, all and any of those who have executed this Guaranty.

17.  This  Guaranty  shall be binding  upon and inure to the benefit of Bank and
Guarantor,  and  their  respective  heirs,  executors,   administrators,   legal
representatives, successors and assigns.

         GUARANTOR  ACKNOWLEDGES  HAVING  READ  ALL OF THE  PROVISIONS  OF  THIS
GUARANTY, INCLUDING THOSE APPEARING ON THE OTHER SIDE.
<PAGE>

         BANK AND EACH GUARANTOR IRREVOCABLY AND UNCONDITIONALLY WAIVES ITS, HIS
OR  HER  RIGHT  TO  A  TRIAL  BY  JURY  IN  ANY  ACTION,  INCLUDING  ANY  CLAIM,
COUNTERCLAIM,  CROSS-CLAIM OR THIRD-PARTY  CLAIM ("CLAIM"),  THAT IS BASED UPON,
ARISES  OUT OF OR  RELATES  TO THIS  GUARANTY  OR THE  INDEBTEDNESS,  INCLUDING,
WITHOUT  LIMITATION,  ANY CLAIM  BASED  UPON,  ARISING OUT OF OR RELATING TO ANY
ACTION  OR  INACTION  OF  BANK  IN  CONNECTION  WITH  ANY  ACCELERATION  OF  THE
INDEBTEDNESS OR ANY ENFORCEMENT OR COLLECTION OF THIS GUARANTY.

Dated:   July 31, 2001

Witnesses:                                      Individual Guarantor(s):

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

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

Witnesses:                                      Nonindividual Guarantor:
/s/ Tim P. Ryan                                 THE MORGAN GROUP, INC.
---------------------------------               --------------------------------
Tim P. Ryan                                     A     Delaware
                                                 -------------------------------
--------------------------------                      (state of organization)
                                                  Corporation
                                                --------------------------------
                                                        (Type of entity)

                                                By /s/ Gary J. Klusman
                                                  ------------------------------
                                                Its Executive Vice President-
                                                      Finance & Administration
                                                   -----------------------------
                                                And By
                                                      --------------------------
                                                Its
                                                   -----------------------------
                                                Guarantor Address:

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

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

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

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