Document:

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                                                                   EXHIBIT 10.23

                             SECURED PROMISSORY NOTE

$94,000                                                         OCTOBER 30, 2000

         FOR VALUE, RECEIVED, ROBERT L. NORTON ("Payor"), promises to pay to the
order of Florists' Transworld Delivery, Inc., a Michigan corporation (together
with its successors and assigns, "Payee"), at its principle place of business,
3113 Woodcreek Drive, Downers Grove, IL 60515, or at such other place as Payee
may designate, the principle sum of NINETY FOUR THOUSAND DOLLARS ($94,000).

         The principle amount of this Promissory Note ("the Note") shall be
payable on OCTOBER 30, 2004 in accordance with the terms of this Note; provided,
however, the principle amount of this Note shall immediately be due and payable
upon Payor's termination of employment.

         The outstanding principle amount of this Note shall bear simple
interest at EIGHT AND ONE HALF PERCENT (8.5%), per annum. Accrued interest shall
be payable at maturity (whether at final maturity or earlier) of this Note.

         All payments of principle of and interest on this Note shall be payable
in lawful currency of the United States of America at the office of the Payee
described above, in immediately available funds.

         Payor shall have the right to pay all or any part of the unpaid
principal hereunder without premium or penalty at any time and shall be
accompanied by all interest accrued thereon through such date; provided,
however, that each partial prepayment shall be in an aggregate principal amount
not less than $50,000.

         In addition to, and not in limitation of the foregoing, Payor agrees to
pay all expenses, including, without limitation, attorney's fees and legal
expenses, incurred by the holder of this Note in connection with endeavoring to
collect any amounts payable hereunder which are not paid when due.

         In order to secure obligations of Payor under this Note, Payor has
granted to Payee a security interest in, and lien and charge over, certain
collateral pursuant to the terms of that certain Pledge Agreement dated of the
date hereof between Payor and Payee.

         All parties hereto waive presentment of payment, demand, protest and
notice of dishonor.

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         Payor shall make all payments hereunder immediately when due without
any set-off, counterclaim, defenses, withholding (for taxes or otherwise), or
reduction of any kind. Payee shall have the right to set-off any amounts owing
or to be owing (by acceleration or otherwise) by Payee to Payor.

         No delay on the part of Payee in the exercise of any right or remedy
shall operate as a waiver thereof, and no single or partial exercise by Payee of
any right or remedy shall preclude any other or future exercise thereof or the
exercise of any other right or remedy.

         Payee shall have the right at any time to see, assign, transfer,
negotiate or pledge all or part of its interest in this Note. Payor may not
assign any of his obligations hereunder without the prior written consent of
Payee. This note shall be binding on Payor and his legal representatives.

         No amendment, modification, or waiver of, or consent with respect to
any provision of this Note shall in any event be effective unless the same shall
be in writing and signed and delivered by Payee or any other holder hereof.

         After maturity of this Note, the outstanding principal amount of this
Note and accrued and unpaid interest shall be unconditionally payable upon
demand.

         For the avoidance of doubt, Payee shall have full recourse against
Payor.

         THIS NOTE IS MADE UNDER AND GOVERNED BT THE INTERNAL LAWS OF THE STATE
OF NEW YORK. Wherever possible each provision of this Note shall be interpreted
in such a manner as to be effective and valid under applicable laws, but if any
provision of this Note shall be prohibited or invalid.

         SIGNED AND DELIVERED as of this date first written above.

                                                     /s/ Robert L. Norton
                                                     --------------------
                                                     Robert L. Norton<PAGE>   1
                                                                   EXHIBIT 10.24

                             SECURED PROMISSORY NOTE

$47,000                                                         OCTOBER 30, 2000

         FOR VALUE, RECEIVED, FRANCIS C. PICCIRILLO ("Payor"), promises to pay
to the order of Florists' Transworld Delivery, Inc., a Michigan corporation
(together with its successors and assigns, "Payee"), at its principle place of
business, 3113 Woodcreek Drive, Downers Grove, IL 60515, or at such other place
as Payee may designate, the principle sum of FORTY SEVEN THOUSAND DOLLARS
($47,000).

         The principle amount of this Promissory Note ("the Note") shall be
payable on OCTOBER 30, 2004 in accordance with the terms of this Note; provided,
however, the principle amount of this Note shall immediately be due and payable
upon Payor's termination of employment.

         The outstanding principle amount of this Note shall bear simple
interest at EIGHT AND ONE HALF PERCENT (8.5%), per annum. Accrued interest shall
be payable at maturity (whether at final maturity or earlier) of this Note.

         All payments of principle of and interest on this Note shall be payable
in lawful currency of the United States of America at the office of the Payee
described above, in immediately available funds.

         Payor shall have the right to pay all or any part of the unpaid
principal hereunder without premium or penalty at any time and shall be
accompanied by all interest accrued thereon through such date; provided,
however, that each partial prepayment shall be in an aggregate principal amount
not less than $10,000.

         In addition to, and not in limitation of the foregoing, Payor agrees to
pay all expenses, including, without limitation, attorney's fees and legal
expenses, incurred by the holder of this Note in connection with endeavoring to
collect any amounts payable hereunder which are not paid when due.

         In order to secure obligations of Payor under this Note, Payor has
granted to Payee a security interest in, and lien and charge over, certain
collateral pursuant to the terms of that certain Pledge Agreement dated of the
date hereof between Payor and Payee.

         All parties hereto waive presentment of payment, demand, protest and
notice of dishonor.

<PAGE>   2

         Payor shall make all payments hereunder immediately when due without
any set-off, counterclaim, defenses, withholding (for taxes or otherwise), or
reduction of any kind. Payee shall have the right to set-off any amounts owing
or to be owing (by acceleration or otherwise) by Payee to Payor.

         No delay on the part of Payee in the exercise of any right or remedy
shall operate as a waiver thereof, and no single or partial exercise by Payee of
any right or remedy shall preclude any other or future exercise thereof or the
exercise of any other right or remedy.

         Payee shall have the right at any time to see, assign, transfer,
negotiate or pledge all or part of its interest in this Note. Payor may not
assign any of his obligations hereunder without the prior written consent of
Payee. This note shall be binding on Payor and his legal representatives.

         No amendment, modification, or waiver of, or consent with respect to
any provision of this Note shall in any event be effective unless the same shall
be in writing and signed and delivered by Payee or any other holder hereof.

         After maturity of this Note, the outstanding principal amount of this
Note and accrued and unpaid interest shall be unconditionally payable upon
demand.

         For the avoidance of doubt, Payee shall have full recourse against
Payor.

         THIS NOTE IS MADE UNDER AND GOVERNED BT THE INTERNAL LAWS OF THE STATE
OF NEW YORK. Wherever possible each provision of this Note shall be interpreted
in such a manner as to be effective and valid under applicable laws, but if any
provision of this Note shall be prohibited or invalid.

         SIGNED AND DELIVERED as of this date first written above.

                                                     /s/ Francis C. Piccirillo
                                                     -------------------------
                                                     Francis C. Piccirillo<PAGE>   1
                                                                   EXHIBIT 10.11

                       SECOND AMENDMENT TO LOAN AGREEMENT

     THIS SECOND AMENDMENT TO LOAN AGREEMENT (the "Agreement") is made and
entered into as of December 13, 1999 by and between SUN COMMUNITIES OPERATING
LIMITED PARTNERSHIP, a Michigan limited partnership ("Lender"), whose address is
31700 Middlebelt Road, Suite 145, Farmington Hills, Michigan 48334, and BINGHAM
FINANCIAL SERVICES CORPORATION, a Michigan corporation ("Borrower"), whose
address is 260 East Brown Street, Suite 200, Birmingham, MI 48009.

                                    RECITALS:

     A. Borrower and Lender have entered into that certain Loan Agreement dated
March 1, 1998 and a First Amendment to Loan Agreement dated as of June 11, 1999
(collectively the "Loan Agreement").

     B. Borrower and Lender desire to amend the Loan Agreement in accordance
with the terms and conditions of this Amendment.

     NOW, THEREFORE, the parties agree as follows:

     1. Section 1 of the Loan Agreement is hereby deleted in its entirety and
replaced with the following Section 1:

              "1. LOAN. Lender will make the following Loan to Borrower:

<TABLE>
<CAPTION>
              Type of Loan        Interest Rate            Note Amount        Maturity
              ------------        -------------            -----------        --------
<S>                               <C>                      <C>                <C>
              Line of Credit      235 basis points         $50,000,000        Demand
                                  over LIBOR
</TABLE>

              The Loan and any amendments, extensions, renewals, or refinancing
        thereof are subject to this Agreement."

     2. Section 2 of the Loan Agreement is hereby deleted in its entirety and
replaced with the following Section 2:

              "2. LINE OF CREDIT DEMAND LOAN. Provided that no Event of Default
        exists and no Event of Default will be caused by any draw under the
        Loan, Lender agrees to loan to Borrower, from time to time, up to the
        aggregate principal amount of $50,000,000 (the "Line of Credit Loan"),
        in increments at the discretion of Lender. Lender's obligation to make
        any advance to Borrower under the Loan and the Note shall automatically
        suspend upon any earlier occurrence of an Event of Default unless and
        until waived by Lender in writing. Lender may, in its sole discretion,
        refuse to make advances or readvances for any reason whatsoever."

     3. Section 8.E. of the Loan Agreement is hereby deleted in its entirety and
replaced with the following Section 8.E.:

              "E. "Note" shall mean that certain $50,000,000 demand promissory
        note from Borrower to Lender, in the form attached hereto as Exhibit A."

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     4. A new Section 9 of the Loan Agreement is hereby added as follows:

              "9. The Note shall be collateralized by a lien on all assets of
        Borrower, together with a pledge of all stock and membership interests
        held by Borrower."

     5. Unless otherwise modified by this Amendment, all provisions of the Loan
Agreement shall remain in full force and effect.

     6. This Amendment may be executed in any number of counterparts, each of
which shall be an original and all of which together shall constitute one and
the same agreement. Facsimile or photographic reproductions of this Amendment
may be made and relied upon to the same extent as though such fax or copy were
an original.

     IN WITNESS WHEREOF, the parties have executed this Second Amendment to Loan
Agreement as of the date first written above.

                                 BORROWER:

                                 BINGHAM FINANCIAL SERVICES
                                 CORPORATION, a Michigan corporation

                                 By: /s/ Ronald A. Klein
                                    -------------------------------------------

                                 Its: President and Chief Executive Officer
                                     ------------------------------------------

                                 LENDER:

                                 SUN COMMUNITIES OPERATING LIMITED
                                 PARTNERSHIP, a Michigan limited partnership

                                 By:  Sun Communities, Inc., a Maryland
                                          corporation
                                 Its:     General Partner

                                 By:  /s/ Gary  A. Shiffman
                                    -------------------------------------------

                                 Its: /s/ President and Chief Executive Officer
                                     ------------------------------------------

                                      -2-
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                                    EXHIBIT A

                                  See Attached

                                      -3-

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