NON-NEGOTIABLE PROMISSORY NOTE


$1,875,000.00                                                September __, 1998

         FOR VALUE RECEIVED,  U.S. Commercial Funding  Corporation.,an  Illinois
corporation ("Maker"), promises to pay to Harold Goodman, an individual resident
in Texas  ("Payee"),  in  lawful  money of the  United  States of  America,  the
principal  sum of One  Million  Eight  Hundred  Seventy  Five  Thousand  Dollars
($1,875,000.00),  together  with  interest  in arrears  on the unpaid  principal
balance at an interest  rate  described  below,  in the manner  provided  below.
Interest  shall be  calculated  on the  basis of a year of 365 or 366  days,  as
applicable, and charged for the actual number of days elapsed.

         This Note has been executed and delivered pursuant to and in accordance
with the terms and conditions of the Stock Purchase Agreement,  dated May 19 and
May 20, 1998, by and between Maker, Payee and Keith Reid, (the "Agreement"), and
is subject to the terms and  conditions  of the  Agreement,  which are,  by this
reference, incorporated herein and made a part hereof. Capitalized terms used in
this Note without definition shall have the respective meanings set forth in the
Agreement.

         1. Payments.

         1.1 Principal And Interest.  The principal amount of this Note shall be
due and payable in sixty (60) equal consecutive monthly installments  commencing
on _______________, 1998, and on the ___ day of each month thereafter until paid
in full.  Interest on the unpaid principal balance of this Note shall be due and
payable monthly,  together with each payment of principal.  The rate of interest
shall be that rate which is equal to the sum of the Prime Rate of NationsBank of
Texas, N.A. in effect on the date of this Note, subject to adjustment  annually,
plus 200 basis points.  The rate of interest  payable  hereunder shall change on
each anniversary date of this Note.  Notwithstanding  anything else contained in
this Note to the  contrary,  the entire  unpaid  principal  balance of the Note,
together  with  accrued  interest,  shall be paid in full within one hundred and
twenty (120) days from the death of the Payee.

         1.2 Manner of Payment.  All payments of principal  and interest on this
Note  shall be made by check  at  _______________________,  ___________________,
__________________  or at such other  place in the  United  States of America as
Payee shall  designate  to Maker in  writing.  If any  payment of  principal  or
interest on this Note is due on a day which is not a Business  Day, such payment
shall be due on the next  succeeding  Business  Day, and such  extension of time
shall be taken into account in calculating the amount of interest  payable under
this Note.  "Business Day" means any day other than a Saturday,  Sunday or legal
holiday in the State of Texas.

         1.3 Prepayment.  Maker may, without premium or penalty, at any time and
from  time to time,  prepay  all or any  portion  of the  outstanding  principal
balance due under this Note,  provided that each such  prepayment is accompanied
by accrued interest on the amount of principal prepaid calculated to the date of
such  prepayment.  Any partial  prepayments  shall be applied to installments of
principal in inverse order of their maturity.


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         Notwithstanding  anything else  contained in this Note to the contrary,
in the event the Employment Agreement dated _______, 1998 by and between Goodman
Factors, Inc. and Payee (the "Employment Agreement") is Terminated Without Cause
as  defined in  Section  1.8 of the  Employment  Agreement,  the  entire  unpaid
principal  balance  of this Note,  and all  accrued  interest,  shall be due and
payable  in full  within  fifteen  (15) days  from the date of such  Termination
Without Cause.

         In the event the Employment  Agreement is Terminated for Good Cause, as
defined in Section 1.7 of the Employment Agreement,  this Note shall continue to
be payable  according  to the terms set forth in paragraph  1.1 above,  provided
however, that if Payee commences arbitration proceedings pursuant to Section 7.3
of  the  Employment   Agreement  and  the  arbitrator(s)   determines  that  the
termination of Payee's  employment  was not For Good Cause,  then in such event,
the entire  unpaid  principal  balance of this Note,  and all accrued  interest,
shall be due and payable in full within  fifteen (15) days from the date of such
determination by the arbitrator.

         1.4.  Offset of Note for Damages.  In the event  Payee's  employment is
terminated under the Employment Agreement and such termination is determined, in
arbitration  proceedings under Section 7.3 of the Employment Agreement,  to be a
Termination  for  Good  Cause,  as  defined  in  Section  1.7 of the  Employment
Agreement,  and if such arbitrator(s)  determines that Goodman Factors, Inc. has
suffered  financial  damages as a result of Payee's  action  which gives rise to
such Termination for Cause,  then this Note shall be reduced pursuant to Section
1.4. The amount of such reduction  shall be that amount which the  arbitrator(s)
has determined to be the amount of financial damages suffered by Goodman Factors
as a result of Payee's actions.

         1.5 Security. This Note is secured by a grant of a security interest in
certain shares of Goodman Factors,  Inc. which were acquired on the date of this
Note by Maker.  The security  interest is fully described in a Pledge  Agreement
entered into between Maker and Payee on the date of this Note.

         2. Defaults

         2.1  Events  of  Default.  The  occurrence  of any  one or  more of the
following  events  with  respect to Maker shall  constitute  an event of default
hereunder ("Event of Default"):

                  (a) If  Maker  shall  fail  to pay  when  due any  payment  of
         principal  or  interest  on this Note and such  failure  continues  for
         fifteen (15) days after Payee notifies Maker therein writing.

                  (b) If, pursuant to or within the meaning of the United States
         Bankruptcy  Code  or  any  other  federal  or  state  law  relating  to
         insolvency  or relief of debtors (a  "Bankruptcy  Law") (i) Maker shall
         commence a voluntary case or proceeding; (ii) an involuntary case shall
         commence and such case is not dismissed within sixty (60) days from the
         date of such  commencement;  ; (iii)  consent to the  appointment  of a
         trustee, receiver, assignee,  liquidator or similar official; (iv) make
         an assignment for the benefit of its creditors; or (v) admit in writing
         its inability to pay its debts as they become due.

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         2.2 Notice by Maker.  Maker shall notify  Payee in writing  within five
days  after the  occurrence  of any Event of  Default  of which  Maker  acquires
knowledge.

         2.3  Remedies.  Upon the  occurrence  of an Event of Default  hereunder
(unless all Events of Default have been cured or waived by Payee), Payee may, at
his option, (i) by written notice to Maker,  declare the entire unpaid principal
balance of this Note,  together with all accrued interest  thereon,  immediately
due and payable regardless of any prior  forbearance,  and (ii) exercise any and
all  rights and  remedies  available  to him under  applicable  law,  including,
without  limitation,  the right to  collect  from  Maker all sums due under this
Note. Maker shall pay all reasonable costs and expenses incurred by or on behalf
of Payee in  connection  with  Payee's  exercise of any or all of his rights and
remedies under this Note, including,  without limitation,  reasonable attorneys'
fees.  Upon  the  occurrence  of  an  event  of  default,  Payee  may  institute
appropriate  legal  proceedings  against  Maker to obtain  judgement on the Note
and/or otherwise  exercise his rights and remedies under the Security  Agreement
or applicable law. In the event Maker breaches this Note, and such breach is not
cured within the terms hereof,  the  restrictions  set forth in Article X of the
Stock Purchase  Agreement and paragraph 6.1 and 6.3 of the Employment  Agreement
entered  into  this day by Maker  and  Payee,  shall be of no  further  force or
effect.

         3. Miscellaneous

         3.1 Waiver.  The rights and  remedies of Payee under this Note shall be
cumulative and not alternative.  No waiver by Payee of any right or remedy under
this Note shall be effective  unless in a writing  signed by Payee.  Neither the
failure nor any delay in  exercising  any right,  power or privilege  under this
Note will operate as a waiver of such right, power or privilege and no single or
partial  exercise of any such right,  power or privilege by Payee will  preclude
any other or further exercise of such right,  power or privilege or the exercise
of any other  right,  power or  privilege.  To the maximum  extent  permitted by
applicable  law, (a) no claim or right of Payee  arising out of this Note can be
discharged  by Payee,  in whole or in part, by a waiver or  renunciation  of the
claim or right unless in a writing,  signed by Payee;  (b) no waiver that may be
given by Payee will be applicable  except in the specific  instance for which it
is given;  and (c) no notice to or demand on Maker will be deemed to be a waiver
of any  obligation  of Maker or of the  right  of Payee to take  further  action
without  notice  or  demand  as  provided  in this  Note.  Maker  hereby  waives
presentment, demand, protest and notice of dishonor and protest.

         3.2 Notices.  Any notice  required or  permitted to be given  hereunder
shall be given in accordance with Section 12.1 of the Agreement.

         3.3  Severability.  If any  provision  in this Note is held  invalid or
unenforceable  by any court of competent  jurisdiction,  the other provisions of
this Note will remain in full force and effect.  Any provision of this Note held
invalid or  unenforceable  only in part or degree  will remain in full force and
effect to the extent not held invalid or unenforceable.


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         3.4 Parties in Interest.  This Note shall bind Maker and its successors
and assigns. This Note shall not be assigned or transferred by Payee without the
express prior written consent of Maker,  except by will or, in default  thereof,
by operation of law.

         3.5 Section  Headings,  Construction.  The headings of Sections in this
Note are provided for convenience  only and will not affect its  construction or
interpretation.   All  references  to  "Section"  or  "Sections"  refer  to  the
corresponding Section or Sections of this Note unless otherwise specified.

         3.6. Governing Law and Jurisdiction.  The provisions of this Note shall
be  construed  according  to the  laws of the  State of  Texas.  Any  action  or
proceeding  seeking to enforce any  provision  of, or based on any right arising
out of,  this Note  shall be brought  in the  federal or state  courts of Dallas
County, Texas.

         IN WITNESS  WHEREOF,  Maker has executed and delivered  this Note as of
the date first stated above.

                                      U.S. Commercial Funding Corporation,
                                      an Illinois corporation


                                      By__________________________
                                          Larry Meek, President


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