INTEREST RATES & INCOME LOANS.

INTEREST RATES & INCOME LOANS

INCOME PROPERTY LOANS

RATES AS OF OCTOBER 31, 2001


                        TYPE    RATE  LTV  POINTS  MARGIN  ADJUST

Action Lending           Res  6.875%   90   1.000      NA       F
CalFed Lending           MDU  6.500%   75   1.777      NA       F
Chase Manhattan          MDU  6.875%   70   1.750      NA       F
Downey Savings           Res  6.375%   75   1.750      NA       F
First Federal Bank       MDU  6.706%   75   2.200   2.600      1M
Hawthorne Savings, FSB   MDU  7.750%   75   1.000   2.500      6M
PFF Bank & Trust         Res  6.750%   70   2.000      NA       F
Provident Bank Mfg.      Res  6.375%   75   2.000      NA       F
Union Bank               MDU  6.750%   65   2.000      NA       F
United California Bank   Res  7.250%   70   1.625      NA       F
World Savings Bank       Res  6.550%   70   2.500      NA       F




                        NOTES

Action Lending          N/O/O SFR
CalFed Lending          N/O/O 1-4 UNITS
Chase Manhattan         N/O/O 1-4 UNITS
Downey Savings          SFR N/O/O
First Federal Bank      5+UNITS
Hawthorne Savings, FSB  37+UNITS
PFF Bank & Trust        N/O/O SFR
Provident Bank Mfg.     N/O/O SFR
Union Bank              N/O/O 1-4 UNITS
United California Bank  SFR N/O/O
World Savings Bank      N/O/O SFR



The above rates reflect lender requirements such as soundness of
investment, underwriter guidelines and other considerations. In
general, rates are for "A quality" - building, location, and
credit. Verify rate and terms prior to applying for a loan. This
information is presented for comparison only and should not be
construed as an endorsement of any ot the above organizations or
products.

GUIDE TO ABBREVIATIONS

Type Com = Commercial; MDU = Multi.Dwelling Units; Ind =Industrial;
Res = Residential; Const = Construction.

Rate (Interest rate) Start rate for adjustable mortgages or note
rate for fixed rate loans. A.P.R.s will be higher.

LTV Loan to value ratio (in %) 100minus LTV equals % down payment
needed.

Points Percent of loan balance paidto lender at time ofloan
closing.

Margin (in %) is lenders profit;margin plus index equals actual
rate after first adjustment.

Adjust Adjustment frequency: #M =number of months; #Y =number
of years; F =Fixed rate loan with no adjustment. (Note that all
1-month adjustable loans have possible negative amortization)

Comments SFR = Single family residence; N/O/O = Non-owner occupied;
APTS = Apartments; PUR = Purchase; PUD= Planned unit development;
PRI = Prime rate;CONV TO PERM = Converted to permanent rate.
INTEREST RATE SURVEY


                            CERTIFICATE OF
                            DEPOSIT YIELDS

                                   $10,000        $50,000

                                     6 mo.  1 yr    6 mo.  1 yr

Banco Popular N.A.                    2.60  2.91     2.71  3.01
Calif. Bank & Trust                   2.17  2.22     2.17  2.22
Calif. Fed. Bank                      2.35  2.40     2.35  2.40
Cathay Bank                           2.22  2.32     2.32  2.43
Citibank                              1.90  2.05     1.90  2.05
Community Com. Bk                     2.73  2.94     2.73  2.94
Downey Savings                        2.30  2.40     2.30  2.40
Fidelity Federal Bank                 2.28  2.58     2.28  2.58
First Bk of Bev. Hills                2.55  2.75     2.85  3.00
First Fed. Bank CA                    2.63  2.88     2.68  2.93
First Fidelity Invest. & L            3.00  3.25     3.00  3.25
First Republic Bank                   3.15  3.30     3.15  3.30
Fremont Invest. & L                   3.55  3.50     3.55  3.50
Hawthorne Savings, F.S.B.             2.38  2.63     2.38  2.63
Imperial Capital Bank                 3.30  3.50     3.30  3.50
IndyMac Bank                          3.20  3.30     3.25  3.30
Manufacturers Bank                    2.12  2.22     2.12  2.22
Northern Trust Bank                   2.60  2.90     2.60  2.90
Pacific Bus. Bank                     2.11  2.35     2.11  2.45
Pacific Crest Bank                    2.50  2.75     3.00  3.25
People's Bk of CA                     2.80  2.90     2.80  2.90
PFF Bank & Trust                      2.60  2.65     2.60  2.65
Provident Bank                        2.05  2.25     2.10  2.30
Quaker City Bank                      2.50  2.75     2.50  2.75
Southern Pacific Bk                   3.19  3.39     3.30  3.49
The California CU                     2.75  3.00     2.75  3.00
Trust Bank                            2.45  2.50     2.55  2.65
Union Bank of CA                      2.28  2.33     2.33  2.38
Universal Bank                        2.20  2.50     2.40  2.50
Washington Mutual                     2.25  2.40     2.25  2.40
Wells Fargo Bank                      2.00  2.20     2.10  2.30
Western Financial                     2.50  3.50     2.50  3.50
World Sav. Bank.                      3.00  3.00     3.00  3.00



                                                     JUMBO
                                            MORTGAGE LOANS

                            $100,000            Fixed rate

                               6 mo.  1 yr     Rate/points   APR

Banco Popular N.A.              2.86  3.16              NA    NA
Calif. Bank & Trust             2.17  2.22       7.00/1.00  7.13
Calif. Fed. Bank                2.35  2.40      6.50/2.198  6.74
Cathay Bank                     2.38  2.48      7.125/0.50  7.20
Citibank                        1.90  2.05      6.50/2.125  6.73
Community Com. Bk               2.73  2.94              NA    NA
Downey Savings                  2.30  2.40     6.375/2.125  6.60
Fidelity Federal Bank           2.30  2.60       6.65/1.00  6.81
First Bk of Bev. Hills          2.85  3.00              NA    NA
First Fed. Bank CA              2.68  2.93       6.50/2.25  6.78
First Fidelity Invest. & L      3.00  3.25              NA    NA
First Republic Bank             3.15  3.30              NA    NA
Fremont Invest. & L             3.30  3.25              NA    NA
Hawthorne Savings, F.S.B.       2.38  2.63              NA    NA
Imperial Capital Bank           3.30  3.50              NA    NA
IndyMac Bank                    3.25  3.30              NA    NA
Manufacturers Bank              2.17  2.28              NA    NA
Northern Trust Bank             2.90  3.00              NA    NA
Pacific Bus. Bank               2.46  2.60              NA    NA
Pacific Crest Bank              3.00  3.25              NA    NA
People's Bk of CA               2.80  2.90       6.75/1.00  6.88
PFF Bank & Trust                2.70  2.75      6.875/2.00  7.12
Provident Bank                  2.10  2.30      6.375/2.50  6.64
Quaker City Bank                2.50  2.75              NA    NA
Southern Pacific Bk             3.35  3.55              NA    NA
The California CU               2.90  3.16              NA    NA
Trust Bank                      2.60  2.70      6.875/0.75  7.21
Union Bank of CA                2.23  2.40      6.625/2.00  6.84
Universal Bank                  2.40  2.50              NA    NA
Washington Mutual               2.25  2.40       6.50/1.25  6.66
Wells Fargo Bank                2.15  2.30              NA    NA
Western Financial               2.50  3.50       7.31/0.00  7.35
World Sav. Bank.                2.33  2.53       6.95/1.50  7.11






                             Adjustable

                            Rate/points   APR

Banco Popular N.A.                   NA    NA
Calif. Bank & Trust                  NA    NA
Calif. Fed. Bank            4.625/1.325  5.11
Cathay Bank                          NA    NA
Citibank                      4.75/1.00  5.24
Community Com. Bk                    NA    NA
Downey Savings                2.95/1.50  6.60
Fidelity Federal Bank                NA    NA
First Bk of Bev. Hills               NA    NA
First Fed. Bank CA            4.95/1.75  6.87
First Fidelity Invest. & L           NA    NA
First Republic Bank                  NA    NA
Fremont Invest. & L                  NA    NA
Hawthorne Savings, F.S.B.     2.95/0.00  7.67
Imperial Capital Bank                NA    NA
IndyMac Bank                         NA    NA
Manufacturers Bank                   NA    NA
Northern Trust Bank                  NA    NA
Pacific Bus. Bank                    NA    NA
Pacific Crest Bank                   NA    NA
People's Bk of CA                    NA    NA
PFF Bank & Trust              3.75/0.00  6.72
Provident Bank                2.95/1.00  6.74
Quaker City Bank              3.95/1.00  7.07
Southern Pacific Bk                  NA    NA
The California CU                    NA    NA
Trust Bank                           NA    NA
Union Bank of CA             3.875/1.00  5.23
Universal Bank                       NA    NA
Washington Mutual             3.95/1.00  6.55
Wells Fargo Bank                     NA    NA
Western Financial             6.75/0.00  6.24
World Sav. Bank.              3.95/1.00  6.84
KEY RATES RATES/YIELDS AS OF OCT. 31, 2001


Prime rate (Base rate on corporate
 loans from U.S. banks) 5.50
 Discount rate (Federal Reserve)    2.00
11th district cost of funds
 (Index used to compute
 adjustable mortgages-Aug. 01)              4.106
National cost of funds (Monthly
 median-Sav. Assoc. Ins.
 Fund -Aug. 01)                              4.59
Average jumbo fixed-rate morgage
 on a resold home (Southern
 California, Oct 25)                6.60%/1.72pts
Average jumbo adjustable-rate
 mortgage on a resold home
 (Southern California, Oct 25)      5.66%/1.21pts
Short-term Treasury bills
 (yields/H-15) 3-Month: 2.13        6-month: 2.08
Certificates of Deposit
 (yields/H-15) 3-Month: 2.22        6-month: 2.20
Corporate bonds (Average for bonds
 rated Aaa by Moody's)                       7.01



Annual percentage yields (APY) for CDs are shown except when
only the rate is available.

(+)Some Thrift & Loans offer "Investment Certificates" which
are callable with a 30-day notice and otherwise comparable to
CDs and are insured by FDIC. Some rates and APYs reflect the
most recent quote. All deposit APYs quoted are insured
(FDIC/Savings Assoc. Ins. Fund). The institutions listed above,
the Los Angeles Business Journal and Mortgage News Co. are not
responsible for errors, omissions or rate changes. The
rates/yields are shown for comparison only and specific
yields/rates should be verified prior to making an investment
decision. This chart is not an endorsement for institutions
or products shown above.

Rate for both fixed and adjustable mortgages are for 30-year
loans of at least $500,000. The rates for adjustable mortgages
are a low introductory rate for the first adjustment period.
ARM borrowers are advised to query lenders about the rate index
used, adjustment frequency, negative amortization, payments caps,
lender's margin and conversion to a fixed rate. All loans have
additional fees. All lenders provide loans with different rates
and terms for different loan amounts.