AMENDMENT NO. 1
                        TO WAREHOUSING CREDIT AGREEMENT
                         (American Finance Group, Inc.)


         THIS  AMENDMENT  NO.  1 TO  WAREHOUSING  CREDIT  AGREEMENT  dated as of
November  5, 1996  (the  "Amendment"),  is  entered  into by and among  AMERICAN
FINANCE GROUP, a Delaware corporation ("Borrower"), FIRST UNION NATIONAL BANK OF
NORTH CAROLINA  ("FUNB"),  FLEET BANK,  N.A.  ("Fleet") and each other financial
institution  which may hereafter execute and deliver an instrument of assignment
pursuant to Section 11.10 of the Credit  Agreement  (as defined  below) (any one
financial institution  individually,  a "Lender," and collectively,  "Lenders"),
and FUNB,  as agent on behalf of Lenders (not in its  individual  capacity,  but
solely as agent,  "Agent").  Capitalized  terms used herein  without  definition
shall have the same meanings herein as given to them in the Credit Agreement.

                                     RECITAL







                  A. Borrower,  Lenders and Agent have entered into that certain
Warehousing Credit Agreement dated as of May 31, 1996 (the "Credit  Agreement"),
by and  among  Borrower,  FUNB (as the sole  Lender  party  thereto),  and Agent
pursuant to which  Lenders have agreed to extend and make  available to Borrower
certain advances of money.


                  B.  Borrower  desires  that Lenders and Agent amend the Credit
Agreement to increase the aggregate amount of the Commitments by $15,000,000, to
extend the Commitment Termination Date, to release PLM Financial Services, Inc.,
a Delaware  corporation  ("FSI"),  from its Guaranty and to replace FSI with PLM
International,  Inc., a Delaware corporation ("PLMI"),  as a Guarantor,  as more
fully set forth herein.

                  C.  FUNB  is  currently  the  sole  Lender  under  the  Credit
Agreement.  On the terms and conditions set forth below, Fleet desires to become
a Lender  under the  Credit  Agreement  and to make  Loans to  Borrower  with an
aggregate Commitment of $15,000,000.

                  D. Subject to the  representations  and warranties of Borrower
and upon the terms and conditions set forth in this Amendment, Lenders and Agent
are willing to so amend the Credit Agreement.

                                    AGREEMENT

         NOW,  THEREFORE,   in  consideration  of  the  foregoing  Recitals  and
intending to be legally bound, the parties hereto agree as follows:

                  2.  AMENDMENTS.  The  Credit  Agreement  is hereby  amended as
follows:

                  1 Section 1.1 Defined Terms  (Commitment).  The  definition of
"Commitment"  set forth in  Section  1.1 of the Credit  Agreement  is amended by
deleting Schedule A to the Credit Agreement entitled  "Commitments"  referred to
in such  definition  in its  entirety  and  replacing  such  Schedule A with the
Schedule A attached to this  Amendment,  and the  respective  Commitment of each
Lender in effect from and after the effective  date of this  Amendment  shall be
equal to the amount set forth opposite such Lender's name in Schedule A.

         . The definition of "Commitment  Termination Date" set forth in Section
1.1 of the Credit Agreement is deleted and replaced with the following:

                  "Commitment Termination Date" means October 3, 1997.

                  3 Section 1.1 Defined Terms (Eligible  Lease).  The definition
of "Eligible  Lease" set forth in Section 1.1 of the Credit Agreement is deleted
and replaced with the following:

                  "Eligible  Lease"  means  any  Lease in  respect  of which the
         lessee and Lease terms  (including,  without  limitation,  as to credit
         quality,  rental rate,  maturity and insurance coverage) are acceptable
         to  Agent,  in its  sole  discretion,  and  otherwise  comply  with the
         following requirements:

                                    (a) the original  term shall be less than or
         equal to eighty-four (84) months;

                                    (b) the lessee  shall not be a  Governmental
         Authority;

                                    (c)  Lease  payments  shall be due in United
         States Dollars;

                                    (d) the lessee shall not be in default under
         the Lease  (except as  permitted  by clause  (f),  below) or subject to
         bankruptcy,  insolvency,  reorganization or liquidation  proceedings or
         other proceedings for relief under any bankruptcy or similar insolvency
         law;

                                    (e)  neither  the  Lease  nor the  Equipment
         leased thereunder shall be subject to any Lien of any nature other than
         the Lien  granted  in favor of Agent on  behalf  of  Lenders  under the
         Security Agreement and the other Security Documents;

                                    (f)  amounts  due under  the Lease  shall be
         less than thirty (30) days  delinquent  at the time of the Funding Date
         related to the Lease and remain at all times less than ninety (90) days
         delinquent, unless such Lease is an Administrative Lease;

                                    (g) the  Lease  shall  contain  a  "hell  or
         highwater"  provision  which  unconditionally  obligates  the lessee to
         maintain  the  Equipment  in good  working  order,  bear  all  costs of
         operating such Equipment and make periodic Lease  payments,  including,
         without limitation,  taxes, notwithstanding damage to or destruction of
         the Equipment leased thereunder or any other event;

                                    (h)  the  Lease  shall  not  be  subject  to
         cancellation  by the  lessee  and shall not  permit  early  termination
         unless the lessee pays an amount not less than the  Discounted  Present
         Value of the Lease;

                                    (i)  payments   under  the  Lease  shall  be
         absolute,  unconditional obligations of the lessee without the right to
         offset for any reason;

                                    (j) the Lease  shall  require  the lessee to
         maintain the  Equipment in good working  order and to bear the costs of
         operating and maintaining the Equipment, including, without limitation,
         taxes and insurance;

                                    (k) the Lease  shall  permit  the  lessor to
         accelerate all Lease payments in the event of the lessee's default;

                                    (l)  payments  under the Lease shall be made
         no less frequently than quarterly;







                                    (m)  the  Lease  shall  provide  that in the
         event of a Casualty  Loss,  the lessor  shall have the  option,  at the
         lessee's sole cost and expense, to


                                            (i)  repair  the  Equipment  to good
         condition and working order,

                                            (ii) replace the Equipment with like
         Equipment  of the same or later  model in good  repair,  condition  and
         working order, or

                                            (iii)  require  the lessee to pay to
         the lessor the Stipulated Loss Value of the Equipment;







                                    (n) the Equipment subject to the Lease shall
         be Eligible Equipment; and


                                    (o) the lessee  shall have a minimum  rating
         by Moody's Investors Service, Inc. of B3, Standard & Poor's Corporation
         of B- or the equivalent under the Alcar Debt Rater System.

         Any Lease which is an Eligible Lease will cease to be an Eligible Lease
         at any time it no longer meets all of the foregoing requirements.

                  4 Section 1.1 Defined  Terms  (Guarantor).  The  definition of
"Guarantor"  set forth in Section  1.1 of the Credit  Agreement  is deleted  and
replaced with the following:

                  "Guarantor"  means any person who executes a written  guaranty
         of the  Obligations,  including,  without  limitation,  PLMI  under the
         Guaranty.

                  5 Section 1.1 Defined  Terms  (Guaranty).  The  definition  of
"Guaranty"  set forth in Section  1.1 of the  Credit  Agreement  is deleted  and
replaced with the following:

                  "Guaranty" means that certain Guaranty dated as of November 5,
         1996, executed by PLMI in favor of Lenders and Agent.

                  6 Section 1.1 Defined  Terms  (Investment  Grade  Lease).  The
definition  of  "Investment  Grade Lease" set forth in Section 1.1 of the Credit
Agreement is deleted and replaced with the following:

                  "Investment  Grade Lease" means an Eligible  Lease under which
         the lessee has a minimum  investment grade rating by Moody's  Investors
         Service,  Inc. of Baa3,  Standard & Poor's  Corporation  of BBB- or the
         equivalent under the Alcar Debt Rater System.

                  7  Section  1.1  Defined  Terms   (Requisite   Lenders).   The
definition  of  "Requisite  Lenders"  set  forth in  Section  1.1 of the  Credit
Agreement is deleted and replaced with the following:

                  "Requisite  Lenders"  means any  combination  of Lenders whose
         combined Pro Rata Share (and voting  interest with respect  thereto) of
         all amounts  outstanding  under this Agreement,  or, in the event there
         are no amounts outstanding,  the Commitments, is greater than sixty-six
         and two-thirds  percent  (66_%) of all such amounts  outstanding or the
         total Commitments,  as the case may be; provided,  however, that in the
         event  there are only two (2)  Lenders,  Requisite  Lenders  means both
         Lenders.

                  8   Section   2.1.1(a)(i)   Facility   Commitments.    Section
2.1.1(a)(i) of the Credit Agreement is deleted and replace with the following:

                           (i) On the Funding Date requested by Borrower,  after
         Borrower shall have satisfied all applicable  conditions  precedent set
         forth in Section 3, each Lender  shall  advance  immediately  available
         funds to Agent (each such advance being an "Advance")  evidencing  such
         Lender's  Pro Rata Share of a loan  ("Loan").  Agent shall  immediately
         advance such immediately  available funds to Borrower at the Designated
         Deposit  Account (or such other  deposit  account at FUNB or such other
         financial  institution  as to which  Borrower  and Agent shall agree at
         least three (3) Business Days prior to the  requested  Funding Date) on
         the Funding Date with respect to such Loan. Borrower shall pay interest
         accrued on the Loan at the rates and in the manner set forth in Section
         2.1.1(b).  Subject to the terms and conditions of this  Agreement,  the
         unpaid  principal  amount of each Loan and all unpaid interest  accrued
         thereon,  together with all other fees, expenses,  costs and other sums
         chargeable to Borrower  incurred in connection  therewith  shall be due
         and payable no later than the Commitment  Termination  Date.  Each Loan
         advanced  hereunder by each Lender  shall be  evidenced  by  Borrower's
         revolving  promissory  note,  substantially  in the form of  Exhibit  A
         (each, a "Note").

                  9 Section 5.1 Lease Receivables Aging Reports.  Section 5.1 of
the Credit Agreement is amended to include Section 5.1.14 to read as follows:

                           5.1.14 Lease  Receivables  Aging Reports.  As soon as
         practicable  and in any event  within  sixty (60) days after the end of
         each quarterly accounting period of Borrower, a Lease receivables aging
         report  as at the end of such  period,  all in  reasonable  detail  and
         certified by the Chief  Financial  Officer or Corporate  Controller  of
         Borrower   that  they  are  complete  and  fairly   present  the  Lease
         receivables aging of Borrower as at the dates indicated.

                  10 Note. The form of Note set forth as Exhibit A of the Credit
Agreement is deleted and replaced with Exhibit A attached hereto.

                  11 Borrowing Base Certificate.  The Borrowing Base Certificate
set forth as Exhibit B of the Credit  Agreement  is deleted  and  replaced  with
Exhibit B attached hereto.

                  3. RELEASE OF FSI GUARANTY.  Lenders  hereby  release FSI from
all of its obligations  under that certain Guaranty dated as of May 31, 1996, in
favor of Lenders and Agent.

 .                 4.        LIMITATIONS ON AMENDMENTS

                           (a) The amendments set forth in Section 1, above, are
effective  for the purposes  set forth herein and shall be limited  precisely as
written and shall not be deemed to (i) be a consent to any amendment,  waiver or
modification  of any  other  term or  condition  of any  Loan  Document  or (ii)
otherwise  prejudice  any right or remedy which Lenders or Agent may now have or
may have in the future under or in connection with any Loan Document.

                           (b) This  Amendment  shall be construed in connection
with  and  as  part  of  the  Loan   Documents   and  all   terms,   conditions,
representations,  warranties,  covenants  and  agreements  set forth in the Loan
Documents, except as herein waived or amended, are hereby ratified and confirmed
and shall remain in full force and effect.

 . In order to induce  Lenders and Agent to enter into this  Amendment,  Borrower
represents and warrants to each Lender and Agent as follows:

                           (a) Immediately after giving effect to this Amendment
(i) the  representations  and warranties  contained in the Loan Documents (other
than those which expressly speak as of a different date) are true,  accurate and
complete in all  material  respects as of the date hereof and (ii) no Default or
Event of Default,  or event which constitutes a Potential Event of Default,  has
occurred and is continuing;

                           (b) Borrower has the corporate power and authority to
execute and deliver  this  Amendment  and to perform its  Obligations  under the
Credit  Agreement,  as  amended  by this  Amendment,  and each of the other Loan
Documents to which it is a party;

                           (c) The articles of  incorporation,  bylaws and other
organizational  documents  of Borrower  delivered  to each Lender as a condition
precedent to the  effectiveness of the Credit  Agreement are true,  accurate and
complete  and  have not  been  amended,  supplemented  or  restated  and are and
continue to be in full force and effect;

                           (d) The  execution  and  delivery by Borrower of this
Amendment and the  performance by Borrower of its  Obligations  under the Credit
Agreement, as amended by this Amendment, and each of the other Loan Documents to
which it is a party have been duly authorized by all necessary  corporate action
on the part of Borrower;

                           (e) The  execution  and  delivery by Borrower of this
Amendment and the  performance by Borrower of its respective  Obligations  under
the Credit Agreement,  as amended by this Amendment,  and each of the other Loan
Documents to which it is a party do not and will not  contravene  (i) any law or
regulation binding on or affecting Borrower, (ii) the articles of incorporation,
bylaws, or other organizational documents of Borrower, (iii) any order, judgment
or decree of any court or other  governmental  or public body or  authority,  or
subdivision  thereof,  binding on Borrower or (iv) any  contractual  restriction
binding on or affecting Borrower;

                           (f) The  execution  and  delivery by Borrower of this
Amendment and the  performance by Borrower of its  Obligations  under the Credit
Agreement, as amended by this Amendment, and each of the other Loan Documents to
which  it is a party do not  require  any  order,  consent,  approval,  license,
authorization  or validation of, or filing,  recording or registration  with, or
exemption  by any  governmental  or public  body or  authority,  or  subdivision
thereof, binding on Borrower, except as already has been obtained or made; and

                           (g)  This   Amendment  has  been  duly  executed  and
delivered by Borrower  and is the binding  Obligation  of Borrower,  enforceable
against it in accordance with its terms,  except as such  enforceability  may be
limited by bankruptcy, insolvency,  reorganization,  liquidation,  moratorium or
other similar laws of general  application and equitable  principles relating to
or affecting creditors' rights.

 . Borrower hereby reaffirms its Obligations under each Loan Document to which it
is a party.

  This Amendment shall become effective upon the last to occur of:

                           (a) The  execution  and  delivery of this  Amendment,
whether the same or different copies, by Borrower, Lenders and Agent.

                           (b)   Receipt  by  Agent,   in  form  and   substance
satisfactory to Lenders, of a Guaranty,  dated as of the date hereof executed by
PLMI in favor of Lenders and Agent.

                           (c)   Receipt  by  Agent,   in  form  and   substance
satisfactory to Lenders, of a certified copy of the records of all actions taken
by Borrower and PLMI, if any,  including all corporate  resolutions  of Borrower
and PLMI  authorizing or relating to the execution,  delivery and performance of
this Amendment and the Guaranty, as the case may be.

                           (d)   Receipt  by  Agent,   in  form  and   substance
satisfactory  to Lenders,  of Notes executed by Borrower in favor of each Lender
in the stated  principal  amount  equal to each  Lender's  Pro Rata Share of the
Commitments,  which Notes will replace and supersede the existing Note dated May
31, 1996, issued by Borrower to Agent.

                           (e)   Receipt  by  Agent,   in  form  and   substance
satisfactory to Lenders,  of a supplemental  fee letter (the  "Supplemental  Fee
Letter") and a supplemental agent's side letter (the "Supplemental  Agent's Side
Letter"),  each duly  executed  by  Borrower,  each of the Growth  Funds and TEC
AcquiSub, and the Supplemental  Arrangement Fee and the Supplemental Agent's Fee
described  in the  Supplemental  Fee Letter and the  Supplemental  Agent's  Side
Letter, respectively.

                           (f) Receipt by Agent of an originally  executed legal
opinion of Stephen Peary,  general counsel of Borrower and Guarantor,  on behalf
of Borrower and Guarantor,  in form and substance satisfactory to Lenders, dated
as of the effective  date of this  Amendment and addressed to Lenders,  together
with copies of any  officer's  certificate  or legal opinion of other counsel or
law firm specifically identified and expressly relied upon by such counsel.

                           (g)  Satisfaction,  to the  approval  of Lenders  and
Agent, of all conditions  precedent to the  effectiveness  of Amendment No. 1 to
Second Amended and Restated  Warehousing  Credit  Agreement dated as of the date
hereof by and among the Growth Funds, Lenders and Agent.

                           (h)  Satisfaction,  to the  approval  of Lenders  and
Agent, of all conditions  precedent to the  effectiveness  of Amendment No. 2 to
Amended and Restated Warehousing Credit Agreement dated as of the date hereof by
and among TEC AcquiSub, Lenders and Agent.

 . THIS  AMENDMENT  SHALL BE GOVERNED BY AND SHALL BE  CONSTRUED  AND ENFORCED IN
ACCORDANCE WITH THE LAWS OF THE STATE OF NORTH CAROLINA.

                  9.  CLAIMS,   COUNTERCLAIMS,   DEFENSES,  RIGHTS  OF  SET-OFF.
BORROWER HEREBY  REPRESENTS AND WARRANTS TO AGENT AND EACH LENDER THAT IT HAS NO
KNOWLEDGE  OF ANY FACTS THAT  WOULD  SUPPORT A CLAIM,  COUNTERCLAIM,  DEFENSE OR
RIGHT OF SET-OFF.

                  10. FLEET AS LENDER.  Upon the  execution and delivery of this
Amendment,  Fleet  shall be a Lender  and a party to the Credit  Agreement,  and
shall be entitled to the rights and benefits of the Loan  Documents  and, to the
extent of the  percentage  equivalent of Fleet's  Commitment  under the Facility
divided by the aggregate Commitment of all Lenders under the Facility,  have the
rights and obligations of a Lender thereunder.

 . This Amendment may be signed in any number of  counterparts,  and by different
parties  hereto  in  separate  counterparts,  with  the  same  effect  as if the
signatures to each such counterpart were upon a single instrument.
All counterparts shall be deemed an original of this Amendment.

         IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be
executed as of the date first written above.

BORROWER                         AMERICAN FINANCE GROUP, INC.


                                 By
                                    J. Michael Allgood
                                    Chief Financial Officer

LENDERS                          FIRST UNION NATIONAL BANK OF
                                 NORTH CAROLINA


                                 By
                                    Bill A. Shirley
                                    Vice President

                                 FLEET BANK, N.A.


                                 By
                                 Printed Name:
                                 Title:

AGENT                            FIRST UNION NATIONAL BANK OF
                                 NORTH CAROLINA, as Agent


                                 By
                                    Bill A. Shirley
                                    Vice President









                                   SCHEDULE A

                                   COMMITMENTS



           LENDER                     COMMITMENT              PRO RATA SHARE

First Union National Bank             $35,000,000              35/50 x 100%
  of North Carolina

Fleet Bank, N.A.                      $15,000,000              15/50 x 100%






                                    EXHIBIT A


                            REVOLVING PROMISSORY NOTE
                                    [LENDER]

$______________                                        San Francisco, California
                                                       Date:  November 5, 1996


         AMERICAN FINANCE GROUP, INC., a Delaware  corporation (the "Borrower"),
FOR  VALUE  RECEIVED,  hereby  unconditionally  promises  to pay to the order of
[LENDER]  ("[_________________]"),  in  lawful  money of the  United  States  of
America, the aggregate principal amount of [_________________]'s  Pro Rata Share
of all Loans outstanding under the Credit Agreement  referred to below,  payable
in the amounts, on the dates and in the manner set forth below.

         This  revolving  promissory  note  (the  "Note")  is one  of the  Notes
referred to in that certain  Warehousing  Credit  Agreement  dated as of May 31,
1996, as amended by that certain Amendment No. 1 to Warehousing Credit Agreement
dated as of even date  herewith (as the same from time to time  hereafter may be
further amended,  modified,  supplemented,  renewed,  extended or restated,  the
"Credit  Agreement")  by and among the  Borrower,  First  National Bank Of North
Carolina, solely in its capacity as agent (solely in such capacity, the "Agent")
for [_________________] and such other financial institutions as shall from time
to time become "Lenders" pursuant to Section 11.10 of the Credit Agreement (such
entities,   together  with  their   respective   successors  and  assigns  being
collectively referred to herein as the "Lenders"),  and the Lenders, and amends,
restates and replaces that certain Revolving Promissory Note dated May 31, 1996,
executed and  delivered by the Borrower in favor of and to the Agent,  on behalf
of the Lenders. All capitalized terms used but not defined herein shall have the
same meaning as given to them in the Credit Agreement.







                  12. Principal Payments. Subject to the terms and conditions of
the Credit Agreement, including, without limitation, terms relating to mandatory
prepayments  of  principal   (Section   2.2.3),   the  entire  principal  amount
outstanding  under each Loan shall be due and payable on the Maturity  Date with
respect to such Loan, with any and all unpaid and not previously due and payable
principal  amounts  under the  Loans  being due and  payable  on the  Commitment
Termination Date.


                  13.  Interest  Rate.  The  Borrower  further  promises  to pay
interest  on  the  sum  of the  daily  unpaid  principal  balance  of all  Loans
outstanding  on each day in lawful money of the United  States of America,  from
the  Closing  Date until all such  principal  amounts  shall have been repaid in
full,  which  interest  shall be payable at the rates per annum and on the dates
determined pursuant to the Credit Agreement.

                  14. Place of Payment.  All amounts payable  hereunder shall be
payable to the Agent, on behalf of  [_________________],  at the office of First
Union National Bank of North Carolina, One First Union Center, 301 South College
Street, Charlotte, North Carolina 28288, Attention: Elisha Sabido, or such other
place of payment as may be specified by the Agent in writing.

                  15.  Application of Payments;  Acceleration.  Payments on this
Note shall be applied  in the  manner  set forth in the  Credit  Agreement.  The
Credit  Agreement  contains  provisions for  acceleration of the maturity of the
Loans  upon the  occurrence  of certain  stated  events  and also  provides  for
mandatory and optional  prepayments of principal prior to the stated maturity on
the terms and conditions therein specified.

         Each Advance made by  [_________________]  to the Borrower constituting
[_________________]'s  Pro Rata Share of a Loan pursuant to the Credit Agreement
shall be recorded by  [_________________]  on its books and records. The failure
of [_________________] to record any Advance or any repayment or prepayment made
on account of the principal  balance thereof shall not limit or otherwise affect
the  obligations of the Borrower under this Note and under the Credit  Agreement
to pay the principal,  interest and other amounts due and payable  hereunder and
thereunder.

                  16. Default.  The Borrower's  failure to pay timely any of the
principal  amount due under this Note or any accrued  interest or other  amounts
due under this Note on or within five (5) calendar  days after the date the same
becomes due and payable  shall  constitute a default  under this Note.  Upon the
occurrence  of a default  hereunder  or an Event of  Default  under  the  Credit
Agreement,  all unpaid  principal,  accrued  interest  and other  amounts  owing
hereunder shall, at the option of Required Lenders,  be immediately  collectible
by the Lenders and the Agent  pursuant to the Credit  Agreement  and  applicable
law.

                  17. Waivers.  The Borrower  waives  presentment and demand for
payment,  notice of  dishonor,  protest and notice of protest of this Note,  and
shall pay all costs of collection  when incurred by or on behalf of the Lenders,
including,  without  limitation,  reasonable  attorneys'  fees,  costs and other
expenses as provided in the Credit Agreement.

                  18.  Governing  Law.  This  Note  shall be  governed  by,  and
construed  and  enforced  in  accordance  with,  the laws of the  State of North
Carolina, excluding conflict of laws principles that would cause the application
of laws of any other jurisdiction.

                  19. Successors and Assigns.  The provisions of this Note shall
inure to the  benefit of and be binding on any  successor  to the  Borrower  and
shall extend to any holder hereof.

BORROWER                               AMERICAN FINANCE GROUP, INC.,
                                       a Delaware corporation

                                       By
                                          J. Michael Allgood
                                          Chief Financial Officer













21168861
102896
                                    EXHIBIT B

                           BORROWING BASE CERTIFICATE

                  (American Finance Group, Inc.)


                                                              ____________, 199_











Page 2







21168861
102896

First Union National Bank of North Carolina, as Agent
One First Union Center
301 South College Street
Charlotte, NC  28288
Attention:  Milton Anderson

Re:      Warehousing  Credit Agreement dated as of May 31, 1996, as amended
         by that certain  Amendment No. 1 to Warehousing  Credit Agreement dated
         as of  November  5, 1996 (as the same may from time to time be  further
         amended,  modified,  supplemented or restated, the "Credit Agreement"))
         by and among American Finance Group, Inc., a Delaware  corporation (the
         "Borrower"),  First Union  National  Bank of North  Carolina  ("FUNB"),
         Fleet Bank,  N.A.  and each other lender whose name is set forth on the
         signature pages to the Credit Agreement or which may hereafter  execute
         and deliver an instrument  of  assignment  pursuant to Section 11.10 of
         the  Credit   Agreement   (any  one   individually,   a  "Lender,"  and
         collectively, "Lenders") and FUNB as Agent, on behalf of Lenders.

Ladies and Gentlemen:

Reference is made to the Credit  Agreement.  The capitalized  terms used in this
Borrowing Base Certificate and not defined herein have the same meaning as given
to them in the Credit Agreement.

Pursuant to Section 5.1.3 of the Credit Agreement, the Borrower hereby certifies
as follows:







                  20. The  information  furnished in Schedule 1 attached  hereto
was  true,  accurate  and  complete  as of the  last day of the  calendar  month
immediately  preceding the date of this  Borrowing Base  Certificate;  provided,
however, that if such certificate is being delivered with respect to a requested
borrowing of a Loan under the Credit Agreement,  then if expressly provided,  so
stated in Schedule 1, such  information  shall be true,  accurate  and  complete
through the requested  Funding Date. The  calculation of each item is subject to
the more detailed description thereof set forth in the Credit Agreement;


                  21.  Except as  disclosed in Schedule 2 attached  hereto,  the
representations  and warranties  set forth in Section 4 of the Credit  Agreement
are true, accurate and complete as of the date hereof;  provided,  however, that
those  representations and warranties  expressly referring to another date shall
be deemed to be made as of such date; and

                  22. The Borrower  does not have  knowledge of the existence as
of the date  hereof,  of any Event of Default  or  Potential  Event of  Default,
except for such  conditions or events  listed on Schedule 2 attached  hereto and
incorporated  herein by this  reference,  specifying  the  nature  and period of
existence thereof and what action the Borrower has taken, is taking and proposes
to take with respect thereto.

         IN WITNESS WHEREOF,  this Borrowing Base Certificate is executed by the
         undersigned this ____ day of , 199 .

                                 AMERICAN FINANCE GROUP, INC.,
                                 a Delaware corporation



                                 By:

                                 Printed Name:

                                 Title:

Received by:

FIRST UNION NATIONAL BANK OF NORTH CAROLINA,
in its capacity as Agent under the Credit Agreement


By:_____________________________________

Printed Name:___________________________

Title:__________________________________

Date:___________________________________













                    SCHEDULE 1 TO BORROWING BASE CERTIFICATE

                          DATED            , 199










               23. The aggregate Discounted Present Value of all Eligible Leases
               then $__________  owned of record by Borrower,  computed (a) with
               respect to any requested  Loan, as of the requested  Funding Date
               (and shall include the aggregate  Discounted Present Value of all
               Eligible Leases to be acquired with the proceeds of the requested
               Loan),  and (b)  with  respect  to the  delivery  of any  monthly
               Borrowing Base  Certificate  to be furnished  pursuant to Section
               5.1.3,  as of the last day of the  calendar  month for which such
               Borrowing Base Certificate is furnished;  provided, however, that
               there shall be excluded from the calculation under this paragraph
               1,  (x) the  aggregate  Discounted  Present  Value in  excess  of
               $2,000,000 of otherwise  Eligible  Leases that are not Investment
               Grade Leases,  and (y) the aggregate  Discounted Present Value in
               excess of $1,000,000 of Administrative Leases

               24. The aggregate Invoice Price of all Eligible Equipment subject
               to an $__________ Eligible Lease then owned of record by Borrower
               computed  (a)  with  respect  to any  requested  Loan,  as of the
               requested Funding Date (and shall include the item(s) of Eligible
               Equipment  leased  pursuant to all Eligible Leases to be acquired
               with the proceeds of the requested Loan), and (b) with respect to
               the  delivery of any monthly  Borrowing  Base  Certificate  to be
               furnished  pursuant to Section  5.1.3,  as of the last day of the
               calendar  month for which  such  Borrowing  Base  Certificate  is
               furnished

               25.       Eighty-five percent (85.0%) of Line 2     $__________

               26.       Lesser of Line 1 and Line 3               $__________

               27.  Lesser  of  (a)  the  total  Commitments  for  the  Facility
               ($50,000,000)  minus the aggregate  principal amount  outstanding
               under the Growth Fund  Agreement and the TEC AcquiSub  Agreement,
               and (b) Line 4 $__________

               28.  Current  principal  amount   outstanding  under  the  Credit
               Agreement $__________

               29.  Amount  available  to be  borrowed:  Line  5  minus  Line  6
               $__________  

               30.  Amount  requested  to be advanced  (must not be greater than
               Line 7) $__________







                                  SCHEDULE 2 TO
                           BORROWING BASE CERTIFICATE


                          DATED ________________, 199_


                               LIST OF EXCEPTIONS


Condition(s) or event(s)  constituting an Event of Default or Potential Event of
Default:






Period of existence:






Remedial action with respect to such condition or event:










                                 ATTACHMENT 1 TO
                           BORROWING BASE CERTIFICATE


                          DATED ________________, 199_