Document:

<PAGE>
                                                                   EXHIBIT 10(p)

                               SECOND AMENDMENT TO
                                CREDIT AGREEMENT

         THIS SECOND AMENDMENT ("Amendment") dated as of February 28, 2002, by
and among the borrowers listed on Schedule 1 (collectively "Companies") and
Comerica Bank, a Michigan banking corporation ("Bank").

                                    RECITALS:

         A.       Companies and Bank entered into a Credit Agreement dated as of
April 25, 2001, as amended by a First Amendment dated November 2, 2001
("Agreement").

         B.       Companies and Bank desire to amend the Agreement as
hereinafter set forth.

         NOW, THEREFORE, the parties agree as follows:

1.       Section 9.2 of the Agreement is amended to read in its entirety as
follows:

         "9.2     Consolidated Tangible Net Worth. Permitted Consolidated
Tangible Net Worth at any time to be less than the following amounts during the
periods specified below:

<TABLE>
<CAPTION>
         Period                                               Amount
         ------                                               ------
<S>                                                           <C>
         December 31, 2001 through March 30, 2002             $10,000,000
         March 31, 2002 through June 29, 2002                 $10,225,000
         June 30, 2002 through September 29, 2002             $10,325,000
         September 30, 2002 through December 30, 2002         $10,475,000
         December 31, 2002 and thereafter                     $10,525,000"
</TABLE>

         2.       The Companies did not comply with the pre-Second Amendment
provisions of Section 9.2 of the Agreement for the period ended December 31,
2001. The Bank hereby waives any default under the Agreement arising as a result
of such non-compliance with the provisions of Section 9.2 as in effect prior to
this Amendment for the period ended December 31, 2001.

         3.       Companies hereby represent and warrant that, after giving
effect to the amendments and waivers contained herein, (a) execution, delivery
and performance of this Amendment and any other documents and instruments
required under this Amendment or the Agreement are within each Company's
corporate powers, have been duly authorized, are not in contravention of law or
the terms of the Company's Articles of Incorporation or Bylaws, and do not
require the consent or approval of any governmental body, agency, or authority;
and this Amendment and any other documents and instruments required under this
Amendment or the Agreement, will be valid and binding in accordance with their
terms; (b) the continuing representations and warranties of each Company set
forth in Sections 7.1 through 7.15 of the

<PAGE>
Agreement are true and correct on and as of the date hereof with the same force
and effect as made on and as of the date hereof; (c) the continuing
representations and warranties of each Company set forth in Section 7.16 of the
Agreement are true and correct as of the date hereof with respect to the most
recent financial statements furnished to the Bank by Companies in accordance
with Section 8.1 of the Agreement; and (d) no Event of Default (as defined in
the Agreement) or condition or event which, with the giving of notice or the
running of time, or both, would constitute an Event of Default under the
Agreement, as hereby amended, has occurred and is continuing as of the date
hereof.

         4.       Except as expressly provided herein, all of the terms and
conditions of the Agreement remain unchanged and in full force and effect.

         5.       This Amendment shall be effective upon (a) the payment by
Companies to Bank of a non-refundable amendment fee in the amount of $10,000 and
(b) execution of this Agreement by Companies and the Bank.

         IN WITNESS the due execution hereof as of the day and year first above
written.

COMERICA BANK                                  DETREX CORPORATION

By:                                            By:
    ---------------------------                    -------------------------
                                                   Robert M. Currie

Its:                                           Its:      Secretary
    ---------------------------                    -------------------------

                                               THE ELCO CORPORATION

                                               By:
                                                   -------------------------
                                                   Robert M. Currie

                                               Its:      Secretary
                                                   -------------------------

                                               HARVEL PLASTICS, INC.

                                               By:
                                                  --------------------------

                                               Its:
                                                   -------------------------

                                               S.O. REALTY, INC.

                                               By:
                                                   -------------------------
                                                   Robert M. Currie

                                               Its:      Secretary
                                                   -------------------------

<PAGE>

                                   SCHEDULE 1

Detrex Corporation

The Elco Corporation

Harvel Plastics, Inc.

S.O. Realty, Inc.<PAGE>
                                                                   EXHIBIT 10(w)

                        SEPARATION AGREEMENT AND RELEASE

         This Separation Agreement and Release ("Agreement") is entered into by
and between Michael Kaline ("Executive") and Malan Realty Investors, Inc., a
Michigan corporation ("Company").

         The Executive and the Company are parties to a certain Employment
Agreement dated August 10, 2000 ("Employment Agreement"). This Agreement shall
supercede the Employment Agreement in all respects.

         Executive hereby irrevocably resigns as an employee and president of
the Company and effective August 9, 2002 ("Separation Date"). Further, Executive
resigns as trustee of the Company's 401(k) trust fund effective on the date he
signs this Agreement. Executive shall remain on a leave of absence from January
31, 2002 through August 9, 2002 "Leave of Absence"). While on the Leave of
Absence, from time to time, the Company may seek information from the Executive,
but Executive is not expected to perform day-to-day or management duties on
behalf of the Company. During the Leave of Absence, the Executive shall have no
authority to represent the Company or bind the Company to any obligations.
Executive shall not accrue any benefits such as vacation or sick pay during the
Leave of Absence and shall receive only the benefits expressly set forth in the
following paragraph.

         In consideration of Executive's agreement to enter into this Agreement,
Company agrees to the following:

         1. The Company shall continue Executive's current annualized salary of
         $180,000 from the January 31, 2002 through August 9, 2002 ("Salary
         Continuation"). The Salary Continuation shall paid in accordance with
         the Company's regular payroll practices.

         2. Immediately following August 10, 2002, the Company shall pay
         Executive a lump sum payment in the amount of Fifteen Thousand Dollars
         ($15,000) ("Separation Pay").

         3. The Company shall pay Executive the sum of Fifty-Four Thousand
         Dollars ($54,000) ("Additional Pay") in a lump sum as soon as
         administratively feasible following the expiration of the Revocation
         Period as defined below. The Additional Pay shall be in lieu of any
         bonus pursuant to the Employment Agreement.

         4. The Company will continue to contribute to Executive's 401(k)
         account through August 9, 2002 ("Retirement Benefit).

         5. The Company will maintain Executive on its group health insurance
         policy through August 9, 2002 ("Insurance Benefit") and will pay the
         corresponding premiums in accordance with its regular practices.

The Salary Continuation, Separation Pay, Additional Pay, Retirement Benefit and
Insurance Benefit are cumulatively referred to as "Separation Benefits". The
Salary Continuation, Separation Pay and Additional Pay shall be subject to
withholding required by law.

<PAGE>

         Executive acknowledges that Company has paid to Executive all wages and
benefits, such as vacation pay, that Executive earned prior to the date
Executive signs this Agreement and that the Separation Benefits is a compromise
of disputed claims and is not owed to Executive pursuant to contract, whether
express or implied.

         In consideration of Company's promise to pay the Separation Benefits,
Executive releases Company, as well as its subsidiaries and affiliates, and its
and their respective directors, officers, agents, representatives, employees,
successors and assigns from all claims existing as of the date Executive signs
this Agreement arising from or relating to Executive's employment or the
termination of his/her employment and any claims which arise under the common
law of contract, implied contract, tort, public policy, or statute, such as
Title VII of the Civil Rights Act of 1964, the Age Discrimination in Employment
Act, Section 1981 of the Civil Rights Act of 1866, the Equal Pay Act of 1963,
the Executive Retirement Income Security Act of 1974, the Rehabilitation Act of
1973, the Americans With Disabilities Act of 1990, the Family and Medical Leave
Act of 1993, the Michigan Civil Rights Act, the Michigan Equal Pay Law, the
Michigan Bias Against Persons with Disabilities Law, and amendments to these
acts, any other state equal employment opportunity or age discrimination law,
wage payment law, or any other federal or state law, statute, decision, order,
policy or regulation establishing or relating to claims or rights of employees,
including, but not limited to, any and all claims alleging interference with the
attainment of any rights under any insurance, pension, profit sharing or other
employee benefit plan, and any and all claims in tort or contract, based upon
public policy, and any and all claims alleging breach of an express or implied,
or oral or written, contract, policy manual or employee handbook or alleging
misrepresentation, defamation, interference with contract, intentional or
negligent infliction of emotional distress, negligence, or wrongful discharge.
Nothing in this Agreement shall waive Executive's claims for benefits under any
applicable pension or retirement plan.

         Employee shall not, directly or indirectly, disclose confidential
information of the Company and of its subsidiaries and affiliates, and shall
hold such confidential information in strict confidence and refrain from
disclosing confidential information to others. Confidential information shall be
deemed to include, but shall not be limited to, the terms of this Agreement
(which may be disclosed only to Employee's attorney and financial advisor), as
well as any and all information relating to sales; any and all customer lists;
any and all pricing information; any and all statistical information and related
financial data including but not limited to, profit and loss statements, balance
sheets, and production data; any and all annual strategic plans; any and all
business development plans; any and all marketing plans; and any and all
personnel information, including but not limited to payroll and performance
reviews specific to any employee.

         Employee shall not disparage the Company or any of its affiliates,
directors, officers or employees in any manner whatsoever. For as long as they
are employed by the Company, neither Jeff Lewis, Elliott Broderick, nor Alan
Warnke shall not disparage Executive. For the purpose of this paragraph, failure
or refusal to respond to a question or comment regarding Executive shall not be
deemed a disparagement. In any event, Executive, Lewis, Broderick and Warnke may
respond truthfully to any government inquiry or in the course of a deposition or
other discovery without violating their obligation under this paragraph.

<PAGE>

         In the event that Employee violates the covenants contained in this
Agreement, the Company will be excused from paying or providing Executive with
any unpaid Separation Benefits and upon demand, and in addition to any relief
available to the Company at law or in equity, Employee agrees to return to the
Company all Separation Benefits paid to Employee. In the event that any of the
Company Representatives violate the covenant not to disparage Executive, the
Company shall pay Executive the sum of $15,000 as liquidated damages.

         By entering into this Agreement, neither Executive nor Company admits
liability, wrongdoing or violating any law.

         The Company has delivered this Agreement to Executive on January 28th,
2002. Employee and the Company acknowledge that the Company offered Executive
twenty-one (21) days within which to deliberate the terms of this Agreement.
Executive acknowledges that the Company advised Executive in writing to consult
with legal counsel prior to executing this Agreement. If Executive executes this
Agreement, he may revoke his release of claims that arise under the Age
Discrimination in Employment Act ("ADEA") portion of the release set forth above
within a period of seven (7) calendar days following the date on which he
executes this Agreement ("Revocation Period"). Such revocation by Executive
shall be communicated in writing to Jeff Lewis, 30200 Telegraph Road, Suite 105
Bingham Farms, Michigan 48025 and must be received by Mr. Lewis before the
Revocation Period expires. If Executive exercises his right of revocation within
the Revocation Period, this Agreement shall have full force and effect as to all
of its terms except the release of claims under the ADEA, and the Company will
have three (3) business days within which to rescind the entire Agreement in
writing if it elects to do so. Such election by the Company shall be
communicated in writing to Executive. If Executive does not exercise his right
to revoke prior to the expiration of the Revocation Period, this Agreement shall
become effective and enforceable immediately following the expiration of the
Revocation Period.

                                             MALAN REALTY INVESTORS, INC.

Dated: 2/03/02                               By:  /s/Jeffrey D. Lewis
       -------                                    -------------------

Dated: 1/30/02                               /s/Michael Kaline
       -------                               -----------------
                                             Michael Kaline

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