Document:

<PAGE>   1
                                                                   EXHIBIT 10.10

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

                                CREDIT AGREEMENT

                                      among

                              PMC COMMERCIAL TRUST,
                                   as Borrower

                             BANK ONE, TEXAS, N.A.,
                             as Administrative Agent

                           BANK ONE TRUST COMPANY, NA,
                               as Collateral Agent

                         BANC ONE CAPITAL MARKETS, INC.,
                     as Lead Arranger and Sole Book Manager

                                       and

                            THE LENDERS NAMED HEREIN,
                                   as Lenders

                                NOVEMBER 29, 1999

                                [BANK ONE LOGO]

                           $60,000,000 SENIOR SECURED
                            REVOLVING CREDIT FACILITY

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

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   2

                                TABLE OF CONTENTS
<TABLE>

<S>            <C>                                                              <C>
SECTION 1.        DEFINITIONS AND TERMS..........................................1
         1.1      Definitions....................................................1
         1.2      Time References...............................................17
         1.3      Other References..............................................17
         1.4      Accounting Principles.........................................17

SECTION 2.        COMMITMENT....................................................17
         2.1      Revolving Facility............................................17
         2.2      Swing Line Subfacility........................................17
         2.3      Borrowing Procedure...........................................18
         2.4      Borrowing Requests............................................19
         2.5      Reduction or Termination of Commitment by Borrower............19
         2.6      Special One-Time Commitment Reduction.........................19
         2.7      Extensions of the Stated Termination Date.....................20

SECTION 3.        TERMS OF PAYMENT..............................................20
         3.1      Notes and Payments............................................20
         3.2      Interest and Principal Payments...............................21
         3.3      Interest Options..............................................22
         3.4      Quotation of Rates............................................22
         3.5      Default Rate..................................................22
         3.6      Interest Recapture............................................22
         3.7      Interest Calculations.........................................22
         3.8      Maximum Rate..................................................23
         3.9      Interest Periods..............................................23
         3.10     Conversions...................................................24
         3.11     Order of Application..........................................24
         3.12     Sharing of Payments, Etc......................................24
         3.13     Offset........................................................25
         3.14     Booking Borrowings............................................25
         3.15     Basis Unavailable or Inadequate for LIBOR Rate................25
         3.16     Additional Costs..............................................25
         3.17     Change in Governmental Requirements...........................25
         3.18     Consequential Loss............................................26
         3.19     Foreign Lenders, Participants, and Purchasers.................26
         3.20     Foreign Lenders, Participants, and Purchasers.................27

SECTION 4.        FEES..........................................................27
         4.1      Treatment of Fees.............................................27
         4.2      Fees of Administrative Agent and Arranger.....................27
         4.3      Upfront Fees..................................................27
         4.4      Commitment Fee................................................27
         4.5      Fees of Collateral Agent......................................28

SECTION 5.        COLLATERAL PROCEDURES; COLLATERAL.............................28
         5.1      Eligible Mortgage Loans.......................................28
         5.2      Collateral Delivery...........................................29
         5.3      Bailee and Agent..............................................29
         5.4      Shipment for Sale.............................................29
</TABLE>

                                        i

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   3

<TABLE>

<S>              <C>                                                           <C>
         5.5      Shipments to Borrower.........................................29
         5.6      Collateral....................................................30
         5.7      Creation of Liens and Further Assurances......................31
         5.8      Release of Collateral.........................................31
         5.9      Additional Appraisals.........................................31
         5.10     Negative Pledge...............................................32

SECTION 6.        CONDITIONS PRECEDENT..........................................32
         6.1      Initial Advances..............................................32
         6.2      All Borrowings................................................34

SECTION 7.        REPRESENTATIONS AND WARRANTIES................................34
         7.1      Purpose and Regulation U......................................35
         7.2      Corporate Existence, Good Standing, Authority and Locations...35
         7.3      Subsidiaries and Names........................................35
         7.4      Authorization and Contravention...............................36
         7.5      Binding Effect................................................36
         7.6      Financials....................................................36
         7.7      Solvency......................................................36
         7.8      Litigation....................................................36
         7.9      Taxes.........................................................36
         7.10     Environmental Matters.........................................36
         7.11     Employee Plans................................................37
         7.12     Properties; Liens.............................................37
         7.13     Government Regulations........................................37
         7.14     Transactions with Affiliates..................................37
         7.15     Debt..........................................................37
         7.16     Leases........................................................37
         7.17     Labor Matters.................................................38
         7.18     Intellectual Property.........................................38
         7.19     Insurance.....................................................38
         7.20     Year 2000 Issues..............................................38
         7.21     Full Disclosure...............................................39

SECTION 8.        AFFIRMATIVE COVENANTS.........................................39
         8.1      Certain Items Furnished.......................................39
         8.2      Use of Credit.................................................41
         8.3      Books and Records.............................................41
         8.4      Inspections...................................................41
         8.5      Taxes.........................................................41
         8.6      Payment of Obligation.........................................41
         8.7      Expenses......................................................41
         8.8      Maintenance of Existence, Assets and Business.................41
         8.9      Insurance.....................................................42
         8.10     Compliance with Governmental Requirements.....................42
         8.11     Year 2000 Compliance..........................................42
         8.12     Indemnification...............................................42
         8.13     Mortgage Loan Approval, Collection and Servicing Standards....44
         8.14     Post-Closing Covenants........................................44
</TABLE>

                                       ii

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   4

<TABLE>

<S>              <C>                                                           <C>
SECTION 9.        NEGATIVE COVENANTS............................................44
         9.1      Payroll Taxes.................................................44
         9.2      Debt..........................................................44
         9.3      Liens.........................................................45
         9.4      Employee Plans................................................46
         9.5      Transactions with Affiliates..................................46
         9.6      Compliance with Governmental Requirements and Documents.......46
         9.7      Investments...................................................46
         9.8      Qualifying Real Estate........................................47
         9.9      Distributions; Other Payments.................................47
         9.10     Disposition of Assets.........................................48
         9.11     Mergers, Consolidations and Dissolutions......................48
         9.12     Assignment....................................................48
         9.13     Fiscal Year and Accounting Methods............................48
         9.14     New Businesses................................................48
         9.15     Government Regulations........................................48
         9.16     Financial Contracts...........................................48
         9.17     Strict Compliance.............................................48

SECTION 10.       FINANCIAL COVENANTS...........................................48
         10.1     Minimum Net Worth.............................................48
         10.2     Maximum Leverage Ratio........................................48
         10.3     Maximum Non-Performing Loan Ratio.............................49
         10.4     Maximum Charge-Off Ratio......................................49
         10.5     Minimum Interest Coverage Ratio...............................49
         10.6     Positive Cash Flow............................................49
         10.7     Non-Hotel/Motel Loans.........................................49

SECTION 11.       EVENT OF DEFAULT..............................................49
         11.1     Payment of Obligation.........................................49
         11.2     Covenants.....................................................49
         11.3     Debtor Relief.................................................49
         11.4     Judgments and Attachments.....................................49
         11.5     Government Action.............................................49
         11.6     Misrepresentation.............................................50
         11.7     Ownership of Other Companies..................................50
         11.8     Change of Control of Borrower.................................50
         11.9     Change in Management..........................................50
         11.10    Change in Investment Manager..................................50
         11.11    Other Funded Debt.............................................50
         11.12    Rate Management Transactions..................................50
         11.13    Validity and Enforceability of Credit Documents...............50
         11.14    Material Agreement Default or Cancellation....................50
         11.15    Environmental Matters.........................................50
         11.16    Employee Benefit Plans........................................51

SECTION 12.       RIGHTS AND REMEDIES...........................................51
         12.1     Remedies Upon Event of Default................................51
         12.2     Company Waivers...............................................52
         12.3     Performance by Administrative Agent...........................52
</TABLE>

                                       iii

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   5

<TABLE>

<S>              <C>                                                           <C>
         12.4     Not in Control................................................52
         12.5     Course of Dealing.............................................53
         12.6     Cumulative Rights.............................................53
         12.7     Application of Proceeds.......................................53
         12.8     Certain Proceedings...........................................53
         12.9     Expenditures by Administrative Agent or Lenders...............53
         12.10    Diminution in Value of Collateral.............................53
         12.11    Mortgage Loan Payment Account.................................53

SECTION 13.       ADMINISTRATIVE AGENT, COLLATERAL AGENT  AND LENDERS...........54
         13.1     Administrative Agent..........................................54
         13.2     Expenses......................................................55
         13.3     Proportionate Absorption of Losses............................56
         13.4     Delegation of Duties; Reliance................................56
         13.5     Limitation of Administrative Agent's Liability................57
         13.6     Event of Default..............................................57
         13.7     Collateral Matters............................................58
         13.8     Miscellaneous Provisions Concerning Collateral Agent..........58
         13.9     Limitation of Liability.......................................61
         13.10    Relationship of Lenders.......................................61
         13.11    Benefits of Agreement.........................................61

SECTION 14.  BENEFIT OF AGREEMENT; ASSIGNMENTS; PARTICIPATIONS..................61
         14.1     Successors and Assigns........................................61
         14.2     Participations................................................61
         14.3     Assignments...................................................62
         14.4     Dissemination of Information..................................63
         14.5     Tax Treatment.................................................63

SECTION 15.       MISCELLANEOUS.................................................63
         15.1     Nonbusiness Days..............................................63
         15.2     Communications................................................63
         15.3     Form and Number of Documents..................................63
         15.4     Exceptions to Covenants.......................................63
         15.5     Survival......................................................63
         15.6     Governing Governmental Requirements...........................63
         15.7     Invalid Provisions............................................64
         15.8     Conflicts Between Credit Documents............................64
         15.9     Discharge Only Upon Payment in Full; Reinstatement in
                  Certain Circumstances.........................................64
         15.10    Amendments, Consents, Conflicts, and Waivers..................64
         15.11    Multiple Counterparts.........................................65
         15.12    VENUE, SERVICE OF PROCESS, AND JURY TRIAL.....................65
         15.13    Arbitration...................................................66
         15.14    Entirety......................................................66
         15.15    Restatement of Existing Agreement.............................66
</TABLE>

                                       iv

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   6

<TABLE>
<CAPTION>
                                  SCHEDULES
                                  ---------
<S>                <C>        <C>
Schedule 2           -        Lenders and Commitments
Schedule 5.1         -        Eligibility Conditions
Schedule 5.2         -        Collateral Delivery Procedures
Schedule 7.3         -        Information Regarding Companies
Schedule 7.8         -        Litigation
Schedule 9.2         -        Existing Debt
Schedule 9.3         -        Existing Liens
</TABLE>

<TABLE>
<CAPTION>
                                   EXHIBITS
                                   --------
<S>                <C>       <C>
Exhibit A            -        Revolving Note
Exhibit B            -        Swing Line Note
Exhibit C            -        Security Agreement
Exhibit D            -        Borrowing Request
Exhibit E            -        Collateral Delivery Notice
Exhibit F            -        Shipping Request
Exhibit G            -        Bailee Letter
Exhibit H            -        Trust Receipt
Exhibit I            -        Release Request
Exhibit J            -        Conversion Notice
Exhibit K            -        Compliance Certificate
Exhibit L            -        Borrowing Base Report
Exhibit M            -        Opinion of Borrower's Counsel
Exhibit N            -        Assignment Agreement
Exhibit O            -        Approved Investors
</TABLE>

                                        v

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   7

                                CREDIT AGREEMENT

         THIS CREDIT AGREEMENT is entered into as of November 29, 1999, among
PMC COMMERCIAL TRUST, a real estate investment trust organized under the laws of
the State of Texas ("Borrower"), certain Lenders (defined below), BANK ONE,
TEXAS, N.A., as Administrative Agent (defined below) for itself and the other
Lenders, and BANK ONE TRUST COMPANY, NA, as Collateral Agent (defined below) for
itself and the other Lenders.

                             PRELIMINARY STATEMENT:

         A. Borrower is a commercial lender that originates loans to small
business enterprises, primarily collateralized by first liens on the real estate
of the related business. Borrower's lending function consists primarily of
making loans to borrowers who operate in the lodging industry.

         B. Borrower and Bank One (defined below) have previously entered into
that certain Revolving Credit Agreement (as renewed, extended or amended, the
"Existing Agreement") dated as of May 12, 1995, whereby Bank One has provided a
revolving credit facility to Borrower for the purpose of financing Borrower's
loan origination business.

         C. Subject to the terms and conditions set forth below, Borrower and
Bank One desire to amend, modify and restate the Existing Agreement in its
entirety in order to, among other things, provide for the syndication of the
commitments and loans under the Existing Agreement.

         D. The amendment and restatement of the Existing Agreement hereunder is
not intended by the parties to constitute either a novation or a discharge or
satisfaction of the indebtedness and obligations under the Existing Agreement,
which indebtedness and obligations under the Existing Agreement shall remain
outstanding hereunder on the terms and conditions hereinafter provided.

         ACCORDINGLY, in consideration of the foregoing and the mutual covenants
contained herein, Borrower, Bank One (as the sole lender under the Existing
Agreement), Administrative Agent, Collateral Agent and Lenders agree that,
effective upon the Closing Date, the Existing Agreement is amended and restated
in its entirety, as follows:

SECTION 1. DEFINITIONS AND TERMS.

         1.1 Definitions. As used in the Credit Documents:

         "Absolute Assignment of Rents" means, with respect to any Project which
secures a Mortgage Loan, an absolute assignment of leases, rents and income
executed by the Mortgage Loan Obligor for the benefit of Borrower, in an
acceptable form.

         "Administrative Agent" means Bank One, Texas, N.A. (or its successors
appointed under Section 13), acting as administrative, managing and syndication
agent for Lenders under the Credit Documents.

         "Affected Project" has the meaning set forth in Section 5.1(b).

         "Affiliate" of a Person means any other Person who directly or
indirectly controls, is controlled by, or is under common control with that
Person. For purposes of this definition (a) "control," "controlled by," and
"under common control with" mean possession, directly or indirectly, of power to
direct or cause the

                                        1

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   8

direction of management or policies (whether through ownership of voting
securities or other interests, by contract or otherwise) and (b) the Companies
are "Affiliates" of each other.

         "Amerihost Properties" means the 30 hotel/motel properties acquired by
Borrower in connection with a sale/leaseback transaction dated May 21, 1998,
between Borrower and Amerihost Properties, Inc.

         "Applicable Margin" means, for any day, the margin of interest under or
over the Base Rate or the LIBOR Rate, as the case may be, that is applicable
when the Base Rate or LIBOR Rate, as applicable, is determined under this
agreement, which margin of interest shall be as follows:

<TABLE>
<CAPTION>
        TYPE OF BORROWING                             APPLICABLE MARGIN
        -----------------                             -----------------
<S>                                                   <C>
Base Rate (On all Borrowings                                0.0000%
other than Swing Line
Borrowings)

Base Rate (On all Swing Line                               -0.5000%
Borrowings)

LIBOR Rate                                                  1.6250%
</TABLE>

         "Appraisal" means an as-completed appraisal of the applicable Project
in form and substance (including all assumptions and methods of valuation)
satisfactory to Administrative Agent and prepared by an independent appraiser
who is satisfactory to Administrative Agent and which conforms with all
applicable Governmental Requirements including, without limitation, all
criteria, requirements and standards established by any applicable Governmental
Authority as being applicable to appraisals relied upon by federally insured
financial institutions in connection with loans similar to the Mortgage Loan
which is secured by the applicable Project.

         "Appraised Value" means, with respect to any Project, as of any date,
either (a) the most recent appraised value of such Project pursuant to an
Appraisal, or (b) if Borrower does not obtain an Appraisal on a Project, the
estimated appraised value of such Project as determined by Borrower in
accordance with its then-current internal project appraisal standards (provided,
however, any determination of Appraised Value under clause (b) above is subject
to adjustment in Administrative Agent's sole discretion).

         "Approved Investor" means any Person from time to time named on Exhibit
O attached hereto, as that list may be amended from time to time (a) by
Administrative Agent and Borrower to remove or add other names as Administrative
Agent and Borrower may agree, (b) by Administrative Agent to remove any Person
after Administrative Agent has given Borrower notice of, and an opportunity to
discuss, the proposed removal of that Person, (c) automatically, without signing
by any party, to remove any such Person who (i) is not Solvent, (ii) fails to
pay its debts generally as they become due, (iii) voluntarily seeks, consents
to, or acquiesces in the benefit of any Debtor Relief Laws, or (iv) becomes a
party to or is made the subject of any proceeding provided for by any Debtor
Relief Laws (other than as a creditor or claimant) that could suspend or
otherwise adversely affect the Rights of Borrower, Administrative Agent,
Collateral Agent or Lenders in connection with the transactions contemplated in
the Credit Documents.

         "Arranger" means Banc One Capital Markets, Inc., and it successors and
assigns, in its capacity as "Lead Arranger and Sole Book Manager" under the
Credit Documents.

         "Asset Securitization" means any transaction or series of transactions
that may be entered into by any Company pursuant to which such Company or any of
its Subsidiaries may sell, convey or otherwise transfer

                                        2

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   9

any of their assets to a Special Purpose Entity, and pursuant to which the
Special Purpose Entity will, in turn, pay to such Company a portion of the
proceeds of a secured loan or debt offering to public or private investors (with
such secured loan or debt offering being, among other things, non-recourse to
Borrower).

         "Assignment" means any assignment described in Section 14.3.

         "Bailee Letter" means a letter executed and delivered by Collateral
Agent in substantially the form of Exhibit G.

         "Bank One" means Bank One, Texas, N.A., in its individual capacity as a
Lender, and its successors and assigns.

         "Base Rate" means, for any day, the greater of (a) an annual interest
rate equal from day to day to the floating annual interest rate established by
Administrative Agent from time to time as its base rate of interest, which may
not be the lowest or best interest rate charged by Administrative Agent on loans
similar to the Borrowings and (b) the sum of the Federal Funds Rate plus 0.5%.

         "Base Rate Borrowing" means a Borrowing bearing interest at the sum of
the Base Rate plus the Applicable Margin for Base Rate Borrowings (either for
Swing Line Borrowings or otherwise).

         "Borrower" is defined in the preamble to this agreement.

         "Borrowing" means any amount disbursed (a) by one or more Lenders to or
on behalf of Borrower under the Credit Documents, either as an original
disbursement of funds or a renewal, extension, modification or continuation of
an amount outstanding (whether under the Swing Line Subfacility or otherwise),
or (b) by any Lender in accordance with, and to satisfy a Company's obligations
under, any Credit Document.

         "Borrowing Base" means, at any time, the sum of, without duplication,
for all Eligible Mortgage Loans, the lesser of (a) 85% of the outstanding
principal amount of each such Eligible Mortgage Loan, (b) 60% of the Appraised
Value of the Project which secures each such Eligible Mortgage Loan, (c) the
face amount of the mortgagee policy of title insurance issued with respect to
each such Eligible Mortgage Loan, or (d) for each such Eligible Mortgage Loan,
$2,000,000.

         "Borrowing Base Deficiency" means the amount by which the Principal
Debt exceeds, for any reason, the limitations set forth in Section 2.1.

         "Borrowing Base Report" means a report substantially in the form of
Exhibit L and otherwise in form and scope acceptable to Administrative Agent and
Collateral Agent.

         "Borrowing Date" is defined in Section 2.3(a).

         "Borrowing Request" means a request, subject to Section 2.3(a),
substantially in the form of Exhibit D and otherwise in form and scope
acceptable to Administrative Agent.

         "Business Day" means (a) for purposes of any LIBOR Rate Borrowing, a
day when commercial banks are open for international business in London,
England, and (b) for all other purposes, any day other than Saturday, Sunday and
any other day that most commercial banks in Texas are closed.

         "Capital Lease" means any capital lease or sublease which should be
capitalized on a balance sheet in accordance with GAAP.

                                        3

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   10
         "Cash Flow" shall mean for the Companies, for the applicable period, an
amount equal to (a) EBITDA, less (b) Distributions, plus (c) principal amounts
repaid to Borrower with respect to Mortgage Loans, less (d) payments of
principal made by Borrower with respect to its Debt other than the Obligation.

         "CERCLA" means the Comprehensive Environmental Response, Compensation
and Liability Act of 1980, 42 U.S.C. Sections 9601 et seq.

         "Change of Control" means the acquisition by any Person, or two or more
Persons acting in concert, of beneficial ownership (within the meaning of Rule
13d-3 of the Securities and Exchange Commission under the Securities Exchange
Act of 1934, as amended) of 20% or more of the outstanding shares of beneficial
interest of Borrower having voting rights.

         "Charge-Off Ratio" means a fraction, expressed as a percentage, the
nominator of which is the sum of the total amounts charged off by Borrower with
respect to its Mortgage Loans (less any such amounts subsequently recovered)
during the applicable period of determination, and the denominator of which is
the aggregate average principal balance of all of Borrower's Mortgage Loans for
such period.

         "Closing Date" means the date upon which this agreement has been
executed by Borrower, Lenders and Administrative Agent and all conditions
precedent specified in Section 6.1 have been satisfied or waived.

         "Code" means the Internal Revenue Code of 1986.

         "Collateral" is defined in Section 5.6.

         "Collateral Agent" means Bank One Trust Company, NA (or its successors
appointed under Section 13), acting as collateral agent for Lenders under the
Credit Documents.

         "Collateral Delivery Notice" means a notice executed by a Responsible
Officer of Borrower relating to the delivery of Mortgage Loan Documents, and
delivered to Collateral Agent, in substantially the form of Exhibit E.

         "Commitment" means an amount (subject to reduction or cancellation as
herein provided) equal to $60,000,000.

         "Commitment Usage" means, at the time of any determination thereof, the
sum of the aggregate Principal Debt, including the Swing Line Subfacility, or
otherwise.

         "Commitment Percentage" means, for any Lender, the proportion (stated
as a percentage) that its Commitment bears to the total Commitments of all
Lenders.

         "Committed Sum" means, for any Lender, the amount (subject to reduction
or cancellation as provided in this Agreement) stated beside its name on
Schedule 2, as such amount may be adjusted pursuant to permitted assignments of
such Lender's Rights as reflected from time to time on the most recently amended
Schedule 2, if any, delivered by Administrative Agent pursuant to this
agreement.

         "Companies" means at any time, Borrower and each of its subsidiaries
(other than any Special Purpose Entities).

         "Compliance Certificate" means a certificate substantially in the form
of Exhibit K, and otherwise in form and scope satisfactory to Administrative
Agent, and signed by a Responsible Officer of Borrower.

                                        4

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   11

         "Consequential Loss" means any loss, expense or reduction in yield (but
not any Applicable Margin) that any Lender reasonably incurs because (a)
Borrower fails or refuses (for any reason whatsoever other than a default by
Administrative Agent or a Lender claiming that loss, expense or reduction in
yield) to take any Borrowing that it has requested under this agreement or (b)
Borrower prepays or pays any Borrowing or converts any Borrowing to a Borrowing
of another Type, in each case, other than on the last day of the applicable
Interest Period.

         "Consolidated Companies" means, at any time, Borrower and each of its
Subsidiaries (including any Special Purpose Entities that, according to GAAP,
are required to be shown on Borrower's consolidated Financials).

         "Construction Loan" means any Mortgage Loan with respect to which the
loan funds are used to finance the construction, renovation or improvement of
one or more Projects (provided that such Mortgage Loan will no longer constitute
a Construction Loan once the construction, renovation or improvement of such
Project or Projects is completed, if the Mortgage Loan is structured so as to
convert automatically to a permanent loan upon completion of the construction
period).

         "Conversion Notice" means a notice and request from Borrower to
Administrative Agent, subject to Section 3.10, substantially in the form of
Exhibit J, and otherwise in form and scope satisfactory to Administrative Agent.

         "Correction Period" means seven days for any Mortgage Loan Documents
shipped for correction under Section 5.5.

         "Credit Documents" means (a) this agreement, certificates and reports
delivered under this agreement, and exhibits and schedules to this agreement,
(b) all agreements, documents, and instruments in favor of Administrative Agent
or Lenders (or Administrative Agent on behalf of Lenders) ever delivered under
this agreement or otherwise delivered in connection with all or any part of the
Obligation (other than Assignments), and (c) all renewals, extensions,
modifications and restatements of, and amendments and supplements to, any of the
foregoing, which are made in accordance with the provisions of the respective
Credit Documents.

         "Current Financials," unless otherwise specified:

                  (a) means either (i) the Companies' consolidated Financials
         for the year ended December 31, 1998, together with the Companies'
         Financials for the six months ended on June 30, 1999, or (ii) at any
         time after annual Financials are first delivered under Section 8.1(a),
         the Companies' annual Financials then most recently delivered to
         Administrative Agent under Section 8.1(a), together with the Companies'
         quarterly Financials then most recently delivered to Administrative
         Agent under Section 8.1(b); but

                  (b) does not include the results of operation and cash flows
         for any Company for the time period before it becomes a member of
         Borrower's consolidated group.

         "Debt" means, with respect to any Person on any date of determination
(without duplication), (a) all obligations for borrowed money, (b) all
obligations evidenced by bonds, debentures, notes or similar instruments, (c)
all obligations to pay the deferred purchase price of property or services,
except trade accounts payable arising in the ordinary course of business, which
are paid when due in accordance with ordinary-course payment terms or which are
being contested in good faith in appropriate proceedings, (d) all obligations
arising under acceptance facilities or facilities for the discount or sale of
accounts or loans

                                        5

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   12

receivable, (e) all direct or contingent obligations in respect of letters of
credit, (f) Capital Lease obligations, (g) liabilities secured (or for which the
holder of any obligations or liabilities has an existing Right, contingent or
otherwise, to be so secured) by any Lien existing on property owned or acquired
by that Person and (h) all guaranties, endorsements and other contingent
obligations for liabilities, obligations or the maintenance of the financial
condition of others, including obligations to repurchase or purchase properties
or to maintain or cause to maintain any financial condition.

         "Debtor Relief Laws" means the Bankruptcy Code of the United States of
America and all other applicable laws providing for liquidation,
conservatorship, bankruptcy, moratorium, rearrangement, receivership,
insolvency, reorganization, or suspension of payments or similar Governmental
Requirements affecting creditors' Rights.

         "Default Rate" means, for any day, an annual interest rate equal to the
lesser of either (a) the Base Rate on such day plus 3.0% or (b) the Maximum
Rate.

         "Distribution" means, with respect to any shares of any beneficial
interests, capital stock or other equity securities issued by a Person (a) the
retirement, redemption, purchase, repurchase or other acquisition for value of
those securities, (b) the declaration or payment of any dividend on or with
respect to those securities, (c) any loan or advance by that Person to, or other
investment by that Person in, the holder of any of those securities and (d) any
other payment by that Person with respect to those securities.

         "EBIT" means, with respect to any Person and for any period (without
duplication) an amount equal to (a) Net Income, plus (b) to the extent deducted
in calculating Net Income, the sum of Interest Expense plus Tax expense, minus
(c) to the extent included in calculating Net Income, any gains that are
extraordinary items.

         "EBITDA" means, with respect to any Person and for any period (without
duplication) an amount equal to (a) Net Income, plus (b) to the extent deducted
in calculating Net Income, the sum of (i) Interest Expense, plus (ii) Tax
expense, plus (iii) depreciation and amortization from its continuing
operations, minus (c) to the extent included in calculating Net Income, any
gains that are extraordinary items.

         "Eligible Mortgage Loan" means, at any time, a Mortgage Loan for which
the applicable conditions for eligibility described in Schedule 5.1 are
satisfied and which may under Section 5.1 be included in the Borrowing Base.

         "Eligible Project" is defined in Schedule 5.1.

         "Employee Plan" means any employee pension benefit plan (a) covered by
Title IV of ERISA and established or maintained by Borrower or any ERISA
Affiliate (other than a Multiemployer Plan) or (b) established or maintained by
Borrower or any ERISA Affiliate or to which Borrower or any ERISA Affiliate
contributes, under the Governmental Requirements of any foreign country.

         "Environmental Investigation" means any health, safety or environmental
site assessment, investigation, study, review, audit, compliance audit or
compliance review conducted at any time or from time to time (whether at the
request of Administrative Agent or any Lender, upon the order or request of any
Governmental Authority, or at the voluntary instigation of any Company or
Affiliate of any Company or otherwise) concerning any Real Property or the
business operations or activities of any Company or Affiliate of any Company,
including, without limitation, (a) air, soil, groundwater or surface-water
sampling and monitoring, (b) repair, cleanup, remediation, or detoxification,
(c) preparation and implementation of any

                                        6

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   13
closure, remedial, spill, emergency or other plans, and (d) any health, safety
or environmental compliance audit or review.

         "Environmental Law" means any applicable Governmental Requirement that
relates to (a) the condition of air, ground or surface water, soil, or other
environmental media, (b) the environment or natural resources, (c) safety or
health, (d) the regulation of any contaminants, wastes, and Hazardous
Substances, including, without limitation, CERCLA, OSHA, the Hazardous Materials
Transportation Act (49 U.S.C. Section 1801 et seq.), the Resource Conservation
and Recovery Act (42 U.S.C. Section 6901 et seq.), the Clean Water Act (33
U.S.C. Section 1251 et seq.), the Clean Air Act (42 U.S.C. Section 7401 et
seq.), the Toxic Substances Control Act (15 U.S.C. Section 2601 et seq.), the
Federal Insecticide, Fungicide and Rodenticide Act (7 U.S.C. Section  136 et
seq.), the Emergency Planning and Community Right-to-Know Act (42 U.S.C. Section
11001 et seq.), the Safe Drinking Water Act (42 U.S.C. Section 201 and Section
300f et seq.), the Rivers and Harbors Act (33 U.S.C. Section 401 et seq.), the
Oil Pollution Act (33 U.S.C. Section  2701 et seq.), state and local
Governmental Requirements, and any future Governmental Requirements which may be
enacted or adopted, in each case, now existing or hereafter adopted, which are
analogous to any of the preceding referenced requirements, or (e) the Release or
threatened Release of Hazardous Substances.

         "Environmental Liability" means any liability, loss, fine, penalty,
charge, lien, damage, cost or expense of any kind to the extent that it results
directly or indirectly, in whole or in part, (a) from the violation of any
Environmental Law, (b) from the Release or threatened Release of any Hazardous
Substance, (c) from removal, remediation, or other actions in response to the
Release or threatened Release of any Hazardous Substance, (d) from actual or
threatened damages to natural resources, (e) from the imposition of injunctive
relief or other orders, (f) from personal injury, death, or property damage
which occurs as a result of any Company's use, storage, handling, or Release or
threatened Release of a Hazardous Substance, or (g) from any Environmental
Investigation performed at, on, or for any Real Property.

         "Environmental Lien" means any Lien imposed as a result of the
operation of any Environmental Law.

         "Environmental Permit" means any permit or license from any Person
defined in clause (a) of the definition of Governmental Authority that is
required under any Environmental Law for the lawful conduct of any business,
process or other activity.

         "Equity Issuance" means the issuance by Borrower of any shares of any
class of beneficial interests, stock, warrants, options or other equity
interests, whether pursuant to a public offering or otherwise, but does not
include (a) any present and future shares of beneficial interests, stock,
options or warrants issued to employees or trust managers of Borrower or
employees of PMC Capital or (b) any present and future shares of beneficial
interests, stock, options or warrants issued in respect of any dividend
reinvestment plan established and maintained by Borrower or employees of PMC
Capital.

         "ERISA" means the Employee Retirement Income Security Act of 1974.

         "ERISA Affiliate" means any Person that, for purposes of Title IV of
ERISA, is a member of Borrower's controlled group or is under common control
with Borrower within the meaning of Section 414 of the Code (which provisions
are deemed by this agreement to apply to Foreign Persons).

         "Event of Default" is defined in Section 11.

         "Existing Agreement" is defined in the preliminary statement to this
agreement.

                                        7

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   14

         "Existing Debt" is defined in Section 9.2(a).

         "Existing Liens" is defined in Section 9.3(b).

         "Federal Funds Rate" means, for any day, the annual rate (rounded
upwards, if necessary, to the nearest 0.01%) determined by Administrative Agent
(which determination is conclusive and binding, absent manifest error) to be
equal to (a) the weighted average of the rates on overnight federal-funds
transactions with member banks of the Federal Reserve System arranged by
federal-funds brokers on that day, as published by the Federal Reserve Bank of
New York on the next Business Day or (b) if the rates referred to in the
preceding clause (a) are not published for any day, the average of the
quotations at approximately 10:00 a.m. received by Administrative Agent from
three federal-funds brokers of recognized standing selected by Administrative
Agent in its sole discretion.

         "Financial Contract" of a Person means (i) any exchange-traded or
over-the-counter futures, forward, swap or option contract or other financial
instrument with similar characteristics, or (ii) any Rate Management
Transaction.

         "Financials" of a Person means balance sheets, profit and loss
statements, reconciliations of capital and surplus, and statements of cash flow
prepared (a) according to GAAP (subject to year-end audit adjustments with
respect to interim Financials) and (b) except as stated in Section 1.4, in
comparative form to prior year-end figures or corresponding periods of the
preceding fiscal year or other relevant period, as applicable.

         "Foreign" means, in respect of any Person, a Person organized under the
Governmental Requirements of a jurisdiction other than, or domiciled outside of,
the United States of America or one of its states, territories, commonwealths,
or possessions.

         "Funded Debt" means, at any time and without duplication, the sum of
(a) the balance of any obligation for borrowed money that is required by GAAP to
be shown as a liability, plus (b) total net rentals (net of any interest, Taxes,
or other expenses included in those rentals) payable under Capital Leases. For
purposes of this agreement, "Funded Debt" shall not include any Debt incurred by
a Special Purpose Entity in connection with an Asset Securitization, so long as
such Debt is non-recourse to Borrower in all respects.

         "Funds from Operations" means net income determined in accordance with
GAAP, plus, to the extent deducted in calculating such net income, depreciation
and amortization expense.

         "GAAP" means generally accepted accounting principles of the Accounting
Principles Board of the American Institute of Certified Public Accountants and
the Financial Accounting Standards Board that are applicable from time to time.

         "Governmental Authority" means any (a) local, state, territorial,
federal or Foreign judicial, executive, regulatory, administrative, legislative
or governmental agency, board, bureau, commission, department or other
instrumentality, (b) private arbitration board or panel or (c) central bank.

         "Governmental Requirements" means all applicable statutes, laws,
treaties, ordinances, rules, regulations, orders, writs, injunctions, decrees,
judgments, opinions and interpretations of any Governmental Authority.

         "Hazardous Substance" means (a) any substance that is reasonably
expected to require removal, remediation, or other response under any
Environmental Law, (b) any substance that is designated, defined or classified
as a hazardous waste, hazardous material, pollutant, contaminant, explosive,
corrosive,

                                        8
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   15
flammable, infectious, carcinogenic, mutagenic, radioactive, dangerous, or toxic
or hazardous substance under any Environmental Law, including, without
limitation, any hazardous substance within the meaning of Section 101(14) of
CERCLA, (c) petroleum, oil, gasoline, natural gas, fuel oil, motor oil, waste
oil, diesel fuel, jet fuel, and other petroleum hydrocarbons, (d) asbestos and
asbestos-containing materials in any form, (e) polychlorinated biphenyls, (f)
urea formaldehyde foam, or (g) any substance the presence of which on any Real
Property either (i) poses or threatens to pose a hazard to the health or safety
of persons or to the environment, or (ii) could reasonably be expected to
constitute a health or safety hazard to persons or the environment if emanated
or migrated from the Real Property.

         "Interest Expense" means, with respect to any Person and for any period
(without duplication), all interest on that Person's Debts, whether paid in cash
or accrued as a liability and payable in cash during any subsequent period
(including, without limitation, the interest component of Capital Leases), as
determined by GAAP.

         "Interest Period" is determined in accordance with Section 3.9.

         "Investment" means, in respect of any Person, any loan, advance,
extension of credit or capital contribution to that Person, any investment in
that Person, or any purchase or commitment to purchase any equity securities or
Debt issued by that Person or substantially all of the assets or a division or
other business unit of that Person.

         "Lender Lien" means any present or future first-priority Lien securing
the Obligation and assigned, conveyed, or granted to or created in favor of
Administrative Agent for the benefit of Lenders.

         "Lenders" means the financial institutions (including, without
limitation, Administrative Agent in respect of its share of Borrowings) named on
Schedule 2 or on the most recently amended Schedule 2, if any, delivered by
Administrative Agent under this agreement, and, subject to this agreement, their
respective successors and assigns (but not any Participant who is not otherwise
a party to this agreement).

         "LIBOR Rate" means, for a LIBOR Rate Borrowing and for the relevant
Interest Period, the annual interest rate (rounded upward, if necessary, to the
nearest 0.01%) equal to the quotient obtained by dividing (a) the rate that
deposits in United States dollars are offered to Administrative Agent in the
London interbank market at approximately 11:00 a.m. London, England time two
Business Days before the first day of that Interest Period as shown on the
display designated as "British Bankers Assoc. Interest Settlement Rates" on the
Telerate System ("Telerate"), Page 3750 or Page 3740, or such other page or
pages as may replace such pages on Telerate for the purpose of displaying such
rate (provided that if such rate is not available on Telerate then such offered
rate shall be otherwise independently determined by Administrative Agent from an
alternate, substantially similar independent service available to Administrative
Agent or shall be calculated by Administrative Agent by a substantially similar
methodology as that theretofore used to determine such offered rate in Telerate)
in an amount comparable to that LIBOR Rate Borrowing and having a maturity
approximately equal to that Interest Period by (b) one minus the Reserve
Requirement (expressed as a decimal) applicable to the relevant Interest Period.

         "LIBOR Rate Borrowing" means a Borrowing bearing interest at the sum of
the LIBOR Rate plus the Applicable Margin for LIBOR Rate Borrowings.

         "Lien" means any lien, mortgage, security interest, pledge, assignment,
charge, title retention agreement or encumbrance of any kind and any other
arrangement for a creditor's claim to be satisfied from assets or proceeds prior
to the claims of other creditors or the owners (other than title of the lessor
under an operating lease).

                                        9
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   16
         "Litigation" means any action, proceeding, investigation or hearing by
or before any Governmental Authority.

         "LTV Percentage" means, with respect to any Mortgage Loan, the ratio,
expressed as a percentage, of (a) the principal balance then outstanding on such
Mortgage Loan (together with the principal balance then outstanding on any other
Mortgage Loan secured by the same Project that is included in the calculation of
the Borrowing Base), divided by (b) the sum of (i) the Appraised Value of the
Project which secures such Mortgage Loan, plus (ii) the amount of any additional
dollar-denominated, liquid, tangible collateral pledged to Borrower in
connection with such Mortgage Loan (so long as such additional collateral is
delivered to Collateral Agent with all appropriate collateral endorsements
and/or assignment documents).

         "Material Adverse Event" means any circumstance or event that,
individually or collectively, is reasonably expected to result (at any time
before the Commitment is fully canceled or terminated and the Obligation is
fully paid and performed) in any (a) material impairment of (i) the ability of
Borrower or any other Company to perform any of its payment or other material
obligations under any Credit Document or (ii) the ability of Administrative
Agent or any Lender to enforce any of those obligations or Rights under the
Credit Documents, (b) material and adverse effect on the business, management or
financial condition of Borrower or of the Companies as a whole, as represented
to Lenders in the Current Financials, or (c) Event of Default or Potential
Default.

         "Maximum Amount" and "Maximum Rate" respectively mean, for a Lender,
the maximum non-usurious amount and the maximum non-usurious rate of interest
that, under applicable Governmental Requirements of the State of Texas or
federal laws of the United States of America (as applicable), that Lender is
permitted to contract for, charge, take, reserve or receive on the Obligation.

         "Mortgage" means a mortgage, deed of trust or trust deed that grants a
perfected first-priority Lien (or a second- or third-priority Lien in the case
of Second-Lien Loans and Third-Lien Loans, respectively) on a Project.

         "Mortgage Loan" means a commercial mortgage loan (i.e. not for family,
consumer or household use) that is evidenced by a valid promissory note and is
secured by a Mortgage.

         "Mortgage Loan Documents" means, with respect to each Mortgage Loan,
the documents designated as such on Schedule 5.2.

         "Mortgage Loan Obligor" means each Person who is obligated or liable
for the payment or performance of all or any portion of a Mortgage Loan.

         "Mortgage Loan Payment Account" shall mean the non-interest bearing
checking account established by Borrower with Administrative Agent to be used
solely for the deposit of payments and proceeds received from Mortgage Loans
owned by Borrower.

         "Mortgage Loans in Liquidation" means those Mortgage Loans with respect
to which the Mortgage Loan Obligor has failed to respond to Borrower's demand
and acceleration letters, and to which Borrower has determined that the best
course of action is to liquidate the Mortgage Loan in order to foreclose on the
collateral securing the same and has commenced such foreclosure action.

         "Mortgage Loans in Litigation" means those Mortgage Loans with respect
to which the Mortgage Loan Obligors have ceased making regularly scheduled
payments and are not responding to Borrower's collection efforts, thereby
requiring legal action to collect the Mortgage Loan. If the Mortgage Loan
Obligor

                                       10
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   17
brings the loan current in accordance with the original terms thereof, the
Mortgage Loan may be returned to the status of an Eligible Mortgage Loan. If,
however, the terms of such Mortgage Loan are restructured, the Mortgage Loan
will be converted to a Workout Loan (i.e. no longer a Mortgage Loan in
Litigation). Furthermore, should an alternative repayment agreement be
established, the Mortgage Loan in Litigation will be considered a Workout Loan
(i.e. no longer a Mortgage Loan in Litigation).

         "Mortgage Note" means a promissory note, in form and substance
satisfactory to the Administrative Agent, which evidences a Mortgage Loan.

         "Mortgage Origination Date" means, with respect to any Mortgage Loan,
the later of (a) the date of the Mortgage Note, or (b) the date of the latest
acknowledgment set forth in the Mortgage.

         "Multiemployer Plan" means a multiemployer plan as defined in Sections
3(37) or 4001(a)(3) of ERISA or Section 414(f) of the Code (or any similar type
of plan established or regulated under the Governmental Requirements of any
foreign country) to which Borrower or any ERISA Affiliate is making, or has
made, or is accruing, or has accrued, an obligation to make contributions.

         "Net Income" of any Person means that Person's profit or loss
determined in accordance with GAAP.

         "Net Proceeds" means the net proceeds, whether received in cash or
otherwise, received before, on or after the date of consummation of a subject
transaction, by any Company from such transaction, after payment of (a) all
usual and customary brokerage commissions and all other reasonable fees and
expenses related to such transaction (including, without limitation, reasonable
attorney's fees and closing costs), and (b) any Debt (other than the Obligation)
relating to the assets being sold which must be repaid in connection with such
subject transaction.

         "Net Worth" means, for any Person, total beneficiaries' or
stockholders' equity, as applicable, as determined in accordance with GAAP.

         "Non-Performing Loans" means (a) all of Borrower's Mortgage Loans with
respect to which a default has occurred as to the payment of any installment of
principal or interest or another monetary default has occurred under any
Mortgage Loan Document related thereto and such default has not been cured for
more than sixty (60) days or, in the case of Workout Loans, for more than thirty
(30) days, (b) all of Borrower's Mortgage Loans in Litigation, (c) all of
Borrower's Mortgage Loans in Liquidation, and (d) all of Borrower's Mortgage
Loans with respect to which any Mortgage Loan Obligor has not paid its Debts as
they mature or has made a general assignment for the benefit of creditors or
with respect to whom proceedings in bankruptcy or for reorganization or
liquidation under the bankruptcy code or under any other state or federal law
for the relief of debtors has been commenced by or against such Mortgage Loan
Obligor and shall not have been discharged within thirty (30) days of the
commencement thereof or for whom (or for whose assets) a receiver, trustee or
custodian shall have been appointed or who may die, be dissolved or who may
involuntarily suspend the transaction of its business.

         "Notes" means, at the time of any determination thereof, all
outstanding and unpaid Revolving Notes and the Swing Line Note.

         "Obligation" means (a) all present and future Debts, liabilities and
obligations of any Company to Administrative Agent, or any Lender and related to
any Credit Document, whether principal, interest, fees, costs, attorneys' fees
or otherwise, (b) all present and future Rate Management Obligations, (c) any of
the foregoing amounts that would become due but for the operation of 11 U.S.C.
Section 502 and 503 or any other provision of Title 11 of the United States
Code, (d) all present and future pre- and post-maturity interest on

                                       11

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   18
any of the foregoing, including all post-petition interest if any Company
voluntarily or involuntarily files for protection under any Debtor Relief Law,
and (e) renewals, extensions, rearrangements and modifications of any character
whatsoever of any the foregoing.

         "Organizational Documents" means, for any Person, the documents for its
formation and organization, which, for example, (a) for a corporation are its
corporate charter and bylaws, (b) for a partnership are its certificate of
partnership (if applicable) and partnership agreement, (c) for a limited
liability company are its certificate of formation or organization and its
operating agreement, regulations or the like and (d) for a trust is the trust
agreement, declaration of trust, indenture or bylaws under which it is created.

         "OSHA" means the Occupational Safety and Health Act of 1970, 29
U.S.C. Section 651 et seq.

         "Participant" is defined in Section 14.2(a).

         "PBGC" means the Pension Benefit Guaranty Corporation.

         "Permitted Asset Sale" means (a) any sale of assets which are obsolete
or are no longer in use and which are not significant to the continuation of the
Companies' business, (b) upon prior written notice to Administrative Agent, any
sale and disposition from any Company to any other Company provided, in all
respects, such sale and disposition is in the ordinary course of business on
current market terms, is otherwise subject to Section 9.5, and provided further,
if such sale and disposition is made in connection with an Asset Securitization,
a prepayment on the Obligation is made in accordance with Section 3.2(c), and
(c) any other sales and dispositions approved in advance by Administrative
Agent.

         "Permitted Debt" is defined in Section 9.2.

         "Permitted Investments" is defined in Section 9.7.

         "Permitted Liens" is defined in Section 9.3.

         "Permitted Project Liens" means, with respect to any Project or other
collateral securing any Mortgage Loan which constitutes Collateral, (a) Liens
for Taxes and/or assessments which are being contested by the applicable
Mortgage Loan Obligor, (i) in accordance with the applicable Mortgage and (ii)
by appropriate legal proceedings conducted in good faith and with due diligence
if, but only if, such proceedings suspend the collection of all amounts secured
by such Lien and neither the Project nor any rent or other income therefrom or
collateral securing the Mortgage Loan or any part thereof or interest therein
shall be in any danger of being sold, forfeited, lost or interfered with, and
the Mortgage Loan Obligor provides security satisfactory to Borrower for the
payment of all amounts secured by any such Lien and any and all losses, costs
and expenses that may be incurred in connection therewith, (b) Liens relating to
leased equipment (e.g., signs, vending machines, etc.) located on the premises
of a Project, so long as such Liens cover only such leased equipment, and (c)
Liens which secure Debt that is fully subordinated as to right of payment and to
the payment of the Mortgage Loan, and without limiting the foregoing, no
payments may be made on such other Debt except for regularly scheduled payments
of principal and interest, which may be made if no default or event which, with
the giving of notice or the passage of time or both, would constitute a default
then exists under the Mortgage Loan. If the making of such principal or interest
payments will not result in default or potential default and such Debt is
subject to an agreement by the holder thereof, that if such holder receives any
payment with respect to such other Debt, other than the principal and interest
installments permitted above, such payments will be held in trust for the
benefit of Borrower and will be paid to Borrower for application upon the
Mortgage Loan, such other Debt shall permit the Mortgage Loan to be renewed,
extended and modified without the consent of the holder thereof and without
impairing the subordination of such other

                                       12

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   19
Debt to payment of the Mortgage Loan. The Liens securing such other Debt shall
be made expressly subordinate and inferior to all Liens securing the Mortgage
Loan, and such subordination agreement shall be recorded in the real property
records of the state and county where the Project which secures the Mortgage
Loan is located.

         "Person" means any individual, entity or Governmental Authority.

         "PMC Advisers" means either PMC Advisers, Ltd., a Texas limited
partnership, or its Wholly-owned subsidiary, PMC Asset Management, Inc., a Texas
corporation.

         "PMC Capital" means PMC Capital, Inc., a Florida corporation.

         "Potential Default" means any event, occurrence or circumstance the
existence of which, upon any required notice, time lapse, or both, could become
an Event of Default.

         "Principal Debt" means, at any time, the unpaid principal balance of
all Borrowings.

         "Project Documents" means, with respect to each Project, the documents
described as such on Schedule 5.2.

         "Projects" means the commercial real estate projects owned from time to
time by Mortgage Loan Obligors which are subject to perfected Liens which secure
Mortgage Loans owned by Borrower. The term "Project" means and includes the land
and all appurtenances, servitudes, easements, rights, privileges, prescriptions
and advantages belonging or in any way appertaining to the land and all
buildings, fixtures, improvements, equipment and other property, whether real,
personal or mixed, located upon the land or used or intended to be used in
connection with the land or buildings, fixtures or improvements thereon.

         "Pro Rata" and "Pro Rata Part" mean, at any time and for any Lender,
the proportion (stated as a percentage) that the Principal Debt owed to it bears
to the total Principal Debt owed to all Lenders.

         "Purchaser" is defined in Section 14.3.

         "Qualifying Real Estate" means any real estate which produces income
from rental of improvements, other than (a) raw land, (b) single tenant retail
properties, or (c) industrial properties.

         "Rate Management Obligations" of a Person means any and all obligations
of such Person, whether absolute or contingent and howsoever and whensoever
created, arising, evidenced or acquired (including all renewals, extensions and
modifications thereof and substitutions therefor) under (i) any and all Rate
Management Transactions, and (ii) any and all cancellations, buy backs,
reversals, terminations or assignments of any Rate Management Transactions.

         "Rate Management Transaction" means any transaction (including an
agreement with respect thereto) now existing or hereafter entered into between
Borrower and any Lender or any Affiliate thereof which is a rate swap, basis
swap, forward rate transaction, commodity swap, commodity option, equity or
equity index swap, equity or equity index option, bond option, interest rate
option, foreign exchange transaction, cap transaction, floor transaction, collar
transaction, forward transaction, currency swap transaction, crosscurrency
rate swap transaction, currency option or any other similar transaction
(including any option with respect to any of these transactions) or any
combination thereof, whether linked to one or more interest rates, foreign
currencies, commodity prices, equity prices or other financial measures.

                                       13

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   20

         "REIT" means a "real estate investment trust" as defined in the Code.

         "Real Estate Purchase Limitations" means the limitation on the dollar
amount that Borrower may pay for the purchase of Qualifying Real Estate, which
shall be (a) $10,000,000 (inclusive of costs and related improvements) in the
aggregate for all items of Qualifying Real Estate purchased by Borrower on or
after August 16, 1999, and (b) $3,000,000 (inclusive of costs and related
improvements) for any one item of Qualifying Real Estate.

         "Real Property" means any land, buildings, fixtures and other
improvements to land now or in the future directly or indirectly owned by any
Company, leased to or otherwise operated by any Company or subleased by any
Company to any other Person.

         "Regulation D" means Regulation D of the Board of Governors of the
Federal Reserve System as from time to time in effect and any successor thereto
or other regulation or official interpretation of said Board of Governors
relating to reserve requirements applicable to member banks of the Federal
Reserve System.

         "Regulation U" means Regulation U of the Board of Governors of the
Federal Reserve System as from time to time in effect and any successor or other
regulation or official interpretation of said Board of Governors relating to the
extension of credit by banks for the purpose of purchasing or carrying margin
stocks applicable to member banks of the Federal Reserve System.

         "Release" means any "release" as defined under any Environmental Law.

         "Release Request" means a Release Request executed and delivered by
Borrower to Collateral Agent in substantially the form of Exhibit I.

         "Renegotiated Loan" means any Mortgage Loan with respect to which the
applicable Mortgage Loan Obligor has had insufficient cash flow or negative
economic events which have diminished its ability to make timely or complete
payments and Borrower has given its concurrence to an alternative schedule of
repayment.

         "Reportable Event" means a reportable event as defined in Section 4043
of ERISA and the regulations issued under such section, with respect to an
Employee Plan, excluding, however, such events as to which the PBGC has by
regulation waived the requirement of Section 4043(a) of ERISA that it be
notified within 30 days of the occurrence of such event, provided, however, that
a failure to meet the minimum funding standard of Section 412 of the Code and of
Section 302 of ERISA shall be a Reportable Event regardless of any such waiver
of the notice requirement in accordance with either Section 4043(a) of ERISA or
Section 412(d) of the Code.

         "Representatives" means, with respect to a Person, its representatives,
officers, directors, employees, accountants, attorneys, insurers, shareholders
and agents.

         "Required Lenders" means (a) at any time prior to the commitment
reduction described in Section 2.6, any combination of two or more Lenders
holding (directly or indirectly) at least either (i) 66 2/3% of the total
Commitments while there is no Principal Debt, or (ii) 66 2/3% of the Principal
Debt while there is any Principal Debt, and (b) at any time thereafter, any
combination of one or more Lenders holding (directly or indirectly) at least
either (i) 66 2/3% of the total Commitments while there is no Principal Debt, or
(ii) 66 2/3% of the Principal Debt while there is any Principal Debt.

                                       14

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   21

         "Reserve Requirement" means, for any LIBOR Rate Borrowing and for the
relevant Interest Period, the total reserve requirements (including all basic,
supplemental, emergency, special, marginal and other reserves required by
applicable Governmental Requirements, including, without limitation, Regulation
D) applicable to eurocurrency fundings or liabilities, as of the first day of
that Interest Period, in amount and maturity of such Borrowing.

         "Responsible Officer" means Borrower's chairman, president, chief
executive officer, chief financial officer, executive vice president or, with
respect to non-financial matters, its general counsel.

         "Revolving Facility" means the revolving line of credit facility
described in Section 2.1.

         "Revolving Note" means one of the promissory notes executed by Borrower
in favor of a Lender pursuant to this Agreement, substantially in the form of
Exhibit A and otherwise in form and scope acceptable to Administrative Agent and
that Lender.

         "Rights" means rights, remedies, powers, privileges and benefits.

         "Second-Lien Loan" means a Mortgage Loan secured by a Mortgage granting
a second-priority Lien on a Project, subject only to the first-priority Lien on
the same project in favor of Borrower.

         "Security Agreement" means a Security Agreement in substantially the
form of Exhibit C, and otherwise in form and substance acceptable to
Administrative Agent, Collateral Agent and Lenders.

         "Segmented Loan" means any Mortgage Loan which has been segmented into
parts for securitization purposes.

         "Shipping Period" means 30 calendar days for the Mortgage Loan
Documents for any Mortgage Loan shipped to or for an investor under Section 5.4.

         "Shipping Request" means a Shipping Request executed and delivered by
Borrower to Collateral Agent in substantially the form of Exhibit F.

         "Solvent" means, as to any Person, that (a) the aggregate fair market
value of such Person's assets exceeds its liabilities (whether contingent,
subordinated, unmatured, unliquidated, or otherwise), (b) such Person has
sufficient cash flow to enable it to pay its debts as they mature and (c) such
Person does not have unreasonably small capital to conduct its businesses.

         "Special Purpose Entity" means a special purpose Wholly-owned
Subsidiary of Borrower, created in connection with the transactions contemplated
by an Asset Securitization, which engages in no activities, has no material
liabilities, and owns no other assets, other than those incidental to such Asset
Securitization.

         "Stated Termination Date" means November 29, 2002.

         "Structured Financing" means a financing arrangement whereby (a) the
obligor is a Special Purpose Entity, (b) Borrower has no obligation to pay the
indebtedness or any other obligations arising thereunder, and (c) the obligees
thereunder have no recourse against any of the Companies (other than the Special
Purpose Entity involved in the financing) or their assets.

         "Subsidiary" of any Person means any other Person of which (a) more
than 50% (in number of votes) of the stock (or equivalent interests) is owned of
record or beneficially, directly or indirectly, by that Person

                                       15

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   22

or (b) such Person serves as a general partner or in a similar capacity. Unless
otherwise specified or the context otherwise requires, "Subsidiary" refers to a
Subsidiary of Borrower.

         "Swing Line Borrowing" means any Borrowing under the Swing Line
Subfacility.

         "Swing Line Maturity Date" means November 29, 2000, and successive one
year extensions thereof if agreed to in writing by Bank One in its sole
discretion, but in no event, a date later than the Termination Date.

         "Swing Line Note" means a promissory note in substantially the form of
Exhibit B, and all renewals and extensions of all or any part thereof.

         "Swing Line Subfacility" means the subfacility under the Revolving
Facility (the Principal Debt of which may never exceed the aggregate of
$5,000,000), as described in, and subject to the limitations of, Section 2.2.

         "Swing Principal Debt" means, on any date of determination, that
portion of the Principal Debt outstanding under the Swing Line Subfacility.

         "Taxes" means, for any Person, taxes, assessments or other governmental
charges or levies imposed upon it, its income or any of its properties,
franchises or assets.

         "Termination Date" means the earlier of (a) the Stated Termination Date
or (b) the effective date that the Lenders' commitments to lend under this
agreement are fully canceled or terminated.

         "Third-Lien Loan" means a Mortgage Loan secured by a Mortgage granting
a third-priority Lien on a Project, subject only to the first- and
second-priority Liens on the same project in favor of Borrower.

         "Total Liabilities" means, at any time and for the Consolidated
Companies, all liabilities properly reflected on the Consolidated Companies'
consolidated balance sheet in accordance with GAAP.

         "Trust Receipt" means a Trust Receipt and Agreement executed and
delivered by Borrower to Collateral Agent in substantially the form of Exhibit
H.

         "Type" means any type of Borrowing determined with respect to the
applicable interest option.

         "UCC" means the Uniform Commercial Code as enacted in Texas or other
applicable jurisdictions.

         "Wholly-owned" when used in connection with any Subsidiary shall mean a
Subsidiary of which all of the issued and outstanding shares of stock (or
equivalent interests) are owned by Borrower or one or more of its Wholly-owned
Subsidiaries.

         "Workout Loans" means (a) those Mortgage Loans with respect to which
the Mortgage Loan Obligors have had insufficient cash flow and/or negative
economic events which have diminished their ability to make timely and/or
complete payments and Borrower has given its concurrence to an alternative
schedule of repayment, and (b) those Mortgage Loans previously classified as
Loans in Litigation which have been brought current by the Mortgage Loan
Obligors. Workout Loans will be maintained in this category for a minimum of six
(6) months and will be designated as performing (and therefore no longer a
Workout Loan) if, based upon payment history under the revised plan (or existing
payment plan with respect to Mortgage Loans previously classified as Mortgage
Loans in Litigation which have been brought current), financial

                                       16

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   23

information when available, and Borrower's professional opinion of each
situation, it appears that it is no longer a problem loan.

         "Year 2000 Compliant" is defined in Section 7.20(a).

         1.2 Time References. Unless otherwise specified, in the Credit
Documents (a) time references (e.g., 10:00 a.m.) are to time in Dallas, Texas,
and (b) in calculating a period from one date to another, the word "from" means
"from and including" and the word "to" or "until" means "to but excluding."

         1.3 Other References. Unless otherwise specified, in the Credit
Documents (a) where appropriate, the singular includes the plural and vice
versa, and words of any gender include each other gender, (b) heading and
caption references may not be construed in interpreting provisions, (c) monetary
references are to currency of the United States of America, (d) section,
paragraph, annex, schedule, exhibit and similar references are to the particular
Credit Document in which they are used, (e) references to "telecopy," "telefax,"
"facsimile," "fax" or similar terms are to facsimile or telecopy transmissions,
(f) references to "including" mean including without limiting the generality of
any description preceding that word, (g) the rule of construction that
references to general items, following references to specific items are limited
to the same type or character of those specific items is not applicable in the
Credit Documents, (h) references to any Person include that Person's heirs,
personal representatives, successors, trustees, receivers and permitted assigns,
(i) references to any Governmental Requirement include every amendment or
supplement to it, rule and regulation adopted under it, and successor or
replacement for it and (j) references to any Credit Document or other document
include every renewal and extension of it, amendment, modification and
supplement to it, and replacement or substitution for it, as each is made in
accordance with the applicable provisions of such Credit Document.

         1.4 Accounting Principles. Unless otherwise specified, in the Credit
Documents (a) GAAP determines all accounting and financial terms and compliance
with financial covenants, (b) GAAP in effect on the date of this agreement
determines compliance with financial covenants, (c) all accounting principles
applied in a current period must be comparable in all material respects to those
applied during the preceding comparable period and (d) while the Financials for
the Companies are on a consolidated basis, (i) all accounting and financial
terms and compliance with reporting covenants must be on a consolidated basis,
as applicable and (ii) compliance with financial covenants must be on a
consolidated basis.

SECTION 2. COMMITMENT.

         2.1 Revolving Facility. Subject to and in reliance upon the terms,
conditions, representations and warranties in the Credit Documents, each Lender
severally and not jointly agrees to lend to Borrower such Lender's Commitment
Percentage of one or more Borrowings under the Revolving Facility not to exceed
such Lender's Committed Sum, which, subject to the Credit Documents, Borrower
may borrow, repay and reborrow under this agreement, provided that (a) each such
Borrowing must occur on a Business Day and no later than the Business Day
immediately preceding the Termination Date, (b) each such Borrowing shall be in
an amount not less than $500,000 or a greater integral multiple of $100,000, and
(c) on any date of determination, the Commitment Usage shall never exceed the
lesser of (i) the Borrowing Base or (ii) the Commitment.

         2.2 Swing Line Subfacility.

                  (a) For the convenience of the parties and as an integral part
         of the transactions contemplated by the Credit Documents, Bank One,
         solely for its own account, may elect, in its sole discretion, to make
         any requested Borrowing directly to Borrower as a Swing Line Borrowing
         without requiring any other Lender to fund its Commitment Percentage
         thereof, provided that: (i) each such

                                       17

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   24

         Borrowing must occur on a Business Day prior to, and not on or after,
         the Swing Line Maturity Date; (ii) the aggregate Swing Principal Debt
         outstanding on any date of determination shall not exceed $5,000,000;
         (iii) each such Borrowing must be in an amount equal to $250,000 or a
         greater integral multiple thereof; (iv) on any date of determination,
         the Commitment Usage shall never exceed the Commitment; (v) at the time
         of such Swing Line Borrowing, no Event of Default or Potential Default
         shall have occurred and be continuing and all other conditions
         precedent for Borrowings set forth in Section 6 shall have been
         satisfied or waived; (vi) each Swing Line Borrowing shall be a Base
         Rate Borrowing (provided that at any time after Lenders are deemed to
         have purchased pursuant to Section 2.2(b) a participation in any Swing
         Line Borrowing, such Borrowing shall bear interest at the Default
         Rate); and (vii) no additional Swing Line Borrowing shall be made at
         any time after any Lender has refused, notwithstanding the requirements
         of Section 2.2(b), to purchase a participation in any Swing Line
         Borrowing as provided in such Section 2.2(b), and until such purchase
         shall occur or until the Swing Line Borrowing has been repaid. Each
         Borrowing under the Swing Line Subfacility shall be available and may
         be prepaid on same day telephonic notice from Borrower to Bank One, so
         long as such notice is received by Bank One prior to 12:00 noon. Swing
         Line Borrowings are due and payable by Borrower upon the earlier of (i)
         five Business Days after the borrowing date for such Swing Line
         Borrowing or (ii) the date of demand by Bank One.

                  (b) If Borrower fails to repay any Swing Line Borrowing when
         due (and in any event upon the earlier to occur of an Event of Default,
         the Termination Date, or the date on which the Commitment is canceled
         in full), Administrative Agent shall timely notify each Lender of such
         failure and of the date and amount not paid. No later than the close of
         business on the date such notice is given (if such notice was given
         prior to 12:00 noon on any Business Day, or, if made at any other time,
         on the next Business Day following the date of such notice), each
         Lender shall be deemed to have irrevocably and unconditionally
         purchased and received from Bank One an undivided interest and
         participation in such Swing Line Borrowing to the extent of such
         Lender's Commitment Percentage, and each Lender shall make available to
         Bank One in immediately available funds such Lender's Commitment
         Percentage of such unpaid amount. All such amounts payable by any
         Lender shall include interest thereon from the date on which such
         payment is payable by such Lender to, but not including, the date such
         amount is paid by such Lender to Administrative Agent, at the Federal
         Funds Rate. If such Lender does not promptly pay such amount upon
         Administrative Agent's demand therefor, and until such time as such
         Lender makes the required payment, Bank One shall be deemed to continue
         to have outstanding a Swing Line Borrowing in the amount of such unpaid
         obligation. Each payment by Borrower of all or any part of any Swing
         Line Borrowing shall be paid to Administrative Agent for the ratable
         benefit of Bank One and those Lenders who have funded their
         participations in such Swing Line Debt under this Section 2.2(b);
         provided that, with respect to any such participation, all interest
         accruing on the Swing Principal Debt to which such participation
         relates prior to the date of funding such participation shall be
         payable solely to Bank One for its own account.

         2.3 Borrowing Procedure. The following procedures apply to all
Borrowings (other than Swing Line Borrowings):

                  (a) Borrowing Request. Borrower may request a Borrowing only
         by making or delivering a Borrowing Request to Administrative Agent
         and Collateral Agent, which is irrevocable and binding on Borrower,
         stating the Type, amount and, if applicable, Interest Period for each
         Borrowing and which must be received by Administrative Agent and
         Collateral Agent no later than (i) 10:00 a.m. on the second Business
         Day before the date on which funds are requested (the "Borrowing
         Date") for any LIBOR Rate Borrowing or (ii) 10:00 a.m. on the
         Borrowing Date for any Base Rate Borrowing. Any Borrowing Request must
         be accompanied by information necessary to

                                       18

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   25

         calculate the Borrowing Base. Administrative Agent shall promptly
         notify each Lender of any Borrowing Request, and Collateral Agent shall
         promptly deliver to each Lender a current Borrowing Base Report.

                  (b) Funding. Each Lender shall remit its Commitment Percentage
         of each requested Borrowing to Administrative Agent's principal office
         in Dallas, Texas, in funds that are available for immediate use by
         Administrative Agent by 2:00 p.m. on the applicable Borrowing Date.
         Subject to receipt of those funds, Administrative Agent shall (unless
         to its actual knowledge any of the applicable conditions precedent have
         not been satisfied by Borrower or waived by the requisite Lenders under
         Section 15.10) make those funds available to Borrower by (at Borrower's
         option) (i) wiring the funds to or for the account of Borrower at the
         direction of Borrower or (ii) depositing the funds in Borrower's
         account with Administrative Agent.

                  (c) Funding Assumed. Absent contrary written notice from a
         Lender, Administrative Agent may assume that each Lender has made its
         Commitment Percentage of the requested Borrowing available to
         Administrative Agent on the applicable Borrowing Date, and
         Administrative Agent may, in reliance upon such assumption (but shall
         not be required to), make available to Borrower a corresponding amount.
         If a Lender fails to make its Commitment Percentage of any requested
         Borrowing available to Administrative Agent on the applicable Borrowing
         Date, Administrative Agent may recover the applicable amount on demand,
         (i) from that Lender together with interest, commencing on the
         Borrowing Date and ending on (but excluding) the date Administrative
         Agent recovers the amount from that Lender, at an annual interest rate
         equal to the Federal Funds Rate, or (ii) if that Lender fails to pay
         its amount upon demand, then from Borrower. No Lender is responsible
         for the failure of any other Lender to make its Commitment Percentage
         of any Borrowing; however, failure of any Lender to make its Commitment
         Percentage of any Borrowing does not excuse any other Lender from
         making its Commitment Percentage of any Borrowing.

         2.4 Borrowing Requests. Each Borrowing Request constitutes a
representation and warranty by Borrower that as of the Borrowing Date, all of
the conditions precedent for that Borrowing in Section 6 have been satisfied.

         2.5 Reduction or Termination of Commitment by Borrower. Without premium
or penalty, and upon giving not less than three Business Days prior written and
irrevocable notice to Administrative Agent, Borrower may terminate in whole or
in part the unused portion of the Commitment; provided that: (a) each partial
termination shall be in an amount of not less than $5,000,000 or a greater
integral multiple of $2,500,000; (b) the amount of the Commitment may not be
reduced below the Commitment Usage at such time; and (c) each reduction shall be
allocated among the Lenders in accordance with their respective Commitment
Percentages. Promptly after receipt of such notice of termination or reduction,
Administrative Agent shall notify each Lender of the proposed cancellation or
reduction. Such termination or partial reduction of the Commitment shall be
effective on the Business Day specified in Borrower's notice (which date must be
at least three Business Days after Borrower's delivery of such notice). In the
event that the Commitment is reduced to zero at a time when there is no
outstanding Principal Debt, this agreement shall be terminated (except for any
indemnification or expense reimbursement provisions in this Agreement which
survive the termination of this Agreement) and all commitment fees and other
fees then earned and unpaid hereunder and all other amounts constituting part of
the Obligation then due and owing shall be immediately due and payable, without
notice or demand by Administrative Agent or any Lender.

         2.6 Special One-Time Commitment Reduction. On April 30, 2000, the
Commitment shall automatically be reduced to $45,000,000, with no action
required of any party to effect such reduction. On

                                       19

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   26

such date, Borrower shall make all mandatory prepayments on the Obligation as
are required by the Credit Documents, including, without limitation, Section
3.2(c). If no Event of Default has occurred and is continuing as of such date,
the Committed Sum of Bank One shall be reduced by the full $15,000,000, with no
change occurring in the Committed Sum of any other Lender. If an Event of
Default has occurred and is continuing as of such date, the Committed Sum of
each Lender shall be reduced by the $15,000,000 reduction in the Commitment
times their respective Commitment Percentages. Schedule 2 shall be deemed to be
automatically updated to reflect the reduction in the Commitment contemplated by
this Section 2.6, and Administrative Agent shall prepare and circulate to
Borrower and Lenders an amended Schedule 2 reflecting those changes. If
additional Lenders become party to this agreement prior to April 30, 2000, and
such Lenders in the aggregate agree to Committed Sums of $15,000,000 or more,
the existing Lenders shall take reasonable steps to amend this agreement so as
to not require the commitment reduction described in this Section 2.6 and to
reallocate the Committed Sums among the Lenders accordingly so that the amount
of the commitment reduction that would have taken place is allocated to the new
Lender(s).

         2.7 Extensions of the Stated Termination Date. On or before October
15th of each calendar year which occurs prior to the Stated Termination Date (as
the same may have been extended hereunder) but not sooner than 30 days preceding
such date, Borrower may submit a request to Administrative Agent and Lenders to
extend the Stated Termination Date for an additional year by delivering to
Administrative Agent a written request to extend the Stated Termination Date.
Any Lender may decline to grant such extension for any reason in their sole and
absolute discretion. If the Lenders decline to extend the Stated Termination
Date, Borrower shall be required to fully repay all of the Obligation on the
Stated Termination Date then in effect. Neither Administrative Agent nor any
Lender is under any obligation to extend or refinance all or any portion of the
Obligation at any time. If the Lenders agree to extend the Stated Termination
Date, Administrative Agent and Lenders may, in their sole and absolute
discretion, specify the conditions applicable to such extension, which may
include, without limitation, the delivery to Administrative Agent and Lenders of
such documents, instruments and assurances as Administrative Agent and Lenders
deem necessary or appropriate to evidence such extension.

SECTION 3. TERMS OF PAYMENT.

         3.1 Notes and Payments.

                  (a) Notes. The Principal Debt (other than Principal Debt
         arising and outstanding under the Swing Line Subfacility) shall be
         evidenced by the Revolving Notes, one payable to each Lender in the
         maximum stated principal amount of its Committed Sum as of the Closing
         Date. Swing Principal Debt arising and outstanding shall be evidenced
         by a Swing Line Note payable to Bank One in the maximum stated
         principal amount of $5,000,000.

                  (b) Payment. Borrower must make each payment and prepayment on
         the Obligation to Administrative Agent's principal office in Dallas,
         Texas in immediately available funds by 1:00 p.m. on the day due;
         otherwise, but subject to Section 3.8, those funds continue to accrue
         interest as if they were received on the next Business Day.
         Administrative Agent shall promptly pay to each Lender the part of any
         payment or prepayment to which that Lender is entitled under this
         agreement on the same day Administrative Agent is deemed to receive the
         funds from Borrower.

                  (c) Payment Assumed. Unless Administrative Agent has received
         notice from Borrower prior to the date on which any payment is due
         under this agreement, that Borrower will not make that payment in full,
         Administrative Agent may assume that Borrower has made the full payment
         due and Administrative Agent may, in reliance upon that assumption,
         cause to be distributed to each Lender on that date the amount then due
         to each Lender. If and to the extent Borrower does not make the full
         payment due to Administrative Agent, each Lender shall repay
         Administrative Agent on demand the

                                       20

<PAGE>   27

         amount distributed to that Lender by Administrative Agent, together
         with interest for each day from the date that Lender received payment
         from Administrative Agent until the date that Lender repays
         Administrative Agent (unless such repayment is made on the same day as
         such distribution), at an interest rate equal to the Federal Funds
         Rate.

         3.2 Interest and Principal Payments.

                  (a) Interest. Interest on each LIBOR Rate Borrowing shall be
         due and payable as it accrues on the last day of its respective
         Interest Period and on the Termination Date; provided that if any
         Interest Period is a period greater than three months, then accrued
         interest shall also be due and payable on the date three months after
         the commencement of such Interest Period. Interest on each Base Rate
         Borrowing shall be due and payable as it accrues on the last day of
         each month (commencing on the first of those dates that follows the
         Closing Date), and on the Termination Date.

                  (b) Principal. The Principal Debt under the Revolving Facility
         and the Swing Line Subfacility is due and payable on the Termination
         Date. After giving Administrative Agent advance written notice of the
         intent to prepay, Borrower may voluntarily prepay all or any part of
         the Principal Debt from time to time and at any time, in whole or in
         part, without premium or penalty; provided that: (i) such notice must
         be received by Administrative Agent by 10:00 a.m. on (A) the third
         Business Day preceding the date of prepayment of a LIBOR Rate
         Borrowing, and (B) one Business Day preceding the date of prepayment of
         a Base Rate Borrowing; (ii) each such partial prepayment must be in a
         minimum amount of at least $500,000 or a greater integral multiple of
         $100,000 thereof (if a LIBOR Rate Borrowing or a Base Rate Borrowing),
         or $250,000 or an integral multiple thereof (if a Swing Line
         Borrowing); (iii) all accrued interest on the Obligation must also be
         paid in full, to the date of such prepayment; and (iv) Borrower shall
         pay any related Consequential Loss within ten (10) days after demand
         therefor. Each notice of prepayment shall specify the prepayment date,
         the facility or the subfacility hereunder being prepaid, the Type of
         Borrowing(s) and amount(s) of such Borrowing(s) to be prepaid and shall
         constitute a binding obligation of Borrower to make a prepayment on the
         date stated therein.

                  (c) Mandatory Prepayments. Borrower shall make mandatory
         prepayments on the Obligation to Administrative Agent in the following
         amounts (without duplication):

                           (i) On any date of determination, if the Commitment
                  Usage exceeds the Commitment then in effect, or if the Swing
                  Principal Debt exceeds the Swing Line Subfacility then in
                  effect, then Borrower shall make a mandatory prepayment of the
                  Principal Debt under the Revolving Facility in at least the
                  amount of any such excess, together with (A) all accrued and
                  unpaid interest on the principal amount so prepaid and (B) any
                  Consequential Loss arising as a result thereof.

                           (ii) On any date of determination, if a Borrowing
                  Base Deficiency exists, Borrower shall make a mandatory
                  prepayment of the Principal Debt under the Revolving Facility
                  in at least the amount necessary to cause the Borrowing Base
                  Deficiency to no longer exist, together with (A) all accrued
                  and unpaid interest on the principal amount so prepaid and (B)
                  any Consequential Loss arising as a result thereof.

                           (iii) 100% of the Net Proceeds from any sale (subject
                  in all respects to Section 9.10) of assets by Borrower, other
                  than any sale of assets which are obsolete or are no longer in
                  use and which are not significant to the continuation of
                  Borrower's business;

                                       21

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   28

                           (iv) 100% of the Net Proceeds received by the
                  Companies in connection with any Structured Financing or
                  Asset Securitization; and

                           (v)  100% of the Net Proceeds from any Debt incurred
                   as permitted by Section 9.2(a)(iv).

         Mandatory prepayments made pursuant to clauses (iii) - (v) above
         (together with any related Consequential Loss) are payable on the same
         Business Day on which the proceeds of such sale, securitization or
         issuance are received by Borrower, and must be made together with (A)
         all accrued and unpaid interest on the principal amount so prepaid and
         (B) any Consequential Loss arising as a result thereof. If the amount
         of any mandatory prepayment required hereunder is greater than the
         then-outstanding Obligation, any such excess may be retained by
         Borrower.

         3.3 Interest Options. Except that the LIBOR Rate may not be selected
when an Event of Default or Potential Default exists, and except as otherwise
provided in this agreement, Borrowings bear interest at an annual rate equal to
the lesser of (a) the Base Rate plus the Applicable Margin or the LIBOR Rate
plus the Applicable Margin (in each case as designated or deemed designated by
Borrower), as the case may be and (b) the Maximum Rate. Each change in the Base
Rate, LIBOR Rate or Maximum Rate is effective, without notice to Borrower or any
other Person, upon the effective date of change. If Borrower does not designate
the Type for a requested Borrowing, then the requested Borrowing shall be deemed
to be a LIBOR Rate Borrowing with an Interest Period of one month (unless the
LIBOR Rate is unavailable because of the conditions described in Sections 3.15
or 3.17, in which case the requested Borrowing will be deemed a Base Rate
Borrowing).

         3.4 Quotation of Rates. Borrower may call Administrative Agent before
delivering a Borrowing Request to receive an indication of the interest rates
then in effect, but the indicated rates do not bind Administrative Agent or
Lenders or affect the interest rate that is actually in effect when Borrower
makes a Borrowing Request or on the Borrowing Date.

         3.5 Default Rate. All past-due Principal Debt and, unless prohibited by
applicable Government Requirements, past-due interest accruing on the Principal
Debt shall, at Administrative Agent's option, bear interest on the amount
thereof from time to time outstanding from the date due (stated or by
acceleration) at the Default Rate until paid, regardless of whether payment is
made before or after entry of a judgment.

         3.6 Interest Recapture. If the designated interest rate applicable to
any Borrowing exceeds the Maximum Rate, the interest rate on that Borrowing is
limited to the Maximum Rate, but any subsequent reductions in the designated
rate shall not reduce the interest rate thereon below the Maximum Rate until the
total amount of accrued interest equals the amount of interest that would have
accrued if that designated rate had always been in effect. If at maturity
(stated or by acceleration), or at final payment of the Notes, the total
interest paid or accrued is less than the interest that would have accrued if
the designated rates had always been in effect, then, at that time and to the
extent not prohibited by applicable Governmental Requirements, Borrower shall
pay an amount equal to the difference between (a) the lesser of the amount of
interest that would have accrued if the designated rates had always been in
effect and the amount of interest that would have accrued if the Maximum Rate
had always been in effect, and (b) the amount of interest actually paid or
accrued on the Notes.

         3.7 Interest Calculations. Interest on all Borrowings will be
calculated on the basis of actual number of days (including the first day but
excluding the last day) elapsed but computed as if each calendar year consisted
of (a) 360 days in the case of LIBOR Borrowings or Base Rate Borrowings
calculated with reference to the Federal Funds Rate (unless such calculation
would result in the interest on the Borrowings exceeding the Maximum Rate in
which event such interest shall be calculated on the basis of a year of 365

                                       22

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   29

or 366 days, as the case may be) and (b) 365 or 366 days, as the case may be, in
the case of Base Rate Borrowings calculated with reference to Administrative
Agent's base rate of interest. All interest rate determinations and calculations
by Administrative Agent are conclusive and binding absent manifest error.

         3.8 Maximum Rate. It is the intent of Administrative Agent, Lenders and
Borrower in the execution and performance of the Credit Documents to remain in
strict compliance with applicable Governmental Requirements from time to time in
effect, including applicable laws limiting the amount or rate of interest.
Administrative Agent, Lenders and Borrower stipulate and agree that none of the
terms and provisions contained in the Credit Documents shall ever be construed
to create a contract to pay for the use, forbearance or detention of money with
interest at a rate or in an amount in excess of the Maximum Rate or Maximum
Amount. For purposes of the Credit Documents, "interest" shall include the
aggregate of all charges which constitute interest under applicable Governmental
Requirements that are contracted for, charged, reserved, received or paid under
the Credit Documents. Borrower shall never be required to pay unearned interest
and shall never be required to pay interest at a rate or in an amount in excess
of the Maximum Rate or Maximum Amount, and the provisions of this section shall
control over all other provisions of the Credit Documents, and of any other
instrument pertaining to or securing the Obligation, which may be in actual or
apparent conflict herewith. If the Obligation is prepaid, or if the maturity of
the Obligation is accelerated for any reason, or if under any contingency the
effective rate or amount of interest which would otherwise be payable under the
Credit Documents would exceed the Maximum Rate or Maximum Amount, or in the
event any Lender or any holder of the Notes shall charge, contract for, take,
reserve or receive monies that are deemed to constitute interest which would, in
the absence of this provision, increase the effective rate or amount of interest
payable under the Credit Documents to a rate or amount in excess of that
permitted to be charged, contracted for, taken, reserved or received under
applicable Governmental Requirements then in effect, then the principal amount
of the Obligation or the amount of interest which would otherwise be payable
under the Notes or both shall be reduced to the amount allowed under applicable
Governmental Requirements as now or hereinafter construed by the courts having
jurisdiction, and all such moneys so charged, contracted for, taken, reserved or
received that are deemed to constitute interest in excess of the Maximum Rate
shall immediately be returned to or credited to the account of Borrower upon
such determination. Administrative Agent, Lenders and Borrower further stipulate
and agree that, without limitation of the foregoing, all calculations of the
rate or amount of interest contracted for, charged, taken, reserved or received
under the Credit Documents which are made for the purpose of determining whether
such rate or amount exceeds the Maximum Rate or Maximum Amount, shall be made to
the extent not prohibited by applicable Governmental Requirements, by
amortizing, prorating, allocating and spreading during the period of the full
stated term of the Notes, all interest at any time contracted for, charged,
taken, reserved or received from Borrower or otherwise by Lenders or any other
holder of the Notes. If the Governmental Requirements of the State of Texas are
applicable for purposes of determining the "Maximum Rate" or the "Maximum
Amount," then those terms mean the indicated rate ceiling from time to time in
effect under Chapter 1D, Subtitle 1, Title 79, Revised Civil Statutes of Texas,
as amended.

         3.9 Interest Periods. When Borrower requests any LIBOR Rate Borrowing,
Borrower may elect the applicable interest period (each an "Interest Period"),
which may be, at Borrower's option, one, three or six months, subject to the
following conditions: (a) the initial Interest Period for a LIBOR Rate Borrowing
commences on the applicable Borrowing Date or conversion date, and each
subsequent Interest Period applicable to any Borrowing commences on the day when
the next preceding applicable Interest Period expires; (b) if any Interest
Period for a LIBOR Rate Borrowing begins on a day for which no numerically
corresponding Business Day in the calendar month at the end of the Interest
Period exists, then the Interest Period ends on the last Business Day of that
calendar month; (c) if Borrower is required to pay any portion of a LIBOR Rate
Borrowing before the end of its Interest Period in order to comply with the
payment provisions of the Credit Documents, Borrower shall also pay any related
Consequential Loss; (d) no Interest Period for any portion of Principal Debt
may extend beyond the scheduled repayment date for that portion of Principal
Debt; and (e) no more than four Interest Periods may be in effect at one time.

                                       23

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   30

         3.10 Conversions. Subject to the dollar limits of Section 2.1 and
provided that Borrower may not convert to or select a new Interest Period for a
LIBOR Rate Borrowing at any time when an Event of Default exists, Borrower may
(a) convert a LIBOR Rate Borrowing on the last day of the applicable Interest
Period to a Base Rate Borrowing, (b) convert a Base Rate Borrowing at any time
to a LIBOR Rate Borrowing and (c) elect a new Interest Period for a LIBOR Rate
Borrowing. That election may be made by telephonic request to Administrative
Agent no later than 10:00 a.m. on the second Business Day before the conversion
date or the last day of the Interest Period, as the case may be (for conversion
to a LIBOR Rate Borrowing or election of a new Interest Period), and no later
than 10:00 a.m. on the last day of the Interest Period (for conversion to a Base
Rate Borrowing). Borrower shall provide a Conversion Notice to Administrative
Agent no later than two days after the date of the conversion or election.
Absent Borrower's telephonic request for conversion or election of a new
Interest Period or if an Event of Default exists, then, a LIBOR Rate Borrowing
shall be deemed converted to a Base Rate Borrowing effective when the applicable
Interest Period expires.

         3.11 Order of Application.

                  (a) No Event of Default. Payments and prepayments of the
         Obligation shall be applied in the order and manner specified in this
         agreement; provided, however, if no order is otherwise specified in
         this agreement and no Event of Default or Potential Default has
         occurred and is continuing, payments and prepayments of the Obligation
         shall be applied first to fees, second to accrued interest then due and
         payable on the Principal Debt, and then to the remaining Obligation in
         the order and manner as Borrower may direct.

                  (b) Event of Default or No Direction. If an Event of Default
         or Potential Default has occurred and is continuing (or if Borrower
         fails to give direction as permitted under Section 3.11(a)), any
         payment or prepayment (including proceeds from the exercise of any
         Rights) shall be applied in the following order: (i) to all fees and
         expenses for which Administrative Agent, Collateral Agent or Lenders
         have not been paid or reimbursed in accordance with the Credit
         Documents (and if such payment or prepayment is less than all unpaid or
         unreimbursed fees and expenses, then the payment or prepayment shall be
         paid against unpaid and unreimbursed fees and expenses in the order of
         incurrence or due date); (ii) to accrued interest on the Principal
         Debt; (iii) to the Swing Principal Debt; (iv) to the remaining
         Principal Debt in such order as Required Lenders may elect (provided
         that Required Lenders will apply such proceeds in an order that will
         minimize any Consequential Loss); and (v) to the remaining Obligation
         in the order and manner Required Lenders deem appropriate.

                  (c) Pro Rata. Each payment or prepayment shall be distributed
         to each Lender in accordance with its Pro Rata Part of that payment
         or prepayment.

         3.12 Sharing of Payments, Etc. If any Lender obtains any payment or
prepayment with respect to the Obligation (whether voluntary, involuntary, or
otherwise, including, without limitation, as a result of exercising its Rights
under Section 3.13) that exceeds the part of that payment or prepayment that it
is then entitled to receive under the Credit Documents, then that Lender shall
purchase from the other Lenders participations that will cause the purchasing
Lender to share the excess payment or prepayment ratably with each other Lender.
If all or any portion of any excess payment or prepayment is subsequently
recovered from the purchasing Lender, then the purchase shall be rescinded and
the purchase price restored to the extent of the recovery. Borrower agrees that
any Lender purchasing a participation from another Lender under this section
may, to the fullest extent permitted by applicable Governmental Requirements,
exercise all of its Rights of payment (including the Right of offset) with
respect to that participation as fully as if that Lender were the direct
creditor of Borrower in the amount of that participation.

                                       24

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   31

         3.13 Offset. If an Event of Default exists, to the extent not
prohibited by applicable Governmental Requirements, each Lender may exercise
(for the benefit of all Lenders in accordance with Section 3.12) the Rights of
offset and banker's lien against each and every account and other property, or
any interest therein, that any Company may now or hereafter have with, or which
is now or hereafter in the possession of, that Lender to the extent of the full
amount of the Obligation owed (directly or participated) to it, provided,
however, no such right of offset or banker's lien may be exercised against any
account of any Special Purpose Entity.

         3.14 Booking Borrowings. To the extent permitted by applicable
Governmental Requirements, any Lender may make, carry, or transfer its
Borrowings at, to, or for the account of any of its branch offices or the office
or branch of any of its Affiliates. However, no Affiliate or branch is entitled
to receive any greater payment under Section 3.16 than the transferor Lender
would have been entitled to receive with respect to those Borrowings, and a
transfer may not be made if, as a direct result of it, Section 3.15 or 3.17
would apply to any of the Obligation. If any of the conditions of Sections 3.16
or 3.17 ever apply to a Lender, that Lender shall, to the extent possible, carry
or transfer its Borrowings at, to, or for the account of any of its branch
offices or the office or branch of any of its Affiliates so long as the transfer
is consistent with the other provisions of this section, does not create any
burden or adverse circumstance for that Lender that would not otherwise exist,
and eliminates or ameliorates the conditions of Sections 3.16 or 3.17, as
applicable.

         3.15 Basis Unavailable or Inadequate for LIBOR Rate. If on or before
any date when a LIBOR Rate is to be determined for a Borrowing, Administrative
Agent or any Lender determines (and Required Lenders agree with that
determination) that the basis for determining the applicable rate is not
available or that the resulting rate does not accurately reflect the cost to
Lenders of making or converting Borrowings at that rate for the applicable
Interest Period, then Administrative Agent shall promptly notify Borrower and
Lenders of that determination (which is conclusive and binding on Borrower
absent manifest error), and the applicable Borrowing shall bear interest at the
sum of the Base Rate plus the Applicable Margin. Until Administrative Agent
notifies Borrower that those circumstances giving rise to such notice no longer
exist, Lenders'3.16 commitments under this agreement to make, or to convert to,
LIBOR Rate Borrowings, as the case may be, shall be suspended.

         3.17 Additional Costs. Each Lender severally and not jointly agrees to
notify Administrative Agent, the other Lenders, and Borrower within 180 days
after it has actual knowledge that any circumstances exist that would give rise
to any payment obligation by Borrower under clauses (a) through (c) below.
Although no Lender shall have any liability to Administrative Agent, any other
Lender, or any Company for its failure to give that notice, Borrower is not
obligated to pay any amounts under those clauses that arise, accrue or are
imposed more than 180 days before that notice to the extent that notice is
applicable to those amounts. To demand payment under this section, any such
Lender must generally be making similar demand for similar additional costs
under credit agreements to which it is party that contain similar provisions to
this section.

                  (a) Reserves. With respect to any LIBOR Rate Borrowing (i) if
         any change in any present Governmental Requirement, any change in the
         interpretation or application of any present Governmental Requirement,
         or any future Governmental Requirement imposes, modifies or deems
         applicable (or if compliance by any Lender with any requirement of any
         Governmental Authority results in) any requirement that any reserves
         (including, without limitation, any marginal, emergency, supplemental,
         or special reserves) be maintained (other than any reserve included in
         the Reserve Requirement) and if (ii) those reserves reduce any sums
         receivable by that Lender under this agreement or increase the costs
         incurred by Lender in advancing or maintaining any portion of any LIBOR
         Rate Borrowing, then (iii) that Lender (through Administrative Agent)
         shall deliver to Borrower a certificate setting forth in reasonable
         detail the calculation of the amount necessary to compensate it for its
         reduction or increase (which certificate is conclusive and binding
         absent

                                       25

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   32

         manifest error), and (iv) Borrower shall pay that amount to that Lender
         within five Business Days after demand. The provisions of and
         undertakings and indemnifications in this clause (a) survive the
         satisfaction and payment of the Obligation and termination of this
         agreement.

                  (b) Capital Adequacy. With respect to any Borrowing, if any
         change in any present Governmental Requirement, any change in the
         interpretation or application of any present Governmental Requirement,
         or any future Governmental Requirement regarding capital adequacy, or
         if compliance by Administrative Agent or any Lender with any request,
         directive or requirement imposed in the future by any Governmental
         Authority regarding capital adequacy, or if any change in its written
         policies or in the risk category of this transaction, in any of the
         foregoing events or circumstances, reduces the rate of return on its
         capital as a consequence of its obligations under this agreement to a
         level below that which it otherwise could have achieved (taking into
         consideration its policies with respect to capital adequacy) by an
         amount deemed by it to be material (and it may, in determining the
         amount, utilize reasonable assumptions and allocations of costs and
         expenses and use any reasonable averaging or attribution method), then
         (unless the effect is already reflected in the rate of interest then
         applicable under this agreement) Administrative Agent or that Lender
         (through Administrative Agent) shall notify Borrower and deliver to
         Borrower a certificate setting forth in reasonable detail the
         calculation of the amount necessary to compensate it (which certificate
         is conclusive and binding absent manifest error), and Borrower shall
         pay that amount to Administrative Agent or that Lender within five
         Business Days after demand. The provisions of and undertakings and
         indemnification in this clause (b) shall survive the satisfaction and
         payment of the Obligation and termination of this agreement.

                  (c) Taxes. Any Taxes payable by Administrative Agent or any
         Lender or ruled by a Governmental Authority to be payable by
         Administrative Agent or any Lender in respect of this agreement or any
         other Credit Document shall, if permitted by applicable Governmental
         Requirements, be paid by Borrower, together with interest and
         penalties, if any, except for Taxes payable on or measured by the
         overall net income of Administrative Agent or that Lender (or any other
         Person with whom Administrative Agent or that Lender files a
         consolidated, combined, unitary, or similar Tax return) and except for
         interest and penalties incurred as a result of the gross negligence or
         willful misconduct of Administrative Agent or that Lender.
         Administrative Agent or that Lender (through Administrative Agent)
         shall notify Borrower and deliver to Borrower a certificate setting
         forth in reasonable detail the calculation of the amount of Taxes
         payable, which certificate is conclusive and binding (absent manifest
         error), and Borrower shall pay that amount to Administrative Agent for
         its account or the account of that Lender, as the case may be, within
         ten Business Days after demand. If Administrative Agent or that Lender
         subsequently receives a refund of the Taxes paid to it by Borrower,
         then the recipient shall promptly pay the refund to Borrower.

         3.18 Change in Governmental Requirements. If any Governmental
Requirement makes it unlawful for any Lender to make or maintain LIBOR Rate
Borrowings, then that Lender shall promptly notify Borrower and Administrative
Agent, and (a) as to undisbursed funds, that requested Borrowing shall be made
as a Base Rate Borrowing and (b) as to any outstanding Borrowing (i) if
maintaining the Borrowing until the last day of the applicable Interest Period
is unlawful, the Borrowing shall be converted to a Base Rate Borrowing as of the
date of notice, in which event Borrower will be required to pay any related
Consequential Loss or (ii) if not prohibited by applicable Governmental
Requirements, the Borrowing shall be converted to a Base Rate Borrowing as of
the last day of the applicable Interest Period or (iii) if any conversion will
not resolve the unlawfulness, Borrower shall promptly prepay the Borrowing,
without penalty but with related Consequential Loss.

         3.19 Consequential Loss. BORROWER SHALL INDEMNIFY EACH LENDER AGAINST,
AND PAY TO IT UPON DEMAND, ANY CONSEQUENTIAL LOSS OF THAT LENDER. WHEN ANY
LENDER DEMANDS THAT

                                       26

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   33

BORROWER PAY ANY CONSEQUENTIAL LOSS, THAT LENDER SHALL DELIVER TO BORROWER AND
ADMINISTRATIVE AGENT A CERTIFICATE SETTING FORTH IN REASONABLE DETAIL THE BASIS
FOR IMPOSING CONSEQUENTIAL LOSS AND THE CALCULATION OF THE AMOUNT, WHICH
CALCULATION IS CONCLUSIVE AND BINDING ABSENT MANIFEST ERROR. THE PROVISIONS OF
AND UNDERTAKINGS AND INDEMNIFICATION IN THIS SECTION SURVIVE THE SATISFACTION
AND PAYMENT OF THE OBLIGATION AND TERMINATION OF THIS AGREEMENT.

         3.20 Foreign Lenders, Participants, and Purchasers. Each Lender,
Participant (by accepting a participation interest under this agreement), and
Purchaser (by executing an Assignment) that is not organized under the
Governmental Requirements of the United States of America or one of its states
(a) represents to Administrative Agent and Borrower that (i) no Taxes are
required to be withheld by Administrative Agent or Borrower with respect to any
payments to be made to it in respect of the Obligation and (ii) it has furnished
to Administrative Agent and Borrower two duly completed copies of either U.S.
Internal Revenue Service Form 4224, Form 1001, Form W-8, or any other form
acceptable to Administrative Agent and Borrower that entitles it to a complete
exemption from U.S. federal withholding Tax on all interest or fee payments
under the Credit Documents, and (b) covenants to (i) provide Administrative
Agent and Borrower a new Form 4224, Form 1001, Form W-8, or other form
acceptable to Administrative Agent and Borrower upon the expiration or
obsolescence according to applicable Governmental Requirements of any previously
delivered form, duly executed and completed by it, entitling it to a complete
exemption from U.S. federal withholding Tax on all interest and fee payments
under the Credit Documents, and (ii) comply from time to time with all
applicable Governmental Requirements with regard to the withholding Tax
exemption. If any of the foregoing is not true at any time or the applicable
forms are not provided, then Borrower and Administrative Agent (without
duplication) may deduct and withhold from interest and fee payments under the
Credit Documents any Tax at the maximum rate under the Code or other applicable
Governmental Requirement, and amounts so deducted and withheld shall be treated
as paid to that Lender, Participant, or Purchaser, as the case may be, for all
purposes under the Credit Documents.

SECTION 4. FEES.

         4.1 Treatment of Fees. Except as otherwise provided by applicable
Governmental Requirements, the fees described in this Section 4 (a) do not
constitute compensation for the use, detention, or forbearance of money, (b) are
in addition to, and not in lieu of, interest and expenses otherwise described in
this agreement, (c) shall be payable in accordance with Section 3, (d) shall be
non-refundable, (e) shall, to the fullest extent permitted by applicable
Governmental Requirements, bear interest, if not paid when due, at the Default
Rate, and (f) shall be calculated on the basis of actual number of days
(including the first day but excluding the last day) elapsed, but computed as if
each calendar year consisted of 360 days, unless such computation would result
in interest being computed in excess of the Maximum Rate in which event such
computation shall be made on the basis of a year of 365 or 366 days, as the case
may be.

         4.2 Fees of Administrative Agent and Arranger. Borrower shall pay to
Administrative Agent and Arranger, as the case may be, solely for their
respective accounts, the fees described in that certain separate letter
agreement dated as of November 15, 1999 (as thereafter amended or modified from
time to time), among Borrower, Administrative Agent and Arranger, which payments
shall be made on the dates specified in, and in amounts calculated in accordance
with, such letter agreement.

         4.3 Upfront Fees. On the Closing Date, Borrower shall pay to each
initial Lender upfront fees in amounts separately agreed to between Borrower and
each such Lender.

         4.4 Commitment Fee. Following the Closing Date, Borrower shall pay to
Administrative Agent, for the ratable account of Lenders, a commitment fee,
payable in installments in arrears, on each March 31, June 30, September 30, and
December 31 and on the Termination Date, commencing December 30, 1999.

                                       27

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   34

Each installment shall be in an amount equal to 0.250% multiplied by the amount
by which (a) the average daily Commitment exceeds (b) the average daily
Commitment Usage, in each case during the period from and including the last
payment date to and excluding the payment date for such installment, provided
that each such installment shall be calculated in accordance with Section
4.1(f). Solely for the purposes of this Section 4.4, (i) determinations of the
average daily Commitment Usage shall exclude the Principal Debt of all Swing
Line Borrowings (provided that, solely for Bank One in its capacity as the
Lender under the Swing Line Subfacility [and any successor Lender thereunder],
Borrowings under the Swing Line Subfacility will be included in determining the
Commitment Usage for such Lender up to, but not in excess of, the amount which
causes the Commitment Usage of such Lender to equal the Committed Sum of such
Lender); and (ii) "ratable" shall mean, for any period of calculation, with
respect to any Lender, that proportion which (x) the average daily unused
Committed Sum of such Lender during such period bears to (y) the amount of the
average daily unused Commitment during such period.

         4.5 Fees of Collateral Agent. Borrower shall pay to Collateral Agent,
for its sole account, custodial fees in amounts and upon such payment terms as
may be separately agreed upon by Borrower and Collateral Agent in writing.

SECTION 5. COLLATERAL PROCEDURES; COLLATERAL.

         5.1 Eligible Mortgage Loans.

                  (a) General. The requirements for Mortgage Loans to constitute
         Eligible Mortgage Loans and be included in the Borrowing Base are
         listed on Schedule 5.1. If at any time any Mortgage Loan ceases to meet
         those requirements, then that Mortgage Loan is automatically excluded
         from all calculations of the Borrowing Base. Upon Borrower's written
         request, Required Lenders may consider a Mortgage Loan for inclusion in
         the Borrowing Base even though it does not otherwise meet all of the
         criteria to qualify as an Eligible Mortgage Loan.

                  (b) Exclusion of Affected Projects. In the event that any
         Project which secures a Mortgage Loan is damaged or destroyed as the
         result of fire or other casualty or occurrence (an "Affected Project"),
         then for the purpose of determining whether Borrower is in compliance
         with the provisions of this agreement, the following provisions shall
         be applicable:

                           (i) Exclusion from the Borrowing Base. If (i) any
                  such Project has been so damaged as to make it unsuitable for
                  its intended business purpose, or (ii) the cost of repair and
                  restoration of such damage to any such Project, as estimated
                  by Borrower, exceeds the greater of 15% of the Appraised Value
                  of the Affected Project or $150,000, and the portion of the
                  Borrowing Base attributable to the Mortgage Loan which is
                  secured by such Project (together with all other such Mortgage
                  Loans secured by Affected Projects already meeting the
                  parameters of this clause (i)) exceeds 15% of the total
                  Borrowing Base, or (iii) the applicable Mortgage Loan Obligor
                  has not completed the repair and restoration of such Project
                  within the period of time and in accordance with Borrower's
                  standard loan servicing policies as described in Section 8.13
                  below, the Mortgage Loan secured thereby will no longer be
                  considered to be an Eligible Mortgage Loan and shall be
                  removed from the Borrowing Base, and Borrower shall
                  immediately pay any Borrowing Base Deficiency resulting from
                  such removal; and

                           (ii) Re-Inclusion in the Borrowing Base. At such time
                  as such Affected Project has been completely repaired and
                  restored to its former condition (without any material changes
                  unless approved by Administrative Agent in writing) and the
                  Mortgage Loan again

                                       28

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   35

                  qualifies as an Eligible Mortgage Loan, then such Mortgage
                  Loan shall, upon written request by Borrower, be again
                  included in the Borrowing Base.

         5.2 Collateral Delivery. Borrower must comply with the required
procedures on Schedule 5.2 for Mortgage Loans offered in connection with this
agreement by no later than 11:00 a.m. on the applicable Borrowing Date for
Mortgage Loans supporting any new Borrowing.

         5.3 Bailee and Agent. Administrative Agent, Collateral Agent and
Lenders appoint Borrower, and Borrower shall act, as Administrative Agent's,
Collateral Agent's and Lenders' (a) special agent for the sole and limited
purpose of obtaining and maintaining Appraisals for Mortgage Loans as required
by the Credit Documents and (b) bailee to (i) hold in trust for Administrative
Agent, Collateral Agent and Lenders all Mortgage Loan Documents and Project
Documents not otherwise required to be delivered to Collateral Agent under the
Credit Documents, (ii) specifically identify those items in the appropriate
Collateral Delivery Notice, and (iii) deliver to Collateral Agent any of the
foregoing items as soon as reasonably practicable upon Collateral Agent's
request.

         5.4 Shipment for Sale.

                  (a) Shipment of Mortgage Loan Documents. If no Event of
         Default, Potential Default, or Borrowing Base Deficiency exists,
         Borrower may, by a Shipping Request delivered to Collateral Agent by
         11:00 a.m. on the Business Day of shipment, request that Collateral
         Agent ship Mortgage Loan Documents to an Approved Investor or its
         servicer or custodian for the purchase or pooling of the related
         Mortgage Loans. If Collateral Agent has no actual knowledge that any of
         the above conditions have not been satisfied, then Collateral Agent
         shall ship the Mortgage Loan Documents it holds for those Mortgage
         Loans to that Approved Investor or its servicer or custodian under a
         Bailee Letter.

                  (b) Ineligible Collateral. Mortgage Loans shipped under clause
         (a) above, unless returned to Collateral Agent, cease to be Eligible
         Mortgage Loans upon the earlier of either the release of the Lender
         Liens in that Collateral under clause (c) below or the expiration of
         the Shipping Period for that Collateral.

                  (c) Release of Liens. The Lender Liens on any Mortgage Loans
         shipped under clause (a) above continue on that Collateral until either
         (i) Administrative Agent receives payment in an amount at least equal
         to the greater of (A) the amounts required to prepaid in accordance
         with Section 3.2 or (B) the full amount funded under this agreement
         with respect to such Eligible Mortgage Loan.

                  (d) Certain Credits. Neither Administrative Agent, Collateral
         Agent nor any Lender is obligated at any time to credit Borrower for
         any amounts due from any purchase of any Mortgage Loans contemplated
         under this agreement until Administrative Agent has actually received
         immediately available funds for those Mortgage Loans in the amount
         required under this agreement. Neither Administrative Agent, Collateral
         Agent nor any Lender is obligated at any time to collect any amounts or
         otherwise enforce any obligations due from any purchaser in respect of
         any such purchase.

         5.5 Shipments to Borrower.

                  (a) Shipment for Correction. If no Event of Default, Potential
         Default, or Borrowing Base Deficiency exists or occurs as a result of
         the shipment and if shipment would not result in any Mortgage Loan
         Documents for Mortgage Loans with more than an aggregate outstanding
         principal

                                       29

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   36

         amount of $5,000,000 being outstanding for correction, then Borrower
         may, by a Trust Receipt delivered to Collateral Agent, request that
         Collateral Agent ship to Borrower the entire mortgage loan file of
         Mortgage Loan Documents for any Mortgage Loan so that certain of those
         Mortgage Loan Documents may be corrected or replaced for clerical or
         other non-substantive mistakes. If Collateral Agent has no actual
         knowledge that any of the above conditions have not been satisfied,
         then and subject to the limitations below, then Collateral Agent shall
         ship to Borrower the entire mortgage loan file of Mortgage Loan
         Documents to be corrected or replaced. Borrower shall re-deliver to
         Collateral Agent the corrected Mortgage Loan Documents (meeting the
         requirements of Schedule 5.2) before the expiration of the Correction
         Period for the applicable Mortgage Loan. Mortgage Loans shipped under
         this section, unless returned to Collateral Agent, cease to be Eligible
         Mortgage Loans (a) to the extent that Mortgage Loan Documents for
         Mortgage Loans with more than an aggregate outstanding principal amount
         of $5,000,000 are outstanding for correction at any time and (b) upon
         the expiration of the Correction Period for that Mortgage Loan. The
         Lender Liens on any Collateral shipped under this section continue in
         full force and effect.

                  (b) Shipment for Securitization Review. If no Event of
         Default, Potential Default, or Borrowing Base Deficiency exists, then
         Borrower may, by a Trust Receipt delivered to Collateral Agent, request
         that Collateral Agent ship to Borrower the entire mortgage loan file of
         Mortgage Loan Documents (except that Collateral Agent shall retain the
         original promissory note evidencing the Mortgage Loan and include only
         a copy of such promissory note in the mortgage loan file sent to
         Borrower) for the Mortgage Loans to be included in an Asset
         Securitization. Any such request from Borrower shall include a
         representation from Borrower that such Mortgage Loans are to be
         included as part of an Asset Securitization scheduled to close within
         30 days of the date of such request and that Borrower is requesting
         such Mortgage Loan Documents in order to review the mortgage loan files
         so as to facilitate the inclusion of those Mortgage Loans in such Asset
         Securitization. If Collateral Agent has no actual knowledge that any of
         the above conditions have not been satisfied, then and subject to the
         limitations below, then Collateral Agent shall ship to Borrower the
         entire mortgage loan file of Mortgage Loan Documents (other than the
         original promissory note) for Borrower's review. Borrower shall, before
         the expiration of five Business Days from the date of shipment to
         Borrower, either (i) re-deliver to Collateral Agent the Mortgage Loan
         Documents (meeting the requirements of Schedule 5.2) previously
         delivered to Borrower or (ii) cause the Obligation to be prepaid in
         accordance with Section 3.2. Mortgage Loans shipped under this section,
         unless returned to Collateral Agent, cease to be Eligible Mortgage
         Loans upon the expiration of five Business Days from the date of
         shipment to Borrower. The Lender Liens on any Collateral shipped under
         this section continue in full force and effect.

         5.6 Collateral. Borrower shall cause full payment and performance of
the Obligation to be secured by Lender Liens on all of the items and types of
property (together with its proceeds, the "Collateral"), described in the
present and future Credit Documents creating Lender Liens, including, without
limitation:

                  (a) All Mortgage Loans now or hereafter owned by Borrower;

                                       30

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   37

                  (b) All documents or instruments now or hereafter delivered by
         or on behalf of Borrower to Collateral Agent or which Borrower has
         agreed to deliver or cause to be delivered to Collateral Agent,
         including, without limitation, the Mortgage Notes which evidence the
         Mortgage Loans included in the Collateral;

                  (c) all general intangibles and Mortgage Loan Documents and
         Project Documents which relate to the Mortgage Loans included in the
         Collateral;

                  (d) All accounts, chattel paper, certificated securities or
         uncertificated securities which now or hereafter constitute proceeds
         of any item of Collateral;

                  (e) the Mortgage Loan Payment Account; and

                  (f) Proceeds of any of the foregoing and all of Borrower's
         records concerning the foregoing.

         5.7 Creation of Liens and Further Assurances. Borrower covenants and
agrees that the Lender Liens described in Section 5.6 shall be created and
perfected as a condition to funding any Borrowings. Furthermore, Borrower shall,
and shall cause each other appropriate Company to, perform the acts, duly
authorize, execute, acknowledge, deliver, file, and record any additional
writings, and pay all filing fees and costs as Administrative Agent, Collateral
Agent or the Required Lenders may reasonably deem appropriate or necessary to
perfect and maintain the Lender Liens and preserve and protect the Rights of
Administrative Agent, Collateral Agent and Lenders under any Credit Document.

         5.8 Release of Collateral.

                  (a) Excess Collateral. If no Event of Default or Potential
         Default exists and no Borrowing Base Deficiency exists or would occur
         (after taking into account any corresponding payment on the Obligation)
         as a result of the release, Borrower may, by a Release Request
         delivered to Collateral Agent by 11:00 a.m. on the Business Day of the
         release, request that Collateral Agent release the Lender Liens on any
         Mortgage Loan, such release to be subject to confirmation by the
         Administrative Agent that, to its knowledge, the conditions for such
         release have been satisfied.

                  (b) Satisfaction of Obligation. If the Obligation is fully
         paid and performed and all commitments by each Lender to extend credit
         under the Credit Documents are terminated or canceled, Borrower may, by
         written request to Administrative Agent, request that Administrative
         Agent release the Lender Liens on all of the Collateral, cause
         Collateral Agent to return to Borrower or its designee all Mortgage
         Loan Documents then held by Collateral Agent, and execute a release of
         any financing statements or other documents filed or recorded to
         perfect the Lender Liens.

                  (c) Releases. If Administrative Agent has no actual knowledge
         that any of the above conditions for a release have not been satisfied,
         then Administrative Agent shall effect those releases.

         5.9 Additional Appraisals. Administrative Agent may at any time, at
Lenders' expense, if required by any applicable Governmental Requirement, obtain
an Appraisal of any Project or any part thereof which secures a Mortgage Loan
which constitutes part of the Collateral; provided, however, that upon the
occurrence of and during the continuation of an Event of Default or Potential
Default, Administrative Agent may require and obtain, at Borrower's expense,
such additional Appraisals as it or Required Lenders, in their sole discretion,
deem necessary or appropriate.

                                       31

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   38

         5.10 Negative Pledge. Borrower hereby covenants and agrees (and agrees
to cause each other Company) not to directly or indirectly create, incur, grant,
suffer, or permit to be created or incurred any Lien on any of the respective
assets of such Companies, other than Permitted Liens and Permitted Project
Liens. Furthermore, in the event that, notwithstanding the foregoing, any such
Liens (other than Permitted Liens and Permitted Project Liens) are granted,
incurred, or created, then, in addition to the other Rights granted to
Administrative Agent, Collateral Agent and Lenders hereunder or under applicable
Governmental Requirements, (a) the Companies hereby grant to Administrative
Agent, Collateral Agent and Lenders an equal and ratable Lien in and to the
property so encumbered, (b) any Person receiving the benefit of any such
additional Liens shall be deemed to receive any such grant or conveyance of
Liens for the ratable and pari passu benefit of Lenders, Collateral Agent and
Administrative Agent and shall be deemed the bailee and agent for such Lenders
for the sole purpose of holding any such collateral and Liens and perfecting
Liens in favor of Administrative Agent, Collateral Agent and Lenders with
respect thereto, and (c) upon the request of Administrative Agent or Collateral
Agent, each Company shall execute, and shall request the other Person to
execute, all such documents and take all actions requested by Required Lenders
to more fully evidence and create such ratable, pari passu Liens in favor of
Lenders, Collateral Agent and Administrative Agent.

SECTION 6. CONDITIONS PRECEDENT.

         6.1 Initial Advances. The obligation of Lenders to make the initial
advances under this agreement is subject to the condition precedent that, on or
before the date of such advance, Administrative Agent and Lenders have received,
there shall have been performed and there shall exist, the documents, actions
and other matters set forth below, each in form, scope and substance, and (as
applicable) dated as of a date, satisfactory to Administrative Agent and
Lenders:

                  (a) Credit Agreement. This agreement duly executed by
         Borrower, Administrative Agent and each initial Lender;

                  (b) Revolving Notes. The Revolving Notes duly executed and
         delivered by Borrower;

                  (c) Swing Line Note. The Swing Line Note duly executed and
         delivered by Borrower;

                  (d) Collateral Documents. Copies (in sufficient counterparts)
         of each of the documents, instruments and agreements listed below,
         each duly executed and delivered by the respective parties indicated
         below:

                           (i)   A Security Agreement executed by Borrower;

                           (ii)  UCC-1 Financing Statements from Borrower in
                  favor of Administrative Agent as "Secured Party", to be filed
                  in the appropriate central and local recording offices;

                           (iii) UCC-3 Amendments to the UCC-1 Financing
                  Statements executed in connection with the Existing Agreement,
                  reflecting the change in "Secured Party" therein from Bank One
                  to Administrative Agent; and

                           (iv)  Delivery to Administrative Agent of all
                  Mortgage Loan Documents and Project Documents for Borrower's
                  existing Mortgage Loans required to be delivered pursuant to
                  the terms of this agreement;

                                       32

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   39

                  (e) Resolutions. Resolutions of Borrower approving the
         execution, delivery and performance of this agreement, the Revolving
         Notes, the Swing Note and the other Credit Documents to which it is a
         party and the transactions contemplated herein and therein, duly
         adopted by Borrower's Board of Trust Managers and accompanied by a
         certificate of the Secretary or Assistant Secretary of Borrower stating
         that the resolutions are true and correct, have not been altered or
         repealed and are in full force and effect;

                  (f) Incumbency Certificates. Signed certificates of the
         Secretary or Assistant Secretary of Borrower certifying the names of
         the officers of Borrower authorized to sign each of the Credit
         Documents to which it is a party and the other documents or
         certificates to be delivered pursuant to the Credit Documents by
         Borrower, together with the true signatures of each such officer.
         Administrative Agent and Lenders may conclusively rely on each such
         certificate until they receive, and have had a reasonable opportunity
         to act upon, a further certificate of the Secretary or Assistant
         Secretary of Borrower canceling or amending the prior certificate and
         submitting the signatures of the officers named in the further
         certificate;

                  (g) Declaration of Trust. A copy of the Declaration of Trust
         of Borrower, and all amendments thereto, certified by the Secretary or
         Assistant Secretary of Borrower as being true, correct and complete as
        of the date of such certification;

                  (h) Bylaws. A copy of the Bylaws of Borrower, and all
         amendments thereto, certified by the Secretary or Assistant Secretary
         of Borrower as being true, correct and complete as of the date of such
         certification;

                  (i) Payments to Administrative Agent and Arranger. The payment
         to Administrative Agent or Arranger, as applicable, of: (i) all fees to
         be received by Administrative Agent or Arranger pursuant to this
         agreement or any other Credit Document, and (ii) all third-party costs
         incurred in connection with this agreement, including all reasonable
         attorneys' fees, costs and out-of-pocket expenses of Administrative
         Agent's counsel incurred or estimated to have been incurred through the
         Closing Date in connection with the preparation, execution and delivery
         of the Credit Documents and the consummation of the transactions
         contemplated thereby;

                  (j) Insurance Policies. Copies of all insurance policies (or
         certificates relating thereto) required by Section 8.9, together with
         additional insured and notice of cancellation endorsements in
         favor of Administrative Agent;

                  (k) UCC and Tax and Judgment Lien Searches; Releases. The
         results of Uniform Commercial Code searches showing all financing
         statements and other documents or instruments, and tax and judgment
         Lien searches showing all tax and judgment Liens, on file against any
         Company in such jurisdictions as Administrative Agent shall require,
         such searches to be as of a date no more than twenty (20) days prior to
         the date of the initial Borrowing. A release and termination duly
         executed and delivered by each Person in whose favor (i) such UCC or
         tax and judgment Lien searches reflect an interest exists or (ii) any
         other search or information reflects an interest exists in any property
         or rights of any Company;

                  (l) Opinion of Counsel. A favorable opinion addressed to
         Administrative Agent and Lenders as to the matters set forth in
         Exhibit M hereto of Locke, Liddell & Sapp, LLP, outside legal
         counsel to Borrower;

                                       33

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   40

                  (m) Due Diligence Exam Completed. Administrative Agent and
         Lenders shall have completed their due diligence with respect to the
         Companies and shall have been satisfied with the results of such due
         diligence;

                  (n) Collateral Delivery and Review Completed. Collateral Agent
         shall have received and reviewed all of the Mortgage Loan Documents and
         Project Loan Documents for Borrower's existing Mortgage Loans that are
         required to be delivered to Collateral Agent, and Borrower and
         Collateral Agent shall have agreed on a Closing Date Borrowing Base
         Report;

                  (o) Financial Projections. Borrower shall have delivered to
         Administrative Agent and Lenders financial projections for the
         Companies (such financial projections to be in form and
         substance satisfactory to Administrative Agent and Lenders); and

                  (p) Additional Information. Such other documents,
         instruments, reports, opinions and information as reasonably required
         by Administrative Agent, any Lender and their respective counsel.

         6.2 All Borrowings. The obligation of Lenders to extend Borrowings
under this agreement (including the initial advances) is subject to the
following conditions precedent:

                  (a) No Default or Potential Default. As of the date of the
         making of the Borrowing, there exists no Event of Default or Potential
         Default;

                  (b) Compliance with Credit Agreement. Each Company has
         performed and complied with all agreements and conditions contained in
         this agreement and each other Credit Document that are required to be
         performed or complied with by it before or at the date of the
         Borrowing;

                  (c) No Material Adverse Event. As of the date of making the
         Borrowing, no Material Adverse Event has occurred and is continuing;

                  (d) Representations and Warranties. The representations and
         warranties contained in Section 7 and the other Credit Documents are
         true in all respects on the date of, and after giving effect to, the
         Borrowing, with the same force and effect as though made on and as of
         that date;

                  (e) Borrowing Request. Administrative Agent and Collateral
         Agent have each timely received from Borrower a properly completed
         Borrowing Request, executed by a Responsible Officer of Borrower; and

                  (f) Information for Borrowing Base Report. Administrative
         Agent and Collateral Agent have each timely received from Borrower
         information required to properly complete a Borrowing Base Report, and
         Collateral Agent has reviewed and has no objections to such information
         (if there is any dispute between Borrower and Collateral Agent
         regarding the calculation of the Borrowing Base, the determination by
         Collateral Agent shall be controlling). In making any Borrowing Base
         calculation or other calculation involving a determination of the
         mortgage value of Eligible Mortgage Loans, the Collateral Agent shall
         be permitted to rely, without independent investigation of the
         correctness thereof, on the information supplied by Borrower to the
         Collateral Agent.

SECTION 7. REPRESENTATIONS AND WARRANTIES. Borrower represents and warrants to
Administrative Agent and Lenders as follows:

                                       34

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   41
         7.1 Purpose and Regulation U.

                  (a) Subject to the other provisions in the Credit Documents,
         including, without limitation, clause (b) below, the proceeds of all
         Borrowings will be used to either (i) finance Borrower's Mortgage Loan
         origination or (ii) finance Borrower's purchase of Qualifying Real
         Estate. The initial advances under this agreement will also be used to
         retire certain bridge loan indebtedness owing under the Existing
         Agreement.

                  (b) The proceeds of the Revolving Facility will be used by
         Borrower solely for the purposes specified in Section 7.1(a). None of
         such proceeds will be used for the purpose of purchasing or carrying
         any "margin stock"as defined in Regulation U, or for the purpose of
         reducing or retiring any indebtedness which was originally incurred to
         purchase or carry a margin stock or for any other purpose which might
         constitute this transaction a "purpose credit" within the meaning of
         such Regulation U. No Company is engaged in the business of extending
         credit for the purpose of purchasing or carrying margin stocks. No
         Company, nor any Person acting on behalf of any Company, has taken or
         will take any action that might cause the Notes or any of the other
         Credit Documents, including this Credit Agreement, to violate
         Regulation U or any other regulations of the Board of Governors of the
         Federal Reserve System or to violate Section 7 of the Securities
         Exchange Act of 1934, as amended, or any rule or regulation thereunder,
         in each case as now in effect or as the same may hereinafter be in
         effect.

                  (c) No portion of any advance or loan made hereunder shall be
         used directly or indirectly to purchase ineligible securities, as
         defined by applicable regulations of the Federal Reserve Board,
         underwritten by any affiliate of Banc One Corporation or any affiliate
         of any other Lender during the underwriting period and for 30 days
         thereafter.

         7.2 Corporate Existence, Good Standing, Authority and Locations.
Borrower is a real estate investment trust duly organized, validly existing and
in good standing under the laws of the State of Texas. Except where the failure
to qualify would not result in a Material Adverse Event, Borrower is duly
qualified to transact business and is in good standing in each jurisdiction
where the nature and extent of its business and properties require due
qualification and good standing (and each of such jurisdictions is identified in
Schedule 7.3). Borrower possesses all requisite authority and power to conduct
its business as is now being conducted and as proposed to be conducted
(including under the Credit Documents) and to own and operate its assets as now
owned and operated and as proposed to be owned and operated (including under the
Credit Documents). Borrower's chief executive office and other principal offices
are described on Schedule 7.3. The present location of Borrower's books and
records concerning accounts and accounts receivable is at its chief executive
office.

         7.3 Subsidiaries and Names. Schedule 7.3 describes (a) each Company,
(b) every name or trade name used by each Company during the four-month period
before the date of this agreement (or during the period such Company has been a
Subsidiary, if shorter) and (c) every change of each Company's name during the
four-month period before the date of this agreement. All of the outstanding
shares of beneficial interests, capital stock or similar voting interests of
each Company are (i) duly authorized, validly issued, fully paid and
nonassessable, (ii) owned of record and beneficially as described in Schedule
7.3, free and clear of any Liens, and (iii) not subject to any warrant, option
or other acquisition Right of any Person or subject to any voting, ownership or
transfer restriction except (1) restrictions imposed by securities laws and
general corporate laws and (2) restrictions expressly noted in the certificates
evidencing such shares.

                                       35

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   42
         7.4 Authorization and Contravention. The execution and delivery by
Borrower of each Credit Document to which it is a party and the performance by
it of its obligations under those Credit Documents (a) are within its trust
power, (b) have been duly authorized by all necessary trust action, (c) require
no consent of, action by, or filing with, any Governmental Authority (except any
action or filing that has been taken or made or consent that has been received,
and is completed and in final form and full force and effect, on or before the
Closing Date), (d) do not violate any provision of its Organizational Documents,
(e) do not violate any provision of any Governmental Requirement applicable to
it or result in any breach of, or default under, any material agreement of the
Companies, or (f) result in, or requires the imposition of, any Liens on any
property of any Company, other than in favor of Administrative Agent for
Lenders.

         7.5 Binding Effect. Upon execution by Borrower of each Credit Document
to which it is a party, each such Credit Document will constitute a legal and
binding obligation of Borrower, enforceable against Borrower in accordance with
that Credit Document's terms, except as that enforceability may be limited by
Debtor Relief Laws and general principles of equity.

         7.6 Financials. The Current Financials were prepared in accordance with
GAAP and present fairly, in all material respects, the Companies' consolidated
(if applicable) financial condition, results of operations and cash flows as of,
and for the portion of the fiscal year ending on, their dates (subject only to
normal year-end adjustments for interim statements). Except for transactions
directly related to, or specifically contemplated or expressly permitted by, the
Credit Documents, no material adverse changes have occurred in the Companies'
consolidated (if applicable) financial condition from that shown in the Current
Financials.

         7.7 Solvency. On each Borrowing Date, Borrower is, and after giving
effect to the requested Borrowing will be, Solvent.

         7.8 Litigation.

                  (a) Except as shown on Schedule 7.8, no Company is subject to,
         or aware of the threat of, any Litigation involving any Company, or any
         of their respective properties, which if adversely determined against
         any of them, reasonably could be expected to result in a Material
         Adverse Event, and

                  (b) No outstanding and unpaid judgments against any Company
         exist that reasonably could be expected to result in a Material Adverse
         Event.

         7.9 Taxes.

                  (a) Except where the non-compliance of any of the following
         reasonably could not be expected to result in a Material Adverse Event,
         (i) all returns, reports and other information of each Company required
         to be filed in respect to a present or future liability for any Taxes
         have been prepared in compliance with all requisite Governmental
         Requirements, and as so prepared, have been properly filed (or
         extensions have been granted) and (ii) all Taxes imposed upon each
         Company that are due and payable have been timely and fully paid except
         as are being contested as permitted by Section 8.5.

                  (b) Borrower qualifies as a "real estate investment trust"
         for all purposes under the Code.

         7.10 Environmental Matters.

                  (a) No Company has received notice from any Governmental
         Authority that it has any actual or potential Environmental Liability,
         and no Company has knowledge that it has any Environmental Liability,
         which actual or potential Environmental Liability in either case
         reasonably could be expected to constitute a Material Adverse Event.

                                       36

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   43
                  (b) No Company has received notice from any Governmental
         Authority that any Real Property is affected by, and no Company has
         knowledge that any Real Property is affected by, any Release of any
         Hazardous Substance which reasonably could be expected to constitute a
         Material Adverse Event.

                  (c) No Company knows of any environmental conditions or
         circumstances adversely affecting any material portion of the Projects
         securing the Mortgage Loans. The Companies have taken all steps
         required under applicable Governmental Requirements to determine that
         all of the Projects securing the Mortgage Loans are in compliance with
         all applicable Governmental Requirements.

         7.11 Employee Plans. Except where not a Material Adverse Event (a) no
Employee Plan subject to ERISA has incurred an "accumulated funding deficiency"
(as defined in Section 302 of ERISA or Section 512 of the Code), (b) neither any
Company nor any ERISA Affiliate has incurred liability (except for liabilities
for premiums that have been paid or that are not past due) under ERISA to the
PBGC in connection with any Employee Plan, (c) neither any Company nor any ERISA
Affiliate has withdrawn in whole or in part from participation in a
Multiemployer Plan in a manner that has given rise to a withdrawal liability
under Title IV of ERISA, (d) neither any Company nor any ERISA Affiliate has
engaged in any "prohibited transaction" (as defined in Section 406 of ERISA or
Section 4975 of the Code), (e) no "reportable event" (as defined in Section 4043
of ERISA) has occurred excluding events for which the notice requirement is
waived under applicable PBGC regulations, (f) neither any Company nor any ERISA
Affiliate has any liability, or is subject to any Lien, under ERISA or the Code
to or on account of any Employee Plan, (g) each Employee Plan subject to ERISA
and the Code complies in all material respects, both in form and operation, with
ERISA and the Code and (h) no Multiemployer Plan subject to the Code is in
reorganization within the meaning of Section 418 of the Code.

         7.12 Properties; Liens. Each Company has good and marketable title to
all its property reflected on the Current Financials except for property that is
obsolete or that has been disposed of in the ordinary course of business between
the date of the Current Financials and the date of this agreement or, after the
date of this agreement, as permitted by Section 9.10. No Lien exists on any
property of any Company except Permitted Liens and Permitted Project Liens.
Except for the Credit Documents, no Company is party or subject to any
agreement, instrument or order which in any way restricts any Company's ability
to allow Liens to exist upon any of its assets.

         7.13 Government Regulations.

                  (a) No Company is subject to regulation under the Investment
         Company Act of 1940, as amended, or the Public Utility Holding Company
         Act of 1935, as amended.

                  (b) Each of the Companies has complied with all applicable
         Governmental Requirements of any Governmental Authority having
         jurisdiction over the conduct of their respective businesses or the
         ownership of their respective property.

         7.14 Transactions with Affiliates. Except for transactions with other
Companies or PMC Capital as permitted by Section 9.5, no Company is a party to a
transaction (other than of an inconsequential nature) with any of its
Affiliates.

         7.15 Debt. No Company has any Debt except Permitted Debt.

         7.16 Leases. Except where it could not reasonably be expected to result
in a Material Adverse Event, (a) each Company enjoys peaceful and undisturbed
possession under all leases necessary or desirable for the operation of its
properties and assets and (b) all material leases under which any Company is a
lessee are in full force and effect.

                                       37

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   44

         7.17 Labor Matters. Except where it could not reasonably be expected to
result in a Material Adverse Event (a) no actual or threatened strikes, labor
disputes, slow downs, walkouts, work stoppages or other concerted interruptions
of operations that involve any employees employed at any time in connection with
the business activities or operations at any Real Property exist, (b) hours
worked by and payment made to the employees of any Company have not been in
violation of the Fair Labor Standards Act or any other applicable Governmental
Requirements pertaining to labor matters, (c) all payments due from any Company
for employee health and welfare insurance, including, without limitation,
workers compensation insurance, have been paid or accrued as a liability on its
books and (d) the business activities and operations of each Company are in
compliance with OSHA and other applicable health and safety Governmental
Requirements.

         7.18 Intellectual Property. Except where it could not reasonably be
expected to result in a Material Adverse Event, (a) each Company owns or has the
right to use all material licenses, patents, patent applications, copyrights,
service marks, trademarks, trademark applications, trade names, trade secrets
and other intellectual property rights necessary or desirable to continue to
conduct its businesses as presently conducted by it and proposed to be conducted
by it immediately after the date of this agreement, (b) each Company is
conducting its business without infringement or claim of infringement of any
license, patent, copyright, service mark, trademark, trade name, trade secret or
other intellectual property right of others and (c) no infringement or claim of
infringement by others of any material license, patent, copyright, service mark,
trademark, trade name, trade secret or other intellectual property of any
Company exists.

         7.19 Insurance. Each Company maintains the insurance required by
Section 8.9.

         7.20 Year 2000 Issues. (i) As of the date of any request for an advance
under this agreement, (ii) as of the date of any renewal, extension or
modification of this agreement or any other Credit Document, and (iii) at all
times that this agreement or Lenders' commitments to make advances under this
agreement are outstanding:

                  (a) All devices, systems, machinery, information technology,
         computer software and hardware, and other date-sensitive technology
         (jointly and severally, the "Systems") necessary for each Company to
         carry on its business as presently conducted and as contemplated to be
         conducted in the future are Year 2000 Compliant or will be Year 2000
         Compliant within a period of time calculated to result in no material
         disruption of any Company's business operations. For purposes of these
         provisions, "Year 2000 Compliant" means that such Systems are designed
         to be used prior to, during and after the Gregorian calendar year 2000
         A.D. and will operate during each such time period without error
         relating to date data, specifically including any error relating to, or
         the product of, date data which represents or references different
         centuries or more than one century.

                  (b) Each Company has: (1) undertaken or caused to be
         undertaken a detailed inventory, review, and assessment of all areas
         within its business and operations that could be adversely affected
         by the failure of such Company to be Year 2000 Compliant on a timely
         basis; (2) developed or caused to be developed a detailed plan and time
         line for becoming Year 2000 Compliant on a timely basis; and (3) to
         date, implemented that plan in accordance with that timetable in all
         material respects.

                  (c) Each Company has made or caused to be made written inquiry
         of each of its key suppliers, vendors, and customers, if any, and has
         obtained in writing confirmations from all such Persons, as to whether
         such Persons have initiated programs to become Year 2000 Compliant and
         on the basis of such confirmations, each Company reasonably believes
         that all such Persons will be or become so compliant. For purposes
         hereof, "key suppliers, vendors, and customers" refers to those
         suppliers, vendors, and customers of the Companies whose business
         failure would, with reasonable probability, result in a Material
         Adverse Event. For purposes of this paragraph, each Lender, as a lender
         of funds under the terms of the Credit Documents, confirms to the
         Companies that such Lender has initiated its own corporate-wide Year
         2000 program with respect to its lending activities.

                                       38

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   45

         7.21 Full Disclosure. All information furnished to Administrative Agent
or Lenders by or on behalf of any Company in connection with the Credit
Documents was, and all information furnished to Administrative Agent or Lenders
in the future by or on behalf of any Company will be, in each case, when so
furnished, true, complete and accurate in all material respects or where
estimates or projections were or will be therein made and so designated, based
on good faith, reasonable estimates or projections on the date the information
is stated or certified.

SECTION 8. AFFIRMATIVE COVENANTS. For so long as any Lender is committed to lend
under this agreement and until the Obligation has been fully paid and performed,
Borrower covenants and agrees with Administrative Agent and Lenders as follows:

         8.1 Certain Items Furnished. Borrower shall furnish the following to
Administrative Agent (with sufficient copies for each Lender):

                  (a) Annual Financials, Etc. Promptly after preparation but no
         later than 90 days after the last day of each fiscal year of Borrower,
         audited Financials showing the Companies' consolidated and
         consolidating financial condition and results of operations as of, and
         for the year ended on, that last day, accompanied by (i) the opinion,
         without qualification, of a nationally-recognized firm of independent
         certified public accountants acceptable to Required Lenders, based on
         an audit using generally accepted auditing standards, that the
         consolidated portion of those Financials were prepared in accordance
         with GAAP and present fairly, in all material respects, the Companies'
         consolidated financial condition and results of operations and (ii)
         with respect to the period covered by such Financials, a Compliance
         Certificate.

                  (b) Quarterly Financials, Etc. Promptly after preparation but
         no later than 60 days after the last day of each fiscal quarter of
         Borrower, Financials showing the Companies' consolidated financial
         condition and results of operations for that fiscal quarter and for the
         period from the beginning of the current fiscal year to the last day of
         that fiscal quarter, accompanied by a Compliance Certificate with
         respect to the period covered by such Financials.

                  (c) SEC Filings. Promptly after preparation, but in any event
         (i) within 60 days after the end of each of the first three fiscal
         quarters of Borrower, an accurate and complete copy of Borrower's Form
         10-Q as filed with the Securities and Exchange Commission, (ii) within
         90 days after the end of each fiscal year of Borrower, an accurate and
         complete copy of Borrower's Form 10- K as filed with the Securities and
         Exchange Commission, and (iii) promptly upon their becoming available,
         accurate and complete copies of all registration statements, other
         periodic reports and statements and schedules filed by Borrower with
         any securities exchange, the Securities and Exchange Commission or any
         other similar Governmental Authority.

                  (d) Monthly Borrowing Base Reports. Promptly after preparation
         but no later than 10 days after the last day of each month, all
         information required for Collateral Agent to prepare a current
         Borrowing Base Report, such report to then be furnished to Lenders by
         Collateral Agent.

                  (e) Monthly Mortgage Loan Reports. Promptly after preparation,
         but no later than 30 days after the last day of each month, a schedule
         of all of Borrower's Mortgage Loans, each such report to be in form and
         scope acceptable to Administrative Agent, including, without
         limitation, setting forth information identifying (i) all Mortgage
         Loans with respect to which a default has occurred as to the payment of
         any installment of principal or interest or other monetary default has
         occurred under any Mortgage Loan Document related thereto and such
         default has not been cured for more than 60 days, or, in the case of
         Workout Loans, for more than 30 days, (ii) Mortgage Loans in
         Liquidation, (iii) Mortgage

                                       39

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   46

         Loans in Litigation, (iv) any other Non-Performing Loans, (v)
         Renegotiated Loans, (vi) Construction Loans, and (vii) Segmented
         Loans.

                  (f) Annual Financial Projections. Promptly after preparation
         but no later than 45 days after the last day of each fiscal year of
         Borrower, annual financial projections for the Companies prepared by
         Borrower, in form and substance reasonably acceptable to Administrative
         Agent, setting forth management's projections for the next succeeding
         fiscal year.

                  (g) Other Reports. Promptly after preparation and
         distribution, accurate and complete copies of all reports and other
         communications about material financial matters or material corporate
         plans or projections by or for any Company for distribution to any
         Governmental Authority or any existing or potential creditor including,
         without limitation, each interim or special audit report and management
         letter issued by the Companies' accountants with respect to the
         Companies or their financial records, but excluding (x) credit, trade
         and other reports prepared and distributed in the ordinary course of
         business and (y) information otherwise furnished to Administrative
         Agent and Lenders under this agreement.

                  (h) Employee Plans. As soon as possible and within 20 days
         after Borrower knows that a Reportable Event has occurred, or that the
         PBGC has instituted or will institute proceedings under ERISA to
         terminate that Employee Plan, deliver a certificate of a Responsible
         Officer of Borrower setting forth details as to that Reportable Event
         and the action which Borrower or an ERISA Affiliate, as the case may
         be, proposes to take with respect to it, together with a copy of any
         notice of that Reportable Event which may be required to be filed with
         the PBGC, or any notice delivered by the PBGC evidencing its intent to
         institute those proceedings or any notice to the PBGC that the Employee
         Plan is to be terminated, as the case may be. For all purposes of this
         section, Borrower is deemed to have all knowledge of all facts
         attributable to the plan administrator under ERISA.

                  (i) Project Lease Information. Promptly when requested by
         Administrative Agent or any Lender, correct and complete copies of all
         leases covering all or any portion of any Project, together with a rent
         roll covering such leases in form and substance reasonably required by
         Administrative Agent and certified to by the applicable Mortgage Loan
         Obligor as being true, correct and complete in all material respects.

                  (j) Other Notices. Promptly after Borrower knows or receives
         any notification thereof (whichever shall first occur), notice of (a)
         the existence and status of any Litigation or Environmental Liability
         that if determined adversely to any Company, could reasonably be
         expected to result in a Material Adverse Event, (b) any material
         Litigation that questions the validity of any Lien which secures or
         purports or is intended to secure any portion of the Obligation, any
         Credit Document, any Mortgage Loan Document relating to any Mortgage
         Loan, any Lien which secures or purports or is intended to secure any
         Mortgage Loan or any Project Document relating to any Mortgage Loan,
         (c) any change in any fact or circumstance (other than of an
         inconsequential nature) represented or warranted by any Company in any
         Credit Document, (d) any challenge by the Internal Revenue Service
         with respect to Borrower's status as a REIT, (e) an Event of Default,
         Potential Default or Material Adverse Event, specifying the nature
         thereof and what action the Companies have taken, are taking and
         propose to take, (f) any notice of a "default," "event of default" or
         "potential default" from any other creditor of the Companies, with a
         copy thereof immediately delivered to Administrative Agent, together
         with an explanation from Borrower, in detail satisfactory to
         Administrative Agent, regarding the notice and effect of such notice
         and (g) any Project securing a Mortgage Loan becoming an Affected
         Project.

                  (k) Other Information. Promptly when reasonably requested by
         Administrative Agent or any Lender, such additional information (not
         otherwise required to be furnished under this agreement)

                                       40

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   47

         regarding (a) any Company's business affairs, assets, liabilities,
         results of operation and financial condition, (b) the Collateral, (c)
         any Mortgage Loan, or (d) any Mortgage Loan Document, any Project
         Document or any Project which secures a Mortgage Loan (or is submitted
         to Administrative Agent for consideration as an Eligible Mortgage
         Loan), as Administrative Agent or any Lender may request (all in form
         and substance satisfactory to Administrative Agent or that Lender).

         8.2 Use of Credit. Borrower shall use the proceeds of Borrowings only
for the purposes represented in this agreement.

         8.3 Books and Records. Each Company shall maintain books, records and
accounts necessary to prepare Financials in accordance with GAAP.

         8.4 Inspections. Upon reasonable request and advance notice (but during
the pendency of an Event of Default, no advance notice is required), each
Company shall allow Administrative Agent or any Lender (or their respective
Representatives) to inspect any of that Company's properties, to review reports,
files and other records and to make and take away copies, to conduct tests or
investigations and to discuss any of its affairs, conditions and finances with
its other creditors, directors, officers, employees, outside accountants or
representatives from time to time, during reasonable business hours (but during
the pendency of an Event of Default, at any time). Without limiting the
foregoing, the Companies shall allow Administrative Agent to perform field
examinations to test such systems and controls of the Companies as it deems
appropriate (including, without limitation, project tests of the Systems to
determine if they are Year 2000 Compliant in an integrated environment).
Borrower shall promptly reimburse Administrative Agent and Lenders for the
reasonable expenses of such inspections and field examinations.

         8.5 Taxes. Each Company shall promptly pay when due any and all Taxes,
except Taxes that are being contested in good faith by lawful proceedings
diligently conducted, against which reserve or other provision required by GAAP
has been made and in respect of which levy and execution of any Lien sufficient
to be enforced has been and continues to be stayed.

         8.6 Payment of Obligation. Each Company shall promptly pay (or renew
and extend) all of its obligations as they become due (unless the obligations,
other than the Obligation or any part thereof, are being contested in good faith
by appropriate proceedings).

         8.7 Expenses. Within ten Business Days after demand accompanied by an
invoice describing the costs, fees and expenses in reasonable detail, Borrower
shall pay (a) all costs, fees and expenses paid or incurred by or on behalf of
Administrative Agent incident to any Credit Document (including, without
limitation, the reasonable fees and expenses of Administrative Agent's counsel
in connection with the negotiation, preparation, delivery and execution of the
Credit Documents and any related amendment, waiver or consent) and (b) all
reasonable costs and expenses incurred by Administrative Agent in connection
with the enforcement of the obligations of any Company under the Credit
Documents or the exercise of any Rights under the Credit Documents (including,
without limitation, reasonable allocated costs of in-house counsel, other
reasonable attorneys' fees and court costs), all of which are part of the
Obligation, bearing interest (if not paid within ten Business Days after demand
accompanied by an invoice describing the costs, fees and expenses in reasonable
detail) on the portion thereof from time to time unpaid at the Default Rate
until paid.

         8.8 Maintenance of Existence, Assets and Business. Each Company shall
(a) maintain its trust, corporate or partnership (as applicable) existence and
good standing in its state of incorporation or formation (as applicable) and (b)
except where the failure to perform any of the following could not reasonably be
expected to result in a Material Adverse Event (i) maintain its authority to
transact business and good standing in all other states, (ii) maintain all
licenses, permits and franchises necessary or desirable for its business and
(iii) keep all of

                                       41

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   48

its assets that are useful in and necessary to its business in good working
order and condition (ordinary wear and tear excepted) and make all necessary
repairs and replacements.

         8.9 Insurance. Each Company shall, at its cost and expense, maintain
with financially sound, responsible and reputable insurance companies or
associations, or as to workers' compensation or similar insurance, with an
insurance fund or by self-insurance authorized by the jurisdictions in which it
operates, insurance concerning its properties and businesses against casualties
and contingencies and of types and in amounts (and with co-insurance and
deductibles) as is customary in the case of similar businesses. In addition,
Borrower shall and shall cause each other Company to, (a) name Collateral Agent
as additional insured on all general and comprehensive liability insurance, (b)
deliver copies of the policies and endorsements for the insurance required by
this Section 8.9 to Collateral Agent promptly after issuance and renewal of each
and (c) cause each policy of insurance to provide that it will not be cancelled
or modified (as to term, coverage, scope, property or risks covered, change or
addition of loss payee or additional insured or otherwise) without 30 days prior
written notice to Collateral Agent.

         8.10 Compliance with Governmental Requirements. Each Company shall (a)
operate and manage its businesses and otherwise conduct its affairs in
compliance with all Governmental Requirements (including without limitation, all
Environmental Laws and Environmental Permits) except to the extent noncompliance
reasonably could be expected not to constitute a Material Adverse Event, (b)
promptly deliver to Administrative Agent a copy of any notice received from any
Governmental Authority alleging that any Company is not in compliance with any
Governmental Requirements (including any Environmental Laws or Environmental
Permits) if the allegation reasonably could constitute a Material Adverse Event
and (c) promptly deliver to Administrative Agent a copy of any notice received
from any Governmental Authority alleging that any Company has any potential
Environmental Liability if the allegation reasonably could constitute a Material
Adverse Event.

         8.11 Year 2000 Compliance.

                  (a) Each Company will promptly furnish such additional
         information, statements and other reports with respect to such
         Company's activities, course of action and progress towards becoming
         Year 2000 Compliant as Administrative Agent or any Lender may request
         from time to time.

                  (b) In the event of any change in circumstances that causes or
         will likely cause any Company's representations and warranties with
         respect to its being or becoming Year 2000 Compliant to no longer be
         true (hereinafter referred to as a "Change in Circumstances"), then
         such Company shall promptly, and in any event within 10 days of receipt
         of information regarding a Change in Circumstances, provide
         Administrative Agent with written notice (the "Notice") that describes
         in reasonable detail the Change in Circumstances and how such Change in
         Circumstances caused or will likely cause such Company's
         representations and warranties with respect to being or becoming Year
         2000 Compliant to no longer be true. Such Company shall, within 10 days
         of a request, also provide Administrative Agent with any additional
         information Administrative Agent or any Lender requests of such Company
         in connection with the Notice and/or a Change in Circumstances.

         8.12 Indemnification.

                  (a) AS USED IN THIS SECTION: (i) "INDEMNITOR" MEANS BORROWER
         AND EACH OTHER COMPANY; (ii) "INDEMNITEE" MEANS ADMINISTRATIVE AGENT,
         COLLATERAL AGENT, ARRANGER, EACH LENDER, EACH PRESENT AND FUTURE
         AFFILIATE OF ADMINISTRATIVE AGENT, COLLATERAL AGENT, ARRANGER AND EACH
         LENDER, EACH PRESENT AND FUTURE REPRESENTATIVE OF ADMINISTRATIVE AGENT,
         COLLATERAL AGENT, ARRANGER AND EACH LENDER OR ANY OF THOSE AFFILIATES
         AND EACH PRESENT AND FUTURE SUCCESSOR AND ASSIGN OF ADMINISTRATIVE
         AGENT, COLLATERAL AGENT, ARRANGER AND EACH LENDER OR ANY OF THOSE
         AFFILIATES OR

                                       42

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   49
         REPRESENTATIVES; AND (iii) "INDEMNIFIED LIABILITIES" MEANS ALL PRESENT
         AND FUTURE, KNOWN AND UNKNOWN, FIXED AND CONTINGENT, ADMINISTRATIVE,
         INVESTIGATIVE, JUDICIAL AND OTHER CLAIMS, DEMANDS, ACTIONS, CAUSES OF
         ACTION, INVESTIGATIONS, SUITS, PROCEEDINGS, AMOUNTS PAID IN
         SETTLEMENT, DAMAGES, JUDGMENTS, PENALTIES, COURT COSTS, LIABILITIES
         AND OBLIGATIONS, AND ALL PRESENT AND FUTURE COSTS, EXPENSES AND
         DISBURSEMENTS (INCLUDING ALL REASONABLE ATTORNEYS' FEES AND EXPENSES
         WHETHER OR NOT SUIT OR OTHER PROCEEDING EXISTS OR ANY INDEMNITEE IS
         PARTY TO ANY SUIT OR OTHER PROCEEDING) IN ANY WAY RELATED TO ANY OF
         THE FOREGOING, THAT MAY AT ANY TIME BE IMPOSED ON, INCURRED BY, OR
         ASSERTED AGAINST, ANY INDEMNITEE AND IN ANY WAY RELATING TO OR ARISING
         OUT OF ANY (1) CREDIT DOCUMENT OR TRANSACTION CONTEMPLATED BY ANY
         CREDIT DOCUMENT, (2) ENVIRONMENTAL LIABILITY IN ANY WAY RELATED TO ANY
         COMPANY, OR ACT, OMISSION, STATUS, OWNERSHIP, OR OTHER RELATIONSHIP,
         CONDITION, OR CIRCUMSTANCE CONTEMPLATED BY, CREATED UNDER, OR ARISING
         PURSUANT TO OR IN CONNECTION WITH ANY CREDIT DOCUMENT, OR (3)
         INDEMNITEE'S SOLE OR CONCURRENT ORDINARY NEGLIGENCE.

                  (b) EACH INDEMNITOR AGREES, JOINTLY AND SEVERALLY, TO
         INDEMNIFY PROTECT AND DEFEND EACH INDEMNITEE FROM AND AGAINST, HOLD
         EACH INDEMNITEE HARMLESS FROM AND AGAINST, AND ON DEMAND PAY OR
         REIMBURSE EACH INDEMNITEE FOR, ALL INDEMNIFIED LIABILITIES.

                  (c) THE FOREGOING PROVISIONS (i) ARE NOT LIMITED IN AMOUNT
         EVEN IF THAT AMOUNT EXCEEDS THE OBLIGATION, (ii) INCLUDE, WITHOUT
         LIMITATION, REASONABLE FEES AND EXPENSES OF ATTORNEYS AND OTHER COSTS
         AND EXPENSES OF LITIGATION OR PREPARING FOR LITIGATION AND DAMAGES OR
         INJURY TO PERSONS, PROPERTY, OR NATURAL RESOURCES ARISING UNDER ANY
         STATUTORY OR COMMON LAW GOVERNMENTAL REQUIREMENT, PUNITIVE DAMAGES,
         FINES, AND OTHER PENALTIES, AND (iii) ARE NOT AFFECTED BY THE SOURCE OR
         ORIGIN OF ANY HAZARDOUS SUBSTANCE, AND (iv) ARE NOT AFFECTED BY ANY
         INDEMNITEE'S INVESTIGATION, ACTUAL OR CONSTRUCTIVE KNOWLEDGE, COURSE OF
         DEALING, OR WAIVER.

                  (d) However, no Indemnitee is entitled to be indemnified
         under the Credit Documents for its own fraud, gross negligence, or
         wilful misconduct.

                  (e) Although failure to do so does not reduce or impair any
         Indemnitor's obligations under this section, each Indemnitee shall
         promptly notify Borrower of any event about which the Indemnitee has
         received written notice and that is reasonably likely to result in any
         Indemnified Liability. Each Indemnitor may, at its own cost and
         expense, participate in the defense in any proceeding involving any
         Indemnified Liability. If no Event of Default or Potential Default
         exists, Indemnitors may assume the defense in that proceeding on behalf
         of the applicable Indemnitees, including the employment of counsel if
         first approved (which approval may not be unreasonably withheld) by the
         applicable Indemnitees. If Indemnitors assume any defense, they shall
         keep the applicable Indemnitees fully advised of the status of, and
         shall consult with, and receive the concurrence of, those Indemnitees
         before taking any material position in respect of, that proceeding. If
         Indemnitors consent, if an Event of Default, Potential Default or
         Material Adverse Event exists or if any Indemnitee reasonably
         determines that an actual conflict of interests exists between
         Indemnitors and that Indemnitee with respect to the subject matter of
         the proceeding or that Indemnitors are not diligently pursuing the
         defense, then (i) that Indemnitee may, at Indemnitors' joint and
         several expense, employ counsel to represent that Indemnitee that is
         separate from counsel for Indemnitors or any other Person in that
         proceeding and (ii) Indemnitors are no longer entitled to assume the
         defense on behalf of that Indemnitee. No Indemnitor may agree to the
         settlement of any Indemnified Liability, or any matters or issues
         material to or necessary for the resolution of any such liability,
         without the prior written consent of the applicable Indemnitees unless,
         as agreed to in writing by an Indemnitee, that settlement fully
         relieves those Indemnitees of any liability whatsoever for that

                                       43

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   50

         Indemnified Liability. If an Indemnitee agrees to the settlement of any
         Indemnified Liability without the prior written consent of Indemnitors
         (which consent may not be unreasonably withheld), then Indemnitors are
         no longer obligated for that Indemnified Liability in respect of that
         Indemnitee.

                  (f) THE PROVISIONS OF AND INDEMNIFICATION AND OTHER
         UNDERTAKINGS UNDER THIS SECTION SURVIVE THE FORECLOSURE OF ANY LENDER
         LIEN OR ANY TRANSFER IN LIEU OF THAT FORECLOSURE, THE SALE OR OTHER
         TRANSFER OF ANY COLLATERAL TO ANY PERSON, THE SATISFACTION OF THE
         OBLIGATION AND THE TERMINATION OF THE CREDIT DOCUMENTS.

         8.13 Mortgage Loan Approval, Collection and Servicing Standards.
Borrower shall, and shall cause PMC Advisers to, follow the loan approval,
collection and servicing policies and standards in effect as of the Closing
Date, except for immaterial changes in such policies and standards or changes in
such policies and standards disclosed to and approved in writing by
Administrative Agent and Lenders.

         8.14 Post-Closing Covenants.

                  (a) Mortgage Loans Held by PMC Commercial Receivable Limited
         Partnership. Within 180 days following the Closing Date, Borrower shall
         cause its Subsidiary, PMC Commercial Receivable Limited Partnership, to
         transfer any remaining Mortgage Loans owned by it to Borrower, it being
         contemplated that, before this time, those Mortgage Loans may be
         included in an Asset Securitization.

SECTION 9. NEGATIVE COVENANTS. For so long as any Lender is committed to lend
under this agreement and until the Obligation has been fully paid and performed,
Borrower covenants and agrees with Administrative Agent and Lenders as follows:

         9.1 Payroll Taxes. No Company may directly or indirectly use any
proceeds of any Borrowing (a) for any purpose other than as represented in this
agreement, or (b) for the payment of wages of employees unless a timely payment
to or deposit with the United States of America of all amounts of Tax required
to be deducted and withheld with respect to such wages is also made.

         9.2 Debt. No Company may:

                  (a) Create, incur or suffer to exist (directly or indirectly)
         any direct, indirect, fixed or contingent liability for any Debt except
         the following (the "Permitted Debt"):

                           (i)   the Obligation;

                           (ii)  Debt existing on the Closing Date, as more
                  particularly described on Schedule 9.2 (the "Existing Debt");

                           (iii) Debt arising under or in connection with any
                  Structured Financing that is entered into as a result of an
                  Asset Securitization;

                           (iv) Debt of up to $15,000,000 at any one time
                  outstanding (including any such Debt existing on the Closing
                  Date and described on Schedule 9.2), incurred by any Company,
                  but in any case having recourse to Borrower, having the
                  following general attributes: (A) such indebtedness is secured
                  solely by liens on specified Amerihost Properties or parcels
                  of Qualifying Real Estate; (B) the loan documents evidencing
                  such indebtedness do not contain covenants or other agreements
                  that are more restrictive than those found in the Credit
                  Documents, do not cross-default to the Credit Documents, and
                  are otherwise in form and substance acceptable to
                  Administrative Agent and Required Lenders; and (c) no Event of
                  Default or Potential Default has

                                       44
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   51

                  occurred and is continuing when any such Debt is to be
                  incurred, and no Event of Default or Potential Default would
                  be created by such incurrence. Prior to the incurrence of
                  any Debt permitted by this clause (iv), Borrower shall
                  deliver a written notice to Administrative Agent of its
                  intent to incur such Debt, the proposed obligor, proposed
                  obligee, amount, rate and scheduled amortization of such
                  proposed Debt. Borrower shall also provide any other
                  information requested by Administrative Agent and Lenders
                  with respect to such proposed financing, including, without
                  limitation, copies of the loan documents evidencing the
                  proposed financing; and

                           (v) indebtedness and other obligations arising under
                  Rate Management Transactions contemplated by this agreement.

                  (b) Prepay, purchase, repurchase, defease or redeem, or cause
         to be prepaid, purchased, repurchased, defeased or redeemed, any
         principal of, or any premium (if any) or interest on, any of its Debt,
         or fund or cause to be funded any sinking or similar fund for any such
         Debt, except for (i) the Obligation, (ii) any Debt permitted under
         Section 9.2(a)(iv) above in connection with the sale of the underlying
         real property to a third party in an arm's-length transaction, so long
         as all prepayments required by Section 3.2(c) are made simultaneously
         therewith, and (iii) any Debt owed by a Special Purpose Entity incurred
         in connection with an Asset Securitization, so long as (A) such Debt
         has been reduced to 15% or less of its original principal amount, (B)
         such prepayment fully extinguishes such Debt, (C) no Default, Event of
         Default or Borrowing Base Deficiency then exists or would be created by
         such prepayment, and (D) all remaining Mortgage Loans and related
         assets of such Special Purpose Entity are immediately transferred to
         Borrower.

         9.3 Liens. No Company may (a) create, incur or suffer or permit to be
created or incurred or to exist any Lien upon any of its properties except a
Permitted Lien or (b) enter into or permit to exist any arrangement or agreement
that directly or indirectly prohibits any Company from creating or incurring any
Lien on any of its assets or properties except (i) the Credit Documents, (ii)
any lease that places a Lien prohibition on only the property subject to that
lease, and (iii) arrangements and agreements that apply only to property subject
to Permitted Liens. The following are "Permitted Liens":

                  (a) Lender Liens;

                  (b) Liens existing on the Closing Date, as more particularly
         described on Schedule 9.3 (the "Existing Liens");

                  (c) Liens on the assets owned by any Special Purpose Entity,
         which Liens are created under or in connection with a Structured
         Financing permitted by this agreement;

                  (d) Liens on individual Amerihost Properties or parcels of
         Qualifying Real Estate securing Debt permitted by Section 9.2(a)(iv);

                  (e) Any interest or title of a lessor in property being
         leased under an operating lease that does not constitute Debt;

                  (f) Liens arising under Rate Management Transactions
         permitted by this agreement;

                  (g) Banker's Liens and Rights of setoff or recoupment;

                  (h) Pledges or deposits made to secure any Company's payment
         of workers' compensation, unemployment insurance or other forms of
         governmental insurance or benefits or to participate in any

                                       45

CREDIT AGREEMENT
PMC COMMERCIAL TRUST
<PAGE>   52

         fund in connection with workers' compensation, unemployment insurance,
         pensions or other social security programs;

                  (i) Zoning and similar restrictions on the use of, and
         easements, restrictions, covenants, title defects and similar
         encumbrances on, Real Property that do not impair the use of such Real
         Property (other than of an inconsequential nature) and that are not
         violated by existing or proposed structures or land use; and

                  (j) If no Lien has been filed in any jurisdiction or agreed to
         (i) claims and Liens for Taxes not yet due and payable, (ii) statutory
         mechanic's Liens and materialman's Liens for services or materials and
         similar statutory Liens incident to construction and maintenance of
         Real Property, in each case for which payment is not yet due and
         payable, (iii) statutory landlord's Liens for rental not yet due and
         payable and (iv) statutory Liens of warehousemen and carriers and
         similar statutory Liens securing obligations that are not yet due and
         payable.

         9.4 Employee Plans. No Company may permit any of the events or
circumstances described in Section 7.11 to exist or occur except where the
failure to perform the foregoing could not reasonably be expected to result in a
Material Adverse Event.

         9.5 Transactions with Affiliates. No Company may enter into any
transaction with any of its Affiliates except (a) Asset Securitizations, but
only so long as (i) no Event of Default or Potential Default has occurred and is
continuing at the time of such Asset Securitization, and (ii) all mandatory
prepayments on the Obligation required by Section 3.2(c) are made in connection
therewith, (b) investment management services and property acquisition advisory
services rendered to Borrower by PMC Advisers pursuant to that certain
Investment Management Agreement and that certain Lease Supervision Agreement
between such parties, so long as the amounts and methodology for the calculation
of fees to be charged to Borrower under such agreements remains substantially
the same as on the Closing Date, and (c) transactions (other than Investments)
in the ordinary course of business and upon fair and reasonable terms not
materially less favorable than it could obtain or could become entitled to in an
arm's-length transaction with a Person that was not its Affiliate. For the
avoidance of doubt, if the other conditions stated therein are satisfied, clause
(a) above permits Borrower to enter into joint Asset Securitizations with its
Affiliate, PMC Capital, whereby both Borrower and PMC Capital contribute assets
to a Special Purpose Entity owned jointly by Borrower and PMC Capital.

         9.6 Compliance with Governmental Requirements and Documents. No Company
shall (a) violate the provisions of any Governmental Requirements (including,
without limitation, OSHA and Environmental Laws) applicable to it or of any
material agreement to which it is a party or by which any of its property is
subject or bound if that violation alone, or when aggregated with all other
violations, reasonably could be expected to result in a Material Adverse Event,
(b) violate any provision of its Organizational Documents or (c) repeal, replace
or amend any provision of its Organizational Documents if that action reasonably
could be expected to result in a Material Adverse Event.

         9.7 Investments. No Company may make any Investments except the
following (the "Permitted Investments"):

                  (a) (i) Readily marketable, direct, full faith and credit
         obligations of the United States of America or obligations guaranteed
         by the full faith and credit of the United States of America and (ii)
         readily marketable obligations of an agency or instrumentality of, or
         corporation owned, controlled or sponsored by, the United States of
         America that are generally considered in the securities industry to be
         implicit obligations of the United States of America, in each case, due
         within one year after the acquisition of it (collectively, "Government
         Securities");

                                       46
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   53

                  (b) Readily marketable direct obligations of any state of the
         United States of America given on the date of such investment a credit
         rating of at least Aa by Moody's Investors Service, Inc. or AA by
         Standard & Poor's Corporation, in each case due within one year from
         the making of the investment;

                  (c) Certificates of deposit issued by, bank deposits in,
         eurodollar deposits through, bankers' acceptances of, and repurchase
         agreements covering Government Securities executed by, (i) any Lender
         or (ii) any bank incorporated under the Governmental Requirements of
         the United States of America or any of its states and given on the date
         of the investment a short-term certificate of deposit credit rating of
         at least P-2 by Moody's Investors Service, Inc., or A-2 by Standard &
         Poor's Corporation, in each case due within one year after the date of
         the making of the investment;

                  (d) Certificates of deposit issued by, bank deposits in,
         eurodollar deposits through, bankers' acceptances of, and repurchase
         agreements covering Government Securities executed by, any branch or
         office located in the United States of America of a bank incorporated
         under the Governmental Requirements of any jurisdiction outside the
         United States of America having on the date of the investment a
         short-term certificate of deposit credit rating of a least P-2 by
         Moody's Investors Service, Inc., or A-2 by Standard & Poor's
         Corporation, in each case due within one year after the date of the
         making of the investment;

                  (e) Commercial paper maturing in 270 days or less from the
         date of issuance and rated P-1 or better by Moody's Investors Service,
         Inc., or A-1 or better by Standard & Poors Corporation;

                  (f) Money market instruments and mutual funds rated AAA by
         Standard & Poors Corporation or given one of the two highest credit
         rankings for such investments by any other nationally-recognized rating
         service;

                  (g) Investments by Borrower in any financial assets which are
         generated or outstanding as a result of an Asset Securitization
         involving a Special Purpose Entity; and

                  (h) Customary capital contributions or similar investments
         relating to the formation of any Subsidiary of that Company.

         9.8 Qualifying Real Estate. Borrower may not purchase any real property
or any hotel/motel project other than Qualifying Real Estate, provided that no
Qualifying Real Estate shall be acquired in excess of any applicable Real Estate
Purchase Limitation.

         9.9 Distributions; Other Payments. No Company shall enter into or
permit to exist any arrangement or agreement which directly or indirectly
prohibits any such Company from declaring, making or paying, directly or
indirectly, any Distribution to Borrower. No Company shall, directly or
indirectly, declare, make or pay any Distributions except for:

                  (a) Distributions to Borrower from any other Company; and

                  (b) if no Event of Default or Potential Default exists or
         would exist after giving effect to the Distribution, and so long as any
         such Distributions are made in the ordinary course of business
         consistent with sound business practices, the following Distributions
         by Borrower: (i) Distributions declared or paid during any fiscal year
         which do not exceed the sum of (A) 100% of Funds from Operations for
         that fiscal year, plus (B) if paid by May 30 during that year, the
         portion of the then- preceding fiscal year's Distributions that would
         have been permitted under clause (A) above that did not represent any
         carryover from earlier years and was not declared and paid during that
         preceding fiscal year, (ii) up to an aggregate of $2,000,000 of other
         Distributions made or declared during the term of this agreement, and
         (iii) up to

                                       47
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   54

         an aggregate of $2,500,000 in treasury stock repurchases during the
         term of this agreement (provided that no such treasury stock
         repurchases may be made until after the first Asset Securitization
         occurs after the Closing Date that results in the Principal Debt being
         reduced to less than $25,000,000);

         9.10 Disposition of Assets. No Company may sell, assign, lease,
transfer or otherwise dispose of any of its assets (including, without
limitation, equity interests in any other Company) other than pursuant to a
Permitted Asset Sale.

         9.11 Mergers, Consolidations and Dissolutions. No Company may merge or
consolidate with any other Person, or acquire, in one or a series of related
transactions, all or substantially all of the equity or assets of any Person;
provided that, notwithstanding the foregoing, so long as no Event of Default or
Borrowing Base Deficiency then exists or would be created by such transaction,
Borrower may from time to time acquire substantially all of the assets of any of
the Special Purpose Entities that have repaid in full all of the indebtedness
and other obligations incurred by them in connection with an Asset
Securitization. In addition, no Company may dissolve or convert to any other
form of entity.

         9.12 Assignment. No Company may assign or transfer any of its Rights,
duties or obligations under any of the Credit Documents.

         9.13 Fiscal Year and Accounting Methods. No Company may change either
its fiscal year for accounting purposes or any material aspect of its method of
accounting.

         9.14 New Businesses. No Company may engage in any business except the
businesses in which it is presently engaged and any other reasonably related
business.

         9.15 Government Regulations. No Company may conduct its business in a
way that it becomes regulated under the Investment Company Act of 1940, as
amended, or the Public Utility Holding Company Act of 1935, as amended.

         9.16 Financial Contracts. No Company will enter into or remain liable
upon any Financial Contract, except the Rate Management Transactions
contemplated by this agreement.

         9.17 Strict Compliance. No Company may indirectly do anything that it
may not directly do under any covenant in any Credit Document.

SECTION 10. FINANCIAL COVENANTS. For so long as any Lender is committed to lend
under this agreement, and until the Obligation has been fully paid and
performed, Borrower covenants and agrees with Administrative Agent and Lenders
as follows:

         10.1 Minimum Net Worth. The Companies' consolidated Net Worth shall not
at any time be less than the sum of (a) $80,000,000, plus (b) 90% of the total
amount of any of the following contributed to Borrower as consideration for or
with respect to any shares of (or other ownership or beneficial interests in)
Borrower, (i) cash or other legal tender of the United States, and (ii) the fair
market value of any property, real or personal, tangible or intangible
(including any legal or equitable interest in such property), contributed to
Borrower as consideration for or with respect to any shares of (or other
ownership or beneficial interests in) Borrower, plus (c) 100% of the Net
Proceeds from any Equity Issuances by Borrower after the Closing Date.

         10.2 Maximum Leverage Ratio. The ratio of the Consolidated Companies'
consolidated Total Liabilities to the Consolidated Companies' consolidated Net
Worth shall not at any time exceed 2.00 to 1.00.

                                       48
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   55

         10.3 Maximum Non-Performing Loan Ratio. The ratio of the outstanding
principal balance of the Companies' consolidated Non-Performing Loans to the
Companies' consolidated Net Worth shall at all times be less than 0.07 to 1.00.

         10.4 Maximum Charge-Off Ratio. The Companies' consolidated Charge-Off
Ratio shall at all times be less than 2.0%, to be determined for compliance
reporting purposes as of the last day of each fiscal quarter of the Companies
for the four quarters then ended.

         10.5 Minimum Interest Coverage Ratio. The ratio of the Companies'
consolidated EBIT to the Companies' consolidated Interest Expense shall not be
less than 1.75 to 1.00, to be determined for compliance reporting purposes as of
the last day of each fiscal quarter of the Companies for the four quarters then
ended.

         10.6 Positive Cash Flow. The Companies, on a consolidated basis, shall
maintain Cash Flow in an amount greater than $0, to be determined for compliance
reporting purposes as of the last day of each fiscal quarter of the Companies
for the four fiscal quarters then ended.

         10.7 Non-Hotel/Motel Loans. Borrower will not, at any time, permit the
aggregate principal balance of its Mortgage Loans which are secured by Projects
which are not hotels or motels to exceed an amount equal to (a) 25% of the
aggregate principal balance of all of its Mortgage Loans less (b) the aggregate
loan loss reserve established by Borrower with respect to its Mortgage Loans.

SECTION 11. EVENT OF DEFAULT. The term "Event of Default" means the occurrence
of any one or more of the following:

         11.1 Payment of Obligation. Borrower's failure or refusal to pay (a)
principal of any Note, or any part thereof, on or before the date when due
(including any required mandatory prepayment when due), or (b) any other part of
the Obligation on or before 5 days after the date due.

         11.2 Covenants. Any Company's failure or refusal to punctually and
properly perform, observe and comply with any of the covenants in Sections 9 and
10. It shall also constitute an Event of Default if any Company fails or refuses
to punctually and properly perform, observe and comply with any covenant or
agreement in any Credit Document (other than covenants to pay the Obligation and
covenants set forth in Sections 9 and 10) applicable to it, and that failure or
refusal continues for 15 days after that Company has, or with the exercise of
reasonable diligence should have had, notice of that failure or refusal;
provided, however, that with respect to the failure or refusal to perform any
such covenant or agreement, Borrower shall not be entitled to an opportunity to
cure any such failure or refusal if such failure or refusal is either not
capable of being cured by Borrower or if the same covenant has already been
breached more than two times during the twelve months preceding such breach.

         11.3 Debtor Relief. Any Company (a) is not Solvent, (b) fails to pay
its debts generally as they become due, (c) voluntarily seeks, consents to or
acquiesces in the benefit of any Debtor Relief Law, other than as a creditor or
claimant, or (d) becomes a party to or is made the subject of any proceeding
provided for by any Debtor Relief Law, other than as a creditor or claimant,
that could suspend or otherwise adversely affect the Rights of Administrative
Agent or any Lender under the Credit Documents (unless, in the event such
proceeding is involuntary, the petition instituting same is dismissed within 60
days after its filing).

         11.4 Judgments and Attachments. Any Company fails, within 10 days after
entry, to pay, bond, or otherwise discharge any one or more judgments or orders
for the payment of money (not paid or fully covered by insurance) in excess of
$1,000,000 (individually or collectively) or the equivalent thereof in another
currency or currencies, or any warrant of attachment, sequestration, or similar
proceeding against any Company's assets having a value (individually or
collectively) of $1,000,000 or the equivalent thereof in another currency or
currencies, which is not either (a) stayed on appeals; (b) being diligently
contested in good faith by appropriate proceedings with adequate reserves having
been set aside on the books of such Company in accordance with GAAP, or (c)
dismissed by a court of competent jurisdiction.

         11.5 Government Action. Unless otherwise covered by any event described
in Section 11.4, (a) the entry or issuance of an order by any Governmental
Authority (including the United States Justice Department) seeking to cause any
Company to divest a significant portion of its assets under any antitrust,
restraint of trade, unfair competition, industry regulation or similar
Governmental Requirements, or (b) the commencement of any action or proceeding
by any Governmental Authority (i) for the purpose of condemning, seizing or
otherwise appropriating, or taking custody or control of all or any substantial
portion of, any Company's assets or (ii) which asserts any material violation
by, or material liability against, any Company based on any Environmental Law.

                                       49

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   56

         11.6 Misrepresentation. Any representation or warranty made by any
Company in any Credit Document, or any financial data or other information now
or hereafter furnished to Administrative Agent or Lenders by or on behalf of
Borrower, at any time proves to have been false, incorrect or misleading in any
material respect when made.

         11.7 Ownership of Other Companies. Except as a result of transactions
permitted by this agreement, any Company (other than Borrower) fails to
constitute the direct or indirect wholly owned Subsidiary of Borrower.

         11.8 Change of Control of Borrower. Any Change of Control shall occur.

         11.9 Change in Management. Any material change in the management of
Borrower or the Companies as a whole, including, without limitation, any two or
more of the following are no longer employed by Borrower in the same or similar
capacities as they are on the Closing Date: Lance Rosemore, Andrew Rosemore, Jan
Salit or Barry Berlin.

         11.10 Change in Investment Manager. PMC Advisers shall cease to be the
investment manager for Borrower and shall not have been replaced in such
capacity by another Person acceptable to Required Lenders (in their sole
discretion).

         11.11 Other Funded Debt. In respect of any Funded Debt of any Company
(other than the Obligation) (a) any Company fails to make any payment when due,
(b) any default or other event or condition occurs or exists beyond the
applicable grace or cure period, the effect of which is to permit any holder of
that Funded Debt to cause (whether or not it elects to cause) any of such Funded
Debt to become due before its stated maturity or regularly scheduled payment
dates, or (c) any of that Funded Debt is declared to be due and payable or
required to be prepaid by any Company before its stated maturity.

         11.12 Rate Management Transactions. Nonpayment by Borrower of any Rate
Management Obligation when due or the breach by Borrower of any term, provision
or condition contained in any Rate Management Transaction.

         11.13 Validity and Enforceability of Credit Documents. Any Credit
Document ceases to be in full force and effect or is declared to be null and
void, or the validity or enforceability of any Credit Document or any Lender
Lien is contested by any Company or any other Person, or any Company or any
other Person asserts the absence of, or denies that it has, any liability or
obligations under any Credit Document to which it is a party except in
accordance with that document's express provisions, or any Lender Lien shall
fail to constitute a valid, perfected-first priority lien in favor of
Administrative Agent for Lenders, except in accordance with the express
provisions of any applicable Credit Document.

         11.14 Material Agreement Default or Cancellation. The default under, or
breach or cancellation of, any agreement or other contractual arrangement to
which any Company is a party or beneficiary or by which any of its property is
bound or subject, which reasonably could be expected to result in any (a)
significant impairment of (i) the ability of Borrower or any other Company to
perform any of its payment or other material obligations under any Credit
Document or (ii) the ability of Administrative Agent or Lenders to enforce any
of those obligations or any of their respective Rights under the Credit
Documents, (b) significant and adverse effect on the business, management or
financial condition of the Borrower or of the Companies as a whole, as
represented to Lenders in the Financials then most recently received by them or
(c) event or circumstance that could result in an Event of Default or Potential
Default pursuant to Sections 11.1 through 11.16 (inclusive).

         11.15 Environmental Matters. Any of the following shall occur and
Required Lenders determine, in good faith, that (a) such occurrence could
materially and adversely affect the business or operations of Borrower or its
ability to pay its debts as they come due or to pay or perform any of the
Obligation, and (b) the aggregate

                                       50

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   57

liability of Borrower resulting from such occurrences could exceed $1,000,000:
(i) the failure of any Mortgage Loan Obligor or other owner of any Project which
secures a Mortgage Loan to obtain and maintain any environmental permit,
certificate, license approval, registration, or authorization required under any
Environmental Law; (ii) any Mortgage Loan Obligor or other owner of a Project
which secures a Mortgage Loan is or may be potentially responsible or liable
with respect to any investigation or clean up of any threatened or actual
release of any Hazardous Substance with respect to such Project; (iii) a Release
of any Hazardous Substance has occurred at, on or under any Project which
secures any of Borrower's Mortgage Loans; (iv) any oral or written notification
of a Release of Hazardous Substance has been filed by or on behalf of Borrower
or any Mortgage Loan Obligor or in relation to any Project which secures any of
Borrower's Mortgage Loans; (v) any Project which secures any of Borrower's
Mortgage Loans is or will be listed or is proposed for listing on the National
Priority List promulgated pursuant to CERCLA, any related Governmental
Requirement or on any federal or state list of sites requiring investigation or
clean up; (vi) any Environmental Lien shall exist on any Project which secures
any of Borrower's Mortgage Loans; or (vii) any governmental action shall have
been taken or be in process or pending which could subject any Project which
secures any of Borrower's Mortgage Loans to any Environmental Lien.

         11.16 Employee Benefit Plans. (a) A Reportable Event or Reportable
Events, or a failure to make a required installment or other payment (within the
meaning of Section 412(n)(1) of the Code), shall have occurred with respect to
any Employee Plan or Plans that is expected to result in liability of Borrower
to the PBGC or to an Employee Plan in an aggregate amount exceeding $1,000,000
and, within 30 days after the reporting of any such Reportable Event to
Administrative Agent or after the receipt by Administrative Agent of a statement
required pursuant to Section 8.1(h), Administrative Agent shall have notified
Borrower in writing that (i) Required Lenders have made a reasonable
determination that, on the basis of such Reportable Event or Reportable Events
or the failure to make a required payment, there are grounds under Title IV of
ERISA for the termination of such Employee Plan or Plans by the PBGC, or the
appointment by the appropriate United States district court of a trustee to
administer such Employee Plan or Plans or the imposition of a Lien pursuant to
section 412(n) of the Code in favor of an Employee Plan and (ii) as a result
thereof, an Event of Default exists hereunder; or (b) Borrower or any ERISA
Affiliate has provided to any affected party a 60-day notice of intent to
terminate an Employee Plan pursuant to a distress termination in accordance with
section 4041(c) of ERISA if the liability expected to be incurred as a result of
such termination will exceed $1,000,000; or (c) a trustee shall be appointed by
a United States district court to administer any such Employee Plan; or (d) the
PBGC shall institute proceedings (including giving notice of intent thereof) to
terminate any such Employee Plan; or (e) (i) Borrower or any ERISA Affiliate
shall have been notified by the sponsor of a Multiemployer Plan that is has
incurred withdrawal liability (within the meaning of section 4201 of ERISA to
such Multiemployer Plan), (ii) Borrower or such ERISA Affiliate does not have
reasonable grounds for contesting such withdrawal liability or is not contesting
such withdrawal liability in a timely and appropriate manner and (iii) the
amount of such withdrawal liability specified in such notice, when aggregated
with all other amounts required to be paid to Multiemployer Plans in connection
with withdrawal liabilities (determined as of the date or dates of such
notification), exceeds $1,000,000; or (f) Borrower or any ERISA Affiliate shall
have been notified by the sponsor of a Multiemployer Plan that such
Multiemployer Plan is in reorganization or is being terminated, within the
meaning of Title IV of ERISA, if solely as a result of such reorganization or
termination the aggregate annual contributions of Borrower and its ERISA
Affiliates to all Multiemployer Plans that are then in reorganization or have
been or are being terminated have been or will be increased over the amounts
required to be contributed to such Multiemployer Plans for their most recently
completed plan years by an amount exceeding $1,000,000.

SECTION 12.       RIGHTS AND REMEDIES.

         12.1 Remedies Upon Event of Default.

                  (a) Debtor Relief. If an Event of Default exists under Section
         11.3, the commitment to extend credit under this agreement
         automatically terminates and the entire unpaid principal balance of the

                                       51
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   58

         Obligation, together with all interest accrued thereon, and all other
         amounts then accrued and unpaid, automatically become and shall be due
         and payable without any action of any kind whatsoever.

                  (b) Other Events of Default. If any Event of Default exists,
         Administrative Agent may (with the consent of, and must, upon the
         request of Required Lenders), do any one or more of the following: (i)
         If the maturity of the Obligation has not already been accelerated
         under Section 12.1(a), declare the entire unpaid principal balance of
         all or any part of the Obligation, together with all interest accrued
         thereon, and all other amounts then accrued and unpaid, immediately due
         and payable, whereupon it is due and payable; (ii) terminate the
         commitments of Lenders to extend credit under this agreement; (iii)
         reduce any claim to judgment; (iv) require the Companies to open and
         maintain a secured lockbox account for the receipt of the Companies'
         accounts receivables; notes receivable and other receivables; and (v)
         exercise any and all other legal or equitable Rights afforded by the
         Credit Documents, by applicable Governmental Requirements or otherwise
         at law or in equity.

                  (c) Offset. If an Event of Default exists, to the extent not
         prohibited by applicable Governmental Requirements, each Lender may
         exercise the Rights of offset and banker's lien against each and every
         account and other property, or any interest therein, which any Company
         may now or hereafter have with, or which is now or hereafter in the
         possession of, that Lender to the extent of the full amount of the
         Obligation owed to that Lender, provided, however, no such right of
         offset or banker's lien may be exercised against any account of a
         Special Purpose Entity.

         12.2 Company Waivers. To the extent not prohibited by applicable
Governmental Requirements, Borrower and each other Company waives, in respect to
any action taken by Administrative Agent or Lenders at any time and from time to
time pursuant to Section 12.1, presentment, demand for payment, protest,
acceleration, notice of protest and nonpayment, NOTICE OF INTENTION TO
ACCELERATE, NOTICE OF ACCELERATION, and all other notices and acts, and agrees
that its liability with respect to all or any part of the Obligation is not
affected by any renewal or extension in the time of payment of all or any part
of the Obligation, by any indulgence, increase or other modification to, or by
any release or change in any security for the payment of, all or any part of the
Obligation.

         12.3 Performance by Administrative Agent. If any Company's covenant,
duty or agreement is not performed in accordance with the terms of the Credit
Documents, Administrative Agent may at its option (but subject to the approval
of Required Lenders), perform or attempt to perform that covenant, duty or
agreement on behalf of that Company, and any amount expended by or on behalf of
Administrative Agent in its performance or attempted performance is payable by
the Companies, jointly and severally, to Administrative Agent on demand, becomes
part of the Obligation, and bears interest on the portion thereof from time to
time unpaid at the Default Rate from the date of Administrative Agent's
expenditure until paid. However, Administrative Agent does not assume and shall
never have, except by its express written consent, any liability or
responsibility for the performance of any Company's covenants, duties or
agreements. Notwithstanding the forgoing, unless an Event of Default then
exists, Administrative Agent shall not take any such action without requesting
that Borrower take such action on its own behalf.

         12.4 Not in Control. Nothing in any Credit Document gives or may be
deemed to give to Administrative Agent or any Lender the Right to exercise
control over any Company's Real Property, other assets, affairs or management or
to preclude or interfere with any Company's compliance with any Governmental
Requirement or require any act or omission by any Company that may be harmful to
Persons or property. Any "Material Adverse Event" or other materiality or
substantiality qualifier of any representation, warranty, covenant, agreement or
other provision of any Credit Document is included for credit documentation
purposes only and does not imply and should not be deemed to mean that
Administrative Agent or any Lender acquiesces in any non-compliance by any
Company with any applicable Governmental Requirement, document, or otherwise or
does not expect the Companies to promptly, diligently and continuously carry out
all appropriate removal, remediation, compliance, closure or other activities
required or appropriate in accordance with all Environmental Laws.

                                       52

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   59

Administrative Agent's and Lenders' power is limited to the Rights provided in,
or referred to by, the Credit Documents. All of those Rights exist solely to
preserve and protect the Collateral and to assure payment and performance of the
Obligation in accordance with the terms of the Credit Documents, and may be
exercised in a manner determined to be appropriate by Administrative Agent or
Lenders in their sole business judgment.

         12.5 Course of Dealing. The acceptance by Administrative Agent or
Lenders of any partial payment on the Obligation is not a waiver of any Event of
Default then existing. No waiver by Administrative Agent, Required Lenders or
Lenders of any Event of Default is a waiver of any other then-existing or
subsequent Event of Default. No delay or omission by Administrative Agent,
Required Lenders or Lenders in exercising any Right under the Credit Documents
impairs that Right or is a waiver thereof or any acquiescence therein, nor will
any single or partial exercise of any Right preclude other or further exercise
thereof or the exercise of any other Right under the Credit Documents or
otherwise.

         12.6 Cumulative Rights. All Rights available to Administrative Agent,
Required Lenders and Lenders under the Credit Documents are cumulative of and in
addition to all other Rights granted to Administrative Agent, Required Lenders
and Lenders at law or in equity, whether or not the Obligation is due and
payable and whether or not Administrative Agent, Required Lenders or Lenders
have instituted any suit for collection, foreclosure, or other action in
connection with the Credit Documents.

         12.7 Application of Proceeds. Any and all proceeds ever received by
Administrative Agent or Lenders from the exercise of any Rights pertaining to
the Obligation shall be applied to the Obligation according to Section 3.

         12.8 Certain Proceedings. Borrower shall promptly execute and deliver,
or cause the execution and delivery of, all applications, certificates,
instruments, registration statements, and all other documents and papers
Administrative Agent or Required Lenders reasonably request in connection with
the obtaining of any consent, approval, registration (other than securities law
registrations), qualification, permit, license or authorization of any
Governmental Authority or other Person necessary or appropriate for the
effective exercise of any Rights under the Credit Documents. Because Borrower
agrees that Administrative Agent's and Required Lenders' remedies under
applicable Governmental Requirements for failure of Borrower to comply with the
provisions of this section would be inadequate and that failure would not be
adequately compensable in damages, Borrower agrees that the covenants of this
section may be specifically enforced.

         12.9 Expenditures by Administrative Agent or Lenders. Any sums spent by
Administrative Agent or any Lender in the exercise of any Right under any Credit
Document is payable by the Companies to Administrative Agent within 10 days of
written demand, becomes part of the Obligation, and bears interest on the
portion thereof from time to time unpaid at the Default Rate from the date spent
until the date repaid.

         12.10 Diminution in Value of Collateral. Neither Administrative Agent
nor any Lender has any liability or responsibility whatsoever for any diminution
in or loss of value of any collateral now or in the future securing payment or
performance of any of the Obligation (other than diminution in or loss of value
caused by its own gross negligence or willful misconduct).

         12.11 Mortgage Loan Payment Account. Immediately upon the occurrence of
any Event of Default, without notice of any kind or demand by Administrative
Agent or any Lender, each of which is hereby waived by Borrower, and without
limiting or impairing any other right or remedy available to Administrative
Agent or any Lender, all sums payable by any Mortgage Loan Obligor to Borrower
in payment of or on account of any Mortgage Loan pledged or purported to be
pledged as security for all or any portion of the Obligation shall be deposited
in a special dominion deposit account established with Administrative Agent or
pursuant to an agreement in form and substance satisfactory to Administrative
Agent with another depository institution designated by Administrative Agent in
its sole discretion, over which Administrative Agent alone shall have power

                                       53
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   60

of withdrawal. Such sums shall be deposited in the form received, except for the
endorsement of Borrower, where necessary to permit collection of items (which
endorsement Borrower agrees to make and which Administrative Agent is also
hereby authorized to make on behalf of Borrower). All deposits to the Mortgage
Loan Payment Account shall be held by Administrative Agent or the depository
institution for Administrative Agent, as applicable, as security for payment and
performance of the Obligation, and Administrative Agent and each such depository
institution, as applicable, shall be, and hereby are, unconditionally and
irrevocably authorized and directed by Borrower to transfer all good funds on
deposit or otherwise collected therein to Administrative Agent on a daily basis
for application upon the Obligation, whether or not the same is then due and
payable. All such funds may be applied by Administrative Agent in such manner as
Administrative Agent, at is sole discretion, may elect. Neither Administrative
Agent nor any Lender shall have any liability with respect to the Mortgage Loan
Payment Account. Without limiting the generality of the foregoing,
Administrative Agent shall have no liability to any depository institution with
respect to any charge-back or similar matter relating to any Mortgage Loan
payment. Immediately upon the occurrence or any Event of Default or Potential
Default, without notice of any kind or demand by Administrative Agent or any
Lender, each of which is hereby waived by Borrower, and without limiting or
impairing any other right or remedy available to Administrative Agent or
Lenders, Borrower hereby agrees, immediately upon receipt of checks, drafts,
cash and other remittances in payment or on account of any Mortgage Loan that
constitutes part of the Collateral or any other Collateral, to immediately
deposit all of the same into the Mortgage Loan Payment Account. Upon an Event of
Default, Borrower hereby further agrees, upon request by Administrative Agent,
to notify each present and future obligor upon any such Mortgage Loan or other
Collateral to send any and all sums payable with respect thereto to the Mortgage
Loan Payment Account.

SECTION 13. ADMINISTRATIVE AGENT, COLLATERAL AGENT AND LENDERS.

         13.1 Administrative Agent.

                  (a) Appointment. Each Lender appoints Administrative Agent
         (including, without limitation, each successor Administrative Agent in
         accordance with this Section 13) as its nominee and agent to act in its
         name and on its behalf (and Administrative Agent and each such
         successor accepts that appointment): (i) To act as its nominee and on
         its behalf in and under all Credit Documents; (ii) to arrange the means
         whereby its funds are to be made available to Borrower under the Credit
         Documents; (iii) to take any action that it properly requests under the
         Credit Documents (subject to the concurrence of other Lenders as may be
         required under the Credit Documents); (iv) to receive all documents and
         items to be furnished to it under the Credit Documents; (v) to promptly
         distribute to it all material information, requests, documents, and
         items received from Borrower under the Credit Documents; (vi) to
         promptly distribute to it its ratable part of each payment or
         prepayment (whether voluntary, as proceeds of collateral upon or after
         foreclosure, as proceeds of insurance thereon, or otherwise) in
         accordance with the terms of the Credit Documents; and (vii) to
         deliver to the appropriate Persons requests, demands, approvals, and
         consents received from it. However, Administrative Agent may not be
         required to take any action that exposes it to personal liability or
         that is contrary to any Credit Document or applicable Governmental
         Requirements.

                  (b) Successor. Administrative Agent may assign all of its
         Rights and obligations as Administrative Agent under the Credit
         Documents to any of its Affiliates, which Affiliate shall then be the
         successor Administrative Agent under the Credit Documents.
         Administrative Agent may also voluntarily resign and shall resign upon
         the request of Required Lenders for cause (i.e., Administrative Agent
         is continuing to fail to perform its responsibilities as Administrative
         Agent under the Credit Documents). If the initial or any successor
         Administrative Agent ever ceases to be a party to this agreement or if
         the initial or any successor Administrative Agent ever resigns (whether
         voluntarily or at the request of Required Lenders), then Required
         Lenders shall (which, if no Event of Default or Potential Default
         exists, is subject to Borrower's approval that may not be unreasonably
         withheld) appoint the successor Administrative Agent from among Lenders
         (other than the resigning Administrative Agent).

                                       54
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   61

         If Required Lenders fail to appoint a successor Administrative Agent
         within 30 days after the resigning Administrative Agent has given
         notice of resignation or Required Lenders have removed the resigning
         Administrative Agent, then the resigning Administrative Agent may, on
         behalf of Lenders, appoint a successor Administrative Agent, which
         must be a commercial bank having a combined capital and surplus of at
         least $1,000,000,000 (as shown on its most recently published
         statement of condition). Upon its acceptance of appointment as
         successor Administrative Agent, the successor Administrative Agent
         succeeds to and becomes vested with all of the Rights of the prior
         Administrative Agent, and the prior Administrative Agent is discharged
         from its duties and obligations of Administrative Agent under the
         Credit Documents, and each Lender shall execute the documents that any
         Lender, the resigning or removed Administrative Agent, or the
         successor Administrative Agent reasonably request to reflect the
         change. After any Administrative Agent's resignation or removal as
         Administrative Agent under the Credit Documents, the provisions of
         this section inure to its benefit as to any actions taken or not taken
         by it while it was Administrative Agent under the Credit Documents.

                  (c) Rights as Lender. Administrative Agent, in its capacity as
         a Lender, has the same Rights under the Credit Documents as any other
         Lender and may exercise those Rights as if it were not acting as
         Administrative Agent. The term "Lender", unless the context otherwise
         indicates, includes Administrative Agent. Administrative Agent's
         resignation or removal does not impair or otherwise affect any Rights
         that it has or may have in its capacity as an individual Lender. Each
         Lender and Borrower agree that Administrative Agent is not a fiduciary
         for Lenders or for Borrower but is simply acting in the capacity
         described in this agreement to alleviate administrative burdens for
         Borrower and Lenders, that Administrative Agent has no duties or
         responsibilities to Lenders or Borrower except those expressly set
         forth in the Credit Documents, and that Administrative Agent in its
         capacity as a Lender has the same Rights as any other Lender.

                  (d) Other Activities. Administrative Agent or any Lender may
         now or in the future be engaged in one or more loan, letter of credit,
         leasing, or other financing transactions with Borrower, act as trustee
         or depositary for Borrower, or otherwise be engaged in other
         transactions with Borrower (collectively, the "other activities") not
         the subject of the Credit Documents. Without limiting the Rights of
         Lenders specifically set forth in the Credit Documents, neither
         Administrative Agent nor any Lender is responsible to account to the
         other Lenders for those other activities, and no Lender shall have any
         interest in any other Lender's activities, any present or future
         guaranties by or for the account of Borrower that are not contemplated
         by or included in the Credit Documents, any present or future offset
         exercised by Administrative Agent or any Lender in respect of those
         other activities, any present or future property taken as security for
         any of those other activities, or any property now or hereafter in
         Administrative Agent's or any other Lender's possession or control
         that may be or become security for the obligations of Borrower arising
         under the Credit Documents by reason of the general description of
         indebtedness secured or of property contained in any other agreements,
         documents, or instruments related to any of those other activities
         (but, if any payments in respect of those guaranties or that property
         or the proceeds thereof is applied by Administrative Agent or any
         Lender to reduce the Obligation, then each Lender is entitled to share
         ratably in the application as provided in the Credit Documents).
         Notwithstanding anything to the contrary set forth in this clause (d),
         the Lender Liens shall remain a first and prior lien on the Collateral
         and shall not be subordinated to any lien securing other activities as
         defined in this clause (d).

         13.2 Expenses. Each Lender shall pay its Pro Rata Part of any
reasonable expenses (including, without limitation, court costs, reasonable
attorneys' fees and other costs of collection) incurred by Administrative Agent
(while acting in such capacity) in connection with any of the Credit Documents
if Administrative Agent is not reimbursed from other sources within 30 days
after incurrence. Each Lender is entitled to receive its Pro Rata Part of any
reimbursement that it makes to Administrative Agent if Administrative Agent is
subsequently reimbursed from other sources.

                                       55
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   62

         13.3 Proportionate Absorption of Losses. Except as otherwise provided
in the Credit Documents, nothing in the Credit Documents gives any Lender any
advantage over any other Lender insofar as the Obligation is concerned or
relieves any Lender from ratably absorbing any losses sustained with respect to
the Obligation (except to the extent unilateral actions or inactions by any
Lender result in Borrower or any other obliger on the Obligation having any
credit, allowance, setoff, defense, or counterclaim solely with respect to all
or any part of that Lender's Pro Rata Part of the Obligation).

         13.4 Delegation of Duties; Reliance. Lenders may perform any of their
duties or exercise any of their Rights under the Credit Documents by or through
Administrative Agent, and Lenders and Administrative Agent may perform any of
their duties or exercise any of their Rights under the Credit Documents by or
through their respective Representatives. Administrative Agent, Lenders, and
their respective Representatives (a) are entitled to rely upon (and shall be
protected in relying upon) any written or oral statement believed by it or them
to be genuine and correct and to have been signed or made by the proper Person
and, with respect to legal matters, upon opinion of counsel selected by
Administrative Agent or that Lender (but nothing in this clause (a) permits
Administrative Agent to rely on (i) oral statements if a writing is required by
this agreement or (ii) any other writing if a specific writing is required by
this agreement), (b) are entitled to deem and treat each Lender as the owner and
holder of its portion of the Obligation for all purposes until, written notice
of the assignment or transfer is given to and received by Administrative Agent
(and any request, authorization, consent, or approval of any Lender is
conclusive and binding on each subsequent holder, assignee, or transferee of or
Participant in that Lender's portion of the Obligation until that notice is
given and received), (c) are not deemed to have notice of the occurrence of an
Event of Default unless a responsible officer of Administrative Agent, who
handles matters associated with the Credit Documents and transactions
thereunder, has actual knowledge or Administrative Agent has been notified by a
Lender or Borrower, and (d) are entitled to consult with legal counsel
(including counsel for Borrower), independent accountants, and other experts
selected by Administrative Agent and are not liable for any action taken or not
taken in good faith by it in accordance with the advice of counsel, accountants,
or experts.

                                       56
<PAGE>   63

         13.5 Limitation of Administrative Agent's Liability.

                  (a) Exculpation. Neither Administrative Agent nor any of its
         Affiliates or Representatives will be liable for any action taken or
         omitted to be taken by it or them under the Credit Documents in good
         faith and believed by it or them to be within the discretion or power
         conferred upon it or them by the Credit Documents or be responsible for
         the consequences of any error of judgment (except for fraud, gross
         negligence, or willful misconduct), and neither Administrative Agent
         nor any of its Affiliates or Representatives has a fiduciary
         relationship with any Lender by virtue of the Credit Documents (but
         nothing in this agreement negates the obligation of Administrative
         Agent to account for funds received by it for the account of any
         Lender).

                  (b) Indemnity. Unless indemnified to its satisfaction against
         loss, cost, liability, and expense, Administrative Agent may not be
         compelled to do any act under the Credit Documents or to take any
         action toward the execution or enforcement of the powers thereby
         created or to prosecute or defend any suit in respect of the Credit
         Documents. If Administrative Agent requests instructions from Lenders,
         or Required Lenders, as the case may be, with respect to any act or
         action in connection with any Credit Document, Administrative Agent is
         entitled to refrain (without incurring any liability to any Person by
         so refraining) from that act or action unless and until it has received
         instructions. In no event, however, may Administrative Agent or any of
         its Representatives be required to take any action that it or they
         determine could incur for it or them criminal or onerous civil
         liability. Without limiting the generality of the foregoing, no Lender
         has any right of action against Administrative Agent as a result of
         Administrative Agent's acting or refraining from acting under this
         agreement in accordance with instructions of Required Lenders.

                  (c) Reliance. Administrative Agent is not responsible to any
         Lender or any Participant for, and each Lender represents and warrants
         that it has not relied upon Administrative Agent in respect of, (i) the
         creditworthiness of any Company and the risks involved to that Lender,
         (ii) the effectiveness, enforceability, genuineness, validity, or the
         due execution of any Credit Document (except by Administrative Agent),
         (iii) any representation, warranty, document, certificate, report, or
         statement made therein (except by Administrative Agent) or furnished
         thereunder or in connection therewith, (iv) the adequacy of any
         collateral now or hereafter securing the Obligation or the existence,
         priority, or perfection of any Lien now or hereafter granted or
         purported to be granted on the collateral under any Credit Document, or
         (v) observation of or compliance with any of the terms, covenants, or
         conditions of any Credit Document on the part of any Company. EACH
         LENDER AGREES TO INDEMNIFY ADMINISTRATIVE AGENT AND ITS REPRESENTATIVES
         AND HOLD THEM HARMLESS FROM AND AGAINST (BUT LIMITED TO SUCH LENDER'S
         COMMITMENT PERCENTAGE OF) ANY AND ALL LIABILITIES, OBLIGATIONS, LOSSES,
         DAMAGES, PENALTIES, ACTIONS, JUDGMENTS, SUITS, COSTS, REASONABLE
         EXPENSES, AND REASONABLE DISBURSEMENTS OF ANY KIND OR NATURE WHATSOEVER
         THAT MAY BE IMPOSED ON, ASSERTED AGAINST, OR INCURRED BY THEM IN ANY
         WAY RELATING TO OR ARISING OUT OF THE CREDIT DOCUMENTS OR ANY ACTION
         TAKEN OR OMITTED BY THEM UNDER THE CREDIT DOCUMENTS IF ADMINISTRATIVE
         AGENT AND ITS REPRESENTATIVES ARE NOT REIMBURSED FOR SUCH AMOUNTS BY
         ANY COMPANY. ALTHOUGH ADMINISTRATIVE AGENT AND ITS REPRESENTATIVES HAVE
         THE RIGHT TO BE INDEMNIFIED UNDER THIS AGREEMENT FOR ITS OR THEIR OWN
         ORDINARY NEGLIGENCE, ADMINISTRATIVE AGENT AND ITS REPRESENTATIVES DO
         NOT HAVE THE RIGHT TO BE INDEMNIFIED UNDER THIS AGREEMENT FOR ITS OR
         THEIR OWN FRAUD, GROSS NEGLIGENCE, OR WILLFUL MISCONDUCT.

         13.6 Event of Default. While an Event of Default exists, Lenders agree
to promptly confer in order that Required Lenders or Lenders, as the case may
be, may agree upon a course of action for the enforcement of the Rights of
Lenders. Administrative Agent is entitled to act or refrain from taking any
action (without incurring any liability to any Person for so acting or
refraining) unless and until it has received instructions from Required

                                       57

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   64

Lenders. In actions with respect to any Company's property, Administrative Agent
is acting for the ratable benefit of each Lender.

         13.7 Collateral Matters.

                  (a) Appointment. Each Lender appoints Collateral Agent as its
         nominee and agent to act in its name and on its behalf (and Collateral
         Agent and each successor accepts that appointment), to be the secured
         party, mortgagee, beneficiary, recipient and similar party in respect
         of any collateral for the benefit of Lenders.

                  (b) General Authorization. Each Lender authorizes and directs
         Collateral Agent to enter into the Credit Documents for the Lender
         Liens and agrees that any action taken by Collateral Agent concerning
         any Collateral (with the consent or at the request of Required Lenders)
         in accordance with any Credit Document, that Collateral Agent's
         exercise (with the consent or at the request of Required Lenders) of
         powers concerning the Collateral in any Credit Document and that all
         other reasonably incidental powers are authorized and binding upon all
         Lenders.

                  (c) Maintaining Lender Liens. Collateral Agent is authorized
         on behalf of all Lenders, without the necessity of any notice to or
         further consent from any Lender, from time to time before an Event of
         Default or Potential Default, to take any action with respect to any
         Collateral or Credit Documents related to Collateral that may be
         necessary to perfect and maintain perfected the Lender Liens upon the
         Collateral.

                  (d) Limitation of Obligations. Except to use the same standard
         of care that it ordinarily uses for collateral for its sole benefit,
         Collateral Agent has no obligation whatsoever to any Lender or to any
         other Person to assure that the Collateral exists or is owned by any
         Company or is cared for, protected, or insured or has been encumbered
         or that the Lender Liens have been properly or sufficiently or lawfully
         created, perfected, protected, or enforced or are entitled to any
         particular priority.

                  (e) Standard of Care. Collateral Agent shall exercise the same
         care and prudent judgment with respect to the Collateral and the Credit
         Documents as it normally and customarily exercises in respect of
         similar collateral and security documents.

                  (f) Release of Collateral. Lenders irrevocably authorize
         Collateral Agent, at its option and in its discretion, to release any
         Lender Lien upon any Collateral (i) upon full payment of the
         Obligation, (ii) constituting property being disposed of as permitted
         under any Credit Document, (iii) constituting property in which no
         Company owned any interest at the time the Lender Lien was granted or
         at any time after that, (iv) constituting property leased to any
         Company under a lease that has expired or been terminated in a
         transaction permitted under the Credit Documents or is about to expire
         and that has not been, and is not intended by that Company to be,
         renewed, (v) consisting of an instrument evidencing Debt pledged to
         Collateral Agent (for the benefit of Lenders), if the underlying Debt
         has been paid in full, or (vi) if approved, authorized, or ratified in
         writing by Lenders. Upon request by Collateral Agent at any time,
         Lenders shall confirm in writing Collateral Agent's authority to
         release particular types or items of Collateral under this clause (f).

         13.8 Miscellaneous Provisions Concerning Collateral Agent. In addition
to the other provisions in this agreement and the other Credit Documents, the
following provisions shall govern the relationship between Collateral Agent and
the other parties to this agreement.

                  (a) Reliance on Notices. Collateral Agent may rely upon and
         shall be protected in acting in good faith upon any notice or other
         communication received by it and which it reasonably believes to

                                       58

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   65

         be genuine and duly authorized with respect to all matters pertaining
         to this agreement and its duties hereunder.

                  (b) No Filings Necessary. Collateral Agent shall not be
         responsible for preparing or filing any reports or returns relating to
         federal, state or local income taxes with respect to this agreement,
         other than for Collateral Agent's compensation or for reimbursement of
         expenses.

                  (c) No Representations; Liens. Collateral Agent shall not be
         responsible or liable for, and makes no representation or warranty
         with respect to, the validity, adequacy or perfection of any lien upon
         or security interest in any collateral file.

                  (d) Other Agreements. Any other provision of this agreement to
         the contrary notwithstanding, Collateral Agent shall have no notice,
         and shall not be bound by any of the terms and conditions of any other
         document or agreement executed or delivered in connection with, or
         intended to control any part of, the transactions anticipated by or
         referred to in this agreement unless Collateral Agent is a signatory
         party to that document or agreement. Notwithstanding the foregoing
         sentence, Collateral Agent shall be deemed to have notice of the terms
         and conditions (including without limitation definitions not otherwise
         set forth in full in this agreement) of other documents and agreements
         executed or delivered in connection with, or intended to control any
         part of, the transactions anticipated by or referred to in this
         agreement, to the extent such terms and provisions are referenced, or
         are incorporated by reference, into this agreement only as long as
         Administrative Agent shall have provided a copy of any such document or
         agreement to Collateral Agent.

                  (e) Limitation on Duties. The duties and obligations of
         Collateral Agent shall only be such as are expressly set forth in this
         agreement or as set forth in a written amendment to this agreement
         executed by the parties thereto or their successors and assigns. In the
         event that any provision of this agreement implies or requires that
         action or forbearance be taken by a party, but is silent as to which
         party has the duty to act or refrain from acting, the parties agree
         that Collateral Agent shall not be the party required to take the
         action or refrain from acting. In no event shall Collateral Agent have
         any responsibility to ascertain or take action except as expressly
         provided herein.

                  (f) No Requirement to Qualify in Other Jurisdictions. Nothing
         in this agreement shall be deemed to impose on Collateral Agent any
         duty to qualify to do business in any jurisdiction, other than (i) any
         jurisdiction where any collateral file is or may be held by Collateral
         Agent from time to time hereunder, and (ii) any jurisdiction where its
         ownership of property or conduct of business requires such
         qualification and where failure to qualify could have a material
         adverse effect on Collateral Agent or its property or business or on
         the ability of Collateral Agent to perform its duties hereunder.

                  (g) No Requirement to Verify Documents, Signatures, Etc..
         Under no circumstances shall Collateral Agent be obligated to verify
         the authenticity of any signature on any of the documents received or
         examined by it in connection with this Custodial Agreement or the
         authority or capacity of any Person to execute or issue such document,
         nor shall Collateral Agent be responsible for the value, form,
         substance, validity, perfection (other than by taking and continuing
         possession of the collateral files), priority, effectiveness or
         enforceability of any of such documents nor shall Collateral Agent be
         under a duty to inspect, review or examine the documents to determine
         whether they are appropriate for the represented purpose or that they
         have been actually recorded or that they are other than what they
         purport to be on their face.

                  (h) No Requirement to Verify Payments. Collateral Agent shall
         have no duty to ascertain whether or not any cash amount or payment
         has been received by the Administrative Agent, any Lender or any third
         person.

                                       59

<PAGE>   66

                  (i) No Requirement to Use Its Own Funds. No provision of this
         agreement shall require Collateral Agent to expend or risk its own
         funds or otherwise incur any financial liability in the performance of
         any of its duties hereunder or in the exercise of any of its rights and
         powers, if, in its sole judgment, it shall believe that repayment of
         such funds or adequate indemnity against such risk or liability is not
         assured to it.

                  (j) Right to Consult with Counsel. Collateral Agent may
         consult with counsel selected by Collateral Agent with regard to legal
         questions arising out of or in connection with this agreement, and the
         advice or opinion of such counsel shall be full and complete
         authorization and protection in respect of any action reasonably taken,
         omitted or suffered by Collateral Agent in good faith and in accordance
         therewith.

                  (k) Successors to Collateral Agent. Any entity into which
         Collateral Agent may be merged or converted or with which it may be
         consolidated, or any entity resulting from any merger, conversion or
         consolidation to which Collateral Agent shall be a party, or any entity
         succeeding to the business of Collateral Agent, shall be the successor
         of Collateral Agent hereunder, without the execution or filing of any
         paper or any further act on the part of any of the parties hereto,
         anything herein to the contrary notwithstanding.

                  (l) Delegation of Duties. Borrower, Administrative Agent and
         the Lenders agree that Collateral Agent may delegate any of its duties
         under this agreement to any of its agents, attorneys-in- fact, or
         affiliates. Any such agent, attorney-in-fact, or affiliate (and such
         affiliate's directors, officers, agents and employees) which performs
         duties in connection with this agreement shall be entitled to the same
         benefits of the indemnification, waiver and other protective provisions
         to which Collateral Agent is entitled under the Credit Documents.

                  (m) No Responsibility for Delays, Etc.. Collateral Agent shall
         not be responsible for delays or failures in performance resulting from
         acts beyond its control. Such acts shall include, but not be limited
         to, acts of God, strikes, lockouts, riots, acts or war or terrorism,
         epidemics, nationalization, expropriation, currency restrictions,
         governmental regulations superimposed after the fact, fire,
         communication line failures, computer viruses, power failures,
         earthquakes or other disasters.

                  (n) General Limitation of Liability. Neither Collateral Agent
         nor any of its affiliates, directors, officers, agents, and employees
         shall be liable for any action or omission to act hereunder except for
         its own or such person's gross negligence or willful misconduct.
         Notwithstanding the foregoing sentence, in no event shall Collateral
         Agent or its affiliates, directors, officers, agents, and employees be
         held liable for any special, indirect, punitive or consequential
         damages resulting from any action taken or omitted to be taken by it or
         them hereunder or in connection herewith even if advised of the
         possibility of such damages.

                                       60

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   67

         13.9 Limitation of Liability. No Lender or any Participant will incur
any liability to any other Lender or Participant except for acts or omissions in
bad faith, and neither Administrative Agent, Collateral Agent nor any Lender or
Participant will incur any liability to any other Person for any act or omission
of any other Lender or any Participant.

         13.10 Relationship of Lenders. The Credit Documents do not create a
partnership or joint venture among Administrative Agent, Collateral Agent and
Lenders or among Lenders.

         13.11 Benefits of Agreement. None of the provisions of this section
inure to the benefit of any Company or any other Person except Administrative
Agent, Collateral Agent and Lenders. Therefore, no Company or any other Person
is entitled to rely upon, or entitled to raise as a defense, in any manner
whatsoever, the failure of Administrative Agent, Collateral Agent or any Lender
to comply with these provisions.

SECTION 14.  BENEFIT OF AGREEMENT; ASSIGNMENTS; PARTICIPATIONS.

         14.1 Successors and Assigns. The terms and provisions of the Credit
Documents shall be binding upon and inure to the benefit of Borrower and the
Lenders and their respective successors and assigns, except that (i) Borrower
shall not have the right to assign its rights or obligations under the Credit
Documents and (ii) any assignment by any Lender must be made in compliance with
Section 14.3. The parties to this agreement acknowledge that clause (ii) of this
Section 14.1 relates only to absolute assignments and does not prohibit
assignments creating security interests, including, without limitation, any
pledge or assignment by any Lender of all or any portion of its rights under
this agreement and any Note to a Federal Reserve Bank; provided, however, that
no such pledge or assignment creating a security interest shall release the
transferor Lender from its obligations hereunder unless and until the parties
thereto have complied with the provisions of Section 14.3. The Administrative
Agent may treat the Person which made any loan or which holds any Note as the
owner thereof for all purposes hereof unless and until such Person complies with
Section 14.3; provided, however, that the Administrative Agent may in its
discretion (but shall not be required to) follow instructions from the Person
which made any loan or which holds any Note to direct payments relating to such
loan or Note to another Person. Any assignee of the rights to any loan or any
Note agrees by acceptance of such assignment to be bound by all the terms and
provisions of the Credit Documents. Any request, authority or consent of any
Person, who at the time of making such request or giving such authority or
consent is the owner of the rights to any loan (whether or not a Note has been
issued in evidence thereof), shall be conclusive and binding on any subsequent
holder or assignee of the rights to such loan.

         14.2 Participations.

                  (a) Permitted Participants; Effect. Any Lender may, in the
         ordinary course of its business and in accordance with applicable law,
         at any time sell to one or more banks or other entities
         ("Participants") participating interests in any loan owing to such
         Lender, any Note held by such Lender, any Commitment of such Lender or
         any other interest of such Lender under the Credit Documents. In the
         event of any such sale by a Lender of participating interests to a
         Participant, such Lender's obligations under the Credit Documents shall
         remain unchanged, such Lender shall remain solely responsible to the
         other parties hereto for the performance of such obligations, such
         Lender shall remain the owner of its loans and the holder of any Note
         issued to it in evidence thereof for all purposes under the Credit
         Documents, all amounts payable by Borrower under this agreement shall
         be determined as if such Lender had not sold such participating
         interests, and Borrower and Administrative Agent shall continue to deal
         solely and directly with such Lender in connection with such Lender's
         rights and obligations under the Credit Documents.

                  (b) Voting Rights. Each Lender shall retain the sole right to
         approve, without the consent of any Participant, any amendment,
         modification or waiver of any provision of the Credit Documents

                                       61
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   68

         other than any amendment, modification or waiver with respect to any
         loan or Commitment in which such Participant has an interest which
         forgives principal, interest or fees or reduces the interest rate or
         fees payable with respect to any such loan or Commitment, extends the
         Stated Termination Date, postpones any date fixed for any
         regularly-scheduled payment of principal of, or interest or fees on,
         any such loan or Commitment, releases any guarantor of any such loan
         or releases all or substantially all of the collateral, if any,
         securing any such loan.

                  (c) Benefit of Setoff. Borrower agrees that each Participant
         shall be deemed to have the right of setoff provided in Section 12.1 in
         respect of its participating interest in amounts owing under the Credit
         Documents to the same extent as if the amount of its participating
         interest were owing directly to it as a Lender under the Credit
         Documents, provided that each Lender shall retain the right of setoff
         provided in Section 12.1 with respect to the amount of participating
         interests sold to each Participant. The Lenders agree to share with
         each Participant, and each Participant, by exercising the right of
         setoff provided in Section 12.1, agrees to share with each Lender, any
         amount received pursuant to the exercise of its right of setoff, such
         amounts to be shared in accordance with Section 12.1 as if each
         Participant were a Lender.

         14.3 Assignments.

                  (a) Permitted Assignments. Any Lender may, in the ordinary
         course of its business and in accordance with applicable law, at any
         time assign to one or more banks or other entities ("Purchasers") all
         or any part of its rights and obligations under the Credit Documents.
         Such assignment shall be substantially in the form of Exhibit K or in
         such other form as may be agreed to by the parties thereto. The consent
         of Borrower and Administrative Agent shall be required prior to an
         assignment becoming effective with respect to a Purchaser which is not
         a Lender or an Affiliate thereof; provided, however, that if an Event
         of Default has occurred and is continuing, the consent of Borrower
         shall not be required. Such consent shall not be unreasonably withheld
         or delayed. Each such assignment with respect to a Purchaser which is
         not a Lender or an Affiliate thereof shall (unless each of Borrower and
         Administrative Agent otherwise consents) be in an amount not less than
         the lesser of (i) $5,000,000 or (ii) the remaining amount of the
         assigning Lender's Commitment (calculated as at the date of such
         assignment) or outstanding loans (if the applicable Commitment has been
         terminated).

                  (b) Effect; Effective Date. Upon (i) delivery to
         Administrative Agent of an assignment, together with any consents
         required by Section 14.3(a), and (ii) payment of a $4,000 fee from the
         Purchaser or the assigning Lender to Administrative Agent for
         processing such assignment (unless such fee is waived by Administrative
         Agent), such assignment shall become effective on the effective date
         specified in such assignment. The assignment shall contain a
         representation by the Purchaser to the effect that none of the
         consideration used to make the purchase of the Commitment and loans
         under the applicable assignment agreement constitutes "plan assets" as
         defined under ERISA and that the rights and interests of the Purchaser
         in and under the Credit Documents will not be "plan assets" under
         ERISA. On and after the effective date of such assignment, such
         Purchaser shall for all purposes be a Lender party to this agreement
         and any other Credit Document executed by or on behalf of the Lenders
         and shall have all the rights and obligations of a Lender under the
         Credit Documents, to the same extent as if it were an original party
         hereto, and no further consent or action by Borrower, the Lenders or
         Administrative Agent shall be required to release the transferor Lender
         with respect to the percentage of the Commitment and loans assigned to
         such Purchaser. Upon the consummation of any assignment to a Purchaser
         pursuant to this Section 14.3(b), the transferor Lender, Administrative
         Agent and Borrower shall, if the transferor Lender or the Purchaser
         desires that its loans be evidenced by Notes, make appropriate
         arrangements so that new Notes or, as appropriate, replacement Notes
         are issued to such transferor Lender and new Notes or, as appropriate,
         replacement Notes, are issued to such Purchaser, in each case in
         principal amounts reflecting their respective Commitments, as adjusted
         pursuant to such assignment.

                                       62
<PAGE>   69

         14.4 Dissemination of Information. Borrower authorizes each Lender to
disclose to any Participant or Purchaser or any other Person acquiring an
interest in the Credit Documents by operation of law (each a "Transferee") and
any prospective Transferee any and all information in such Lender's possession
concerning the creditworthiness of Borrower and its Subsidiaries, so long as
such Transferee or prospective Transferee agrees in writing to keep such
information confidential.

         14.5 Tax Treatment. If any interest in any Credit Document is
transferred to any Transferee which is organized under the laws of any
jurisdiction other than the United States or any State thereof, the transferor
Lender shall cause such Transferee, concurrently with the effectiveness of such
transfer, to comply with the provisions of Section 3.19.

SECTION 15. MISCELLANEOUS.

         15.1 Nonbusiness Days. Any payment or action that is due under any
Credit Document on a non-Business Day may be delayed until the next-succeeding
Business Day (but interest shall continue to accrue on any applicable payment
until payment is in fact made) unless the payment concerns a LIBOR Rate
Borrowing, in which case if the next-succeeding Business Day is in the next
calendar month, then such payment shall be made on the next-preceding Business
Day.

         15.2 Communications. Unless otherwise specifically provided, whenever
any Credit Document requires or permits any consent, approval, notice, request
or demand from one party to another, communication must be in writing (which
may be by telex or fax) to be effective and shall be deemed to have been given
(i) if by telex, when transmitted to the appropriate telex number and the
appropriate answer back is received, (ii) if by fax, when transmitted to the
appropriate fax number and machine confirmation of receipt is received (and all
communications sent by fax must be confirmed promptly thereafter by telephone;
but any requirement in this parenthetical shall not affect the date when the fax
shall be deemed to have been delivered), (iii) if by mail, on the third Business
Day after it is enclosed in an envelope and properly addressed, stamped, sealed
and deposited in the appropriate official postal service, (iv) if by e-mail,
when transmitted to the appropriate e-mail address of the receiving party ( and
all communications sent by e-mail must be followed by a facsimile of that e-mail
sent to the receiving party), or (v) if by any other means, when actually
delivered. Until changed by notice pursuant to this agreement, the addresses
(and fax numbers) for Borrower, Administrative Agent and Collateral Agent are
stated beside their respective signatures to this agreement. The address (and
fax number) for each Lender who becomes party to this agreement shall be stated
beside its name on the then most recently amended Schedule 2.

         15.3 Form and Number of Documents. The form, substance and number of
counterparts of each writing to be furnished under this agreement must be
satisfactory to Administrative Agent and its counsel.

         15.4 Exceptions to Covenants. No Company may take or fail to take any
action that is permitted as an exception to any of the covenants contained in
any Credit Document if that action or omission would result in the breach of any
other covenant contained in any Credit Document.

         15.5 Survival. All covenants, agreements, undertakings,
representations, and warranties made in any of the Credit Documents survive all
closings under the Credit Documents and, except as otherwise indicated, are not
affected by any investigation made by any party.

         15.6 Governing Governmental Requirements. Unless otherwise stated in
any Credit Document, the Governmental Requirements of the State of Texas and of
the United States of America govern the Rights and duties of the parties to the
Credit Documents and the validity, construction, enforcement, and interpretation
of the Credit Documents.

                                       63
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   70

         15.7 Invalid Provisions. Any provision in any Credit Document held to
be illegal, invalid or unenforceable is fully severable; the appropriate Credit
Document shall be construed and enforced as if that provision had never been
included; and the remaining provisions shall remain in full force and effect and
shall not be affected by the severed provision. Administrative Agent, Lenders
and each Company party to the affected Credit Document agree to negotiate, in
good faith, the terms of a replacement provision as similar to the severed
provision as may be possible and be legal, valid and enforceable.

         15.8 Conflicts Between Credit Documents. The provisions of this
agreement control if in conflict (i.e., the provisions contradict each other as
opposed to a Credit Document containing additional provisions not in conflict)
with the provisions of any other Credit Document.

         15.9 Discharge Only Upon Payment in Full; Reinstatement in Certain
Circumstances. Each Company's obligations under the Credit Documents shall
remain in full force and effect until termination of the Commitment and payment
in full of the Principal Debt and of all interest, fees, and other amounts of
the Obligation then due and owing, except that Sections 3.16, 3.18, Section 12,
and Section 14, and any other provisions under the Credit Documents expressly
intended to survive by the terms hereof or by the terms of the applicable Credit
Documents, shall survive such termination. If at any time any payment of the
principal of or interest on any Note or any other amount payable by Borrower
under any Credit Document is rescinded or must be otherwise restored or returned
upon the insolvency, bankruptcy, or reorganization of Borrower or otherwise, the
obligations of each Company under the Credit Documents with respect to such
payment shall be reinstated as though such payment had been due but not made at
such time.

         15.10 Amendments, Consents, Conflicts, and Waivers.

                  (a) Required Lenders. Unless otherwise specifically provided
         (i) the provisions of this agreement may be amended, modified, or
         waived, only by an instrument in writing executed by Borrower,
         Administrative Agent, and Required Lenders and supplemented only by
         documents delivered or to be delivered in accordance with the express
         terms of this agreement, and (ii) the other Credit Documents may only
         be the subject of an amendment, modification, or waiver that has been
         approved by Required Lenders and Borrower.

                  (b) All Lenders. Any amendment to or consent or waiver under
         this agreement or any Credit Document that purports to accomplish any
         of the following must be by an instrument in writing executed by
         Borrower and Administrative Agent and executed (or approved, as the
         case may be) by each Lender: (i) Extends the due date or decreases the
         amount of any scheduled payment or amortization of the Obligation
         beyond the date specified in the Credit Documents; (ii) decreases any
         rate or amount of interest, fees, or other sums payable to
         Administrative Agent or Lenders under this agreement (except such
         reductions as are contemplated by this agreement); (iii) changes the
         definition of "Borrowing Base,""Commitment," "Commitment Percentage,"
         "Required Lenders," or "Pro Rata Part;" (iv) increases any one or more
         Lenders' Commitment; or (v) changes this clause (b) or any other matter
         specifically requiring the consent of all Lenders under this agreement.

                  (c) Conflicts. Any conflict or ambiguity between the terms and
         provisions of this agreement and terms and provisions in any other
         Credit Document is controlled by the terms and provisions of this
         agreement.

                  (d) Waivers. No course of dealing or any failure or delay by
         Administrative Agent, any Lender, or any of their respective
         Representatives with respect to exercising any Right of Administrative
         Agent or any Lender under this agreement operates as a waiver thereof.
         A waiver must be in writing and signed by Administrative Agent and
         Lenders (or Required Lenders, if permitted under this agreement)

                                       64
CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   71
         to be effective, and a waiver will be effective only in the specific
         instance and for the specific purpose for which it is given.

         15.11 Multiple Counterparts. Any Credit Document may be executed in a
number of identical counterparts, and by each party thereto on separate
counterparts (including, at Administrative Agent's discretion, counterparts or
signature pages executed and transmitted by fax) with the same effect as if all
signatories had signed the same document. All counterparts must be construed
together to constitute one and the same instrument.

         15.12 VENUE, SERVICE OF PROCESS, AND JURY TRIAL.

                  (a) VENUE AND SERVICE OF PROCESS. BORROWER, FOR ITSELF AND ITS
         SUCCESSORS AND ASSIGNS, IRREVOCABLY (i) SUBMITS TO THE NONEXCLUSIVE
         JURISDICTION OF THE STATE AND FEDERAL COURTS IN TEXAS, (ii) WAIVES, TO
         THE FULLEST EXTENT PERMITTED BY APPLICABLE GOVERNMENTAL REQUIREMENTS,
         ANY OBJECTION THAT IT MAY NOW OR IN THE FUTURE HAVE TO THE LAYING OF
         VENUE OF ANY LITIGATION ARISING OUT OF OR IN CONNECTION WITH ANY CREDIT
         DOCUMENT AND THE OBLIGATION BROUGHT IN THE DISTRICT COURTS OF DALLAS
         COUNTY, TEXAS, OR IN THE UNITED STATES DISTRICT COURT FOR THE NORTHERN
         DISTRICT OF TEXAS, DALLAS DIVISION, (iii) WAIVES ANY CLAIMS THAT ANY
         LITIGATION BROUGHT IN ANY OF THE FOREGOING COURTS HAS BEEN BROUGHT IN
         AN INCONVENIENT FORUM, (iv) CONSENTS TO THE SERVICE OF PROCESS OF ANY
         OF THOSE COURTS IN ANY LITIGATION BY THE MAILING OF COPIES OF THAT
         PROCESS BY CERTIFIED MAIL, RETURN RECEIPT REQUESTED, POSTAGE PREPAID,
         BY HAND DELIVERY, OR BY DELIVERY BY A NATIONALLY RECOGNIZED COURIER
         SERVICE, AND SERVICE SHALL BE DEEMED COMPLETE UPON DELIVERY OF THE
         LEGAL PROCESS AT ITS ADDRESS FOR PURPOSES OF THIS AGREEMENT, AND (v)
         AGREES THAT ANY LEGAL PROCEEDING AGAINST ANY PARTY TO ANY CREDIT
         DOCUMENT ARISING OUT OF OR IN CONNECTION WITH THE CREDIT DOCUMENTS OR
         THE OBLIGATION MAY BE BROUGHT IN ONE OF THE FOREGOING COURTS.

                  (b) JURY WAIVER. EACH OF BORROWER, ADMINISTRATIVE AGENT,
         COLLATERAL AGENT, ARRANGER AND EACH LENDER HEREBY VOLUNTARILY,
         KNOWINGLY, IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY RIGHT TO HAVE A
         JURY PARTICIPATE IN RESOLVING ANY DISPUTE (WHETHER BASED UPON CONTRACT,
         TORT OR OTHERWISE) BETWEEN OR AMONG SUCH PARTIES ARISING OUT OF OR IN
         ANY WAY RELATED TO THIS AGREEMENT OR ANY OTHER CREDIT DOCUMENT. THIS
         PROVISION IS A MATERIAL INDUCEMENT TO LENDERS TO PROVIDE THE FINANCING
         DESCRIBED HEREIN OR IN THE OTHER CREDIT DOCUMENTS.

                  (c) General. The scope of each of the foregoing waivers is
         intended to be all encompassing of any and all disputes that may be
         filed in any court and that relate to the subject matter of this
         transaction, including, without limitation, contract claims, tort
         claims, breach of duty claims, and all other common law and statutory
         claims. BORROWER ACKNOWLEDGES THAT THESE WAIVERS ARE A MATERIAL
         INDUCEMENT TO ADMINISTRATIVE AGENT'S, COLLATERAL AGENT'S, ARRANGER'S
         AND EACH LENDER'S AGREEMENT TO ENTER INTO A BUSINESS RELATIONSHIP, THAT
         EACH OF ADMINISTRATIVE AGENT, COLLATERAL AGENT, ARRANGER AND EACH
         LENDER HAVE ALREADY RELIED ON THESE WAIVERS IN ENTERING INTO THIS
         AGREEMENT, AND THAT ADMINISTRATIVE AGENT, COLLATERAL AGENT, ARRANGER
         AND EACH LENDER WILL CONTINUE TO RELY ON EACH OF THESE WAIVERS IN
         RELATED FUTURE DEALINGS. BORROWER FURTHER WARRANTS AND REPRESENTS THAT
         IT HAS REVIEWED THESE WAIVERS WITH ITS LEGAL COUNSEL, AND THAT IT
         KNOWINGLY AND VOLUNTARILY AGREES TO EACH WAIVER FOLLOWING CONSULTATION
         WITH LEGAL COUNSEL. The waivers in this section are irrevocable,
         meaning that they may not be modified either orally or in writing, and
         these waivers apply to any future renewals, extensions, amendments,
         modifications, or replacements in respect of the applicable Credit
         Document. In connection with any Litigation, this agreement may be
         filed as a written consent to a trial by the court.

                                       65

CREDIT AGREEMENT
PMC COMMERCIAL TRUST

<PAGE>   72

         15.13 Arbitration. Borrower, Administrative Agent, Collateral Agent,
Arranger and each Lender agree that upon the written demand of any such party,
whether made before or after the institution of any legal proceedings, but prior
to the rendering of any judgment in that proceeding, all disputes, claims and
controversies between them, whether individual, joint, or class in nature,
arising from this agreement, any other Credit Document, or otherwise, including
without limitation contract disputes and tort claims, shall be resolved by
binding arbitration pursuant to the Commercial Rules of the American Arbitration
Association ("AAA"). Any arbitration proceeding held pursuant to this
arbitration provision shall be conducted in the city nearest the Borrower's
address having an AAA regional office, or at any other place selected by mutual
agreement of the parties. No act to take or dispose of any Collateral shall
constitute a waiver of this arbitration agreement or be prohibited by this
arbitration agreement. This arbitration provision shall not limit the right of
any party during any dispute, claim or controversy to seek, use, and employ
ancillary, or preliminary rights and/or remedies, judicial or otherwise, for the
purposes of realizing upon, preserving, protecting, foreclosing upon or
proceeding under forcible entry and detainer for possession of, any real or
personal property, and any such action shall not be deemed an election of
remedies. Such remedies include, without limitation, obtaining injunctive relief
or a temporary restraining order, invoking a power of sale under any deed of
trust or mortgage, obtaining a writ of attachment or imposition of a
receivership, or exercising any rights relating to personal property, including
exercising the right of set-off, or taking or disposing of such property with or
without judicial process pursuant to the Uniform Commercial Code. Any disputes,
claims or controversies concerning the lawfulness or reasonableness of an act,
or exercise of any right or remedy concerning any Collateral, including any
claim to rescind, reform or otherwise modify any agreement relating to the
Collateral, shall also be arbitrated; provided, however, that no arbitrator
shall have the right or the power to enjoin or restrain any act of any party.
Judgment upon any award rendered by any arbitrator may be entered in any court
having jurisdiction. The statute of limitations, estoppel, waiver, laches and
similar doctrines which would otherwise be applicable in an action brought by a
party shall be applicable in any arbitration proceeding, and the commencement of
an arbitration proceeding shall be deemed the commencement of any action for
these purposes. The Federal Arbitration Act (Title 9 of the United States Code)
shall apply to the construction, interpretation, and enforcement of this
arbitration provision.

         15.14 Entirety. THE CREDIT DOCUMENTS REPRESENT THE FINAL AGREEMENT
BETWEEN BORROWER, THE OTHER COMPANIES, LENDERS, AND ADMINISTRATIVE AGENT AND MAY
NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT ORAL
AGREEMENTS OF THE PARTIES. THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE
PARTIES.

         15.15 Restatement of Existing Agreement. The parties hereto agree that,
on the Closing Date, after all conditions precedent set forth in Section 6.1
have been satisfied or waived: (a) the Obligation (as defined herein)
represents, among other things, the amendment, extension, consolidation, and
modification of the obligations and liabilities of Borrower under or in respect
of the Existing Agreement; (b) this agreement is intended to, and does hereby,
restate, consolidate, renew, extend, amend, modify, supersede, and replace the
Existing Agreement in its entirety; (c) the Revolving Notes, if any, executed
pursuant to this agreement amend, renew, extend, modify, replace, substitute
for, and supersede in their entirety (but do not extinguish), the Debt arising
under the promissory notes to the Existing Agreement, if any, which existing
promissory notes shall be returned to Borrower promptly after the Closing Date,
marked "cancelled and replaced"; and (d) the entering into and performance of
their respective obligations under this agreement and the transactions evidenced
hereby do not constitute a novation.

                                       66<PAGE>   1
                                                                   EXHIBIT 10.12

                              EMPLOYMENT AGREEMENT
                                 BY AND BETWEEN
                         INTERNATIONAL HOME FOODS, INC.
                                       AND
                                LAWRENCE HATHAWAY

         THIS EMPLOYMENT AGREEMENT (this "Agreement") is entered into effective
as of the 3rd day of January, 2000 (the "Effective Date") by and between
INTERNATIONAL HOME FOODS, INC., a Delaware corporation (the "Company"), and
Lawrence K. Hathaway (the "Executive").

                                    RECITALS

         WHEREAS, the Board of Directors of the Company (the "Board") has
determined that it is in the best interest of the Company and its stockholders
to assure that the Company will have the continued dedication of Executive; and

         WHEREAS, the Company and Executive desire to enter into a compensation
arrangement to assure retention of Executive in the future.

                                    AGREEMENT

         NOW, THEREFORE, for good and valuable consideration, including the
mutual covenants herein, the parties hereto agree as follows:

         1. Employment Period. Subject to Section 3, the Company hereby agrees
to continue Executive in its employ, and Executive hereby agrees to remain in
the employ of the Company, in accordance with the terms and provisions of this
Agreement, during the period commencing on the date of this Agreement (the
"Effective Date") and ending on the third anniversary of the Effective Date (the
"Employment Period").

         2. Terms of Employment.

                  (a) Positions and Duties. During the term of Executive's
employment with the Company, Executive shall serve as President and Chief
Operating Officer and a member of the Board (or such other position or positions
as Executive and the Board shall mutually agree) and, in so doing, shall report
to the Company's Chief Executive Officer. Executive shall have supervision and
control over, and responsibility for, the day to day management and operational
functions of the Company. During the term of Executive's employment with the
Company (excluding any periods of vacation and sick leave), Executive shall
devote his best efforts and full business time to the business and affairs of
the Company in order to discharge the responsibilities assigned to Executive
hereunder in a manner consistent with past practice.

<PAGE>   2

                  (b) Compensation, Benefits and Expenses.

                           (i)      Base Compensation. During the term of
Executive's employment with the Company, Executive shall receive an annual base
salary of not less than $500,000 ("Annual Base Salary"). In addition, Executive
shall be entitled to receive an annual bonus ("Annual Bonus") of up to 100% of
the Annual Base Salary upon the achievement of performance criteria as shall be
established by the Chief Executive Officer and the Board.

                           (ii)     Investment Benefit Plans. During the term of
Executive's employment with the Company, Executive shall be entitled to
participate in all incentive, savings and retirement plans, practices, policies
and programs applicable generally to other executives of the Company
("Investment Plans").

                           (iii)    Welfare Benefit Plans. During the term of
Executive's employment with the Company, Executive and his family shall be
eligible for participation in, and shall receive all benefits under, welfare
benefit plans, practices, policies and programs applicable generally to other
executives of the Company ("Welfare Plans").

                           (iv)     Expenses. During the term of Executive's
employment with the Company, Executive shall be entitled to receive prompt
reimbursement for all reasonable employment related expenses incurred by
Executive.

         3. Termination of Employment.

                  (a) Reasons for Termination. Executive's employment with the
Company may be terminated during the Employment Period (i) by the Company with
or without Cause, (ii) by Executive with or without Good Reason, or (iii) by
either the Company or Executive upon Executive's Disability. Executive's
employment with the Company shall automatically terminate upon Executive's
death.

                  (b) Definitions. The following terms shall have the following
meanings for purposes of this Agreement.

                           (i)      "Annual Base Compensation" shall mean, at
any given time, the aggregate amount of (i) the Annual Base Salary and (ii) the
then budgeted Annual Bonus for Executive; provided that in no event shall Annual
Base Compensation be less than $1,000,000. Calculations required herein based
upon Annual Base Compensation shall be determined as if the Annual Base
Compensation is earned evenly throughout the year based upon a 365-day year.

                           (ii)     "Cause" shall mean (A) fraud on the part of
Executive that has caused demonstrable and serious injury to the Company or (B)
conviction of, or plea of nolo contendre to, a felony or (C) a material breach
by Executive of this Agreement.

                                                                               2
<PAGE>   3

                           (iii)    "Change in Control" shall mean (A) any
"person" (as such term is used in Section 13(d) of the Securities Exchange Act
of 1934, as amended (the "Exchange Act")) other than Hicks, Muse, Tate & Furst
Incorporated and/or its affiliates ("Hicks Muse") becoming the direct or
indirect "beneficial owner" (as determined pursuant to Rule 13d-3 under the
Exchange Act) of securities of the Company representing 50% or more of the
combined voting power of the Company's then outstanding securities, (B)
individuals who at the Effective Date constitute the members of the Board and
any new director, whose election to the Board or nomination for election to the
Board by the Company's stockholders was approved by a vote of at least a
majority of the directors then in office who either were directors at the
Effective Date or whose election or nomination for election was previously so
approved (each an "Incumbent Director"), ceasing for any reason to constitute a
majority of the Board, (C) the Company merging with or consolidating into any
other entity, or the stockholders of the Company and the holders of voting
securities of any other entity participating in a securities exchange (other
than a merger, consolidation or exchange which would result in the holders
(and/or their affiliates) of the voting securities of the Company outstanding
immediately prior thereto holding immediately thereafter securities representing
more than 50% of the combined voting power of the voting securities of the
surviving entity outstanding immediately after such merger, consolidation or
exchange), or (D) the stockholders of the Company approving a plan of complete
liquidation of the Company or an agreement or agreements for the sale or
disposition by the Company (in one or a series of related transactions) of all
or substantially all of the Company's assets, or such a plan commencing other
than in connection with a merger, consolidation or exchange which does not
constitute a Change in Control under the preceding clause (C).

                           (iv)     "Disability" means (A) Executive's
incapacity due to a permanent mental or physical illness that prevents Executive
from performing his duties or (B) a physical condition that renders the
performance by Executive of his duties hereunder a serious threat to the health
and well being of Executive. Disability shall be determined by a physician
acceptable to Executive (or his legal representative).

                           (v)      "Good Reason" means (A) the assignment to
Executive of any duties inconsistent with Executive's position as President and
Chief Operating Officer and a member of the Board of the Company (including
status and reporting requirements), or his authority, duties or responsibilities
or any other action by the Company which results in a diminution in such
position, authority, duties or responsibilities, excluding for this purpose an
isolated, insubstantial and inadvertent action not taken in bad faith and which
is remedied by the Company promptly after receipt of notice thereof, (B) a
material breach by the Company of this Agreement, (C) the occurrence of a Change
in Control, (D) any demotion of Executive resulting in Executive no longer
holding the offices of President and Chief Operating Officer of the Company (E)
any change requiring Executive to report to any person other than an Incumbent
Director, or (F) any change in workplace location without the consent of
Executive requiring Executive to daily commute a distance greater than 55 miles
from his present home in Riverside, Connecticut.

                                                                               3
<PAGE>   4

                  (c) Obligations of the Company upon Termination.

                           (i)      With Cause; Without Good Reason; Death or
Disability. If, during the Employment Period, the Company shall terminate
Executive's employment with the Company for Cause, Executive shall terminate his
employment with the Company without Good Reason, or Executive's employment with
the Company shall terminate due to Executive's death or Disability, then:

                                    (A)     the Company shall pay to Executive
in cash within 10 days after the date of such termination the sum of (x) any
Annual Base Salary earned through the date of termination to the extent not
theretofore paid by the Company, (y) any compensation previously deferred by
Executive and (z) any vacation pay earned through the date of termination not
theretofore paid by the Company (in the aggregate, the "Accrued Obligation");
and

                                    (B)     the Company shall pay to Executive
any amounts arising from Executive's participation in, or benefits under, any
Investment Plans (the "Accrued Investments"), which amounts shall be payable in
accordance with the terms and conditions of the Investment Plans.

                           (ii)     Without Cause; With Good Reason. If, during
the Employment Period, the Company shall terminate Executive's employment with
the Company without Cause, or Executive shall terminate his employment with the
Company with Good Reason, then:

                                    (A)     the Company shall pay to Executive
in cash within 10 days after the date of such termination the amount of the
Accrued Obligation;

                                    (B)     the Company shall pay to Executive
the Accrued Investments in accordance with the terms and conditions of the
Investment Plans;

                                    (C)     the Company shall pay to Executive
in cash within 10 days after the date of such termination an amount (the
"Severance Amount") that is equal to one and one half (1 1/2) times the
aggregate amount of Annual Base Compensation at the time of termination;

                                    (D)     for a period of one year following
such termination (or such longer period as the Welfare Plans may provide), the
Company shall continue benefits provided under the Welfare Plans to Executive
and his family at least equal to those that would have been provided had
Executive's employment with the Company not been terminated (the "Welfare
Benefit Continuation"); provided, however, that if Executive becomes employed
with another employer and is eligible to receive similar benefits under that
employer's plans, the benefits described in this paragraph (D) shall be
secondary to and not duplicative of those similar benefits.

                  (d) Effect on Benefit Plans. The foregoing payments and
benefits shall be in addition to and not in lieu of any payments or benefits to
which Executive and his dependents

                                                                               4
<PAGE>   5

may otherwise be entitled to under the Company's compensation and employee
benefit plans, programs, policies or practices. Nothing herein shall restrict
the Company's right to amend any plan, practice, policy or program in a manner
generally applicable to similarly situated active executives, in which event
Executive shall be entitled to participate on the same basis (including payment
of applicable contributions) as similarly situated active executives of the
Company.

                  (e) No Mitigation. Executive shall not be obligated to seek
new employment or take any other action to mitigate the benefits to which
Executive is entitled hereunder. Except as contemplated by Section 3(c)(ii)(D)
with respect to the Welfare Benefit Continuation, such benefits shall not be
reduced whether or not Executive obtains new employment.

                  (f) Stock Options. In the event of a Change in Control all
options to purchase shares of the Company's common stock, par value $.0l per
share, granted by the Company to the Executive (including options granted under
the Company's 1997 Stock Option Plan) shall automatically become fully vested
and immediately exercisable in full at the at the time of the Change in Control.

         4. Mutual Release. Payment of the Severance Amount shall be conditioned
upon the execution by Executive and the Company of a valid mutual release, to be
prepared by the Company, in which Executive and the Company mutually release the
other, to the maximum extent permitted by law, from any and all claims either
may have against the other that relate to or arise out of Executive's employment
or termination of employment, except such claims arising under this Agreement,
any employee benefit plan or any other written plan or agreement.

         5. Excise Taxes.

                  (a) Determination and Payment. If it is determined that any
payment, distribution or other benefit to Executive, whether pursuant to this
Agreement or otherwise (a "Payment"), would be subject to any tax (e.g. excise
tax under Section 4999 of the Internal Revenue Code of 1986) other than income
tax (such tax, together with any interest and penalties related thereto are
hereinafter collectively referred to as an "Excise Tax"), then the Company shall
promptly pay to Executive an additional payment ("Gross-Up Payment") in an
amount such that Executive retains, after payment of all taxes, and all interest
and penalties with respect thereto (including, without limitation, income tax
and Excise Tax imposed upon the Gross-Up Payment), an amount of the Gross-Up
Payment equal to the Excise Tax imposed upon the Payment. The determination of
the amount of any Gross-Up Payment shall be made by a certified public
accounting firm selected jointly by the Company and Executive (the "Accounting
Firm"), the fees and expenses of which shall be paid by the Company.

                  (b) Contesting. Executive shall promptly notify the Company of
any claim that, if successful, would require the payment of the Gross-Up
Payment. Without the consent of the Company, Executive shall not pay such claim
prior to the date that the payment of taxes with respect to such claim is due.
If the Company notifies Executive in writing prior to such due date that it
desires to contest the claim, Executive shall take all actions in connection
with contesting

                                                                               5
<PAGE>   6

the claim reasonably requested by the Company (including accepting legal
representation with respect to such claim by an attorney reasonably selected by
the Company); provided, however, that the Company shall pay all costs and
expenses (including additional interest and penalties) incurred in connection
with such contest and shall indemnify and hold Executive harmless, on an
after-tax basis, from any tax (including interest and penalties with respect
thereto) imposed as a result thereof.

         6. Claims.

                  (a) Arbitration of Claims. Executive shall settle by
arbitration any dispute or controversy arising in connection with this
Agreement, whether or not such dispute involves a plan subject to the Employee
Retirement Income Security of 1974, as amended. Such arbitration shall be
conducted in accordance with the rules of the American Arbitration Association
before a panel of three arbitrators sitting in Parsippany, New Jersey. The award
of the arbitrators shall be final and nonappealable, and judgment may be entered
on the award of the arbitrators in any court having proper jurisdiction. All
expenses of such arbitration shall be borne by the Company.

                  (b) Payment of Legal Fees and Costs. The Company agrees to pay
as incurred, to the full extent permitted by law, all legal fees and expenses
which Executive may reasonably incur as a result of any contest (regardless of
the outcome thereof) by the Company, Executive or others of any action taken
pursuant to the terms of this Agreement, or of the validity or enforceability
of, or liability under, any provision of this Agreement, or any guarantee of
performance thereof (including as a result of any contest by Executive about the
amount of payment pursuant to this Agreement), plus in each case interest on any
delayed payment at the rate of 8% per annum.

                  (c) Agent for Service of Legal Process. Service of legal
process upon the Company with respect to a claim under this Agreement shall be
made upon the General Counsel of the Company.

         7. Tax Withholding. All payments to the Executive under this Agreement
will be subject to the withholding of all applicable employment and income
taxes.

         8. Severability. In the event that any provision or portion of this
Agreement shall be determined to be invalid or unenforceable for any reason, the
remaining provisions of this Agreement shall be unaffected thereby and shall
remain in full force and effect.

         9. Successors. This Agreement shall be binding upon and inure to the
benefit of the Company and any successor of the Company. The Company will
require any successor to all or substantially all of the business and/or assets
of the Company to expressly assume and agree to perform this Agreement in the
same manner and to the same extent that the Company would be required to perform
if no succession had taken place.

                                                                               6
<PAGE>   7

         10. Entire Agreement. This Agreement constitutes the entire agreement
between the parties hereto with respect to the subject matter hereof. This
Agreement may not be modified in any manner except by a written instrument
signed by both the Company and Executive.

         11. Notices. Any notice required under this Agreement shall be in
writing and shall be delivered by certified mail return receipt requested to
each of the parties as follows:

                  To Executive:

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

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

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

                  To the Company:

                  INTERNATIONAL HOME FOODS, INC.
                  1633 Littleton Road
                  Parsippany, NJ  07054
                  Attention:  General Counsel

         12. Validity. If any provision of this Agreement is held to be illegal,
invalid or unenforceable, such provision shall be fully severable, this
Agreement shall be construed and enforced as if the illegal, invalid or
unenforceable provision had never comprised a portion of this Agreement, and the
remaining provisions of this Agreement shall remain in full force and effect.
Furthermore, in lieu of such illegal, invalid or unenforceable provision there
shall be added automatically as part of this Agreement a provision as similar in
terms as may be possible and be legal, valid and enforceable.

         13. Non-Competition. In the event that Executive's employment with the
Company is terminated (other than a termination in connection with the
occurrence of a Change-in-Control) and Executive receives payment of the
Severance Amount, for the remainder of the Employment Period or for one and one
half (1 1/2) years, whichever is longer, Executive shall not engage in or
promote any business within the United States that is principally engaged in the
business of manufacturing and marketing canned name brand food products in the
same categories as the core products of the Company at the time of termination;
provided that the foregoing shall not prohibit Executive from owning less than
10% of the voting securities of any publicly traded company so long as Executive
does not otherwise engage in or promote the activities of that company.

         14. Governing Law. The provisions of this Agreement shall be construed
in accordance of the laws of the state of New Jersey, without giving effect to
that states choice of law provisions.

                                                                               7
<PAGE>   8

         IN WITNESS WHEREOF, the Executive and the Company have executed this
Agreement as of the date and year first above written.

                                        INTERNATIONAL HOME FOODS, INC.

                                        ------------------------------
                                        C. Dean Metropoulos
                                        Chief Executive Officer

                                        EXECUTIVE

                                        ------------------------------
                                        Lawrence K. Hathaway

                                                                               8

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00005-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00005-of-00352.parquet"}]]