MUNICIPAL MORTGAGE & EQUITY LLC
10-K/A, 1998-05-29
ASSET-BACKED SECURITIES
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         SECURITIES AND EXCHANGE COMMISSION
              Washington, D.C.  20549

              FORM 10-K/A Amendment #1

  ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF
        THE SECURITIES EXCHANGE ACT OF 1934

    For the fiscal year ended December 31, 1997

          Commission File Number 001-11981

       MUNICIPAL MORTGAGE AND EQUITY, L.L.C.
(Exact name of Registrant as specified in its charter)

              Delaware                                  52-1449733 
     (State or other jurisdiction of                  (I.R.S. Employer
     incorporation or organization)                  Identification Number)

218 North Charles Street, Suite 500
Baltimore, Maryland                                        21201
(Address of principal executive offices)                (Zip Code)

   Registrant's telephone number, including area code:  (410) 962-8044
                          
   Securities registered pursuant to Section 12(b) of the Act: 
                          
                                      Name of each exchange
        Title of each class            on which registered
        ___________________           ____________________ 
        Growth Shares                 American Stock Exchange

Securities registered pursuant to Section 12(g)
                   of the Act:    Preferred Shares 
                                  Preferred Capital
                                  Distribution Shares

   Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports) and (2) has been subject to such
filing requirements for the past 90 days.  YES [x]  NO [  ].

   Indicate by check mark if disclosure of delinquent filers pursuant to
Item 405 of Regulation S-K is not contained herein, and will not be contained,
to the best of registrant's knowledge, in definitive proxy or information
statements incorporated by reference in Part III of this Form 10-K or any
amendment to this Form 10-K.  [  ]

   The aggregate market value of the registrant's Growth Shares held by
non-affiliates of the registrant as of March 24, 1998 (computed by reference
to the closing price of such stock on the American Stock Exchange)
was $283,530,824.


              DESCRIPTION OF AMENDMENT

AMENDMENT #1:

A) Item 14 (c) has been amended to:  (i) reflect additional exhibits
   furnished as part of the Company's 1997 Annual Report on Form 10-K;
   (ii) file the Company's Amended and Restated Certificate of Formation
   and Operating Agreement of the Company; and (iii) file the Company's
   Amended By-laws.



        DOCUMENTS INCORPORATED BY REFERENCE

         DOCUMENT                          WHERE INCORPORATED
   
Portions of the Registrant's definitive Proxy Statement
regarding the 1998 Annual Meeting of Shareholders                   Part III  

                      Part IV

Item 14.  Exhibits, Financial Statement Schedules and Reports on Form
8-K.

   (a)  (1) List of Financial Statements.  The following is a list of the
        consolidated financial statements included at the end of this
        report:

        Report of Independent Accountants
        Consolidated Balance Sheets as of December 31, 1997 and 1996
        Consolidated Statements of Income for the Years Ended
        December 31, 1997, 1996 and 1995 
        Consolidated Statements of Cash Flows for the Years Ended
        December 31, 1997, 1996 and 1995 
        Consolidated Statement of Shareholders' Equity for the Years
        Ended  December 31, 1997, 1996 and 1995 
        Notes to Consolidated Financial Statements

        (2) List of Financial Statement Schedules.

        All schedules prescribed by Regulation S-X have been omitted
        as the required information is inapplicable or the information is
        presented elsewhere in the consolidated financial statements or
        related notes.      

   (b)  Reports on Form 8-K.

        No reports on Form 8-K were filed during the three months
        ended December 31, 1997.

   (c)  List of Exhibits.  The following is a list of exhibits furnished.

        3.1  Amended and Restated Certificate of Formation and
             Operating Agreement of the Company.

        3.2  By-laws of the Company.

        10.1 Employment Agreement between the Registrant and
             Mark K. Joseph, dated August 1, 1996 (filed as Item 7
             (c) Exhibit 10.1 to the Company's current report on
             Form 8-K, filed with the Commission on January 28,
             1998 and incorporated by reference herein).

        10.2 Employment Agreement between the Registrant and
             Michael L. Falcone, dated August 1, 1996 (filed as
             Item 7 (c) Exhibit 10.2 to the Company's current report
             on Form 8-K, filed with the Commission on January
             28, 1998 and incorporated by reference herein).

        10.3 Employment Agreement between the Registrant and
             Thomas R. Hobbs, dated August 1, 1996 (filed as Item
             7 (c) Exhibit 10.3 to the Company's current report on
             Form 8-K, filed with the Commission on January 28,
             1998 and incorporated by reference herein).

        10.4 Master Repurchase Agreement among the Registrant,
             Trio Portfolio Investors, L.L.C., Rio Portfolio
             Partners, L.P., Blackrock Capital Finance, L.P., Brazos
             Fund, L.P. and M.F. Swapco, Inc. dated June 30, 1997
             (filed as Item 7 (c) Exhibit 10.4 to the Company's
             current report on Form 8-K, filed with the Commission
             on January 28, 1998 and incorporated by reference
             herein).

        11   Computation of Earnings Per Share

        21   Subsidiaries

        23   Consent of Price Waterhouse LLP

        27   Financial Data Schedule  

                     SIGNATURES

   Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the registrant has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized.

                            Municipal Mortgage and Equity, L.L.C. 


                            By:  /s/ Mark K. Joseph          
                                 __________________ 
                         
                                 Mark K. Joseph 
                                 Chief Executive Officer 

   Pursuant to the requirements of the Securities Exchange Act of 1934,
this report has been signed by the following persons, in the capacities and on
the dates indicated.

Signature                        Title                         Date

/s/ Mark K. Joseph   Chairman of the Board, Chief Executive    May 29, 1998
__________________   Officer (Principal Executive Officer),
Mark K. Joseph       and Director

                  INDEX TO EXHIBITS

Exhibit
Number                  Document       
                                
  3.1             Amended and Restated Certificate of Formation and
                  Operating Agreement of the Company

  3.2             Amended By-laws of the Company

 11               Computation of Earnings Per Share

 21               Subsidiaries of the Registrant

 23               Consent of Price Waterhouse LLP (previously filed on
                    March 24, 1998)

 27               Financial Data Schedule (previously filed on March 24,
                    1998)


                             AMENDED AND RESTATED

               CERTIFICATE OF FORMATION AND OPERATING AGREEMENT

                                      OF

                     MUNICIPAL MORTGAGE AND EQUITY, L.L.C.

                    (a Delaware limited liability company)

THIS AMENDED AND RESTATED CERTIFICATE OF FORMATION AND OPERATING AGREEMENT (the
"Agreement")  of  Municipal  Mortgage  and  Equity,  L.L.C., a Delaware limited
liability company (the "Company"), dated as of August  1, 1996, is entered into
by and among those persons who have executed this Agreement  or  a  counterpart
hereof, or who become parties hereto pursuant to the terms of this Agreement.

The  Company's  Certificate  of Formation filed with the Delaware Secretary  of
State on July 6, 1995, is hereby  amended  to  amend  and  restate  all  of the
provisions  thereof  so  that said Certificate, as amended and restated hereby,
reads in its entirety as follows;  and  the  Company's  Operating  Agreement is
hereby  amended  so  that  said  Operating  Agreement reads in its entirety  as
follows:

FIRST:  The name of the limited liability company  is  Municipal  Mortgage  and
Equity, L.L.C.

SECOND: The address of the limited liability company's registered office in the
        State  of Delaware is Corporation Service Company, 1013 Centre Road, in
        the City  of  Wilmington,  County of New Castle, 19805. The name of its
        registered agent at such address is Corporation Service Company.

THIRD:  The remainder of the Certificate  of  Formation and Operating Agreement
is as follows:

                             W I T N E S S E T H :

WHEREAS, MME I Corporation, a Delaware corporation,  and  MME II Corporation, a
Delaware  corporation  (collectively,  the  "Original  Shareholders"   or   the
"Original  Members") have formed the Company and contributed to the Company, in
consideration  for  their  respective  membership interests in the Company, the
consideration specified herein;

WHEREAS,  SCA  Tax  Exempt  Fund  Limited  Partnership,   a   Delaware  limited
partnership ("SCATEF"), will be merged with and into the Company and thereafter
will cease to exist as a separate legal entity (such merger and  related  steps
to be referred to herein as the "Transaction"); and

WHEREAS, this Agreement shall constitute the Certificate (as defined herein) of
the  Company  and  shall  also  constitute  the Operating Agreement (as defined
herein)  of the Company, and shall be binding  upon  all  Persons  (as  defined
herein) now  or  at any time hereafter who are Shareholders (as defined herein)
of the Company.

NOW, THEREFORE, in  consideration  of  the mutual covenants and obligations set

                                    1
<PAGE>

forth  in this Agreement, and of other good  and  valuable  consideration,  the
receipt  of which is hereby acknowledged, the parties hereto, intending legally
to be bound, hereby agree as follows:

                                   ARTICLE 1

                                  Definitions

Capitalized  terms  used  in  this  Agreement shall have the meanings set forth
below  or  in  the  Section of this Agreement  referred  to  below,  except  as
otherwise expressly indicated or limited by the context in which they appear in
this Agreement. All terms  defined in this Article 1 or in the preamble to this
Agreement in the singular have  the  same  meanings when used in the plural and
vice versa.

1.1. "Acquiring Person" shall have the meaning  set  forth  in  Section 13.1 of
this Agreement.

1.2.  "Act"  means the Delaware Limited Liability Company Act, Del.  Code  Ann.
<section><section>18-101 et seq., as amended from time to time.

1.3. "Affiliate"  means,  with  respect  to  any  Person,  any Relative of such
Person, any trust for the benefit of such Person or such Person's Relative, any
beneficiary of such a trust and any other Person that directly,  or  indirectly
through one or more intermediaries, controls (including without limitation  all
officers  and  directors  of such Person), is controlled by, or is under common
control with, such Person or  a Relative of such Person. The term "control" (or
any form thereof), as used in the  preceding  sentence,  means  the possession,
directly  or indirectly, of the power to direct or cause the direction  of  the
management  and  policies  of a Person, whether through the ownership of voting
securities, by contract, or otherwise.

1.4.  "Agreement"  means  this   Agreement,   as   may  be  amended,  restated,
supplemented or otherwise modified from time to time as herein provided.

1.5. "Announcement Date" shall have the meaning set  forth  in  Section 12.3 of
this Agreement.

1.6. "Associate" shall have the meaning set forth in Sections 12.1  and 13.1 of
this Agreement.

1.7.  "BAC"  means  a  beneficial  assignee  certificate  of  STEF  I  Assignor
Corporation.

1.8.  "BAC Conversion Price" means the price assigned to a particular BAC  upon
such BAC's conversion into Shares, as provided in the Transaction Agreement.

1.9. "BAC  Holder"  means  a Person who is or was (as the context requires) the
record holder of a BAC.

1.10. "Base Interest" means  the  base  interest  applicable under the original
loan  terms  of  a  particular SCATEF Asset (without taking  into  account  the
effects of the Refunding and any future refundings).

1.11. "Beneficial Owner"  shall  have  the meaning set forth in Section 12.3 of
this Agreement.

                                    2
<PAGE>

1.12. "Board of Directors" or "Board of  Managers" means the board on which all
of the Company's Managers sit, in their capacities as Managers.

1.13. "Bond" means a mortgage revenue bond  owned  at  a particular time by the
Company  as  part  of the Property; and the term "Bond" shall  include  working
capital loans associated with such mortgage revenue bond.

1.14. "Book Gain" or  "Book  Loss"  means  the  gain  or loss recognized by the
Company  for  book  purposes  in  any  Fiscal Year by reason  of  any  sale  or
disposition with respect to any of the assets of the Company. Such Book Gain or
Book Loss shall be computed by reference  to the Book Value of such property or
assets  as of the date of such sale or disposition  (determined  in  accordance
with Section 1.15 of this Agreement), rather than by reference to the tax basis
of such property or assets as of such date, and each and every reference herein
to "gain"  or "loss" shall be deemed to refer to Book Gain or Book Loss, rather
than to tax gain or tax loss, unless the context manifestly otherwise requires.

1.15. "Book  Value"  of an asset means, as of any particular date, the value at
which the asset is properly  reflected  on the books and records of the Company
as of such date in accordance with Section  1.704-1(b)(2)(iv)  of  the Treasury
Regulations.  The  initial  Book Value of each asset shall be its cost,  unless
such asset was contributed to  the  Company by a Shareholder, in which case the
initial Book Value shall be the fair  market value for such asset as reasonably
determined by the Board of Directors, and,  in each case, such Book Value shall
thereafter be adjusted for cost recovery deductions  to  which  the  Company is
entitled  for  federal income tax purposes with respect thereto, in the  amount
that bears the same  relationship  to  the Book Value of such asset as the cost
recovery deduction computed for tax purposes bears to the adjusted tax basis of
such assets. The Book Values of all Company  assets  shall be adjusted to equal
their respective fair market values, as reasonably determined  by  the Board of
Directors under appropriate circumstances, which circumstances may include  but
are  not  limited to the following: (a) the acquisition, by any new or existing
Shareholder,  of any interest issued after the Transaction Consummation Date by
the Company; (b)  the distribution by the Company to a Shareholder of more than
a DE MINIMIS amount of Company assets, including money, if, as a result of such
distribution, such  Shareholder's  interest  in the Company is reduced; and (c)
the  termination of the Company for federal income  tax  purposes  pursuant  to
Section 708(b)(1)(B) of the Code.

1.16.  "Business  Combination" shall have the meaning set forth in Section 12.1
of this Agreement.

1.17. "By-laws" means the by-laws of the Company, as amended from time to time,
governing various aspects  of  the  operation of the Company and the rights and
obligations of its Shareholders, Board  of  Directors, officers and agents. All
provisions of the By-laws not inconsistent with  law or this Agreement shall be
valid and binding.

1.18. "Capital Account" shall have the meaning ascribed  thereto in Section 3.5
of this Agreement.

1.19. "Capital Contributions" means the total amount of cash and other property
contributed to the Company by the Shareholders.

1.20.  "Capital  Transactions" means (a) any Repayment, Sale,  or  other  sale,
exchange, taking by eminent domain, damage, destruction or other disposition of
all or any part of  the  assets  of  the  Company, other than tangible personal
property disposed of in the ordinary course  of  business; or (b) any financing

                                    3
<PAGE>

or refinancing of any Company indebtedness; PROVIDED,  that  the receipt by the
Company of Capital Contributions shall not constitute Capital Transactions.

1.21. "Certificate" means this Agreement, in its function as a  "certificate of
formation"  as provided for pursuant to the Act, as originally filed  with  the
office of the  Secretary  of  State  of  the  State  of  Delaware,  as amended,
restated,  supplemented  or  otherwise  modified  from  time  to time as herein
provided.

1.22. "Code" means the Internal Revenue Code of 1986, as amended  from  time to
time,  and  any  subsequent  federal  law of similar import, and, to the extent
applicable, any Treasury Regulations promulgated thereunder.

1.23.  "Company"  means the limited liability  company  hereby  established  in
accordance with this Agreement by the parties hereto, as such limited liability
company may from time to time be constituted.

1.24. "Company Interest"  means  an equity interest in the Company, and, if the
context so allows, the percentage  of  equity ownership interest in the Company
represented by the Capital Account attributable  to  such  equity  interest  as
compared  to  all  of the aggregate Capital Accounts of all Shareholders of the
Company (as such percentage  may  be  changed  from  time  to  time  to reflect
adjustments as provided for in this Agreement); it being understood and  agreed
that this term shall not be deemed to apply to any debt incurred by the Company
(directly or indirectly), including but not limited to through custodial, trust
or similar or other arrangements.

1.25.  "Consent"  means  either  the consent given by vote at a duly called and
held meeting or the prior written  consent,  as the case may be, of a Person to
do the act or thing for which the consent is solicited,  or the act of granting
such consent, as the context may require.

1.26. "Control Company Interest" shall have the meaning set  forth  in  Section
13.1 of this Agreement.

1.27.  "Conversion" means a conversion of Preferred Shares or Preferred Capital
Distribution  Shares  into  Growth  Shares  or  cash under the terms of Section
5.2(b) hereof.

1.28.  "Depreciation"  means, for each Fiscal Year,  an  amount  equal  to  the
depreciation, amortization  or  other  cost  recovery  deduction allowable with
respect to an asset for such year or other period; PROVIDED,  that  if the Book
Value  of  an  asset  differs  from  its adjusted basis for federal income  tax
purposes at the beginning of any such  year or other period, Depreciation shall
be an amount that bears the same relationship  to  the Book Value of such asset
as  the depreciation, amortization, or other cost recovery  deduction  computed
for tax  purposes with respect to such asset for the applicable period bears to
the adjusted  tax  basis  of  such asset at the beginning of such period, or if
such asset has a zero adjusted  tax  basis,  Depreciation  shall  be  an amount
determined under any reasonable method selected by the Board of Directors.

1.29. "Determination Date" shall have the meaning set forth in Section  12.3 of
this Agreement.

1.30. "Director" shall have the same meaning as "Manager."

1.31.  "Dissolution Shareholder" means Shelter Development Holdings, Inc.,  for
so long  as  such Person remains a Dissolution Shareholder under Section 6.4 of
this Agreement,  and  shall also mean any other Person who agrees under Section
6.4 to be a Dissolution Shareholder.

                                    4
<PAGE>

1.32. "Dividend Payment Date" means each February 15 and August 15.

1.33. "Entity" means any general partnership, limited partnership, corporation,
joint venture, trust, limited liability company, limited liability partnership,
business trust, cooperative,  or  association.  An  Entity may or may not be an
Affiliate of the Company or of a Company Affiliate.

1.34. "Financing" means the financing transaction which  SCATEF  consummated on
February  14,  1995  in  which  proceeds  were  raised through the offering  of
$67,700,000 in aggregate principal amount of Multifamily  Mortgage Revenue Bond
Receipts.  The  term Future Financing means a financing, refinancing  or  other
leveraging of the  SCATEF  Assets  after  the  Transaction Consummation Date as
described in Section 5.1(a)(ii) of this Agreement.

1.35. "Fiscal Year" means the fiscal year of the  Company and shall be the same
as  its  taxable  year,  which  shall  be  the calendar year  unless  otherwise
determined by the Board of Directors in accordance  with  the Code. Each Fiscal
Year  shall  commence  on  the day immediately following the last  day  of  the
immediately preceding Fiscal Year.

1.36. "Five Year Tolling Period"  shall  have  the meaning set forth in Section
12.2 of this Agreement.

1.37. "Future Shares" shall have the meaning set  forth  in Section 3.1 of this
Agreement.

1.38. "Future Special Distributions" means distributions to  be made to holders
of  Preferred  Capital Distribution Shares if the SCATEF Assets  are  financed,
refinanced or otherwise  leveraged  after the Transaction Consummation Date, as
described in Section 5.1(a)(ii) of this Agreement.

1.39. "General Partners" means the general partners of SCATEF immediately prior
to the Transaction Consummation Date.

1.40. "Growth Shareholders" means the holders of Growth Shares.

1.41. "Growth Shares" shall have the  meaning  set forth in Section 3.1 of this
Agreement.

1.42.  "Initial Capital Contribution" means any Capital  Contribution  made  in
accordance with Section 3.2 hereof.

1.43. "Interested  Company  Interests"  shall  have  the  meaning  set forth in
Section 13.1 of this Agreement.

1.44.  "Interested Party" shall have the meaning set forth in Section  12.1  of
this Agreement.

1.45. "Managers"  means  those individuals serving on the Board of Directors of
the  Company,  including successor  or  additional  Managers  duly  elected  in
accordance with the terms of this Agreement.

1.46. "Market Value"  shall  have the meaning set forth in Section 12.1 of this
Agreement.

1.47. "Members" means the Original  Shareholders, together with all Persons who
become Members as herein provided and  who are listed as Members of the Company
in the books and records of the Company,  in  such Persons' capacity as Members
of the Company.

                                    5
<PAGE>

1.48. "Mortgage Loans" means the mortgage loans which have been assigned to the
Company to secure the repayment of a Bond.

1.49. "New Shares" means Growth Shares and Term  Growth  Shares,  collectively;
provided, however, that, after all Term Growth Shares have been fully  redeemed
by the Company, this term shall refer only to Growth Shares.

1.50.  "New  Shares  Working Capital Reserve" means a reserve, to be separately
accounted for by the Company,  which  consists  of  that portion of the Working
Capital Reserves which is attributable to funds placed  in  the Working Capital
Reserves which are not Preferred Shares Series I Working Capital Reserve funds,
Preferred  Shares  Series  II Working Capital Reserve funds, Preferred  Capital
Distribution  Shares Series I  Working  Capital  Reserve  funds,  or  Preferred
Capital Distribution Shares Series II Working Capital Reserve funds.

1.51. "Operating  Agreement"  means  this  Agreement,  in  its  function  as an
"operating  agreement"  as  provided  for  pursuant  to  the  Act,  as amended,
restated,  supplemented  or  otherwise  modified  from  time  to time as herein
provided.

1.52. "Original Member" or "Original Shareholder" has the meaning  therefor set
forth in the recitals to this Agreement.

1.53.  "Par Value Appraisal" means an independent third-party appraisal  (which
appraisals shall be conducted at least approximately every other year beginning
in the year  2000)  indicating  that the fair market value of the real property
securing a Bond which is a SCATEF  Asset  held  by  the  Company  (taking  into
account  the  Bond  in  place  at  that  time, if any, relating to such asset),
adjusted for Permitted Selling Expenses, is  at  least  equal to the sum of (a)
the  original face value of the Bond which originally related  to  such  asset,
plus (b)  the  accrued  but  unpaid Base Interest under the original loan terms
relating to the Bond which originally  related  to  such Property, plus (c) the
accrued but unpaid interest under the then-current loan  terms relating to such
Bond (if any).

1.54.  "Payments  Director"  shall  have  the  meaning  set  forth  in  Section
5.2(a)(iii)(A) of this Agreement.

1.55. "Per Share Conversion Value" shall have the meaning set  forth in Section
5.2(b) of this Agreement.

1.56.  "Permitted  Selling Expenses" means the out-of-pocket expenses  actually
incurred directly by  the  Company in the course of selling a particular SCATEF
Asset, or by securing such SCATEF  Asset;  or,  if  no  such  actual  sale  has
occurred  in  the case in question, the out-of-pocket expenses which would have
been incurred directly  by  (a)  the  Company  (based  on  local conditions and
practices existing at the time) had the Company sold a particular  SCATEF Asset
or (b) the owner of the property securing a SCATEF Asset if such property  were
sold,  as  appropriate  depending  on the context in which this defined term is
used.

1.57.  "Person" means any individual  or  Entity,  and  the  heirs,  executors,
administrators,  legal  representatives, successors, and assigns of such Person
where the context so admits.

1.58.  "Preferred Capital  Distribution  Shareholders"  means  the  holders  of
Preferred Capital Distribution Shares.

1.59. "Preferred  Capital  Distribution  Shares"  means  the Series I Preferred
Capital  Distribution  Shares and the Series II Preferred Capital  Distribution
Shares, collectively.

                                    6
<PAGE>

1.60. "Preferred Capital  Distribution  Shares  Allocable  Portfolio Cash Flow"
means, for any fiscal period, the product of:

(a)  all  Preferred  Capital  Distribution  Shares  Revenues  relating  to  the
applicable Series, plus any amounts which the Board of Directors  releases from
the Preferred Capital Distribution Shares Series I Working Capital  Reserve  or
the Preferred Capital Distribution Shares Series II Working Capital Reserve, as
the case may be, as being no longer necessary to hold as part of the applicable
Working  Capital  Reserve, less all amounts from Preferred Capital Distribution
Shares Revenues added  to  the  Preferred  Capital Distribution Shares Series I
Working Capital Reserve or the Preferred Capital  Distribution Shares Series II
Working Capital Reserve, as the case may be, during  such period, multiplied by
(b) the relevant Preferred Capital Distribution Shares Allocation Factor.

"Preferred Capital Distribution Shares Allocable Series  I Portfolio Cash Flow"
means  Preferred  Capital  Distribution  Shares Allocable Portfolio  Cash  Flow
relating only to SCATEF Series I Assets. "Preferred Capital Distribution Shares
Allocable Series II Portfolio Cash Flow" means  Preferred  Capital Distribution
Shares Allocable Portfolio Cash Flow relating only to SCATEF  Series II Assets.
It is understood that Preferred Capital Distribution Shares Allocable  Series I
Portfolio Cash Flow plus Preferred Capital Distribution Shares Allocable Series
II  Portfolio  Cash Flow equals Preferred Capital Distribution Shares Allocable
Portfolio Cash Flow.

1.61. "Preferred Capital Distribution Shares Allocation Factor" with respect to
a  Series  of  Preferred  Capital  Distribution  Shares,  calculated  as  of  a
particular date  (the "Calculation Date"), means the product of (i) a fraction,
the numerator of which is the number of BACs of such Series which are exchanged
in the Transaction  by  BAC  Holders  for Preferred Capital Distribution Shares
(less the aggregate number of such Preferred Capital Distribution Shares which,
through  such  Calculation  Date, have been  redeemed  or  repurchased  by  the
Company, converted into cash  or  other Shares, or otherwise are no longer then
outstanding), and the denominator of  which is the total number of BACs of such
Series which are outstanding immediately  prior  to  the  consummation  of  the
Transaction, multiplied by (ii) 98%.

1.62.  "Preferred  Capital  Distribution Shares Net Proceeds," as it relates to
SCATEF Assets, means

(a) with respect to a Sale of  real  estate  included  within the Property, the
amount under the Bond then held by the Company relating  to  such  real  estate
which  is  paid  upon  such Sale, less Permitted Selling Expenses, and less the
amount of debt which then  remains  unamortized  with  respect to such Bond, if
any, incurred in any Future Financing,

(b) with respect to a sale of an entire Bond, the gross  sale proceeds actually
received in consideration for the Sale of such Bond (and the  fair value of any
non-cash  proceeds  actually  received  in consideration for the Sale  of  such
Bond),  computed  without  regard  to  any  indebtedness  or  other  obligation
encumbering such Bond, less Permitted Selling  Expenses, and less the amount of
debt which then remains unamortized with respect to such Bond, if any, incurred
in any Future Financing, and

(c) upon receipt of a Par Value Appraisal relating  to  a  particular Bond, the
value  ascribed  to  such Bond pursuant to such Par Value Appraisal  (including
without limitation the unpaid principal amount of, and unpaid Base Interest and
any interest and contingent interest then-due with respect to, such Bond), less
the amount of debt which then remains unamortized with respect to such Bond, if
any, incurred in any Future Financing.

                                    7
<PAGE>

1.63. "Preferred Capital Distribution Shares Revenues" for any period means the
net cash flows generated  from  the  Company's  operating  activities  (defined
below),  (a) decreased for any cash flows generated from the investment of  any
net Financing  (or Future Financing) proceeds, (b) decreased for any gross cash
flows  generated  from  the  contributed  activities  engaged  in  (as  of  the
Transaction  Consummation  Date)  or to be engaged in the future by the General
Partners  or  their  affiliates  of  acquiring  and  servicing  mortgages,  (c)
increased for any cash flows used to pay for expenses related to the investment
of the net Financing (and Future Financings)  proceeds,  (d)  increased for any
cash  flows  used  to  pay  for  expenses related to the Transaction,  and  (e)
increased  for any cash flows used  to  pay  for  growth-oriented  general  and
administrative  expenses  (defined below). All of those adjustments to revenues
and expenses of the Company  noted  above  (which  will be disclosed within the
Company's quarterly and annual reports) can and will be specifically identified
and will be subject to the review of the Company's independent  auditor  on  an
annual basis.

"Net  cash  flows  generated from the Company's operating activities" means all
sources of cash generated by Company operating activities less all uses of cash
for Company operating activities. This includes, but may not be limited to, (i)
all debt service received  on  un-refunded  Bonds,  plus  (ii) all debt service
received  on  Series  B Bonds and the retained portions (but not  the  portions
financed, refinanced or  otherwise  leveraged  in  any Future Financing) of any
Bond refunded after the Effective Time, plus (iii) all debt service received on
New Mortgage Investments, plus (iv) all operating cash  flows  generated by the
activities  engaged  in  (as  of the Transaction Consummation Date)  or  to  be
engaged in the future by the General  Partners or their affiliates of acquiring
and servicing mortgages, plus (v) all cash  flows  generated  from the interest
income  on  short term investments, less (vi) cash flows used for  general  and
administrative  purposes (including those expenses incurred for growth-oriented
activities), less  (vii)  cash flows used for expenses incurred with respect to
the investment of net Financing  (and  Future  Financing) proceeds, less (viii)
cash flows used for expenses incurred with respect  to  the  Transaction (which
include,  among  other  things, legal costs, cost of the fairness  opinion  and
stock exchange listing fees).

"Growth-oriented general  and administrative expenses" means cash flows used to
pay expenses incurred for the  expansion  of  the  Company which would not have
been incurred had the Transaction not been consummated.  This includes, but may
not  be limited to, the costs of raising new capital and the  additional  costs
necessary  to  administer a larger asset portfolio. The Company shall not incur
any growth-oriented  general  and administrative expenses which will exceed the
net cash flows of the activities engaged in (as of the Transaction Consummation
Date)  or  to  be  engaged in the future  by  the  General  Partners  or  their
affiliates  of  acquiring   and   servicing   mortgages,   without  an  advance
determination  by  a  majority  of  the  independent  members of the  Board  of
Directors that adequate cash flow is reasonably expected  to  exist  to pay the
otherwise required distributions to the holders of the Preferred Shares and the
Preferred Capital Distribution Shares.

1.64.  "Preferred  Capital  Distribution  Shares  Series  I Allocation Factor",
calculated as of a particular date (the "Calculation Date"),  means the product
of (i) a fraction, the numerator of which is the number of Series  I BACs which
are exchanged in the Transaction by BAC Holders for Series I Preferred  Capital
Distribution  Shares  (less  the  aggregate  number  of such Series I Preferred
Capital  Distribution Shares which, through such Calculation  Date,  have  been
redeemed or  repurchased by the Company, have been converted into cash or other
Shares, or otherwise  are  no  longer then outstanding), and the denominator of
which is the total number of Series  I  BACs  which are outstanding immediately
prior to the consummation of the Transaction, multiplied by (ii) 98%.

1.65. "Preferred Capital Distribution Shares Series  I Working Capital Reserve"

                                    6
<PAGE>

means a reserve, to be separately accounted for by the  Company, which consists
of that portion of the Working Capital Reserves which is  attributable to funds
placed in the Working Capital Reserves which are derived from  SCATEF  Series I
Assets  solely  for  the  benefit  of  Series  I Preferred Capital Distribution
Shareholders.

1.66.  "Preferred  Capital Distribution Shares Series  II  Allocation  Factor",
calculated as of a particular  date (the "Calculation Date"), means the product
of (i) a fraction, the numerator of which is the number of Series II BACs which
are exchanged in the Transaction by BAC Holders for Series II Preferred Capital
Distribution Shares (less the aggregate  number  of  such  Series  II Preferred
Capital  Distribution  Shares  which, through such Calculation Date, have  been
redeemed or repurchased by the Company,  have been converted into cash or other
Shares, or otherwise are no longer then outstanding),  and  the  denominator of
which  is the total number of Series II BACs which are outstanding  immediately
prior to the consummation of the Transaction, multiplied by (ii) 98%.

1.67. "Preferred Capital Distribution Shares Series II Working Capital Reserve"
means a  reserve, to be separately accounted for by the Company, which consists
of that portion  of the Working Capital Reserves which is attributable to funds
placed in the Working  Capital Reserves which are derived from SCATEF Series II
Assets solely for the benefit  of  Series  II  Preferred  Capital  Distribution
Shareholders.

1.68. "Preferred Shareholders" means the holders of Preferred Shares.

1.69. "Preferred Shares" means the Series I Preferred Shares and the  Series II
Preferred Shares, collectively.

1.70.  "Preferred  Shares  Allocable Portfolio Cash Flow" means, for any fiscal
period, the product of:

(a) all Preferred Shares Revenues  relating  to the applicable Series, plus any
amounts which the Board of Directors releases  from the Preferred Shares Series
I Working Capital Reserve or the Preferred Shares  Series  II  Working  Capital
Reserve,  as  the case may be, as being no longer necessary to hold as part  of
the applicable  Working Capital Reserve, less all amounts from Preferred Shares
Revenues added to  the Preferred Shares Series I Working Capital Reserve or the
Preferred  Shares  Series  II  Working  Capital  Reserve  during  such  period,
multiplied by (b) the relevant Preferred Shares Allocation Factor.

"Preferred Shares Allocable  Series  I  Portfolio  Cash  Flow"  means Preferred
Shares Allocable Portfolio Cash Flow relating only to SCATEF Series  I  Assets.
"Preferred  Shares  Allocable  Series  II  Portfolio Cash Flow" means Preferred
Shares Allocable Portfolio Cash Flow relating  only to SCATEF Series II Assets.
It is understood that Preferred Shares Allocable  Series  I Portfolio Cash Flow
plus Preferred Shares Allocable Series II Portfolio Cash Flow  equals Preferred
Shares Allocable Portfolio Cash Flow.

1.71.  "Preferred  Shares  Allocation  Factor"  with  respect  to  a Series  of
Preferred Shares, calculated as of a particular date (the "Calculation  Date"),
means  the  product of (i) a fraction, the numerator of which is the number  of
BACs of such  Series  which are exchanged in the Transaction by BAC Holders for
Preferred Shares (less  the  aggregate  number  of such Preferred Shares which,
through  such  Calculation  Date,  have been redeemed  or  repurchased  by  the
Company, converted into cash or other  Shares,  or otherwise are no longer then
outstanding), and the denominator of which is the  total number of BACs of such
Series  which  are  outstanding immediately prior to the  consummation  of  the
Transaction, multiplied by (ii) 98%.

                                    9
<PAGE>

1.72. "Preferred Shares  Net  Proceeds",  as it relates to SCATEF Assets, means
(a) with respect to a Sale of real estate included  within  the  Property,  the
gross  sale  proceeds  actually  received  in connection with such a Sale, less
Permitted Selling Expenses, (b) with respect  to  a sale of an entire Bond, the
gross sale proceeds which would have been received  in  consideration  for  the
sale of the SCATEF Assets relating to such Bond, computed without regard to any
indebtedness  or other obligation encumbering such Bond, less Permitted Selling
Expenses, and (c)  upon  receipt  of  a  Par  Value  Appraisal  relating  to  a
particular  SCATEF  Asset,  the value ascribed to such SCATEF Asset pursuant to
such Par Value Appraisal (including  without  limitation  the  unpaid principal
amount  of,  and unpaid Base Interest and any interest and contingent  interest
then-due with respect to, the Bond relating to such SCATEF Asset).

1.73. "Preferred  Shares  Revenues"  for  any  period  means the net cash flows
generated  from  the  Company's  operating  activities  (defined   below),  (a)
increased  for  the  cash  flows  lost  as a result of the sale of the Receipts
(Series A Bond interest and related items)  (defined  below)  or as a result of
any  Future  Financings,  (b) decreased for any cash flows generated  from  the
investment of any net Financing  (or Future Financings) proceeds, (c) decreased
for any gross cash flows generated  from  the contributed activities engaged in
(as of the Transaction Consummation Date) or to be engaged in the future by the
General Partners or their affiliates of acquiring  and servicing mortgages, (d)
increased for any cash flows used to pay for expenses related to the investment
of the net Financing (and Future Financings) proceeds,  (e)  increased  for any
cash  flows  used  to  pay  for  expenses  related  to the Transaction, and (f)
increased  for  any  cash  flows  used to pay for growth-oriented  general  and
administrative expenses (defined below).  All  of those adjustments to revenues
and expenses of the Company noted above (which will  be  disclosed  within  the
Company's quarterly and annual reports) can and will be specifically identified
and  will  be  subject to the review of the Company's independent auditor on an
annual basis.

"Net cash flows  generated  from  the Company's operating activities" means all
sources of cash generated by Company operating activities less all uses of cash
for Company operating activities. This includes, but may not be limited to, (i)
all debt service received on un-refunded  Bonds,  plus  (ii)  all  debt service
received  on  Series  B  Bonds  and the retained portions (but not the portions
financed, refinanced or otherwise  leveraged  in  any  Future Financing) of any
Bond refunded after the Effective Time, plus (iii) all debt service received on
New Mortgage Investments, plus (iv) all operating cash flows  generated  by the
activities  engaged  in  (as  of  the  Transaction  Consummation Date) or to be
engaged in the future by the General Partners or their  affiliates of acquiring
and servicing mortgages, plus (v) all cash flows generated  from  the  interest
income  on  short  term investments, less (vi) cash flows used for general  and
administrative purposes  (including those expenses incurred for growth-oriented
activities), less (vii) cash  flows  used for expenses incurred with respect to
the investment of net Financing (and Future  Financing)  proceeds,  less (viii)
cash  flows  used for expenses incurred with respect to the Transaction  (which
include, among  other  things,  legal  costs,  cost of the fairness opinion and
stock exchange listing fees).

"Cash flows lost as a result of the sale of the Receipts" means cash flows that
would have been collected by the Company had the  sale  of  the Receipts in the
Series  A  Bonds  not  occurred. This includes, but may not be limited  to,  an
amount equal to (i) as a  starting amount, the cash flows paid by the operating
partnerships on the Series  A Bonds, plus (ii) cash flows paid by the operating
partnerships for credit enhancement  fees,  plus  (iii)  cash flows paid by the
operating  partnerships  for  miscellaneous bond trustee and  collateral  agent
fees, less (iv) cash flows received  by the operating partnership from the swap
arrangements.

"Growth-oriented general and administrative  expenses" means cash flows used to
pay expenses incurred for the expansion of the  Company  which  would  not have

                                    10
<PAGE>

been incurred had the Transaction not been consummated. This includes, but  may
not  be  limited  to, the costs of raising new capital and the additional costs
necessary to administer  a  larger asset portfolio. The Company shall not incur
any growth-oriented general and  administrative  expenses which will exceed the
net cash flows of the activities engaged in (as of the Transaction Consummation
Date)  or  to  be  engaged  in  the  future by the General  Partners  or  their
affiliates  of  acquiring  and  servicing   mortgages,   without   an   advance
determination  by  a  majority  of  the  independent  members  of  the Board of
Directors  that adequate cash flow is reasonably expected to exist to  pay  the
otherwise required distributions to the holders of the Preferred Shares and the
Preferred Capital Distribution Shares.

The distributions  attributable  to  the  Preferred  Shares (by series) will be
determined  in  accordance  with  a  monthly analysis of the  Properties  which
collateralize the Financing (and Future Financings). This monthly analysis will
be dependent upon a review of the monthly  Property operating statements which,
pursuant to their loan agreements, the owners  of the Property will be required
to supply to the Company (and, on an annual basis, audited financial statements
of the operating partnerships), and a calculation  of  the  net  effects of the
cash flow adjustments described above.

1.74.  "Preferred  Shares  Series  I  Allocation  Factor", calculated as  of  a
particular date (the "Calculation Date"), means the  product of (i) a fraction,
the numerator of which is the number of Series I BACs  which  are  exchanged in
the  Transaction  by  BAC  Holders  for  Series  I  Preferred  Shares (less the
aggregate  number  of  such  Series  I  Preferred  Shares  which, through  such
Calculation Date, have been redeemed or repurchased by the Company,  have  been
converted  into  cash  or  other  Shares,  or  otherwise  are  no  longer  then
outstanding), and the denominator of which is the total number of Series I BACs
which are outstanding immediately prior to the consummation of the Transaction,
multiplied by (ii) 98%.

1.75.  "Preferred  Shares Series I Working Capital Reserve" means a reserve, to
be separately accounted  for  by the Company, which consists of that portion of
the Working Capital Reserves which  is  attributable  to  funds  placed  in the
Working  Capital  Reserves which are derived from SCATEF Series I Assets solely
for the benefit of Series I Preferred Shareholders.

1.76. "Preferred Shares  Series  II  Allocation  Factor",  calculated  as  of a
particular  date (the "Calculation Date"), means the product of (i) a fraction,
the numerator  of  which is the number of Series II BACs which are exchanged in
the Transaction by BAC  Holders  for  Series  II  Preferred  Shares  (less  the
aggregate  number  of  such  Series  II  Preferred  Shares  which, through such
Calculation Date, have been redeemed or repurchased by the Company,  have  been
converted  into  cash  or  other  Shares,  or  otherwise  are  no  longer  then
outstanding),  and  the  denominator  of which is the total number of Series II
BACs  which  are outstanding immediately  prior  to  the  consummation  of  the
Transaction, multiplied by (ii) 98%.

1.77. "Preferred  Shares Series II Working Capital Reserve" means a reserve, to
be separately accounted  for  by the Company, which consists of that portion of
the Working Capital Reserves which  is  attributable  to  funds  placed  in the
Working  Capital Reserves which are derived from SCATEF Series II Assets solely
for the benefit of Series II Preferred Shareholders.

1.78. "Profit" and "Loss" means, for each Fiscal Year or other period for which
allocations  to Shareholders are made, an amount equal to the Company's taxable
income or loss  for  such year or period, determined in accordance with Section

                                    11
<PAGE>

703(a) of the Code (PROVIDED, that for this purpose, all items of income, gain,
loss,  or deduction required  to  be  stated  separately  pursuant  to  Section
703(a)(1)  of  the  Code shall be included in taxable income or loss), with the
following adjustments:

(a) Any income of the  Company  that  is exempt from federal income tax and not
otherwise taken into account in computing  Profit  or  Loss  pursuant  to  this
provision shall be added to such taxable income or loss;

(b)  Any  expenditures  of the Company described in Section 705(a)(2)(B) of the
Code or treated as Code Section  705(a)(2)(B)  expenditures pursuant to Section
1.704-1(b)(2)(iv)(i) of the Treasury Regulations,  and not otherwise taken into
account  in  computing  Profit  or Loss pursuant to this  provision,  shall  be
subtracted from such taxable income or loss;

(c) Book Gain or Book Loss from a  Capital  Transaction  shall  be  taken  into
account in lieu of any tax gain or tax loss recognized by the Company by reason
of such Capital Transaction; and

(d)  In  lieu  of  the  depreciation,  amortization,  and  other  cost recovery
deductions  taken into account in computing such taxable income or loss,  there
shall be taken  into  account  Depreciation  for  such Fiscal Year, computed as
provided in this Agreement.

If the Company's taxable income or loss for such Fiscal  Year  or other period,
as  adjusted  in the manner provided above, is a positive amount,  such  amount
shall be the Company's  Profit  for  such Fiscal Year or other period; and if a
negative amount, such amount shall be  the  Company's Loss for such Fiscal Year
or other period.

1.79.  "Property"  means  the land and the buildings  thereon  upon  which  the
Company holds a mortgage or other similar encumbrance at a particular time, and
the Bonds held by the Company at a particular time.

1.80. "Redemption Event" means  (a) the Sale or Repayment of a SCATEF Asset, or
(b) the receipt by the Company of a Par Value Appraisal.

1.81. "Refunded Bonds" means those  SCATEF Assets which were refunded by SCATEF
in the SCATEF Restructuring, which Bonds  are  generally  referred  to  as  the
following:  Montclair,  Newport  Village,  Nicollet  Ridge, Steeplechase Falls,
Barkley  Place,  Mallard  Cove  I,  Mallard  Cove II, Whispering  Lake,  Gilman
Meadows, Hamilton Chase, and Meadows. "Refunded  Bonds  (Series  A)"  means the
Series  A Bonds issued in the Refunding, and "Refunded Bonds (Series B)"  means
the Series B Bonds issued in the Refunding.

1.82. "Refunding"  means the refunding by the issuers of the Refunded Bonds, in
the aggregate principal  amount of $126,590,000, which resulted in the exchange
of the Refunded Bonds for  a Series A Bond and a Series B Bond (whose aggregate
principal amount equals that of the Refunded Bonds).

1.83.  "Relative" means, with  respect  to  any  Person,  any  parent,  spouse,
brother,  sister,  or  natural  or  adopted lineal descendant or spouse of such
descendant of such Person.

1.84. "Repayment" shall have the meaning set forth in Section 1.85 below.

1.85. "Sale" or "Repayment" means the  sale  or other disposition of a Property
(a "Sale") or, in the absence of a Sale, the repayment  of  the  principal  and

                                    12
<PAGE>

interest,  if  any,  payable upon the redemption or remarketing of a Bond which
was included within the Property (a "Repayment"); provided, however, that these
terms shall not include  the  pledge  of  a  Property  in  connection  with the
financing,  refinancing or other leveraging of such Property or otherwise.  The
term "Sale" shall  include  (a)  a  foreclosure  by  a  third  party  which  is
unaffiliated  with  the  current  operating  partnership (or respective general
partner) owning a Property, (b) a deed-in-lieu  of foreclosure to a third party
which  is unaffiliated with the current operating  partnership  (or  respective
general  partner) owning a Property, or (c) a sale or transfer of a Property to
a third party  which is unaffiliated with the current operating partnership (or
respective general partner) owning a Property; and a "Sale" shall not be deemed
to occur if the  Company  forecloses  on a Property or if the Company directs a
deed-in-lieu of foreclosure on a Property.

1.86. "SCATEF" has the meaning set forth in the recitals to this Agreement.

1.87. "SCATEF Assets" means collectively  the  23  Bonds  as originally held by
SCATEF,  taking  into  account  the  Refunding  and  any future refundings  but
ignoring the Financing and any Future Financing. "SCATEF Series I Assets" means
those SCATEF Assets with respect to which SCATEF's Series I BAC Holders hold an
economic interest, and "SCATEF Series II Assets" means those SCATEF Assets with
respect to which SCATEF's Series II BAC Holders hold an economic interest.

1.88. "SCATEF Partnership Agreement" means the Amended  and  Restated Agreement
of  Limited  Partnership of SCATEF dated June 3, 1986, as amended  through  the
close of business  on  February  13,  1995  but  not  including  any amendments
effective on or after February 14, 1995 (provided, however, that to  the extent
that  the  context  of  a  reference  to  such agreement of limited partnership
indicates  that  a  different  effective  date of  such  agreement  of  limited
partnership should apply, then such indicated  effective  date  shall  apply to
such reference). The SCATEF Partnership Agreement is hereby incorporated herein
to the extent specified in this Agreement.

1.89.  "SCATEF  Post-Financing  Assets"  means  collectively  the  23  Bonds as
originally  held  by  SCATEF;  provided,  however, that (a) with respect to the
Refunded Bonds, this term shall refer only  to  the  Series  B Bond portions of
such  Refunded Bonds (and not to the Series A Bond portions thereof),  and  (b)
such term  shall  also  refer  to  the  retained portions (but not the portions
financed, refinanced or otherwise leveraged  in a Future Financing) of any Bond
refunded  after  the  Transaction Consummation Date.  "SCATEF  Series  I  Post-
Financing Assets" means  those  SCATEF  Post-Financing  Assets  with respect to
which  SCATEF's  Series  I  BAC Holders hold an economic interest, and  "SCATEF
Series II Post-Financing Assets"  means those SCATEF Post-Financing Assets with
respect to which SCATEF's Series II BAC Holders hold an economic interest.

1.90.  "SCATEF  Restructuring"  means   the   Financing   and   the  Refunding,
collectively, and related transactions.

1.91.  "SCATEF Series I Assets Profit or Loss" means, for each Fiscal  Year  or
other period  for  which allocations to Shareholders are made, an amount of the
Company's items of income,  gain,  loss  and deduction, generated by the SCATEF
Series I Assets.

                                    13
<PAGE>

1.92. "SCATEF Series I Post-Financing Assets  Profit  or  Loss" means, for each
Fiscal Year or other period for which allocations to Shareholders  are made, an
amount of the Company's items of income, gain, loss and deduction, generated by
the SCATEF Series I Post-Financing Assets.

1.93. "SCATEF Series II Assets Profit or Loss" means, for each Fiscal  Year  or
other  period  for which allocations to Shareholders are made, an amount of the
Company's items  of  income,  gain, loss and deduction, generated by the SCATEF
Series II Assets.

1.94. "SCATEF Series II Post-Financing  Assets  Profit or Loss" means, for each
Fiscal Year or other period for which allocations  to Shareholders are made, an
amount of the Company's items of income, gain, loss and deduction, generated by
the SCATEF Series II Post-Financing Assets.

1.95. "Series" refers to the two-series structure of the SCATEF Assets, and, in
general,  refers  in  the  singular to either Series I or  Series  II  as  such
references are used in this Agreement.

1.96. "Series I BAC Holders"  means  BAC Holders in their capacities as holders
of BACs which were designated by SCATEF as Series I BACs ("Series I BACs").

1.97. "Series I Preferred Capital Distribution Shareholder" means a Shareholder
in its capacity as a holder of Series I Preferred Capital Distribution Shares.

1.98. "Series I Preferred Capital Distribution  Shares"  shall have the meaning
set forth in Section 3.1 of this Agreement.

1.99. "Series I Preferred Shareholder" means a Shareholder in its capacity as a
holder of Series I Preferred Shares.

1.100. "Series I Preferred Shares" shall have the meaning  set forth in Section
3.1 of this Agreement.

1.101. "Series II BAC Holders" means BAC Holders in their capacities as holders
of BACs which were designated by SCATEF as Series II BACs ("Series II BACs").

1.102.  "Series  II  Preferred  Capital  Distribution  Shareholder"   means   a
Shareholder  in  its  capacity  as  a  holder  of  Series  II Preferred Capital
Distribution Shares.

1.103. "Series II Preferred Capital Distribution Shares" shall have the meaning
set forth in Section 3.1 of this Agreement.

1.104. "Series II Preferred Shareholder" means a Shareholder in its capacity as
a holder of Series II Preferred Shares.

1.105. "Series II Preferred Shares" shall have the meaning set forth in Section
3.1 of this Agreement.

1.106.  "Shareholders" means all persons who hold Shares, and  shall  have  the
same meaning as the word "Members."

1.107. "Shares" means Company Interests.

1.108. "Special  Distributions"  means distributions to the holders of BACs who

                                    14
<PAGE>

convert those BACs to Preferred Capital Distribution Shares in the Transaction,
payable in accordance with Section 5.1(a)(i) of this Agreement.

1.109. "Special Shareholder" means  Shelter  Development Holdings, Inc., for so
long as such Person is subject to certain liabilities  as  set forth in Section
6.1(b) of this Agreement, and shall also mean any other Person who agrees under
Article 6 to be a Special Shareholder.

1.110.  "Specially  Appointed  Director(s)"  shall  have  the meaning  ascribed
thereto in Section 6.1(d) of this Agreement.

1.111. "Subsidiary" shall have the meaning set forth in Section  12.1  of  this
Agreement.

1.112. "Tax Matters Partner" shall have the meaning ascribed thereto in Section
3.7 of this Agreement.

1.113. "Term Growth Shareholders" means the holders of Term Growth Shares.

1.114. "Term Growth Shares" shall have the meaning set forth in Section 3.1  of
this Agreement.

1.115.  "Transaction"  shall have the meaning set forth in the recitals to this
Agreement.

1.116. "Transaction Agreement"  means that certain agreement dated as of August
1, 1996, to which the Company and  SCATEF  are  parties, governing the terms of
the Transaction.

1.117. "Transaction Consummation Date" means the  date on which the Transaction
is consummated.

1.118.  "Transfer" (or "Transferred") means to give,  sell,  assign,  encumber,
pledge, hypothecate,  devise,  bequeath,  or  otherwise  dispose  of, encumber,
transfer,  or  permit  to  be  transferred,  during life or at death. The  word
"Transfer," when used as a noun, shall mean any Transfer transaction.

1.119. "Transferee" means any Person to whom Shares  are  Transferred  for  any
reason or by any means.

1.120.  "Treasury  Regulations"  means  the  federal  income  tax  regulations,
including any temporary or proposed regulations, promulgated under the Code, as
such Treasury Regulations may be amended from time to time (it being understood
that  all  references  herein  to specific sections of the Treasury Regulations
shall be deemed also to refer to  any  corresponding  provisions  of succeeding
Treasury Regulations).

1.121.  "Valuation  Date" shall have the meaning set forth in Section  12.3  of
this Agreement.

1.122. "Working Capital  Reserves"  means  funds  held  in  reserves  which are
maintained   as   working  capital  for  the  Company  and  available  for  any
contingencies relating  to  the  ownership of the Property and the operation of
the Company. The Working Capital Reserves funds shall be segregated between (a)
Preferred Shares (segregated between  Series  I  and  Series II), (b) Preferred

                                    15
<PAGE>

Capital Distribution Shares (segregated between Series  I  and  Series II), and
(c) New Shares. Amounts held in the Working Capital Reserves may  at  any time,
in  the  discretion  of  the  Board  of  Directors,  be added to the respective
Allocable  Portfolio  Cash Flows or to liquidation proceeds  allocable  to  the
respective Shares (depending  upon  the  characterization  of such amounts when
received by the Company), but may not be otherwise removed from  the respective
Working Capital Reserve.

                                   ARTICLE 2

                        Continuation, Purpose and Term

2.1.  Continuation.   The  parties hereto hereby agree to continue the  limited
liability company known as Municipal  Mortgage and Equity, L.L.C., as a limited
liability company under the provisions of the Act.

2.2. Company Name.  The name of the Company  is "Municipal Mortgage and Equity,
L.L.C.". The business of the Company shall be conducted under such name or such
other names as the Board of Directors or the Shareholders may from time to time
determine on and pursuant to the terms of this Agreement.

2.3.  The Certificate.  The Shareholders hereby  agree  to  execute,  file  and
record  all  such  certificates  and  documents,  including  amendments  to the
Certificate, and to do such other acts as may be appropriate to comply with all
requirements  for  the  formation,  continuation,  and  operation  of a limited
liability company, the ownership of property, and the conduct of business under
the  laws  of  the  State  of Delaware and any other jurisdiction in which  the
Company may own property or conduct business.

2.4. Principal Business Office.   The  principal business office of the Company
shall be located at 218 North Charles Street,  Suite  500,  Baltimore, Maryland
21201, or at such other location as may hereafter be determined by the Board of
Directors. The principal business office, as well as the registered  office and
the  registered  agent, of the Company may be changed by the Board of Directors
from time to time  in accordance with the then applicable provisions of the Act
and any other applicable  laws,  as  well  as  the terms and conditions of this
Agreement.

2.5. Term of Company.  The term of the Company shall continue until it is wound
up and dissolved pursuant to the provisions of Article 10 hereof.

2.6. Purposes.  The purposes of the Company are  (a)  to invest in or engage in
activities related to investment in Bonds and in real estate, including but not
limited  to  loan servicing and loan origination (whether  in  connection  with
loans  to the Company  or  to  others),  and  to  generate  returns  from  such
investments;  this  may include investing in entities which invest in bonds and
in real estate assets; provided, however, that the investment criteria shall be
established by the Board  of Directors from time to time in its sole discretion
subject to the requirement  that  such criteria be consistent with the purposes
of  the  Company;  (b)  to engage in any  other  activities  relating  to,  and
compatible with, the purposes  set forth above; (c) to acquire, own and dispose
of general and limited partnership  interests,  membership interests, and stock
or other equity interests in Entities, and to exercise  all  rights  and powers
granted to the owner of any such interests; (d) to take such other actions,  or
do  such  other things, as are necessary or appropriate (in the sole discretion
of the Board  of  Directors) to carry out the provisions of this Agreement; and
(e) to invest in any  type  of investment and to engage in any other lawful act
or activity for which limited  liability  companies  may be organized under the
Act, and by such statement all lawful acts and activities  shall  be within the
purposes of the Company, except for express limitations, if any.

2.7.  Powers.   In  furtherance  of  its  purposes,  but subject to all of  the
provisions of this Agreement, the Company shall have the  power  and  is hereby

                                    16
<PAGE>

authorized  to  (a) invest (at any time during the term of the Company) in  (i)
mortgage revenue  bonds  or  portions  of  or  interests  in  (including junior
positions)  mortgage  revenue  bonds  financing multifamily properties,  senior
living  facilities,  manufactured  housing   communities,  or  congregate  care
facilities, beneficial ownership certificates  or any other securities of other
funds  or  investments  with  similar  underlying investment  objectives,  (ii)
multifamily  real  estate,  including senior  living  facilities,  manufactured
housing communities, and congregate  care  facilities, and (iii) entities which
engage in any activities described in clauses  (i)  or  (ii)  of this sentence;
invest (at any time during the term of the Company) in other assets  which  are
designed  to  accomplish  any  of  the  foregoing investment purposes or in any
manner  consistent  with the Company's then-existing  investment  criteria  and
objectives; and to reinvest the proceeds of any sales by the Company of Company
assets, in any permitted  investments; (b) act as a general or limited partner,
member, joint venturer, manager or shareholder of any Entity (including but not
limited to an operating partnership),  and  to  exercise  all  of  the  powers,
duties, rights and responsibilities associated therewith; (c) take any and  all
actions  necessary,  convenient  or  appropriate  as  the  holder  of  any such
interests or positions; (d) operate, purchase, maintain, finance, improve, own,
sell,  convey,  assign,  mortgage, lease, demolish or otherwise dispose of  any
real or personal property  that  may  be necessary, convenient or incidental to
the accomplishment of the purposes of the  Company;  (e) borrow money and issue
evidences of indebtedness in furtherance of any or all  of  the purposes of the
Company, and secure the same by mortgage, pledge or other lien on any assets of
the  Company;  (f)  invest  any  funds  of the Company pending distribution  or
payment of the same pursuant to the provisions of this Agreement; (g) prepay in
whole  or  in  part,  refinance,  recast,  increase,   modify   or  extend  any
indebtedness  of  the  Company  and,  in  connection  therewith,  execute   any
extensions,  renewals  or  modifications  of any mortgage or security agreement
securing such indebtedness; (h) enter into,  perform and carry out contracts of
any kind, including, without limitation, contracts  with  any Person affiliated
with any of the Shareholders, necessary to, in connection with or incidental to
the accomplishment of the purposes of the Company; (i) establish  reserves  for
capital  expenditures,  working  capital,  debt  service,  taxes,  assessments,
insurance    premiums,    repairs,   improvements,   depreciation,   depletion,
obsolescence and general maintenance of buildings and other property out of the
rents,  profits  or other income  received;  (j)  employ  or  otherwise  engage
employees, managers,  contractors, advisors and consultants, and pay reasonable
compensation for such services,  and  enter  into employee benefit plans of any
type;  (k)  enter into partnerships or other ventures  with  other  Persons  in
furtherance of  the  purposes of the Company; (l) purchase or repurchase Shares
from any Person for such  consideration as the Board of Directors may determine
in its reasonable discretion  (whether  more or less than the original issuance
price of such Share or the then trading price  of  such  Share); (m) enter into
rights  plans  or other plans relating to Shares, options or  bonuses,  and  to
issue Shares, options  or  warrants  thereunder  (or other derivatives relating
thereto) for any consideration (even if such consideration  is  less  than  the
market  value  of such Shares); and (n) do such other things and engage in such
other activities  as  may be necessary, convenient or advisable with respect to
the conduct of the business  of  the  Company, and have and exercise all of the
powers and rights conferred upon limited liability companies formed pursuant to
the Act.

2.8.  Effectiveness  of  this  Agreement.   This  Agreement  shall  govern  the
operations of the Company and the  rights  and  restrictions  applicable to the
Shareholders,  to  the  extent  permitted  by  law.  Pursuant  to  Section  18-
101(7)(a)(2)  of  the  Act,  all  Persons  who become holders of Shares in  the
Company shall be bound by the provisions of  this Agreement and shall be deemed
to be parties hereto, whether or not such Persons execute a counterpart of this

                                    17
<PAGE>

Agreement. The payment for any Shares acquired by any Person (which payment, in
the case of the conversion of BACs into Shares  pursuant  to  the  Transaction,
shall  be deemed to be made by BAC Holders as such conversion occurs),  or  the
action of becoming an assignee or Transferee of such Shares, shall be deemed to
constitute  a  request  that the records of the Company reflect such admission,
assignment or Transfer, and  shall  be  deemed  to be sufficient acts to comply
with the requirements of Section 18-101(7)(a)(2)  of  the  Act  and to so cause
that  Person to become a Shareholder and to bind that Person to the  terms  and
conditions  of  this  Agreement  (and to entitle that Person to the rights of a
Shareholder hereunder), without the requirement for execution of this Agreement
by such Person.

                                   ARTICLE 3

         Classes of Shares; Admission of Shareholders; Capitalization

3.1. Classes of Shares.

(a)  The Company shall have the authority  to  issue  the following classes and
series of Shares:

   (i) shares which are designated "Growth Shares";

(ii) shares which are designated "Term Growth Shares,"  which  shares  shall be
identical to Growth Shares in all respects except that (a) at such time  as the
last  then-outstanding Preferred Share and Preferred Capital Distribution Share
are fully  redeemed  by  the  Company,  all  of the Term Growth Shares shall be
redeemed  in  full  and  shall  be  cancelled (and,  in  connection  with  such
redemption and cancellation, the Company  shall  make  no further distribution,
whether of cash flow, return of capital, or otherwise, to  the  holders of Term
Growth  Shares;  provided,  however, that the Company shall distribute  to  the
holders of Term Growth Shares, upon such redemption and cancellation, an amount
equal in the aggregate to (1)  $2,963  per each of the 1,000 Term Growth Shares
(less any prior distributions of residual  proceeds)  issued on the Transaction
Consummation Date to an affiliate of Merrill Lynch & Co. (the "Subordinated BAC
Holder"),  to  the  extent  that,  under  the applicable terms  of  the  SCATEF
Partnership Agreement, residual Bond proceeds permit such distribution, and (2)
the  pro-rata  operating  cash  distributions  (that  is,  the  operating  cash
distributions attributable on a pro-rata basis to the Term Growth Shares in the
aggregate) generated through the date of such redemption and cancellation since
the then most recent Dividend Payment Date), (b)  each  Term Growth Share shall
give its holder a 0.001% interest in the cash distributions  from  the Company,
on a pari passu basis (with respect to other Term Growth Shares), in  each such
case  payable  after  required  cash  distributions  are  paid to the Preferred
Shareholders  and  the  Preferred Capital Distribution Shareholders  under  the
terms of this Agreement,  and cumulative to the extent not previously paid, (c)
Term Growth Shares are transferrable  only to (i) holders of Term Growth Shares
and their Affiliates or (ii) other Persons  approved by the Board of Directors,
and (d) the Term Growth Shares have certain voting  rights  on  certain matters
which  would  affect  their  distribution  or  other  rights,  preferences   or
privileges, as and to the extent set forth in this Agreement;

(iii) shares which are designated "Series I Preferred Shares";

(iv) shares which are designated "Series II Preferred Shares";

(v)   shares  which  are  designated  "Series  I Preferred Capital Distribution
Shares";

(vi)  shares  which  are designated "Series II Preferred  Capital  Distribution
Shares"; and

(vii) one or more other  classes  or series of Shares, as to which the Board of
Directors shall have the exclusive  authority,  by  resolution  or  resolutions

                                    18
<PAGE>

providing  for  the  issuance  of  Shares  or  of  a particular class or series
thereof, to fix and determine the voting powers, full  or  limited or no voting
power,   and  such  designations,  preferences,  and  relative,  participating,
optional  or   other   special  rights,  and  qualifications,  limitations,  or
restrictions thereof, as  may be desired by the Board of Directors from time to
time, to the fullest extent now or hereafter permitted by the laws of the State
of Delaware (collectively,  all such other classes and series to be referred to
as the "Future Shares"); provided,  however,  that,  so  long  as any Preferred
Shares or Preferred Capital Distribution Shares are outstanding,  such  classes
or series of Future Shares cannot be senior to the outstanding Preferred Shares
or  Preferred Capital Distribution Shares with respect to the SCATEF Assets  or
revenues  therefrom.  Nothing  in  this  Section 3.1(a)(vii) shall be deemed to
restrict  the  ability  of  the  Company to incur  secured  or  unsecured  debt
(directly or indirectly), including but not limited to through custodial, trust
or similar or other arrangements.

(b)  Each Term Growth Share, Growth  Share, Series I Preferred Share, Series II
Preferred Share, Series I Preferred Capital  Distribution  Share  and Series II
Preferred  Capital  Distribution  Share shall (i) have no stated par value  per
Share, and (ii) have the rights and  be governed by the provisions set forth in
this Agreement; and none of such shares  shall  have  any preemptive rights, or
give the holders thereof any rights to convert into any other securities of the
Company, or give the holders thereof any cumulative voting  rights,  except  as
specifically set forth herein.

(c)  The  Board  of  Directors  may  cause the Company to issue such numbers of
Growth Shares and Future Shares from time to time as the Board of Directors may
determine in its sole discretion, and the number of such shares is not limited.

(d)  If the Board of Directors determines  that it is necessary or desirable to
amend this Agreement or to make any filings under the Act or otherwise in order
to reference the existence or creation of a  class  or series of Future Shares,
the Board of Directors may cause such amendments and  filings to be made, which
filings  might  take  the  form  of  amendments  to the Company's  Certificate;
provided,  however,  that, unless specifically required  by  the  Act  or  this
Agreement, no approval  or  Consent  of  any  Shareholders shall be required in
connection with the making of any such filing, instrument or amendment.

(e)  No  Future  Share shall have any preemptive  rights  or  give  the  holder
thereof any rights to convert into any other securities of the Company, or give
any holders thereof  any  cumulative  voting  rights,  unless  such  rights are
specifically  provided  for in the Board of Directors' resolution creating  the
class of which such Future Share is a part.

(f)  The Board of Directors,  without  any  Consent  of  any Shareholders being
required, may effect a split or reverse split of Shares of any series or class,
by adopting a resolution therefor. If the Board of Directors determines that it
is  necessary or desirable to make any filings under the Act  or  otherwise  in
order to reference the existence of such a split or reverse split, the Board of
Directors  may cause such filings to be made, which filings might take the form
of amendments  to  the  Company's  Certificate; provided, however, that, unless
specifically required by the Act or  this  Agreement, no approval or Consent of
any Shareholders shall be required in connection  with  the  making of any such
filing or amendment.

(g)  Notwithstanding  any  other  provisions  of this Agreement, the  Board  of
Directors may, without the consent of Shareholders, amend this Agreement to the
extent required to allow the Board of Directors  to exercise the powers granted
to it by this Section 3.1.

3.2.      Original Shareholders and their Affiliates;  Initial  and  Subsequent
Capital Contributions.

                                    19
<PAGE>

(a)  Prior to the Transaction Consummation Date, the only Shareholders shall be
the Original Shareholders.

(b)  Each  of the Original Shareholders has contributed or caused to have  been
contributed  to  the  Company,  prior to the Transaction Consummation Date, its
Initial Capital Contribution, which amounts are as follows:

   MME I Corporation:   $100
   MME II Corporation:  $100

In exchange for such contributions,  each  Original Shareholder has been issued
four Growth Shares.

3.3.      Admission of SCATEF BAC Holders and  Other Persons as Shareholders of
the Company.

(a)  On  the  Transaction  Consummation  Date, and as  provided  under  and  in
accordance with the terms of the Transaction  Agreement,  each and every Person
who is a BAC Holder shall automatically become a Shareholder. Such Person shall
automatically  receive Growth Shares in exchange for all of  his,  her  or  its
BACs, as provided  for  in  the  Transaction Agreement, unless such Person duly
elected otherwise in the Transaction  voting  and approval process conducted by
SCATEF prior to the consummation of the Transaction (whether or not such Person
voted  in  favor  of  the  Transaction),  all pursuant  to  the  terms  of  the
Transaction Agreement. The class and number  of  Shares  to be received by each
such  Person  shall be calculated pursuant to the Transaction  Agreement.  Each
such Person shall  be deemed to have contributed capital to the Company, in the
form of such Person's  interest in SCATEF being converted to an interest in the
Company, as provided in Section 3.5 of this Agreement.

(b)  The Persons who are  the  general  partners of SCATEF immediately prior to
the consummation of the Transaction, certain  of  their affiliates, and certain
other Persons shall also be admitted as Shareholders  of  the Company as of the
Transaction   Consummation   Date,  all  in  accordance  with  the  Transaction
Agreement.

3.4.      Additional Provisions  Relating  to  Additional Shareholders.  In the
event that the Board of Directors determines that additional funds are required
by the Company for any Company purpose, or that  the  Company  should  for  any
reason  seek  to  raise  additional capital, the Board may cause the Company to
sell Future Shares for a price  equal to what the Board of Directors determines
to be the fair value of such Shares,  in  exchange  for  cash,  other property,
services  or  any other lawful consideration to be received by the  Company  in
consideration of  such  Shares  (to  be valued by the Board of Directors in its
discretion), or may cause the Company  to obtain funds as a loan from any third
party  upon  such  terms  and  conditions  as  the  Board  of  Directors  deems
appropriate, or any combination thereof from  time to time. The Initial Capital
Contribution of any such additional Shareholders  shall  be  specified  by  the
Board of Directors at the time of admission of such additional Shareholder.

3.5.      Capital  Accounts.   A separate capital account (a "Capital Account")
shall  be  established  and maintained  for  each  Shareholder,  including  any
Transferee or additional  Shareholder  who  shall  hereafter  acquire a Company
Interest, in accordance with the following provisions:

(a)   To each Shareholder's Capital Account there shall be credited  the amount
of  cash  and  fair  market  value of the property actually contributed to  the
Company by such Shareholder pursuant  to  Sections  3.2,  3.3  and  3.4  hereof
(which,  in the case of the BAC Holders, shall initially be an amount equal  to

                                    20
<PAGE>

the BAC Conversion  Price  for each BAC), such Shareholder's allocable share of
Profit, and the amount of any  Company  liabilities  that  are  assumed by such
Shareholder  or  that are secured by any Company property distributed  to  such
Shareholder.

(b)  To each Shareholder's Capital Account there shall be debited the amount of
cash and the fair  market  value  of  any  Company property distributed to such
Shareholder  pursuant to any provision of this  Agreement,  such  Shareholder's
allocable share  of Loss, and the amount of any liabilities of such Shareholder
that are assumed by the Company or that are secured by any property contributed
by such Shareholder to the Company.

(c)   If any asset  of the Company is distributed in kind, the Company shall be
deemed to have realized  Profit  or  Loss  thereon in the same manner as if the
Company had sold such asset for an amount equal  to the greater of (i) the fair
market value of such asset, or (ii) the fair market value of any debts to which
such  asset  is  then  subject,  in each case as determined  by  the  Board  of
Directors. If at any time after the  date  of this Agreement, the Book Value of
any Company asset is adjusted pursuant to the  last  sentence of the definition
of  Book  Value  set  forth in Section 1 hereof, the Capital  Accounts  of  all
Shareholders shall be adjusted  simultaneously  to  reflect  the  aggregate net
adjustments,  as  if  the  Company  recognized  Profit  or  Loss  equal  to the
respective amounts of such aggregate net adjustments.

(d)  The  provisions  of  this Agreement relating to the maintenance of Capital
Accounts are intended to comply  with Section 1.704-1(b)(2)(iv) of the Treasury
Regulations, and shall be interpreted  and  applied in a manner consistent with
such Treasury Regulations.

(e)   A Shareholder shall not be entitled to  withdraw  any part of its Capital
Account or to receive any distributions from the Company, except as provided in
Article  5  hereof, nor shall a Shareholder be entitled to  make  any  loan  or
Capital Contribution to the Company other than as expressly provided herein. No
loan made to  the  Company  by  any  Shareholder  shall  constitute  a  capital
contribution to the Company for any purpose.

(f)   Except  as  required  by the Act, no Shareholder shall have any liability
for  the  return  of the Capital  Contribution  of  any  other  Shareholder.  A
Shareholder who has  more  than one interest in the Company may have a separate
Capital Account for each different class of interest owned.

3.6.      Transfer  of  Capital   Accounts.    The   original  Capital  Account
established  for  each Transferee shall be in the same amount  as  the  Capital
Account of the Shareholder  which  such  Transferee  succeeds, at the time such
Transferee is admitted to the Company. The Capital Account  of  any Shareholder
whose Company Interest shall be increased by means of the Transfer to it of all
or  part  of the Company Interest of another Shareholder shall be appropriately
adjusted to reflect such Transfer. Any reference in this Agreement to a Capital
Contribution of, or distribution to, a then-Shareholder shall include a Capital
Contribution  or distribution previously made by or to any prior Shareholder on
account of the Company Interest of such then-Shareholder.

3.7. Tax Matters Partner.

(a)  Shelter Development  Holdings, Inc. or its assignee shall be the Company's
"tax matters partner" (as such  term  is  defined  in Section 6231(a)(7) of the
Code) (the "Tax Matters Partner"), for purposes of Section  6231  of  the Code,

                                    21
<PAGE>

with all of the powers that accompany such status (except as otherwise provided
in  this  Agreement). Promptly following the written request of the Tax Matters
Partner, the  Company  shall, to the fullest extent permitted by law, reimburse
and indemnify the Tax Matters  Partner  for  all reasonable expenses, including
reasonable legal and accounting fees, claims,  liabilities,  losses and damages
incurred  by  the Tax Matters Partner in connection with any administrative  or
judicial proceeding  with respect to the tax liability of the Shareholders. The
provisions of this Section 3.7 shall survive the termination of the Company and
shall remain binding on  the Shareholders for as long as a period of time as is
necessary to resolve with  the  Internal  Revenue  Service  any and all matters
regarding the federal income taxation of the Company or the Shareholders.

(b)  Notwithstanding Section 3.7(a) hereof, the Tax Matters Partner  shall have
no fiduciary duty whatsoever to any other Shareholder, and shall be treated  in
exactly  the  same  manner  as any other Shareholder other than as specifically
provided in Section 3.7(a) hereof.

                                   ARTICLE 4

                                  Allocations

4.1.      General Rules Concerning  Allocations.   Within 45 days after the end
of each calendar month, the Company shall conduct an  interim  closing  of  the
books as of the end of the last day of that calendar month. On the basis of the
closing  of  the books for each calendar month, the Company shall determine the
amount of Profit  and  Loss  attributable  to  that calendar month. Profits and
Losses shall be determined in accordance with the  accounting  methods followed
by the Company for federal income tax purposes.

4.2.      Allocations   of   Profits  and  Losses.   All  allocations  to   the
Shareholders  of  items  included  within  the  Company's  Profits  and  Losses
attributable  to each calendar  month  shall  be  allocated  solely  among  the
Shareholders recognized  as  Shareholders  as  of the last day of that calendar
month, as follows:

(a)   Each holder of Preferred Shares shall be allocated  pro rata items of the
Company's Profit and Loss attributable to the applicable SCATEF  Assets  of the
related  Series  equal to the allocations such Shareholders would have received
under  the SCATEF Partnership  Agreement  if  the  Financing  (and  any  Future
Financings) had not occurred; provided, however, that

(i) such  allocations  to  the  holders  of Preferred Shares shall be made in a
manner  consistent  with  the  application of  Article  5  of  this  Agreement,
including but not limited to the  increase  and  decrease adjustments which are
made in accordance with Section 1.73's definition  of Preferred Shares Revenues
(reference to which term is required in order to make the required calculations
under Article 5), and

(ii) if and to the extent that the SCATEF Assets of  the  related Series do not
produce sufficient amounts of Profit or Loss to make the allocations  otherwise
required  by this paragraph (a), then, to the extent of such insufficiency,  an
additional  amount of other tax-exempt Company Profit or Loss, and then (to the
extent that such other tax-exempt Company Profit or Loss is insufficient) other
Company Profit  or  Loss, shall be allocated to such holder of Preferred Shares
in order to make up such insufficiency;

(b)  Each holder of Preferred  Capital  Distribution  Shares shall be allocated
pro rata items of the Company's Profit and Loss attributable  to the applicable

                                    23
<PAGE>

SCATEF Assets of the related Series equal to the allocations such  Shareholders
would  have  received  under  the  SCATEF  Partnership  Agreement (as in effect
immediately prior to consummation of the Transaction) but  taking  into account
the  Financing  and  any  Future  Financings  with  respect  to  which  Special
Distributions are made; provided, however, that

(i)  such  allocations  to the holders of Preferred Capital Distribution Shares
shall be made in a manner  consistent with the application of Article 5 of this
Agreement, including but not  limited  to the increase and decrease adjustments
which  are  made  in accordance with Section  1.63's  definition  of  Preferred
Capital Distribution  Shares  Revenues  (reference to which term is required in
order to make the required calculations under Article 5), and

(ii) if and to the extent that the SCATEF  Assets  of the related Series do not
produce sufficient amounts of Profit or Loss to make  the allocations otherwise
required by this paragraph (b), then, to the extent of  such  insufficiency, an
additional amount of other tax-exempt Company Profit or Loss, and  then (to the
extent that such other tax-exempt Company Profit or Loss is insufficient) other
Company Profit or Loss, shall be allocated to such holder of Preferred  Capital
Distribution Shares in order to make up such insufficiency;

(c)   Of  the remaining items, if any, of the Company's Profit or Loss for  the
applicable  period,  an amount equal to 0.001% of the Company's total Profit or
Loss for such applicable period shall be allocated to each Term Growth Share.

(d)  The remaining items,  if  any,  of  the  Company's  Profit or Loss for the
applicable period which remains after the amounts allocated  in paragraphs (a),
(b)  and  (c)  above  (whether such result is a positive number (Profit)  or  a
negative number (Loss))  shall  be  allocated  among the Growth Shareholders in
proportion to their relative ownership of Growth Shares.

(e)   The Tax Matters Partner is authorized to make  reasonable  determinations
regarding  the allocation of Profit and Loss under this Section 4.2,  including
determinations  relating  to  the calculation of Profit or Loss, and such other
items of the Company's income,  gain,  loss,  deduction  and  credit  as may be
appropriate to carry out the intent of this Section 4.2.

4.3.   Special  Allocations.   Notwithstanding  any  other  provision  of  this
Agreement, to the extent an allocation of Profit or Loss or any item thereof to
any Shareholder  pursuant  to Sections 4.1 or 4.2 of this Agreement would be in
violation of the requirements  of the Treasury Regulations under Section 704(b)
of the Code, the Tax Matters Partner shall comply with the requirements of such
Treasury  Regulations  and  adjust   such   allocations  to  comply  with  such
requirements  in  a manner that will, in the reasonable  judgment  of  the  Tax
Matters Partner, have  the  least  effect  on  the  amounts to be allocated and
distributed  under  this  Agreement.  In  the event a Shareholder  unexpectedly
receives  any  adjustment,  allocation or distribution  described  in  Treasury
Regulation  Sections  1.704-1(b)(2)(ii)(d)(4),  (5)  and  (6)  that  causes  or

                                    24
<PAGE>

increases a negative balance  in  a  Shareholder's  Capital  Account,  items of
Profit shall be specially allocated to such Shareholder so as to eliminate such
negative balance as quickly as possible. Special allocations shall also be made
to the extent required by the provisions of Section 5.2(b)(vi) or 5.2(c)(ii) of
this  Agreement.  The  Shareholders  agree  that  if  this  Section 4.3 becomes
applicable,  the  Tax  Matters Partner is authorized to review and  adjust  the
allocations made pursuant to Sections 4.1 or 4.2 of this Agreement.

4.4. Additional Allocations.

(a)  If there is a net decrease  in  "partnership  minimum  gain"  (within  the
meaning  of  Treasury  Regulation  Section 1.704-2(d)) during a taxable year, a
Shareholder shall be allocated, before  any  other  allocation of the Company's
items for such taxable year (and if necessary, subsequent  years), items of the
Company's  income  and gain in the amount equal to the Shareholder's  share  of
such net decrease in  partnership  minimum gain (within the meaning of Treasury
Regulations Section 1.704-2(g)).

(b)  The Tax Matters Partner, in order  to preserve uniformity of Shares within
a class, may, in its sole discretion, make  a  special  allocation  of items of
income, gain, loss or deduction but only if such allocations would not  have  a
material adverse effect on the Shareholders and if they are consistent with the
principles of Section 704 of the Code.

(c)  If,  and  to the extent that any Shareholder is deemed to recognize income
as  a result of any  transaction  between  such  Shareholder  and  the  Company
pursuant to Sections 1272-1274, Section 7872, Section 483 or Section 482 of the
Code,  or  any  similar provision now or hereafter in effect, any corresponding
loss or deduction  of the Company shall be allocated to the Shareholder who was
charged with such income.

(d)  Adjustments to  the  Capital  Accounts  of Shareholders with respect to an
adjustment to the tax basis of any asset of the  Company  pursuant  to  Section
734(b)  or  Section  743(b)  of  the  Code shall be made in accordance with the
provisions of Treasury Regulation Section 1.704-1(b)(2)(m).

4.5. Tax Allocations.

(a)  For federal income tax purposes, except  as  otherwise  provided  in  this
Section 4.5, each item of income, gain, loss and deduction of the Company shall
be allocated among the Shareholders in the same proportion as the corresponding
items are allocated pursuant to Sections 4.3 and Section 4.4 hereof.

(b)  In  the  event that the Book Value of any asset contributed to and held by
the Company differs  from  its  basis  for  federal  income  tax purposes ("Tax
Basis"),  allocations of income, gain, loss or deduction with respect  to  such
asset shall, solely for tax purposes, be allocated among the Shareholders so as
to take account of any variation between Book Value and Tax Basis in accordance
with the provisions  of  Section  704(c)  of  the Code and Treasury Regulations
thereunder. The Tax Matters Partner may elect any  reasonable method or methods
for making such allocations.

(c)  If  the  Book Value of any asset of the Company is  adjusted  pursuant  to
Section  1.15  hereof,   subsequent  allocations  of  income,  gain,  loss  and
deductions with respect to  such  asset  shall  take into account any variation
between Book Value and Tax Basis in accordance with  the  provisions of Section
704(c) of the Code and Treasury Regulations thereunder.

(d)  The  Tax Matters Partner shall have the sole discretion  to  make  special
allocations  of  items of income, gain, loss and deductions that are consistent
with the principles  of  Section 704(c) of the Code and to amend the provisions
of this Agreement (without  Shareholder action, notwithstanding Section 14.4 of

                                    24
<PAGE>

this Agreement), as appropriate,  to  reflect  the  proposal or promulgation of
Treasury Regulations under Subchapter K of the Code.  The  Tax  Matters Partner
may  adopt  and  employ such methods and procedures for (A) the maintenance  of
capital  accounts  for  book  and  tax  purposes,  (B)  the  determination  and
allocation of adjustments  under  Sections 704(c), 734 and 743 of the Code, (C)
the determination and allocation of  taxable income, tax loss and items thereof
under this Agreement and pursuant to the  Code,  (D)  the  determination of the
identities  and  tax classification of Shareholders, (E) the provision  of  tax
information and reports  to  the  Shareholders,  (F) the adoption of reasonable
conventions and methods for the valuation of assets  and  the  determination of
tax  basis,  (G) the allocation of asset values and tax basis, (H)  conventions
for  the  determination   of   depreciation,  cost  recovery  and  amortization
deductions and the adoption and  maintenance  of  accounting  methods,  (I) the
recognition of the transfer of Shares, (J) for compliance and other tax-related
requirements,  including  without limitation, the use of computer software,  to
use filing and reporting procedures  similar  to  those  employed  by publicly-
traded  partnerships and limited liability companies, as it determines  in  its
sole discretion are necessary and appropriate to execute the provisions of this
Agreement  and  to  comply  with  federal  and  state  tax  law, and to achieve
uniformity  of  Shares. The Tax Matters Partner shall be indemnified  and  held
harmless by the Company  for  any  expenses,  penalties  or  other  liabilities
arising  as  a  result  of  decisions  made in good faith on any of the matters
referred to in the preceding sentence. If  the  Tax Matters Partner determines,
based on advice of counsel, that no reasonable allowable  convention  or  other
method is available to preserve the uniformity of Shares within a class, or the
Tax  Matters  Partner  in  its  discretion  so elects, Shares may be separately
identified as distinct classes to reflect differences in tax consequences.

                                   ARTICLE 5

         Distributions, Redemptions and Certain Permitted Conversions

5.1.      Special Distributions; Distributions  of Cash Flow from Operations or
Financings.  This Section 5.1 applies only to distributions  of  cash flow from
operations  of the Property and other operating cash flow, and to the  proceeds
of financings,  refinancings or other leveragings involving the Properties, and
does not relate to  distributions  upon the occurrence of a Redemption Event or
liquidation of the Company (such subjects being governed by Section 5.2 of this
Agreement).

(a) (i) Prior to the distributions described  in  paragraphs  (b), (c), (d) and
(e) of this Section 5.1, and on the first Dividend Payment Date  following  the
consummation  of  the Transaction, a Special Distribution shall be made to each
BAC Holder who converts  BACs  to Preferred Capital Distribution Shares, in the
amount  per  Series  I  Preferred Capital  Distribution  Share  and  Series  II
Preferred Capital Distribution  Share so received by such Person of $170.91 and
$235.30, respectively. These Special Distributions represent returns of capital
to  the  Preferred  Capital  Distribution   Shareholders  who  receive  Special
Distributions.

(ii) Within three months after each time (after  the  Transaction  Consummation
Date) any of the SCATEF Assets are financed, refinanced or otherwise  leveraged
in  a  Future Financing, there shall be pro-rata a special capital distribution
(a  "Future   Special  Distribution")  to  each  holder  of  Preferred  Capital
Distribution Shares  in an aggregate amount equal to the product of (A) the net
proceeds  of  such  transaction,  and  (B)  the  applicable  Preferred  Capital
Distribution  Shares Allocation  Factor.  These  Future  Special  Distributions
represent returns of capital to the Preferred Capital Distribution Shareholders
who receive Special Distributions.

(b) Each Series  I  Preferred  Shareholder shall be entitled to receive, to the
fullest extent permitted by law,  on  each  Dividend  Payment  Date, a pro-rata
portion (with reference to the number of Series I Preferred Shares held by such
Series  I  Preferred  Shareholder  and the total number of all then-outstanding
Series I Preferred Shares) of the following:

                                    25
<PAGE>

(i) with respect to the first Dividend  Payment  Date  which  occurs  after the
Transaction  Consummation  Date, a preferential distribution equal in aggregate
amount to the Preferred Shares Allocable Series I Portfolio Cash Flow generated
from February 14, 1995 through  the  June  30  or  December  31 date which most
immediately  precedes  the  Transaction Consummation Date, minus  any  and  all
amounts distributed to the Series  I  Preferred Shareholders (including without
limitation distributions made to such Persons  while they were BAC Holders) for
the period from February 14, 1995 through the time  immediately  prior  to  the
first Dividend Payment Date; and

(ii)  with  respect  to  each  subsequent Dividend Payment Date, a preferential
semi-annual distribution (which  in  the  case  of  a  Dividend Payment Date of
February 15 shall relate to the six full calendar month  period  ending  on the
then-most  recent  December  31,  and in the case of a Dividend Payment Date of
August 15 shall relate to the six full  calendar  month  period  ending  on the
then-most  recent  June  30), equal in aggregate amount to the Preferred Shares
Allocable  Series I Portfolio  Cash  Flow  generated  by  the  Company  in  the
applicable six month period.

(c)   Each Series II Preferred Shareholder shall be entitled to receive, to the
fullest extent  permitted  by  law,  on  each Dividend Payment Date, a pro-rata
portion (with reference to the number of Series  II  Preferred  Shares  held by
such  Series  II  Preferred  Shareholder  and  the  total  number  of all then-
outstanding Series II Preferred Shares) of the following:

(i)  with  respect  to  the first Dividend Payment Date which occurs after  the
Transaction Consummation  Date,  a preferential distribution equal in aggregate
amount  to  the  Preferred  Shares Allocable  Series  II  Portfolio  Cash  Flow
generated from February 14, 1995  through the June 30 or December 31 date which
most immediately precedes the Transaction  Consummation Date, minus any and all
amounts distributed to the Series II Preferred  Shareholders (including without
limitation distributions made to such Persons while  they were BAC Holders) for
the  period from February 14, 1995 through the time immediately  prior  to  the
first Dividend Payment Date; and

(ii) with  respect  to  each  subsequent  Dividend Payment Date, a preferential
semi-annual distribution (which in the case  of  a  Dividend  Payment  Date  of
February  15  shall  relate to the six full calendar month period ending on the
then-most recent December  31,  and  in  the case of a Dividend Payment Date of
August 15 shall relate to the six full calendar  month  period  ending  on  the
then-most  recent  June  30), equal in aggregate amount to the Preferred Shares
Allocable Series II Portfolio  Cash  Flow  generated  by  the  Company  in  the
applicable six month period.

(d)  Each Series I Preferred Capital Distribution Shareholder shall be entitled
to  receive,  to  the fullest extent permitted by law, on each Dividend Payment
Date, a pro-rata portion  (with  reference  to the number of Series I Preferred
Capital  Distribution  Shares  held  by  such  Series   I   Preferred   Capital
Distribution Shareholder and the total number of all then-outstanding Series  I
Preferred Capital Distribution Shares) of the following:

(i)  with  respect  to  the  first Dividend Payment Date which occurs after the
Transaction Consummation Date,  a  preferential distribution equal in aggregate
amount  to  the  Preferred  Capital  Distribution  Shares  Allocable  Series  I

                                    26
<PAGE>

Portfolio Cash Flow generated from February  14,  1995  through  the June 30 or
December  31  date which most immediately precedes the Transaction Consummation
Date, minus any  and  all amounts distributed to the Series I Preferred Capital
Distribution  Shareholders   under   this   paragraph  (d)  (including  without
limitation distributions made to such Persons  while they were BAC Holders, but
excluding  the Special Distributions described in  Section  5.1(a)(i)  of  this
Agreement) for  the  period from February 14, 1995 through the time immediately
prior to the first Dividend Payment Date; and

(ii) with respect to each  subsequent  Dividend  Payment  Date,  a preferential
semi-annual  distribution  (which  in  the case of a Dividend Payment  Date  of
February 15 shall relate to the six full  calendar  month  period ending on the
then-most  recent December 31, and in the case of a Dividend  Payment  Date  of
August 15 shall  relate  to  the  six  full calendar month period ending on the
then-most recent June 30), equal in aggregate  amount  to the Preferred Capital
Distribution  Shares Allocable Series I Portfolio Cash Flow  generated  by  the
Company in the  applicable  six  month  period  (but  excluding  Special Future
Distributions described in Section 5.1(a)(ii) of this Agreement).

(e)   Each  Series  II  Preferred  Capital  Distribution  Shareholder shall  be
entitled to receive, to the fullest extent permitted by law,  on  each Dividend
Payment  Date,  a  pro-rata portion (with reference to the number of Series  II
Preferred Capital Distribution  Shares held by such Series II Preferred Capital
Distribution Shareholder and the total number of all then-outstanding Series II
Preferred Capital Distribution Shares) of the following:

(i) with respect to the first Dividend  Payment  Date  which  occurs  after the
Transaction  Consummation  Date, a preferential distribution equal in aggregate
amount  to  the  Preferred Capital  Distribution  Shares  Allocable  Series  II
Portfolio Cash Flow  generated  from  February  14, 1995 through the June 30 or
December 31 date which most immediately precedes  the  Transaction Consummation
Date, minus any and all amounts distributed to the Series  II Preferred Capital
Distribution   Shareholders   under  this  paragraph  (e)  (including   without
limitation distributions made to  such Persons while they were BAC Holders, but
excluding the Special Distributions  described  in  Section  5.1(a)(i)  of this
Agreement)  for  the period from February 14, 1995 through the time immediately
prior to the first Dividend Payment Date; and

(ii) with respect  to  each  subsequent  Dividend  Payment Date, a preferential
semi-annual  distribution  (which  in the case of a Dividend  Payment  Date  of
February 15 shall relate to the six  full  calendar  month period ending on the
then-most  recent December 31, and in the case of a Dividend  Payment  Date  of
August 15 shall  relate  to  the  six  full calendar month period ending on the
then-most recent June 30), equal in aggregate  amount  to the Preferred Capital
Distribution Shares Allocable Series II Portfolio Cash Flow  generated  by  the
Company  in  the  applicable  six  month  period  (but excluding Future Special
Distributions described in Section 5.1(a)(ii) of this Agreement).

(f)   To the extent that amounts to be distributed under paragraphs (b) and (d)
of this Section 5.1 derive from cash flow generated  by Series I SCATEF Assets,
such distributions shall be made on a pari passu, pro-rata basis with regard to
each other. To the extent that amounts to be distributed  under  paragraphs (c)
and (e) of this Section 5.1 derive from cash flow generated by SCATEF Series II
Assets, such distributions shall be made on a pari passu, pro-rata  basis  with
regard  to  each  other.  To  the  extent  that amounts to be distributed under
paragraphs (b), (c), (d) and (e) of this Section  5.1  derive  from  cash  flow
generated by sources other than SCATEF Assets, such distributions shall be made
on a pari passu, pro-rata basis with regard to each other.

                                    27
<PAGE>

(g)  Holders of Preferred Shares or Preferred Capital Distribution Shares shall
have  no  right  (on  account  of  such  holdings) to receive any distributions
whatsoever on account of cash flow generated  by  Property of the Company other
than the SCATEF Assets; provided, however, that, to the extent that the Company
has  insufficient  cash on hand to pay the full amounts  owing  to  holders  of
Preferred Shares and  Preferred  Capital  Distribution  Shares under paragraphs
(a),  (b), (c), (d) or (e) of this Section 5.1, then the holders  of  Preferred
Shares   and  Preferred  Capital  Distribution  Shares  shall  be  entitled  to
distributions  from  cash flow generated by any and all Property of the Company
(including Property other  than the SCATEF Assets) prior to the rights of other
Shareholders to such cash flow,  as  contemplated  by  Section  5.1(i)  of this
Agreement.

(h)  Holders of Term Growth Shares shall be entitled to receive, to the fullest
extent  permitted by law, on each Dividend Payment Date, their 0.001%-per-Term-
Growth-Share   distributions   as  described  in  Section  3.1(a)(ii)  of  this
Agreement.

(i)   Although the Board of Directors  is  under  no  obligation  to  cause the
Company  to  make distributions or dividends to holders of New Shares, and  may
instead, for example, determine to cause the Company to reinvest excess cash or
to hold excess  cash  for reserves or otherwise, if the Board of Directors does
declare a distribution  or  dividend  payable on a Dividend Payment Date, then,
following  the  distributions to holders  of  Preferred  Shares  and  Preferred
Capital Distribution Shares under paragraphs (a), (b), (c), (d) and (e) of this
Section 5.1, and  following  the  0.001%  per share distributions to holders of
Term Growth Shares (as described in Section  3.1(a)(ii)  of  this Agreement and
paragraph (h) above), the holders of Growth Shares shall be entitled to receive
all  distributions  or  dividends  which  the  Board has declared which  remain
available  for  distribution, with each holder of  Growth  Shares  entitled  to
receive a pro-rata portion (with reference to the number of Growth Shares then-
held by such holder  of  Growth  Shares  and  the total number of Growth Shares
then-held by all Persons) of such available dividends or distributions.

5.2.      Redemptions;  Distributions Relating to  Redemption  Events;  Certain
Permitted Conversions of  Preferred  Shares  and Preferred Capital Distribution
Shares.

(a) Mandatory Partial Redemptions.

(i) Part I.  Within six months of the occurrence  of  a  Redemption Event which
relates  to  only a SCATEF Series I Asset, Series I Preferred  Shares  of  each
Series I Preferred  Shareholder,  and  Series  I Preferred Capital Distribution
Shares of each Series I Preferred Capital Distribution  Shareholder,  shall  be
redeemed,  pro-rata  pari  passu,  in  cash  (or  such other mutually agreeable
property as the Company and an affected Shareholder  may agree) by the Company,
but  only  out  of  funds legally available therefor, pro-rata  in  part  (with
reference to the number of Series I Preferred Shares then-held by each Series I
Preferred Shareholder  and  the  total  number  of  then-outstanding  Series  I
Preferred  Shares  and  the  number  of Series I Preferred Capital Distribution
Shares then-held by each Series I Preferred  Capital  Distribution  Shareholder

                                    28
<PAGE>

and   the   total   number  of  then-outstanding  Series  I  Preferred  Capital
Distribution Shares),  in  an  aggregate  amount  of redemption payments (1) to
holders of Series I Preferred Shares equal to the product  of (A) the Preferred
Shares Net Proceeds related to SCATEF Series I Assets in connection  with  such
Redemption  Event  multiplied  by  (B) the Preferred Shares Series I Allocation
Factor, and (2) to holders of Series  I  Preferred  Capital Distribution Shares
equal  to  the  product  of (A) the Preferred Capital Distribution  Shares  Net
Proceeds related to SCATEF  Series  I Assets in connection with such Redemption
Event multiplied by (B) the Preferred  Capital  Distribution  Shares  Series  I
Allocation  Factor; and in such event, Series I Preferred Shares of each Series
I Preferred Shareholder,  and Series I Preferred Capital Distribution Shares of
each  Series I Preferred Capital  Distribution  Shareholder,  shall  be  deemed
returned  to  and  cancelled  by the Company, in a pro-rata proportion which is
equivalent to the pro-rata redemption-in-part proportion.

Part II.  Within six months of  the  occurrence  of  a  Redemption  Event which
relates  to only a SCATEF Series II Asset, Series II Preferred Shares  of  each
Series II  Preferred  Shareholder, and Series II Preferred Capital Distribution
Shares of each Series II  Preferred  Capital Distribution Shareholder, shall be
redeemed,  pro-rata  pari passu, in cash  (or  such  other  mutually  agreeable
property as the Company  and an affected Shareholder may agree) by the Company,
but  only out of funds legally  available  therefor,  pro-rata  in  part  (with
reference  to the number of Series II Preferred Shares then-held by each Series
II Preferred  Shareholder  and  the  total number of then-outstanding Series II
Preferred Shares and the number of Series  II  Preferred  Capital  Distribution
Shares  then-held  by each Series II Preferred Capital Distribution Shareholder
and  the  total  number   of   then-outstanding  Series  II  Preferred  Capital
Distribution Shares), in an aggregate  amount  of  redemption  payments  (1) to
holders of Series II Preferred Shares equal to the product of (A) the Preferred
Shares Net Proceeds related to SCATEF Series II Assets in connection with  such
Redemption  Event  multiplied  by (B) the Preferred Shares Series II Allocation
Factor, and (2) to holders of Series  II  Preferred Capital Distribution Shares
equal  to  the  product of (A) the Preferred Capital  Distribution  Shares  Net
Proceeds related  to SCATEF Series II Assets in connection with such Redemption
Event multiplied by  (B)  the  Preferred  Capital Distribution Shares Series II
Allocation Factor; and in such event, Series II Preferred Shares of each Series
II Preferred Shareholder, and Series II Preferred  Capital  Distribution Shares
of each Series II Preferred Capital Distribution Shareholder,  shall  be deemed
returned  to  and  cancelled by the Company, in a pro-rata proportion which  is
equivalent to the pro-rata redemption-in-part proportion.

(ii) For purposes of  clause  (i)  above,  in  the  case  of a Redemption Event
relating  to  a  SCATEF  Asset,  the number of Preferred Shares  and  Preferred
Capital Distribution Shares to be  redeemed  shall  be  equal to (A) the dollar
amount  of  the  original  face  value  of  the SCATEF Asset as  to  which  the
Redemption Event in question relates, divided  by  (B)  the  total  dollar face
amount of all SCATEF Assets which were originally SCATEF Assets relating to the
Series in question, multiplied by (C) the total number of Preferred Shares  and
Preferred  Capital  Distribution  Shares (of whichever Series is the subject of
the Redemption Event in question) originally  issued  by  the  Company upon the
consummation of the Transaction.

(iii) If  all  such Preferred Shares and Preferred Capital Distribution  Shares
cannot be redeemed  in full as provided for in Section 5.2(a)(i), when required
because of an insufficiency of funds then legally available therefor, then such
redemptions shall occur in stages as promptly as possible, with, at each stage,
the  maximum  amount  legally  available  therefor  being  used  to  make  such
redemptions, and Preferred  Shareholders  and  Preferred  Capital  Distribution
Shareholders being redeemed pro-rata pari passu in part (with reference  to (a)
the  number  of  Preferred  Shares then-held by each Preferred Shareholder owed
redemptions, and the total number of then-outstanding Preferred Shares, and (b)
the number of Preferred Capital Distribution Shares then-held by each Preferred
Capital Distribution Shareholder  owed  redemptions,  and  the  total number of
then-outstanding   Preferred   Capital  Distribution  Shares),  with  Preferred
Shareholders and Preferred Capital  Distribution  Shareholders  sharing  in the
available  funds pro-rata pari passu. If such staged redemptions are necessary,
then, until  the Preferred Shares and Preferred Capital Distribution Shares are
redeemed in full, notwithstanding any other provision of this Agreement,

(A)  the Preferred Shareholders and Preferred Capital Distribution Shareholders
(or the affected  Series if only one Series is owed redemptions) shall, through

                                    29
<PAGE>

the final such redemption,  be  entitled  to  elect one Director (the "Payments
Director") to serve on the Company's Board of Directors;  such  election  to be
accomplished from time to time when more than 50% in interest of the total then
issued  and  outstanding  Preferred  Shares  and Preferred Capital Distribution
Shares (voting as one class), or of the affected  Series  if only one Series is
owed  redemptions,  voting  as one class, votes at a duly held  meeting  to  be
called reasonably promptly by  the  Board of Directors following such inability
to redeem in full as described above in this Section 5.2(a) (or acts by written
consent without such a meeting) in favor  of  a  particular person to fill such
position, and

(B)  until the final redemption described in this  clause  (iii)  is  made,  no
distributions  shall  be made by the Company to any Shareholders other than the
Preferred Shareholders and Preferred Capital Distribution Shareholders.

(iv) As to any particular  Redemption Event, the amount of the Preferred Shares
Net Proceeds and Preferred Capital  Distribution  Shares Net Proceeds from such
Redemption Event remaining in the Company after the  making  of  the redemption
payments  described  in  clause  (i)  of  this Section 5.2(a) shall be applied,
first, to distribute to the holders of Term  Growth  Shares  an amount equal in
the aggregate to (1) the residual proceeds which they would have  received from
the application of the SCATEF Partnership Agreement's provisions related to the
distributions  of  residual proceeds on a pro-rata basis, if any, and  (2)  the
pro-rata  operating  cash   distributions   (that   is,   the   operating  cash
distributions attributable on a pro-rata basis to the Term Growth Shares in the
aggregate) generated through the date of such Redemption Event since  the  then
most recent June 30 or December 31; and, following such distributions, may then
be  utilized  by  the  Company in any manner deemed appropriate by the Board of
Directors,  including  without   limitation,  if  the  Board  of  Directors  so
determines, the making of a distribution  to  holders  of  New Shares (in which
case each holder of New Shares shall be entitled to receive  a pro-rata portion
(with  reference to the number of New Shares then-held by such  holder  of  New
Shares and  the  total  number  of  New  Shares  held  by  all Persons) of such
distribution).

(b)  Certain  Permitted  Conversions of Preferred Shares and Preferred  Capital
Distribution Shares.  The  holder of each Preferred Share and Preferred Capital
Distribution Share shall be  permitted  to  convert such share to either Growth
Shares  or  cash  once  every  two  years beginning  in  June  2004  (with  the
determination of whether cash or Growth  Shares is to be received by converting
Shareholders to be made each such two years  by  the  Board  of Directors). The
following  provisions govern the mechanical aspects of the conversion  process;
provided, however,  that the Board of Directors is empowered to make reasonable
decisions  and  determinations  concerning  appropriate  details  in  order  to
facilitate the smooth operation of the conversion process.

(i)   The Company  shall retain an independent third-party appraiser once every
two years, beginning  in  June  2003, to determine the fair market value of the
SCATEF  Assets  remaining  in  the  Company,  adjusted  for  Permitted  Selling
Expenses. Once that valuation is made  at  such  time,  the  Board of Directors
shall  decide  within  a reasonable time (with the date of such decision  being
referred to as the "Decision  Date")  which  SCATEF  Assets are attributable to
each Series of Preferred Shares and Preferred Capital Distribution Shares, and,
based on the results of such appraisals, what the conversion  value is for each
share  of  each  Series of Preferred Shares and Preferred Capital  Distribution
Shares (the "Per Share Conversion Value").

(ii) Once  the Per  Share  Conversion  Values  are  determined,  the  Board  of
Directors of  the  Company shall, also on the Decision Date, determine whether,
for the upcoming conversion opportunity, converting holders of Preferred Shares

                                    30
<PAGE>

and Preferred Capital  Distribution  Shares would receive cash or Growth Shares
if they convert. The Company shall then  notify each holder of Preferred Shares
and  Preferred  Capital  Distribution  Shares   of   the   upcoming  conversion
opportunity (including the date by which a conversion decision and notification
to the Company must be made), the Per Share Conversion Value  of each Preferred
Share and Preferred Capital Distribution Share held by such Person, and whether
Preferred Shares and Preferred Capital Distribution Shares are convertible into
Growth Shares (and if so, at what ratio of Growth Shares per Preferred Share or
Preferred Capital Distribution Share) or cash.

(iii) Each holder of Preferred Shares or Preferred Capital Distribution  Shares
who  chooses to convert some or all of his or her Preferred Shares or Preferred
Capital  Distribution  Shares,  and who follows the process set by the Board of
Directors for accomplishing such a conversion, shall receive either cash (in an
amount per converted Preferred Share  or  Preferred  Capital Distribution Share
equal to the Per Share Conversion Value for such Preferred  Share  or Preferred
Capital  Distribution  Share),  or  a  number of Growth Shares whose determined
value is equal to such Per Share Conversion  Value  times  the  number  of  the
converted  Preferred  Shares  or  Preferred  Capital  Distribution  Shares. For
purposes  of  the  foregoing  sentence,  the term "determined value" means  the
average  daily  closing price of a Growth Share,  over  the  25th  through  5th
trading days immediately  preceding  the Decision Date (as that term is defined
in clause (i) above), on whatever stock  exchange  or other trading system (the
"Exchange") the Growth Shares are traded, and if the  Growth  Shares are traded
on no such Exchange on the Decision Date, then the "determined  value" shall be
reasonably determined on the Decision Date by the Board of Directors.

(iv) To the extent reasonably feasible, each conversion shall be  effective  on
or  about  June  1  of  the  year  in which such conversion opportunity occurs,
beginning  with  the  year  2004  and  thereafter  at  approximately  two  year
intervals.

(v)  Once  there are no Preferred Shares  and  Preferred  Capital  Distribution
Shares outstanding, the conversion opportunities shall terminate permanently.

(vi) In the event that there is a conversion of Shares into Growth Shares under
this Section 5.2(b), the Board of Directors shall determine at the time of such
conversion whether  (i)  to  revalue  the Capital Accounts of all of the Growth
Shareholders (including persons who acquire  Growth  Shares in such conversion)
pursuant to Section 1.704-1(b)(2)(iv)(f) of the Treasury  Regulations,  or (ii)
to specially allocate items of Profit or Loss to the persons who acquire Growth
Shares  in such conversion in order to ensure that the Capital Accounts of  all
of the Growth  Shareholders (including the persons who acquire Growth Shares in
such conversion) are identical on a per-Growth Share basis.

(c)  Liquidation.   Upon  the  dissolution,  liquidation  or  winding-up of the
Company, after payment of all of the Company's creditors,

(i)   Each Shareholder shall receive an amount in cash or in kind  equal to the
positive  Capital  Account  balance  of  such Shareholder, as determined  after
taking into account all Capital Account adjustments for the taxable year of the
dissolution,  liquidation  or  winding-up  of   the   Company  other  than  the
distribution under this clause (i) of Section 5.2(c); and

(ii) For the taxable year in which the dissolution, liquidation  or  winding-up
occurs  and,  if  necessary,  for  the  preceding  taxable  year,  items of the

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<PAGE>

Company's  gross  income  and  deduction  shall  be specially allocated to  the
Shareholders so that the amount distributed to each  holder of Preferred Shares
and  Preferred Capital Distribution Shares under clause  (i)  of  this  Section
5.2(c)  shall  equal  an amount per Share equal to the most recently calculated
applicable Per Share Conversion  Value  (as  may  be  equitably adjusted by the
Board of Directors to take account of intervening events  since the time of the
calculation of such Per Share Conversion Value).

Following payment of the full amount of the liquidating distribution  to  which
they  are  entitled  as  described above in this Section 5.2(c), the holders of
Preferred  Shares  and Preferred  Capital  Distribution  Shares  shall  not  be
entitled to any further  participation  in  any  distribution  of assets of the
Company,  but  the holders of New Shares shall participate exclusively  in  any
such distributions  (in  which case each holder of New Shares shall be entitled
to receive a pro-rata portion (with reference to the number of New Shares then-
held by such Person and the  total  number of New Shares held by all holders of
New  Shares) of such distribution; provided,  however,  that  holders  of  Term
Growth  Shares  shall  be  entitled  to no more of such distributions than they
would have been entitled to had there  been  a Redemption Event distribution as
required under the terms of the SCATEF Partnership Agreement).

A consolidation or merger of the Company with  or  into  any other Entity, or a
sale,  lease  or  exchange  of  any  or  all  of the assets of the  Company  in
consideration for the issuance of equity securities  of  another  Entity, shall
not  be  deemed to be a liquidation, dissolution or winding up of the  Company,
provided that  the  consolidation,  merger,  sale,  lease  or exchange does not
adversely   affect   the  Preferred  Shareholders  or  the  Preferred   Capital
Distribution Shareholders  as a class in a manner materially different than how
it adversely affects other classes of Shareholders.

5.3. Priority.

(a)  Notwithstanding the above  Sections  of  this Article 5, the Company shall
not declare or pay any distribution of any kind  on  any  Shares other than the
Preferred Shares and Preferred Capital Distribution Shares, unless at such time
full  cumulative  distributions  have been paid with respect to  the  Preferred
Shares and Preferred Capital Distribution  Shares,  as  provided for under this
Agreement,  through  the  most recent Dividend Payment Date;  and,  subject  to
Section  13.7 hereof, no Shares  other  than  Preferred  Shares  and  Preferred
Capital Distribution Shares may be redeemed or repurchased by the Company while
any  Preferred   Shares   and  Preferred  Capital  Distribution  Shares  remain
outstanding.

(b)  Notwithstanding any other  provision of this Agreement, it is specifically
acknowledged and agreed by each Shareholder  that  the Company's failure to pay
any amounts to such Shareholder, whether as a dividend,  redemption  payment or
other  distribution,  even  if such payment is specifically required hereunder,
shall not give such Shareholder  creditor  status  with  regard  to such unpaid
amount; but rather, such Shareholder shall be treated only as a shareholder  of
whatever  class  such  person  is  a Shareholder, and not as a creditor, of the
Company. This Section 5.3(b) is, as  permitted  by  Section  18-606 of the Act,
intended to override the provisions of Section 18-606 of the Act  relating to a
member's status and remedies as a creditor, to the extent that such  provisions
would be applicable in the absence of this Section 5.3(b).

5.4.      Payments  to Shareholders for Services.  Any payments by the  Company
to a Shareholder for  services rendered to or on behalf of the Company shall be
treated as guaranteed payments for services under Section 707(c) of the Code.

                                    32
<PAGE>

                                   ARTICLE 6

                                 Shareholders

6.1. Limited Liability.

(a)  Except as otherwise  provided  by the Act or in Section 6.1(b) hereof, the
debts, obligations and liabilities of the Company, whether arising in contract,
tort or otherwise, shall be solely the  debts,  obligations  and liabilities of
the  Company,  and the Shareholders shall not be obligated personally  for  any
such debt, obligation  or  liability of the Company solely by reason of being a
Shareholder of the Company.  The Shareholders shall not be required to lend any
funds to the Company. Each of  the  Shareholders  shall  only be liable to make
payment of his, her or its respective contributions as and  when  due hereunder
and  other  payments  as  expressly provided in this Agreement. If and  to  the
extent a Shareholder's contribution shall be fully paid, such Shareholder shall
not,  except  as required by  the  express  provisions  of  the  Act  regarding
repayment of sums  wrongfully  distributed to Shareholders, be required to make
any further contributions.

(b)  Notwithstanding Section 6.1(a)  hereof,  the  Special  Shareholder, for so
long as such Person holds Shares (unless such Person duly resigns  as a Special
Shareholder  in  accordance  with  this  Section  6.1  or  Section  6.3 of this
Agreement), shall have personal liability to creditors of the Company  (and any
such creditor may seek personal satisfaction from the Special Shareholder),  to
the  extent  that  the  assets of the Company (including without limitation the
proceeds of any and all available  insurance)  are insufficient to satisfy such
creditor's claim (and, if there be more than one  Special  Shareholder  at  any
time,   then  such  Special  Shareholders  shall  be  jointly  liable  for  all
liabilities  set  forth  in  this  Section  6.1(b));  provided,  however, that,
notwithstanding  Section  6.3  of  this Agreement, any Special Shareholder  may
resign its status as a Special Shareholder  after  (i)  the  consummation  of a
transaction  in  which  a Person acquires more than 10% of the then-outstanding
Shares of any class or series where such acquisition is not consented to by the
Special Shareholder, or (ii)  any Shareholder or group of Shareholders controls
a majority of the seats on the  Board  of  Directors  in  any  case  where such
control is not consented to by the Special Shareholder. In the event of  such a
resignation,  (x)  the Special Shareholder's personal liability under the first
sentence of this Section  6.1(b) shall, to the fullest extent permissible under
law, terminate immediately,  automatically,  and  in full, although such Person
may  continue  to hold Shares, and (y) the Company shall  pay  to  the  Special
Shareholder, promptly  after  such resignation, the sum of $1,000,000 in direct
consideration for the Special Shareholder's prior service to the Company.

(c)  Notwithstanding Section 6.1(b)  hereof, the Special Shareholder shall have
no fiduciary duty whatsoever to any other  Shareholder, and shall be treated in
exactly the same manner as any other Shareholder  other  than  as  specifically
provided in Section 6.1(b) hereof. Without limiting the foregoing, it is agreed
that  (i)  the  Special  Shareholder  has  no  responsibility  to  treat  other
Shareholders,  including  without  limitation  holders  of Preferred Shares and
Preferred Capital Distribution Shares, as creditors of the Company toward which
the  Special Shareholder would bear any responsibility or  have  any  liability
whatsoever (including without limitation in the event of any Company failure to
pay any amounts to such Shareholders, whether as a dividend, redemption payment
or other distribution, even if such amounts are specifically required hereunder
to be  paid), and (ii) the Special Shareholder is entitled to act solely in its
own self interests without regard to the interests of other Shareholders.

(d)  Notwithstanding  any  other  provision  of this Agreement, the Dissolution
Shareholder shall have the right to serve as one  (or, if there are at any time
more  than  ten  Directors on the Board of Directors,  two)  of  the  Company's

                                    33
<PAGE>

Directors, through  such  representatives  as  are appointed by the Dissolution
Shareholder  (such  designated  persons to be referred  to  as  the  "Specially
Appointed Director(s)") at all times  and from time to time, and shall have the
sole right to remove such representative(s)  as  Directors;  all as provided in
Section 7.2(b) of this Agreement.

6.2.      Voting Rights of Shareholders; Authority of Board of Directors.

(a)  The Board of Directors shall make all decisions made for  and on behalf of
the  Company,  such  decisions  shall  be  binding  upon  the Company, and  the
Shareholders  shall have no voting rights; except, however,  as  expressly  set
forth herein. The  Board  of  Directors,  in  its  sole  discretion,  has full,
complete and exclusive right, power and authority in the management and control
of  the  Company business to do any and all things necessary to effectuate  the
purpose of  the  Company;  except,  however, as expressly set forth herein. The
members of the Board of Directors shall devote such time as is necessary to the
affairs of the Company, and shall receive  such  compensation  from the Company
and such reimbursement for expenses as is permitted by the Company's By-laws as
then in effect. No Person dealing with the Board of Directors shall be required
to determine its authority to make any undertaking on behalf of  the Company or
to  determine  any  facts or circumstances bearing upon the existence  of  such
authority.

(b)  Notwithstanding  Section  6.2(a) above, but subject to Sections 10.1(a)(i)
and 10.1(a)(ii), Article 12 and  Article  13 hereof, in the event of a proposed
sale or other disposition of all or substantially  all  of  the  assets  of the
Company  at  any  one  time,  merger or consolidation of the Company (where the
Company is not the surviving Entity),  dissolution  of the Company, or issuance
of  any  restricted Share or deferred Share awards under  a  Company  incentive
share plan,  any  such  proposed  occurrence, in order to be approved must, (i)
with respect to the merger or consolidation  of  the Company (where the Company
is  not  the  surviving Entity), first receive the approval  of  the  Board  of
Directors, (ii)  with  respect  to  a  sale  or  other  disposition  of  all or
substantially  all of the assets of the Company at any one time, or dissolution
of the Company, if no Preferred Shares or Preferred Capital Distribution Shares
are outstanding any such proposed action must first receive the approval of the
Board of Directors, and (iii) receive the vote, at a duly held meeting, of more
than 50% in interest  of  the  total then issued and outstanding Shares (or, in
the case of a written Consent without  a  meeting, more than 50% in interest of
the total then issued and outstanding Shares),  voting as one class (and not as
separate classes, notwithstanding the fact that there  may  be  members of more
than  one  class voting) (or such greater percentage as is then required  under
the Act); provided,  however,  that any sales of any assets which are necessary
in  order  to  fund  redemptions  of  Preferred  Shares  or  Preferred  Capital
Distribution Shares under Article 5  of  this  Agreement  shall not require the
Consent of any Shareholders, but rather shall require only  Board  of Directors
approval in order to be approved and effected.

(c)  Notwithstanding  Section  6.2(a)  above,  but  subject to Sections 6.1(d),
7.2(a)  and 7.2(b) and Articles 12 and 13 hereof, the  vote,  at  a  duly  held
meeting,  of more than 50% in interest of the total then issued and outstanding
Shares (or,  in  the case of a written Consent without a meeting, more than 50%
in interest of the  total  then  issued  and outstanding Shares), voting as one
class (and not as separate classes, notwithstanding  the fact that there may be
members of more than one class voting), shall be able  to  remove  any Director
(other than a Payments Director or a Specially Appointed Director) and  elect a
replacement therefor. If the Shareholders vote to remove a Director pursuant to
this  Section  6.2(c),  they  shall  provide  the  removed Director with notice
thereof, which notice shall set forth the date upon  which  such  removal is to
become effective.

(d) Notwithstanding anything to the contrary in this Agreement,

(i)    the  vote, at a duly held meeting, of more than 50% in interest  of  the

                                    34
<PAGE>

total then issued  and  outstanding  Preferred  Shares  (or,  in  the case of a
written Consent without a meeting, more than 50% in interest of the  total then
issued  and  outstanding  Preferred  Shares),  voting as one class (and not  as
separate series, notwithstanding the fact that there  may  be  members  of more
than  one  series  voting),  shall  be  required  in  order for there to be any
alteration in the rights, preferences or privileges of  the Preferred Shares as
a class,

(ii)   the vote, at a duly held meeting, of more than 50%  in  interest  of the
total  then issued and outstanding affected series of Preferred Shares (or,  in
the case  of  a written Consent without a meeting, more than 50% in interest of
the total then  issued  and  outstanding  affected series of Preferred Shares),
shall  be  required in order for there to be  any  alteration  in  the  rights,
preferences or privileges of a particular series of Preferred Shares,

(iii)  the vote,  at  a  duly held meeting, of more than 50% in interest of the
total then issued and outstanding  Preferred  Shares  (or,  in  the  case  of a
written  Consent without a meeting, more than 50% in interest of the total then
issued and  outstanding  Preferred  Shares),  voting  as  one class (and not as
separate  series, notwithstanding the fact that there may be  members  of  more
than one series  voting),  shall  be  required  in  order  for  there to be any
amendment of Article 5 of this Agreement which would result in an alteration in
the  rights of the Preferred Shareholders (as a class, vis-a-vis other  classes
of Shareholders) to distributions under Article 5 of this Agreement,

(iv)   the  vote,  at  a duly held meeting, of more than 50% in interest of the
total then issued and outstanding  affected  series of Preferred Shares (or, in
the case of a written Consent without a meeting,  more  than 50% in interest of
the  total  then issued and outstanding affected series of  Preferred  Shares),
shall be required  in  order for there to be any amendment of Article 5 of this
Agreement which would result  in  an  alteration  in the rights of a particular
series of Preferred Shares (as a series, vis-a-vis  other  series  of Preferred
Shareholders) to distributions under Article 5 of this Agreement,

(v)    the  vote, at a duly held meeting, of more than 50% in interest  of  the
total then issued and outstanding Preferred Capital Distribution Shares (or, in
the case of a  written  Consent without a meeting, more than 50% in interest of
the total then issued and  outstanding  Preferred Capital Distribution Shares),
voting as one class (and not as separate  series, notwithstanding the fact that
there may be members of more than one series  voting),  shall  be  required  in
order  for  there to be any alteration in the rights, preferences or privileges
of the Preferred Capital Distribution Shares as a class,

(vi)   the vote,  at  a  duly held meeting, of more than 50% in interest of the
total  then  issued  and  outstanding  affected  series  of  Preferred  Capital
Distribution Shares (or, in  the  case  of a written Consent without a meeting,
more than 50% in interest of the total then  issued  and  outstanding  affected
series  of  Preferred  Capital Distribution Shares), shall be required in order
for there to be any alteration  in  the  rights, preferences or privileges of a
particular series of Preferred Capital Distribution Shares,

(vii)  the vote, at a duly held meeting, of  more  than  50% in interest of the
total then issued and outstanding Preferred Capital Distribution Shares (or, in
the case of a written Consent without a meeting, more than  50%  in interest of
the  total then issued and outstanding Preferred Capital Distribution  Shares),
voting  as one class (and not as separate series, notwithstanding the fact that
there may  be  members  of  more  than one series voting), shall be required in
order for there to be any amendment  of Article 5 of this Agreement which would
result in an alteration in the rights  of  the  Preferred  Capital Distribution
Shareholders  (as  a  class,  vis-a-vis  other  classes  of  Shareholders)   to
distributions under Article 5 of this Agreement, and

                                    35
<PAGE>

(viii)  the  vote,  at a duly held meeting, of more than 50% in interest of the
total  then  issued  and  outstanding  affected  series  of  Preferred  Capital
Distribution Shares (or,  in  the  case of a written Consent without a meeting,
more than 50% in interest of the total  then  issued  and  outstanding affected
series  of Preferred Capital Distribution Shares), shall be required  in  order
for there to be any amendment of Article 5 of this Agreement which would result
in an alteration  in  the  rights  of  a particular series of Preferred Capital
Distribution Shares (as a series, vis-a-vis  other  series of Preferred Capital
Distribution Shareholders) to distributions under Article 5 of this Agreement.

Notwithstanding Section 14.4 of this Agreement, this  Section  6.2(d) cannot be
amended without the vote, at a duly held meeting, of more than 50%  in interest
of the total then issued and outstanding Preferred Shares and Preferred Capital
Distribution  Shares  (or,  in the case of a written Consent without a meeting,
more than 50% in interest of  the  total  then issued and outstanding Preferred
Shares and Preferred Capital Distribution Shares), voting as one class (and not
as separate series, notwithstanding the fact  that there may be members of more
than one series voting); provided, however, that  if  any proposed amendment of
this Section 6.2(d) would adversely affect in any way only  one  Series or type
of Preferred Shares or Preferred Capital Distribution Shares and not  the other
Series or type, then any such amendment must be approved in the manner provided
in  Section 6.2(d)(iv) or 6.2(d)(viii) above, respectively and as the case  may
be.

(e)  Except  as  otherwise  provided  in this Agreement or in any share plan or
share incentive plan adopted by the Company,  the  holders  of  New Shares have
sole Shareholder authority


(i)  to  vote  on  such matters as may be brought before the Shareholders  from
time  to  time  (on  issues  other  than  those  as  to  which  this  Agreement
specifically provides  for  voting  rights  of  Shareholders  in addition to or
instead of holders of New Shares), and

(ii)      to elect Directors, and shall do so on an annual basis;

and in all such votes on which the holders of New Shares have sole  Shareholder
voting  authority,  in order for the holders of New Shares to act to approve  a
matter on which they are voting, such matter must receive the vote of more than
50% in interest of the  New  Shares  which  are  voted  at a meeting at which a
quorum of New Shares is present (or, in the case of a written Consent without a
meeting, must receive the written Consent of more than 50%  in  interest of the
aggregate  New  Shares),  voting  as  one  class  (and not as separate classes,
notwithstanding  the fact that there may be members  of  more  than  one  class
voting) (or such greater  percentage as is then required under the Act or under
the express terms of this Agreement).  For  purposes of the foregoing sentence,
the term "quorum" means more than 50% of the  then  issued  and outstanding New
Shares, except as provided in any share plan or share incentive plan adopted by
the Company.

The annual meeting of the holders of New Shares of the Company for the election
of  Directors  and for the transaction of such other business as  properly  may
come before such  meeting shall be held in accordance with the By-laws. Subject
to the provisions of  Article  13  relating  to  meetings  of  Shareholders and
related  subjects,  the By-laws shall govern matters relating to,  among  other
things, annual and special  meetings,  notice,  waiver  of notice, adjournment,
proxies, written consents, procedures, and telephonic meetings,  to  the extent
not inconsistent with this Agreement.

(f) Notwithstanding  any  other provision of this Agreement, Shareholders  have

                                    36
<PAGE>
voting rights with respect  to  a  particular  matter  (to  the extent provided
herein  with  regard  to  categories  of  Shareholders  permitted  to  vote  on
particular  matters,  and  otherwise)  only  after  such matter has first  been
approved by the Board of Directors, except with regard  to (i) the removal of a
Director  (and the election of a replacement therefor in connection  therewith)
as provided  in this Agreement, (ii) the amendment of this Agreement, (iii) the
sale or other  disposition  of  all  or  substantially all of the assets of the
Company at any one time, (iv) the dissolution  of  the  Company,  and  (v)  any
matter  as  to  which  any  share  plan  or share incentive plan adopted by the
Company provides otherwise.

(g)       For  purposes  of  this  Agreement,   in   order  for  a  meeting  of
Shareholders to be considered duly held with regard to a particular question, a
quorum of more than 50% in interest of the Shares which are entitled to vote at
such  meeting  on  the particular question must be present  (in  person  or  by
proxy).

(h)       Notwithstanding any other provision of this Agreement, the percentage
vote in the Company,  as a whole, which each Preferred Share and each Preferred
Capital Distribution Share  carries  with it as of the Transaction Consummation
Date will be equivalent to the percentage vote in SCATEF which each BAC carried
with it prior to the Transaction.

(i) Notwithstanding Section 6.2(a) above,  the vote, at a duly held meeting, of
more than 50% in interest of the total then  issued and outstanding Term Growth
Shares (or, in the case of a written Consent without  a  meeting, more than 50%
in  interest  of  the  total then issued and outstanding Term  Growth  Shares),
voting as one class, shall  be required in order for there to be any alteration
in the rights, preferences or  privileges of the Term Growth Shares as a class,
or any alteration in the rights  of  the  Term Growth Shareholders (as a class,
vis-a-vis other classes of Shareholders) to  distributions  under  Article 5 of
this  Agreement.  Notwithstanding Section 14.4 of this Agreement, this  Section
6.2(i) cannot be amended without the vote, at a duly held meeting, of more than
50% in interest of  the  total  then  issued and outstanding Term Growth Shares
(or, in the case of a written Consent without  a  meeting,  more  than  50%  in
interest  of  the total then issued and outstanding Term Growth Shares), voting
as one class.

6.3. Transfers of Special Shareholder Interests.  The restrictions, limitations
and other provisions  of  this Section 6.3 shall in no manner limit or restrict
the  right  of  a  Special Shareholder  to  resign  its  status  as  a  Special
Shareholder to the extent  permitted  under  Section  6.1(b) of this Agreement;
and,  once  such  Special  Shareholder properly resigns pursuant  thereto,  the
transfer restrictions set forth  in  this  Section  6.3  as they relate to such
Special Shareholder shall automatically and immediately terminate.  Subject  to
the foregoing sentence, it is agreed that:

(a)   No  Special Shareholder (a "Special Transferor") may make any Transfer of
any of its  Shares  to a Transferee (a "Special Transferee") unless each of the
following requirements is met:

(i)  At  all  times  during  the  existence  of  the  Company,  including  upon
consummation of such Transfer,  one  or more Special Shareholders must have, in
the aggregate, at least a number of Shares  which will result in the allocation
to  the Special Shareholder(s), in the aggregate,  of  the  minimum  percentage
interest  in the Company which will permit the Company to retain its tax status
as an association taxable as a partnership rather than as a corporation, in the
opinion of counsel to the Company; and

(ii) Before  any  such Transfer can be made, the Company must be furnished with
an opinion of counsel  (which  may  or  may  not  be  the  same  counsel  as is
referenced  in  subparagraph  (i)  above)  to  the  effect that the Transfer in

                                    37
<PAGE>

question will not adversely affect the Company's tax  status  as an association
taxable as a partnership rather than as a corporation.

(b)  No  Transfer  to a Special Transferee shall be recognized by  the  Company
unless  the  Board  of   Directors   of   the  Company  receives  documentation
satisfactory to it that the requirements of this Section 6.3 have been met.

(c)   If the Special Transferor transfers all  of  its Shares in such Transfer,
in accordance with the restrictions and requirements  of  Sections  6.3(a)  and
6.3(b)  of  this  Agreement,  then  such Special Transferor shall thereafter no
longer be a Special Shareholder. If the Special Transferor transfers fewer than
all of its Shares in such Transfer, then:

(i)  if such Special Transferor makes  no  provision for the termination of its
status  as a Special Shareholder in accordance  with  clause  (ii)  immediately
below, such Special Transferor shall continue to be a Special Shareholder; and

(ii)  if  the  Special Transferee agrees in writing to be a Special Shareholder
and to be subject  to  the  liabilities of a Special Shareholder as provided in
this Agreement, then, if all  of  the requirements and limitations set forth in
Section 6.3(a) of this Agreement are  complied with, the Special Transferor may
terminate  its  status as a Special Shareholder  upon  notice  thereof  to  the
Company; provided, however, that no such resignation shall be recognized by the
Company unless the  Board  of  Directors  of the Company receives documentation
satisfactory to it that the requirements of this Section 6.3(c) have been met.

6.4. Transfers of Dissolution Shareholder Interests.

(a)  No  Dissolution  Shareholder (a "Dissolution  Transferor")  may  make  any
Transfer of any of its  Shares  to  a  Transferee  (a "Dissolution Transferee")
unless each of the following requirements is met:

(i)   At  all  times  during  the  existence  of  the Company,  including  upon
consummation of such Transfer, one or more Dissolution  Shareholders must have,
in  the  aggregate,  at  least  a  number of Shares which will  result  in  the
allocation to the Dissolution Shareholder,  in  the  aggregate,  of the minimum
percentage interest in the Company which will permit the Company to  retain its
tax  status  as  an  association  taxable  as  a  partnership  rather than as a
corporation, in the opinion of counsel to the Company; and

(ii) Before  any such Transfer can be made, the Company must be furnished  with
an opinion of  counsel  (which  may  or  may  not  be  the  same  counsel as is
referenced  in  subparagraph  (i)  above)  to  the effect that the Transfer  in
question will not adversely affect the Company's  tax  status as an association
taxable as a partnership rather than as a corporation.

(b)  No Transfer to a Dissolution Transferee shall be recognized by the Company
unless   the   Board   of  Directors  of  the  Company  receives  documentation
satisfactory to it that Section 6.4(a)'s requirements have been met.

(c)  If  the Dissolution  Transferor  transfers  all  of  its  Shares  in  such
Transfer,  in  accordance  with  the  restrictions and requirements of Sections
6.4(a) and 6.4(b) of this Agreement, then  such  Dissolution  Transferor  shall
thereafter   no  longer  be  a  Dissolution  Shareholder.  If  the  Dissolution
Transferor transfers fewer than all of its Shares in such Transfer, then:

                                    38
<PAGE>

(i)   if such  Dissolution Transferor makes no provision for the termination of
its  status  as a  Dissolution  Shareholder  in  accordance  with  clause  (ii)
immediately  below,   such  Dissolution  Transferor  shall  continue  to  be  a
Dissolution Shareholder; and

(ii) if the Dissolution  Transferee  agrees  in  writing  to  be  a Dissolution
Shareholder,  then,  if  all  of the requirements and limitations set forth  in
Section 6.4(a) of this Agreement  are complied with, the Dissolution Transferor
may terminate its status as a Dissolution  Shareholder  upon  notice thereof to
the Company; provided, however, that no such resignation shall be recognized by
the Company unless the Board of Directors of the Company receives documentation
satisfactory to it that this Section 6.4(c)'s requirements have been met.

                                   ARTICLE 7

                            Directors and Officers

7.1. General Powers of Directors.

(a)  Except as may otherwise be provided by the Act or by this  Agreement,  the
property,  affairs and business of the Company shall be managed by or under the
direction of  the  Board  of Directors, the Board of Directors may exercise all
the powers of the Company (including  but  not  limited  to deciding whether to
make various tax elections), and the Shareholders shall have no right to act on
behalf of or bind the Company. The Directors shall act only as a Board, and the
individual Directors shall have no power as such. Subject  to the provisions of
this Agreement and the By-laws with regard to Board of Directors  actions  that
can  be  taken  without a quorum, the approval of a matter by a majority of the
Directors present  at  a  meeting at which a quorum is present shall constitute
approval by the Board of Directors  (or,  in  the  case  of  a  written consent
without  a  meeting,  the  approval  of a matter by all of the Directors  shall
constitute approval by the Board of Directors).

(b)  Unless expressly provided otherwise  under  this  Agreement,  the Board of
Directors  shall have the exclusive authority to make all determinations  under
this Agreement  and  under  the  By-laws  (including  but  not  limited to what
expenses are properly included within the defined terms in this Agreement which
include the words "cash flow" or "cash flows", and including but not limited to
having   the  exclusive  authority  to  make  such  other  determinations   and
adjustments  as  are  necessary to assure that (i) cash flows to the holders of
Preferred Capital Distribution Shares reflect the amount of net cash flow which
would have been received  by the Preferred Capital Distribution Shareholders as
a group if the Transaction had not occurred, and (ii) cash flows to the holders
of Preferred Shares reflect  the  amount of net cash flow which would have been
received by the Preferred Shareholders  as  a  group  if  the  Transaction, the
Financing  and  Future  Financings  had  not  occurred),  and to interpret  the
provisions of this Agreement and of the By-laws.

(c)  No  contract  or  transaction  among the Company and one or  more  of  its
Affiliates, Directors or officers, or among the Company and any other Entity in
which  one  or  more of the Company's Affiliates,  Directors  or  officers  are
directors or officers,  or have a financial interest, shall be void or voidable
solely for this reason, or solely because the Director or officer is present at
or participates in the meeting  of  the  Board  of  Directors or of a committee
thereof which authorizes the contract or transaction,  or solely because his or
their votes are counted for such purpose, if:

(i)   The  material  facts  as  to  such Affiliate's, Director's  or  officer's
relationship or interest and as to the contract or transaction are disclosed or

                                    39
<PAGE>

are  known  to  the Board of Directors or  the  committee,  and  the  Board  of
Directors or committee  in good faith authorizes the contract or transaction by
the affirmative vote of a  majority of the disinterested Directors, even though
the disinterested Directors be less than a quorum;

(ii) The  material  facts  as to  such  Affiliate's,  Director's  or  officer's
relationship or interest and as to the contract or transaction are disclosed or
are known to the Shareholders  entitled  to  vote  thereon, and the contract or
transaction is specifically approved in good faith by more than 50% in interest
of the New Shares which are present and entitled to  vote at a meeting at which
a quorum is present (or, in the case of a written Consent  without  a  meeting,
more  than  50%  in  interest of the aggregate New Shares), voting as one class
(and not as separate classes,  notwithstanding  the  fact  that  there  may  be
members  of  more  than one class voting), who are not Affiliates of any of the
interested Persons involved in such transaction; or

(iii) The contract or transaction is fair as to the Company.

Common or interested  Directors may be counted in determining the presence of a
quorum  at a meeting of  the  Board  of  Directors  or  of  a  committee  which
authorizes the contract or transaction.

Notwithstanding,  and  instead  of,  the  foregoing  provisions of this Section
7.1(c), the Company shall enter into or renew no agreement  pursuant  to  which
any  Affiliate  of  any  Director  would  provide  management  services for any
Property, unless such agreement is approved by a majority of the  Directors who
(a)  are  not  officers of the Company, (b) are neither related to any  Company
officer nor represent  concentrated or family holdings of the Company's Shares,
and (c) are, in the view  of  the  Board of Directors, free of any relationship
that would interfere with the exercise  of  independent  judgment; and, if such
approval is obtained in the case of a particular contract,  such approval shall
be deemed to satisfy the requirements of this Section 7.1(c).

(d)  Notwithstanding  the  above  provisions  of  this  Section  7.1,   in  any
transaction which occurs after the Transaction Consummation Date, in which  the
Company wishes to issue Shares to SCATEF or any Affiliate of SCATEF in exchange
for  such  Person  giving  up  fees  otherwise payable to it, such transaction,
including but not limited to the exchange  ratio of Shares for such fees, shall
not be approved or undertaken by the Company unless and until approved, in lieu
of the requirements set forth in Section 7.1(c), by a majority of the directors
of the Company who are not Affiliates of SCATEF  or  of  any  SCATEF  Affiliate
(even though the disinterested Directors may be less than a quorum of the  full
Board  of  Directors),  after  the  material  facts  as to such transaction are
disclosed or are known to such unaffiliated Directors.

7.2.      Number  and  Term  of  Office  of  Directors.   Subject   to  Section
5.2(a)(iii) of this Agreement:

(a)   The number of seats constituting the entire Board of Directors  shall  be
at  least five and no more than 15, with the exact number of seats on the Board
of Directors  to  be determined from time to time by resolution of the Board of
Directors. At least  a majority of the Directors in office at any point in time
must be individuals who  are not employed by the Company or by any Affiliate of
the Company. Each Director  (whenever  elected)  shall hold office until his or

                                    40
<PAGE>

her successor has been duly elected and qualified,  or until his or her earlier
death,  resignation,  or removal. A Director shall not  be  required  to  be  a
Shareholder or a resident  of the State of Delaware. Effective immediately upon
consummation of the Transaction,  (i) the size of the Board of Directors is set
at six seats, and (ii) Mark K. Joseph  is  elected to serve as a Director (with
term to expire in 1999).

(b)  The Specially Appointed Director(s) and  the  Payments Director shall have
all  of the powers, rights, privileges, obligations and  duties  as  all  other
Directors,  and shall for all purposes be Directors of the Company, except that
(i) the Specially  Appointed Director(s) and the Payments Director shall not be
counted when determining  the total size of the Board of Directors for the sole
purpose of making the determination  in  Section  7.2(c)  below  as to how many
Directors  are  in  each class, (ii) no Shareholders other than the Dissolution
Shareholder shall have  any  right  to  elect,  remove or replace the Specially
Appointed  Director(s),  and,  without limiting the  foregoing,  the  Specially
Appointed Director(s) shall not stand for election or reelection at any meeting
of  the  holders  of New Shares, and  (iii)  no  Shareholders  other  than  the
Preferred Shareholders  and Preferred Capital Distribution Shareholders (or the
affected Series or type thereof,  as the case may be in accordance with Section
5.2 of this Agreement) shall have any  right  to  elect,  remove or replace the
Payments Director, and, without limiting the foregoing, the  Payments  Director
shall not stand for election or reelection at any meeting of the holders of New
Shares.  Without  limiting  the  foregoing, all other Shareholders, by becoming
Shareholders of the Company, agree  that  (I)  the  Dissolution Shareholder has
such rights to serve, through its appointed representatives,  as  the Specially
Appointed Director(s) and that the necessary one seat or two seats on the Board
of  Directors  shall be reserved for such appointment(s) (and the size  of  the
Company's Board  of  Directors  shall  automatically be expanded at any time if
such expansion is necessary in order to  permit  the Dissolution Shareholder to
effect such appointment(s)), (II) the Preferred Shareholders  and the Preferred
Capital  Distribution  Shareholders  have  the  right  to appoint the  Payments
Director as provided in Section 5.2 of this Agreement, and  that  the necessary
seat on the Board of Directors shall be reserved for such appointment  (and the
size of the Company's Board of Directors shall automatically be expanded at any
time  if such expansion is necessary in order to effect such appointment),  and
(III) the  Company's  officers  and Directors may take any and all steps deemed
appropriate by them, in connection  with  Shareholder meetings or otherwise, to
implement this Section 7.2(b).

(c)   Subject to Section 7.2(b) above, at all  times  the  Board  of  Directors
shall  be  divided  into three classes, as nearly equal in numbers as the  then
total number of directors  constituting  the entire Board of Directors permits,
with the term of office of one class expiring  each  year  (with the first such
class expiration to occur at the first annual meeting of Shareholders); and the
Board  of Directors shall have sole power to make such determinations.  At  the
first annual  meeting  of  the holders of New Shares, only the Directors of the
first class shall be elected  by  the holders of New Shares (in accordance with
Section 6.2 hereof), and such persons  shall  hold office thereafter for a term
expiring at the third succeeding annual meeting.  At  the second annual meeting
of Shareholders, only the Directors of the second class shall be elected by the
holders of New Shares (in accordance with Section 6.2 hereof), and such persons
shall hold office thereafter for a term expiring at the third succeeding annual
meeting. At the third annual meeting of Shareholders, only the Directors of the
third class shall be elected by the holders of New Shares  (in  accordance with
Section 6.2 hereof), and such persons shall hold office thereafter  for  a term
expiring  at  the  third  succeeding  annual meeting. At each subsequent annual
meeting of Shareholders thereafter, the  successors  to  any class of directors
whose term shall then expire shall be elected by the holders  of New Shares (in
accordance with Section 6.2 hereof) to hold office for a term expiring  at  the
third succeeding annual meeting.

7.3.      By-law  Provisions.   The  By-laws  shall govern matters relating to,
among other things, (a) with respect to directors, annual and special meetings,
notice,  waiver  of  notice,  quorum,  voting, adjournment,  written  consents,

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<PAGE>

committees, procedures, telephonic meetings, resignations, removals, vacancies,
books and records, reports, and compensation  and reimbursement of expenses, to
the extent not inconsistent with this Agreement,  (b) with respect to officers,
all matters not governed by this Agreement, and (c)  employee  benefit matters,
which matters shall be subject to and managed as provided by the  discretion of
the Board of Directors.

                                   ARTICLE 8

                        Exculpation and Indemnification

8.1.      Limitations  on  Liability,  and  Indemnification  of, Directors  and
Officers.

(a)  No  directors  or  officer of the Company shall be liable, responsible  or
accountable in damages or  otherwise  to the Company or any of the Shareholders
for  any  act or omission performed or omitted  by  him  or  her,  or  for  any
decision, except  in  the case of fraudulent or illegal conduct of such person.
For purposes of this Section  8.1,  the fact that an action, omission to act or
decision is taken on the advice of counsel for the Company shall be evidence of
good faith and lack of fraudulent conduct.

(b)  All  Directors  and  officers  of  the   Company   shall  be  entitled  to
indemnification from the Company for any loss, damage or  claim  (including any
reasonable attorney's fees incurred by such person in connection therewith) due
to any act or omission made by him or her, except in the case of fraudulent  or
illegal  conduct of such person; PROVIDED, that any indemnity shall be paid out
of, and to  the  extent  of,  the  assets of the Company only (or any insurance
proceeds  available  therefor), and no  Shareholder  shall  have  any  personal
liability on account thereof.

(c)  The termination of  any  action,  suit  or  proceeding by judgment, order,
settlement or conviction, or upon a plea of NOLO CONTENDERE  or its equivalent,
shall  not, of itself, create a presumption that the Person acted  fraudulently
or illegally.

(d)  The  indemnification  provided  by  this  Section  8.1 shall not be deemed
exclusive of any other rights to which those indemnified  may be entitled under
any agreement, vote of Shareholders or Directors, or otherwise, and shall inure
to the benefit of the heirs, executors and administrators of such a person.

(e)  Any repeal or modification of this Section 8.1 shall not  adversely affect
any right or protection of a Director or officer of the Company existing at the
time of such repeal or modification.

(f)  The  Company  may,  if  the  Board  of  Directors of the Company deems  it
appropriate in its sole discretion, obtain insurance  for  the  benefit  of the
Company's Directors and officers, relating to the liability of such persons.

                                   ARTICLE 9

             Transfers of Interests; Admission of New Shareholders

9.1.      Transfers.   Subject  to  Section  6.3 of this Agreement (relating to
Special  Shareholders)  and  Section  6.4  of  this   Agreement   (relating  to
Dissolution Shareholders), the Shares shall be freely transferrable  (provided,
however,  that  Term Growth Shares are transferrable only to other Persons  who

                                    42
<PAGE>

are then already  holders  of  Term  Growth  Shares);  and  any Person who is a
Transferee of Shares shall, by having such status, (a) automatically  become  a
Shareholder  of  the  Company  with  no  further  action being required on such
Persons's part, and (b) automatically be bound to the  terms  and conditions of
this  Agreement  (and  be  entitled to the rights of a Shareholder  hereunder),
without the requirement for execution of this Agreement by such Person. Certain
mechanical aspects of the transfer of Shares shall be set forth in the By-laws.

                                  ARTICLE 10

                          Dissolution and Termination

10.1. Events of Dissolution.

(a)  In accordance with Section  18-801  of the Act, and the provisions therein
permitting this Agreement to specify the events  of  the Company's dissolution,
the Company shall be dissolved and the affairs of the Company wound up upon the
occurrence of any of the following events:

(i)   a unanimous written decision of all of the Original  Shareholders who are
then still Shareholders to dissolve the Company;

(ii) the death, retirement, resignation, expulsion, bankruptcy  (as  defined in
Section 18-304 of the Act) or dissolution of a Person who is then a Dissolution
Shareholder, or the occurrence of any other event that terminates the continued
membership  in  the  Company of a Person who is then a Dissolution Shareholder,
unless more than 50% in  interest  of  the  then-outstanding Shares votes, at a
duly held meeting (or, in the case of a written Consent without a meeting, more
than 50% in interest of the aggregate Shares  acts),  within  180  days of such
event to continue the Company; or

(iii) the vote of the Shareholders pursuant to Section 6.2(b) hereof.

The  death,  retirement,  resignation,  expulsion,  bankruptcy  (as defined  in
Section 18-304 of the Act) or dissolution of a Shareholder or the occurrence of
any  other  event that terminates the continued membership of a Shareholder  in
the Company,  shall  not  cause  the  dissolution  of the Company except to the
extent specified above in this Section 10.1(a).

(b)       Dissolution of the Company shall be effective on the day on which the
event  occurs  giving  rise  to  the  dissolution, but the  Company  shall  not
terminate  until  the assets of the Company  shall  have  been  distributed  as
provided herein and  a  certificate of cancellation of the Certificate has been
filed with the Secretary of State of the State of Delaware.

10.2. Application of Assets.   In  the  event of dissolution, the Company shall
conduct only such activities as are necessary to wind up its affairs (including
the sale of the assets of the Company in  an orderly manner), and the assets of
the Company shall be applied, first, as required by Section 18-804(a)(1) of the
Act, and then in the manner, and in the order of priority, set forth in Article
5.

10.3.  Gain  or  Losses  in  Process  of Liquidation.   Any  gain  or  loss  or
disposition of Company property in the process of liquidation shall be credited
or  charged  to the Capital Accounts of Shareholders  in  accordance  with  the

                                    43
<PAGE>

provisions of  Article  3.  Any property distributed in kind in the liquidation
shall be valued and treated as though the property were sold at its fair market
value and the cash proceeds were  distributed.  The difference between the fair
market  value  of property distributed in kind and  its  Book  Value  shall  be
treated as a gain or loss on the sale of such property and shall be credited or
charged to the Capital  Account  of  Shareholders in accordance with Article 3;
PROVIDED, that no Shareholder shall have  the  right  to request or require the
distribution of the assets of the Company in kind.

10.4. Procedural and Other Matters.

(a)  Upon dissolution of the Company and until the filing  of  a certificate of
cancellation as provided in Section 10.4(b), the Persons winding up the affairs
of  the  Company  may,  in the name of, and for and on behalf of, the  Company,
prosecute  and  defend  suits,   whether  civil,  criminal  or  administrative,
gradually settle and close the business  of  the Company, dispose of and convey
the property of the Company, discharge or make  reasonable  provision  for  the
liabilities  of the Company, and distribute to the members any remaining assets
of the Company,  in  accordance  with this Article 10 and all without affecting
the liability of Shareholders and Directors and without imposing liability on a
liquidating trustee.

(b)  The Certificate may be cancelled  upon  the dissolution and the completion
of  winding  up  of  the  Company,  by  any  Person authorized  to  cause  such
cancellation in connection with such dissolution and winding up.

                                  ARTICLE 11

                        Appointment of Attorney-in-Fact

11.1. Appointment and Powers.

(a)  Each Shareholder hereby irrevocably constitutes and appoints the Company's
chief executive officer, with full power of substitution,  as  his,  her or its
true and lawful attorney-in-fact, with full power and authority in his,  her or
its name, place and stead to execute, acknowledge, deliver, swear to, file  and
record  at  the  appropriate  public  offices  such  documents, instruments and
conveyances as may be necessary or appropriate to carry  out  the provisions or
purposes of this Agreement, including, without limitation, the  following:  (i)
the  Certificate;  (ii)  all  other certificates and instruments and amendments
thereto that the Board of Directors  deems  appropriate  to qualify or continue
the  Company as a limited liability company in the jurisdiction  in  which  the
Company may conduct business; (iii) all instruments that the Board of Directors
deems  appropriate  to  reflect  a  change  or  modification  of the Company in
accordance  with  the terms of this Agreement; (iv) all conveyances  and  other
instruments that the  Board  of  Directors  deems  appropriate  to  reflect the
dissolution and termination of the Company; (v) all fictitious or assumed  name
certificates  required  or permitted to be filed on behalf of the Company; (vi)
any and all documents necessary  to  admit  Shareholders  to the Company, or to
reflect any change or transfer of a Shareholder's Company Interest, or relating
to the admission or increased Capital Contribution of a Shareholder;  (vii) any
amendment  or  other  document  to be filed as referenced in Section 3.1(d)  or
3.1(f) of this Agreement; and (viii) all other instruments that may be required
or permitted by law to be filed on  behalf  of  or  relating to the Company and
that are not inconsistent with this Agreement.

(b)  The  authority  granted by this Section 11.1 (i) is  a  special  power  of
attorney coupled with an interest, is irrevocable, and shall not be affected by
the subsequent incapacity  or  disability  of  the  Shareholder;  (ii)  may  be

                                    44
<PAGE>

exercised by a signature for each Shareholder or by listing the names of all of
the  Shareholders  executing this Agreement with a single signature of any such
Person acting as attorney-in-fact  for all of them; and (iii) shall survive the
Transfer by a Shareholder of the whole  or  any  portion  of  his,  her  or its
Company Interest.

11.2.  Presumption  of  Authority.   Any  Person  dealing  with the Company may
conclusively  presume  and rely upon the fact that any instrument  referred  to
above, executed by such  Person  acting  as  attorney-in-fact,  is  authorized,
regular and binding, without further inquiry.

                                  ARTICLE 12

                        Certain Provisions Relating to
                 Changes in Control and Business Combinations

12.1.  Definitions.  For purposes of this Article 12, the following definitions
shall apply:

"ASSOCIATE" when used to indicate a relationship with any Person, means:

(a) Any Entity (other than the Company or a Subsidiary of the Company) of which
such Person  is  an officer, director or partner or is, directly or indirectly,
the beneficial owner of 10 percent or more of any class of equity securities of
such Entity;


(b) Any trust or other estate in which such Person has a substantial beneficial
interest or as to which such person serves as trustee or in a similar fiduciary
capacity; and

(c) Any Relative of  such  Person,  or any Relative of a spouse of such Person,
who has the same home as such Person  or  who  is  a Director or officer of the
Company or a manager, director or officer of any of its Affiliates.

"BENEFICIAL OWNER" when used with respect to Company Interests, means a Person:


(a)  That,  individually  or  with  any  of  its  Affiliates   or   Associates,
beneficially owns Company Interests, directly or indirectly; or


(b) That, individually or with any of its Affiliates or Associates, has (i) the
right   to  acquire  Company  Interests  (whether  such  right  is  exercisable
immediately  or  only  after  the  passage of time), pursuant to any agreement,
arrangement,  or  understanding or upon  the  exercise  of  conversion  rights,
exchange rights, warrants  or  options, or otherwise; or (ii) the right to vote
Company Interests pursuant to any agreement, arrangement or understanding; or


(c) That has any agreement, arrangement,  or  understanding  for the purpose of
acquiring, holding, voting, or disposing of Company Interests  with  any  other

                                    45
<PAGE>

Person  that  beneficially owns, or whose Affiliates or Associates beneficially
own, directly or indirectly, such Company Interests.

"BUSINESS COMBINATION" means:

(a) Unless the  merger, consolidation or exchange of Company Interests does not
alter the contract  rights  of  the Company Interests as expressly set forth in
this Agreement or change or convert in whole or in part the outstanding Company
Interests, any merger, consolidation  or  exchange  of Company Interests or any
Subsidiary with (i) any Interested Party or (ii) any  other  Entity (whether or
not itself an Interested Party) which is, or after the merger, consolidation or
exchange of interests would be, an Affiliate of an Interested Party that was an
Interested Party prior to the transaction;

(b) Any sale, lease, transfer or other disposition, other than  in the ordinary
course of business or pursuant to a distribution or any other method  affording
substantially  proportionate  treatment to the Shareholders, in one transaction
or a series of transactions in  any 12-month period, to any Interested Party or
any Affiliate of any Interested Party  (other  than  the  Company or any of its
Subsidiaries) of any assets of the Company or any Subsidiary  having,  measured
at  the  time  the  transaction  or  transactions  are approved by the Board of
Directors  of  the  Company,  an aggregate book value as  of  the  end  of  the
Company's most recently ended fiscal quarter of 10 percent or more of the total
market value of the outstanding Company Interests or of its net worth as of the
end of its most recently ended fiscal quarter;

(c)  The  issuance  or transfer by  the  Company  or  any  Subsidiary,  in  one
transaction or a series of transactions, of any Company Interests or any equity
securities of a Subsidiary which have an aggregate market value of five percent
or more of the total  market  value of the outstanding Company Interests to any
Interested Party or any Affiliate  of  any  Interested  Party  (other  than the
Company or any of its Subsidiaries) except pursuant to the exercise of warrants
or  rights  to  purchase  securities  pro-rata to all Shareholders or any other
method affording substantially proportionate treatment to those Shareholders;

(d) The adoption of any plan or proposal  for the liquidation or dissolution of
the Company in which anything other than cash will be received by an Interested
Party or any Affiliate of any Interested Party;

(e) Any reclassification of securities or recapitalization  of  the Company, or
any  merger,  consolidation  or exchange of Company Interests with any  of  its
Subsidiaries which has the effect,  directly  or indirectly, in one transaction
or series of transactions, of increasing by five  percent  or more of the total
number  of  outstanding  Company  Interests,  the proportionate amount  of  the
outstanding Company Interests or the outstanding  number of any class of equity
securities  of  any  Subsidiary which is directly or indirectly  owned  by  any
Interested Party or any Affiliate of any Interested Party; or

(f) The receipt by any  Interested  Party  or  any  Affiliate of any Interested
Party  (other  than  the Company or any of its Subsidiaries)  of  the  benefit,
directly  or  indirectly   (except  proportionately  as  a  holder  of  Company
Interests),  of  any  loan,  advance,  guarantee,  pledge  or  other  financial
assistance or any tax credit or  other tax advantage provided by the Company or
any of its Subsidiaries.

"INTERESTED PARTY" means any Person  (other  than  (i)  the  Company,  (ii) any
subsidiary of the Company, (iii) the General Partners, the Special Shareholder,

                                    46
<PAGE>

the  Original  Shareholders,  and  the  Dissolution  Shareholder,  and (iv) any
Affiliate or Associate of any Person described in clause (iii) above) that:

(a) Is the beneficial owner, directly or indirectly, of 10 percent or  more  of
the outstanding Company Interests;

(b) Is an Affiliate or Associate of the Company and at any time within the two-
year period immediately prior to the date in question was the beneficial owner,
directly  or  indirectly, of 10 percent or more of the then outstanding Company
Interests; or

(c) Is an Affiliate or Associate of (a) or (b).

For purposes of determining whether a Person is an Interested Party, the number
of Company Interests  deemed  to be outstanding shall include Company Interests
deemed beneficially owned by the  Person  through  the definition of Beneficial
Ownership set forth above but may not include any other Company Interests which
may  be issuable pursuant to any agreement, arrangement  or  understanding,  or
upon exercise of conversion rights, warrants or options, or otherwise.

"MARKET VALUE" means:

(a) In the case of Company Interests, the highest closing sale price during the
30-day  period immediately preceding the date in question of a Company Interest
of the same  class  or  series  on  the  composite  tape  of the New York Stock
Exchange-listed  stocks,  or,  if such Company Interest of the  same  class  or
series is not quoted on the composite  tape, on the New York Stock Exchange, or
if such Company Interest of the same class  or  series  is  not  listed on such
Exchange,  on the principal United States securities exchange registered  under
the Securities  Exchange  Act of 1934 on which the Company Interest of the same
class or series is listed,  or,  if  the  Company Interest of the same class or
series is not listed on any such exchange,  the  highest  closing bid quotation
with respect to such a Company Interest of the same class or  series during the
30-day  period  preceding  the date in question on the National Association  of
Securities Dealers, Inc. automated quotations system or any system then in use,
or, if no such quotations are  available,  the fair market value on the date in
question of such a Company Interest of the same  class  or series as determined
by the Board of Directors in good faith; and

(b) In the case of property other than cash or stock, the  fair market value of
such property on the date in question as determined by the Board  of  Directors
in good faith.

"SUBSIDIARY"  means any Person (other than an individual) in which the Company,
directly or indirectly, holds a majority of the voting securities.

12.2. Business Combinations.

(a)     Unless  an exemption under Section 12.3(c) applies, the Company may not
engage in any Business  Combination  with any Interested Party or any Affiliate

                                    47
<PAGE>

of an Interested Party for a period of  five  years  following  the most recent
date on which such Interested Party became an Interested Party (the  "Five Year
Tolling Period"), unless:

(1)  in  addition to any vote otherwise required by law or this Agreement,  the
Board of Directors of the Company, prior to the most recent date upon which the
Interested  Party  became  an  Interested  Party,  approved either the Business
Combination or the transaction which resulted in the  Interested Party becoming
an Interested Party; or

(2)  on  or subsequent to the date upon which the Interested  Party  became  an
Interested  Party,  the  Business  Combination is (A) approved by at least two-
thirds of the persons who are then members  of  the  Board of Directors and (B)
authorized  at  an annual or special meeting of the Shareholders  (and  not  by
written consent)  by the affirmative vote of at least two-thirds in interest of
the Shareholders, excluding  the  Company Interests held by an Interested Party
who will (or whose Affiliate will be) a party to the Business Combination or by
an Affiliate or Associate of that Interested Party, voting together as a single
class.

(b) Unless an exemption under Section  12.3  applies,  in  addition to any vote
otherwise required by law or this Agreement, a Business Combination proposed by
an Interested Party or an Affiliate of the Interested Party after the Five Year
Tolling Period shall be permitted only if recommended by the Board of Directors
who  are  present  at  a duly-called meeting at which a quorum is  present  and
approved by the affirmative vote of at least:

(i) 80% in interest of all  Shareholders,  voting  together  as a single voting
group; and

(ii)  Two-thirds  in interest of the Shareholders, excluding Company  Interests
held by an Interested  Party  who  will (or whose Affiliate will) be a party to
the Business Combination or by an Affiliate  or  Associate  of  the  Interested
Party, voting together as a single voting group.

12.3. Exemptions.

(a) For purposes of this Section 12.3.:


"ANNOUNCEMENT DATE" means the first general public announcement of the proposal
or  intention  to  make  a  proposal  of  the Business Combination or its first
communication generally to the Shareholders, whichever is earlier;

"DETERMINATION DATE" means the most recent  date  on which the Interested Party
became an Interested Party; and

"VALUATION DATE" means:

(i) For a Business Combination voted upon by the Shareholders,  the  latter  of
the  day  prior  to  the  date  of  the  vote  or  the day 20 days prior to the

                                    48
<PAGE>

consummation of the Business Combination; and


(ii) For Business Combination not voted upon by the  Shareholders,  the date of
the consummation of the Business Combination.

(b)       The  vote  required  by  Section 12.2(b) does not apply to a Business
Combination if (1) the Business Combination  or  the transaction which resulted
in the Interested Party becoming an Interested Party  shall  have been approved
by the Board of Directors prior to the Determination Date or (2)  each  of  the
conditions in items (i) through (iii) below is met:

(i)  The  aggregate amount of the cash and the market value as of the Valuation
Date of consideration  other than cash to be received for each Company Interest
in  such  Business  Combination  (whether  or  not  the  Interested  Party  has
previously acquired the  particular  class  or  series  of  Company Interest in
question) is at least equal to the highest of the following:

(A)   The   highest   per  Company  Interest  price  (including  any  brokerage
commissions,  transfer  taxes   and  soliciting  dealers'  fees)  paid  by  the
Interested Party for any Company Interests of the same class or series acquired
by it within the five-year period immediately prior to the Announcement Date of
the proposal of the Business Combination,  plus  an  amount  equal  to interest
compounded  annually  from  the  earliest date on which the highest per Company
Interest acquisition price was paid  (for the same class or series) through the
Valuation Date at the rate for one-year United States Treasury obligations from
time to time in effect, less the aggregate  amount  of  any  cash distributions
paid  and  the market value of any distributions paid in other than  cash,  per
Company Interest  (for the same class or series) from the earliest date through
the Valuation Date, up to the amount of the interest; or

(B)  The  highest  per   Company   Interest   price  (including  any  brokerage
commissions,  transfer  taxes  and  soliciting  dealers'   fees)  paid  by  the
Interested Party for any Company Interest of the same class  or series acquired
by it on, or within the five-year period immediately before, the  Determination
Date,  plus  an amount equal to interest compounded annually from the  earliest
date on which  the  highest per Company Interest acquisition price was paid for
the same class or series  through  the  valuation Date at the rate for one-year
United  States Treasury obligations from time  to  time  in  effect,  less  the
aggregate  amount  of  any  cash distributions paid and the market value of any
distributions paid in other than  cash,  per Company Interest of the same class
or series from the earliest date through the  Valuation  Date, up to the amount
of the interest; or

(C) The highest preferential amount per Company Interest to  which  the holders
of Company Interests of such class or series are entitled in the event  of  any
voluntary or involuntary liquidation, dissolution or winding up of the Company;
or

(D)  The  Market  Value per Company Interest of the same class or series on the
Announcement Date,  plus  an  amount equal to interest compounded annually from
that date through the Valuation  Date  at  the  rate for one-year United States
Treasury obligations from time to time in effect,  less the aggregate amount of
any cash distributions paid and the market value of  any  distributions paid in
other  than cash, per Company Interest of the same class or  series  from  that
date through the Valuation Date, up to the amount of interest; or

(E) The  Market  Value  per Company Interest of the same class or series on the
Determination Date, plus  an  amount equal to interest compounded annually from

                                    49
<PAGE>

that date through the Valuation  Date  at  the  rate for one-year United States
Treasury obligations from time to time in effect,  less the aggregate amount of
any cash distributions paid and the Market Value of  any  distributions paid in
other  than cash, per Company Interest of the same class or  series  from  that
date through the Valuation Date, up to the amount of the interest; or

(F) The  price  per  Company  Interest  equal  to  the Market Value per Company
Interest  of  the  same  class or series on the Announcement  Date  or  on  the
Determination Date, whichever is higher, multiplied by the fraction of:


(1)  The  highest  per  Company   Interest   price   (including  any  brokerage
commissions,  transfer  taxes  and  soliciting  dealers'  fees)   paid  by  the
Interested Party for any Company Interests of the same class or series acquired
by  it within the five-year period immediately prior to the Announcement  Date,
over

(2) The  Market  Value  per Company Interest of the same class or series on the
first day in such five-year  period  on which the Interested Party acquired the
Company Interests.

(ii) The consideration to be received  by  the holders of any Company Interests
is to be in cash or in the same form as the  Interested  Party  has  previously
paid  for  Company  Interests,  except  to  the  extent  that  the Shareholders
otherwise  elect in connection with their approval of the proposed  transaction
under Section  6.2  of  this  Agreement.  If  the Interested Party has paid for
Company   Interests  with  varying  forms  of  consideration,   the   form   of
consideration  for  such Company Interests of the same class or series shall be
either cash or the form used to acquire the largest number of Company Interests
of the same class or  series  previously  acquired  by it, except to the extent
that the Shareholders otherwise elect.

(iii)  After  the  Determination  Date  and prior to the consummation  of  such
Business Combination:

(A) There shall have been no failure to declare  and  pay  at  the regular date
therefor  (if  applicable)  any  full  periodic distributions (whether  or  not
cumulative) on any outstanding preferred  Company Interests or other securities
of the Company;

(B) There shall have been:

(1) No reduction in the annual rate of distributions  made  with respect to any
class  or  series  of  Company  Interests  that  are  not preferred (except  as
necessary to reflect any subdivision of Company Interests); and

(2) An increase in such annual rate of distributions as  necessary  to  reflect
any   reclassification,   recapitalization,   reorganization   or  any  similar
transaction which has the effect of reducing the number of outstanding  Company
Interests; and

(C)  The Interested Party did not become the Beneficial Owner of any additional
Company  Interests  except  as  part  of the transaction which resulted in such

                                    50
<PAGE>

Interested Party becoming an Interested  Party  or  by  virtue of proportionate
Company Interest splits or distributions.

The provisions of items (A) and (B) of this subsection (b)(iii) do not apply if
no Interested Party or an Affiliate or Associate of the Interested  Party voted
as  a  member of the Board of Directors of the Company in a manner inconsistent
with such  items (A) and (B) and the Interested Party, within 10 days after any
act or failure  to  act  inconsistent  with  such  items, notifies the Board of
Directors  of  the  Company  in writing that the Interested  Party  disapproves
thereof and requests in good faith that the Board of Directors rectify such act
or failure to act.

(c)  The provisions of Section 12.2 do not apply to any Business Combination of
the  Company  with  an  Interested   Party  that  became  an  Interested  Party
inadvertently, if the Interested Party:

(i) As soon as practicable (but not more  than  10  days  after  the Interested
Party  knew  or  should  have known it had become an Interested Party)  divests
itself of a sufficient amount  of Company Interests so that it no longer is the
beneficial  owner,  directly or indirectly,  of  10  percent  or  more  of  the
outstanding Company Interests; and

(ii) Would not at any time with the five-year period preceding the Announcement
Date with respect to  the  Business  Combination  have been an Interested Party
except by inadvertence.

12.4. Amendment.  Notwithstanding any other provisions  of this Agreement, this
Article 12 may be amended or repealed only by a vote of 80%  in interest of all
Shareholders,  voting  together as a single class, excluding Company  Interests
held by any Interested Party or any Affiliate of an Interested Party.

12.5. Certain Determinations  with  Respect  to  this Article 12.  The Board of
Directors shall have the power to determine for the  purposes  of  this Article
12,  on  the  basis  of  information known to the Directors: (i) the number  of
Company Interests of which  any  Person is the Beneficial Owner, (ii) whether a
Person is an Affiliate or Associate  of  another, (iii) whether a Person has an
agreement, arrangement or understanding with another as to the matters referred
to in the definition of "Beneficial Owner" as hereinabove defined, (iv) whether
two or more transactions constitute a "series  of  transactions,"  and (v) such
other  matters  with  respect  to which a determination is required under  this
Article 12.

12.6. Voting Power.  For purposes  of  this  Article 12, the Growth Shares, the
Term Growth Shares, the Preferred Shares and the Preferred Capital Distribution
Shares shall be deemed to have equal voting power,  on a share-for-share basis,
with respect to the approval of matters set forth in this Article 12.

                                  ARTICLE 13

              Voting Rights of Certain Control Company Interests

13.1. Definitions.  For purposes of this Article 13,  the following definitions
shall apply:

"ACQUIRING  PERSON"  means a person who makes or proposes  to  make  a  Control
Company Interests Acquisition, or such Person's Affiliate or Associate.

"ASSOCIATE" when used to indicate a relationship with any Person means:

(a) An "Associate" as defined in Section 12.1; or

(b) A Person that:

                                    51
<PAGE>

(i) Directly or indirectly  controls,  or  is controlled by, or is under common
control with, the Person specified; or

(ii)  Is  acting  or  intends to act jointly or  in  concert  with  the  Person
specified.

"CONTROL COMPANY INTERESTS" means those Company Interests that, except for this
Article 13, would, if aggregated  with  all  other Company Interests (including
Company  Interests the acquisition of which is  excluded  from  the  definition
"Control Company  Interests Acquisition" below) owned by a Person or in respect
of which that Person  is  entitled to exercise or direct the exercise of voting
power, except solely by virtue  of  a  revocable  proxy,  entitle  that Person,
directly or indirectly, to exercise or direct the exercise of the voting  power
of  any class or series of Company Interests within any of the following ranges
of voting power:


(a) One-fifth or more, but less than one-third of all voting power;


(b) One-third or more, but less than a majority of all voting power; or

(c)  A majority or more of all voting power.

"Control  Company Interests" includes Company Interests only to the extent that
the Acquiring  Person,  following  the acquisition of the Company Interests, is
entitled, directly or indirectly, to  exercise or direct the exercise of voting
power within any level of voting power  set  forth  in  this  section for which
approval has not been obtained previously under Section 13.2.

"CONTROL  COMPANY  INTERESTS  ACQUISITION" means the acquisition,  directly  or
indirectly, by any Person (other  than  (i) the Company, (ii) any subsidiary of
the Company, (iii) the General Partners,  the Special Shareholder, the Original
Shareholders,  and  the Dissolution Shareholder,  and  (iv)  any  Affiliate  or
Associate of any Person  described  in clause (iii) above), of ownership of, or
the power to direct the exercise of voting  power  with  respect to, issued and
outstanding  Control  Company Interests. Control Company Interests  Acquisition
does not include the acquisition of Control Company Interests:


(a) Under the laws of descent and distribution;

(b) Under the satisfaction  of  a  pledge or other security interest created in
good faith and not for the purpose of circumventing this Article 13; or

                                    52
<PAGE>


(c) Under a merger, consolidation or  exchange of interests if the Company is a
party to the merger, consolidation or exchange of interests.

Unless the acquisition entitles any Person, directly or indirectly, to exercise
or direct the exercise of voting power  of  Company  Interests in excess of the
range of voting power previously authorized or attained  under  an  acquisition
that is exempt under items (a), (b) or (c) of this definition, "Control Company
Interests Acquisition" does not include the acquisition of Company Interests in
good faith and not for the purpose of circumventing this Article 13, by or from
any  Person  whose  voting  rights  have  previously  been  authorized  by  the
Shareholders  in  compliance  with this Article 13 or any Person whose previous
acquisition of Company Interests  would  have  constituted  a  Control  Company
Interests  Acquisition but for the exclusions in items (a) through (c) of  this
definition.

"INTERESTED  COMPANY  INTERESTS" means Company Interests in respect of which an
Acquiring Person is entitled  to  exercise or direct the exercise of the voting
power of Company Interests in the election of Directors or otherwise.

13.2. Voting Rights.

(a)  Control  Company  Interests  acquired   in  a  Control  Company  Interests
Acquisition  have  no  voting  rights  except to the  extent  approved  by  the
Shareholders at a meeting held under Section  13.4  by  the affirmative vote of
two-thirds  in  interest  of all Shareholders, excluding any  votes  cast  with
respect to Interested Company Interests.

(b)For purposes of this Section 13.2:

(i) Company Interests acquired  within  180  days or Company Interests acquired
under a plan to make a Control Company Interests  Acquisition are considered to
have been acquired in the same acquisition; and

(ii)  A  Person  may  not be deemed to be entitled to exercise  or  direct  the
exercise of voting power with respect to Company Interests held for the benefit
of others if the Person:

(A) Is acting in the ordinary course of business, in good faith and not for the
purpose of circumventing the provisions of this Section of the Agreement; and

(B) Is not entitled to  exercise  or to direct the exercise of the voting power
of  the  Company  Interests  unless  the  Person  first  seeks  to  obtain  the
instruction of another person.

13.3. Acquiring Person Statement.

Any Person who proposes to make or who  has  made  a  Control Company Interests
Acquisition may deliver an Acquiring Person statement to  the  Company  at  the
Company's  principal office. The Acquiring Person statement shall set forth all
of the following:

(a) The identity  of the Acquiring Person and each other member of any group of
which  the Person is  a  part  for  purposes  of  determining  Control  Company
Interests;

                                    53
<PAGE>


(b) A statement that the Acquiring Person statement is given under this Article
13;

(c) The  number  of  Company  Interests  owned  (directly or indirectly) by the
Acquiring Person and each other member of any group;

(d)  The applicable range of voting power as set forth  in  the  definition  of
"Control Company Interests"; and

(e) If the Control Company Interests Acquisition has not occurred:


(i) A  description  in  reasonable  detail of the terms of the proposed Control
Company Interests Acquisition; and


(ii) Representations of the Acquiring  Person,  together  with  a  statement in
reasonable detail of the facts on which they are based, that:


(A)  The  proposed Control Company Interests Acquisition, if consummated,  will
not be contrary to law; and


(B) The Acquiring  Person  has  the financial capacity, through financing to be
provided by the Acquiring Person,  and  any  additional  specified  sources  of
financing  required  under  Section  13.5, to make the proposed Control Company
Interests Acquisition.

13.4. Special Meeting.

(a)  Except as provided in Section 13.5,  if  the Acquiring Person requests, at
the  time of delivery of an Acquiring Person statement,  and  gives  a  written
undertaking  to  pay  the  Company's  expenses of a special meeting, except the
expenses of opposing approval of the voting  rights,  within ten days after the
day on which the Company receives both the request and  undertaking,  the Board
of  Directors  of the Company shall call a special meeting of the Shareholders,
to be held within  50  days after receipt of the Acquiring Person statement and
undertaking, for the purpose  of  considering  the voting rights to be accorded
the  Company  Interests  acquired  or to be acquired  in  the  Control  Company
Interests Acquisition.

(b)       The Board of Directors may require the Acquiring Person to give bond,
with sufficient surety, to reasonably  assure the Company that this undertaking
will be satisfied.

(c)  Unless the Acquiring Person agrees in writing to another date, the special
meeting of Shareholders shall be held within 50 days after the day on which the
Company has received both the request and the undertaking.

(d)       If the Acquiring Person makes  a  request  in  writing at the time of
delivery of the Acquiring Person statement, the special meeting may not be held
sooner than 30 days after the day on which the Company receives  the  Acquiring
Person statement.

                                    54
<PAGE>

(e)  If no request is made under subsection (a) of this Section 13.4, the issue
of  the  voting  rights  to  be  accorded the Company Interests acquired in the
Control Company Interests Acquisition  may,  at  the  option of the Company, be
presented for consideration at any meeting of the Shareholders.  If  no request
is  made under subsection (a) of this Section 13.4 and the Company proposes  to
present  the  issue  of  the voting rights to be accorded the Company Interests
acquired in a Control Company  Interests  Acquisition  for consideration at any
meeting  of  the Shareholders, the Company shall provide the  Acquiring  Person
with written notice  of  the  proposal not less than 20 days before the date on
which notice of the meeting is given.

13.5. Calls.

(a) A call of a special meeting  of  Shareholders  is  not  required to be made
under  Section  13.4  unless,  at  the time of delivery of an Acquiring  Person
statement under Section 13.3, the Acquiring Person has:

(i) Entered into a definitive financing  agreement  or  agreements  with one or
more  responsible  financial  institutions  or  other  entities  that  have the
necessary  financial  capacity,  providing  for  any amount of financing of the
Control  Company  Interests  Acquisition not to be provided  by  the  Acquiring
Person; and

(ii) Delivered a copy of the agreements to the Company.

13.6. Notice of Meeting.


(a)  If a special meeting of the  Shareholders  is  requested,  notice  of  the
special  meeting  shall  be  given as promptly as reasonably practicable by the
Company to all Shareholders of  record  as  of  the  record  date  set  for the
meeting, whether or not the Shareholder is entitled to vote at the meeting.

(b)  Notice of the special or annual meeting at which the voting rights are  to
be considered shall include or be accompanied by the following:

(i)  A  copy  of  the Acquiring Person statement delivered to the Company under
Section 13.3; and

(ii) A statement by  the  Board  of  Directors  setting  forth  its position or
recommendation,  or  stating  that  it  is  taking  no  position  or making  no
recommendation,  with respect to the issue of voting rights to be accorded  the
Control Company Interests.

13.7. Redemption Rights.

(a)  If an Acquiring  Person statement has been delivered on or before the 10th
day after the Control Company  Interests  Acquisition,  the Company may, at its
option,  redeem  any or all Control Company Interests, except  Control  Company
Interests for which  voting  rights have been previously approved under Section
13.2, at any time during a 60-day  period commencing on the day of a meeting at
which voting rights are considered under Section 13.4 and are not approved.

(b)  In addition to the redemption rights  authorized  under  subsection (a) of

                                    55
<PAGE>

this Section 13.7, if an Acquiring Person statement has not been  delivered  on
or  before  the  10th  day after the Control Company Interests Acquisition, the
Company may, at its option, redeem any or all Control Company Interests, except
Control Company Interests for which voting rights have been previously approved
under Section 13.2, at any  time  during  a  period  commencing on the 11th day
after the Control Company Interests Acquisition and ending  60  days  after the
acquiring person statement has been delivered.

(c)  Any redemption of Control Company Interests under this Section shall be at
the  fair  value of the Company Interests. For purposes of this section,  "fair
value" shall be determined:

(i) As of the  date of the last acquisition of Control Company Interests by the
Acquiring Person in a Control Company Interests Acquisition or, if a meeting is
held under Section 13.4, as of the date of the meeting; and

(ii) Without regard  to  the  absence  of voting rights for the Control Company
Interests.

13.8. Amendment.  Notwithstanding any other  provisions of this Agreement, this
Article 13 may only be amended or repealed by  a vote of 80% in interest of all
Shareholders, voting together as a single class,  excluding any votes cast with
respect to Interested Company Interests.

13.9. Voting Power.  For purposes of this Article 13,  the  Growth Shares, Term
Growth Shares, Preferred Shares and Preferred Capital Distribution Shares shall
be deemed to have equal voting power on a share-for-share basis with respect to
approval of matters set forth in this Article 13.

                                  ARTICLE 14

                           Miscellaneous Provisions

14.1. Notices.

(a)  Except as otherwise provided in this Agreement or in the  By-laws, any and
all notices, consents, offers, elections and other communications  required  or
permitted  under  this  Agreement  shall  be deemed adequately given only if in
writing and the same shall be delivered either in hand, by telecopy, or by mail
or Federal Express or similar expedited commercial  carrier,  addressed  to the
recipient  of  the  notice,  postage  prepaid  and registered or certified with
return receipt requested (if by mail), or with all  freight charges prepaid (if
by Federal Express or similar carrier).

(b)  All notices, demands, and requests to be sent hereunder shall be deemed to
have been given for all purposes of this Agreement upon  the date of receipt or
refusal.

(c)  All such notices, demands and requests shall be addressed  as follows: (i)
if to the Company, to its principal place of business, as set forth  in Article
2  hereof  and  (ii)  if  to  a Shareholder, to the address of such Shareholder
listed on the Company's Shareholder register.

(d)  By giving to the other parties  written notice thereof, the parties hereto
and their respective successors and assigns  shall  have the right from time to
time  and  at  any  time  during  the term of this Agreement  to  change  their
respective addresses effective upon receipt by the other parties of such notice

                                    56
<PAGE>

and each shall have the right to specify as its address any other address.

14.2. Word Meanings.  The words such  as  "herein", "hereinafter", "hereof" and
"hereunder" refer to this Agreement as a whole  and not merely to a subdivision
in which such words appear unless the context otherwise  requires. The singular
shall  include the plural and the masculine gender shall include  the  feminine
and neuter, and vice versa, unless the context otherwise requires.

14.3. Binding  Provisions.  The covenants and agreements contained herein shall
be binding upon, and inure to the benefit of, the heirs, legal representatives,
successors and assigns of the respective parties hereto.

14.4. Amendment  and  Modification.   Unless otherwise specifically provided in
this Agreement, this Agreement may be amended, modified or supplemented only by
the vote, at a duly held meeting, of more  than  50%  in  interest of the then-
outstanding New Shares (or, in the case of a written Consent without a meeting,
more than 50% in interest of the aggregate then-outstanding New Shares), voting
or acting as one class (and not as separate classes, notwithstanding  the  fact
that  there  may  be members of more than one class voting); provided, however,
that Section 8.1 shall  not  be  amended, modified or supplemented, unless such
amendment, modification or supplement  receives  the Consent of at least 80% in
interest of the holders of then-outstanding New Shares.

14.5. Waiver.  The waiver by any party hereto of a  breach  of  any  provisions
contained herein shall be in writing, signed by the waiving party, and shall in
no  way be construed as a waiver of any succeeding breach of such provision  or
the waiver of the provision itself.

14.6.  Applicable  Law.   This  Agreement  shall  be  construed and enforced in
accordance  with  the  laws of the State of Delaware, without  regard  to  such
state's laws concerning  conflicts  of laws. In the event of a conflict between
any provision of this Agreement and any  nonmandatory provision of the Act, the
provision of this Agreement shall control and take precedence.

14.7. Separability of Provisions.  Each provision  of  this  Agreement shall be
deemed severable, and if any part of any provision is held to be illegal, void,
voidable, invalid, nonbinding or unenforceable in its entirety  or partially or
as to any party, for any reason, such provision may be changed, consistent with
the  intent of the parties hereto, to the extent reasonably necessary  to  make
the provision,  as  so  changed,  legal, valid, binding and enforceable. If any
provision of this Agreement is held  to  be  illegal,  void, voidable, invalid,
nonbinding or unenforceable in its entirety or partially  or  as  to any party,
for  any  reason, and if such provision cannot be changed consistent  with  the
intent of the  parties  hereto  to  make  it  fully  legal,  valid, binding and
enforceable, then such provision shall be stricken from this Agreement, and the
remaining  provisions  of  this Agreement shall not in any way be  affected  or
impaired, but shall remain in full force and effect.

14.8. Headings.  The headings  contained  in  this Agreement (including but not
limited to the titles of the Schedules and Exhibits  hereto) have been inserted
for  the  convenience  of  reference only, and neither such  headings  nor  the
placement of any term hereof  under  any  particular  heading  shall in any way
restrict or modify any of the terms or provisions hereof.

14.9.  Further  Assurances.   The  Shareholders shall execute and deliver  such
further instruments and do such further  acts  and things as may be required to
carry out the intent and purposes of this Agreement.

                                    57
<PAGE>

14.10.  Counterparts.   This  Agreement  may  be  executed  in  any  number  of
counterparts, each of which shall be deemed an original, and all of which taken
together shall constitute one and the same instrument.

14.11.  Entire  Agreement.   This  Agreement,  and all Schedules  and  Exhibits
hereto,  constitutes  the  entire agreement between  the  parties  hereto  with
respect to the transactions  contemplated  herein,  and  supersedes  all  prior
understandings or agreements, oral or written, between the parties.

IN  WITNESS  WHEREOF, the parties hereto, being the sole current Members of the
Company, have  executed  and delivered this Amended and Restated Certificate of
Formation and Operating Agreement as of the day and year first-above written.



MME I CORPORATION, (a Delaware corporation)

By: /S/  MARK K. JOSEPH

- ------------------------------------------
   Name: MARK K. JOSEPH,
   Title: PRESIDENT


MME II CORPORATION, (a Delaware corporation)


- ------------------------------------------
By: /S/  MARK K. JOSEPH
   Name: MARK K. JOSEPH,
   Title: PRESIDENT









                              BY-LAWS

                                OF

               MUNICIPAL MORTGAGE AND EQUITY, L.L.C.

              (a Delaware limited liability company)

          All  capitalized  words  and  terms used in these By-Laws and not
defined herein shall have the respective  meanings  ascribed to them in the
Amended  and Restated Certificate of Formation and Operating  Agreement  of
Municipal Mortgage and Equity, L.L.C. (the "Company"), as amended from time
to time (the "Operating Agreement").

                             ARTICLE I.

                      OFFICES AND FISCAL YEAR
                      -----------------------

          1.1.  REGISTERED  OFFICE.   The registered  office of the Company
shall be in the City of Wilmington, County of New Castle, State of Delaware
until a change in such office is established by resolution  of the Board of
Directors and a statement of such change is filed in the manner provided by
applicable law.

          1.2.  OTHER OFFICES.  The Company may also have offices  and keep
its books, documents and records at such other places within or without the
State of Delaware as the Board of Directors may from time to time determine
or the business of the Company may require.

          1.3.  FISCAL YEAR.   The  fiscal year of the Company shall end on
the last day of December in each year or on such other date as the Board of
Directors may designate by resolution.

                            ARTICLE II.

                     MEETINGS OF SHAREHOLDERS
                     ------------------------

          2.1.  ANNUAL MEETINGS.  The annual meeting of Shareholders of the
Company for the election of the appropriate  class and number of Directors,
pursuant to the terms of the Operating Agreement,  and  for the translation
of such other business as properly may come before such meeting,  shall  be
held  at such place, either within or without the State of Delaware, and at
such time  and  on  such  date  as  shall  be  fixed  from  time to time by
resolution of the Board of Directors and set forth in the notice  or waiver
of notice of the meeting.
<PAGE>
          2.2.  SPECIAL MEETINGS.  Subject to the provisions of Article  13
of the Operating Agreement,  special meetings of Shareholders may be called
at any time by the Board of Directors.   In  addition,  a  special  meeting
shall  be called by the Board of Directors or the President, promptly  upon
receipt  of  a  written  request  therefor from Shareholders holding in the
aggregate at least ten percent in interest  of  the  Shares  which would be
entitled  to  vote  on  any matter to be considered and acted upon  at  the
special  meeting being so  called.   If  such  officers  or  the  Board  of
Directors  shall  fail to call such meeting within 20 days after receipt of
such request, any Shareholder executing such request may call such meeting.
Such special meetings  of Shareholders shall be held at such places, within
or without the State of  Delaware,  as shall be specified in the respective
notices or waivers of notice thereof.

          2.3.  NOTICE OF MEETINGS; WAIVER.  (a)  Subject to the provisions
of Article 13 of the Operating Agreement, the Secretary  or  any  Assistant
Secretary  shall  cause  written,  telephonic  or  telecopied notice of the
place, date, and hour of each meeting of Shareholders,  and, in the case of
a  special  meeting,  the  purpose  or purposes for which such  meeting  is
called, to be given personally or by telephone, facsimile, other electronic
transmission, or mail, not less than ten nor more than 60 days prior to the
meeting, to each Shareholder entitled  to  vote  at  such meeting.  If such
notice is mailed, it shall be deemed to have been given  to  a  Shareholder
when deposited in the United States mail, postage prepaid, directed  to the
Shareholder  at  his,  her,  or  its address as it appears on the record of
Shareholders of the Company, or, if  he,  she,  or it shall have duly filed
with the Secretary of the Company a written request  that  notices  to him,
her,  or  it  be  mailed to some other address, then directed to such other
address.  Such further notice shall be given as may be required by law.

          (b)  No notice  of  any  meeting of Shareholders need be given to
any Shareholder who submits a signed  waiver  of  notice, whether before or
after  the  meeting.   Neither the business to be transacted  at,  nor  the
purpose  of,  any regular  or  special  meeting  of  Shareholders  need  be
specified in a  written  waiver  of  notice.   The of any  Shareholder at a
meeting  of  Shareholders  shall  constitute a waiver  of  notice  of  such
meeting, except when the Shareholder  attends  a  meeting  for the sole and
express  purpose  of  objecting,  at the beginning of the meeting,  to  the
transaction of any business on the  ground that the meeting is not lawfully
called or convened.

          2.4.  QUORUM.  The required number  of Shareholders to be present
at any meeting of Shareholders so to constitute  a  quorum thereat shall be
as set forth in the Operating Agreement.

          2.5.  VOTING.  Shareholders shall be entitled  to  vote  on  such
actions as are specified in  the Operating Agreement, and the required vote
of Shareholders to approve any such actions shall be as is set forth in the
Operating Agreement.

          2.6.  ADJOURNMENT.  If a  quorum is not present at any meeting of
Shareholders, the Shareholders present in person or by proxy shall have the
power to adjourn any such meeting from  time  to  time  until  a  quorum is
present.   Notice  of  any adjourned meeting of Shareholders of the Company
need not be given if the place, date, and hour thereof are announced at the
meeting  at  which  the  adjournment   is  taken;  PROVIDED,  that  if  the
adjournment is for more than 30 days, a  notice  of  the adjourned meeting,

                                        2
<PAGE>
conforming to the requirements of Section 2.3 hereof,  shall  be  given  to
each  Shareholder  entitled  to  vote  at  such  meeting.  At any adjourned
meeting at which a quorum is present, any business  may  be transacted that
might have been transacted on the original date of the meeting.

          2.7.  PROXIES.  (a)  Any  Shareholder  entitled  to vote  at  any
meeting  of  Shareholders or to express consent to or dissent  from  action
without a meeting  may,  by a written instrument signed by such Shareholder
or his, her or its attorney-in-fact,  authorize  another  Person to vote at
any such meeting and express such consent or dissent for him,  her or it by
proxy.  Execution may be accomplished by the Shareholder or his, her or its
authorized  officer,  director,  employee or agent signing such writing  or
causing his, her or its signature  to  be  affixed  to  such writing by any
reasonable  means  including, but not limited to, facsimile  signature.   A
Shareholder may authorize another Person to act for him, her or it as proxy
by transmitting or authorizing the transmission of a telegram, facsimile or
other means of electronic transmission to the Person who will be the holder
of the proxy; PROVIDED, that any such telegram, facsimile or other means of
electronic  transmission  must  either  set  forth  or  be  submitted  with
information from which it can be determined that the telegram, facsimile or
other electronic transmission was authorized by the Shareholder.

          (b)  No  such  proxy  shall  be  voted  or  acted  upon after the
expiration  of  the  three  years from the date of such proxy, unless  such
proxy provides for a longer period.   Every proxy shall be revocable at the
pleasure  of the Shareholder executing it,  except  in  those  cases  where
applicable  law  provides that a proxy shall be irrevocable.  A Shareholder
may revoke any proxy  that  is not irrevocable by attending the meeting and
voting in person or by filing  an  instrument in writing revoking the proxy
or by filing another duly executed proxy bearing  a  later  date  with  the
Secretary.  A duly executed proxy shall be irrevocable if it states that it
is  irrevocable and if, and only as long as, it is coupled with an interest
sufficient in law to support an irrevocable power.

          2.8.  ORGANIZATION; PROCEDURE.  At every meeting of Shareholders,
the presiding officer shall be  the  Chairman of the Board or, in the event
of his or her absence or disability, the  President or, in the event of his
or her absence or disability, a presiding officer  chosen  by  the Board of
Directors  prior  to  or  at  such  meeting.   The Secretary, any Assistant
Secretary, or any appointee of the presiding officer shall act as secretary
of the meeting.  The order of business and all other  matters  of procedure
at  every  meeting  of  Shareholders  may  be  determined by such presiding
officer.

          2.9.  INSPECTORS.   The presiding  officer   of  the  meeting  of
Shareholders shall appoint one or more inspectors to act  at any meeting of
Shareholders.   Such  inspectors  shall  perform  such duties as  shall  be
specified by the presiding officer of the meeting.   Inspectors need not be
Shareholders.  No Director or nominee for the office of  Director  shall be
appointed to be such inspector.

          2.10. CONSENT OF  SHAREHOLDERS  IN  LIEU  OF MEETING.  (a) To the
fullest  extent  permitted by the Delaware Limited Liability  Company  Act,
DEL. CODE ANN. tit.  6,  ch.  18, as amended from time to time (the "Act"),
but subject to the terms of the Operating Agreement (which limit, define or

                                        3
<PAGE>
modify  such  rights  in  certain  circumstances),  whenever  the  vote  of
Shareholders at a meeting is required  or  permitted  to be taken for or in
connection  with  any action, such action may be taken without  a  meeting,
without prior notice,  and  without a vote of Shareholders, if a consent or
consents in writing, setting  forth the action so taken, shall be signed by
the holders of such percentage  of  the Shares entitled to vote as would be
necessary under the terms of the Operating  Agreement  to authorize or take
such  action  and  shall  be  delivered to the Company by delivery  to  its
registered  office  in  the State  of  Delaware,  its  principal  place  of
business, or a Director, officer, or agent of the Company having custody of
the book in which proceedings of meetings of Shareholders are recorded.

          (b)  Prompt written  or  telephonic  notice  of the taking of any
action  without  a meeting by less than unanimous written  consent  of  the
Shareholders  entitled  to  vote  shall  be  given  to  those  Shareholders
(entitled to vote thereon) who have not consented in writing.

          2.11. ACTION  BY  TELEPHONIC  COMMUNICATIONS.   Shareholders  may
participate in a meeting  of  Shareholders by means of conference telephone
or  similar  communications  equipment   by  means  of  which  all  Persons
participating in the meeting can hear each  other,  and  participation in a
meeting pursuant to this provision shall constitute presence  in  person at
such meeting.

          2.12. SHAREHOLDER PROPOSALS.  For any Shareholder proposal  to be
presented  in  connection  with  an  annual  meeting of Shareholders of the
Company,  as  permitted by this Agreement or required  by  applicable  law,
including any proposal relating to the nomination of a person to be elected
to the Board of  Directors of the Company, the Shareholders must have given
timely notice thereof  in  writing  to the Secretary of the Company.  To be
timely, a Shareholder's notice shall  be  delivered to the Secretary at the
principal business offices of the Company not  less  than  60 days nor more
than 90 days prior to the first anniversary of the preceding  year's annual
meeting; provided, however, that in the event that the date of  the  annual
meeting  is  advanced  by more than 30 days or delayed by more than 60 days
from such anniversary date,  notice by the Shareholder to be timely must be
so delivered not earlier than the 90th day prior to such annual meeting and
not later than the close of business  on the later of the 60th day prior to
such annual meeting or the tenth day following  the  day  on  which  public
announcement of the date of such meeting is first made.  Such Shareholder's
notice  shall set forth (a) as to each person whom the Shareholder proposes
to nominate  for  election  or  reelection  as  a Director, all information
relating to such person that is required to be disclosed  in  solicitations
of  proxies  for election of Directors, or is otherwise required,  in  each
case pursuant  to Regulation 14A under the Securities Exchange Act of 1934,
as amended (including  such  person's written consent to being named in the
proxy statement as a nominee and  to serving as a Director if elected); (b)
as to any other business that the Shareholder  proposes to bring before the
meeting, a brief description of the business desired  to  be brought before
the  meeting, the reasons for conducting such business at the  meeting  and
any material  interest  in  such  business  of  such Shareholder and of the
beneficial owner, if any, on whose behalf the proposal  is made; and (c) as
to the Shareholder giving the notice and the beneficial owner,  if  any, on
whose  behalf  the nomination or proposal is made, (i) the name and address
of such Shareholder, as they may appear on the Company's books, and of such
beneficial owner  and  (ii)  the  class and number of Shares of the Company

                                        4
<PAGE>
which are owned beneficially and of  record  by  such  Shareholder and such
beneficial owner.

                            ARTICLE III.

                        BOARD OF DIRECTORS
                        ------------------

          3.1.  GENERAL POWERS.  Except as may otherwise be provided by the
Act or by the terms of the Operating Agreement, the property,  affairs  and
business  of  the Company shall be managed by or under the direction of the
Board of Directors,  and the Board of Directors may exercise all the powers
of the Company as set  forth  in  the  Operating  Agreement.  The Directors
shall act only as a Board or by designated committees,  and  the individual
Directors shall have no power as such.

          3.2.  NUMBER AND  TERM  OF  OFFICE.   The  number and classes  of
Directors constituting the entire Board of Directors shall  be  as provided
by the terms of the Operating Agreement.  Each Director (whenever  elected)
shall,  subject to the terms of the Operating Agreement, hold office  until
his or her  successor  has been duly elected and qualified, or until his or
her earlier death, resignation,  or  removal.   A  Director  shall  not  be
required to be a Shareholder or a resident of the State of Delaware.

          3.3.  ELECTION  OF DIRECTORS.  Except as provided in Section 3.12
hereof, or as otherwise provided  in  the Operating Agreement (with respect
to Specially Appointed Directors(s), the  Payments Director, or otherwise),
the appropriate class and number of Directors  shall  be  elected  at  each
annual  meeting  of  Shareholders.  At each meeting of Shareholders for the
election of Directors,  provided  a  quorum of Shareholders is present, the
appropriate class and number of Directors  to  be  elected thereat shall be
elected by the vote of Shareholders (entitled to vote thereon) set forth in
the Operating Agreement.  The Operating Agreement shall govern the election
of  specific  classes of directors in addition to the  Specially  Appointed
Director(s) and Payments Director.

          3.4.  ANNUAL  AND REGULAR  MEETINGS.   The  annual meeting of the
Board  of  Directors  for  the  purpose of electing officers  and  for  the
transaction of such other business  as may come before the meeting shall be
held as soon as possible following adjournment  of  the  annual  meeting of
Shareholders at the place of such annual meeting of Shareholders or at such
other place as the Board of Directors may determine.  Notice of such annual
meeting  of  the  Board  of  Directors  need  not  be  given.  The Board of
Directors from time to time may by resolution provide for  the  holding  of
regular  meetings  and  fix  the  place (which may be within or without the
State of Delaware) and the date and  hour  of  such  meetings.   Notice  of
regular  meetings  need  not  be  given;  PROVIDED,  that  if  the Board of
Directors  shall  fix  or  change the time or place of any regular meeting,
notice of such action shall  be  mailed, given by telephone, hand delivered
or sent by facsimile promptly, to  each  Director  who  shall not have been
present  at  the  meeting at which such action was taken.  Notice  of  such
action need not be  given  to  any  Director  who attends the first regular
meeting after such action is taken without protesting the lack of notice to
him or her, prior to or at the commencement of  such  meeting,  or  to  any
Director  who  submits  a  signed waiver of notice, whether before or after
such meeting.

                                        5
<PAGE>
          3.5.  SPECIAL MEETINGS; NOTICE.  Special meetings of the Board of
Directors shall be held whenever called  by  the  Chairman of the Board, by
the President or by a majority of the members of the Board of Directors, at
such place (within or without the State of Delaware),  date and hour as may
be  specified  in  the  respective  notices  or waivers of notice  of  such
meetings.  Special meetings of the Board of Directors  may  be called on 24
hours'  notice,  if  notice  is  given  to each Director personally  or  by
telephone or facsimile, or on three days'  notice,  if  notice is mailed to
each  Director.   Unless  otherwise  indicated in the notice  thereof,  and
subject to the terms of Operating Agreement,  any  and  all business may be
transaction  at any special meeting of the Board of Directors.   Notice  of
any special meeting  need  not  be  given  to any Director who attends such
meeting without protesting the lack of notice to him or her, prior to or at
the commencement of such meeting, or to any  Director  who submits a signed
waiver of notice, whether before or after such meeting.

          3.6.  QUORUM:  VOTING.  Subject  to  the terms of  the  Operating
Agreement and these By-Laws with respect to matters  on which action may be
taken without the presence of a quorum, at all meetings  of  the  Board  of
Directors,  the  presence  of  a  majority  of  the  members  of  the Board
(including in such membership count the Specially Appointed Director(s) and
the  Payments  Director)  then  in  office as Directors shall constitute  a
quorum for the transaction of business.   Except  as  otherwise required by
law, and subject to the terms of the Operating Agreement  and these By-Laws
(with  respect to the required vote of disinterested Directors  on  certain
specified  matters  or  otherwise), the vote of a majority of the Directors
present at any meeting at which a quorum is present shall be the act of the
Board of Directors.

          3.7.  ADJOURNMENT.   A majority of the Directors present, whether
or  not  a quorum is present, may adjourn  any  meeting  of  the  Board  of
Directors  to  another  time  or  place.   No  notice  need be given of any
adjourned  meeting unless the time and place of the adjourned  meeting  are
not announced  at  the time of adjournment, in which case notice conforming
to the requirements of Section 3.5 hereof shall be given to each Director.

          3.8.  ACTION WITHOUT A MEETING.  Any action required or permitted
to be taken at any meeting of the Board of Directors may be taken without a
meeting  if all members of  the  Board  of  Directors  consent  thereto  in
writing, and  such  writing  or  writings  are  filed  with  the minutes of
proceedings of the Board of Directors.

          3.9.  REGULATIONS: MANNER  OF  ACTING.   To the extent consistent
with applicable law and the terms of the Operating Agreement,  the Board of
Directors may adopt such rules and regulations for the conduct of  meetings
of  the  Board of Directors and for the management of the property, affairs
and business of the Company as the Board of Directors may deem appropriate.

          3.10. ACTION BY  TELEPHONIC COMMUNICATIONS.  Members of the Board
of Directors may participate  in  a  meeting  of  the Board of Directors by
means of conference telephone or similar communications  equipment by means
of which all Persons participating in the meeting can hear  each other, and
participation  in  a  meeting  pursuant  to this provision shall constitute
presence in person at such meeting.

                                        6
<PAGE>
          3.11. RESIGNATIONS; REMOVAL.   Subject   to   the  terms  of  the
Operating Agreement, a Director may resign at any time upon  60 days' prior
written notice to the Company.  A Director may be removed, with  or without
cause at any time pursuant to the terms of the Operating Agreement.

          3.12. VACANCIES AND NEWLY CREATED DIRECTORSHIPS.  Subject  to the
terms  of  the Operating Agreement (with respect to the Specially Appointed
Director(s),  Payments  Director,  or  other  Directors  to be elected by a
specific  class of Shares), if any vacancies shall exist or  occur  in  the
Board of Directors,  by reason of death, resignation, removal or otherwise,
or if the authorized number of Directors shall be increased by the Board of
Directors or by the Operating Agreement, the Directors then in office shall
continue to act, and such  vacancies and newly created directorships may be
filled by a majority of the  Directors then in office, although less than a
quorum.  A Director elected to  fill  a vacancy or a newly created position
on the Board shall hold office until his  or her successor has been elected
and qualified or until his or her earlier death,  resignation  or  removal.
Any  such vacancy or newly created position on the Board of Directors  also
may be  filled at any time by vote of Shareholders pursuant to the terms of
the Operating  Agreement  and  Section  3.3  hereof.   In  the event that a
vacancy on the Board of Directors is filled pursuant to the  terms  of this
Section  3.12,  any  such  replacement  shall  assume  the  term of his/her
predecessor.

          3.13. BOOKS AND RECORDS. (a) The Board of Directors  shall  cause
to  be  kept  complete  and  accurate  books  and records of account of the
Company.  The books of the Company (other than  books  required to maintain
Capital Accounts) shall be kept on a basis that permits  the preparation of
financial  statements  in  accordance  with  generally accepted  accounting
principles,  and  shall be made available to the  Board  of  Directors  for
review from time to time, at the principal business office of the Company.

          (b)  In addition  to  the  foregoing,  and  for purposes of fully
complying  with  the  Act  so  to  allow  Shareholders  access  to  certain
information relating to the Company (for any purpose reasonably  related to
the requesting Shareholder's interest as a Shareholder of the Company), the
Company  shall  maintain  at  its  principal  business office the following
information:  (i) a current list of the full name  and  last known business
or  mailing  address  of  each  Shareholder  and  Director,  set  forth  in
alphabetical order, (ii) a copy of the Certificate, the Operating Agreement
and  By-Laws including all amendments thereto, and executed copies  of  all
powers  of  attorney  pursuant  to  which  the  Certificate,  the Operating
Agreement or any amendment thereto has been executed, (iii) copies  of  the
Company's federal, state and local income tax returns and reports, for each
fiscal  year of the Company, (iv) copies of any financial statements of the
Company for  the  three  most  recent years (or for such number of years as
shall be necessary to afford a Shareholder  full  information regarding the
financial  condition  of  the  Company),  (v)  true  and  full  information
regarding  the  status of the business of the Company, (vi) true  and  full
information regarding the amount of cash and a description and statement of
the agreed value  of  any  other  property  or services contributed by each
Shareholder  and which each Shareholder has agreed  to  contribute  in  the
future, and the  date  on  which  each  became a Shareholder, and (vii) all
other records and information required to  be  maintained  pursuant  to the
Act.   A  Shareholder  desiring  to review any of the foregoing information
must, prior to being given access  to  such  information,  make  a  written
request  on  the  Board  of  Directors  or  President  of  the  Company for

                                        7
<PAGE>
permission  to review such information.  Whether or not to allow access  to
Shareholders  to  any  of  the  foregoing  information shall be at the sole
discretion of the Board of Directors or President of the Company, and shall
be subject to such reasonable standards (including standards governing what
information and documents are to be furnished at what time and location and
at whose expense) as shall be established by  the  Board  of  Directors  or
President of the Company from time to time.

          (c)  Notwithstanding  anything  contained in the foregoing to the
contrary, but subject to the provisions of  the Act, the Board of Directors
and  the  President  each  has  the  right to keep  confidential  from  the
Shareholders,  for  such  period of time  as  the  Board  of  Directors  or
President deems reasonable, any information which the Board of Directors or
President reasonably believes to be in the nature of trade secrets or other
information the disclosure  of which the Board of Directors or President in
good faith believes is not in  the  best  interest  of the Company or could
damage the Company or its business or which the Company  is required by law
or by agreement with a third party to keep confidential.

          3.14. REPORTS.  Forthwith  upon request, the Board  of  Directors
shall, at the cost and expense of the  Company,  cause  the officers of the
Company  to  furnish  to  each  Director  such information bearing  on  the
financial condition and operations of the Company  as any such Director may
from time to time reasonably request, provided however,  that such Director
shall hold and maintain all such information in confidence unless otherwise
approved in advance by the Board of Directors.

          3.15. COMPENSATION  TO DIRECTORS.  Compensation for  any Director
shall  be  determined  by  the  affirmative  vote  of  a  majority  of  the
disinterested Directors, even though  the  disinterested  Directors be less
than a quorum.  Upon submission of appropriate documentation,  the  Company
shall reimburse Directors for all reasonable costs and expenses incurred by
each  Director  in  the  performance of his/her duties as a Director of the
Company.

          3.16. RESERVES.  The  Board of Directors may from time to time in
its discretion establish reasonable cash reserves.

          3.17. COMMITTEES  OF  THE   BOARD  OF  DIRECTORS.   The  Board of
Directors may, from time to time, establish  committees  of  the  Board  of
Directors to exercise such powers and authorities of the Board of Directors
and  to  perform  such  other functions, as the Board of Directors may from
time to time determine by resolution.  Such committees shall be composed of
two  or more Directors.  The  Chairman  of  the  Board  shall  appoint  the
chairman  of  each such committee, and the Board of Directors shall appoint
the remaining members of the committee.

                            ARTICLE IV.

                             OFFICERS
                             --------

          4.1.  NUMBER.  The  officers  of  the  Company shall consist of a
Chairman  of  the  Board,  a  President,  one  or  more Vice-Presidents,  a
Secretary, a Chief Financial Officer, and, if deemed  necessary, expedient,
or desirable by the Board of Directors, one or more Assistant  Secretaries,

                                        8
<PAGE>
one or more Assistant Financial Officers, and such other officers with such
titles  as  the  resolution  of the Board of Directors choosing them  shall
designate.

          4.2.  ELECTION. Unless  otherwise  determined  by  the  Board  of
Directors,  the  officers  of  the Company shall be elected by the Board of
Directors at the annual meeting  of  the  Board  of Directors, and shall be
elected  to  hold office until the next succeeding annual  meeting  of  the
Board of Directors.   In the event of the failure to elect officers at such
annual meeting, officers  may  be elected at any regular or special meeting
of the Board of Directors.  Each officer shall hold office until his or her
successor has been elected and qualified,  or  until  his  or  her  earlier
death, resignation or removal.

          4.3.  SALARIES.  The salaries of the Chief Executive Officer  and
the Executive and Senior Vice  Presidents  of the Company shall be fixed by
the Compensation Commitee; the salaries of the  other  officers,  employees
and agents of the Company shall be fixed by the Board of Directors.

          4.4.  RESIGNATION,  VACANCIES   AND   REMOVAL.   Subject  to  any
employment contractual arrangements that may be in  place with the Company,
any officer may resign at any time by giving written notice of resignation,
signed  by  such  officer,  to  the  Board of Directors, at  the  Company's
principal  office.  Unless otherwise specified  therein,  such  resignation
shall take effect  upon  delivery.   Any vacancy occurring in any office of
the Company by death, resignation, removal  or otherwise, shall, subject to
the terms of the Operating Agreement, be filled  by the Board of Directors.
Subject to any employment contractual arrangements  that  may  be  in place
with  the Company, all officers, agents and employees of the Company  shall
be subject  to removal with or without cause at any time by the affirmative
vote of a majority of all members of the Board of Directors then in office.

          4.5.  AUTHORITY  AND DUTIES  OF  OFFICERS.   The  officers of the
Company  shall  have  such  authority  and  shall exercise such powers  and
perform  such  duties as may be specified in the  Operating  Agreement,  in
these By-Laws or  from  time to time by the Board of Directors, except that
in any event each officer  shall  exercise  such  powers  and  perform such
duties as may be required by law.  The express powers and duties  set forth
below  for  each  officer  shall  not  restrict nor be in limitation of any
powers or duties that may be delegated to  any such officer by the Board of
Directors or the President.

          4.6.  THE CHAIRMAN OF THE BOARD.  The Chairman of the Board shall
preside at all meeting of the Shareholders and of the Board of Directors at
which he or she is present.  The Chairman of the  Board  (a)  shall perform
all of the duties usually incident to such office, subject to the direction
of  the Board of Directors and (b) shall perform such other duties  as  may
from  time to time be assigned by the Board of Directors to the Chairman of
the Board.

          4.7.  THE PRESIDENT.   The President shall be the chief executive
officer and the chief operating officer  of the Company, shall have general
control and supervision of the policies and  operations of the Company, and
shall see that all orders and resolutions of the  Board  of  Directors  are
carried  into  effect.  He or she shall manage and administer the Company's
business and affairs.   In  the  event  of the absence or disability of the
Chairman of the Board, the President shall  preside  at all meetings of the

                                        9
<PAGE>
Shareholders and the Directors at which he or she is present.   He  or  she
shall have the authority to sign, in the name and on behalf of the Company,
checks,  orders,  contracts,  leases, notes, drafts and other documents and
instruments in connection with  the  business  of the Company, and together
with the Secretary or an Assistant Secretary, conveyances  of  real  estate
and  other  documents and instruments to which the seal of the Company,  if
any, is affixed,  subject  to  any  requirements  for prior approval of the
Board of Directors and/or the Shareholders contained  in  the Act or in the
Operating  Agreement.   He  or  she shall have the authority to  cause  the
employment or appointment of such  employees  and  agents of the Company as
the conduct of the business of the Company may require,  and  to  remove or
suspend  any  employee  or  agent elected or appointed by him or her.   The
President shall perform such other duties and have such other powers as the
Board of Directors may from time to time prescribe.

          4.8.  THE VICE PRESIDENT.   If one  or  more  Vice  Presidents is
elected,  he/they shall perform the duties of the President in his  absence
(in their order  of rank) and such other duties as may from time to time be
assigned to them by the Board of Directors or the President.

          4.9.  THE  SECRETARY.   The Secretary  shall  have  the following
powers  and  duties:   (a)  keep  or  cause to be kept a record of all  the
proceedings of the meetings of Shareholders  and  of the Board of Directors
in books provided for that purpose; (b) cause all notices  to be duly given
in accordance with the provisions of these By-Laws and as required  by law;
(c)  be  the custodian of the records of the Company; (d) properly maintain
and  file all  books,  reports,  statements,  certificates  and  all  other
documents and records required by law, the terms of the Operating Agreement
or these  By-Laws;  (e) have charge of the books and ledgers of the Company
and cause the books to  be  kept  in such manner as to show at any time the
Shares of all Shareholders, the names  (alphabetically  arranged)  and  the
addresses  of  the  Shareholders, the Shares held by such Shareholders, and
the date as of which  each became a Shareholder; (f) sign (unless the Chief
Financial Officer, an Assistant  Financial  Officer  or Assistant Secretary
shall have signed) certificates (if any) representing  Shares, the issuance
of  which  shall  have been authorized by the Board of Directors;  and  (g)
perform, in general,  all  duties  incident to the officer of Secretary and
such other duties as may be assigned to him or her from time to time by the
Board of Directors or the President.

          4.10. THE CHIEF FINANCIAL OFFICER.   The Chief  Financial Officer
shall  have  the  following  powers  and  duties:   (a)  have  charge   and
supervision  over  and  be responsible for the moneys, securities, receipts
and disbursements of the  Company,  and shall keep or cause to be kept full
and accurate records of all receipts  of  the Company; (b) cause the moneys
and other valuable effects of the Company to  be  deposited in the name and
to the credit of the Company in such banks or trust  companies or with such
bankers or other depositaries as shall be selected in  accordance  with the
terms of the Operating Agreement and these By-Laws; (c) cause the moneys of
the  Company  to  be  disbursed by checks or drafts (signed as provided  in
Section 7.2 hereof) upon  the  authorized  depositaries  of the Company and
cause  to be taken and preserved proper vouchers for all moneys  disbursed;
(d)  render  to  the  Board  of  Directors,  individual  directors  or  the
President,  whenever  requested,  a statement of the financial condition of
the Company and of all his or her transactions  as Chief Financial Officer,
and  render  a  full  financial  report  at  the  annual   meeting  of  the
Shareholders,  if  called  upon to do so by the Board of Directors  or  the

                                        10
<PAGE>
President; (e) be empowered  from time to time to require from any officers
or agents of the Company reports  or  statements giving such information as
he or she may desire with respect to any  and all financial transactions of
the  Company;  (f)  sign  (unless an Assistant  Financial  Officer  or  the
Secretary or an Assistant Secretary  shall  have  signed)  certificates (if
any) representing Shares, the issuance of which shall have been  authorized
by the Board of Directors; and (g) perform, in general, all duties incident
to  the office of Chief Financial Officer and such other duties as  may  be
assigned  to  him or her from time to time by the Board of Directors or the
President.

          4.11. ADDITIONAL  OFFICERS.  The  Board  of Directors may appoint
such other officers and agents as it may deem appropriate,  and  such other
officers  and  agents  shall  hold  their  offices for such terms and shall
exercise such powers and perform such duties as may be determined from time
to time by the Board of Directors.  The Board  of  Directors  from  time to
time  may delegate to any officer or agent the power to appoint subordinate
officers  or  agents  and  to  prescribe  their respective rights, terms of
office, authorities and duties.  Any such officer  or  agent may remove any
such subordinate officer or agent appointed by him or her,  for  or without
cause.

          4.12. FAILURE  TO  ELECT.  A failure to elect officers shall  not
dissolve or otherwise affect the Company.

                            ARTICLE V.

                     NOTICE; WAIVERS OF NOTICE
                     -------------------------

          5.1.  NOTICE, WHAT CONSTITUTES.   Except as otherwise provided by
the terms of these By-Laws, any provision of applicable  law, the Operating
Agreement  or  these  By-Laws  which  requires  notice to be given  to  any
Director or Shareholder of the Company shall not  be deemed or construed to
require personal notice (unless otherwise expressly provided therein), such
notice may be given in writing and delivered by telecopy,  first  or second
class  mail  or  Federal  Express  or similar expedited commercial carrier,
addressed to such Director or Shareholder  at  his address as it appears on
the records of the Company, with postage thereon  prepaid,  and such notice
shall  be  deemed  to  be  given  at the time when the same is received  or
deposited in the U.S. mail or with  Federal  Express  or  similar expedited
commercial carrier or at the time it is telecopied.

          Whenever  any  notice is required to be given by applicable  law,
the terms of the Operating  Agreement  or these By-Laws to any Shareholder,
to whom (a) notice of two consecutive annual  meetings,  and all notices of
meetings or of the taking of action by written consent without a meeting to
such  Shareholder  during  the  period between such two consecutive  annual
meetings, or (b) all, and at least  two,  distributions  (if  sent by first
class mail, Federal Express or similar expedited commercial carrier) during
a  twelve-month  period, have been mailed addressed to such Shareholder  at
his address as shown  on  the records of the Company and have been returned
undeliverable, the giving of  such  notice  to  such  Shareholder shall not
thereafter be required.  Any action or meeting which shall be taken or held
without notice to such Shareholder shall have the same  force and effect as
if such notice had been duly given.

                                        11
<PAGE>
          If  any such Shareholder shall deliver to the Company  a  written
notice setting  forth his then current address, the requirement that notice
be given to such Shareholder shall be reinstated.

          5.2.  WAIVERS OF  NOTICE.   Except  as  otherwise provided by the
terms of these By-Laws, whenever any notice is required  to  be given under
applicable  law, the terms of the Operating Agreement or these  By-Laws,  a
written waiver  thereof,  signed  by the person or persons entitled to such
notice, whether before or after the  time  stated  therein, shall be deemed
equivalent to notice.  Except as otherwise provided  by applicable law, the
terms of the Operating Agreement or these By-Laws, neither  the business to
be  transacted  at, nor the purpose of, any regular or special  meeting  of
Shareholders, Directors  or  members  of  a  committee of Directors need be
specified in any written waiver of notice of such meeting.

                            ARTICLE VI.

              CERTIFICATES OF SHARES, TRANSFER, ETC.
              --------------------------------------

          6.1.  ISSUANCE.  Each  Shareholder  shall   be   entitled   to  a
certificate or certificates for Shares of the Company owned by him, her  or
it  upon  his,  her or its request therefor.  The Share certificates of the
Company shall be  registered  in the Share ledger and transfer books of the
Company as they are issued.  They  shall  be  signed by (i) the Chairman of
the Board, the President or a Vice-President, and  (ii) the Secretary or an
Assistant  Secretary,  if  any,  or by the Chief Financial  Officer  or  an
Assistant Financial Officer, if any;  and shall bear the Company's seal, if
any, which may be a facsimile, engraved  or  printed.   Any  or  all of the
signatures  upon  such certificate may be a facsimile, engraved or printed.
In case any officer,  transfer  agent or registrar who has signed, or whose
facsimile signature has been placed  upon, any share certificate shall have
ceased  to  be  such  officer,  transfer  agent  or  registrar  before  the
certificate is issued, it may be issued with  the  same  effect as if he or
she  were  such  officer, transfer agent or registrar at the  date  of  its
issue.

          6.2.  TRANSFER, LEGENDS,  ETC.   Upon surrender to the Company or
the transfer agent of the Company of a certificate for shares duly endorsed
or accompanied by proper evidence of succession, assignment or authority to
transfer, the Company shall issue a new certificate  to the person entitled
thereto,  cancel  the  old  certificate, and record the reaction  upon  its
books.   Subject  to  applicable  law,  the  Board  of  Directors  may,  by
resolution, (a) impose restrictions on transfer or registration of transfer
of Shares of the Company, and (b) require as a condition to the issuance or
transfer of such Shares  that the person or persons to whom such Shares are
to be issued or transferred  agree in writing to such restrictions.  In the
event that any such restrictions  on  transfer  or registration of transfer
are  so  imposed,  the  Company  shall  require that such  restrictions  be
conspicuously noted on all certificates representing such Shares.

          6.3.  SHARE CERTIFICATE.  Share certificates of the Company shall
be in such form as is required or authorized by statute and approved by the
Board of Directors.  The Share record books and the blank Share certificate
books shall be kept by the Secretary or an  Assistant Secretary, if any, or
by any agent designated by the Board of Directors for that purpose.

                                        12
<PAGE>

          6.4.  LOST, STOLEN, DEFACED, WORN OUT, OR DESTROYED. The Board of
Directors  may direct a new certificate or certificates  to  be  issued  in
place of any  certificate or certificates theretofore issued by the Company
alleged to have been lost, stolen, defaced, worn out or destroyed, upon the
making of an affidavit  of that fact by the person claiming the certificate
of  Share  to  be lost, stolen,  defaced,  worn  out  or  destroyed.   When
authorizing such issuance of a new certificate or certificates, the Company
may, as a condition precedent thereto, (a) require the owner of any defaced
or worn out certificate  to  deliver  such  certificate  to the Company and
order the cancellation of the same, and (b) require the owner  of any lost,
stolen, or destroyed certificate or certificates, or his, her or  its legal
representative,  to advertise the same in such manner as the Company  shall
require and to give  the  Company  a  bond  in such sum as it may direct as
indemnity  against  any claim that may be made  against  the  Company  with
respect to the certificate alleged to have been lost, stolen, or destroyed.
Thereupon, the Company  may  cause  to  be  issued  to  such  person  a new
certificate  in  replacement for the certificate alleged to have been lost,
stolen, defaced, worn  out  or  destroyed.   Upon  the  stub  of  every new
certificate so issued shall be noted the fact of such issue and the number,
date  and  name of the registered owner of the lost, stolen, defaced,  worn
out or destroyed  certificate  in  lieu  of  which  the  new certificate is
issued.  Every certificate issued hereunder shall be issued without payment
to the Company for such certificate; provided, that there  shall be paid to
the Company a sum equal to any exceptional expenses incurred by the Company
in  providing  for  or  obtaining  any  such indemnity and security  as  is
referred to herein.

          6.5.  RECORD HOLDER OF SHARES.   Except as  otherwise provided by
applicable law, the terms of the Operating Agreement, or these By-Laws, the
Company (a) shall be entitled to recognize the exclusive  right of a person
registered on its books as the owner of Shares to receive distributions and
to vote as such owner and (b) shall not be bound to recognize any equitable
or other claim to or interest in such Share or Shares on the  part  of  any
other person, whether or not it shall have express or other notice thereon.

          The  Company  may  treat  a  fiduciary  as  having  capacity  and
authority  to  exercise  all  rights  of  ownership in respect of Shares of
record in the name of a decedent holder, a  person,  firm or corporation in
conservation, receivership or bankruptcy, a minor, an  incompetent  person,
or  a  person under disability, as the case may be, for whom such fiduciary
is acting,  and  the Company, its transfer agent and its registrar, if any,
upon presentation  of  evidence  of  appointment of such fiduciary shall be
under no duty to inquire as to the powers  of  such fiduciary and shall not
be liable for any loss caused by any act done or  omitted to be done by the
Company or its transfer agent or registrar, if any, in reliance thereon.

          6.6.  DETERMINATION OF SHAREHOLDERS OF RECORD.  In order that the
Company may determine the Shareholders entitled to notice of  or to vote at
any  meeting  of  Shareholders  or  any  adjournment thereof, or to express
consent to the Company's actions in writing  without a meeting, or entitled
to exercise any rights in respect of any change,  conversion or exchange of
Shares,  or  for  the  purpose  of any other lawful action,  the  Board  of
Directors may fix, in advance, a  record date, which shall not be more than
sixty (60) nor less than ten (10) calendar  days  before  the  date of such
meeting, nor more than sixty (60) calendar days prior to any other action.

                                        13
<PAGE>
          If no record date is fixed:

          (a)  The  record  date  for determining Shareholders entitled  to
               notice of or to vote  at  a meeting of Shareholders shall be
               at the close of business on  the  day next preceding the day
               on which notice is given, or, if notice  is  waived,  at the
               close of business on the day next preceding the day on which
               the meeting is held.

          (b)  The  record  date  for  determining Shareholders entitled to
               express consent to corporate  action  in  writing  without a
               meeting,  when no prior action by the Board of Directors  is
               necessary,  shall  be  the  day  on  which the first written
               consent is expressed.

          (c)  The record date for determining Shareholders  for  any other
               purpose  shall  be  at  the close of business on the day  on
               which the Board of Directors  adopts the resolution relating
               thereto.

A determination of Shareholders of record entitled  to notice of or to vote
at a meeting of Shareholders shall apply to any adjournment of the meeting;
provided,  that the Board of Directors may fix a new record  date  for  the
adjourned meeting.

          6.7.  APPOINTMENT OF TRANSFER AGENTS, REGISTRARS, ETC.  The Board
of Directors may from time to  time  by  resolution appoint (a) one or more
transfer agents and registrars for the Shares  of  the  Company, (b) a plan
agent to administer any employee benefit, dividend reinvestment, or similar
plan of the Company, and (c) a dividend disbursing agent  to  disburse  any
and  all  dividends authorized by the Board and payable with respect to the
Shares of the Company.  The Board of Directors shall also have authority to
make such other  rules  and  regulations,  not inconsistent with applicable
law, the terms of the Operating Agreement or  these  By-Laws,  as  it deems
necessary   or  advisable  with  respect  to  the  issuance,  transfer  and
registration of certificates for Shares and the Shares represented thereby.

                            ARTICLE VII.

                        GENERAL PROVISIONS
                        ------------------

          7.1.  CONTRACTS, ETC.  Except as otherwise provided by applicable
law, the terms  of  the  Operating Agreement or these By-Laws, the Board of
Directors may authorize any officer or officers, any employee or employees,
or  any  agent  or agents, to  enter  into  any  contract  or  to  execute,
acknowledge  or deliver  any  agreement,  deed,  mortgage,  bond  or  other
instrument in  the  name  of and on behalf of the Company, and to affix the
Company's seal, if any, thereon.  Such authority may be general or confined
to specific instances.

          7.2.  CHECKS.  All checks, notes, obligations, bills of exchange,
acceptances or other orders in  writing  shall  be signed by such person or
persons  as  the  Board  of Directors may from time to  time  designate  by
resolution, or by those officers  of  the  Corporation  given  such express
authority by the terms of these By-Laws.

                                        14
<PAGE>
          7.3.  COMPANY'S SEAL.   The Company's seal, if any such  seal  is
approved by the Board of Directors,  shall  have inscribed thereon the name
of the Company and the year of its formation.   The  seal  may  be  used by
causing  it  or  a  facsimile  thereof to be impressed or affixed or in any
other manner reproduced.

          7.4.  DEPOSITS.  All funds of the Company shall be deposited from
time to time to the credit of the credit  of  the  Company  in  such banks,
trust companies or other depositories as the Board of Directors may approve
or  designate,  and  all such funds shall be withdrawn only upon checks  or
other orders signed by  such  one  or more officers, employees or agents as
designated in the Operating Agreement,  in  these  By-Laws  or from time to
time by the Board of Directors.

          7.5.  AMENDMENT OF BY-LAW.  Except as otherwise provided  by  the
terms of the Operating Agreement, these By-Laws may be amended, modified or
repealed, or new By-Laws may  be  adopted,  by  the  affirmative  vote of a
majority  of  all  members of the Board of Directors then in office at  any
regular meeting of the  Board  of  Directors,  or  at  any  special meeting
thereof, if notice of such amendment, modification, repeal, or  adoption of
new By-Laws is contained in the notice of such special meeting.

          7.6.  OPERATING AGREEMENT. In the event of a conflict between the
provisions  of  these By-Laws and the Provisions of the Operating Agreement
or of applicable  law, the terms of the Operating Agreement or of such law,
respectively, shall control.

                           * * * * * * *

                                        15

                                                                   NH43953.1
<PAGE>




             
                   EXHIBIT NO. 11
         COMPUTATION OF EARNINGS PER SHARE


   A dual presentation of basic and diluted EPS is presented for Growth
Shares. Basic EPS is calculated by dividing net income allocable to Growth
Shares by the weighted average number of Growth Shares outstanding.  In
addition to Growth Shares that are issued and outstanding, the weighted
average shares outstanding includes the Deferred Shares payable under the
Directors' Plan (see Note 16 to the Company's Form 10-K included herein) and
the vested portion of restricted shares granted to officers (see Note 16 to the
Company's Form 10-K included herein). 

   The calculation of diluted EPS is similar to that of basic EPS except
that the denominator is increased to include the number of additional shares
that would have been outstanding if the restricted shares had vested, options
granted had been exercised and the Preferred Shares and Preferred CD Shares
had been converted to Growth Shares. Accordingly, the numerator is adjusted
to add back the income allocable to the Preferred and Preferred CD Shares, as
well as the Term Growth Shares, that would have been allocated to Growth
Shares as a result of the conversion of these shares. The diluted EPS
calculation does not assume conversion if the conversion would have an anti-
dilutive effect on EPS. The following tables reconcile the numerators and
denominators in the basic and diluted EPS calculations for 1997 and 1996:


<TABLE>
<CAPTION>

                              For the year ended December 31, 1997
                          (in thousands, except share and per share data)
                            ------------------------------------------
                                  Income       Shares         Per Share
                                (Numerator)  (Denominator)     Amount
                             --------------  -------------- --------------
<S>                           <C>           <C>            <C>
Basic EPS

Income allocable to growth shares $16,739    11,094,881     $   1.51
                                               
Effect of Dilutive Securities

Options and restricted shares           -        59,611

Convertible preferred shares
  (including term growth shares)    2,058     1,383,025
                             -------------- -------------- --------------
Dilutive EPS

Income allocable to growth shares
   plus assumed conversions       $18,797    12,537,517    $   1.50
                             ============== ============== =============



                               For the period ended December 31, 1996
                            (in thousands, except share and per share data)
                            ------------------------------------------
                                   Income        Shares       Per Share
                                 (Numerator)  (Denominator)    Amount
                              --------------- --------------- -----------
<S>                           <C>              <C>             <C>
Basic EPS

Income allocable to growth shares $  6,275         11,122,705    $ 0.56
                                               
Effect of Dilutive Securities

Options and restricted shares            -                343

Convertible preferred shares
  (including term growth shares)         -                  -
                            ----------------- -------------- ----------
Dilutive EPS

Income allocable to growth shares
   plus assumed conversions      $6,275         11,123,048    $ 0.56
                            ================= ============= ===========



   For the period ended December 31, 1996, the effect of the potential
dilution from the conversion of the preferred shares is not included in the
calculation of diluted EPS because the effect of the conversion would have
been anti-dilutive.



                      EXHIBIT 21
           SUBSIDIARIES OF THE REGISTRANT



Name of Subsidiary                         Jurisdiction of Incorporation

SCA Tax Exempt Trust                        Maryland
MMACap, LLC                                 Delaware
Municipal Mortgage Servicing, LLC           Maryland
Municipal Mortgage Investments, LLC         Maryland



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